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Home My WebLink AboutAgenda Packet 08.16.2018 Generated 8/10/2018 4:00 PM PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY P & Z Regular Meeting Thursday, August 16, 2018 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS Chairman WILLIAM O'DELL Board Member CRAIG MUNDT Board Member SEAN MITCHELL At-Large Board Member BOBBY HOPKINS At-Large Board Member JAMES TAYLOR Board Member EDWARD LOUNDS Board Member WILLIAM SMITH At-Large Board Member JAMES CLASBY At-Large Board Member ROBERT LOWE Ex-Officio Board Member MARTY SANDERS P & Z Regular Meeting Thursday, August 16, 2018 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. P & Z Regular Meeting Thursday, August 16, 2018 6:00 PM 3 | P a g e 1. CALL TO ORDER A. Pledge of Allegiance B. Invocation C. Roll Call D. Announcements E. Disclosure(s) 2. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, July 19, 2018 3. PUBLIC COMMENT 4. PUBLIC HEARINGS A. Little Light Christian Academy (Child Daycare Services (Preschool) - Conditional Use Permit Staff recommends the Planning & Zoning Commission forward a recommendation to the Board of County Commissioners for approval of the conditional use permit for Child Daycare Services (Preschool) subject to conditions. B. Resolution - Zoning Atlas Amendment (Rezoning HIRD to PNRD), Preliminary/Final Site Plan for a Planned Non-Residential Development , & Conditional Use Permit for Atlantic Wellness - Drug and Alcohol Rehabilitation & Wellness Facility 5. WORKSHOPS A. There are no items scheduled. 6. OTHER BUSINESS A. There are no items scheduled. 7. ADJOURN P & Z Regular Meeting Thursday, August 16, 2018 6:00 PM 4 | P a g e 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. Generated 8/10/2018 10:50 AM ST. LUCIE COUNTY PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA P & Z Regular Meeting July 19, 2018 Convened: 6:00 PM Adjourned: 8:37 PM 1. CALL TO ORDER The meeting was called to order at 6:00 PM by Chairman William O'Dell A. Pledge of Allegiance B. Invocation Mr. Hopkins Attendee Name Title Status Arrived William O'Dell Chairman Present Edward Lounds Board Member Present Craig Mundt Board Member Present William Smith Board Member Present Sean P. Mitchell Board Member Present James Clasby At-Large Board Member Present Bobby Hopkins At-Large Board Member Present Robert Lowe At-Large Board Member Present James Taylor At-Large Board Member Present Marty Sanders Ex-Officio Board Member Absent D. Announcements None E. Disclosure(s) None 2.A Packet Pg. 5 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u l 1 9 , 2 0 1 8 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 19, 2018 6:00 PM 2 | P a g e 2. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, June 21, 2018 RESULT: ACCEPTED [UNANIMOUS] MOVER: Sean P. Mitchell, Board Member SECONDER: Robert Lowe, At-Large Board Member AYES: O'Dell, Lounds, Mundt, Smith, Mitchell, Clasby, Hopkins, Lowe, Taylor 3. PUBLIC COMMENT None 4. PUBLIC HEARINGS A. Resolution - Zoning Atlas Amendment (Rezoning HIRD to PNRD), Preliminary/Final Site Plan for a Planned Non-Residential Development , & Conditional Use Permit for Atlantic Wellness - Drug and Alcohol Rehabilitation & Wellness Facility Leslie Olson, Director stated the applicant request to continue this item to August 1st or August 2nd in a special meeting. Lee Dobbins of Dean Mead Attorneys at Law representing Atlantic Wellness stated no claims of hardship. The commission unanimously agreed for not holding a special meeting and to continue this agenda item at the next regular meeting which would be August 16, 2018. Mr. Dobbins stated this would be a high-class rehab facility, creating 216 jobs. Public Hearing open Several people spoke against having the facility in the area, stating traffic issues, no justification for height variance and not being made aware because they received no notice. Public Hearing closed RESULT: TABLED (CONTINUED) [UNANIMOUS] Next: 8/16/2018 12:00 AM MOVER: William Smith, Board Member SECONDER: Robert Lowe, At-Large Board Member AYES: O'Dell, Lounds, Mundt, Smith, Mitchell, Clasby, Hopkins, Lowe, Taylor ABSENT: Marty Sanders B. River Vista - Future Land Use Map Amendment from COM (Commercial) to RH (Residential High- 15 du/ac) Linda Pendarvis, Development Review Coordinator stated the applicant is requesting a large- scale amendment to the Future Land Use Map, of the St. Lucie County Comprehensive Plan, for a 12.56 acre parcel from COM (Commercial) to RH (Residential High- 15 du/ac). A concurrent application to change the zoning of the parcel from the CG (Commercial General) Zoning District to the RM-11 (Residential - 11 du/ac) Zoning District has also been submitted. These 2.A Packet Pg. 6 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u l 1 9 , 2 0 1 8 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 19, 2018 6:00 PM 3 | P a g e applications are being processed concurrently, however as the proposed Future Land Use Map Amendment is classified as a large-scale amendment, advancement of the proposed amendment would include transmittal to the Department of Economic Opportunity (DEO), and corresponding agencies, prior to scheduling a public hearing to consider adoption. Approval of this Future Land Use Map (FLUMA) amendment is required to allow approval of the associated request for a change in zoning. The stated purpose of the requested change in future land use is for development of a residential community in the future; a permitted use in the jointly proposed is rezoning to the RM-11 Zoning District. The proposed RH designation is intended to accommodate most residential zoning districts, with exception to Agricultural Residential (1-du/ac.) and Residential Estate (1-du/ac.) districts, office and neighborhood oriented commercial, utilities, institutional, and religious facilities. Planned development districts may also be considered. The proposed future land use designation provides the opportunity to serve this development, and adjacent residential areas, with commercial neighborhood and office uses. The applicant has not engaged in a neighborhood meeting regarding the subject petition. Neighborhood meetings are strongly encouraged, however are not required. The proposed amendment is generally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan, providing for new development to be based upon smart growth, energy- efficient land use patterns and discouraging the proliferation of urban sprawl. Therefore, staff recommends the Planning and Zoning Commission, acting as the Local Planning Agency, forward this petition to the Board of County Commissioners with a recommendation for approval of the Future Land Use Map Amendment from COM (Commercial) to RH (Residential High). Dennis Murphy, agent for the applicant stated the applicant has not decided what will be developed and has no current plans. Public Hearing open No one spoke Public Hearing Closed RESULT: APPROVE [UNANIMOUS] MOVER: Edward Lounds, Board Member SECONDER: Craig Mundt, Board Member AYES: O'Dell, Lounds, Mundt, Smith, Mitchell, Clasby, Hopkins, Lowe, Taylor C. Resolution - Rezoning: River Vista Property from CG (Commercial General) Zoning District to RM-11 (Residential, Multiple-Family – 11 du/ac) Zoning District Linda Pendarvis Development Review Coordinator stated the applicant is requesting a change the zoning of the parcel from the CG (Commercial General) Zoning District to the RM-11 (Residential - 11 du/ac), for a 12.56 acre parcel. A concurrent application for a large-scale amendment to the Future Land Use Map, of the St. Lucie County Comprehensive Plan, from COM (Commercial) to RH (Residential High- 15 du/ac) is being advanced. 2.A Packet Pg. 7 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u l 1 9 , 2 0 1 8 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 19, 2018 6:00 PM 4 | P a g e These applications are being processed concurrently, however as the proposed Future Land Use Map Amendment is classified as a large-scale amendment, advancement of the proposed amendment would include transmittal to the Department of Economic Opportunity (DEO), and corresponding agencies, prior to scheduling for public hearing to consider adoption of this amendment. Approval of the Future Land Use Map (FLUMA) amendment is required, in order to allow approval of the associated request for a change in zoning. The stated purpose of the requested amendments is to develop the property development of a residential community in the future, which is a permitted use in the proposed RM-11 zoning district. Staff recommends that the Planning and Zoning Commission of St. Lucie County forward a recommendation for approval of 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, provisioned upon adoption of the concurrent request for Future Land Use Map Amendment from COM (Commercial) to RH (Residential High) for the subject site. Public Hearing Open No one spoke Public Hearing Closed RESULT: APPROVE [UNANIMOUS] MOVER: Edward Lounds, Board Member SECONDER: Robert Lowe, At-Large Board Member AYES: O'Dell, Lounds, Mundt, Smith, Mitchell, Clasby, Hopkins, Lowe, Taylor D. Review and Recommendation on the Proposed Evaluation and Appraisal Review Comprehensive Plan Amendments. Mayte Santamaria, Assistant Planning Director stated the St. Lucie County Comprehensive Plan is the policy document used to provide guidelines for growth management within St. Lucie County. The Comprehensive Plan establishes the policies and public improvements to maintain and enhance the quality of life for St. Lucie County residents, protect natural resources and promote sound long term economic development, while recognizing the differing needs and values of the County's unique communities and diverse land area. Every seven years, the County is required to review the Comprehensive Plan through the Evaluation and Appraisal Review (EAR) process. This is a required part of the State growth management process and is a mechanism for determining whether the need exists to amend the County's Comprehensive Plan to be consistent and responsive to state statutory changes. St. Lucie County is undertaking an update to its Comprehensive Plan in accordance with Florida Statute requirements and is seeking input on those changes from the public and the Planning & Zoning Commission (Local Planning Agency). The Planning & Zoning Commission provides the Board of County Commissioners with a recommendation on the amendments and the Board of County Commission will consider transmittal and adoption of these proposed changes to the Department of Economic Opportunity. 2.A Packet Pg. 8 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u l 1 9 , 2 0 1 8 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 19, 2018 6:00 PM 5 | P a g e Section 163.3191, F.S. requires local governments to evaluate whether amendments to their comprehensive plan are necessary to reflect changes in state requirements, in accordance with a schedule posted by the state land planning agency (Department of Economic Opportunity or DEO). The County was required to notify the DEO by October 1, 2017 as to the determination if changes were necessary to the plan. The County sent DEO a letter on September 19, 2017, identifying that amendments were necessary to address changes in state requirements and that the County may also consider amendments to address issues of local concern. Based on the notification time frame, the County has a deadline of September 19, 2018 to transmit Comprehensive Plan updates to DEO. If the County fails to submit its update to the Comprehensive Plan by September 19, 2018, the County may not amend its comprehensive plan until it complies with the requirement (163.3191(4), F.S.) The County Comprehensive Plan has 13 elements and a Port sub-element. The County is working on updates to all elements except two, the Public School Facilities Element and the Rural Lands Stewardship Area Element. Staff recommends that the Planning and Zoning Commission forward a recommendation for approval of proposed EAR-based amendments to the Board of County Commissioners. Ms. Santamaria went through each chapter with the Commission. Public Hearing Open Dennis Murphy spoke and gave suggestions on how to clean up certain areas such as spell out acronyms such as TPO. Cathy Townsend thanked the Board Public Hearing Closed Note: Mr. Smith was excused from the rest of the meeting at 7:40pm. RESULT: APPROVE [UNANIMOUS] MOVER: James Taylor, At-Large Board Member SECONDER: Edward Lounds, Board Member AYES: O'Dell, Lounds, Mundt, Mitchell, Clasby, Hopkins, Lowe, Taylor EXCUSED: William Smith 5. WORKSHOPS A. There are no items scheduled. 6. OTHER BUSINESS A. September meeting has been cancelled 7. ADJOURN 2.A Packet Pg. 9 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u l 1 9 , 2 0 1 8 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 19, 2018 6:00 PM 6 | P a g e There being no further business to be brought before the Board, the meeting was adjourned. 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. 2.A Packet Pg. 10 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u l 1 9 , 2 0 1 8 6 : 0 0 P M ( M I N U T E S ) ITEM NO. (ID # 5428) DATE: 08/16/2018 AGENDA REQUEST *PUBLIC HEARINGS QUASI-JUDICIAL BACKGROUND: The applicant, Sandra Yong-Duffy, is requesting a Conditional Use Permit to operate a private preschool center to serve 54 children. The subject 0.73 acre property, located at 6708 Gaddy Street, was developed in 1968 with a 3,252 sq. ft. single-family home, and later converted into a daycare center. The prior Conditional Use permit for a child care facility, issued via Resolution 90-175, operated until August, 2013. The previous Conditional Use permit has expired due to vacancy of the site for more than twelve (12) months. The applicant is proposing preschool operations to serve up to fifty-four (54) children via five (5) classrooms. The proposed operational hours are 7:00 a.m. to 6:00 p.m., Monday through Friday. The Conditional Use Plan incorporates a variety of site improvements to access, parking, landscaping, and buffering between the site and adjacent properties. PREVIOUS ACTION: On June 26, 1990 the Board of County Commissioners, through Resolution 90-175 granted a Conditional Use Permit to allow a child care facility on the subject parcel, that operated until August, 2013 FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation to the Board of County Commissioners for approval of the conditional use permit for Child Daycare Services (Preschool) subject to conditions. COMMISSION ACTION: TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Kori Benton, Planning Support Coordinator SUBMITTED BY: Planning & Development Services SUBJECT: Little Light Christian Academy (Child Daycare Services (Preschool) - Conditional Use Permit 4.A Packet Pg. 11 Updated: 8/6/2018 11:24 AM by Kori Benton C Page 2 Coordination/Signatures 4.A Packet Pg. 12 PLANNING AND ZONING COMMISSION Planning Division Agenda Item Summary Hearing Date: Thursday August 16, 2018 __________________ Applicant Sandra Yong-Duffy 9505 Listow Terrace Boynton Beach, FL 33472 Agent Velcon Engineering & Sur- veying Randy Rodgers, PE 702 S.W. Port St. Lucie Blvd. Port St. Lucie, FL 34953 Future Land Use RU (Residential, Urban) Zoning District CN (Commercial Neighbor- hood) Request Daycare Services (Preschool) for 54 children File Number CU 620185330 Staff Recommendation Approval with conditions presented within staff re- port. Staff Kori Benton Senior Planner bentonk@stlucieco.org 772.462.2518 (direct) Conditional Use Permit Little Light Christian Academy Child Daycare Services (Preschool) 6708 Gaddy Street Project Description The applicant, Sandra Yong-Duffy, is requesting a Conditional Use Permit to operate a private preschool center at the subject site, to serve 54 chil- dren. The subject 0.73 acre property, located at 6708 Gaddy Street, was developed in 1968 with a 3,252 sq. ft. single-family home, and later con- verted into a daycare center. The prior Conditional Use permit for a child care facility, issued via Reso- lution 90-175, operated until August, 2013. The previous Conditional Use permit has expired due to vacancy of the site for more than twelve (12) months. The applicant is proposing preschool operations to serve up to fifty-four (54) children via five (5) classrooms. The proposed operational hours are 7:00 a.m. to 6:00 p.m., Monday through Friday. The Conditional Use Plan incorporates a variety of site improvements to access, park- ing, landscaping, and buffering be- tween the site and adjacent prop- erties. Notice Requirements A display ad for a public hearing notice in accordance with LDC, Section 11.00.03 was placed in the St. Lucie News Tribune on Au- gust 5, 2018. Notices were mailed to property owners within a 500 foot radius, and a public hearing notification sign was installed on the property. 4.A.a Packet Pg. 13 At t a c h m e n t 4 . A . a : P Z A g e n d a S u m m a r y ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 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 Mayte Santamaria, Assistant Director Linda Pendarvis, Development Review Coordinator FROM: Kori Benton, Senior Planner DATE: August 1, 2018 SUBJECT: Conditional Use Permit Request - Little Light Christian Academy Child Daycare Services (Preschool) 6708 Gaddy Street GENERAL INFORMATION Applicant: Sandra Yong-Duffy 9505 Listow Terrace Boynton Beach, FL 33472 Agent for Applicant: Velcon Engineering & Surveying Randy Rodgers, PE 702 S.W. Port St. Lucie Blvd. Port St. Lucie, FL 34953 Location: 6708 Gaddy Street Parcel ID Number: 1301-608-0215-000-3 Parcel Size: 0.74 acres Existing Uses: Vacant Commercial Building Proposed Use(s): Daycare Services (Preschool) for 54 children Wetlands: N/A Utilties: Outside the Urban Service Boundary o Well Water o On-site Septic o FP&L Electric Existing Land Use and Zoning: Future Land Use Zoning Existing Use(s) RU (Residential, Urban) CN (Commercial Neighborhood) Vacant Commercial Building 4.A.b Packet Pg. 14 At t a c h m e n t 4 . A . b : S t a f f M e m o r a n d u m ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Little Light Christian Academy CU 620185330 August 1, 2018 Page 2 Surrounding Land Use and Zoning: Future Land Use Zoning Existing Use(s) North RU (Residential, Urban) CN (Commercial Neighborhood) Vacant South RU (Residential, Urban) RS - 4 (Single-family Residential, 4 du/ac) Vacant East RU (Residential, Urban) CN (Commercial Neighborhood) Vacant West RU (Residential, Urban) CN (Commercial Neighborhood) Vacant BACKGROUND INFORMATION The applicant, Sandra Yong-Duffy, is requesting a Conditional Use Permit to operate a private preschool center, to serve 54 children, at 6708 Gaddy Street. The subject 0.74 acre property is adjacent to the intersection of Emerson Avenue and North Boulevard, approximately 200 ft. south of the St Lucie County and Indian River County border. The site features an existing 3,252 sq. ft. structure, built in 1968 as a single-family home, which has been converted into a daycare center. On June 26, 1990 the Board of County Commissioners, through Resolution 90-175 granted a Conditional Use Permit to allow a child care facility on the subject parcel that, according to PDS records, operated until August, 2013. The previous Conditional Use Permit has expired due to vacancy of the site for more than twelve (12) months. Child Day Care Services are permissible in the Commercial Neighborhood Zoning District as a Conditional Use, in accordance to Land Development Code (LDC), Section 3.01.03.Q.7.b. STAFF ANALYSIS Operation Overview The applicant proposes preschool operations to serve up to fifty-four (54) children via five (5) classrooms. The proposed operational hours are 7:00 a.m. to 6:00 p.m., Monday through Friday. Parent drop-off and pick-up times will be based upon need and demand of parents. The preschool is anticipated to employ four (4) to five (5) instructors and an administrator. Site Improvements The applicant proposes a variety of site improvements to access, parking, landscaping, and buffering between the site and adjacent properties. The proposed Conditional Use plan provides improvements of a commercial parking area, not provided with the previous daycare operation. The plan provides eleven (11) parking spaces based upon the Institute of Transportation Engineers’ (ITE) Parking Manual, 4th Edition, parking generation standards for Use Classification 565: Day Care Center (Preschool) at a rate of 3.16 parking spaces per 1,000 square feet of gross floor area. The plan also provides improved access, a handicap accessible parking space, and an off-street loading space. Figure 1 below presents the collective hardscape improvements proposed to support preschool operations. 4.A.b Packet Pg. 15 At t a c h m e n t 4 . A . b : S t a f f M e m o r a n d u m ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Little Light Christian Academy CU 620185330 August 1, 2018 Page 3 Figure 1 : Conditional Use Plan Conceptual The existing 3,252 sq. ft. structure, built as a residence in 1968, presents various constraints in designing a commercial parking lot to support operation of a preschool. The applicant’s engineer has designed the plan to overhaul the existing circular driveway with a one-way driveway coupled with angled parking, situated outside of the secure playground area present on-site. The proposed parking lot design integrates a request for Administrative Relief, pursuant to LDC Section 7.06.03 to reduce the required parking space width from ten (10) feet to nine (9) feet for spaces earmarked for employees and a reduction from ten (10) feet to nine and one-half (9.5) feet for spaces generally available to parents and visitors. Additionally, the parking lot design features a ten (10) foot landscape buffer, whereas fifteen (15) feet is required. The applicant proposes to maintain the required landscape elements within the reduced space, providing enhanced buffering beyond existing conditions. The applicant has cited the limited space due to the existing structure, playground area, and drain field present on-site. Staff is supportive of the request based upon based on the conditions that are unique and peculiar to the site, the unnecessary hardship imposed on the owner, determination that the relief will not affect neighboring properties, and the requested relief reflecting the minimum needed to allow for the configuration of the parking lot to accommodate the required parking for the proposed establishment. As the applicant is notably enhancing the subject site, and providing commercial improvements not previously established for a similar commercial use, approval of the relief is not in conflict with the general spirit and intent of the St. Lucie County Land Development Code or the St. Lucie County Comprehensive Plan. Access & Traffic Access to the site is provided by a one-way entrance and one-way exit along Gaddy Street. Sidewalk connections are not proposed along the boundary of the site, as no adjacent links exist. Proposed Driveway Exit Loading Preschool Center (54 Students) Proposed Parking Proposed Employee Parking Driveway to be removed 4.A.b Packet Pg. 16 At t a c h m e n t 4 . A . b : S t a f f M e m o r a n d u m ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Little Light Christian Academy CU 620185330 August 1, 2018 Page 4 The proposed preschool facility is projected to generate 237 average daily trips, of which 43 are assigned AM peak hour, and 44 are PM peak hour, trips. Parent pick-up and drop-off activties are planned for movement via the proposed one-way drive and integrated loading space adjacent to the building entrance. The proposed configuration provides space for approximately three (3) to four (4) vehicles to temporarily queue without off-site impacts. The applicant is requested to integrate protective devices, such as curbing or bollards, to separate the loading area from adjacent pedestrian travel ways. No buses or vans are planned for use by the facility. Food Service, Security & Recreation Lunch and food service for students will be brought individually or be available via a limited selection by the facility via pre-packaged options. No commercial food prep is intended for preparation on-site. The Conditional Use plan proposes a single-secure front entry, and gated access for the rear of the structure. Recreation will be provided via the existing playround and fenced play area. STAFF ANALYSIS Conditional Use Permit Standards of Review Set Forth In Land Development Code Section 11.07. Land Development Code, Section 11.07.03 establishes the standards for reviewing Conditional Use Permits. In reviewing an application for a Conditional Use Permit, the Board of County Commissioners and the Planning and Zoning Commission shall consider: A. CONSISTENCY WITH LAND DEVELOPMENT CODE AND COMPREHENSIVE PLAN Consistency with Land Development Code Regulations The proposed conditional use is not in conflict with St. Lucie County Land Development Code (LDC), with the exception of parking lot and front landscape dimension reductions sought in accordance with LDC Section 7.06.03. Staff analysis and suggested conditions of granting relief are incorporated within the staff recommendation. The proposed Conditional Use plan integrates off-street parking and loading enhancements, not present with the previous daycare operation present at the site. The improvement plan demonstrates improved access and traffic management for reuse of the site. Compliance with Comprehensive Plan The proposed daycare establishment is not in conflict with the goals, objectives and policies of the St. Lucie County Comprehensive Plan. The operation would provide greater access to childcare and preschool services to residential neighborhoods towards the north end of St. Lucie County. B. EFFECT ON ADJACENT PROPERTIES The proposed conditional use should not have an undue adverse effect upon surrounding properties based upon location within a commercial district, site improvements and buffering proposed, proposed operation scale, and transportation access to the site. 4.A.b Packet Pg. 17 At t a c h m e n t 4 . A . b : S t a f f M e m o r a n d u m ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Little Light Christian Academy CU 620185330 August 1, 2018 Page 5 The childcare activities will predominantly take place indoors, within classrooms, between the hours of 7:00 a.m. and 6:00 p.m., Monday through Friday, with provision of exterior recreational amenities to be utilized in shifts. Children will be supervised during interior and exterior activities. The applicant will complete installation of additional fencing and landscaping improvements to enhance visual and noise buffering between the proposed activities and adjacent properties, and provide greater security for children. There are no residences abutting the subject site. C. ADEQUACY OF PUBLIC FACILITIES The subject property is located outside of the urban service boundary. The proposed use is not expected to create a significant increase in demands on public facilities in this area. The trip generation model for the proposed site, utilizing the Institute of Transportation Engineers Trip Generation Manual, 9th Edition, projects the operation to result in 237 average daily trips, at full student capacity. Of the generated trips planned, 43 are anticipated during AM peak hour and 44 during PM peak hour. Parking The applicant plans to meet the parking requirement by installation of eleven (11) parking spaces, one of which will be handicap accessible. The proposed level of parking is consistent with the LDC and ITE Parking Generation 4th Edition requirements for a daycare of this scale. D. ADEQUACY OF FIRE PROTECTION The St. Lucie County Fire District has reviewed the application as a contributor of the Development Review Committee (DRC). The applicant will be required to obtain a Zoning Compliance approval for the use and is required to complete inspection with the Fire District to assure compliance with the the Florida Fire Prevention Code and the Florida Life Safety Code. E. ENVIRONMENTAL IMPACT No adverse environmental impacts are presented with the request. The Environmental Resources Department has reviewed the application and submitted the following report in review of the project: Background The Environmental Resources Department (ERD) is in receipt of the August 1, 2018 electronic submittal. The applicant is requesting approval of a Conditional Use Permit to allow for the operation of a daycare/preschool facility within the Commercial, Neighborhood (CN) zoning district. The application does not propose any changes to the existing 3,217 sq. ft. building; however, the parking area will be altered to include additional parking. The project site is located at 6708 Gaddy Street within Lakewood Park in Fort Pierce. Findings The proposed project will impact one native pine tree measuring fourteen (14) inches in diameter at breast height (DBH) and five cabbage palm trees. The applicant has proposed to satisfy the mitigation for the impacted pine tree and cabbage palms through the onsite preservation of 276 inches DBH of existing native trees and fourteen (14) cabbage palms. 4.A.b Packet Pg. 18 At t a c h m e n t 4 . A . b : S t a f f M e m o r a n d u m ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Little Light Christian Academy CU 620185330 August 1, 2018 Page 6 The applicant has provided a landscape plan designed by William A. Flint, III, dated 7/30/2018, which has been reviewed and found consistent with land Development Code 7.09.00. Recommendation ERD supports approval of the proposed Conditional Use Permit application with the conditions as outlined below. Conditions of Approval 1) The issuance of County development permit does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the County if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. 2) All other applicable state or federal permits must be obtained before commencement of the development. NEIGHBORHOOD MEETING & PUBLIC NOTIFICATION The applicant did not hold a neighborhood meeting on the proposed petition. Although neighborhood meetings are strongly encouraged, they are not required. Staff transmitted thirty-six (36) notification letters to owners of property, located within 500 feet of the proposed petition, 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 approval of the conditional use permit for child day care services subject to the following proposed conditions of approval: Planning and Development Services Department – Planning Division 1. The hours of operation shall not extend beyond Monday through Friday, 7:00 a.m. to 6:00 p.m. Annual or bi-annual school events such as Open House and similar events which may be considered an exception to general operational hours. 2. Prior to beginning childcare operations, the applicant shall complete the presented parking, access, landscaping, and ADA accessible improvements presented within the Conditional Use plan. Environmental Resources Department 3. The issuance of County development permit does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the County if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. 4. All other applicable state or federal permits must be obtained before commencement of the development. 4.A.b Packet Pg. 19 At t a c h m e n t 4 . A . b : S t a f f M e m o r a n d u m ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Little Light Christian Academy CU 620185330 August 1, 2018 Page 7 Public Works Department – Engineering Division 5. The northern driveway apron is improved to feature a minimum 25 foot radius of return. 6. The constructability plans for the proposed site improvements shall include removal of the existing southern driveway and restoration of the right-of-way. 7. The three (3) northern compact parking spaces are identified as “staff” or similar. 4.A.b Packet Pg. 20 At t a c h m e n t 4 . A . b : S t a f f M e m o r a n d u m ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) _______________________________ Resolution No. 18-0XX File No.: CU 620185330 Page 1 Resolution 18-0XX File No.: CU 620185330 A RESOLUTION GRANTING A CONDITIONAL USE PERMIT APPROVAL FOR CHILD DAY CARE SERVICES IN THE CN, (COMMERCIAL NEIGHBORHOOD) ZONING DISTRICT FOR CERTAIN 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 findings in the staff report, has made the following determinations: 1. Sandra Yong-Duffy presented a petition for a Conditional Use Permit for Child Day Care Services, for up to fifty-four (54) students in the CN, (Commercial Neighborhood) Zoning District for the property located at 6708 Gaddy Street as legally described in Paragraph “B” and depicted on the attached map as Exhibit “A”. 2. On August 16, 2018 the St. Lucie County Planning and Zoning Commission held a public hearing on the petition, after publishing notice at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property, and recommended that the Board of County Commissioners approve/deny the hereinafter described Conditional Use Permit in the CN, (Commercial Neighborhood) Zoning District for the property described in Paragraph “B”. 3. St. Lucie County Planning and Development Services staff has performed the required land use analysis for this application. 4. On __________, 2018, this Board held a public hearing on the petition, after publishing a notice of such hearing and notifying by mail all owners of property within 500 feet of the subject property. 5. The Conditional Use Permit, with the conditions therein, is consistent with the goals, objectives and policies of the St. Lucie County Comprehensive Plan and has satisfied the requirements of Section 11.07.03 of the St. Lucie County Land Development Code. 6. The proposed conditional use, with conditions therein, 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. 4.A.c Packet Pg. 21 At t a c h m e n t 4 . A . c : R e s o l u t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) _______________________________ Resolution No. 18-0XX File No.: CU 620185330 Page 2 NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: A. Pursuant to Section 11.07.03 of the St. Lucie County Land Development Code, a Conditional Use Permit that allows for Child Day Care services on the property described below is hereby approved subject to the following conditions: Planning and Development Services Department – Planning Division 1. The hours of operation shall not extend beyond Monday through Friday, 7:00 a.m. to 6:00 p.m. Annual or bi-annual school events such as Open House and similar events which may be considered an exception to general operational hours. 2. Prior to beginning childcare operations, the applicant shall complete the presented parking, access, landscaping, and ADA accessible improvements presented within the Conditional Use plan. Environmental Resources Department 3. The issuance of County development permit does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the County if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. 4. All other applicable state or federal permits must be obtained before commencement of the development. Public Works Department – Engineering Division 5. The northern driveway apron is improved to feature a minimum 25 foot radius of return. 6. The constructability plans for the proposed site improvements shall include removal of the existing southern driveway and restoration of the right-of-way. 7. The three (3) northern compact parking spaces are identified as “staff” or similar. B. The subject property is described as follows: 4.A.c Packet Pg. 22 At t a c h m e n t 4 . A . c : R e s o l u t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) _______________________________ Resolution No. 18-0XX File No.: CU 620185330 Page 3 LEGAL DESCRIPTION LOTS 6, 7 AND 8, BLOCK 96 OF LAKEWOOD PARK, UNIT NO. 8, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 11, PAGE 19, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. And also less the west 68.00 feet thereof. Containing +/- .74 acres. PARCEL IDENTIFICATION NUMBER: 1301-608-0215-000-3 ADDRESS: 6708 Gaddy Street C. The approvals and authorizations granted by this Resolution are for the purpose of obtaining a Building Permit or Zoning Compliance from St. Lucie County, and are not assigned to any other party or institution. Should the petitioners choose or decide to assign this business to another entity or individual, a minor adjustment to the Conditional Use Permit shall be required. D. The approvals and authorizations granted by this Resolution shall expire on _________, 2019, unless a Building Permit or Certificate of Zoning Compliance for is obtained for the uses described in Paragraph “A” above, or an extension has been granted in accordance with Section 11.07.05(F), St. Lucie County Land Development Code. E. The Certificate of Capacity granted by the Planning and Development Services Director on ________, as incorporated herein as Exhibit “B”, shall remain valid for the period of this development order. If this order expires or otherwise terminates, the certificate of capacity shall automatically terminate. F. The St. Lucie County Planning and Development Services Director is hereby authorized and directed to cause the notation of this resolution to be made on the Official Zoning Map of St. Lucie County, Florida, and to make notation of reference to the date of adoption of this resolution. G. This order shall be recorded in the Public Records of St. Lucie County. After motion and second, the vote on this resolution was as follows: Commissioner Frannie Hutchinson, Chair XXX Commissioner, Linda Bartz, Vice-Chair XXX 4.A.c Packet Pg. 23 At t a c h m e n t 4 . A . c : R e s o l u t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) _______________________________ Resolution No. 18-0XX File No.: CU 620185330 Page 4 Commissioner Chris Dzadovsky XXX Commissioner Anthony Bonna XXX Commissioner Cathy Townsend XXX PASSED AND DULY ADOPTED this ___ day of ____, 2018. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLOIRDA BY Chair ATTEST: APPROVED AS TO FORM AND CORRECTNESS: ______________ _____________________ DEPUTY CLERK COUNTY ATTORNEY 4.A.c Packet Pg. 24 At t a c h m e n t 4 . A . c : R e s o l u t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) _______________________________ Resolution No. 18-0XX File No.: CU 620185330 Page 5 Exhibit A Location Map 4.A.c Packet Pg. 25 At t a c h m e n t 4 . A . c : R e s o l u t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) _______________________________ Resolution No. 18-0XX File No.: CU 620185330 Page 6 Exhibit B Certificate of Capacity 4.A.c Packet Pg. 26 At t a c h m e n t 4 . A . c : R e s o l u t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Suggested motion to recommend approval/denial of this requested conditional use. MOTION TO APPROVE: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.07.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION GRANTING APPROVAL OF THE PETITION OF SANDRA YONG-DUFFY FOR CHILD DAY CARE SERVICES IN THE CN, (COMMERCIAL NEIGHBORHOOD) ZONING DISTRICT, BECAUSE... [LIST CONDITION(S)]. MOTION TO DENY: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.07.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION DENYING THE PETITION OF SANDRA YONG-DUFFY FOR CHILD DAY CARE SERVICES IN THE CN, (COMMERCIAL NEIGHBORHOOD) ZONING DISTRICT, BECAUSE… [CITE REASON(S) WHY - PLEASE BE SPECIFIC] 4.A.d Packet Pg. 27 At t a c h m e n t 4 . A . d : S u g g e s t e d M o t i o n s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 6" 1" = 5' CAR STOP (TYP.) 18' 2' 9' O R 9 . 5 ' WHITE RETRO-REFLECTIVE TRAFFIC PAINT (TYP.) TYPICAL PARKING STALL 6" 16' 2' O V E R H A N G (T Y P . ) CO M P A C T 5' NOTES: 1. HANDICAP STALL IS BASED FROM FDOT STANDARD INDEX #17346, SHEET 12 OF 14. 2. DIMENSIONS ARE TO THE CENTERLINE OF MARKINGS. 3. BLUE PAVEMENT MARKINGS SHALL BE TINTED TO MATCH SHADE 15180 OF FEDERAL STANDARDS 595a. 4. FTP-22-06 PANEL SHALL BE MOUNTED BELOW THE FTP-21-06 SIGN. 5. FOR DESIGN OF THE UNIVERSAL SYMBOL OF ACCESSIBILITY, REFERENCE FDOT STANDARD INDEX #17346, SHEET 12 OF 14. 6. FOR DESIGN OF THE ASSOCIATED SIGNS, REFERENCE FDOT STANDARD INDEX #17355, SHEET 4 OF 11. 4" WHITE 12' SIGN NO. FTP-21-06 AND FTP-22-06 (3) 6" WHITE CHEVERONS EVENLY SPACED HANDICAP SPACE DETAIL N.T.S. PARKING BY DISABLED PERMIT ONLY 6" W H I T E 6" B L U E 6" B L U E 6" W H I T E 6" W H I T E 6" B L U E I F H A N D I C A P S T A L L 6" W H I T E I F S T A N D A R D S T A L L 6" WHITE 6" WHITE 2" (TYP.) FTP-22-06 BOT FTP-21-06 TOP $250 FINE F.S. 318.18 2' OVERHANG (TYP.) 2' 16 ' 134 . 1 6 ' 6 : 148.35'1 : 10 3 . 7 9 ' 1 : 67 . 4 7 ' 1 : 13 0 . 0 0 ' 6 : 30. 1 0 ' 6 : 83 . 5 0 ' 6 : OH E OHE OHE OH E OH E OH E OHE OHE OHE OHE 75 . 0 0 ' 6 : 10.00'10 . 0 0 ' 36 . 8 6 ' 1.43' 34.56'11 . 9 0 ' 4.00' 40.28' 19. 5 1 ' 31 . 2 2 ' 2.56' 5 ¨ D 8 10 ' LOT 3 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT LOT 4 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT LOT 5 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT LOT 9 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT 24" 24" 24" 12" 12" 12" 14" 14" 37.63' LOT 1 BLOCK 97 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT LOT 1 BLOCK 95 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT LOT 20 BLOCK 95 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT 19 . 6 3 ' 3 LOT 2 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: SINGLE FAMILY RESIDENCE R 1 5 ' 35 . 1 2 ' 43.23' 63.52' 20'10' 10' R15' 1 2 ' 1 6 ' 9' 17.76' R2 5 ' R25' 12.16' 16' 17' 9. 5 ' 26.4' R10' 5 ' 14' PROJECT STATEMENT: THE PROJECT CONSISTS OF RECONSTRUCTION OF THE PARKING AREA. ACCESS TO THE PROJECT WILL BE A NEW DRIVEWAY AND AN EXISTING DRIVEWAY ON GADDY STREET. THERE ARE NO OTHER DRIVEWAYS ON GADDY STREET OTHER THAN THE PROJECT DRIVEWAYS. THERE ARE NO WETLANDS ON OR IMMEDIATELY SURROUNDING THE PROJECT SITE. THE PROJECT LIES WITHIN FLOOD ZONE 'X' ACCORDING TO F.I.R.M. PANEL 12111 C 0070 J AS INDICATED ON THE SURVEY. THE PROPOSED IMPROVEMENTS ASSOCIATED WITH THIS PROJECT WILL NOT INTERFERE WITH THE DEVELOPMENT AND USE OF THE NEIGHBORING PROPERTIES. THE PROJECT IS ZONED CN - COMMERCIAL, NEIGHBORHOOD WITH A FUTURE LAND USE OF RU- RESIDENTIAL URBAN. THE SITE IS BORDERED ON THE EAST BY GADDY ST AND ON THE SOUTH BY FORT PIERCE BLVD, ON THE NORTH VACANT LOT 9 AND ON THE WEST VACANT LOTS 3, 4 & 5 WITH A ZONING OF CN - COMMERCIAL, NEIGHBORHOOD AND WITH A FUTURE LAND USE OF RU- RESIDENTIAL URBAN. FILL MAY BE REQUIRED IN LIMITED QUANTITIES IN ORDER TO ACHIEVE THE REQUIRED DESIGN ELEVATIONS. ANY REQUIRED FILL WILL BE OF A GRANULAR MATERIAL SUITABLE FOR COMMERCIAL SITE DEVELOPMENT AND WILL BE OBTAINED FROM AN APPROVED BORROW PIT. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING EROSION AND SEDIMENT CONTROLS USING THE LATEST FDOT STANDARDS. BALED HAY, STRAW, AND SILTATION BARRIERS WILL BE INSTALLED WHERE NEEDED TO PREVENT SILTATION OF ADJACENT PROPERTY, PUBLIC R-O-W, WETLANDS, AND WATERWAYS. THESE WILL REMAIN IN PLACE UNTIL GRASSING OR SODDING HAS BEEN COMPLETED OR UNTIL SILTATION AND EROSION ARE NO LONGER A THREAT TO THE ADJACENT PROPERTIES OR WATERWAYS.LOCATION MAP N.T.S. SITE DATA: EXISTING SITE AREA 32,119 S.F.0.737 AC PROPOSED SITE AREA 32,119 S.F.0.737 AC 100.00% IMPERVIOUS AREA EX. BUILDING 3,217 S.F.0.074 AC 9.50% EX. PAVEMENT / WALKS 1,453S.F. 0.033 AC 4.52% PROP. PAVEMENT / WALKS 5,011 S.F. 0.115 AC 15.60% TOTAL IMPERVIOUS 9,681 S.F.0.222 AC 30.14% TOTAL PERVIOUS (OPEN) 22,438 S.F.0.515 AC 69.86% OWNER: SANDRA YONG-DUFFY 9505 LISTOW TERRACE BOYNTON BEACH, FLORIDA 33472 PARCEL IDENTIFICATION NUMBER: 1301-608-0215-000-3 1301-608-0214-000-6 PROPERTY CLASSIFICATIONS: ZONING :CN - COMMERCIAL, NEIGHBORHOOD FUTURE LAND USE:RU - RESIDENTIAL URBAN BUILDING SETBACKS: MINIMUM EXISTING FRONT :25 FEET 36.54 FEET REAR:20 FEET 42.23 FEET SIDE:10 FEET 19.51 FEET PROP. BUILDING DATA: EXISTING BUILDING = 3,217 S.F. EXISTING BUILDING HEIGHT - ONE STORY = 15 FEET PARKING CALCULATIONS: INSTITUTE OF TRANSPORTATION ENGINEERS (ITE) 4TH EDITION - LAND USE 565 3.16 PARKING SPACES PER 1,000 S.F. FLOOR AREA 3,217 S.F * 3.16 SPACES / 1,000 S.F. = 11 SPACES SPACES REQUIRED =11 SPACES (1 HANDICAP, 10 REGULAR) SPACED PROVIDED = 11 SPACES (1 HANDICAP, 10 REGULAR) UTILITY PROVIDERS: POTABLE WATER = EXISTING WELL WASTEWATER = EXISTING SEPTIC AND DRAINFIELD IRRIGATION = EXISTING WELL NOTE: THERE ARE NO FIRE HYDRANTS WITHIN 1,000 FEET OF THE PROJECT LOCATION PERMITS REQUIRED: SLC STORMWATER PERMIT SLC RIGHT-OF-WAY PERMIT VARIANCES REQUESTED: A VARIANCE OF 5' TO ALLOW FOR A 10' LANDSCAPE BUFFER ALONG A PORTION OF THE GADDY STREET FRONTAGE CONSTRUCTION SCHEDULE: CONSTRUCTION START:AUGUST 2018 CONSTRUCTION COMPLETION:180 DAYS LEGAL DESCRIPTION: LOTS 6, 7 AND 8, BLOCK 96 OF LAKEWOOD PARK, UNIT NO. 8, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 11, PAGE 19, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. EXISTING EDGE OF PAVEMENT EXISTING WATER MAIN EXISTING FORCE MAIN WM PROPOSED CATCH BASIN PROPOSED CLEAN OUT TRAFFIC FLOW DIRECTION 2 NUMBER OF PARKING SPACES HANDICAP STALL PROPOSED PAVEMENT TRAFFIC STATEMENT: THE INSTITUTE OF TRANSPORTATION ENGINEERS TRIP GENERATION, 7TH EDITION CATEGORY: DAY CARE CENTER (565) AVERAGE RATES UTILIZED AVERAGE RATE PROJECT S.F. TRIPS WEEKDAY DAILY TRIPS:79.26 / 1,000 S.F. 3,217 255 P.M. PEAK HOUR TRIPS:13.18 / 1,000 S.F. 3,217 42 A.M. PEAK HOUR TRIPS:12.79 / 1,000 S.F. 3,217 41 EXISTING OAK TREE EXISTING SABAL PALM EXISTING PINE TREE VE L C O N E N G I N E E R I N G & S U R V E Y I N G L L C 70 2 S . W . P O R T S T . L U C I E B L V D . PO R T S T . L U C I E , F L 3 4 9 5 3 PH O N E : ( 7 7 2 ) 8 7 9 - 0 4 7 7 FB P E C . O . A . # 3 2 2 2 2 SITE GA D D Y S T R E E T F O R T P I E R C E B O U L E V A R D PENNY LANE NORTH BLVD EM E R S O N A V E 4.A.e Packet Pg. 28 At t a c h m e n t 4 . A . e : C o n d i t i o n a l U s e P l a n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.f Packet Pg. 29 At t a c h m e n t 4 . A . f : M a p S e t : L o c a t i o n , A e r i a l , Z o n i n g , L a n d U s e & O w n e r N o t i f i c a t i o n E x h i b i t ( 5 4 2 8 : L i t t l e 4.A.f Packet Pg. 30 At t a c h m e n t 4 . A . f : M a p S e t : L o c a t i o n , A e r i a l , Z o n i n g , L a n d U s e & O w n e r N o t i f i c a t i o n E x h i b i t ( 5 4 2 8 : L i t t l e 4.A.f Packet Pg. 31 At t a c h m e n t 4 . A . f : M a p S e t : L o c a t i o n , A e r i a l , Z o n i n g , L a n d U s e & O w n e r N o t i f i c a t i o n E x h i b i t ( 5 4 2 8 : L i t t l e 4.A.f Packet Pg. 32 At t a c h m e n t 4 . A . f : M a p S e t : L o c a t i o n , A e r i a l , Z o n i n g , L a n d U s e & O w n e r N o t i f i c a t i o n E x h i b i t ( 5 4 2 8 : L i t t l e 77 2 . 2 2 0 . 0 4 2 4 w a f l i n t 3 @ g m a i l . c o m CHECKED: SEAL SHEET OF PROJECT NO. SCALE: DRAWN: DATE: St u a r t , F L La n d s c a p e A r c h i t e c t F L R e g . # 9 4 1 Wi l l i a m A . F l i n t , I I I Date Revision LA N D S C A P E P L A N L-1 1 18 - 054 1" = 30' WAF 07.30.2018 PO R T S T . L U C I E , F L LI T T L E L I G H T C H R I S T I A N A C A D E M Y GA D D Y S T R E E T W IL LI A M A.FLINT R E G I S T EREDLANDSC A P E ARCHITECT STATE OF FLORIDA#941 6-8" BELOW FINISH GRADE SHRUB/ GROUNDCOVER PLANTING DETAIL AGRIFORM FERTILIZER TABLETS TOP OF ROOT BALL TO BE 1" HIGHER THAN FINISH GRADE PLAN VIEW SAUCER FOR INITIAL PLANTING TO PREVENT SETTLEMENT COMPACTED PLANTING SOIL MIXTURE ROOT BALL SIZES VARY 3" DEPTH OF SHREDDED MULCH MAINTAIN 12" DEAD ZONE AT BED EDGE REFER TO DRAWING FOR PLANT SPACING FRONT OF PLANTING BED BEST FACE OF SHRUB/ GROUNDCOVER TO FACE TREE PLANTING DETAIL 10 GAL. SHRUB - 4 TABLETS 7 GAL. SHRUB - 3 TABLETS 3 GAL. SHRUB - 2 TABLETS 1 GAL. SHRUB - 1 TABLET ADD PLANTING TABLETS AS FOLLOWS: NTS TO PREVENT SETTLEMENTCOMPACTED PLANTING SOIL MIXTURE TOP 1/3 OF ROOT BALLEXCEPT BURLAP. REMOVE BURLAP FROM REMOVE ALL PLASTIC, WIRE, STEEL, ETC. ENTIRELY, 3" DEPTH OF SHREDDED MULCH 6" FROM TRUNK SAUCER FOR INITIAL PLANTING REINFORCED BLACK GARDEN HOSE NTS 1 PART COW MANURE1 PART PEATMOSS2 PARTS TOPSOILPLANTING SOIL MIXTURE: FINISH GRADE 4" FROM ROOTBALL, GALVINIZED WIRE WITH GALV. STEEL TURNBUCKLLE 1# MILORGANITE PER INCH CALIBER EXISTING SOIL 2 PARTS PEATMOSS 2 PARTS TOPSOIL PLANTING SOIL MIXTURE ROOTBALL, 6-8" BELOW FINISH GRADE AGRIFORM FERTILIZER TABLETS 4" FROM TOP OF ROOT BALL TO BE 1" HIGHER 3 REQUIRED, EQUALLY SPACED 2" x 2" x 8' PT PINE TREE STAKE THAN FINISH GRADE 2 STRANDS TWISTED #12 GUAGE ANNEALED, (5) LAYERS OF BURLAP WIRE (3) WOOD CLEATS 1/3 HEIGHT OF MULCH 6" FROM TRUNK3" DEPTH OF SHREDDED INITAL PLANTINGSAUCER FOR (WITH STAKING AND GUYING) PALM PLANTING DETAIL 2" X 4" X 24" 3" BELOW GRADESTAKE PAD BURIED (2" X 4" X 12") TO TRUNK W/ CLEATSAS SUPPORT FOR WOOD TRUNK. N.T.S. 3" BELOW GRADE SAND EXISTING SOIL FINISH GRADE BRACES 120° APART.(3) 2" X 4" WOOD SUPPORT. WRAPPED AT POINT OF TOE NAIL TO BATTENS. MINIMUM ROOT BALL TYPICAL (ALL PALMS) N.T.S. 12" MIN. PLAN VIEW N.T.S. 2 STEEL STRAPS (MIN.) 12" MIN.12" MIN. PRUNE & TIE FRONDS TOGETHER WITH NOTE: SABAL PALMS MAY BE HURRICANE CUTDEGRADABLE TWINE (MIN. 6-8 FRONDS). UNLESS OTHERWISE NOTED SABAL PALMS TO BE BOOTED WHEN 1' C.T. OR LESS THIS LANDSCAPE PLAN MEETS FDOT SIGHT DISTANCE AND CLEAR ZONE REQUIREMENTS ALL GROUND MOUNTED MECHANICAL EQUIPMENT TO BE SCREENED WITH SHRUBS DAHOON HOLLY (IC) ALLOWED BY FPL FOR USE UNDER POWER LINES PSL P17-237 PSLUSD FILE NO. 11-016-01 OFF 2.25 ELECTRONIC SEAL AFFIXED BY AUTHOR 7.31.2018 WATER SOURCE TO BE FROM WELL INSTALL RAIN SENSOR OVER-RIDE DEVICE AT IRRIGATION TIME CLOCK SOD AREAS TO BE ZONED SEPARATELY FROM TREE & SHRUB AREAS INSTALL LOW TRAJECTORY SPRAY HEADS ON SOD AREAS = MODERATE WATER USAGE INSTALL DRIPLINE ON ALL HEDGE MATERIAL = LOW WATER USAGE INSTALL BUBBLERS ON ALL TREES = LOW WATER USAGE FULLY AUTOMATIC IRRIGATION SYSTEM TO PROVIDE 100% COVERAGE IN 15 MPH WIND IRRIGATION NOTES 134 . 1 6 ' S 39 ° 3 9 ' 2 5 " W 148.35'N 89° 45' 00" W 10 3 . 7 9 ' N 0 9 ° 5 4 ' 1 0 " W 67. 4 7 ' N 5 4 ° 2 0 ' 5 3 " W 130 . 0 0 ' S 2 7 ° 1 0 ' 0 0 " W 30 . 1 0 ' S 2 7 ° 1 0 ' 0 0 " W 83 . 5 0 ' S 0 0 ° 0 2 ' 0 0 " W OH E OH E OH E OHE OHE OHE 75 . 0 0 ' S 0 0 ° 0 2 ' 0 0 " W PENNY LANE (55' R/W) 20' ASPHALT GA D D Y S T R E E T (70 ' R / W ) 2 0 ' A S P H A L T N O R T H F O R T PI E R C E B O U L E V A R D (80 ' R / W ) 21' A S P H A L T LOT 7 EXISTINGSHED EX. CONC. DRIVEWAY EX. 1-STORY CBS BLDG. 3,217 S.F. G.F.A. F.F.E. = 21.90 N.A.V.D. 1988 EX. DRAINFIELD AREA EX. DECK EX. PLAY GROUND EQUIPMENT EX. WELL EX. 5 ' H C L F EX. 5 ' H C L F EX. 5'H CL F EX . 4 ' H C L F EX. 4'H CLF EX . 5 ' H C L F R4 8 9 . 9 7 ' Δ = 1 2 ° 1 6 ' 3 6 " a 1 0 4 . 9 8 ' EX. CONC. EX. CONC. LOT 3 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE:RU- RESIDENTIAL URBANCURRENT USE:VACANT LOT 4 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE:VACANT LOT 5 BLOCK 96 ZONING:CN - COMMERIAL NEIGHBORHOODFUTURE LAND USE:RU- RESIDENTIAL URBANCURRENT USE:VACANT LOT 9 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT 24" 24" 24" 12" 14" 24" 28"24" 10" 10" 12" 14"10" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 12" 14" 14" 16" 14" 14" 12" LOT 8 EX. 5 ' H C L F LOT 6 LOT 1 BLOCK 97 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT LOT 1 BLOCK 95 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT LOT 20 BLOCK 95 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: VACANT LOT 2 BLOCK 96 ZONING: CN - COMMERIAL NEIGHBORHOOD FUTURE LAND USE: RU- RESIDENTIAL URBAN CURRENT USE: SINGLE FAMILY RESIDENCE PR O P . 5 ' H C L F COMP A C T COMP A C T COMPA C T C O M P A C T C O M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T C O M P A C T EX. 10' UTILITY EASEMENT (TYP.) BAHIA SOD AS REQUIRED ALL LANDSCAPE MATERIAL TO BE FLA. #1 OR BETTER MALALEUCA OR EUCALYPTUS MULCH (NO CYPRESS) AS REQUIRED TO 3" THICKNESS MINIMUM IN ALL PLANT BEDS FULLY AUTOMATIC IRRIGATION SYSTEM TO PROVIDE 100% COVERAGE IN 15 MPH WIND ALL PROHIBITED SPECIES SHALL BE REMOVED FROM SITE PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY (INCLUDING ALL 'FLEPPC' LISTED SPECIES) INDICATES EXISTING OAK OR CANOPY TREE INDICATES EXISTING SABAL PALM INDICATES EXISTING PINE TREE EXISTING TREE KEY Plan submitted with low, medium, and high water usage indicated on the landscape plan 5 ZERISCAPE REQUIREMENTS PTS 51% or more of the required trees are made up of drought tolerant species from the list 10 51% or more of the required shrubs are made up of drought tolerant species from the list 10 51% or more of the grass areas are made up of drought tolerant species from the list 10 TOTAL POINTS 50 Utilization of compacted mulch beds at least three inches deep in all planted areas except groundcover 10 Utilization of mulch other than cypress 5 24" 12" 14" IT'S THE LAW! SUNSHINE STATE ONE CALL OF FLORIDA, INC. 1-800-432-4770 CALL 48 HOURS BEFORE YOU DIG CONTAINER #3 - #3 - - 24" x 18" 24" x 18" - SIZE (HT. x SPR.) - - B & B - B & B - 12-14' x 5', 2-1/2" DBH - 1/3- 17, 20, 23' O.A. - 12-14' x 5', 2"-1/2 DBH B & B COMMON NAME - COCO PLUM GREEN BUTTONWOOD - TOLERANCE MOD. -- MOD.CHRYSOBALANUS ICACO -- BOTANICAL NAME CONOCARPUS ERECTUS - NATIVE - Y Y - MAHOGANY - SABAL PALM - - SWEITENIA MAHAGONI - - MOD. -- VERY SABAL PALMETTO - - Y - Y - Y VERY QUERCUS VIRGINIANA LIVE OAK PLANT & MATERIAL SCHEDULE QUAN. 89 - 19 - - KEY - CI CE - - 3 - 6 - SM - SP - QV 3 DROUGHT #3 - #3 24" x 18" - 24" x 18" SPANISH STOPPER - CLUSIA (ROSE APPLE) EUGENIA FOETIDA - CLUSIA ROSEA MOD. - MOD. Y - Y 52 - 45 EF - CLU NO TREES BETWEEN PARKING PAVEMENT AND PROPERTY LINE -- UNDERGROUND DRAINAGE SYSTEM BELOW SWALE 12"INDICATES SABAL PALM TO BE REMOVED 3QV 66CE 3SP 3SP 16CE 45CLU 3SM52EF 19CI SOD DISTURBED AREAS SOD DISTURBED AREAS SOD DISTURBED AREAS SOD DISTURBED AREAS EXISTING TREES TO BE PRESERVED: 12 OAKS OR CANOPY TREES (10" TO 24" CAL.) 5 PINE TREES (12" TO 16" CAL.) 13 SABAL PALMS (10 FT. HT. OR BETTER) EXISTING TREES TO BE REMOVED: 1 PINE TREE 5 SABAL PALMS EXISTING TREE DISPOSITION C: \ U s e r s \ B i l l \ C l i e n t s \ V e l c o n \ D w g s \ L P L i t t l e L i g h t C h r i s t i a n A c a d e m y . d w g , M o d e l , 7 / 3 1 / 2 0 1 8 2 : 0 6 : 4 2 P M , D W G T o P D F . p c 3 4.A.g Packet Pg. 33 At t a c h m e n t 4 . A . g : L a n d s c a p e P l a n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Date Mailed: August 2, 2018 Planning and Development Services Department 772.462. 2822 Applicant Sandra Yong-Duffy 9505 Listow Terrace Boynton Beach, FL 33472 Project Location 6708 Gaddy Street Parcel ID#: 1301-608-0215-000-3 Existing Zoning CN (Commercial Neighborhood) Staff’s Recommendation Forward a recommendation of approv- al to the Board of County Commission- ers for a Conditional Use Permit to operate a Child Daycare, with condi- tions. Further details are available in the Planning and Development Services Department—please contact: Staff Kori Benton Tel 772.462.2518 Email bentonk@stlucieco.org Mail 2300 Virginia Avenue Fort Pierce, FL 34982 Public Hearing Notice Thursday, August 16, 2018 Notice of Proposed Conditional Use Little Light Christian Academy—Child Daycare Services (Preschool) This notice is provided because you are an owner of property within 500 feet of the proposed petition. Project Description The applicant, Sandra Yong-Duffy, is requesting a Conditional Use Permit to operate a private preschool center at the subject site, to serve 54 children. The subject 0.73 acre property, located at 6708 Gaddy Street, was developed in 1968 with a 3,252 sq. ft. single-family home, and later converted into a daycare center. The prior Conditional Use permit for a child care facility, issued via Resolution 90-175, operated until August, 2013. The previous Conditional Use permit has ex- pired due to vacancy of the site for more than twelve (12) months. The applicant is proposing preschool operations to serve up to fifty-four (54) children via five (5) classrooms. The pro- posed operational hours are 7:00 a.m. to 6:00 p.m., Monday through Friday. The Conditional Use Plan incorporates a vari- ety of site improvements to access, park- ing, landscaping, and buffering between the site and adjacent properties. The St. Lucie County Planning and Zon- ing Commission has the power to review and recommend to the St. Lucie County Board of County Commissioners, for approval, approval with conditions or disapproval, any applications within their area of responsibility. 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 2 days prior to the scheduled hearing. Anyone with a disability requiring ac- commodations to attend this meeting may contact the SLC Community Risk Manager at least 48 hours in advance. at 772.462.1546 or TDD 772.462.1428 Meeting Time & Location: 6:00 PM (or soon thereafter ) BOCC Chambers SLC Administration Annex, 2300 Virginia Avenue, Fort Pierce, FL 34982 PLANNING AND ZONING COMMISSION Mailing Address Entered for Each Owner of Proper- ty within 500 ft. 4.A.h Packet Pg. 34 At t a c h m e n t 4 . A . h : A P O M a i l i n g & D i s p l a y A d ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.h Packet Pg. 35 At t a c h m e n t 4 . A . h : A P O M a i l i n g & D i s p l a y A d ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e PROOF O.K.BY:__________________________________________________O.K.WITH CORRECTIONS BY:_________________________________________ PLEASE READ CAREFULLY •SUBMIT CORRECTIONS ONLINE TR-2082698.INDD ADVERTISER:ST LUCIE COUNTY GROWTH MPROOF CREATEDAT:8/1/2018 10:05 AM SALES PERSON:Linda Klein PROOF DUE:-NEXT RUN DATE:08/05/18 PUBLICATION:TR-DAILY SIZE:3 col X 10 in TR-2082698 ST.LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA August 16,2018 NOTICE OF PROPOSED CONDITIONAL USE PERMIT 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 GRANTING A CONDITIONAL USE PERMIT APPROVAL FOR CHILD DAY CARESERVICES IN THE CN,(COMMERCIAL NEIGHBORHOOD)ZONING DISTRICTFOR CERTAIN PROPERTY LOCATED IN ST.LUCIE COUNTY,FLORIDA. APPLICANT:Sandra Yong-Duffy PURPOSE:Conditional Use Permit to establish Child Day Care Services,for up to fifty-four (54)students in the CN,(Commercial Neighborhood)Zoning District LOCATION:6708 Gaddy Street,Fort Pierce,FL 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,Florida on Thursday,August 16,2018 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 scheduledhearing.The petition file is available for reviewatthePlanning and Development Services Department –Planning Offices located at 2300 Virginia Avenue,2nd Floor,Fort Pierce,Florida, during regular business hours.Please call (772)462-2822 or TDD(772)462-1428 ifyou have anyquestionsor require additional information about this petition. The St.Lucie County Planning and Zoning Commission has the power to review and recommend to the St. Lucie County Board of County Commissioners,for approval or disapproval,any applications withintheir area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded.PURSUANT TO SECTION 286.0105,FLORIDA STATUTES,ifa person decides to appealanydecision made bythe Planning and Zoning Commission with respect to any matter considered at a meeting or hearing,he or she will need a record of the proceedings.For such purpose,he or she may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based.Upon therequest of any partyto the proceeding,individuals testifying duringa 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 itbecomes necessary,a public hearing may be continued toa date certain. Anyone with adisabilityrequiringaccommodationtoattendthis meetingshouldcontacttheSt.Lucie County Risk Manager at least forty-eight (48)hours prior to the meeting at (772)462-1546 or TDD at (772)462-1428. PLANNING AND ZONING COMMISSION /LOCAL PLANNING AGENCY ST.LUCIE COUNTY,FLORIDA /S/WILLIAM O’DELL,CHAIRMAN PUBLISH DATE:Sunday,August 5,2018 4.A.h Packet Pg. 36 At t a c h m e n t 4 . A . h : A P O M a i l i n g & D i s p l a y A d ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 6708 Gaddy Street. Little Light Christian Academy 4.A.i Packet Pg. 37 At t a c h m e n t 4 . A . i : S i g n P o s t i n g ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 3.01.03. - Zoning Districts. Q. CN COMMERCIAL, NEIGHBORHOOD. 1. Purpose. The purpose of this district is to provide and protect an environment suitable for limited retail trade and service activities covering a relatively small area and that is intended to serve the population living in surrounding neighborhoods. The number in "( )" following each identified use corresponds to the SIC code reference described in Section 3.01.02(B). The number 999 applies to a use not defined under the SIC code but may be further defined in Section 2.00.00 of this code. 2. Permitted Uses: a. Beauty and barber services. (723/724) b. Membership organizations subject to the provisions of Section 7.10.31. (86) c. Depository institutions. (60) d. Laundering and dry cleaning (self service). (7215) e. Real estate. (65) f. Repair services: (1) Electrical repair. (762) (2) Shoe repairs. (725) (3) Watch, clock, jewelry, and musical instrument repair. (7631) g. Retail trade (each building shall be less than 6,000 square feet gross floor area, all uses inclusive): (1) Antiques. (5932) (2) Apparel an accessories. (56) (3) Books and stationery. (5942/5943) (4) Cameras and photographic supplies. (5946) (5) Drugs and proprietary. (5912) (6) Eating places. (5812) (7) Florists. (5992) (8) Food stores. (54) (9) Gifts, novelties, and souvenirs. (5947) (10) Hobby, toy and game shops. (5945) (11) Household appliances. (572) (12) Jewelry. (5944) (13) Newspapers and magazines. (5994) (14) Optical goods. (5995) (15) Nurseries, lawn and garden supplies. (526) (16) Radios, TV's, consumer electronics and music supplies. (573) (17) Sporting goods and bicycles. (5941) (18) Tobacco products. (5993) 4.A.j Packet Pg. 38 At t a c h m e n t 4 . A . j : C o m m e r c i a l N e i g h b o r h o o d Z o n i n g D i s t r i c t - U s e s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) h. Video tape rental. (784) 3. Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00. 4. Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00. 5. Off-street Parking and Loading Requirements. Off-street parking and loading requirements are subject to Section 7.06.00. 6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00. 7. Conditional Uses: a. Car washes (self service only) -subject to the provisions of Section 7.10.22. (999) b. Day care - adult. (8322) - child. (8351) c. Postal services. (4311) d. Retail trade: (1) Gasoline services - accessory to retail food stores under SIC-5411. (999) (2) Undistilled alcoholic beverages accessory to retail sale of food. (5921-Except for liquor) e. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00 and include the following: a. Drinking places (undistilled alcoholic beverages) accessory to an eating place. (999) b. One dwelling unit contained within the commercial building, for on-site security purposes. (999) 4.A.j Packet Pg. 39 At t a c h m e n t 4 . A . j : C o m m e r c i a l N e i g h b o r h o o d Z o n i n g D i s t r i c t - U s e s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.k Packet Pg. 40 At t a c h m e n t 4 . A . k : B o u n d a r y & T o p o g r a p h i c S u r v e y ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Environmental resources Final report TO: Kori Benton, Planning & Development Services Department THROUGH: Amy E. Griffin, Environmental Resources Director FROM: Ben Balcer, Environmental Regulations Manager DATE: August 1, 2018 SUBJECT: Little Light Christian Academy CU-620185330 Background The Environmental Resources Department (ERD) is in receipt of the August 1, 2018 electronic submittal. The applicant is requesting approval of a Conditional Use Permit to allow for the operation of a daycare/preschool facility within the Commercial, Neighborhood (CN) zoning district. The application does not propose any changes to the existing 3,217 sq. ft. building; however, the parking area will be altered to include additional parking. The project site is located at 6708 Gaddy Street within Lakewood Park in Fort Pierce. Findings The proposed project will impact one native pine tree measuring fourteen (14) inches in diameter at breast height (DBH) and five cabbage palm trees. The applicant has proposed to satisfy the mitigation for the impacted pine tree and cabbage palms through the onsite preservation of 276 inches DBH of existing native trees and fourteen (14) cabbage palms. The applicant has provided a landscape plan designed by William A. Flint, III, dated 7/30/2018, which has been reviewed and found consistent with land Development Code 7.09.00. Recommendation ERD supports approval of the proposed Conditional Use Permit application with the conditions as outlined below. Conditions of Approval 1) The issuance of County development permit does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the County if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. 2) All other applicable state or federal permits must be obtained before commencement of the development. 4.A.l Packet Pg. 41 At t a c h m e n t 4 . A . l : E R D F i n a l R e p o r t ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 42 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 43 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 44 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 45 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 46 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 47 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 48 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 49 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 50 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 51 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 52 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 1223 DRAWDY KINGS HIGHWAY STREET DOLPHIN GREEN STREET GADDY BELLEAIR AVENUE FORT PIERCE PENNY NORTH LANE BOULEVARD AVENUE BROOKLINE BROOKLINEAVENUE AVENUECOQUINA COQUINA AVENUE PASO BOULEVARD BOULEVARD BOULEVARD BOULEVARD CITRUS PARKPARKCITRUS SANTA CLARA ROBLESPASO D O R I S D R I V E LEE BOULEVARD S. R. NO. 607 EMERSON AVENUE SEMINOLE ROAD BOULEVARD F L O R A W A Y WOODSMERE PARKWAY ROAD SEMINOLE WEST EAST ROBLES BOULEVARD BELLE AIR WAY AVENUE BOULEVARDLAKELAND PA RK WAY WAY LITTLE WAY 5 5 5 0 7 0 7 0 7 0 80 7 0 7 0 7 0 80 5 025 7070 70 70 7070 70 70 70 80 100 70 7070 7070 5555 50 100 50 70 50 5555 50 70 80 70 70 70 70 70 8 0 70 70 70 70 70 70 70 70 70 50 55 70 5050 55 55 80 80 70 80 70 70 70 70 55 70 70 80 70 70 75 70 70 70 70 70 70 7070 7070 80 80 80100 7070 7070 7070 70 75 70 85 70 7070 70 70 70 70 70 70 75 75 (607-0203- 000/3) (607-0333-000/3) (608-0130-000/3) (608-0235-000/9) (608-0016-000/8) ( 1 1 1 - 0 0 0 2 - 0 0 0 / 8 ) (610-0098-000/3) 9.31 9.163 2 . 2 1 25.42 6 6 . 3 1 5 1 2 0 ? 7 0 7 5 7 5 1 1 1 1 1 1 1 3 0 1 3 0 1 3 0 1 3 0 1 3 0 1 3 0 1 3 0 1 3 0 7 773 1 0 6 7 5 7 5 1 3 0 1 3 0 1 3 0 7 3 7 7 1 1 1 1 3 0 1 3 0 1 0 6 7 5 7 5 7 5 7 5 7 5 7 5 7 5111 1 3 0 1 1 1 1 3 0 1 3 0 109.4 109.4 130 130 109.4 130 130 120 ? 91.4 75 30 ? 30 ? 120 ? 130 130 91.4 113.4 118.4 140 141.13 113.4 140 141.35 118.4 123.4 123.4 123.4 136.62 135135 136.55 100.4 100.4 130 130 100.4 130 130 80 140.4 140.4 130 130 104.4 130 130 89.4 89.4 75 75 130 130 89.4 75 130 130 111.7 131.37 131.33 111.7 80 80 80 80 80 80 80 80 80 80 80 8080808080808080808080 80 80 120 120 105 105 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 106.49 106.63 120 120 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 8080 80 121.85 121.99 114.21 114.35 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 114.56 114.69 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 112.5 112.5 122.88 123.0180 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 120 120 100 100 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 108.2 108.33 120.52 120.64 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 808080808080120120 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 120.398080808080808080120120 118 118 80 80 130 130 130 130 118 80 130 130 100 90 90 90 90 90 90 90 90 90 90 90 108.7 130 130 130 130 130 130 142.41 142.33 142.25 142.17 142.09 142 141.92 141.8 140 140 140 140 140 140 140 140 140 140 121.71808080808080808080808080120 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130130 130 9090 9090 9090 106.351059090909090 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 121.14 121.28 130 130 130 130 130 130 130 130 130 130 130 130 130 130130 130130 130 130 130 130 120 80 80 80 80 80 130 130 130 130 130 130 130 8080 80 80 130 130 80 80 80 121 120 120 90 90 90 90 90 909090909090 90 90 90 90 90 90 90 90 90 90 90 121.75 121.85 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 90 90 90 90 90 90 90 9090 90 90 120121.65 130 130 130 130 130 130 130 130 130 155 195.75 168.59 149.69 107 100 100 100 100 158.77 32.28 148.9 947575757575120117117117 75.02 157.23 232.25 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 120 80 80 80 80 80 80 80 80 80 130 130 122.75808080 114.427575757575112.5 112.57575 75 136.4 113 75 75 135 135 135 135 135 135 135 135 135 135 135 135 135 135 135 7575 135.45 135.37 135.52 135.6 135.67 135.75 135.83 135.9 135.98 136.06 136.13 136.21 136.28 75 75 75 113 135.29 135.18 113 135 75 75 75 75 75 75 75 75 75 75 75 114.06 75 75 75 75 113 113 7575113 140 140 140 140 140 140 143.1 142.98 142.9 142.82 142.75 142.65 142.57 142.49 139.7 82.3 90.02 90.02 90.02 90.02 90.02 90.02 90.02 110.27 130.06 130 130 130 130130130130130 130.1 100 100 100 100 100 100 100 100 126.41 200.01 130 130 130 130 130 13 0 1 3 0 1 3 0 1 3 0 1 3 0 1 3 0 1 3 0 1 3 0 1 3 0 130 130 130.01 130.01 103.57 121.19 87.6 90.02 9 0.02 9 0.0 2 9 0 .0 2 9 0. 0 2 9 0 .0 2 90 . 02 8 0.0 4 8 0 . 0 4 8 0.0 4 8 0.0 4 8 0. 0 4 80.04 80.04 73.17 130.05 130.05 100 100 100 1 0 0 1 0 0 1 0 0 1 0 0 138.82 1 00 102 87.5 87.5 87.5 131.25 43.75 87.5 75 124.49 150 150 150 150204 205 205 5 5.8 8 5 5.8 8 5 1 . 5 3 50.39 205 203 125 413.64 225 75 75 75 75 75 75757575757575 757575757575757575 75 75 75757575111 111 101 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 111.3 107.3897.38 130.75 1 3 4. 3 74.5757575 130 75 7575757575 130 130 101 88.39 88.39 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 7575 757575 75 75 75 90 90 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 112.5 112.5 130 130 130 130 112.5757575757575 9075757575112.5 130 75 75 130 130 7588.31 120.58 120.65 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 118 118 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130130 130 120.5 90 90 90 90 90 90 90 9090 90 11890 648.1 967.1 133.62 596.6 578.55 121.5 121.6 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 90 120 120 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 91.8 91.97575757575757575 7575757575112.5090 90 75 75 75 75 75 75 75 75 75 75 75 75 130 130 130 130 130 130 137 137 137 137 137 137 137 137 137 137 137 137 137 137 137 130 130 130 130 130 130 100 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 100 M/L 140 317.2 100 M/L 120 90 90 90 90 90 90 90 90 90 90 90 140 100 M/L 122.5 M/L 120 M/L 120 M/L 120 M/L 120 M/L 120 M/L 120 M/L 120 M/L 120 M/L 120 M/L 120 M/L 120 M/L 120 M/L 95 95 80 80 80 80 80 80 80 80 80 80 80 80 8080 80 80 80 80 80 80 80 80 80 80 80 80 97.6 97.8 135 135 135 135 135135 135 135 135.67 135.61 135.54 135.41 135.47 135.34 135.27 135.2 136.13 136.07 136 135.94 135.87 135 135 135 135 135 135 135 135.8 135.74 90 90 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 75 7575 75 75 75 75 7575 75 75 93 93.1 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130130 130 909090909090 90 80 80 80 80 80 8080808080 91.23 119.79 133.55 69.79 135.74 90 90 131.18 88.67 86.37 35 68.86128.86 80 80 80 80 8080808080808080 80 130 130 130 130 130 130 130 130 130 130 130 121.49090909090 130 130 120 90 90 90 90 90 90 91.6757575757575759075757575 130 137 122.19090909090909090901209090 140 316.5 97.580808080808080808080808080 136.2 95 140 135 90 75 75 75 75 75 75 75 75 75 75 75 75 75 75 92.9 90 90 90 90 1209090 130 130 130 130 130 130 88.72808080808090 310 140 140 90 90 90 90 104.7 90 M/L130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 120 M/L 140 M/L 130 M/L 130 M/L 130 M/L 130 M/L 90 M/L 140 20 111.75 83.7 82.99 87.47 87.47 140.7909090 227.11 120 M/L 105 105 75 75 75 75 75 75 75 75 757575112.5112.5105 105 75 75 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 28.4 28.4 100 100 75 75 7575 90 90 90 90 84.6 82.4 81.3 81.4 46.4 130 130 130 130 137 137 137 137 138.6 135.8121.4 122.2 126.1 219.69 196.46 168.36 98 90 90 100 100 75 75 75 75 75 75 75 75 75 7590 90140.6 129.1 75 75 75 75 75 75 75 75 75 75 75 75 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 13011.3 130 130 130 130 130 130 130 130 130 130 130 130 130 130 100 100 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 80 130 130 130 130 130 130 130 130130 130 130 136.4 136.62 136.84 137.06 137.28 137.5 137.72 137.94 138.16 138.38 138.6 139.26 139.04 138.82 130 130 130 155.9 156.1 80 80 80804040 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 130 M/L 1 3 0 M /L 130 M/L 130 M/L 130 M/L 1 3 0 M / L 70958987899583.03 135 M/L 135 M/L 130 M/L 130 M/L 130 M/L 1 2 5 M /L 100 65 M/L 13 0 M /L 1 3 0 M /L 1 3 0 M /L 130 M/L 1 3 0 39.27 112.85 77 77 88.23 39.2750 M/L 958585858585 85 85 85 85 8581.5 81.5 81.5106.556.581.585.9 66.64 144.9 116.09 1 2 3.5 135 135 135 135 135 135 135 135 135 135 39.27 135 135 135 135 135 85 85 8585 8585 85 85 8577 77 77 77 77 92 92 64.3198.31 90 39.27 130 130 130 130130 130 130 130 130 130 130 130 1301 1 5 .3 109.83 90 90 80 80 80 80 80 80 80 80 105.67 79 39.27 39.27 130 130 130 130 130 130 130 130 130 130 130 130 90.31 90.41 7979797979797979 79 79 79 79 79 79 79 79 79 7979 7979 797979 7979 90 90 131.82 131.83 131.84 131.85 131.86 131.87 131.88 131.89 131.9 131.91 130 130 130 130 130 130 130 130 130 130 130 130 130 130 130 131.96 131.95 131.94 131.93 131.92 112.5112.575 105757575 130 130 130 130 75105 130 130 131.43 95 84 82 114.1 32.2 115 78 118.2 757576 1007575 75 75 75 75 75 75 75 100 210 210 129.8 75 75 75 75 75 75 130 51.18 78.82 155.7 40 40 80 80 80 80 80 139.7 130 80 80 80 80 80 80 100 80 81.5 56.5 106.5 81.5 81.5 81.5 90 9590 81 77 77 77 77 8577 93 80 80 80 80 90 110.18 110.18 79 79 79 79 79 79 79 79 90 131.97 130 80.21 79 79 79 79 79 100 110 80 80 80 80 135 M/L 80 80 80 9 9 . 3 8 82.4 7 1.5 7 1 .5 7 1 .5 67.68 90 80 130 195 110 602.2 502.4 306.1 130 130 70 115.97 95959595 110 130 130 130 130 130 110 39.27115254.46115 90 100 50 91 91.83 83.17 909595959597.75 130 125 125 125 95.9 75 75 7575 75 94 96 112.50 112.50 112.50 104.89 104.779090909090 132.51 132.47 132.43 132.4 132.36 132.32 90 90 90 90 90 132.29 132.25 909090909090104 132.07 132.11 132.14 132.03 104 90 90 90 90 90 90 132.22 132.18 149.1 135.2 139.8 130 124.6 127.1 150.6 1 6 6.3 1 7 5.1 7 5 7 5 75 75 105 83.5 76.130.1 5 5 . 9 58.7 5 5. 2 5 1. 4 22.6 76 . 4 75 9586.5 165 3 8 . 1 165 96 . 7 126.4 80 8080 80 2008080129.67 12 1 .7 4 120 120 120 120 106.2 135 +/- 137 +/- 140 +/- 136 +/- 100 3 9 .2 1 3 9. 7 4 110 109909090 130.64 130.78 130.88 130.98 131.09 109909090110 131.22 90 80 80 80 80 131.58 131.66 131.64 131.63 131.61 131.50 80808080 131.58 8818 90 90.10 90.10 181.98 +/-161.98 131.80 240 107.05 75.90 57.90 80136.4 +/- PARK PARK PARK PARK PARK AREAPARK PARK PARK PARK PARK PARK PARK PARK R / W 45 10 70 70 F. P. F. W. M. D. DR A IN A GE CAN AL NO. 6 70 96 1 77 91 77 84 70 71 72 73 79 80 81 8286 85 7 8 76 75 74 83 94 92 92 95 9798 100 99 5 2 3 88 89 90 87 93 60 69 4 1 1.96 Ac1.96 Ac 5.54 Ac .62 Ac 5.6 Ac 8.41 Ac .42 Ac .53 Ac 1.35 Ac 2.81 Ac .5 Ac 2.09 Ac 0.43 Ac 5.05 Ac 0.36 Ac 1 26 1 12 30 26 1 2 12 1 1 18 1 30 1 2 2930 1 2 3 4 5 6 7 8 9 1 2 3 4 5 6 7 891011121314 2 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1516171819202122232425262728 1 2 3 4 5 6 7 8 9 10 11 12 13 151617181920212223242526 14 1 2 3 4 5 6 7 8 9 11 12 13 14 1516171819202122232425262728 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 161718192021222324252627282930 1 2 3 4 5 7 8 9 10 11 12 13 14 15 161718192021222324252627282930 6 1 3 4 5 6 7 8 9 10 11 12 13 14 1516171819202122232425262728 1 2 3 4 5 6 7 8 9 10 11 12 13 17181920212224262523 16 15 14 1 2 3 4 5 6 8 9 23 222425262728 7 21 20 19 18 17 16 15 13 1412101112345678910111213 151617181920212223242526 14 1 2 3 4 5 6789101112 10 11 12 13 1415161718 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 1213141516171819202122 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17181920212223242526272829303132 1 2 3 4 5 6 7 8 9 10 11 12 13 14151617181920212223242526 1 2 3 4 5 6 7 8 9 10 11 12 13 14151617181920212223242526 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17181920212226272829303132 1 4 5 6 7 8 9 10 11 121617181920212223 12A 24 32 11A 131415 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 161718192021222324252627282930 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 161718192021222324252627282930 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 1 2 3 4 5 6 7 8 91012131415 1 2 3 4 5 6 7 8910111213 1 2 3 4 5 6 789101112 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1516171819202122232425262728 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 161718192021222324252627282930 1 2 3 4 5 6 7 8 9 10 11121314151617 1 2 3 4 5 6 7 8 9 10 11121314151718192016 1 2 3 4 5 6 78910111213 1 2 3 4 5 6 7 891011121314 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17181920212223242526272829303132 12345 6 7 8 9 10 11 12 13 14 15 21 789121110 10 78 69 19 1823242526222120 151716 14 10 10 11 12 13 1423451 30 6 1 2 31 11 0 100 200 300 40050 Feet SAINT LUCIE COUNTY, FLORIDAASSESSMENT MAPTHIS MAP HAS BEEN PREPARED FOR THE SAINT LUCIE COUNTY PROPERTYAPPRAISER'S PURPOSES ONLY AND DOES NOT NECESSARILY REFLECTAN ACTUAL SURVEY. THE SAINT LUCIE COUNTY PROPERTY APPRAISERDOES NOT ASSUME RESPONSIBILITY FOR ERRORS OR OMISSIONSCONTAINED HEREON. SHEET NUMBERSECTION ____________________ TOWNSHIP ___________________ RANGE ______________________µPREPARED FOR SAINT LUCIE COUNTY PROPERTY APPRAISER 13/02N02 34 39 Michelle Franklin, CFAMap Last Updated: 5/20/2018 13/01N 13/01S 13/02S 13/03N 13/03N 13/02N13/02N13/02N 4.A.m Packet Pg. 53 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.m Packet Pg. 54 At t a c h m e n t 4 . A . m : D e v e l o p m e n t A p p l i c a t i o n ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.n Packet Pg. 55 At t a c h m e n t 4 . A . n : P r o p o s e d F l o o r P l a n s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) 4.A.n Packet Pg. 56 At t a c h m e n t 4 . A . n : P r o p o s e d F l o o r P l a n s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) l a, 4.A.n Packet Pg. 57 At t a c h m e n t 4 . A . n : P r o p o s e d F l o o r P l a n s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) VPK Left — Ground floor — Apr 5, 2018 H H flY fl H=s'r(rfl 25'91 Scale 0 5ft 4.A.n Packet Pg. 58 At t a c h m e n t 4 . A . n : P r o p o s e d F l o o r P l a n s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Ell (0 :,- -o a) -o Cl) W -o 0 a I 5, VPK Right - Ground floor - Apr 5, 2018 Bathroom 15 C: tl.tr Art shelf iN £1 C: C w Room 320 ft1 eacnerI cabinetj -tv J 4.A.n Packet Pg. 59 At t a c h m e n t 4 . A . n : P r o p o s e d F l o o r P l a n s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) Center Room 2's - Ground floor - Apr 5, 2018 15' 9 Scale 0 5ft 1 1 4.A.n Packet Pg. 60 At t a c h m e n t 4 . A . n : P r o p o s e d F l o o r P l a n s ( 5 4 2 8 : L i t t l e L i g h t C h r i s t i a n A c a d e m y - C o n d i t i o n a l U s e P e r m i t ) ITEM NO. (ID # 5367) DATE: 08/16/2018 AGENDA REQUEST *PUBLIC HEARINGS QUASI-JUDICIAL BACKGROUND: The applicant(s), Millhess Inc. and Southall, Inc., are requesting approval of a 1) Zoning Atlas Amendment, 2) Preliminary/Final Site Plan for a Planned Non-Residential Development, and a 3) Conditional Use Permit for Medical and other health services (SIC Major Group Code 80). The Medical and other health services is specifically described as a Specialty Hospital, Except Psychiatric (SIC Code 8069) with supplemental services which may be classified as a Psychiatric Hospital (SIC Code 8063) and/or Medical Laboratories (testing) (SIC Code 8071) facility. Current Zoning Proposed Zoning TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Kori Benton, Planning Support Coordinator SUBMITTED BY: Planning & Development Services SUBJECT: Resolution - Zoning Atlas Amendment (Rezoning HIRD to PNRD), Preliminary/Final Site Plan for a Planned Non-Residential Development , & Conditional Use Permit for Atlantic Wellness - Drug and Alcohol Rehabilitation & Wellness Facility 4.B Packet Pg. 61 Updated: 8/10/2018 1:08 PM by Sarah Smith F Page 2 The subject +/-22.4-acre undeveloped property is currently zoned HIRD, Hutchinson Island Residential District which is consistent with the RU, Residential Urban (5 du/1 acre) and R/C, Residential Conservation (0.2 du/acre) future land use designations. The subject property also lies within the Hutchinson Island - Building Height Overlay Zone B, which provides for a maximum building height of 35 feet. The predominant acreage of the site is located on the east side of South Ocean Drive (SR A1A), approximately ½ mile south of Anacostia Place on South Hutchinson Island. (See attached map set). The consolidated preliminary and final site plan consists of four (4) buildings, collectively 214,288 sq. ft. in finished area, site access, garage and surface parking, stormwater facilities, landscape, utilities, other non- residential site improvements, and wetland preservation. Accessory and support uses such as staff lodging, kitchens, cafeteria, nurses’ stations, fitness, spa, wellness, and other recreational amenities are presented with the development and operational plans. Please see attached application documents, map exhibits, and proposed development plans for comprehensive detail of the encompassed proposals. PREVIOUS ACTION: FINANCIAL IMPACT: N/A COMMISSION ACTION: Coordination/Signatures 4.B Packet Pg. 62 Planning and Development Services Department 772.462. 2822 Applicant Millhess Inc. and Southall, Inc. Brian O’Connell, Esq. 515 North Flagler Drive West Palm Beach, FL 33401 Agent for Applicant HJA Design Studio Michael Houston 50 East Ocean Boulevard, #101 Stuart, FL 34994 Location South Hutchinson Island, approxi- mately four-tenths (4/10) of a mile south of Anacostia Place Future Land Use RU, Residential Urban - 5 dwell- ing units per acre R/C, Residential Conservation – 0.20 dwelling units per acre Existing Zoning HIRD, Hutchinson Island Residen- tial District Overlay Zoning District Hutchinson Island – Building Height Overlay Zone B Proposed Zoning PNRD (Planned Non Residential Atlantic Wellness Center Amendment to the Official Zoning Atlas Preliminary/Final Planned Non-Residential Site Plan and Conditional Use Permit File Numbers: PNRD 920175200 & CU 920175199 Project Description The applicant(s), Millhess Inc. and Southall, Inc., are requesting approval of a 1) Zoning Atlas Amendment, 2) Pre- liminary/Final Site Plan for a Planned Non-Residential Development, and a 3) Conditional Use Permit for Medical and other health services (SIC Major Group Code 80). The Medical and other health services are specifically described as a Specialty Hospital, with supplemental services. The subject +/-22.4-acre undeveloped property is currently zoned HIRD, Hutchinson Island Residential District. The preliminary and final site plan con- sists of four (4) buildings, collectively 214,288 sq. ft. in finished area, site ac- cess, garage and surface parking, storm- water facilities, landscape, utilities, other non-residential site improvements, and wetland preservation. Accessory and support uses such as staff lodging, kitch- ens, cafeteria, nurses’ stations, fitness, spa, wellness, and other recreational amenities are presented with the devel- opment and operational plans. 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 July 8, 2018, letters were mailed to property owners within a 500 foot radius, and a sign placed on the property. Staff Recommendation Staff recommends that if the Planning and Zoning Commission finds the re- quest to Amendment to the Official Zoning Atlas from HIRD (Hutchinson Island Residential District) to PNRD, the coupled Preliminary/Final PNRD Site Plan and the Conditional Use re- quest for a Specialty Hospital (Drug Addiction and Alcohol Rehabilitation) and support uses are consistent with the Comprehensive Plan and Land Devel- opment Code, then staff recommends conditions of approval, presented within the Staff Report, to assure the proposed use, and any future change in develop- ment or use of the property does not negatively impact adjacent properties. PLANNING AND ZONING COMMISSION Hearing Date: Thursday August 16, 2018 (continued from July 19, 2018) Location: South Hutchinson Island, approximately four-tenths of a mile south of Anacostia Place 4.B.a Packet Pg. 63 At t a c h m e n t 4 . B . a : P r o j e c t S u m m a r y - A t l a n t i c W e l l n e s s - U p d a t e d f o r 7 . 1 6 [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION Applicant: Millhess Inc. and Southall, Inc. Brian O’Connell, Esq. 515 North Flagler Drive West Palm Beach, FL 33401 Agent for Applicant: HJA Design Studio Michael Houston 50 East Ocean Boulevard, Suite 101 Stuart, FL 34994 Type of Development: Specialty Hospital Intensity: 145 Patient Rooms & 5 Staff Rooms (as depicted by Floor Plans) 220 Patient Beds 9.8 beds per acre Name of Proposed Facility: The Atlantic Wellness Center & Resort Location: South Hutchinson Island, approximately ½ mile south of Anacostia Place Parcel ID Numbers: 2529-231-0002-000-4 and 2529-231-0001-000-7 Parcel Size: +/- 22.43 acres Current Zoning District: HIRD, Hutchinson Island Residential District Proposed Zoning District: PNRD, Planned Non-Residential Development Overlay Zoning District Hutchinson Island – Building Height Overlay Zone B Maximum Building Height Thirty-five (35) Feet, above minimum elevation required to meet minimum flood protection regulations Future Land Use(s): RU, Residential Urban - 5 dwelling units per acre R/C, Residential Conservation – 0.20 dwelling units per acre Wetlands: +/- 12.6 acres Uplands: +/- 3.7 acres Beaches & Dunes: +/- 6.1 acres Utilities: Fort Pierce Utilities Authority (FPUA) Water St. Lucie County Utilities Wastewater TO: Planning and Zoning Commission THROUGH: Leslie Olson, AICP, Planning & Development Services Director Mayte Santamaria, Assistant Director Linda Pendarvis, Development Review Coordinator FROM: Kori Benton, Senior Planner DATE: August 8, 2018 SUBJECT: Atlantic Wellness - Drug and Alcohol Rehabilitation & Wellness Facility 1) Zoning Atlas Amendment (Rezoning HIRD to PNRD) 2) Preliminary/Final Site Plan for a Planned Non-Residential Development 3) Conditional Use Permit for Medical and other health services 4.B.b Packet Pg. 64 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 2 Adjacent Land Use/Zoning/Uses: Direction Future Land Use Zoning Existing Use(s) North RU, Residential Urban – 5 du/acre HIRD, Hutchinson Island Residential District Undeveloped, development approval for the Hutchinson Sands Condominium (92 units) - unbuilt South RU, Residential Urban – 5 du/acre and R/C, Residential Conservation 0.20 d/u acre PUD, Planned Unit Development Undeveloped, development approval for the Sunset Beach PUD (43 Single Family Residential Lots) - unbuilt East N/A N/A Atlantic Ocean West RU, Residential Urban – 5 du/acre and R/C, Residential Conservation 0.20 d/u acre HIRD, Hutchinson Island Residential District Wetlands BACKGROUND INFORMATION Prior Approval In April 2016, the Board of County Commissioners approved a Major Site Plan for a project consisting of 102 residential condominium units with recreational amenities (swimming pool, gym, a tennis court and two (2) dune crossovers). As part of the approved site plan, the Board authorized a waiver from Comprehensive Plan Policies 6.1.14.5 and 6.1.14.6 to allow 1.21 acres of Category 1 mangrove wetland impacts and 0.86 acres of wetland buffer impacts. Current Requests The applicant(s), Millhess Inc. and Southall, Inc., are requesting approval of a 1) Zoning Atlas Amendment, 2) Preliminary/Final Site Plan for a Planned Non-Residential Development, and a 3) Conditional Use Permit for Medical and other health services (SIC Major Group Code 80). The Medical and other health services uses are specifically described as a Specialty Hospital, Except Psychiatric (SIC Code 8069) with supplemental services which may be classified as a Psychiatric Hospital (SIC Code 8063) and/or Medical Laboratories (testing) (SIC Code 8071) facility. The subject +/-22.4-acre undeveloped property is currently zoned HIRD, Hutchinson Island Residential District which is consistent with the RU, Residential Urban (5 du/1 acre) and R/C, Residential Conservation (0.2 du/acre) future land use designations. The subject property also lies within the Hutchinson Island – Building Height Overlay Zone B, which provides for a maximum building height of 35 feet. The predominant acreage of the site is located on the east side of South Ocean Drive (SR A1A), approximately ½ mile south of Anacostia Place on South Hutchinson Island. The subject property lies within the urban service boundary. Fort Pierce Utilities Authority has capacity to provide potable water and St. Lucie County Utilities is identified to provide wastewater for the proposed project. 4.B.b Packet Pg. 65 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 3 Site Plan Overview 4.B.b Packet Pg. 66 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 4 Table 1 below provides an overview of the proposed development and allocation of space proposed for the Atlantic Wellness Center, as contained within the floor plans. Table 1: Facility Floor Plan Overview Building Finished Area Patient Rooms (#) Support Rooms & Service Spaces Amenities At l a n t i c W e l l n e s s C e n t e r Building 1 (North) 45,539 sq. ft. 20 Male 13 Female Group Rooms Activity Rooms Dining & Food Prep Staff Office Living Room Day Room Open air terrace Elevators Balconies Building 2 (North Central) 52,836 sq. ft. 29 Male Adolescent 22 Female Adolescent Kitchen Offices Cafeteria Group Rooms Activity Rooms Staff Office Living Room Day Room Lobby Dining & Food Prep Open air terrace Elevators Water Feature Pavilion Lounge Fitness Balconies Building 3 (South Central) 52,836 sq. ft. 15 Male 15 Female 5 Staff Rooms Staff Break Rooms Kitchen Cafeteria Group Rooms Activity Rooms Admin Offices Food Prep Dining Staff Office Living Room Day Room Lobby Intake Family Waiting Female Fitness Male Fitness Open air terrace Elevators Water Feature Pavilion Balconies Building 4 (South) 45,539 sq. ft. 18 Male 13 Female Group Rooms Activity Rooms Food Prep Staff Office Living Room Day Room Open air terrace Elevators Balconies Fitness Spa TO T A L S 196,750 sq. ft. Finished Area 214,288 sq. ft. Area inclusive of balconies and terraces 145 Patient Rooms 5 Staff Rooms Proposed Facility Operations The development submissions state the facility is intended to operate 24 hours a day and seven (7) days a week, with services to include medical and clinical programs with various treatment concentrations and durations. The facility will be applying for DCF licensure for the full continuum of care for both adults and adolescents, including but not limited to: • Inpatient Detoxification • Partial Hospitalization Program • Intensive Inpatient Treatment • Intensive Outpatient Program • Residential Inpatient Treatment 4.B.b Packet Pg. 67 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 5 Admission to the facility is intended for scheduling between 9:00am and 5:00pm; however, admissions are possible later in the day. All discharges from the facility are to be planned and arranged, and will generally occur between 10:00am and 1:00pm. All discharges will leave via private car or taxi, to be coordinated by facility staff. Patients are not permitted visitation within the first 3 days. Thereafter, visitation is allowed up to 1 hour twice per week between 9:00 am and 9:00 pm., depending upon the care level. Each care program will have different visitation schedules to off-set demand for parking and staff, as well as traffic. NEIGHBORHOOD MEETING The applicant held two (2) meetings regarding the proposed petitions on August 8, 2017 and February 7, 2018. The events sought to provide an overview of the proposed project, answer general questions, and garner overall concerns. The sign-in sheets are provided in the application packet. Many of the participants were members of the South Hutchinson Island Association President’s Council. ----------------------------------------------------------------------------------------------------------------------------------- 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 Land Development Code, Section 11.06.03 establishes the standards for reviewing Zoning Atlas Amendments. In reviewing an application for Zoning Atlas Amendment, the Board of County Commissioners and the Planning and Zoning Commission 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. 4.B.b Packet Pg. 68 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 6 The subject property is zoned HIRD, Hutchinson Island Residential District. A rezoning is requested to the PNRD district to allow the proposed use (Specialty Hospital – Drug and Alcohol Rehabilitation – SIC 8069) via a concurrent request for a Conditional Use Permit. Pursuant to LDC, Section 7.02.02 – Permitted Use for Planned Non-Residential Development, properties located in any residential classified land use area, shall be subject to the permitted uses and conditional uses identified in the Commercial Neighborhood (CN), Commercial Office (CO) and Institutional (I) zoning districts. Medical and other health service(s) (SIC Major Group 80: Health Services) facilities are allowed in the Institutional Zoning District as a Conditional Use, pursuant to LDC Section 3.01.03.X.7. k. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan. The Future Land Use designation for the subject property is predominantly RU, Residential Urban - 5 dwelling units per acre, whereas a small portion of the site, west of SR A1A, has a Future Land Use designation of R/C, Residential Conservation – 0.20 dwelling units per acre. No development is proposed within the RC designated portion of the property. The purpose of the RU Land Use is found in the St. Lucie County Comprehensive plan, Future Land Use Element, as follows: The Residential Urban (RU) classification is the predominant residential land use category in the County. This residential land use category provides for a maximum density of five dwelling units per gross acre. The RU designation is generally found between the identified urban service areas and the transitional RS areas. These properties need to be serviced with central water and wastewater services. These services may be provided by either a public utility or through private on-site facilities, as would be permitted in accordance with all applicable regulations. New development in the RU areas can occur using traditional single-family or multifamily zoning designations or through the planned unit development process. In accordance with the Land Use/Zoning District compatibility matrix, Table 1-3, in the Comprehensive Plan, the PNRD (Planned Non Residential Development) zoning district is considered to be generally compatible within the RU (Residential Urban – 5 du/acre) and RC (Residential/Conservation) land use designations. The proposed zoning amendment is generally consistent with the Goals, Objectives and Policies of the St. Lucie County Comprehensive Plan, including: Goal 1.1: Ensure the highest quality of living environment possible, to a mixture of land uses reflecting the needs and desires of the local residences in how they want their community to develop. The goals shall be implemented by strictly enforcing building, zoning and development codes based on objectives and policies that will enhance St. Lucie County natural and manmade resources while minimizing any damage or threat of degradation to the health, safety and welfare of the County’s citizens, native wildlife and environment, through incompatible uses. Objective 1.1.7: 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. 4.B.b Packet Pg. 69 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 7 Policy 1.1.7.1 - Continue to encourage the use of planned development techniques to conserve open space in 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 the applicable Land Development Code requirements such as landscaping, buffering, building design, traffic circulation, parking, etc. while achieving non-residential land development of superior quality through the encouragement of flexibility and creativity in design options in accordance with LDC Section 7.02.01. The building design and site plan meet and exceed the County’s land development codes pertaining to open space, site coverage, and compact form. The PNRD development plan preserves of 90.5% of the wetlands, the dune preservation zone, and 79% of the entire site area. Many portions of the site intended for conservation will be placed under appropriate easement and monitoring. The applicant has provided a Preserve Area Monitoring and Maintenance Plan (PAMMP) prepared by EW Consultants, Inc. to support long-term preservation of dune protection area, upland open space, and wetlands. Central water and sewer are available at the site. FPUA has capacity to provide potable water to the site. The site will have a private lift-station to be connected into St. Lucie County Utility infrastructure for sewer service to the site. The buildings proposed are designed with green building standards including window treatments, shading, HVAC systems, water use and reuse systems, solar powered exterior lights and native landscaping which demand minimal watering. 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. The applicant has estimated development of the site at a value of approximately $79 million, while supporting approximately 216 jobs through the employment of doctors, therapists, nurses, administrative support staff and facilities management employees. Based on presented figures from an economic impact report prepared by Fishkind and Associates, the development proposal is projected to add nearly $57 million to the County’s tax base, therefore would result in over $500,000 per year in property taxes for the County and nearly $400,000 in annual property taxes for the School District. 4.B.b Packet Pg. 70 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 8 As a point of comparison, Lawnwood Regional Medical Center maintains a 22.36 acre campus, complete with 305,187 sq. ft., assessed at a value of $21,097,400. This facility generated $538,428 in ad-valorem tax revenue in 2017. Objective 1.1.8: Property owners’ investments, their quality of life in and around the single family neighborhood, as a defined residential area, shall be protected from the encroachment of commercial and/or other inappropriate land uses through consistent and predicable application of the Land Development Code. This objective is intended to guard “the single-family neighborhood, as a defined residential area,” which may be adversely impacted by encroachment of commercial and/or other inappropriate land uses. A neighborhood, in community planning, is the smallest subarea typically expressed as a residential area whose residents have public facilities and social institutions in common, and are generally within walking distance of their homes. The subject area has characteristics that distinguish it from typical neighborhoods such as boundaries defined by physical barriers of State Road A1A, and the Atlantic Ocean. However, this area is not limited or confined to single-family development. As an area with multiple RU-designated parcels clustered together, the subject parcel could be considered in “a residential area” even though nearly all are vacant, with the potential of limited commercial or institutional development. Exhibit 1, below, recognizes a residential area, around the petition site, defined by the Residential Urban (RU) Future Land Use Designation, boundaries of SR A1A, the Atlantic Ocean, and St. Lucie County public parks. Exhibit 1 Residential Area defined by Residential Urban (RU) FLU & Boundaries of SR A1A, Atlantic Ocean, and St. Lucie County Parks Petition Site +/-121 acres 4.B.b Packet Pg. 71 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 9 Table 2 provides an overview of zoning districts represented as compatible in DIA Table 1-3 Land Use Designation/Zoning Compatibility Matrix. The compatibility matrix is further codified in LDC Section 11.09.02. - Zoning Conformance, Land Development Code Table 11-1 Zoning Districts compatible with the RU land use include a number of limited commercial, institutional and other non-residential districts. Table 2: Land Use Designation/Zoning Compatibility for RU Residential Urban Future Land Use Category Zoning RU Residential Urban Residential Zoning Districts R/C, AR-1, RE-1, RE-2, RS-2, RS-3, RS-4, RM-5, RMH-5, HIRD Limited Commercial Zoning Districts CN, CO, Planned Zoning Districts PUD, PNRD, PMUD Other Zoning Districts AG-1, IX, U, I, RF, CPUB Pursuant to Table 11-1, CO and CN designations are limited to a maximum of ten acres per parcel as per Policy 1.1.8.4 and 1.1.5.11, within the RU land use category, whereas zoning districts of I, Institutional and PNRD, Planned Non-residential Development are not. Objective 1.1.8 concerns protection of a single family neighborhood, as a defined residential area, advancing policies intended to protect neighborhoods from the encroachment of commercial and/or other inappropriate land uses through consistent and predicable application of the Land Development Code. Assessment of use compatibility for the residential area is furthered in Exhibit 2, below. Exhibit 2 4.B.b Packet Pg. 72 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 10 Exhibit 2 identifies the variety of uses existing or approved within the recognized residential area. It denotes the location of existing single-family homes or platted lots, designated for future single-family home development. The nearest single-family home is approximately 1,650 ft. to the north of the petition site. The identified area, from north to south, includes the Anacostia single-family subdivision (10 lots), Hutchinson Sands site approved for 92, the petition site, Sunset Beach PUD site approved for 43 single-family units, seven (7) vacant parcels zoned HIRD, and one (1) single-family home on the southern boundary. While the surrounding properties have land use designations that allow residential uses, and a multi-family and single-family site plan have been approved, this identified area is not a single-family neighborhood, as a defined residential area. In the absence of a single family neighborhood, as a defined residential area, the proposed rezoning is not in conflict with Objective 1.1.8. The Board may reference the collective policies within the Future Land Use Element in pursuit of Goal 1.1., therefore staff has analyzed Policy 1.1.8.4 for supplementary assessment of the proposed rezoning. Policy 1.1.8.4 - Limited development of commercial/non-residential uses, that are not located within a special area plan adopted within the Towns, Villages and Countryside Element, will be allowed within areas classified for residential use, provided that these activities are compatible with the adjacent land uses and meet the following standards: a) Intent of the commercial use is to provide easily accessible, convenience-type uses to immediately surrounding residents; b) Conversion of the petitioned property would not promote any strip commercial use of land; c) Use is compatible with surrounding land uses and is provided with adequate screening and buffering of any adjacent residential property; d) The property for which the commercial designation is sought does not exceed 10 acres. Sub-policies a), b), and d) are not applicable to the proposal as the use is defined as institutional, not a commercial use. The institutional and secure nature of the site do not present, and should not promote strip commercial use of land. Furthermore, the applicant is preserving 79% of the site, or 17.71 acres, and is proposing to develop roughly 4.69 acres of the site, setback from SR A1A. Much of the remaining area will be under conservation easement, therefore commercial designation of the remaining site, at a later date, is not feasible. The collective consideration of the proposed PNRD rezoning, PNRD plan, and Conditional Use is to determine compatibility with surrounding land uses and whether adequate screening and buffering of adjacent, potentially residential, property is provided. The applicant has addressed design and buffering of the proposed PNRD development through scale and architecture similar to a condominium, hotel or resort. The plan is intended to provide compatibility with the mix of uses already allowed in the HIRD zoning category, such as the proposed Hutchinson Sands condominiums approved to the north, at a height of 42ft and the proposed ocean front single- family homes approved to the south. The applicant includes preserve areas on both the north and south property lines to help screen adjacent properties and the right-of-way. Therefore, staff finds the applicant has met the relevant sections of Policy 1.1.8.4. The subject site is presently within the HIRD zoning district. Pursuant to LDC Section 3.01.03 AA. Hutchinson Island Residential District (HIRD) "The purpose of the Hutchinson Island Residential District (HIRD) is to provide a residential environment on North and South Hutchinson Island". The HIRD district allows for a variety of residential uses, as well as Conditional Use application for the development of nonresidential uses (hotels, motels, resorts, rooming and boarding houses, time-shares, athletic and entertainment clubs, and marinas). 4.B.b Packet Pg. 73 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 11 The petition for the subject site, in accordance with LDC Section 7.02.02, seeks uses eligible in the County’s Institutional (I) zoning district, through a Planned Non-Residential Development (PNRD). Institutional uses such as churches, schools, parks, and care facilities of compatible scale and intensity are common adjacent to residential uses. As a Conditional Use, various institutional, public, and quasi-public uses are eligible for consideration, but require individual review of their location, design, intensity, configuration, and public facility impact in order to determine the appropriateness of the use and their compatibility with adjacent uses. The proposed institutional use is not a commercial use, and is comparable in intensity to the mix of non- residential uses the HIRD district may allow as conditional use, such as hotels, motels, resorts, athletic and entertainment clubs, and marinas. Based upon the ITE Manual Land Use Code 620 for “Nursing Homes” for the proposed institutional use, staff’s evaluation of the applicant’s Traffic Impact Report indicates a projected trip generation of 603 AADT 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. Conversely, the proposed volume of traffic that will be generated by the proposed use if using ITE Manual Land Use Code 610 for “Hospitals” (instead of the Applicant’s proposed ITE Manual Land Use Code 620 for “Nursing Homes”) is significantly greater, (at 2,847 AADT) than adjacent uses. The review of traffic for this proposed institutional use appears to be a hybrid between the ITE Manual Land Use Code 610 for “Hospitals” and ITE Manual Land Use Code 620 for “Nursing Homes”). The applicant should provide additional traffic analysis by a traffic engineer to confirm that the trip generation for “Nursing Home” is the appropriate and compatible generation rate for this hybrid use. See Discussion regarding Transportation (Traffic) in analysis for Preliminary/Final Site Plan Approval and Conditional Use Permit as found on page 23 of this document. Policy 1.1.8.4 seeks to limit adverse impacts from non-residential development within residential land use designations, and to encourage compatible non-residential uses. If traffic from this use is as significant as that found in ITE 610 “Hospitals,” the use may not be compatible in this Land Use. 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. These surrounding properties have future land use and zoning designations that allow various residential and non-residential uses. residential uses. The existing HIRD designation of the site, and the site to the north, provides for a collection of nonresidential uses, as conditional use, such as hotels, motels, resorts, athletic and entertainment clubs, and marinas. Pursuant to LDC Section 3.01.03 AA. 1., The purpose of the existing Hutchinson Island Residential District (HIRD) zoning is to provide a residential environment on the Island that is respectful of the natural resources and value of the barrier islands and can be supported by available public and private services. The HIRD district is intended to ensure that the intensity, location, and timing of new residential growth and development is of a character that can be served by adequate public and private facilities, and that protects, preserves and enhances the public health, safety, and welfare of the citizens of St. Lucie County. Hutchinson Island constitutes a unique and valuable public resource that plays a vital role in defining the County's economic and geographic character. Furthermore, the HIRD is also intended to facilitate growth and development of the barrier islands while conserving the natural and human values the islands represent. Given the environmentally sensitive nature of barrier islands, HIRD is designed to ensure that growth and development is clustered away from environmentally sensitive lands and is limited to the more tolerant upland portions of Hutchinson Island. 4.B.b Packet Pg. 74 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 12 The HIRD zoning district is predominant on the Island, allowing a mix of residential uses (single family, duplex and multi-family) and nonresidential uses (hotels, motels, rooming and boarding houses, athletic and entertainment clubs and marinas). A specialty hospital is considered an institutional use that may be found to be compatible with the existing and adjacent land uses, with consideration of intensity, scale, design, buffering, adequacy of public facilities, and operational standards of the use under the RU land use category. 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. 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 the residential density for the Residential Urban land use category at 5 dwelling units per acre, and the Residential/Conservation category at 1 dwelling unit per 5 acres, however intensity standards such as maximum height, maximum lot coverage by structure, or floor area ratio (FAR) are not included for these residential land uses categories. The proposed project, for the two central buildings, has received a height variance from the BOA to exceed the allowable limits of the LDC for structures within the Hutchinson Island – Building Height Overlay, Zone B. This stepped building massing helps buffer the adjacent properties. The proposed design meets the thirty-five (35) foot building height where adjacent to neighboring properties. It is noted that the project approved to the north received a variance to develop to a height of 42ft., therefore inconsistency of height with this proposed use is not at issue. A representative of the approved Sunset Beach Single-family PUD, property to the south, has provided a letter of support for the subject petition. The letter is incorporated with the report packet. This unplatted single-family development is approved for 43 homes. Based upon the ITE Manual Land Use Code 620 for “Nursing Homes” for the proposed institutional use, the trip generation is projected to be 603 AADT 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. Conversely, the proposed volume of traffic that will be generated by the proposed use if using ITE Manual Land Use Code 610 for “Hospitals” (instead of the Applicant’s proposed ITE Manual Land Use Code 620 for “Nursing Homes”) is significantly greater, (at 2,847 AADT) than the adjacent uses. The review of traffic for this proposed institutional use appears to be a hybrid between the ITE Manual Land Use Code 610 for “Hospitals” and ITE Manual Land Use Code 620 for “Nursing Homes”). The applicant should provide additional traffic analysis by a traffic engineer to confirm that the trip generation for “Nursing Home” is the appropriate and compatible generation rate for this hybrid use. See Discussion regarding Transportation (Traffic) in analysis for Preliminary/Final Site Plan Approval and Conditional Use Permit as found on page 23 of this document. Based on the current available information, the proposed may not be consistent with existing and proposed land uses. If further traffic analysis of the proposed campus is certified to reflect traffic impacts comparable to the previously approved, or eligible, residential development of the property, the proposed amendment would be consistent with existing and proposed land uses. 4.B.b Packet Pg. 75 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 13 D. Whether there have been changed conditions that require an amendment. No changes in conditions, pertaining to the property or surrounding lands, have been identified that necessitate an amendment. The applicant has opined the market has indicated very little demand for condominiums or other residential units in this area, as demonstrated by the mostly vacant residential projects in the area. The Hutchinson Sands project to the north was adjusted in June 2016 to provide an increase in the quantity of residential units from 84 to 92. Furthermore, the Sunset Beach PUD project to the south received Final PUD Site Plan approval in November, 2016 for 43 single family residential lots on 38.8 acres. At this time, both properties remain vacant with active site plans. At this time, no applications have been filed for review of construction plans and preliminary record plat, or final plat, for the single-family subdivision presented within the Sunset Beach PUD. The applicant has suggested substantial and growing demand for drug and alcohol treatment facilities, especially facilities that provide a high standard of care in addition to jobs and private investment to St. Lucie County. 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. Availability of water, sewer, transportation and capacity of similar public facilities has been confirmed for the subject site. The applicant has provided a preliminary Hurricane Emergency Action Plan to accompany the proposal, however the final development plan shall incorporate a complete Comprehensive Emergency Management Plan, including evacuation protocols for review and acceptance by the St. Lucie County Division of Emergency Management and Fire District, and maintenance of said plan. Based upon the ITE Manual Land Use Code 620 for “Nursing Homes” for the proposed institutional use, the trip generation is projected to be 603 AADT 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. Conversely, the proposed volume of traffic that will be generated by the proposed use if using ITE Manual Land Use Code 610 for “Hospitals” (instead of the Applicant’s proposed ITE Manual Land Use Code 620 for “Nursing Homes”) is significantly greater, (at 2,847 AADT) than adjacent uses. The review of traffic for this proposed institutional use appears to be a hybrid between the ITE Manual Land Use Code 610 for “Hospitals” and ITE Manual Land Use Code 620 for “Nursing Homes”). The applicant should provide additional traffic analysis by a traffic engineer to confirm that the trip generation for “Nursing Home” is the appropriate and compatible generation rate for this hybrid use. See Discussion regarding Transportation (Traffic) in analysis for Preliminary/Final Site Plan Approval and Conditional Use Permit as found on page 23 of this document. Based on the current available information, the proposed use could cause an increase in demands on transportation facilities. If further traffic analysis of the proposed campus is certified to reflect traffic impacts comparable to the previously approved, or eligible, residential development of the property, the proposed amendment would not be expected to result in an increase in demands on public facilities, contingent upon verification of assignment for emergency services for the intended non-residential use. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. 4.B.b Packet Pg. 76 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 14 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, has been designed to limit environmental impacts to the existing dune features and mangrove habitat. The impact to wetlands is less than that included in the previously approved Major Site Plan for the property. The applicant proposes to preserve 90.5% of the on-site wetlands, and 79% of the entire site. Access from the site is to include a bridge, over much of the wetlands, replacing the previous design of a fill-based access road with culverts which created greater wetland impacts. The wetland impacts that will occur through site development are intended to be addressed by an off-site wetland mitigation bank agreement, as well as on-site mitigation. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area. Based upon the traffic analysis ambiguity regarding the proposed use, the determination of whether the proposed zoning change would or would not have an adverse impact on property values in the area is undetermined. The proposed PNRD project 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 an exclusive condominium or resort, in keeping, generally, with the permitted and conditional uses of adjacent properties. Based upon the ITE Manual Land Use Code 620 for “Nursing Homes” for the proposed institutional use, the trip generation is projected to be 603 AADT 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. Conversely, the proposed volume of traffic that will be generated by the proposed use if using ITE Manual Land Use Code 610 for “Hospitals” (instead of the Applicant’s proposed ITE Manual Land Use Code 620 for “Nursing Homes”) is significantly greater, (at 2,847 AADT,) than adjacent uses. The review of traffic for this proposed institutional use appears to be a hybrid between the ITE Manual Land Use Code 610 for “Hospitals” and ITE Manual Land Use Code 620 for “Nursing Homes”). The applicant should provide additional traffic analysis by a traffic engineer to confirm that the trip generation for “Nursing Home” is the appropriate and compatible generation rate for this hybrid use. See Discussion regarding Transportation (Traffic) in analysis for Preliminary/Final Site Plan Approval and Conditional Use Permit as found on page 23 of this document. Based on the current available information, the proposed use could adversely affect property values if intense traffic is created by the use. 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 west and north of the petition site are zoned HIRD, whereas the property immediately to the south which is zoned PUD, with an approved single-family home site plan. The referenced properties surrounding the subject property are vacant and undeveloped. Development of the approved residential projects would place 92 multifamily units to the north of the site, and 43 single-family homes approved to the south. 4.B.b Packet Pg. 77 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 15 The subject property’s current HIRD zoning category provides for the development of single-family and multi-family residences, with a density of approximately 111 dwelling units (contingent upon MHW determinations and assessment of Alternate Development Fees), and may allow for a variety of non-residential and special uses as conditional uses. The dune preservation area and wetlands define the development pattern of the area. The proposed amendment, introducing an institutional use typified by a secure, buffered, and somewhat concealed design could impact evolution of orderly and logical development pattern which integrates and connects residential development, or compatible non-residential uses. However, this potential segmenting of the defined residential area is not dissimilar to that of a gated community, or the gaps in development on the island associated with preservation of environmentally sensitive lands. The proposed amendment could impact an orderly and logical development pattern, in reference to the multifamily development of the property to the north, as the proposed institutional use (specialty hospital) is not subject to the Building Space Formula. The Building Space Formula is applicable to multi-family residential, hotel, motel, and resort developments. The potential negative effects of the amendment on an orderly and logical development pattern of the area are not anticipated to be significant; however, based upon the traffic analysis ambiguity regarding the proposed use, the total extent of the potential negative effects are unknown at this time. 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 residential land use area, such as the subject site, the Board of County Commission 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); Institutional (I) Zoning Districts. Pursuant to LDC Section 3.01.03.X.7. k., Medical and other health service(s) (SIC Major Group 80: Health Services) facilities are allowed in the Institutional Zoning District as a 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. 4.B.b Packet Pg. 78 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 16 The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding this proposed amendment to the Official Zoning Atlas. #2 PRELIMINARY/FINAL SITE PLAN STANDARDS OF REVIEW SET FORTH IN LAND DEVELOPMENT CODE SECTION 11.02.07 #3 CONDITIONAL USE PERMIT STANDARDS OF REVIEW SET FORTH IN LAND DEVELOPMENT CODE SECTION 11.07.03 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. Land Development Code, Section 11.07.03 establishes the standards for reviewing Conditional Use Permits. Pursuant to LDC Section 11.07.05. B. 1. Conditional use applications shall include a site plan if the proposed use is located on South Hutchinson Island. In reviewing an application for a Conditional Use Permit, 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 Pursuant LDC Section 7.02.02.A., in determining permitted use possibilities in any Planned Nonresidential Zoning Development for properties located in a residential land use area, such as the subject site, the Board of County Commission 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); Institutional (I) Zoning Districts. Pursuant to LDC Section 3.01.03.X.7. k., Medical and other health service(s) (SIC Major Group 80: Health Services) facilities are allowed in the Institutional Zoning District as a Conditional Use. In accordance with St Lucie County LDC Sections, 11.06.04, 11.02.05. A. and B and 11.07.05, the applicant is requesting approval of a Zoning Atlas Amendment from HIRD, Hutchinson Island Residential District to PNRD, Planned Non-Residential Development, the coupled Preliminary/Final Site Plan for a Planned Non-Residential Development, and a Conditional Use Permit to further authorize the use of a Specialty Hospital, Except Psychiatric (SIC Code 8069), and the supplemental services generally categorized as a Psychiatric Hospital (SIC Code 8063) and Medical Laboratories (SIC Code 8071). The consolidated preliminary and final site plan consists of four (4) buildings, collectively 214,288 sq. ft. in finished area, site access, garage and surface parking, stormwater facilities, landscape, utilities, other non-residential site improvements, and wetland preservation. Accessory and support uses such as staff lodging, kitchens, cafeteria, nurses’ stations, fitness, spa, wellness, and other recreational amenities are presented with the development and operational plans. 4.B.b Packet Pg. 79 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 17 Conflicts with LDC The proposed building or use is not comprehensively consistent with the standards of the St. Lucie County LDC Code as the following conflicts were identified: • The site plan is required to provide four (4) off-street loading spaces, twelve (12) × fifty-five (55) feet long with a fourteen-foot vertical clearance, and be accessible from the interior of the building it serves without crossing or entering any other required off-street loading space, off-street parking space, or circulation area. Such loading spaces shall be arranged for convenient and safe ingress and egress by motor truck and trailer. In accordance with LDC Sections 7.06.02. A.3 b. and 7.06.02 B. 9. c. 1. & 3., the applicant has proposed four (4) off-street loading spaces twelve (12) × fifty-five (55) feet long, however two (2) do not meet the overhead vertical clearance of at least fourteen (14) feet and the other two (2) are not accessible from the interior of the building it serves without crossing or entering any other required off-street loading space, off-street parking space, or circulation area. The applicant may consider requesting relief within the PNRD plan for these loading spaces, providing justification as to the deviation sought for these support facilities. • The minimum size of a standard parking stall shall be ten (10) feet × eighteen (18) feet, pursuant to LDC Section 7.06.02 B. 1. a. The applicant is seeking approval of a stall width reduction to nine (9) feet. The applicant has incorporated a request for relief within the PNRD plan. The relief statement identifies the need to support the facility’s 216 employees at-full capacity and the minimization of wetland impacts achieved by reducing the width of the parking stalls. The relief sought details the reduction in space width to 9 ft. as the minimum parking stall width that will allow for the parking needs of the project while still maintaining the 11.4 acres of wetland preservation (90.5% of the existing wetlands) provided by this site plan. A complete justification statement provided by the applicant is attached for further review and consideration of the relief sought. • In accordance with LDC Section 11.02.10. A. q. A transportation impact report in accordance with the requirements of Section 11.02.09(A)(4), is required for review of the proposed development. The traffic impact report provided by the applicant utilizes ITE Manual Land Use Code 620 for “Nursing Homes” for the proposed institutional use, the trip generation is projected to be 603 AADT therefore 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. Conversely, the proposed volume of traffic that will be generated by the proposed use, if using ITE Manual Land Use Code 610 for “Hospitals” (instead of the Applicant’s proposed ITE Manual Land Use Code 620 for “Nursing Homes”) is significantly greater, (at 2,847 AADT) than adjacent uses. The review of traffic for this proposed institutional use appears to be a hybrid between the ITE Manual Land Use Code 610 for “Hospitals” and ITE Manual Land Use Code 620 for “Nursing Homes”). The applicant should provide additional traffic analysis by a traffic engineer to confirm that the trip generation for “Nursing Home” is the appropriate and compatible generation rate for this hybrid use. See Discussion regarding Transportation (Traffic) in analysis for Preliminary/Final Site Plan Approval and Conditional Use Permit as found on page 23 of this document. Inconsistencies with the St. Lucie County Land Development Code have been identified with regards to the parking stall width and the loading zone space access and vertical clearance. The applicant’s approach for relief from proposed building height and parking stall width are identified and pending. The PNRD process allows for flexibility of standards like loading and parking width. The requested relief from the loading space and parking stall standards may be granted by the 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). 4.B.b Packet Pg. 80 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 18 Compliance with Comprehensive Plan (see analysis included in the Zoning Atlas Amendment section)  The proposed Conditional Use is not in conflict with the following Goals, Objectives, or Policies, (GOPs) of the St. Lucie County Comprehensive Plan. The Future Land Use designation for the subject property is predominantly RU, Residential Urban - 5 dwelling units per acre, whereas a small portion of the site, west of SR A1A, has a Future Land Use designation of R/C, Residential Conservation – 0.20 dwelling units per acre. No development is proposed within the RC designated portion of the property. The applicant submitted an Amendment to the Official Zoning Atlas and a Preliminary/Final PNRD Site Plan concurrently to assess compliance with Comprehensive Plan, and LDC requirements. By processing both petitions concurrently, the development is able to achieve flexibility in design while defining the zoning designation and development plan to the use of the property. The rezoning to PNRD district permits this concurrent request for a Conditional Use Permit for a proposed use (Specialty Hospital – Drug and Alcohol Rehabilitation – SIC 8069), in accordance with LDC Section 7.02.02 – Permitted Use for Planned Non- Residential Development. This code provides that properties located in any residential classified land use area, shall be subject to the permitted uses and conditional uses identified in the Commercial Neighborhood (CN), Commercial Office (CO) and Institutional (I) zoning districts. Medical and other health service(s) (SIC Major Group 80: Health Services) facilities are allowed in the Institutional Zoning District as a Conditional Use, pursuant to LDC Section 3.01.03.X.7. k. The subject site, and surrounding properties, have land use designations that allow residential uses, and a multi- family and single-family site plan have been approved, but this identified area is not a single-family neighborhood, as a defined residential area. In the absence of a single family neighborhood, as a defined residential area, the proposed rezoning is not in conflict with Objective 1.1.8., or explicitly subject to the associated policies. The adjacent area, from north to south, includes the Anacostia single-family subdivision (10 lots), Hutchinson Sands site approved for 92 multifamily units, the petition site, Sunset Beach PUD site approved for 43 single- family units, seven (7) vacant parcels zoned HIRD, and one (1) single-family home on the southern boundary. The HIRD zoning district, encompassing the subject site and several adjacent properties, allows for a variety of residential uses, as well as Conditional Use application for the development of nonresidential uses (hotels, motels, resorts, rooming and boarding houses, time-shares, athletic and entertainment clubs, and marinas). The presented Conditional Use and PNRD Site Plan preserve 79% of site, or 17.71 acres, with comparable or less intensity and potential impacts to adjacent residential uses of hotels or resorts of similar scale, which may generate additional traffic, feature bars, entertainment offerings, etc. which may be more disruptive to adjacent land uses.  The proposed PNRD Preliminary/Final Site Plan, as presented, is in conflict with following GOPs of the St. Lucie County Comprehensive Plan. The proposed PNRD Preliminary/Final Site Plan impacts on-site wetlands and wetland buffer areas required by Comprehensive Plan Policy 6.1.14.2. A reduction in the facility’s intensity and/or scale may provide greater relief to wetland and wetland buffer impacts. The use type and intensity has been demonstrated to demand approximately one (1) space per 1.15 beds. The development plan proposes a total of 192 vehicular parking spaces, of which 108 are external surface spaces. The proposed parking is more than twice that typical of a nursing home of comparable beds, and greater than 4.B.b Packet Pg. 81 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 19 demanded of maximum residential development of the site. The parking lot design, even with the proposed reduced dimensions of 9 ft. by 18ft (a 1ft. width reduction from required standards), infringes upon the required wetland and wetland buffer. A wetland waiver and proposed mitigation for impacts to both wetlands and upland buffers are presented in the Environmental Resources Department (ERD) final report. The Board of County Commissioners reserves authority to consider and govern wetland waiver requests. While Policy 6.1.14.2 requires avoidance and minimization of wetland impacts generally, it is acknowledged that this proposed plan impacts slightly less wetlands than the previously approved site plan. B. Effect on Nearby Properties. The predominant acreage of the site is located on the east side of South Ocean Drive (SR A1A), approximately ½ mile south of Anacostia Place on South Hutchinson Island. The property is situated to along the Atlantic Ocean coastal system. The property adjacent to the north is approved for the construction of a ninety-two (92) multifamily dwelling units, known as the Hutchinson Sands Condominium. The Hutchinson Sands project is located with the same HIRD, Hutchinson Island Residential (zoning) District, with a RU, Residential Urban Future Land Use designation. The undeveloped wetlands situated to the west of the petition site, and SR A1A, is associated with the Hutchinson Sands project which designates the lands for future conveyance to St. Lucie County. The site to the south was approved for a forty-three (43) single-family residential subdivision known as the Sunset Beach PUD. The Sunset Beach development was rezoned to PUD, Planned Unit Development, with a RU, Residential Urban Future Land Use designation. A representative of this property/project has provided a letter of support for the subject petition. Said letter is incorporated within the application documents. Exhibit 3: Site Aerial of Atlantic Wellness petition site and surrounding uses. Proposed Atlantic Wellness Site Approved Sunset Beach PUD – Single-family Lots Public Conservation Lands Approved Hutchinson Sands Condominium 4.B.b Packet Pg. 82 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 20 The Atlantic has described their proposal to include detox, treatment, rehabilitation, and testing facilities. Written applicant supplements and responses to Development Review Committee (DRC) reports state the four (4) building campus, totaling 214,288 square feet, is to contain 145 patient rooms occupied by 220 patient beds, inclusive of support space designed to provide on-site recovery, treatment, dining, meeting rooms and offices connected on both the north and south wings by a first-level mezzanine. The applicant has further highlighted provision of five (5) staff rooms for on-site accommodations for medical professionals at the facility. The campus will include two commercial kitchens and food will be prepared on site for both patients and staff. Each building will have dedicated patient and employee dining rooms. The campus is intended to operate 24 hours a day and seven (7) days a week, with services to include medical and clinical programs with various treatment concentration and duration. The campus is divided into two symmetrical wings, each containing two (2) structures connected via a secure terrace. The arrival level, across the campus, is designed to support mechanical and functional components, including parking, loading, lobbies, arrival vestibules, service space, and trash collection areas. The stated architectural design for the proposed three-story and four-story structures is similar to a hotel, resort, or condominium structure. The design is highlighted by courtyard terrace spaces and expansive wrap around galleries to provide secure outdoor space for patient and staff mobility, overlooking the Atlantic Ocean. All roof mounted equipment is designed to be concealed from view at ground, and adjacent levels. Exterior signage is limited to one (1) monument sign on the subject property. The landscape plan provides a broad variety of tree and plant species to accent the proposed structure, and buffer the site from adjacent uses. The plan encompasses over 160 new trees, shrub plants, and ground cover across the area of site development. The plan also includes the preservation of mangrove wetlands as well as a dune preservation zone. The proposal provides 8 ft. tall opaque decorative walls sections, and access gates, adjacent the north and south property lines, along the lands affected by proposed development. These wall sections are designed for both security and buffering. The proposed buildings 2 and 3 within the development plan exceed the allowable thirty-five (35) foot maximum height required by LDC Section 7.04.00 but have received a height variance from the BOA for a forty-two (42) foot maximum height. The Hutchinson Sands condominium development, approved to the north, received approval for a variance to the height limit up to 42ft, however the development demonstrates compliance with the Building Spacing Formula. Compliance with the building spacing formula assures minimum distance between any multiple- family, hotel, or motel building, two (2) floors or greater in height. These massing and spatial relationship standards, as required of compared Permitted and Conditional Use such as Hotels, Motels, and Condominium structures, provide guidelines intended to ensure design compatibility with the existing or planned character of the neighborhood. Intensity Intensity, for land development, is generally represented as the degree to which land is occupied. Generally, a particular use may be more intense due 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. 4.B.b Packet Pg. 83 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 21 Intensity of medical and health care service establishments may be measured by total number of health care professionals or staff engaged in the operation, number of patients, hours of operation, provision of overnight treatment, type of services provided, treatment length, as well as facility size and massing. The proposed specialized medical and other health services are proposed within four (4) buildings totaling 214,288 sq. ft. The campus is intended to operate 24 hours a day, and seven (7) days a week, with various treatment concentrations and duration for a maximum of 220 patients via 220 beds and 145 patient rooms. At capacity, the applicant has stated the maximum number of employees on-site, at any one time, to be 146. Staff levels are designed to fluctuate according to the number of patients, and time of day. At capacity, the ratio of staff employed to patients is projected to be approximately 216 employees to 220 patients. Patients will be dropped off when admitted and picked up upon being discharged via private vehicles or taxis. Occasional transportation is intended to be provided if a patient is unable to receive the services needed at this facility, such as a dentist appointment, medical emergency, or other treatment outside of the scope of facility services, in which patients will be accompanied by a staff member. Off-street parking for the development is presented at a level of approximately one (1) space per 1.15 beds based upon the intensity and demand stated by the applicant. The development plan presents a total of 192 vehicular parking spaces, including 11 handicap spaces. The parking level is more than twice that typical of a nursing home of comparable beds, but less than a typical hospital with similar capacity. Of the provided parking, 84 spaces are below the first finished level of the structure, and 108 are exterior surface spaces. The exterior parking spaces are designed with dimensions of 9 ft. by 18ft, a 1ft. reduction in width from the required width of 10 ft. The applicant is seeking relief from this dimensional standard, as part of the PNRD approval, citing limited space, avoidance of further impact to on-site wetlands, and baseline facility needs. Bicycle racks are also planned for the facility. Site lighting is provided for the parking areas and the perimeter of the structures in accordance with LDC requirements and Sea Turtle lighting standards, as presented in the lighting plan. The proposed use is not anticipated to generate excessive noise, odor, glare or dust impacts, as the activities commonly associated with a specialized hospital or treatment facility are conducted indoors and are relatively quiet in nature. Conditions of approval may be applied to appropriately limit some operational protocols to assure the proposed use, and any future change in development or use of the property does not negatively impact the neighborhood. Further, the conditional use permit for the proposed use may be revoked by the Board of County Commissioners upon complaint and proof of adverse effect on adjacent properties. Furthermore, any change in use or increase in density or building size from the approved Final PNRD Site Plan requires a public hearing, with a review and final decision by the Board of County Commissioners. The conditional use, and associated site plan are analyzed within this report, and must be found to be in accordance, with the following standards related to potential effect on nearby properties: 1. The proposed conditional use will not have an undue adverse effect upon nearby property. 2. The proposed conditional use is compatible with the existing or planned character of the neighborhood in which it would be located. 3. All reasonable steps have been taken to minimize any adverse effect of the proposed conditional use on the immediate vicinity through building design, site design, landscaping, and screening. 4. The proposed conditional use will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, in accordance with applicable district regulations. 4.B.b Packet Pg. 84 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 22 Conditions of approval are presented within this report to encourage intensity, design, and operational protocols to assure the proposed use, and any future change in development or use of the property does not negatively impact the neighborhood. C. Adequacy of Public Facilities. The subject property is located inside the urban service boundary where public services are provided. The proposed development and its use are not expected to create significant additional demands on any public facilities in this area. 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) Access to the site is provided by a full access two-way driveway located on the east side of South Ocean Drive. The access point will be enhanced via the installation of a left-turn lane for southbound access and a right-turn deceleration lane for northbound access into the project. A pedestrian sidewalk is planned to provide a connection into the campus. The access points are to be supervised, by a manned Guard House, 24 hours a day. A 287 ft. span bridge is integrated into the design for site access, in an effort to limit impacts to the wetland system traversed to the proposed building site. The “Trip General Manual” published by the Institute of Transportation Engineers (ITE) is the accepted source for estimating trip generation by use. Based upon the ITE Manual Land Use Code 620 for “Nursing Homes” for the proposed institutional use, staff’s evaluation of the applicant’s Traffic Impact Report indicates a projected trip generation of 603 AADT 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. Traffic generation was estimated for the proposed specialty hospital utilizing the ITE Manual Land Use Code 620: Nursing Home based upon the Applicant’s submittal and assertion for using such code to perform the traffic analysis. Table 3 below shows the trip generation projected for the site utilizing this ITE Land Use Code, compared to the approved use and a potential hotel use that could locate on the site. Table 3 – Trip Generation by Use with Nursing Home Generation Rates Use Intensity AADT AM Peak PM Peak Nursing Home 220 Beds 603 37 48 102 Unit Condominium 102 Units 593 45 53 102 Room Hotel 102 Rooms 833 54 61 Source: ITE 9th Edition “Trip Generation Manual.” The ITE Manual describes a nursing home, however, as “any facility whose primary function is to provide care for persons who are unable to care for themselves. Examples of such facilities include rest homes and chronic care and convalescent homes.” In contrast, the ITE Manual Land Use Code 610 addresses hospitals. The ITE Manual describes a hospital as “any institution where medical or surgical care and overnight accommodations are provided to non-ambulatory and ambulatory patients. However, the term “hospital” does not refer to … nursing homes (facilities devoted to the care of persons unable to care for themselves).” The proposed volume of traffic that will be generated by the proposed use if using ITE Manual Land Use Code 610 for “Hospitals” (instead of the Applicant’s proposed ITE Manual Land Use Code 620 for “Nursing 4.B.b Packet Pg. 85 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 23 Homes”) is significantly greater, at 2,847 AADT, than adjacent uses. The review of traffic for this proposed institutional use appears to be a hybrid between the ITE Manual Land Use Code 610 for “Hospitals” and ITE Manual Land Use Code 620 for “Nursing Homes”). The proposed use if deemed to be a “hospital” instead of a “nursing home,” changes the analysis. Table 4 below shows the trip generation projected for the site utilizing a Hospital ITE Land Use Code, Code 610, compared to the approved use and potential hotel use. Table 4. – Trip Generation by Use with Hospital Generation Rates Use Intensity AADT AM Peak PM Peak Hospital 220 Beds 2,847 319 352 102 Unit Condominium 102 Units 593 45 53 102 Room Hotel 102 Rooms 833 54 61 Source: ITE 9th Edition “Trip Generation Manual.” As Table 4 demonstrates, the average daily trip generation projected for the proposed use is almost 500 percent greater than the approved use on the site, and roughly 3.5 times greater than a hotel that could be placed on the site. These numbers demonstrate that the proposed use could create a traffic anomaly for average daily trips that would be incompatible with the surrounding uses. Average daily trips measure traffic over a 24-hour period and do not reflect the traffic impact that an individual would experience at a given point in time. For that reason, AM and PM Peak hour traffic is measured. Table 4 demonstrates that the number of AM Peak hour trips would be more than 600 percent greater than the approved condominium use, and about 491 percent greater than a hotel that could locate on the site, if classified as ITE Manual Land Use Code 610 for “Hospitals”. Further, the PM Peak trip generation will be more than 5.5 times greater that the already approved use, and almost 5 times greater than a hotel use. The existing and proposed uses generally surrounding the subject site are residential, with trip generations commensurate with residential uses. This is in contrast to the traffic that will be generated by the proposed specialty hospital, if the proposed use if deemed to be a “hospital - 610” instead of a “nursing home – 620.” The proposed institutional use may be a hybrid between the ITE Manual Land Use Code 610 for “Hospitals” and ITE Manual Land Use Code 620 for “Nursing Homes”). It does not appear, based upon the information provided by the Applicant thus far, that the proposed use would generate the same traffic volumes to a general population hospital (based on the broad services, hospital characteristics and patient populations served) however the applicant should provide a traffic analysis by a traffic engineer to demonstrate the trip generation for this hybrid use. Specific limitations pertaining to commercial deliveries, and operational admittance and discharge of patients to the facility may further be considered to minimize adverse impacts to adjacent areas. Water and Sewer The subject property lies within the urban service boundary. Fort Pierce Utilities Authority (FPUA) will provide potable water and St. Lucie County Utilities will provide 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. 4.B.b Packet Pg. 86 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 24 Parks The proposed use is institutional use and therefore, is not subject to provide a minimum level of service for parks. The development plan coupled with the amendment to PNRD and Conditional Use demonstrate integration of a variety of recreational amenities and supervised access to the beach. Water Quality & Drainage Primary storm water maintenance is via a series of exfiltration trenches. The project is required to demonstrate compliance with St. Lucie County and South Florida Water Management District requirements. Mass Transit There are no plans to provide mass transit (bus) on South Hutchinson Island at this time. The closest bus route provided by the Treasure Coast Connector is on the mainland approximately 10 miles from the project. D. Adequacy of Fire Protection. Emergency Medical Facilities Fire Station # 8 is situated approximately 6 miles south of the project site, at 7583 South Ocean Drive. The developer will be required to pay applicable Fire/EMS impact fees. The closest hospital, Lawnwood Regional Medical & Trauma Center, is approximately 12 miles from the project, with a projected travel time between 15 - 20 minutes. Emergency response to the site is available from the South Hutchinson Island station. Water service is available to the site from FPUA, which based upon use and scale will require fire suppression throughout the facility. The applicant has provided a preliminary Hurricane Emergency Action Plan however facility shall prepare and maintain a complete Emergency Management Plan and associated evacuation protocols for review and acceptance by the St. Lucie County Division of Emergency Management and Fire District. 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. Staff is seeking verification as to whether occupants of the facility may be actively enrolled in St. Lucie County school programs, while in attendance at the facility. F. Environmental Impact. The subject property is currently undeveloped and vegetated with habitat typical of a barrier island system found along Florida’s central and southern Atlantic coast. The eastern portion of the site is vegetated with some vegetation typical of a coastal strand habitat, however a significant amount of non-native vegetation such as Australian pine, Brazilian pepper, and dense stands of beach naupaka also exist. The western portion of the property is vegetated primarily with mangroves, designated jurisdictional wetland for State and Federal regulatory agencies. An environmental impact report has been provided for review in accordance with Section 11.02.09(A)(5). The site development plan integrates a request for wetland impact and wetland protection waivers in accordance with Policy 6.1.14.3, as conflicts with the St. Lucie County Comprehensive Plan Conservation Element were identified. The Atlantic project impacts 1.2 acres of wetland (or 9.5% of the wetlands). The previously approved project on this site impacted 1.21 acres of wetlands, therefore the presented PNRD plan accounts for 0.01 acres less impact. 4.B.b Packet Pg. 87 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 25 The Environmental Resources Department (ERD) has reviewed the application and submitted the following report: Background The applicant is requesting approval of a Planned Non-Residential Development (PNRD) and Conditional Use (CU) in order to construct a four (4) building detox, rehabilitation, sober living and testing facility totaling approximately 214,288 square feet. The subject property is located on South Hutchinson Island approximately 3/4 mile south of Frederick Douglas Memorial Park. The 22.4-acre project site is characterized by 2.5-acres of coastal scrub (comprising the frontal dune system), 4.7-acres of Australian pine, 12.6-acres of state and federally jurisdictional Category I mangrove wetlands, and 2.6-acres of beach. A Major Site Plan approval for the subject property was previously granted by the Board of County Commissioners in April 2016 (via Resolution 2016-56), allowing for 102 residential condominium units with recreational amenities (swimming pool, gym, a tennis court and two (2) dune crossovers). As part of this approved site plan, the Board authorized a waiver from Comprehensive Plan Policies 6.1.14.5 and 6.1.14.6 to allow 1.21 acres of Category 1 mangrove wetland impacts and 0.86 acres of wetland buffer impacts. Findings The project site contains 12.6-acres of jurisdictional mangrove wetlands (claimed by both the Florida Department of Environmental Protection (FDEP 56-0338143-001) and the Army Corps of Engineers (ACOE SAJ-2015-03084-JD-LCK). Per Comprehensive Plan Policy 6.1.14.5, these wetlands are considered a Category I due to their size and hydrologic connectivity; therefore, a waiver is required from the Board of County Commissioners for any direct wetland or associated 50-foot upland buffer impacts. The applicant reduced the proposed wetland impacts associated with the development by utilizing a piling supported bridge system, in lieu of a portion of the previously proposed filled access road. The project will, however, result in 1.20-acres of direct wetland impacts and 1.23-acres of the associated 50-ft. upland buffer. The applicant proposes to mitigate the direct wetland impacts through on-site wetland enhancements (removal of exotic species throughout the remaining wetland preserve area) and providing the remaining required wetland mitigation, as determined thru the state and federal permitting process via purchase of mangrove wetland credits, from a permitted mitigation bank. The 1.23-acres of associated upland buffer impacts are partially mitigated through onsite restoration of 7,881 square feet (0.18-acres) of native upland habitat. Alternative mitigation for the remaining 1.05-acres of upland buffer impacts will be provided via a fee in lieu contribution to the Environmental Resources Fine and Mitigation Fund in the amount of $35,305. The wetland preserve and associated onsite mitigated upland buffer areas will be placed under a conservation easement and preserved, restored, and maintained in perpetuity per the approved Preserve Area Monitoring and Management Plan as part of this Final PNRD approval. No listed species were noted during preliminary site surveys. A Sea Turtle Protection Plan has been reviewed and approved by ERD. A condition of approval requires a nighttime survey conducted by a Florida registered engineer or architect prior to the issuance of a Certificate of Occupancy in order to verify all seaward and shore- perpendicular facing windows and doors are fitted with tinted glass or film with a visible light transmittance value of forty-five (45) percent or less and all light fixtures meet the specifications of the Sea Turtle Protection Plan. No intact native upland habitat outside of the proposed dune preservation zone is present. Vegetative cover of the uplands outside of the dune system is dominated by Australian pine. All invasive vegetation is required to be removed prior to issuance of the Certificate of Occupancy for the first building permit. The dune preservation zone has been delineated on the proposed site plan and will be placed under a conservation easement per the 4.B.b Packet Pg. 88 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 26 included condition of approval. A dune restoration plan is included and requires enhancement of the dune thru removal of invasive vegetation and restoration with appropriate native species. A landscape plan designed by HJA Design Studio dated June 27, 2018 was provided and determined to be consistent with the requirements of Land Development Code 7.09.00. Buffering per Land Development Code 7.09.04.E of the properties to the north and to the south has been provided in the form of an eight (8) ft. opaque wall with associated landscaping along both sides. 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. STAFF RECOMMENDATION Staff recommends that if the Planning and Zoning Commission finds the request to Amendment to the Official Zoning Atlas from HIRD (Hutchinson Island Residential District) to PNRD, the coupled Preliminary/Final PNRD Site Plan and the Conditional Use request for a Specialty Hospital (Drug Addiction and Alcohol Rehabilitation) and support uses are consistent with the Comprehensive Plan and Land Development Code, then staff recommends following conditions of approval to assure the proposed use, and any future change in development or use of the property does not negatively impact adjacent properties. Conditions of Approval 1. The application documents and development plan adhere to maximum occupancy of 220 Patients and not more than five (5) staff sleeping rooms. The application, site plan, floor plan shall be revised, prior to scheduling a hearing before the Board of County Commissioners, to reflect this. 2. The site plan shall provide required connectivity to the building interior for the (2) two off-street loading spaces which feature an area at grade level at least twelve (12) × fifty-five (55) feet long with a fourteen-foot vertical clearance in accordance with LDC Sections 7.06.02. A.3 b. and 7.06.02 B. 9. c. 1. The site plan shall be revised prior to scheduling a hearing before the Board of County Commissioners to be compliant loading space standards. 3. The parking stalls which feature a reduced width of nine (9) feet shall be marked to acknowledge the compact nature of the spaces. 4. All commercial deliveries and pickups shall occur between the hours of 7:00 a.m. and 6:00 p.m. 5. Visitation hours, as identified by the applicant, will be limited to 9:00 am to 9: 00 pm. 6. No patient admittance to or discharge from the facility, except via an emergency, shall occur between the hours of 11 p.m. and 6:00 a.m. 7. The facility maintains security protocols as presented in the application support documents. 8. Prior to issuance of a building permit, the applicant shall provide written confirmation from the St. Lucie County - Fort Pierce Bureau of Fire Prevention, or otherwise demonstrate by substantial evidence, that water supply, evacuation facilities, and emergency access are satisfactory to provide adequate fire protection for the project. 4.B.b Packet Pg. 89 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 27 9. Prior to scheduling of the final development plan for a public hearing before the Board of County Commissioners, the applicant shall provide a complete Comprehensive Emergency Management Plan (CEMP), including evacuation protocols for review. 10. Prior to issuance of a certificate of occupancy, the CEMP shall be approved by the local emergency management agency. 11. Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide the required amended Conservation Easement over the onsite preserves, the approved Preserve Area Monitoring and Management Plan (PAMMP), the Dune Restoration Plan, and the Sea Turtle Protection Plan (STPP) with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) to the County Attorney for review and approval. The applicant shall also provide a shapefile of the conservation easement boundaries to St. Lucie County. 12. Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide the alternative mitigation fee in lieu for the 1.05-acres of upland buffer impacts in the amount of $35,505 to be used by the County for environmental enhancement and conservation activities including, but not limited to; purchase of conservation land; restoration of public lands; maintenance and management of conservation lands; and such expenditures for environmental enhancement and conservation uses as determined by the County. 13. Prior to issuance of a Vegetation Removal Permit or Exemption, copies of the Florida Department of Environmental Protection and Army Corps of Engineers Permits for wetland impacts shall be provided to the Environmental Resources Department. 14. Prior to issuance of a Certificate of Occupancy, the applicant shall provide Florida Fish and Wildlife Conservation Commission approved detailed lighting plans to the St Lucie County Environmental Resources Department. 15. Prior to the issuance of a Certificate of Occupancy, all seaward and shore-perpendicular facing windows and doors shall be fitted with tinted glass or film with a visible light transmittance value of forty-five (45) percent or less. A registered Florida architect or engineer shall conduct a nighttime survey with all of the beachfront lighting turned on and provide a report of the inspection to the Environmental Resources Department as outlined in the approved Sea Turtle Protection Plan. If any violations of the sea turtle lighting code are identified a Certificate of Occupancy shall not be issued until all violations have been corrected. 16. Prior to issuance of a Vegetation Removal Permit or Exemption, the developers, their successor or assigns, shall conduct a pre-construction meeting with construction personnel and Environmental Resources Department staff to verify vegetation and preserve area protection measures have been installed. 17. Prior to the issuance of a Certificate of Occupancy, informational sea turtle signage shall be installed on each dune crossover. 18. Prior to issuance of a Certificate of Occupancy for the first building permit, all invasive exotic vegetation shall be removed (Land Development Code Section 7.09.05). 19. Prior to issuance of a Vegetation Removal Permit or Exemption, updated listed species surveys, including but not limited to gopher tortoise surveys, shall be updated as required per state and/or 4.B.b Packet Pg. 90 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Rezoning, PNRD Final Plan, Conditional Use Permit - PNRD 920175200 and CU 920175199 Atlantic Wellness August 8, 2018 Page 28 federal survey protocol. Should any listed species be found as a result of these updated surveys, appropriate permits from state and federal agencies shall be required. 20. Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide a mechanism for perpetual financial responsibility for future dune maintenance. 21. The applicant acknowledges this property is located within the COBRA zone designation. 22. The lift station shall include the following precautions to prevent contamination of the wetland in the event of a system failure: [Comprehensive Plan Policy 6.1.14.2.c]: o The top of wetwell and electrical components will be sited sufficiently above the flood elevation of concern. o A permanent emergency generator to ensure functionality of the lift station in the event of a power outage shall be provided. o An appropriate alarm (high level, pump failures, etc.) and a means of notification (e.g. autodialer) shall be installed to notify of problems at the lift station and so utility personnel can respond in a timely manner. o Routine maintenance to prevent a failure at a lift station shall be performed. 23. The issuance of County development permit does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the County if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. 24. All other applicable state or federal permits must be obtained before commencement of the development. 4.B.b Packet Pg. 91 At t a c h m e n t 4 . B . b : P Z M e m o - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 1 File No.s: PNRD 920175200 & CU 920175199 RESOLUTION 2018-XX 1 File Number: PNRD 920175200 & CU 920175199 2 3 4 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF 5 ST. LUCIE COUNTY FOR AN AMENDMENT TO THE OFFICIAL 6 ZONING ATLAS FROM HIRD, (HUTCHINSON ISLAND RESIDENTIAL 7 DISTRICT) TO PNRD (PLANNED NON-RESIDENTIAL DEVELOPMENT) 8 ZONING DISTRICT, PRELIMINARY/FINAL PNRD SITE PLAN, AND A 9 CONDITIONAL USE PERMIT FOR A SPECIALTY HOSPITAL (DRUG 10 AND ALCOHOL ADDICTION TREATMENT, REHABILITATION AND 11 WELLNESS) ON 22.43 ACRES OF PROPERTY LOCATED ON SOUTH 12 OCEAN DRIVE, APPROXIMATELY ONE-HALF MILE SOUTH OF 13 ANACOSTIA PLACE ON SOUTH HUTCHINSON ISLAND, FORT 14 PIERCE. 15 16 WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based 17 on testimony and evidence, including but not limited to the staff report, has made the 18 following determinations: 19 20 ZONING ATLAS AMENDMENT 21 22 1) Brian O’Connell, Esq., on behalf of Millhess Inc. and Southall, Inc. 23 presented a petition for an Amendment to the Official Zoning Atlas from 24 HIRD (Hutchinson Island Residential District) to PNRD (Planned Non-25 Residential District), located at on South Ocean Drive, approximately one-26 half of a mile south of Anacostia Place, for certain property in St. Lucie 27 County, Florida, as depicted on the attached map as Exhibit “A” and 28 described in Part “A” below. 29 30 2) On July 19, 2018, the St. Lucie County Planning and Zoning Commission 31 held a public hearing on the petition, after publishing a notice of such 32 hearing in the St. Lucie News Tribune at least 10 days prior to the hearing 33 and notifying by mail all owners of property within 500 feet of the subject 34 property at least 10 days prior to the hearing and recommended that the 35 Board of County Commissioners approve/deny the hereinafter described 36 request for the property described in Part “A”. 37 38 3) On September 4, 2018, this Board held a public hearing on this petition after 39 publishing a notice of such hearing in the St. Lucie News Tribune at least 10 40 days prior to the hearing and notifying by mail all owners of property within 41 500 feet of the subject property at least 10 days prior to the hearing. 42 43 4.B.c Packet Pg. 92 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 2 File No.s: PNRD 920175200 & CU 920175199 4) The proposed zoning change is consistent with the St. Lucie County 1 Comprehensive Plan and has satisfied the requirements of Section 11.06.03 2 of the St. Lucie County Land Development Code. 3 4 PNRD SITE PLAN 5 6 5) Brian O’Connell, Esq. on behalf of Millhess Inc. and Southall, Inc. 7 presented a petition for a Preliminary and Final PNRD Site Plan to be 8 known as the Atlantic Wellness Center on 22.4 acres comprised of the 9 following building improvements and associated uses for the property 10 depicted in the attached map as Exhibit “A” and described in Part “A” below. 11 12  145 Patient Rooms to support 220 Patient Beds 13  Medical Treatment Rooms & Offices 14  Kitchens, Dining & Food Prep Rooms, and Cafeteria 15  Fitness Room, Spa, Swimming Pools, Balconies, and Pavilions 16  5 Staff Rooms 17  Ancillary Support Rooms & Service Spaces 18 19 6) On July 19, 2018 the St. Lucie County Planning and Zoning Commission 20 held a public hearing on the petition, after publishing a notice of such hearing 21 in the St. Lucie News Tribune at least 10 days prior to the hearing and 22 notifying by mail all owners of property within 500 feet of the subject property 23 at least 10 days prior to the hearing and passed a motion to continue the 24 public hearing until their August 16, 2018 meeting. 25 26 7) On August 16, 2018 the St. Lucie County Planning and Zoning Commission 27 continued the public hearing on the petition and recommended that the 28 Board of County Commissioners approve/deny the hereinafter described 29 request for the property described in Part “A”. 30 31 8) On ________, 2018, this Board held a public hearing on this petition after 32 publishing a notice of such hearing in the St. Lucie News Tribune at least 10 33 days prior to the hearing and notifying by mail all owners of property within 34 500 feet of the subject property at least 10 days prior to the hearing. 35 36 9) The St. Lucie County Development Review Committee has reviewed the 37 Preliminary and Final PNRD Site Plan for the project and found it to meet all 38 technical requirements and to be consistent with the Future Land Use Map 39 of the St. Lucie County Comprehensive Plan, subject to the conditions set 40 forth in Part “C” of this Resolution. 41 42 10) The proposed project, in adherence with the presented conditions of 43 approval, will/ will not have an undue adverse effect on adjacent property, 44 4.B.c Packet Pg. 93 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 3 File No.s: PNRD 920175200 & CU 920175199 the character of the neighborhood, traffic conditions, parking, utility facilities 1 or other matters affecting the public health, safety and general welfare. 2 3 11) All reasonable steps have/have not been taken to minimize any adverse 4 effect of the proposed project on the immediate vicinity through building 5 design, site design, landscaping and screening. 6 7 12) The proposed project will/ would not be constructed, arranged and operated 8 so as not to interfere with the development and use of neighboring property, 9 in accordance with applicable district regulations. 10 11 13) The proposed project will be served by Fort Pierce Utilities Authority for 12 potable water and St. Lucie County Utilities for wastewater. 13 14 CONDITIONAL USE 15 16 14) Brian O’Connell, Esq on behalf of Millhess Inc. and Southall, Inc. 17 presented a petition for a Conditional Use Permit to allow for a Specialty 18 Hospital (Drug and Alcohol Addiction Treatment, Rehabilitation and 19 Wellness) as per SIC 8069, 8063, and 8071 comprised of the following uses 20 listed below for the property depicted on the attached map in Exhibit “A” and 21 described in Part “A” below: 22 23  145 Patient Rooms to support 220 Patient Beds 24  Medical Treatment Rooms & Offices 25  Kitchens, Dining & Food Prep Rooms, and Cafeteria 26  Fitness Room, Spa, Swimming Pools, Balconies, and Pavilions 27  5 Staff Rooms 28  Ancillary Support Rooms & Service Spaces 29 30 15) On July 19, 2018 the St. Lucie County Planning and Zoning Commission 31 held a public hearing on the petition, after publishing a notice of such hearing 32 in the St. Lucie News Tribune at least 10 days prior to the hearing and 33 notifying by mail all owners of property within 500 feet of the subject property 34 at least 10 days prior to the hearing and passed a motion to continue the 35 public hearing until their August 16, 2018 meeting. 36 37 16) On August 16, 2018 the St. Lucie County Planning and Zoning Commission 38 continued the public hearing on the petition and recommended that the 39 Board of County Commissioners approve/deny the hereinafter described 40 request for the property described in Part “A”. 41 42 17) On _______ this Board held a public hearing on this petition after publishing 43 a notice of such hearing in the St. Lucie News Tribune at least 10 days prior 44 4.B.c Packet Pg. 94 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 4 File No.s: PNRD 920175200 & CU 920175199 to the hearing and notifying by mail all owners of property within 500 feet of 1 the subject property at least 10 days prior to the hearing. 2 3 18) The Conditional Use Permit, with the conditions therein, is/is not consistent 4 with the goals, objectives and policies of the St. Lucie County 5 Comprehensive Plan and has satisfied the requirements of Section 11.07.03 6 of the St. Lucie County Land Development Code. 7 8 19) The use will/will not have an undue adverse effect on adjacent property, the 9 character of the neighborhood, and other matters affecting the public health, 10 safety, and general welfare. 11 12 20) All reasonable steps have/have not been taken to minimize any adverse 13 effect the use may have on the immediate vicinity through building design, 14 site design, landscaping and screening. 15 16 21) The use is/is not arranged and operated so as not to interfere with the 17 development and use of neighboring property, in accordance with the 18 applicable district regulations. 19 20 WETLAND WAIVER 21 22 22) Brian O’Connell, Esq on behalf of Millhess Inc. and Southall, Inc. has 23 requested, as part of their proposed site plan, a waiver from the 24 Comprehensive Plan Policies 6.1.14.5 and 6.1.14.6 to allow 1.20 acres of 25 Category 1 mangrove wetland impacts and 1.23 acres of wetland buffer 26 impacts (as depicted on the site plan). 27 28 23) After consideration of the application documents, staff report and staff 29 comments presented during the, ______ 2018 public meeting, including the 30 standards of review for granting a waiver as set out in Policy 6.1.14.2.d, St. 31 Lucie County Comprehensive Plan, the Board of County Commissioners has 32 made the following determination: 33 34 a. The requested waiver for Category 1 wetland impacts and upland buffer 35 impacts as depicted on the attached site plan meets the standards of 36 review as set forth in Policy 6.1.14.2.d of the St. Lucie County 37 Comprehensive Plan. 38 39 b. The waiver granted/not granted will/will not impair other property or 40 improvements in the neighborhood. All reasonable steps have been 41 taken to minimize any adverse effect of the proposed project on the 42 immediate vicinity through building design, site design, landscaping, and 43 screening. 44 45 4.B.c Packet Pg. 95 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 5 File No.s: PNRD 920175200 & CU 920175199 c. The waiver granted/not granted is/is not the minimum necessary to allow 1 for construction of the access roadway without impacting existing other 2 surface waters and reasonable use of the site. 3 4 d. The applicant has provided ___________ to compensate for the 5 reduction in wetland buffer impacts, thereby meeting the general spirit 6 and intent of the St. Lucie County Land Development Code and 7 Comprehensive Plan. 8 9 NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. 10 Lucie County, Florida: 11 12 CHANGE IN ZONING 13 14 A. The property on which the Change in Zoning from HIRD (Hutchinson Island 15 Residential District) to PNRD (Planned Non-Residential District) is being granted 16 is described as follows: 17 18 Legal Description: 19 20 Parcel 1 21 22 THE NORTH 469.42 FEET OF GOVERNMENT LOT 2, SECTION 29, 23 TOWNSHIP 35 SOUTH, RANGE 41 EAST, ST. LUCIE COUNTY, FLORIDA, 24 TOGETHER WITH A NON-EXCLUSIVE EASEMENT FOR INGRESS AND 25 EGRESS OVER THE FOLLOWING: 26 27 FROM THE NW CORNER OF GOVERNMENT LOT 2, SECTION 29, 28 TOWNSHIP 35 SOUTH, RANGE 41 EAST, RUN SOUTH ALONG THE WEST 29 LINE OF SAID GOVERNMENT LOT 2, A DISTANCE OF 469.42 FEET TO THE 30 POINT OF BEGINNING; THENCE CONTINUE SOUTH 121 FEET TO THE 31 EASTERLY RIGHT-OF-WAY LINE OF STATE ROAD A1A; THENCE RUN 32 SOUTHEASTERLY ALONG SAID RIGHT-OF-WAY 122.51 FEET; THENCE 33 RUN NORTH 227.81 FEET; THENCE RUN WEST 60 FEET TO THE POINT OF 34 BEGINNING. 35 36 SAID LAND CONTAINS 10.64 ACRES, MORE OR LESS. 37 38 Parcel 2 39 40 THE SOUTH 469.42 FEET OF THE NORTH 938.84 FEET OF GOVERNMENT 41 LOT 2, SECTION 29, TOWNSHIP 35 SOUTH, RANGE 41 EAST, ST. LUCIE 42 COUNTY, FLORIDA, EXCEPTING THE RIGHT-OF-WAY OF STATE ROAD 43 A1A, SUBJECT TO A NON-EXCLUSIVE EASEMENT FOR INGRESS AND 44 EGRESS OVER THE FOLLOWING: 45 46 4.B.c Packet Pg. 96 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 6 File No.s: PNRD 920175200 & CU 920175199 FROM THE NW CORNER OF GOVERNMENT LOT 2, SECTION 29, 1 TOWNSHIP 35 SOUTH, RANGE 41 EAST, RUN SOUTH ALONG THE WEST 2 LINE OF SAID GOVERNMENT LOT 2, A DISTANCE OF 469.42 FEET TO THE 3 POINT OF BEGINNING; THENCE CONTINUE SOUTH 121 FEET TO THE 4 EASTERLY RIGHT-OF-WAY OF STATE ROAD A1A; THENCE RUN 5 SOUTHEASTERLY ALONG SAID RIGHT-OF-WAY 122.51 FEET; THENCE 6 RUN NORTH 227.81 FEET; THENCE RUN WEST 60 FEET TO THE POINT OF 7 BEGINNING. 8 9 SAID LAND CONTAINS 11.79 ACRES, MORE OR LESS. (INCLUDING WEST 10 SIDE OF A-1-A) 11 12 Parcel ID Numbers: 2529-231-0002-000-4 and 2529-231-0001-000-7 13 14 B. The St. Lucie County Planning and Development Services Director shall be 15 authorized to amend the Official Zoning Map to change the zoning of the property 16 herein described, from HIRD (Hutchinson Island Residential District) to PNRD 17 (Planned Non-Residential District) and to make notation of the reference to the 18 date of adoption of this resolution. 19 20 PNRD SITE PLAN 21 22 C. Pursuant to 11.02.05(B) of the St. Lucie County Land Development Code, the 23 Planned Non-Residential Development Preliminary and Final Site Plan for the 24 project known as the Atlantic Wellness Center is hereby approved, for the subject 25 property described in Part “A” above, as shown on the site plan drawings for the 26 project prepared by Ladyko Design Group, LLC dated July 3, 2018, and date 27 stamped received by the St. Lucie County Planning & Development Services 28 Department on July 3, 2018, as attached and incorporated herein Exhibit “C” 29 subject to the following conditions: 30 31 Planning and Development Services Department, Planning Division 32 1. The site plan shall provide required connectivity to the building interior for 33 the (2) two off-street loading spaces which feature an area at grade level at 34 least twelve (12) × fifty-five (55) feet long with a fourteen-foot vertical clearance 35 in accordance with LDC Sections 7.06.02. A.3 b. and 7.06.02 B. 9. c. 1. The 36 site plan shall be revised prior to scheduling a hearing before the Board of 37 County Commissioners to be compliant loading space standards. 38 39 3. The parking stalls which feature a reduced width of nine (9) feet shall be 40 marked to acknowledge the compact nature of the spaces. 41 42 4. Prior to issuance of a building permit, the applicant shall provide written 43 confirmation from the St. Lucie County - Fort Pierce Bureau of Fire Prevention, 44 or otherwise demonstrate by substantial evidence, that water supply, 45 4.B.c Packet Pg. 97 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 7 File No.s: PNRD 920175200 & CU 920175199 evacuation facilities, and emergency access are satisfactory to provide 1 adequate fire protection for the project. 2 3 Environmental Resources Department 4 5 5. Prior to issuance of a Vegetation Removal Permit or Exemption, the 6 applicant shall provide the required amended Conservation Easement over the 7 onsite preserves, the approved Preserve Area Monitoring and Management 8 Plan (PAMMP), the Dune Restoration Plan, and the Sea Turtle Protection Plan 9 (STPP) with an attached affidavit and cashier's check (payable to the Clerk of 10 the Court for recording fees) to the County Attorney for review and approval. 11 The applicant shall also provide a shapefile of the conservation easement 12 boundaries to St. Lucie County. 13 14 6. Prior to issuance of a Vegetation Removal Permit or Exemption, the 15 applicant shall provide the alternative mitigation fee in lieu for the 1.05-acres of 16 upland buffer impacts in the amount of $35,505 to be used by the County for 17 environmental enhancement and conservation activities including, but not 18 limited to; purchase of conservation land; restoration of public lands; 19 maintenance and management of conservation lands; and such expenditures 20 for environmental enhancement and conservation uses as determined by the 21 County. 22 23 7. Prior to issuance of a Vegetation Removal Permit or Exemption, copies of 24 the Florida Department of Environmental Protection and Army Corps of 25 Engineers Permits for wetland impacts shall be provided to the Environmental 26 Resources Department. 27 28 8. Prior to issuance of a Certificate of Occupancy, the applicant shall provide 29 Florida Fish and Wildlife Conservation Commission approved detailed lighting 30 plans to the St Lucie County Environmental Resources Department. 31 32 9. Prior to the issuance of a Certificate of Occupancy, all seaward and shore-33 perpendicular facing windows and doors shall be fitted with tinted glass or film 34 with a visible light transmittance value of forty-five (45) percent or less. A 35 registered Florida architect or engineer shall conduct a nighttime survey with all 36 of the beachfront lighting turned on and provide a report of the inspection to the 37 Environmental Resources Department as outlined in the approved Sea Turtle 38 Protection Plan. If any violations of the sea turtle lighting code are identified a 39 Certificate of Occupancy shall not be issued until all violations have been 40 corrected. 41 42 10. Prior to issuance of a Vegetation Removal Permit or Exemption, the 43 developers, their successor or assigns, shall conduct a pre-construction 44 meeting with construction personnel and Environmental Resources Department 45 4.B.c Packet Pg. 98 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 8 File No.s: PNRD 920175200 & CU 920175199 staff to verify vegetation and preserve area protection measures have been 1 installed. 2 3 11. Prior to the issuance of a Certificate of Occupancy, informational sea turtle 4 signage shall be installed on each dune crossover. 5 6 12. Prior to issuance of a Certificate of Occupancy for the first building permit, 7 all invasive exotic vegetation shall be removed (Land Development Code 8 Section 7.09.05). 9 10 13. Prior to issuance of a Vegetation Removal Permit or Exemption, updated 11 listed species surveys, including but not limited to gopher tortoise surveys, shall 12 be updated as required per state and/or federal survey protocol. Should any 13 listed species be found as a result of these updated surveys, appropriate 14 permits from state and federal agencies shall be required. 15 16 14. Prior to issuance of a Vegetation Removal Permit or Exemption, the 17 applicant shall provide a mechanism for perpetual financial responsibility for 18 future dune maintenance. 19 20 15. The applicant acknowledges this property is located within the COBRA 21 zone designation. 22 23 16. The lift station shall include the following precautions to prevent 24 contamination of the wetland in the event of a system failure: [Comprehensive 25 Plan Policy 6.1.14.2.c]: 26 o The top of wetwell and electrical components will be sited 27 sufficiently above the flood elevation of concern. 28 o A permanent emergency generator to ensure functionality of the lift 29 station in the event of a power outage shall be provided. 30 o An appropriate alarm (high level, pump failures, etc.) and a means 31 of notification (e.g. autodialer) shall be installed to notify of problems at the 32 lift station and so utility personnel can respond in a timely manner. 33 o Routine maintenance to prevent a failure at a lift station shall be 34 performed. 35 36 17. The issuance of County development permit does not in any way create 37 any rights on the part of the applicant to obtain a permit from a state or federal 38 agency and does not create any liability on the part of the County if the 39 applicant fails to obtain requisite approvals or fulfill the obligations imposed by a 40 state or federal agency or undertakes actions that result in a violation of state or 41 federal law. 42 43 18. All other applicable state or federal permits must be obtained before 44 commencement of the development. 45 4.B.c Packet Pg. 99 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 9 File No.s: PNRD 920175200 & CU 920175199 1 D. The Preliminary and Final PNRD Site Plan approvals granted by this Resolution 2 shall expire on ________ unless a Building Permit is obtained or an extension is 3 granted in accordance with Section 11.02.06(B)(3) of the Land Development 4 Code or a Major Adjustment to the Final PNRD Site Plan is granted. 5 6 E. The property owner, including any successors in interest, shall obtain all 7 applicable development permits and construction authorizations from the 8 appropriate State and Federal and local regulatory agencies including, but not 9 limited to, the United States Army Corps of Engineers, the Florida Department of 10 Environmental Protection, Florida Department of Transportation, South Florida 11 Water Management District, and the St. Lucie County Environmental Resources 12 and Building Departments prior to the commencement of any development 13 activities on the property described in Part A. Issuance of this permit by the 14 County does not in any way create any rights on the part of the developer to 15 obtain a permit from a state or federal agency and does not create any liability on 16 the part of the County for issuance of this permit if the developer fails to obtain 17 requisite approvals or fulfill the obligations imposed by a state or federal agency 18 or undertake actions that may result in a violation of state or federal law. 19 20 F. The conditions set forth in Part “C” are an integral non-severable part of the site 21 plan approval granted by this Resolution. If any condition set forth in Part “C” is 22 determined to be invalid or unenforceable for any reason and the developer 23 declines to comply voluntarily with that condition, the site plan approval granted 24 by this resolution shall become null and void. 25 26 G. A Certificate of Capacity, a copy of which is attached hereto as Exhibit B and 27 made a part hereof the Resolution, was granted by the Planning & Development 28 Services Department Director on ______,2018. 29 30 CONDITIONAL USE PERMIT 31 32 H. Pursuant to Section 11.07.00 of the St. Lucie County Land Development Code, 33 the Conditional Use Permit for the project to be known as Atlantic Wellness for a 34 Specialty Hospital (Drug and Alcohol Addiction Treatment, Rehabilitation and 35 Wellness) as per SIC 8069, 8063, and 8071 is hereby approved, for the subject 36 property described in Part “A” above, subject to the following conditions: 37 38 1. The application documents and development plan adhere to maximum 39 occupancy of 220 Patients and not more than five (5) staff sleeping rooms. 40 The application, site plan, floor plan shall be revised, prior to scheduling a 41 hearing before the Board of County Commissioners, to reflect this. 42 43 2. All commercial deliveries and pickups shall occur between the hours of 44 7:00 a.m. and 6:00 p.m. 45 4.B.c Packet Pg. 100 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 10 File No.s: PNRD 920175200 & CU 920175199 1 3. Visitation hours, as identified by the applicant, will be limited to 9:00 am to 2 9: 00 pm. 3 4 4. No patient admittance to or discharge from the facility, except via an 5 emergency, shall occur between the hours of 11 p.m. and 6:00 a.m. 6 7 5. The facility maintains security protocols as presented in the application 8 support documents. 9 10 6. Prior to scheduling of the final development plan for a public hearing 11 before the Board of County Commissioners, the applicant shall provide a 12 complete Comprehensive Emergency Management Plan (CEMP), including 13 evacuation protocols for review. 14 15 7. Prior to issuance of a certificate of occupancy, the CEMP shall be 16 approved by the local emergency management agency. 17 18 I. The Conditional Use Permit approval granted by this Resolution shall expire on 19 ______, unless a Building Permit is obtained for the use described in Part H 20 above, or an extension has been granted in accordance with Section 21 11.07.05(F), St. Lucie County Land Development Code. 22 23 J. The conditions set forth in Part “H” are an integral non-severable part of this 24 approval granted by this Resolution. If any condition set forth in Part “H” is 25 determined to be invalid or unenforceable for any reason and the applicant or 26 property owner declines to comply voluntarily with that condition, the conditional 27 use permit approval granted by this resolution is null and void. 28 29 K. A copy of this Resolution shall be mailed to the owner of record as identified on 30 the application. 31 32 L. This Resolution shall be recorded in the Public Records. 33 34 M. ADOPTION 35 36 After motion and second, the vote on this resolution was as follows: 37 38 Frannie Hutchinson, Chair XXX 39 Linda Bartz, Vice-Chair XXX 40 Chris Dzadovsky, Commissioner XXX 41 Anthony Bonna, Commissioner XXX 42 Cathy Townsend, Commissioner XXX 43 44 45 4.B.c Packet Pg. 101 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 11 File No.s: PNRD 920175200 & CU 920175199 PASSED AND DULY ADOPTED this 4th day of September, 2018. 1 2 BOARD OF COUNTY COMMISSIONERS 3 ST. LUCIE COUNTY, FLORIDA 4 5 6 7 BY_________________________ 8 Chair 9 10 11 ATTEST: APPROVED AS TO FORM AND 12 CORRECTNESS: 13 14 15 16 ___________________ _______________________ 17 DEPUTY CLERK COUNTY ATTORNEY 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 4.B.c Packet Pg. 102 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 12 File No.s: PNRD 920175200 & CU 920175199 1 2 EXHIBIT “A” 3 4 LOCATION MAP 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 4.B.c Packet Pg. 103 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 13 File No.s: PNRD 920175200 & CU 920175199 1 2 3 EXHIBIT B 4 5 CERTIFICATE OF CAPACITY 6 7 8 9 10 11 12 13 14 Certificate of Capacity to be Inserted – Pending Approval 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 4.B.c Packet Pg. 104 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) , 2018 Resolution No. 2018-xx Page 14 File No.s: PNRD 920175200 & CU 920175199 1 2 3 EXHIBIT C 4 5 PNRD & CONDITIONAL USE SITE PLAN 6 7 8 Plan Exhibit to be Inserted 9 4.B.c Packet Pg. 105 At t a c h m e n t 4 . B . c : D r a f t P Z R e s o l u t i o n - A t l a n t i c W e l l n e s s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 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 PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION APPROVING THE PETITIONS OF BRIAN O’CONNELL, ESQ., ON BEHALF OF MILLHESS INC. AND SOUTHALL INC. FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM HIRD TO PNRD, PRELIMINARY AND FINAL PNRD SITE PLAN, AND CONDITIONAL USE PERMIT FOR SPECIALTY HOSPITAL 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 PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION DENYING THE PETITION OF BRIAN O’CONNELL, ESQ., ON BEHALF OF MILLHESS INC. AND SOUTHALL INC. FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM HIRD TO PNRD, PRELIMINARY AND FINAL PNRD SITE PLAN, AND CONDITIONAL USE PERMIT FOR SPECIALTY HOSPITAL SUBJECT OT THE CONDITIONS OF THE RESOLUTION BECAUSE... .. [CITE REASON(S) WHY - PLEASE BE SPECIFIC] 4.B.d Packet Pg. 106 At t a c h m e n t 4 . B . d : S u g g e s t e d M o t i o n s [ R e v i s i o n 2 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.e Packet Pg. 107 At t a c h m e n t 4 . B . e : S i t e P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.e Packet Pg. 108 At t a c h m e n t 4 . B . e : S i t e P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.e Packet Pg. 109 At t a c h m e n t 4 . B . e : S i t e P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.f Packet Pg. 110 At t a c h m e n t 4 . B . f : M a p S e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s 4.B.f Packet Pg. 111 At t a c h m e n t 4 . B . f : M a p S e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.f Packet Pg. 112 At t a c h m e n t 4 . B . f : M a p S e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.f Packet Pg. 113 At t a c h m e n t 4 . B . f : M a p S e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.f Packet Pg. 114 At t a c h m e n t 4 . B . f : M a p S e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & BLDG 1 BLDG 2 BLDG 3 BLDG 4 A T L A N T I C O C E A N 148'-8"54'-0"142'-8"156'-0"142'-8"54'-0" 848'-4" 10 0 ' - 0 " MECH. / ELEC.SERVICE LOBBY SERVICE LOBBY MECH. / ELEC.MECH. / ELEC. LOBBYSERVICE LOBBY TRASH TRASH SERVICE / STORAGE. ARRIVAL TRASH TRASH ARRIVAL POOL ABOVE POOL ABOVE SERVICE SERVICE GROUND LEVEL COVERED PARKING GROUND LEVEL COVERED PARKING GROUND LEVEL COVERED PARKING GROUND LEVEL COVERED PARKING 150'-4" 12 x 5 5 LO A D I N G Z O N E 12 x 5 5 LO A D I N G Z O N E LIFT STATION HC HC HC HC HC HC HC HC BLDG 1 BLDG 2 BLDG 3 BLDG 4 A T L A N T I C O C E A N MECHANICAL MECHANICAL MECHANICAL MECHANICAL ROOF OPEN TO ABOVE MECHANICAL MECHANICAL MECHANICALMECHANICAL ROOF OPEN TO ABOVE 12 x 5 5 LO A D I N G Z O N E 12 x 5 5 LO A D I N G Z O N E POOL WATER FEATURE WATER FEATURE POOL TH E A T L A N T I C 47 0 1 S O C E A N D R . FO R T P I E R C E , F L 3 4 9 4 9 MI L L H E S S I N C . & SO U T H H A L L I N C . 51 5 N F L A G L E R D R . 20 T H F L O O R WP B , F L 3 3 4 0 1 © GS 4 s t u d i o s To t h e b e s t o f t h e a r c h i t e c t ' s o r e n g i n e e r ' s k n o w l e d g e , t h e p l a n s a n d sp e c i f i c a t i o n s c o m p l y w i t h t h e a p p l i c a b l e m i n i m u m b u i l d i n g c o d e s a n d t h e ap p l i c a b l e f i r e - s a f e t y s t a n d a r d s a s d e t e r m i n e d b y t h e l o c a l a u t h o r i t y i n ac c o r d a n c e w i t h t h i s s e c t i o n a n d C h a p t e r 6 3 3 , F l o r i d a S t a t u t e s . Pe t e r T . S t r o m b e r g , R A , N C A R B 23 6 5 V i s t a P a r k w a y , S u i t e 1 6 We s t P a l m B e a c h , F L 3 3 4 1 1 TE L 5 6 1 . 6 4 0 . 3 0 3 0 AR 0 0 1 5 8 9 3 Co r p o r a t e L i c e n s e # A A 2 6 0 0 2 3 0 2 ww w . g s 4 s t u d i o s . c o m A- 0 . 0 1 PA R K I N G & F I R S T L E V E L FL O O R P L A N A-0.01 1 SCALE: 1"=40' ARRIVAL LEVEL PLAN A-0.01 2 SCALE: 1"=40' SITE ROOF PLAN LEVEL 1 TERRACE POOL DECK LEVEL 3 TERRACE W/ WATER FEATURE LEVEL 1 TERRACE POOL DECK ROOF LINE OF BUILDING ABOVE ROOF LINE OF BUILDING ABOVE LEVEL 3 TERRACE LEVEL 3 TERRACELEVEL 3 TERRACE W/ WATER FEATURE Building height shall be a maximum of 42 ft. as measured from the lowest horizontal member elevation as provided for by the Florida Department of Environmental Bureau of Beaches and Coastal System, Chapter 62B-33 F.A.C. NOTE: 4.B.g Packet Pg. 115 At t a c h m e n t 4 . B . g : A r c h i t e c t u r a l E l e v a t i o n s & F l o o r P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) GROUP ROOM ADMIN. GROUP ROOM GROUP ROOM SUPPORT SERVICE LOBBY SERVICE STOR. TRASH ARRIVAL LIVING ROOM ADMIN. MECH / ELEC STOR. STOR. FEMALE DETOX HC HC TR. ST. 1 ST. 2 ELEV. 1 ELEV. 2 ST. 1 ST. 2 ELEV. 1 ELEV. 2 COVERED PARKING FEMALE DETOX FEMALE DETOX FEMALE DETOX FEMALE DETOX FEMALE DETOX FEMALE DETOX FEMALE DETOXFEMALE DETOXFEMALE DETOX FEMALE DETOX FEMALE DETOX FEMALE DETOX 148'-8" 18'-8"26'-0"36'-0"26'-0"18'-0"24'-0" 15'-1"11'-4"15'-1"66'-1"30'-7" 3'-0"146'-2" 105'-0"43'-8" 148'-8" 3'-0" 17'-10"16'-9"5'-8"67'-4"30'-7"8'-0" 146'-2" 20 ' - 0 " 42 ' - 0 " 20 ' - 0 " 82 ' - 0 " 10 0 ' - 0 " 6' - 0 " 4' - 6 " 1' - 6 " 28 ' - 5 " 24 ' - 2 " 28 ' - 5 " 1' - 6 " 87 ' - 0 " 8'-6" 8'-0"8'-0" TERRACE DINING DAY ROOM STAFF OPEN OFFICE FOOD PREP GROUP ROOMACTIVITIES STAFF MECHANICAL ST. 1 ST. 2 ELEV. 1 ELEV. 2 PAVILION TERRACE OPEN TO ABOVE MECHANICAL ROOF 3'-0"40'-3"67'-4"30'-7"8'-0"2'-0" 146'-2" 3'-0" 41'-6"66'-1"30'-7"8'-0" 2'-0"146'-2" 40'-3"67'-4"30'-7"8'-0" 74'-1"30'-7"8'-0" 20 ' - 0 " 42 ' - 0 " 20 ' - 0 " 82 ' - 0 " 20 ' - 0 " 13 ' - 5 " 15 ' - 2 " 13 ' - 5 " 20 ' - 0 " 82 ' - 0 " 6'- 0 " 21 ' - 3 " 40 ' - 1 " 8' - 8 " 6' - 0 " 6' - 0 " 21 ' - 3 " 36 ' - 1 " 12 ' - 8 " 82 ' - 0 " 146'-2" 149'-2" ADMIN. / STAFF ADMIN.SUPPORT MECH / ELEC LIVING ROOM ST. 1 ST. 2 ELEV. 1 ELEV. 2 MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOXMALE DETOXMALE DETOX MALE DETOX MALE DETOX MALE DETOX MALE DETOX 17'-10"5'-8"67'-4"30'-7"3'-0" 3'-0" 15'-1"11'-4"15'-1"66'-1"30'-7"8'-0" 2'-0"146'-2" 20 ' - 0 " 13 ' - 5 " 15 ' - 2 " 13 ' - 5 " 20 ' - 0 " 82 ' - 0 " 4' - 6 " 1' - 6 " 28 ' - 5 " 24 ' - 2 " 28 ' - 5 " 1' - 6 " 87 ' - 0 " 146'-2" 8'-0"16'-9" TH E A T L A N T I C 47 0 1 S O C E A N D R . FO R T P I E R C E , F L 3 4 9 4 9 MI L L H E S S I N C . & SO U T H H A L L I N C . 51 5 N F L A G L E R D R . 20 T H F L O O R WP B , F L 3 3 4 0 1 © GS 4 s t u d i o s To t h e b e s t o f t h e a r c h i t e c t ' s o r e n g i n e e r ' s k n o w l e d g e , t h e p l a n s a n d sp e c i f i c a t i o n s c o m p l y w i t h t h e a p p l i c a b l e m i n i m u m b u i l d i n g c o d e s a n d t h e ap p l i c a b l e f i r e - s a f e t y s t a n d a r d s a s d e t e r m i n e d b y t h e l o c a l a u t h o r i t y i n ac c o r d a n c e w i t h t h i s s e c t i o n a n d C h a p t e r 6 3 3 , F l o r i d a S t a t u t e s . Pe t e r T . S t r o m b e r g , R A , N C A R B 23 6 5 V i s t a P a r k w a y , S u i t e 1 6 We s t P a l m B e a c h , F L 3 3 4 1 1 TE L 5 6 1 . 6 4 0 . 3 0 3 0 AR 0 0 1 5 8 9 3 Co r p o r a t e L i c e n s e # A A 2 6 0 0 2 3 0 2 ww w . g s 4 s t u d i o s . c o m A- 1 . 0 1 BU I L D I N G 1 FL O O R P L A N S FLOOR BUILDING 1 AREAS GROSS AC*GROSS BLDG**PARKING GROUND/ARRIVAL 17,133 SF 17,133 SF 27 FIRST 10,509 SF 10,797 SF SECOND THIRD 10,539 SF 10,828 SF 7,358 SF 10,712 SF TOTAL 45,539 SF 49,470 SF 27 * Areas are taken to the exterior wall of enclosed spaces, excluding balconies and terraces. Areas are based on Preliminary Plans final areas will not be determined until Construction Drawings are complete. ** Areas are taken to the exterior wall of enclosed spaces and include occupied balconies and terraces. Areas are based on Preliminary Plans final areas will not be determined until Construction Drawings are complete. BUILDING 1- ROOF PLAN BUILDING 1- THIRD FLOOR BUILDING 1- GROUND FLOOR BUILDING 1- FIRST FLOOR A-1.01 1 SCALE: 1"=20' BUILDING 1 FLOOR PLANS BUILDING 1- SECOND FLOOR ROOMS 13 20 33 4.B.g Packet Pg. 116 At t a c h m e n t 4 . B . g : A r c h i t e c t u r a l E l e v a t i o n s & F l o o r P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) DAY ROOM STAFF MECH. / ELEC. LOBBY TRASH POOL ABOVE SERVICE / STORAGE. TRASH ST. 1 ST. 2 ELEV. 1 ELEV. 2 ST. 1 ST. 2 ELEV. 1 ELEV. 2 ELEV. 3 COVERED PARKING HC HC COVERED WALK FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT FEMALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT MALE ADOLESCENT TREATMENT SRVCE. ELEV. 3 ST. 1 ST. 2 ELEV. 2 ELEV. 1 KITCHEN OFFICEOFFICEOFFICEOFFICE OFFICE ADMIN. ACTIVITIES ROOM FITNESS OFFICEOFFICEOFFICEIOPPHP CAFETERIA PHP 98'-8"44'-0"10'-0" 142'-8" 62'-0"18'-8"26'-0"18'-8"17'-4"10'-0" 152'-8" 80'-8"15'-0"14'-4"14'-7"10'-0"3'-0" 148'-11" 1'-6" 11'-6"10'-0"11'-6"50'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 29 ' - 4 " 29 ' - 4 " 4' - 0 " 10 0 ' - 0 " 29 ' - 4 " 1' - 6 " 37 ' - 4 " 29 ' - 4 " 1' - 6 " 1' - 6 " 10 ' - 2 " 8' - 3 " 37 ' - 5 " 11 ' - 6 " 10 ' - 0 " 11 ' - 6 " 1' - 6 " 96 ' - 0 " 96 ' - 0 " 37 ' - 4 " 11'-4" 80'-8"3'-0"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 98'-8"14'-4"11'-4"10'-0" 148'-11" 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 1' - 6 " 1' - 6 " 96 ' - 0 " 1'- 6 " 8' - 8 " 8' - 3 " 37 ' - 5 " 33 ' - 0 " 8' - 8 " 96 ' - 0 " 14'-7" FEMALE ADOLESCENT PHP/ IOP STAFF/ MEDS DAY ROOM STAFF/ MEDS MECHANICAL WATER FEATURE OPEN TO ABOVE MECHANICAL ROOF MECHANICAL MECHANICAL WATER FEATURE ST. 1 ST. 2 ELEV. 1 ELEV. 2 ST. 1 ST. 2 ELEV. 1 ELEV. 2 TERRACE TERRACE PAVILION MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX FEMALE ADOLESCENT DETOX FEMALE ADOLESCENT DETOX FEMALE ADOLESCENT DETOX FEMALE ADOLESCENT DETOX FEMALE ADOLESCENT DETOX FEMALE ADOLESCENT DETOX FEMALE ADOLESCENT DETOX FEMALE ADOLESCENT DETOX MALE ADOLESCENT DETOX MALE ADOLESCENT DETOX FEMALE ADOLESCENT PHP/ IOP FEMALE ADOLESCENT PHP/ IOP MALE ADOLESCENT PHP/ IOP MALE ADOLESCENT PHP/ IOP MALE ADOLESCENT PHP/ IOP MALE ADOLESCENT PHP/ IOP MALE ADOLESCENT PHP/ IOP MALE ADOLESCENT PHP/ IOP FEMALE ADOLESCENT PHP/ IOP MALE ADOLESCENT PHP/ IOP LOUNGE 80'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 1'-6" 11'-6"10'-0"11'-6"50'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 3'-0"82'-5"13'-3"14'-4"11'-4"14'-7"10'-0" 148'-11" 69'-0"14'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 80'-8"15'-0"40'-3"10'-0"3'-0" 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 1' - 6 " 1' - 6 " 96 ' - 0 " 1' - 6 " 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 1' - 6 " 96 ' - 0 " 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 96 ' - 0 " 1' - 6 " 10 ' - 2 " 8'- 3 " 37 ' - 5 " 11 ' - 6 " 10 ' - 0 " 11 ' - 6 " 1' - 6 " 96 ' - 0 " 1' - 6 " 8' - 8 " 18 ' - 4 " 27 ' - 4 " 33 ' - 0 " 8' - 8 " 1' - 6 " 96 ' - 0 " 8' - 8 " 18 ' - 4 " 38 ' - 0 " 22 ' - 4 " 8' - 8 " 96 ' - 0 " 33'-0"50'-8"15'-0"40'-3"10'-0" 148'-11" 148'-11" TH E A T L A N T I C 47 0 1 S O C E A N D R . FO R T P I E R C E , F L 3 4 9 4 9 MI L L H E S S I N C . & SO U T H H A L L I N C . 51 5 N F L A G L E R D R . 20 T H F L O O R WP B , F L 3 3 4 0 1 © GS 4 s t u d i o s To t h e b e s t o f t h e a r c h i t e c t ' s o r e n g i n e e r ' s k n o w l e d g e , t h e p l a n s a n d sp e c i f i c a t i o n s c o m p l y w i t h t h e a p p l i c a b l e m i n i m u m b u i l d i n g c o d e s a n d t h e ap p l i c a b l e f i r e - s a f e t y s t a n d a r d s a s d e t e r m i n e d b y t h e l o c a l a u t h o r i t y i n ac c o r d a n c e w i t h t h i s s e c t i o n a n d C h a p t e r 6 3 3 , F l o r i d a S t a t u t e s . Pe t e r T . S t r o m b e r g , R A , N C A R B 23 6 5 V i s t a P a r k w a y , S u i t e 1 6 We s t P a l m B e a c h , F L 3 3 4 1 1 TE L 5 6 1 . 6 4 0 . 3 0 3 0 AR 0 0 1 5 8 9 3 Co r p o r a t e L i c e n s e # A A 2 6 0 0 2 3 0 2 ww w . g s 4 s t u d i o s . c o m A- 1 . 0 2 BU I L D I N G 2 FL O O R P L A N S FLOOR BUILDING 2 AREAS GROSS AC*GROSS BLDG**PARKING GROUND/ARRIVAL 14,574 SF 14,574 SF 15 FIRST 11,132 SF 11,260 SF SECOND 10,610 SF 11,290 SF THIRD 10,610 SF 10,851 SF FOURTH 5,910 SF 9,699 SF TOTAL 52,836 SF 57,674 SF 15 * Areas are taken to the exterior wall of enclosed spaces, excluding balconies and terraces. Areas are based on Preliminary Plans final areas will not be determined until Construction Drawings are complete. ** Areas are taken to the exterior wall of enclosed spaces and include occupied balconies and terraces. Areas are based on Preliminary Plans final areas will not be determined until Construction Drawings are complete. BUILDING 2- GROUND FLOOR BUILDING 2- FIRST FLOOR BUILDING 2- SECOND FLOOR BUILDING 2- THIRD FLOOR BUILDING 2- FOURTH FLOOR BUILDING 2- ROOF PLAN A-1.02 1 SCALE: 1"=20' BUILDING 2 FLOOR PLANS ROOMS 20 20 11 51 4.B.g Packet Pg. 117 At t a c h m e n t 4 . B . g : A r c h i t e c t u r a l E l e v a t i o n s & F l o o r P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) MECH. / ELEC. LOBBY TRASH SERVICE / STORAGE. DAY ROOM ACTIVITY ROOM ADMIN. FEMALE FITNESS FEMALE REHAB POOL ABOVE SERVICE ELEV. 1 ELEV. 2 ST. 2 ST. 1 ELEV. 1 ELEV. 2 ST. 2 ST. 1 ELEV. 3 COVERED PARKING HC HC COVERED WALK FEMALE REHAB FEMALE REHAB FEMALE REHAB FEMALE REHAB FEMALE REHAB FEMALE REHAB FEMALE REHAB FEMALE REHAB FEMALE REHAB FEMALE REHABFEMALE REHAB FEMALE REHABFEMALE REHABFEMALE REHAB ADMIN. OFFICE ELEV. 3 ELEV. 2 ELEV. 1 ST. 2 ST. 1 ADMIN. OFFICE ADMIN. OFFICE ADMIN. OFFICE ADMIN. OFFICE ADMIN. OFFICE ADMIN. OFFICE SERVICE CAFETERIA ADMIN. STAFF BREAK KITCHEN FAMILY WAITING MEDICAL EVALUATION INTAKE OFFICE ADMIN. OFFICE ADMIN. OFFICE ROOM STAFF BREAK ROOM 98'-8"44'-0"10'-0" 152'-734" 61'-4"19'-4"26'-0"18'-8"17'-4"10'-0" 152'-8" 80'-8"3'-0"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 98'-8"14'-4"11'-4"10'-0" 148'-11" 80'-8"15'-0"14'-4"11'-4"14'-7"10'-0"3'-0" 148'-11" 1'-6" 11'-6"10'-0"11'-6"50'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 4' - 0 " 10 0 ' - 0 " 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 1' - 6 " 1' - 6 " 96 ' - 0 " 29 ' - 4 " 1' - 6 " 37 ' - 4 " 29 ' - 4 " 1' - 6 " 10 0 ' - 0 " 1' - 6 " 8' - 8 " 8'- 3 " 37 ' - 5 " 33 ' - 0 " 8' - 8 " 96 ' - 0 " 1' - 6 " 8' - 3 " 37 ' - 5 " 11 ' - 6 " 10 ' - 0 " 11 ' - 6 " 1' - 6 " 96 ' - 0 " 96 ' - 0 " 8'- 7 " 14'-7" DAY ROOM ACTIVITY ROOM ADMIN. MALE REHAB FOOD PREP DINING STAFF ROOM STAFF ROOM STAFF ROOM STAFF ROOM STAFF ROOM MECHANICAL WATER FEATURE OPEN TO ABOVE MECHANICAL ROOF MECHANICAL MECHANICAL WATER FEATURE MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB MALE REHAB ELEV. 1 ELEV. 2 ST. 2 ST. 1 ELEV. 1 ELEV. 2 ST. 2 ST. 1 PAVILION TERRACE TERRACE MALE FITNESS 80'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 1'-6" 11'-6"10'-0"11'-6"50'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 3'-0"80'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 33'-0"50'-8"15'-0"14'-4"11'-4"14'-7"10'-0" 148'-11" 80'-8"15'-0"40'-3"10'-0"3'-0" 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 1' - 6 " 1' - 6 " 96 ' - 0 " 1' - 6 " 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 1' - 6 " 96 ' - 0 " 29 ' - 4 " 37 ' - 4 " 29 ' - 4 " 96 ' - 0 " 1' - 6 " 10 ' - 2 " 8' - 3 " 37 ' - 5 " 11 ' - 6 " 10 ' - 0 " 11 ' - 6 " 1' - 6 " 96 ' - 0 " 1' - 6 " 8' - 8 " 18 ' - 4 " 27 ' - 4 " 33 ' - 0 " 8' - 8 " 1' - 6 " 96 ' - 0 " 8' - 8 " 18 ' - 4 " 38 ' - 0 " 22 ' - 4 " 8' - 8 " 96 ' - 0 " 40'-3"15'-0"14'-8"36'-0"33'-0" 148'-11" 148'-11" TH E A T L A N T I C 47 0 1 S O C E A N D R . FO R T P I E R C E , F L 3 4 9 4 9 MI L L H E S S I N C . & SO U T H H A L L I N C . 51 5 N F L A G L E R D R . 20 T H F L O O R WP B , F L 3 3 4 0 1 © GS 4 s t u d i o s To t h e b e s t o f t h e a r c h i t e c t ' s o r e n g i n e e r ' s k n o w l e d g e , t h e p l a n s a n d sp e c i f i c a t i o n s c o m p l y w i t h t h e a p p l i c a b l e m i n i m u m b u i l d i n g c o d e s a n d t h e ap p l i c a b l e f i r e - s a f e t y s t a n d a r d s a s d e t e r m i n e d b y t h e l o c a l a u t h o r i t y i n ac c o r d a n c e w i t h t h i s s e c t i o n a n d C h a p t e r 6 3 3 , F l o r i d a S t a t u t e s . Pe t e r T . S t r o m b e r g , R A , N C A R B 23 6 5 V i s t a P a r k w a y , S u i t e 1 6 We s t P a l m B e a c h , F L 3 3 4 1 1 TE L 5 6 1 . 6 4 0 . 3 0 3 0 AR 0 0 1 5 8 9 3 Co r p o r a t e L i c e n s e # A A 2 6 0 0 2 3 0 2 ww w . g s 4 s t u d i o s . c o m A- 1 . 0 3 BU I L D I N G 3 FL O O R P L A N S FLOOR BUILDING 3 AREAS GROSS AC*GROSS BLDG**PARKING GROUND/ARRIVAL 14,574 SF 14,574 SF 15 FIRST 11,132 SF 11,260 SF SECOND 10,610 SF 11,290 SF THIRD 10,610 SF 10,851 SF FOURTH 5,910 SF 9,699 SF TOTAL 52,836 SF 57,674 SF 15 * Areas are taken to the exterior wall of enclosed spaces, excluding balconies and terraces. Areas are based on Preliminary Plans final areas will not be determined until Construction Drawings are complete. ** Areas are taken to the exterior wall of enclosed spaces and include occupied balconies and terraces. Areas are based on Preliminary Plans final areas will not be determined until Construction Drawings are complete. BUILDING 3- GROUND FLOOR BUILDING 3- FIRST FLOOR BUILDING 3- SECOND FLOOR BUILDING 3- THIRD FLOOR BUILDING 3- FOURTH FLOOR BUILDING 3- ROOF PLAN A-1.03 1 SCALE: 1"=20' BUILDING 3 FLOOR PLANS ROOMS 15 15 30 STAFF ROOMS 5 5 4.B.g Packet Pg. 118 At t a c h m e n t 4 . B . g : A r c h i t e c t u r a l E l e v a t i o n s & F l o o r P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) SUPPORT MECH. / ELEC. LOBBYSERVICE LIVING ROOM TRASH TRASH STAFF OFFICES POOL ABOVE HC HC COVERED PARKING ARRIVAL SPA STAFF OFFICES STAFF OFFICES STAFF OFFICES LIVING ROOMSUPPORTSTAFF MECH/ ELEC FEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOPFEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOP FEMALE PHP/IOP 148'-8" 18'-8"26'-0"36'-0"26'-0"18'-0"24'-0" 15'-1"11'-4"15'-1"52'-0"14'-8"30'-0" 3'-0"146'-2" 105'-0"43'-8" 148'-8" 3'-0"17'-10"16'-9"5'-8"67'-11"30'-0"8'-0" 146'-2" 20 ' - 0 " 42 ' - 0 " 20 ' - 0 " 82 ' - 0 " 10 0 ' - 0 " 4' - 6 " 1' - 6 " 28 ' - 5 " 24 ' - 2 " 28 ' - 5 " 1' - 6 " 93 ' - 0 " FITNESS FOOD PREP GROUP ROOM/ ACTIVITIES DINING SUPPRT TERRACE MECHANICAL ELEV. 1 ELEV. 2 TERRACE PAVILION OPEN TO ABOVE MECHANICAL ROOF PHP PHP 3'-0"40'-3"67'-11"30'-0"8'-0"2'-0" 146'-2" 3'-0" 33'-6"74'-8"30'-0"8'-0" 2'-0"146'-2" 40'-3"67'-4"30'-7"8'-0" 146'-2" 41'-6"66'-1"30'-7"8'-0" 146'-2" 20 ' - 0 " 20 ' - 0 " 82 ' - 0 " 20 ' - 0 " 13 ' - 5 " 15 ' - 2 " 13 ' - 5 " 20 ' - 0 " 82 ' - 0 " 6' - 0 " 21 ' - 3 " 36 ' - 1 " 12 ' - 8 " 6' - 0 " 6' - 0 " 21 ' - 3 " 36 ' - 1 " 12 ' - 8 " 82 ' - 0 " 82 ' - 0 " 42 ' - 0 " LIVING ROOM DAY ROOM ACTIVITY ROOM SUPPORT STAFF MECH/ ELEC STAFF MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP MALE PHP/IOP 17'-10"5'-8"67'-11"30'-0"3'-0" 3'-0" 15'-1"11'-4"15'-1"52'-8"13'-7"30'-5"8'-0" 2'-0"146'-2" 20 ' - 0 " 13 ' - 5 " 15 ' - 2 " 13 ' - 5 " 20 ' - 0 " 82 ' - 0 " 4' - 6 " 28 ' - 5 " 24 ' - 2 " 28 ' - 5 " 1'- 6 " 87 ' - 0 " 146'-2" 16'-9" 1' - 6 "TH E A T L A N T I C 47 0 1 S O C E A N D R . FO R T P I E R C E , F L 3 4 9 4 9 MI L L H E S S I N C . & SO U T H H A L L I N C . 51 5 N F L A G L E R D R . 20 T H F L O O R WP B , F L 3 3 4 0 1 © GS 4 s t u d i o s To t h e b e s t o f t h e a r c h i t e c t ' s o r e n g i n e e r ' s k n o w l e d g e , t h e p l a n s a n d sp e c i f i c a t i o n s c o m p l y w i t h t h e a p p l i c a b l e m i n i m u m b u i l d i n g c o d e s a n d t h e ap p l i c a b l e f i r e - s a f e t y s t a n d a r d s a s d e t e r m i n e d b y t h e l o c a l a u t h o r i t y i n ac c o r d a n c e w i t h t h i s s e c t i o n a n d C h a p t e r 6 3 3 , F l o r i d a S t a t u t e s . Pe t e r T . S t r o m b e r g , R A , N C A R B 23 6 5 V i s t a P a r k w a y , S u i t e 1 6 We s t P a l m B e a c h , F L 3 3 4 1 1 TE L 5 6 1 . 6 4 0 . 3 0 3 0 AR 0 0 1 5 8 9 3 Co r p o r a t e L i c e n s e # A A 2 6 0 0 2 3 0 2 ww w . g s 4 s t u d i o s . c o m A- 1 . 0 4 BU I L D I N G 4 FL O O R P L A N S FLOOR BUILDING 4 AREAS GROSS AC*GROSS BLDG**PARKING GROUND/ARRIVAL 17,133 SF 17,133 SF 27 FIRST 10,509 SF 10,797 SF SECOND THIRD 10,539 SF 10,828 SF 7,358 SF 10,712 SF TOTAL 45,539 SF 49,470 SF 27 * Areas are taken to the exterior wall of enclosed spaces, excluding balconies and terraces. Areas are based on Preliminary Plans final areas will not be determined until Construction Drawings are complete. ** Areas are taken to the exterior wall of enclosed spaces and include occupied balconies and terraces. Areas are based on Preliminary Plans final areas will not be determined until Construction Drawings are complete. BUILDING 4- GROUND FLOOR BUILDING 4- FIRST FLOOR BUILDING 4- THIRD FLOOR BUILDING 4- ROOF PLAN A-1.04 1 SCALE: 1"=20' BUILDING 4 FLOOR PLANS BUILDING 4- SECOND FLOOR ROOMS 13 18 31 4.B.g Packet Pg. 119 At t a c h m e n t 4 . B . g : A r c h i t e c t u r a l E l e v a t i o n s & F l o o r P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) TH E A T L A N T I C 47 0 1 S O C E A N D R . FO R T P I E R C E , F L 3 4 9 4 9 MI L L H E S S I N C . & SO U T H H A L L I N C . 51 5 N F L A G L E R D R . 20 T H F L O O R WP B , F L 3 3 4 0 1 © GS 4 s t u d i o s To t h e b e s t o f t h e a r c h i t e c t ' s o r e n g i n e e r ' s k n o w l e d g e , t h e p l a n s a n d sp e c i f i c a t i o n s c o m p l y w i t h t h e a p p l i c a b l e m i n i m u m b u i l d i n g c o d e s a n d t h e ap p l i c a b l e f i r e - s a f e t y s t a n d a r d s a s d e t e r m i n e d b y t h e l o c a l a u t h o r i t y i n ac c o r d a n c e w i t h t h i s s e c t i o n a n d C h a p t e r 6 3 3 , F l o r i d a S t a t u t e s . Pe t e r T . S t r o m b e r g , R A , N C A R B 23 6 5 V i s t a P a r k w a y , S u i t e 1 6 We s t P a l m B e a c h , F L 3 3 4 1 1 TE L 5 6 1 . 6 4 0 . 3 0 3 0 AR 0 0 1 5 8 9 3 Co r p o r a t e L i c e n s e # A A 2 6 0 0 2 3 0 2 ww w . g s 4 s t u d i o s . c o m A-2.00 2 SCALE: 1"=40' WEST / ARRIVAL SIDE ELEVATION A-2.00 1 SCALE: 1"=40' EAST / WATER SIDE ELEVATION BUILDING 4 BUILDING 3 BUILDING 2 BUILDING 1 BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 31'-8" TOS 42'-0" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS A- 2 . 0 0 OV E R A L L E L E V A T I O N S 31'-8" TOS 42'-0" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS 31'-8" TOS 42'-0" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS 31'-8" TOS 42'-0" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS 50'-11" 54'-7" 50'-11" 54'-7" 50'-11" 54'-7" 50'-11" 54'-7" 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 4.B.g Packet Pg. 120 At t a c h m e n t 4 . B . g : A r c h i t e c t u r a l E l e v a t i o n s & F l o o r P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) TH E A T L A N T I C 47 0 1 S O C E A N D R . FO R T P I E R C E , F L 3 4 9 4 9 MI L L H E S S I N C . & SO U T H H A L L I N C . 51 5 N F L A G L E R D R . 20 T H F L O O R WP B , F L 3 3 4 0 1 © GS 4 s t u d i o s To t h e b e s t o f t h e a r c h i t e c t ' s o r e n g i n e e r ' s k n o w l e d g e , t h e p l a n s a n d sp e c i f i c a t i o n s c o m p l y w i t h t h e a p p l i c a b l e m i n i m u m b u i l d i n g c o d e s a n d t h e ap p l i c a b l e f i r e - s a f e t y s t a n d a r d s a s d e t e r m i n e d b y t h e l o c a l a u t h o r i t y i n ac c o r d a n c e w i t h t h i s s e c t i o n a n d C h a p t e r 6 3 3 , F l o r i d a S t a t u t e s . Pe t e r T . S t r o m b e r g , R A , N C A R B 23 6 5 V i s t a P a r k w a y , S u i t e 1 6 We s t P a l m B e a c h , F L 3 3 4 1 1 TE L 5 6 1 . 6 4 0 . 3 0 3 0 AR 0 0 1 5 8 9 3 Co r p o r a t e L i c e n s e # A A 2 6 0 0 2 3 0 2 ww w . g s 4 s t u d i o s . c o m A- 2 . 0 1 BU I L D I N G 1 & 2 E L E V A T I O N S A-2.01 2 SCALE: 1"=20' WEST / ARRIVAL SIDE ELEVATION A-2.01 1 SCALE: 1"=20' EAST / WATER SIDE ELEVATION A-2.01 3 SCALE: 1" = 20' - 0" BUILDING 1 NORTH A-2.01 5 SCALE: 1" = 20'-0" BUILDING 1 SOUTH BUILDING 2 BUILDING 1 BUILDING 1 BUILDING 2 A-2.01 4 SCALE: 1" = 20' - 0" BUILDING 2 NORTH A-2.01 6 SCALE: 1" = 20'-0" BUILDING 2 SOUTH MECHANICAL ROOF MECHANICAL ROOF MECHANICAL ROOF DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS PAVILION MECHANICAL ROOF 31'-8" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TOS 42'-0" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TOS 42'-0" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TOS 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 42'-0" TO ROOF SLAB 10 ' - 4 " 31'-8" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TOS 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 42'-0" TO ROOF SLAB 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " PAVILION PAVILION PAVILION DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS LOADING ZONE 32'-9" HT.32'-6" HT. DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS 32'-6" HT.32'-9" HT. DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS ROOF SCREENING ELEMENT - 3D VIEWS 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. BUILDING HEIGHT SHALL BE A MAXIMUM OF 42 FT. AS MEASURED FROM THE LOWEST HORIZONTAL MEMBER ELEVATION AS PROVIDED FOR BY THE FLORIDA DEPARTMENT OF ENVIRONMENTAL BUREAU OF BEACHES AND COASTAL SYSTEM, CHAPTER 62B-33 F.A.C. NOTE: 50'-11" 54'-7" 50'-11" 54'-7" 50'-11" 54'-7" 50'-11" 54'-7" DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY 4.B.g Packet Pg. 121 At t a c h m e n t 4 . B . g : A r c h i t e c t u r a l E l e v a t i o n s & F l o o r P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) TH E A T L A N T I C 47 0 1 S O C E A N D R . FO R T P I E R C E , F L 3 4 9 4 9 MI L L H E S S I N C . & SO U T H H A L L I N C . 51 5 N F L A G L E R D R . 20 T H F L O O R WP B , F L 3 3 4 0 1 © GS 4 s t u d i o s To t h e b e s t o f t h e a r c h i t e c t ' s o r e n g i n e e r ' s k n o w l e d g e , t h e p l a n s a n d sp e c i f i c a t i o n s c o m p l y w i t h t h e a p p l i c a b l e m i n i m u m b u i l d i n g c o d e s a n d t h e ap p l i c a b l e f i r e - s a f e t y s t a n d a r d s a s d e t e r m i n e d b y t h e l o c a l a u t h o r i t y i n ac c o r d a n c e w i t h t h i s s e c t i o n a n d C h a p t e r 6 3 3 , F l o r i d a S t a t u t e s . Pe t e r T . S t r o m b e r g , R A , N C A R B 23 6 5 V i s t a P a r k w a y , S u i t e 1 6 We s t P a l m B e a c h , F L 3 3 4 1 1 TE L 5 6 1 . 6 4 0 . 3 0 3 0 AR 0 0 1 5 8 9 3 Co r p o r a t e L i c e n s e # A A 2 6 0 0 2 3 0 2 ww w . g s 4 s t u d i o s . c o m A- 2 . 0 2 BU I L D I N G 3 & 4 E L E V A T I O N S A-2.02 2 SCALE: 1"=20' WEST / ARRIVAL SIDE ELEVATION A-2.02 1 SCALE: 1"=20' EAST/ WATER SIDE ELEVATION A-2.02 3 SCALE: 1" = 20' - 0" BUILDING 3 NORTH A-2.02 4 SCALE: 1" = 20'-0" BUILDING 3 SOUTH A-2.02 5 SCALE: 1" = 20' - 0" BUILDING 4 NORTH A-2.02 6 SCALE: 1" = 20'-0" BUILDING 4 SOUTH BUILDING 4 BUILDING 3 BUILDING 3 BUILDING 4 MECHANICAL ROOF PAVILION 31'-8" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TOS 42'-0" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " MECHANICAL ROOF PAVILION PAVILION 31'-8" TOS 42'-0" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS 0'-0" (16.5' NAVD) 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " MECHANICAL ROOF MECHANICAL ROOF 10 ' - 4 " 10 ' - 4 " 31'-8" TOS 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 42'-0" TO ROOF SLAB 10 ' - 4 " 31'-8" TOS 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 31'-8" TO ROOF SLAB 21'-4" TOS 11'-0" TOS 0'-8" TOS10 ' - 4 " 10 ' - 4 " 10 ' - 4 " PAVILION LOADING ZONE 42'-0" TO ROOF SLAB 10 ' - 4 " 32'-9" HT.32'-6" HT. DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELSDECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS DECORATIVE ROOF SCREENING FOR MECHANICAL EQUIPMENT & SOLAR PANELS ROOF SCREENING ELEMENT - 3D VIEWS LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. BUILDING HEIGHT SHALL BE A MAXIMUM OF 42 FT. AS MEASURED FROM THE LOWEST HORIZONTAL MEMBER ELEVATION AS PROVIDED FOR BY THE FLORIDA DEPARTMENT OF ENVIRONMENTAL BUREAU OF BEACHES AND COASTAL SYSTEM, CHAPTER 62B-33 F.A.C. NOTE: 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 0'-0" (16.5' NAVD) LOWEST HORIZONTAL MEMBER AS PROVIDED BY THE F.D.E.P. BUREAU OF BEACHES AND COASTAL SYSTEM. 50'-11" 54'-7" 50'-11" 54'-7" 50'-11" 54'-7" DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY DECORATIVE CHIMNEY 4.B.g Packet Pg. 122 At t a c h m e n t 4 . B . g : A r c h i t e c t u r a l E l e v a t i o n s & F l o o r P l a n . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Zoning Districts (Excerpts) - 3.01.03 AA. HIRD & 7.02.00. - PNRD AA. HIRD HUTCHINSON ISLAND RESIDENTIAL DISTRICT. 1.Purpose. The purpose of the Hutchinson Island Residential District (HIRD) is to provide a residential environment on North and South Hutchinson Island that is respectful of the natural resources and value of the barrier islands and can be supported by available public and private services. HIRD is intended to ensure that the intensity, location, and timing of new residential growth and development is of a character that can be served by adequate public and private facilities, and that protects, preserves and enhances the public health, safety, and welfare of the citizens of St. Lucie County. Hutchinson Island constitutes a unique and valuable public resource that plays a vital role in defining the County's economic and geographic character. HIRD is intended to facilitate growth and development of the barrier islands while conserving the natural and human values the islands represent. Given the environmentally sensitive nature of barrier islands, HIRD is designed to ensure that growth and development is clustered away from environmentally sensitive lands and is limited to the more tolerant upland portions of Hutchinson Island. HIRD is also intended to implement and be consistent with the St. Lucie County Comprehensive Plan. 2.Intent of Application: a.It is the intent of the Board of County Commissioners that HIRD shall apply to all multi-family residential property in the unincorporated areas of North and South Hutchinson Island. b.No application for an amendment to this Code, shall be accepted which proposes to change the zoning classification of any land on North or South Hutchinson Island to a classification other than to: Hutchinson Island Residential District (HIRD); Planned Unit Development (PUD); Planned Non-Residential Development (PNRD); Planned Mixed Use Development (PMUD); Utilities (U); Institutional (I); Religious Facilities (RF); any Residential, Estate (RE- 1 or RE-2) or any Residential, Single-Family (RS-2, RS-3, RS-4) zoning district. Any residential development on North or South Hutchinson Island must be consistent with Paragraphs 4, 5, 6, 7, 8 and 9 of this Section. 3.Subdistricts. For the purposes of this District, lands located on North and South Hutchinson Island are hereby classified into the following subdistricts: a.North Hutchinson Island Residential District (NHIRD), which includes those lands located on North Hutchinson Island in St. Lucie County; b.South Hutchinson Island Residential District, North (SHIRD-N), which includes those lands located on South Hutchinson Island between the Florida Power and Light Company nuclear power plant and the city limits of the City of Fort Pierce; and c. South Hutchinson Island Residential District, South (SHIRD-S), which includes those lands located on South Hutchinson Island between the Florida Power and Light Company nuclear power plant and Martin County. 4.Environmental Zones. For the purposes of this District, all lands located on North and South Hutchinson Island are classified into one (1) of the following environmental zones based on their geologic, hydrologic, topographic, and biologic character: a.Dune Preservation Zone, which includes those lands lying between the mean high water line to the east and the western edge of the primary dune system, as defined by vegetation and elevation. The Dune Preservation Zone shall have the characteristics of the Beach and Dunelands environmental zone as described in Chapter VIII, Natural Environmental Analysis, of the St. Lucie County Barrier Island Study: Analysis of Growth Management Policy Plan (August, 1982). Where the western edge of the primary dune system cannot be ascertained, the Dune Preservation Zone shall be set by reference to a management/ restoration plan that has been prepared based on natural coastal dynamics. 4.B.h Packet Pg. 123 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) b. Uplands, which include those lands lying west of the western edge of the primary dune system and which are not classified as wetlands as defined in paragraph (c) of this subsection. c. Wetlands, which include those lands lying west of the western edge of the primary dune system that are above the elevation of mean high water and are included in the landward extent of waters of the state as defined in Rule 17-4.02(17), Florida Administrative Code, on the date of adoption of this Code. 5. Permitted Uses. The following uses shall be permitted as of right in environmental zones in the Hutchinson Island Residential District: a. Dune Preservation Zone: (1) Residential densities that can be clustered to Uplands located on the parcel proposed for development. (2) Elevated walkways. (3) Recreational uses not involving structures other than elevated walkways. b. Uplands: (1) Detached single-family dwelling units. (2) Two- and three-family dwelling units. (3) Multiple family dwelling units. (4) Parks. (5) Accessory uses, subject to the requirements of Section 8.00.00. c. Wetlands: (1) Residential densities that can be clustered to Uplands located on the parcel proposed for development. (2) Elevated walkways. (3) Bridges and bridge approaches. (4) For that portion filled in accord with permits received from federal and state agencies exercising jurisdiction over such area, any permitted Uplands use. 6. Conditional Uses: a. Dune Preservation Zone: (1) None. b. Uplands: (1) Hotel, motel, resort, rooming and boarding houses, tourist court, and time-share or transient lodging facilities with rooms or dwelling units used for occupancies of less than four (4) weeks, provided that the number of rooms does not exceed the residential densities set forth in Section 7. of this Section. (999) (2) Athletic and entertainment clubs or facilities, provided that the proposed use will not generate traffic in excess of that projected for the parcel if developed at the maximum permitted residential density. (999) (3) Bed and breakfast residences, subject to the requirements of Section 7.10.20. (4) Telecommunication towers - subject to the standards of Section 7.10.23. (999) c. Wetlands: 4.B.h Packet Pg. 124 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) (1) Marinas and boat launching facilities, provided that the area of wetland altered does not exceed five percent (5%) of the wetlands located on the parcel proposed for development; (2) Utility transmission facilities; (3) For that portion filled in accord with permits received from federal and state agencies exercising jurisdiction over such area, any conditional upland use. 7. Residential Densities. a. Maximum Residential Densities. Except as provided in paragraphs b and c of this subsection, no structure shall be constructed, built, moved, remodeled, occupied, or used as a residential use at a density greater than the applicable maximum residential density set forth in this paragraph. MAXIMUM RESIDENTIAL DENSITIES (Expressed as percentage of maximum density set forth in the future land use designation of the St. Lucie County Comprehensive Plan) NHIRD SHIRD - N SHIRD - S commencement level 15% 18% 9% level 1 36% 28% 45% level 2 54% 100% 100% level 3 100% does not apply does not apply When the maximum percentage indicated in the table above would yield less than one (1) unit per acre, a maximum density of one (1) unit per acre shall apply except for the R/C (Residential Conservation) future land use designation. Properties within the R/C future land use designation shall have their density computation based upon .2 du/ac for all lands above mean high water. b. Existing Uses. Any structure, project or use that exceeds the applicable maximum residential density set forth in paragraph (a) of this subsection or the maximum building height set forth in Section 11(b)(2) of this Section, shall not be subject to the provisions of this subsection but shall be considered a pre-existing use and be subject to the provisions of Section 11.07.05(G) if and only if: (1) The structure, project, or use has been occupied or constructed, or has received a building permit, site plan, or other County development approval prior to July 12, 1984; and 4.B.h Packet Pg. 125 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) (2) Development of the structure, project, or use is completed within all applicable approval periods and time limits. No change or alteration of a pre-existing use as defined in this paragraph shall be permitted if the change or alteration would allow a residential density exceeding that set forth in the building permit, site plan, or other County development approval for such existing pre- existing use. c. Payment of Alternate Development Fee. A site plan for a structure may be approved at a density greater than the applicable maximum set forth in paragraph a of this subsection upon the condition that the developer pay to the Board of County Commissioners the applicable alternate development fee set forth in this paragraph. In addition, if the proposed development, together with existing and previously approved development, will necessitate any roadway, bridge, or other improvement to maintain Level of Service C annually or D during peak season, or will require any traffic control device or access improvement, the site plan shall not be approved except upon the condition that building permits not be issued until after such improvement or traffic control device is installed or until the developer has executed a contract for construction of needed improvements and has provided security in a form and amount acceptable to the County Attorney. The alternate development fee shall be payable at issuance of building permits and for each unit exceeding the maximum set forth in paragraph (a) of this subsection. ALTERNATE DEVELOPMENT FEES (amount per residential unit exceeding the maximum permitted at commencement level) NHIRD SHIRD - N SHIRD - S $2,336.00 $4,604.00 $13,697.00 Each alternate development fee represents an amount equal to the estimated cost per residential unit to provide the transportation improvements specified in Section 8. of this Section. All alternate development fees collected pursuant to this paragraph shall be received and expended solely for the transportation improvements, or equivalent, specified in Section 8. of this Section. Nothing in the paragraph shall permit a structure to be constructed, built, moved, remodeled, occupied, or used as a residential use at a density exceeding the maximum set forth in Level 4 for the NHIRD subdistrict or in Level 3 for the SHIRD-N and SHIRD-S subdistricts. d. Increase in Maximum Residential Densities. If, at any time after a residential use is approved under paragraph a of this subsection, the capacity of the roadway system in a subdistrict increases to the extent that maximum residential densities increase from the Commencement Level to Level 2, from Level 2 to Level 3, or from Level 3 to Level 4, a developer may submit a development application for the subject property for additional density as long as the development proposed in the application, when considered with the 4.B.h Packet Pg. 126 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) initially approved development, meets the requirements of this Section and all other provisions of this Code. e. Credit for Payment of Roads Impact Fee. Any roads impact fee paid pursuant to Section 1- 17-30 of the Code of Ordinances of St. Lucie County, shall be credited against the applicable alternate development fee as set forth in Section 3.01.03.AA(7)(c) of this Code. 8. Traffic Capacity Levels. For the purposes of this Code, the following levels of service or equivalent capacity, as determined to be acceptable by the Board of County Commissioners, shall govern the density of development according to Section 7. of this Section. A traffic capacity level shall be deemed available when the Board of County Commissioners or other appropriate authority has accepted a construction bid for the stated improvement. a. Commencement Level: (1) Existing conditions. b. Level 2: (1) NHIRD - Existing conditions as of October 12, 1983, together with the addition of northbound right turn lane at Old Dixie Highway and the North Beach Causeway and signalization improvements at that intersection, and the addition of a southbound right turn lane at State Road A1A and Atlantic Beach Boulevard. (2) SHIRD-N - Existing conditions together with the improvement of Seaway Drive to a four-lane road from the South Beach Causeway Bridge to Binney Drive, the addition of a northbound left turn lane at the intersection of Ocean Drive and Binney, and the improvement of Ocean Drive in the City of Fort Pierce to a three-lane road. (3) SHIRD-S - Existing conditions together with the improvement of either: (a) The Jensen Beach Causeway to a four-lane facility, together with improvement of Indian River Drive to a four-lane road between the Jensen Causeway and Jensen Beach Boulevard, the improvement of State Road A1A to a four-lane roadway from the Jensen Beach Causeway to a point one (1) mile north of the St. Lucie - Martin County line, and the improvement of Jensen Beach Boulevard to U.S. one (1) to four (4) lanes; (b) The Stuart Bridge to a four-lane facility, together with the four-laning of the Ocean Boulevard Causeway from Indian River Plantation west through the intersection of Monterey Road, and the four-laning of State Road A1A from the Jensen Beach Causeway to a point one (1) mile north of the St. Lucie County - Martin County line; or (c) The construction of a two-lane bridge to South Hutchinson Island at the Walton Road corridor, together with improvements of Walton Road to four (4) lanes west of the Savannahs to U.S. 1. c. Level 3: (1) HIRD - Level 2 improvements plus expansion of the North Beach Causeway to four (4) lanes from north of Atlantic Beach Boulevard to U.S. 1, and the addition of a north bound right turn lane at U.S. 1 and Seaway Drive. (2) SHIRD-N - Level 2 improvements plus the four-laning of Seaway Drive from Binney Drive to Ocean Drive or an equivalent improvement, improvement of Ocean Drive within the City of Fort Pierce to a four-lane road, and the addition of a northbound right turn lane at the intersection of U.S. 1 and Seaway. (3) SHIRD-S - Existing conditions together with two (2) of the improvements specified under Level 2 above. d. Level 4: 4.B.h Packet Pg. 127 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) (1) NHIRD - Level 3 improvements plus grade separation of the North Beach Causeway and the Florida East Coast Railway tracks, an interchange at Seaway Drive and U.S. 1, or other improvements that will provide at least Level of Service D conditions during the peak season at the Seaway Drive and U.S. 1 intersection, and the four-laning of State Road A1A from north of Atlantic Beach Boulevard to the Indian River County line. (2) SHIRD-N - Does not apply. (3) SHIRD-S - Does not apply. 9. Environmentally Sensitive Areas. The residential densities permitted in the Dune Preservation Zone and in the wetlands may be used only if clustered to uplands located on the parcel proposed for development, or if clustered to that portion of the wetlands filled in accord with permits received from federal or state agencies exercising jurisdiction over such area. 10. Lot Size Requirements: a. Single-Family Development: Lot size requirements for detached single-family dwelling units shall be in accordance with the lot size requirements for the RS-4 District found in Table 7- 10 in Section 7.04.00. b. Multi-Family Development: Lot size requirements for multiple-family dwelling units and two- and three-family dwelling units shall be in accordance with the lot size requirements for the RM-11 District found in Table 7-10 in Section 7.04.00. 11. Dimensional/Building Height Requirements: a. Single-Family Development: Dimensional requirements for detached single-family residential units shall be in accordance with the dimensional requirements for the RS-4 District found in Table 7-10 in Section 7.04.00, with the exception of residential densities that are outlined in this Section and the requirements of Section 4.01.00, Hutchinson Island - Building Height Overlay Zone. b. Multi-Family Development: Dimensional requirements for all multiple-family dwelling units and two- and three-family dwelling units shall be in accordance with the dimensional requirements for the RM-11 District found in Table 7-10 in Section 7.04.00, except as follows: (1) Residential densities shall be as set forth in Section 7. of this Section. (2) For any structure that has not been occupied constructed, or has not received a building permit, site plan or other County development approval prior to January 10, 1995 the requirements of Section 4.01.00, Hutchinson Island - Building Height Overlay Zone shall apply. 12. Off-Street Parking and Loading Requirements. Off-street parking and loading requirements shall be in accordance with Section 7.06.00. 13. Landscaping Requirements. Landscaping requirements shall be in accordance with Section 7.09.00. 14. Nonconforming Lots of Record. Notwithstanding any other provision of this Section, the provisions of Section 10.00.04 shall govern the erection of a single-family dwelling and customary accessory buildings on any single lot of record existing on the effective date of this Code. 15. Additions to Recreational Vehicles, Mobile Homes, and Travel Trailers. a. Notwithstanding any other provision of this Section, any mobile home, recreational vehicle, or travel trailer park space located in this district shall be considered an existing conditional use under Section 11.07.05(G) if and only if: (1) The mobile home has been erected and occupied, or the recreational vehicle or travel trailer park space constructed and used, prior to the effective date of this Code; and 4.B.h Packet Pg. 128 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) (2) The mobile home, recreational vehicle, or travel trailer park space was a fully conforming use on the effective date of this Code. b. No addition to an existing mobile home shall be permitted unless the addition meets all requirements of the RMH-5 District. c. No Recreational Vehicle, Travel Trailer, Detached Single-Family Residence, Class A Mobile Home or addition thereto shall be permitted unless the Recreational Vehicle, Travel Trailer, Detached Single-Family Residence, Class A Mobile Home or addition thereto meets all applicable requirements of Section 7.10.16 (Recreational Vehicle Parks) in existing recreational vehicle parks, or Section 7.10.17 (Mobile Home Parks) in existing mobile home parks. d. An addition in existence as of April 18, 1989, (Ordinance 89-09) which does not meet the requirement established in this Section shall be deemed a nonconforming structure and shall be subject to the provisions of Section 10.00.03. However, existing additions which pose a threat of imminent danger to the health, safety, or welfare of the general public as determined by the Fire Marshal pursuant to the Standard for Fire Safety Criteria for Mobile Home Installations, Sites, and Communities, NFPA 501A-1982, as applicable, must be brought into compliance or removed. The decision of the Fire Marshal may be appealed to the Board of Construction and Appeal. 16. Sea Turtle Protection. Sea turtle protection requirements shall be in accordance with Section 6.04.02. 4.B.h Packet Pg. 129 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 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 ) 7.02.03. - Standards and Requirements. 4.B.h Packet Pg. 130 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 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. 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 4.B.h Packet Pg. 131 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 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 at an approximate 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. 4.B.h Packet Pg. 132 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 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 4.B.h Packet Pg. 133 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 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 4.B.h Packet Pg. 134 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 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) 4.B.h Packet Pg. 135 At t a c h m e n t 4 . B . h : Z o n i n g D i s t r i c t R e g u l a t i o n s - H I R D & P N R D ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Planning and Development Services Department 772.462. 2822 Applicant (s) Millhess Inc. and Southall, Inc. Brian O’Connell, Esq. 515 North Flagler Drive West Palm Beach, FL 33401 Agent for Applicant(s) HJA Design Studio Michael Houston 50 East Ocean Boulevard, #101 Stuart, FL 34994 Location South Hutchinson Island, approxi- mately ½ mile south of Anacostia Place Future Land Use RU, Residential Urban - 5 dwell- ing units per acre R/C, Residential Conservation – 0.20 dwelling units per acre Existing Zoning HIRD, Hutchinson Island Residen- tial District Overlay Zoning District Hutchinson Island – Building Height Overlay Zone B Proposed Zoning PNRD (Planned Non Residential District) Further details are available in the PDS Department - Please Contact: Staff Kori Benton, Senior Planner Tel 772.462.2518 Email bentonk@stlucieco.org Mail 2300 Virginia Avenue Fort Pierce, FL 34982 Public Hearing Notice Thursday, July 19, 2018 Amendment to the Official Zoning Atlas, Preliminary/Final Planned Non-Residential Site Plan and Conditional Use Permit File Numbers: PNRD 920175200 & CU 920175199 This notice is provided because you are an owner of property within 500 feet of the proposed petitions. The applicant(s), Millhess Inc. and Southall, Inc., are requesting approval of a 1) Zoning Atlas Amendment, 2) Pre- liminary/Final Site Plan for a Planned Non-Residential Development, and a 3) Conditional Use Permit for Medical and other health services (SIC Major Group Code 80). The Medical and other health services are specifically described as a Specialty Hospital, with supplemental services. The subject +/-22.4-acre undeveloped property is currently zoned HIRD, Hutchinson Island Residential District. The preliminary and final site plan con- sists of four (4) buildings, collectively 214,288 sq. ft. in finished area, site ac- cess, garage and surface parking, storm- water facilities, landscape, utilities, other non-residential site improvements, and wetland preservation. Accessory and support uses such as staff lodging, kitch- ens, cafeteria, nurses’ stations, fitness, spa, wellness, and other recreational amenities are presented with the devel- opment and operational plans. 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. Canton Cove LLC ETAL 36 S Charles St Ste 2300 Baltimore, MD 21201-3020 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: July 5, 2018 4.B.i Packet Pg. 136 At t a c h m e n t 4 . B . i : P u b l i c N o t i c e P a c k e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Date Mailed: July 5, 2018 Section 11.07.01(C) of the St. Lucie County Land Development Code provides that where a written protest against an application for a Conditional Use Permit is signed by the owners of fifty (50) percent or more of the area within five hundred (500) feet of the property affected by the proposed action, any such Conditional Use Permit shall not be approved except by the favorable vote of four fifths (4/5) of all of the Board of County Commissioners. Please Return This Form To: St. Lucie County Planning & Dev. Serv. Dept. -Planning Div. ATTN: Kori Benton 2300 Virginia Avenue, Ft. Pierce, FL 34982 Or via Email: bentonk@stlucieco.org or Fax (772) 462-1581 Please consider checking only one of the three following statements, and return by: July 16, 2018. Forms returned without a name and address will not be considered. All returned forms are a matter of public record and available for viewing upon request. Please attach additional pages with comments if necessary. I AM IN FAVOR OF THE PROPOSED CONDITIONAL USE ___ I AM NOT IN FAVOR OF THE PROPOSED CONDITIONAL USE ___ I HAVE NO OPINION ABOUT THE PROPOSED CONDITIONAL USE ___ I certify that as of the date written below, I am a property owner within 500 feet of the proposed Conditional Use. Name (Please Print): ____________________________________________________ Address: ____________________________________________________ ____________________________________________________ Date: _______________ Signature: __________________________ Please call or email, Kori Benton, Project Manager at (772) 462-2518 or bentonk@stlucieco.org if you have any questions. PLANNING AND DEVELOPMENT SERVICES DEPARTMENT Planning Division CONDITONAL USE REPONSE FORM The applicant(s), Millhess Inc. and Southall, Inc., are requesting approval of a 1) Zoning Atlas Amendment, 2) Preliminary/Final Site Plan for a Planned Non-Residential Develop- ment, and a 3) Conditional Use Permit for Medical and other health services (SIC Major Group Code 80). The Medical and other health services are specifically described as a Specialty Hospital, with supplemental services. The subject +/-22.4-acre undeveloped property is currently zoned HIRD, Hutchinson Is- land Residential District. South Hutchinson Island, approximately ½ mile south of Anacostia Place Current Zoning: HIRD, Hutchinson Island Residential District. File No.s: PNRD 920175200 & CU 920175199 4.B.i Packet Pg. 137 At t a c h m e n t 4 . B . i : P u b l i c N o t i c e P a c k e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.i Packet Pg. 138 At t a c h m e n t 4 . B . i : P u b l i c N o t i c e P a c k e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.i Packet Pg. 139 At t a c h m e n t 4 . B . i : P u b l i c N o t i c e P a c k e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.i Packet Pg. 140 At t a c h m e n t 4 . B . i : P u b l i c N o t i c e P a c k e t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Environmental resources FINAL REPORT TO: Kori Benton, Planning & Development Services Department THROUGH: Ben Balcer, Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM: Jennifer McGee, Senior Environmental Planner DATE: August 6, 2018 SUBJECT: The Atlantic Planned Non-Residential Development and Conditional Use PNRD 920175200 and CU 920175199 Background The applicant is requesting approval of a Planned Non-Residential Development (PNRD) and Conditional Use (CU) in order to construct a four (4) building detox, rehabilitation, sober living and testing facility totaling approximately 214,288 square feet. The subject property is located on South Hutchinson Island approximately 3/4 mile south of Frederick Douglas Memorial Park. The 22.4-acre project site is characterized by 2.5-acres of coastal scrub (comprising the frontal dune system), 4.7-acres of Australian pine, 12.6-acres of state and federally jurisdictional Category I mangrove wetlands, and 2.6-acres of beach. A Major Site Plan approval for the subject property was previously granted by the Board of County Commissioners in April 2016 (via Resolution 2016-56), allowing for 102 residential condominium units with recreational amenities (swimming pool, gym, a tennis court and two (2) dune crossovers). As part of this approved site plan, the Board authorized a waiver from Comprehensive Plan Policies 6.1.14.5 and 6.1.14.6 to allow 1.21 acres of Category 1 mangrove wetland impacts and 0.86 acres of wetland buffer impacts. Findings The project site contains 12.6-acres of jurisdictional mangrove wetlands (claimed by both the Florida Department of Environmental Protection (FDEP 56-0338143-001) and the Army Corps of Engineers (ACOE SAJ-2015-03084- JD-LCK). Per Comprehensive Plan Policy 6.1.14.5, these wetlands are considered a Category I due to their size and hydrologic connectivity; therefore, a waiver is required from the Board of County Commissioners for any direct wetland or associated 50-foot upland buffer impacts. The applicant reduced the proposed wetland impacts associated with the development by utilizing a piling supported bridge system, in lieu of a portion of the previously proposed filled access road. The project will, however, result in 1.20-acres of direct wetland impacts and 1.23-acres of the associated 50-ft. upland buffer. The applicant proposes to mitigate the direct wetland impacts through on-site wetland enhancements (removal of exotic species throughout the remaining wetland preserve area) and providing the remaining required wetland mitigation, as determined thru the state and federal permitting process via purchase of mangrove wetland credits, from a permitted mitigation bank. The 1.23-acres of associated upland buffer impacts are partially mitigated through onsite restoration of 7,881 square feet (0.18-acres) of native upland habitat. Alternative mitigation for the remaining 1.05-acres of upland buffer impacts will be provided via a fee in lieu contribution to the Environmental Resources Fine and Mitigation Fund in the amount of $35,305. The wetland preserve and associated onsite mitigated upland buffer areas will be placed under a conservation easement and preserved, restored, and maintained in perpetuity per the approved Preserve Area Monitoring and Management Plan as part of this Final PNRD approval. 4.B.j Packet Pg. 141 At t a c h m e n t 4 . B . j : E R D F i n a l R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) No listed species were noted during preliminary site surveys. A Sea Turtle Protection Plan has been reviewed and approved by ERD. A condition of approval requires a nighttime survey conducted by a Florida registered engineer or architect prior to the issuance of a Certificate of Occupancy in order to verify all seaward and shore-perpendicular facing windows and doors are fitted with tinted glass or film with a visible light transmittance value of forty-five (45) percent or less and all light fixtures meet the specifications of the Sea Turtle Protection Plan. No intact native upland habitat outside of the proposed dune preservation zone is present. Vegetative cover of the uplands outside of the dune system is dominated by Australian pine. All invasive vegetation is required to be removed prior to issuance of the Certificate of Occupancy for the first building permit. The dune preservation zone has been delineated on the proposed site plan and will be placed under a conservation easement per the included condition of approval. A dune restoration plan is included and requires enhancement of the dune thru removal of invasive vegetation and restoration with appropriate native species. A landscape plan designed by HJA Design Studio dated June 27, 2018 was provided and determined to be consistent with the requirements of Land Development Code 7.09.00. Buffering per Land Development Code 7.09.04.E of the properties to the north and to the south has been provided in the form of an eight (8) ft. opaque wall with associated landscaping along both sides. Conditions of Approval 1) Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide the required amended Conservation Easement over the onsite preserves, the approved Preserve Area Monitoring and Management Plan (PAMMP), the Dune Restoration Plan, and the Sea Turtle Protection Plan (STPP) with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) to the County Attorney for review and approval. The applicant shall also provide a shapefile of the conservation easement boundaries to St. Lucie County. A copy of a standard Conservation Easement can be obtained from the St. Lucie County Environmental Resources Department. 2) Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide the alternative mitigation fee in lieu for the 1.05-acres of upland buffer impacts in the amount of $35,505 to be used by the County for environmental enhancement and conservation activities including, but not limited to; purchase of conservation land; restoration of public lands; maintenance and management of conservation lands; and such expenditures for environmental enhancement and conservation uses as determined by the County. 3) Prior to issuance of a Vegetation Removal Permit or Exemption, copies of the Florida Department of Environmental Protection and Army Corps of Engineers Permits for wetland impacts shall be provided to the Environmental Resources Department. 4) Prior to issuance of a Certificate of Occupancy, the applicant shall provide Florida Fish and Wildlife Conservation Commission approved detailed lighting plans to the St Lucie County Environmental Resources Department. 5) Prior to the issuance of a Certificate of Occupancy, all seaward and shore-perpendicular facing windows and doors shall be fitted with tinted glass or film with a visible light transmittance value of forty-five (45) percent or less. A registered Florida architect or engineer shall conduct a nighttime survey with all of the beachfront lighting turned on and provide a report of the inspection to the Environmental Resources Department as outlined in the approved Sea Turtle Protection Plan. If any violations of the sea turtle lighting code are identified a Certificate of Occupancy shall not be issued until all violations have been corrected. 4.B.j Packet Pg. 142 At t a c h m e n t 4 . B . j : E R D F i n a l R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 6) Prior to issuance of a Vegetation Removal Permit or Exemption, the developers, their successor or assigns, shall conduct a pre-construction meeting with construction personnel and Environmental Resources Department staff to verify vegetation and preserve area protection measures have been installed. 7) Prior to the issuance of a Certificate of Occupancy, informational sea turtle signage shall be installed on each dune crossover. 8) Prior to issuance of a Certificate of Occupancy for the first building permit, all invasive vegetation shall be removed (Land Development Code Section 7.09.05). 9) Prior to issuance of a Vegetation Removal Permit or Exemption, updated listed species surveys, including but not limited to gopher tortoise surveys, shall be updated as required per state and/or federal survey protocol. Should any listed species be found as a result of these updated surveys, appropriate permits from state and federal agencies shall be required. 10) Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide a mechanism for perpetual financial responsibility for future dune maintenance. 11) The applicant acknowledges this property is located within the COBRA zone designation. 12) The lift station shall include the following precautions to prevent contamination of the wetland in the event of a system failure: [Comprehensive Plan Policy 6.1.14.2.c] a. The top of wetwell and electrical components will be sited sufficiently above the flood elevation of concern. b. A permanent emergency generator to ensure functionality of the station in the event of a power outage shall be provided. c. An appropriate alarm (high level, pump failures, etc.) and a means of notification (e.g. autodialer) shall be installed to notify of problems at the lift station and so utility personnel can respond in a timely manner. d. Routine maintenance to preventing a failure at a lift station shall be performed. 13) The issuance of County development permit does not in any way create any rights on the part of the applicant to obtain a permit from a state, federal agency or any other County approvals and does not create any liability on the part of the County if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. 14) All other applicable state or federal permits must be obtained before commencement of the development. Please contact Jennifer McGee at 772-462-3862 if you have any questions regarding the details of these requirements. 4.B.j Packet Pg. 143 At t a c h m e n t 4 . B . j : E R D F i n a l R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.k Packet Pg. 144 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 145 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 146 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 147 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 148 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 149 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 150 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 151 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & The Atlantic Project Narrative May, 2018 Located on a private 22-acre ocean front campus, the Atlantic features detox, treatment, rehabilitation, and testing facilities to help those struggling from chemical dependencies and other addictions. A four building campus is proposed with a total of 222 beds and approximately 214,288 square feet of onsite recovery, treatment, dining, meeting rooms and offices connected on both the north and south wings by a first-level mezzanine. Comparable to wellness centers that serve stars and celebrities from around the world, the Atlantic will provide service to adolescents and adults in need of encouragement and reassurance to get them through a difficult period of their life. This is accomplished with a team of extraordinary recovery specialists. With the patient's privacy in mind, the Atlantic features three and four-story buildings designed by the award winning architectural firm of GS4 Studios into a campus-like setting. Patients will enjoy amazing ocean views and seaside vistas while rejuvenating and restoring in a first-class resort and wellness center. State-of-the-art monitoring, electronics, and security systems starting at the gated entrance to the Atlantic and encompassing the entire resort assure the patients that security is uncompromised. The Atlantic community will be vibrant yet private. Each floor includes a nursing station with 24/7 supervision provided. Two culinary kitchens will offer breakfast, lunch and dinner consistent with what a guest would expect at a high-end ocean front resort. Two state-of-the-art spas will be available as well as two roof top pools and gardens for the enjoyment and relaxation of the patients. The Atlantic design incorporates a peaceful environment and utilizes a Polynesian architectural theme that simultaneously embraces the natural environment of the site and the surrounding area in the creation of a spa-like atmosphere. The facility will be open and light while at the same time being warm and inviting. Connecting the outdoor environment to the interior spaces is a key part of the design team vision and in part why this remote site was selected for the Atlantic facility. The Atlantic is managed by Dr. Scott Segal, MD who's a highly respected Board-Certified Psychiatrist. Dr. Segal has been in practice for 30 years and has offices in five states. Dr. Segal has an extensive background in psychodynamic psychotherapy, pain management, addiction medicine and eating disorders, as well as the evaluation treatment of child and adolescent disorders. His team of physicians has over 100 years of addiction and treatment experience. Dr. Segal co-founded the Segal Institute for Clinical Research in 1999 where he has conducted and continues to conduct, clinical research trials for adults, adolescents, and children. Since 1998 he has served as the principal and sub-investigator on more than 400 Phase I-IV clinical research trials. As a principal investigator, he has conducted clinical trials for a wide array of indications including ADHD, Alzheimer's disease, anxiety disorder, bipolar disorder, depression, PTSD, sleep disorders, schizophrenia, eating disorders, and substance abuse. In addition, he has served as sub-investigator for women's health studies. The Atlantic will attract the brightest and best staff from throughout the United States and the world due to the unique and comprehensive program, as well as the extraordinary location. These experts will contribute to the knowledge base that continues to grow on the Treasure Coast. 4.B.k Packet Pg. 152 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & HJ A De s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 77 2 . 67 8 . 7 2 0 0 F 77 2 . 67 8 . 7 2 0 1 11.06.03.-STANDARDS OF REVIEW. In reviewing the applicant of a proposed amendment to the text of this Code or an application for proposed amendment to the official Zoning Atlas the Board of County Commissioners and the Planning and Zoning Commission shall consider: A. Whether the proposed amendment is in conflict with any applicable portions of this code; RESPONSE: THE PROPOSED PNRD IS NOT IN COFLICT WITH ANY PORTIONS OF THE CODE. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan. RESPONSE: THE PROPOSED PNRD AND CU IS CONSISTENT WITH THE COUNTY’S COMPREHENSIVE PLAN AS DESCRIBED IN THIS APPLICATION. C. Whether the extent to which the proposed amendment is inconsistent with existing and proposed land uses; RESPONSE: THE PROPOSED PNRD IS NOT INCONSISTENT WITH EXISTING AND PROPOSED LAND USES AS IS NOTED IN THE ANLYSIS WITHIN THIS APPLICATION. D. Whether there have been changed conditions that required amendment; RESPONSE: THE CHANGED CONDITIONS RELEVANT TO THIS APPLICATION RELATE TO THE UNIQUE NATURE OF THE PROPOSED FACILITY WHICH REQUIRE THIS AMENDMENT. 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 to 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; 4.B.k Packet Pg. 153 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 2 HJ A De s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i da U S A 3 4 9 9 4 T 77 2 . 67 8 . 7 2 0 0 F 77 2 . 67 8 . 7 2 0 1 RESPONSE: NO UNQUIE DEMANDS ON PUBLIC FACILITIES WILL BE REQUIRED BASED ON THIS APPLICATION AS IS NOTED IN THE ANALYSIS CONTAINED IN THIS APPLOCATION. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; RESPONSE: ADVERSE IMPACTS TO THE NATURAL ENVIRONMENT HAVE BEEN MINIMIZED WITH THIS APPLICATION THROUGH RE-DESIGN AND PLANNING. G. Whether and to the extent to which the proposed amendment would adversely affect the property values in the area; RESPONSE: PROPERTY VALUES IN THE AREA WILL NOT BE NEGATIVELY IMPACTED AS DESCRIBED IN THE PREVIOUSLY SUBMITTED PROJECT RESPONSE LETTER. 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; RESPONSE: THE DEVELOPMENT OF THE SITE AS PROPOSED WILL CREATE A POSITIVE AND ORDERLY DEVELOPMENT PATTERN BASED ON THE QUALITY AND CHARACTER OF THE PROJECT AS PRESENTED. 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; and RESPONSE: THE PROPOSED PROJECT WILL NOT BE IN CONFLICT WITH THE PUBLIC INTEREST AND WILL IN FACE FURTHER THE PUBLIC INTEREST IN NUMEROUS WAYS DESCRIBED IN THIS APPLICATION. J. Any other matters that may be deemed appropriately by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. RESPONSE: THIS APPLICATION IS QUITE DETAILED AND THE CHARACTER OF THE PROJECT EXCEPTIONAL IN MANY WAYS AS NOTED IN THE NUMEROUS APPLICATION ELEMENTS. 4.B.k Packet Pg. 154 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Supplement 3 Page 1 of 21 Revised: May 7, 2018 F0304798.v1 Rezoning/Amendment to the Official Zoning Atlas Application Supplement Refers to St. Lucie County Land Development Code (LDC) Section 11.06.00 for details Current Zoning: HIRD Current Future Land Use: RU (22.056ac) RC (.0134ac) Proposed Zoning: PNRD Acreage of the area to be rezoning: 22.19 acres 1. If you are requesting an amendment to the Official Zoning Atlas of St. Lucie County, state whether the proposed amendment is in conflict with any portions of the LDC. The proposed amendment is not in conflict with any portions of the LDC. The proposed rezoning is in compliance with all requirements, and is consistent with the general purpose, goals, objectives, and standards of the Land Development Code and the St. Lucie County Comprehensive Plan. Section 7.02.01 of the LDC states that “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 . . . .” The proposed rezoning and the associated site plan are designed to accomplish that goal. See attached Exhibit “A” for further discussion of how this rezoning is in harmony with the purpose and interest of the Land Development Code. 2. Please give a statement describing any changed conditions that would justify a rezoning: The market has shown that there is very little demand for condominiums or other residential units in this area, as can be seen by the mostly vacant residential projects and approved but uncommenced residential projects in the area. However, there is a substantial and growing demand for drug and alcohol treatment facilities, especially facilities that provide a high standard of care. There is also a need to bring more high paying jobs and private investment to St. Lucie County. 3. Please state why there is a need for the proposed rezoning: The site was previously approved for condominium buildings. There is very little demand for condos or other residences in this area, as can be seen from the lack of construction in the approved residential projects in this area. However, there is a substantial and growing need for drug and alcohol treatment facilities that provide a high standard of care. Providing this facility would help meet a vital public need and would be in the public interest. The subject property is uniquely suited for a beach-front drug and alcohol treatment facility with a resort-style design, that can provide security and seclusion to its patients. Furthermore, the PNRD zoning allows the County to control the quality and characteristics of a project in a way that cannot be achieved with a straight zoning. 4. Please state whether and how the proposed rezoning is consistent with the St. Lucie County Comprehensive Plan: The proposed rezoning is consistent with the St. Lucie County Comprehensive Plan. The future land use designation of the property is RU (22.056 ac) and R/C (0.0134 ac). Pursuant to Table 1-3 set forth in the Future Land Use Element of the Comprehensive Plan, the proposed PNRD zoning is a permitted zoning under the RU and RC future land uses. Furthermore, the PNRD zoning encourages flexibility and creativity in design options, thereby facilitating the planning of a project that is consistent with the goals 4.B.k Packet Pg. 155 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 2 of 21 F0304798.v1 and objectives of the Comprehensive Plan. See attached Exhibit “B” for further discussion of how this rezoning is consistent with the Comprehensive Plan. 5. Please give a statement outlining the extent to which the proposed amendment: A) Is compatible with existing land uses; The proposed rezoning is compatible with existing future land uses in this area. All of the surrounding properties share the same RU and R/C land uses as the subject property. Pursuant to Table 1-3 set forth in the Future Land Use Element of the Comprehensive Plan, the proposed PNRD zoning is a permitted zoning under the RU and R/C future land uses. Furthermore, the PNRD zoning encourages flexibility and creativity in design options, thereby facilitating the planning of a project that is compatible with existing land uses. The proposed project is designed in such manner as to be compatible with the adjacent properties, and with the mix of uses that is currently allowed by those properties’ land uses and zoning categories. The proposed rezoning is also consistent with proposed development of nearby properties. The buildings proposed for the subject site are similar in scale to both the adjacent approved Hutchinson Sands condominiums and the condominiums previously approved for the subject site. From the perspective of a neighbor, this project will look very similar to an expensive condominium, hotel or resort project; uses which are allowed under the existing HIRD zoning as either a permitted use or a conditional use. The proposed treatment center has been designed with a scale and appearance similar to a resort, in order to provide a pleasant environment for patients, while also ensuring that the facility is compatible with (i) the mix of uses allowed in the HIRD zoning category, (ii) the 42 foot high Hutchinson Sands condominiums approved to the north and (iii) the ocean front single family homes approved to the south. The north and south buildings have been lowered to three stories, to help ensure compatibility with adjacent properties. Furthermore, preserve areas are proposed on both the north and south ends of the buildings to help screen adjacent properties. The property will also be screened from A1A by a large preserve area. Further analysis of the compatibility of the project has been addressed in more detail in Exhibit “B” below, under Objective 1.1.8. B) 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; Traffic impacts have been addressed in the Traffic Impact Report provided with this application. Water service is available to the site from FPUA and sewer and reclaim water service for irrigation purposes is available from St. Lucie County Utilities. The proposed project will have no impact on public parks or St. Lucie County Schools. Drainage will be addressed in accordance with the drainage plan provided with this application and will be in conformance with state and local criteria. Solid waste pickup is available to the site and will be provided for in the site plan. The project will have little or no impact on public transit. The primary fire station to provide emergency service to the facility would be St. Lucie County Fire Station #2, located at 855 Seaway Drive. Response time to the facility is estimated at under 10 minutes. The secondary fire station would be Station #8, located at 7583 S. Ocean Drive in the Jensen Beach area of South Hutchison Island. The response time from that facility to the project is estimated to be under 15 minutes. The nearest hospital facility with trauma care is the Lawnwood Medical Center located at 1700 S. 23rd Street in Fort Pierce. It is approx. 12 miles from the project and the travel time would be approx. 15 minutes. 4.B.k Packet Pg. 156 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 3 of 21 F0304798.v1 C)Affects the natural environment; (If no adverse impacts expected, please state why.) The project has been planned and designed to minimize the environmental impact to the existing dune features and mangrove habitat. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. By including 287 feet of bridge at the entrance, The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. When compared to the previously approved fill-based access road with culverts, the proposed bridge will provide environmental benefits for the mangrove habitat on this project and on adjacent properties. The bridge will allow for improved water flow or “flushing” through the property which is important for water quality in the mangrove habitat that ultimately connects to the Indian River Lagoon through culverts to the south of the project. The bridge will also lessen direct impacts to mangroves and will provide important connectivity for fish and wildlife that utilize the mangrove habitat. The limited wetland impacts that will occur will be addressed by an off-site wetland mitigation bank agreement, as well as on-site mitigation. Additional information is set forth in the Environmental Impact Report and site plan provided with this application. D) Will result in an orderly and logical development pattern; The proposed rezoning will result in an orderly and logical development pattern. The surrounding area is mostly zoned HIRD, with the exception of one property immediately to the south which is zoned PUD. The properties surrounding the subject property are vacant and undeveloped. The HIRD zoning category is intended to allow for the co-existence a mix of compatible uses. HIRD allows for single family and multi-family development, as well as a variety of commercial conditional uses, including hotels, motels, resorts, rooming and boarding houses, time-shares, athletic and entertainment clubs, and marinas. The proposed treatment center has been designed with a scale and appearance similar to an upscale condominium or resort, ensuring that the facility is compatible with (i) the mix of uses allowed in the HIRD zoning category, (ii) the 42 foot high Hutchinson Sands condominiums approved to the north and (iii) the ocean front single family homes approved to the south. From the perspective of a neighbor, this project will look very similar to an expensive condominium, hotel or resort project. Further analysis of the compatibility of the project has been addressed in more detail in Exhibit “B” below, under Objective 1.1.8. Additional details on the operations of the facility are provided in our response to the DRC Report. E) Will adversely affect the property values in the area; The proposed rezoning will not adversely affect property values in the area. There is no evidence that a $79 million dollar facility for treating addiction, designed to look like an exclusive condominium or resort, will negatively affect values of nearby properties. In fact, comparable facilities in other locations have not affected property values of nearby residences. 6. Please explain the applicant’s interest in the subject property; The applicant owns the subject property in fee simple title. 4.B.k Packet Pg. 157 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 7. Please include such other information or documentation that may be deemed necessary or appropriate to a full and proper consideration and disposition of this particular application. Please see the Project Narrative submitted with the application package. Please also see our responses to the questions set forth in the DRC Report. Please Note: This Rezoning Application Supplement will not be considered complete without the Development Application, complete with notarized signatures of all land owners, giving their consent to the filing of this application and supplement. W, Le¿ Þol>Þ,.^ r Applicant or Agent Name (Printed)Signature Page 4 of 21 F0304798.v I 4.B.k Packet Pg. 158 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 5 of 21 F0304798.v1 EXHIBIT “A” Consistency with Land Development Regulations: 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; Response: The Project was designed to provide drug and alcohol treatment in a resort like atmosphere. Through the use of luxury rooftop pools, gardens and boutique style amenities, the project provides a unique approach for a drug and alcohol treatment facility. The interiors are all well lit, with break out rooms and areas for different kinds of activities ranging from yoga to cooking classes. B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; Response: This facility has been designed to make efficient use of available land, thereby minimizing the environmental impact to the existing dune features and mangrove habitat. Under-building parking has been included in order to minimize the footprint of the project and to maximize the preservation of habitat. The project has been designed with parking that exceeds the County LDC minimum requirements, in order to accommodate the operational needs of the project. Nevertheless, by working with ERD to minimize wetland impacts through the use of narrower parking spaces and reduced landscape islands, the impacts of the parking have been greatly reduced. Furthermore, by adding a bridge for the entrance road, wetland impacts have been further reduced, while allowing for enhanced tidal flushing. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. By including 287 feet of bridge at the entrance, The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and Response: The building design and site plan meet or exceed the County’s building, zoning and development codes and are compatible with the surrounding area including proposed and approved projects. The proposed treatment center has been designed with a scale and appearance similar to an upscale condominium or resort, ensuring that the facility is compatible with (i) the mix of uses allowed in the HIRD zoning category, (ii) the 42 foot high Hutchinson Sands condominiums approved to the north and (iii) the ocean front single family homes approved to the south. From the perspective of a neighbor, this project will look very similar to an expensive condominium, hotel or resort project. While the center two buildings are four stories, the most 4.B.k Packet Pg. 159 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 6 of 21 F0304798.v1 southerly and northerly buildings are stepped down to three stories with limited roof features near the property boundaries to minimize any possible negative visual impacts. Furthermore, preserve areas are proposed on both the north and south ends of the buildings to help screen adjacent properties. Additionally, the project is screened from A1A by a large preserve area. 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. Response: The campus has been planned and designed to minimize the environmental impact to the existing dune features and mangrove habitat. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. By including 287 feet of bridge at the entrance, The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. The limited wetland impacts that will occur will be included in an off-site wetland mitigation bank agreement. When compared to the previously approved fill-based access road with culverts, the proposed bridge will provide environmental benefits for the mangrove habitat on this project and on adjacent properties. The bridge will allow for improved water flow or “flushing” through the property which is important for water quality in the mangrove habitat that ultimately connects to the Indian River Lagoon through culverts to the south of the project. The bridge will also lessen direct impacts to mangroves and will provide important connectivity for fish and wildlife that utilize the mangrove habitat. Additional information is set forth in the Environmental Impact Report and site plan provided with this application. 4.B.k Packet Pg. 160 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 7 of 21 F0304798.v1 EXHIBIT “B” 1. FUTURE LAND USE ELEMENT. Goal 1.1: Ensure the highest quality of living environment possible, to a mixture of land uses reflecting the needs and desires of the local residents in how they want their community to develop. The goals shall be implemented by strictly enforcing building, zoning and development codes based on objectives and policies that will enhance St. Lucie County Natural and Manmade Resources while minimizing any damage or threat of degradation to the health, safety and welfare of the County's citizens, native wildlife and environment, through incompatible land uses. Response: The proposed Atlantic Wellness facility has been planned and designed to set a new standard for not only treatment facilities but building and campus design on the Treasure Coast. The building design and site plan meet or exceed the County’s building, zoning and development codes related to open space, site coverage, architectural features and compact form, and are compatible with the surrounding area including proposed and approved projects. Objective 1.1.7 - Continue to support and encourage innovative land use development patterns including land developments through the adequate provision in the County's Land Development Code including planned unit developments (PUD), planned non-residential development (PNRD) and planned mixed use development (PMUD) zoning designations. Response: The Atlantic campus will be made up of four 3 and 4 story buildings with the north two buildings and the south two buildings connected by a second level terrace. The buildings on the north and south perimeter of the site will be 3 stories while the center two buildings will be 4 stories. Although The Atlantic will be a drug and alcohol treatment facility, the buildings have been designed in a way that is reflective of a world-class ocean front resort. The architects, GS4 Studios, have established a Bermuda theme in the building design which includes extensive use of glass to take advantage of the views, deep roof overhangs, covered loggias and balconies, exterior gathering spaces including roof top gardens, two community pools and a large arrival plaza. This project represents a creative and innovative approach to the development of a drug and alcohol treatment campus. The goal is to provide world-class quality of care in a relaxing, private and secure environment that takes advantage of the natural beauty of the site. Policy 1.1.7.1 - Continue to encourage the use of planned development techniques to conserve open space in environmentally sensitive areas through the County's Land Development Code which shall include: a. Minimum acreage requirements necessary to score a viable mixed use community providing sufficient design flexibility to allow innovation and creativity in all forms of planned unit developments; Response: Minimum acreage and dimensional requirements of the County Land Development Code have been satisfied. 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 a minimum set back needs from adjacent uses, and to provide active and passive recreational and well as visual amenities; 4.B.k Packet Pg. 161 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 8 of 21 F0304798.v1 Response: The project will substantially exceed the open space requirements based on the preservation of most of the site’s mangrove habitat. c. Provisions ensuring the long-term preservation of remaining open spaces; Response: The project will substantially exceed the open space requirements based on the preservation of most of the site’s mangrove habitat. Native habitat will be preserved through the use of conservation easements. f. Specific requirements to provide efficient centralized infrastructure (potable water and sanitary sewer). Includes specific restrictions on the use of septic tanks, individual wells and package plants in planned unit developments. Response: Central water and sewer service are available at the site and sufficient capacity is available to serve the project. Objective 1.1.8: Property owners’ investments, their quality of life in and around the single-family neighborhood, as a defined residential area, shall be protected from the encroachment of commercial and/or other inappropriate land uses through consistent and predictable application of the Land Development Code. Response: Objective 1.1.8 is intended to protect “the single-family neighborhood, as a defined residential area”. This area is not a single-family neighborhood. Instead, this area is currently zoned to allow for a mix of uses. Almost all of the properties in the surrounding area are zoned HIRD, which allows for a variety of uses other than “single family neighborhood”, including multi-family (as a permitted use) and hotels, motels, resorts, rooming and boarding houses, time-shares, athletic and entertainment clubs, and marinas (as conditional uses). In fact, within 0.6 miles to the north and 0.7 miles to the south, almost all of the properties in this area are zoned either HIRD or CPUB. The only exception is the neighboring property to the south, which was recently rezoned to PUD. This area is not zoned for “the single-family neighborhood, as a defined residential area”, but instead is zoned to allow a mix of uses, including single-family, multi-family and commercial. Furthermore, this area has not been developed as a “single-family neighborhood”. In fact, the surrounding area is undeveloped and vacant, and both this property and the adjoining property to the north have already been permitted for condominiums, with a scale similar to this project. “Consistent and predictable application of the Land Development Code” would allow the development of the mix of single-family, multi-family and commercial uses contemplated for this area, as long as those uses are designed with proper buffering and scale to ensure compatibility. Objective 1.1.8 is not intended to be applied to prevent this mix of uses in an area which is primarily zoned HIRD. The proposed use would not result in the encroachment of “commercial” and/or other “inappropriate” land uses. As discussed above, the subject property’s existing HIRD zoning (and the HIRD zoning of many of the neighboring properties) already allows for a variety of commercial uses as conditional uses, including hotels, motels, resorts, rooming and boarding houses, athletic and entertainment clubs, and marinas. The proposed use would not result in an encroachment of commercial as a mix of commercial uses are already permitted under the existing zoning in this area as conditional uses. Furthermore, the proposed project is designed in such manner as to be compatible with the adjacent properties, and with the mix of uses that is currently allowed by those properties’ zoning categories, and would therefore be no more of an encroachment than the commercial uses that are currently- 4.B.k Packet Pg. 162 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 9 of 21 F0304798.v1 allowed as conditional uses on those properties, such as a hotel, resort or entertainment club. The proposed buildings are similar in scale to both the adjacent approved Hutchinson Sands condominiums and the condominiums previously approved for this site. From the perspective of a neighbor, this project will look very similar to an expensive condominium, hotel or resort project. With this submittal, we have provided a compatibility analysis prepared by HJA Design Studio. The compatibility analysis compares The Atlantic to the condominiums previously approved for this site, the approved Marisol condominium project, the approved Hutchinson Sands condominiums adjacent to this site and the constructed Hutchinson Shores Resort in Martin County. The analysis shows that The Atlantic is similar in scale to these projects. The Atlantic would not even be the largest of these projects in terms of gross square footage or height. In fact, the adjacent approved Hutchinson Sands condominiums has a larger gross square footage and greater overall height (Hutchinson Sands is 42 feet high across all four buildings vs. The Atlantic which is 42 feet high at the center but steps down to 35 feet on the ends). Therefore, the proposed project will be compatible with other approved projects on the island (including the neighboring project), especially considering that The Atlantic will be buffered from view from A1A by the preserved wetlands, and is stepped down to 3 stories on the north and south buildings. We have also provided a traffic impact analysis prepared by Ladyko Design Group, comparing the traffic that would be generated by The Atlantic with (i) the traffic that would be generated by the 102 condominiums that were previously approved for this site, and (ii) a hypothetical 102 room hotel or resort that could be built on this site as a conditional use under the existing HIRD zoning. The Atlantic would generate a small increase in traffic as compared to the 102 approved condos, although not enough to constitute a substantial impact on surrounding properties, given the available traffic capacity of A1A. The traffic impact analysis also shows that the Atlantic would generate significantly less traffic than a 102 room hotel or resort, which could be permitted on this site as a conditional use under the existing HIRD zoning. The Atlantic will not generate any other unusual impacts on the area in terms of noise or other nuisances. Patients will not arrive or leave by ambulance, except in the rare case of an emergency (and emergencies can happen at condos and hotels too). In fact, a hotel or resort would be more likely to produce noise impacts, such as outdoor pool-side events, or bands or music at the hotel restaurant or bar. A hotel or resort would also likely include alcohol sales, which The Atlantic, obviously, would not. The Atlantic will also have significantly less impact on the beach than a hotel or resort, as patients will spend most of their time in treatment and will only occasionally be allowed to go to the beach under supervision. As discussed above, impacts on the wetlands will be 0.01 acres less than the previously approved condominiums for this site. Policy 1.1.8.4 – Limited development of commercial/non-residential uses, that are not located within a special area plan adopted within the Towns, Villages and Countryside Element, will be allowed within areas classified for residential use, provided that these activities are compatible with the adjacent land uses and meet the following standards Response: This policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Furthermore, Policy 1.1.8.4 implements Objective 1.1.8 by limiting development of “commercial/non-residential uses” within “areas classified for residential use”. As discussed above, the zoning classification of most of the properties in the 4.B.k Packet Pg. 163 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 10 of 21 F0304798.v1 surrounding area is HIRD, which allows not only single-family and multi-family residential uses, but also a mix of non-residential uses, as conditional uses. HIRD permits hotels, motels, resorts, rooming and boarding houses, athletic and entertainment clubs, and marinas, as conditional uses. Therefore it would be incorrect to characterize this area as “classified for residential use”, or a “single-family neighborhood”. Instead this area is classified or zoned for a broader mix of compatible residential and non-residential uses. As discussed above, this project has been designed to be compatible with that broader mix of uses. a) Intent of the commercial use is to provide easily accessible, convenience-type uses to immediately surrounding residents; Response: This sub-policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Furthermore. this sub-policy proves the point made above, that Objective 1.1.8 and Policy 1.1.8.4 are not intended to apply to areas such as this, that are zoned for a mix of uses. Current HIRD zoning on this property and surrounding properties already allows as conditional uses a mix of non-residential uses that are not intended to only provide “easily accessible, convenience-type uses to immediately surrounding residents”. Typical convenience type uses intended to serve immediately surrounding residents would include uses such as convenience stores, gas stations and dry cleaners. However, these convenience-type uses would not even be permitted in this area under the existing zoning. Furthermore, the types of non-residential uses that are allowed in this area as conditional uses under the existing HIRD zoning include hotels, motels, resorts, rooming and boarding houses, athletic and entertainment clubs, and marinas. These types of uses are not convenience-type uses intended to primarily serve immediately surround residents. Unlike a convenience store or dry-cleaner, these types of uses would typically draw upon customers from a much wider area. For example, although a hotel or resort might draw some small amount of business from the neighborhood (i.e. a resident might occasionally put up an out-of-town guest in a local hotel), most of the business for a hotel or resort would not be directly connected to nearby residents as a convenience to them. Therefore, this sub-policy further illustrates why Objective 1.1.8 and the policies that implement it, are not intended to apply to areas such as this, that are zoned to allow for a mix of residential single family, multi-family and commercial uses. b) Conversion of the petitioned property would not promote any strip commercial use of land; Response: This sub-policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Nevertheless, although this sub-policy does not apply to this project or this area, the proposed use would not promote strip commercial use of land. The proposed use requires privacy and security and the operators of the facility would not want to be connected to any “strip” of commercial development. Furthermore, no such strip commercial development is currently proposed for adjacent properties. In fact, the commercial uses permitted as conditional uses under the existing HIRD zoning, such as hotels, marinas and entertainment clubs, would be more likely to promote strip commercial development than the proposed development, as uses such as hotels, marinas or entertainment clubs, could more logically be incorporated into a “strip” of mutually-supporting commercial development. 4.B.k Packet Pg. 164 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 11 of 21 F0304798.v1 c) Use is compatible with surrounding land uses and is provided with adequate screening and buffering of any adjacent residential property; Response: This sub-policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Nevertheless, the proposed treatment center has been designed with a scale and architecture similar to an expensive condominium, hotel or resort, to ensure not only a pleasant treatment atmosphere for patients, but also to ensure the facility is compatible with (i) the mix of uses allowed in the HIRD zoning category, (ii) the proposed 42 foot high Hutchinson Sands condominiums approved to the north and (iii) the proposed ocean front single family homes approved to the south. While the center two buildings are four stories, the most southerly and northerly buildings are stepped down to three stories with limited roof features near the property boundaries to minimize any possible negative visual impacts to neighboring properties. Furthermore, preserve areas are proposed on both the north and south ends of the buildings to help screen adjacent properties. The property will also be screened from A1A by the preserve area. Further analysis of the compatibility of the project has been addressed in more detail under Objective 1.1.8 above. d) The property for which the commercial designation is sought does not exceed 10 acres. Response: This sub-policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Nevertheless, 79% of the entire site (17.71 acres) will be set aside for preservation, leaving only 4.69 acres of land available for development. Therefore, the 4.69 acres subject to development is well below the 10 acre limitation referenced in this sub policy. Furthermore, at one time the Radisson Hotel property on North Hutchinson Island was zoned HIRD, and while it was zoned HIRD, that property, which exceeds 10 acres, was used for many years to operate a hotel, including a restaurant, bar and meeting rooms. This further supports the point made above, that Objective 1.1.8 and Policy 1.1.8.4 were never intended to apply to areas such as this, that allow a mix of permitted and conditional uses, other than single-family residential homes. 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 businesses and industrial opportunities. Response: The proposed $79,000,000 facility will add approximately 216 high-paying jobs to the St. Lucie County economy including doctors, therapists, nurses, administrative support staff and facilities management employees. Based on the economic impact report prepared by Fishkind and Associates, the project will add nearly $57 million to the County’s tax base and generate over $500,000 per year in property taxes for the County and over $400,000 in property taxes for the School District with little demand for public facilities or services such as schools, parks, public buildings or EMS services. Policy 1.1.11.1 - St. Lucie County shall actively assist to the maximum extent practical in the recruitment of clean high growth industrial activities and maintain an expedited a permitting process for bona fide economic development projects especially those within the Targeted Industry List. Response: The medical director of The Atlantic, Dr. Scott Segal, co-founded the Segal Institute for Clinical Research in 1999. He has served as a principal and sub-investigator on more than 400 phase I 4.B.k Packet Pg. 165 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 12 of 21 F0304798.v1 – IV clinical research trials. Research into addiction and treatment will be a component of this facility and research is on the County’s targeted industry list. Objective 1.1.12: Pursuant to the Land Development Code, all development orders and permits for future development and redevelopment activities shall be issued only if public facilities necessary to meet level of service standards (which are adopted as part of the Capital Improvements Element of this plan) are available concurrent with the impacts of the development. Response: All public facilities exist to the site for the project to meet LOS standards. Policy 1.1.12.3 - Permit only those proposed locations of public facilities which: a. Maximize the efficiency of services provided; b. Minimize their cost; and c. Minimize their impacts on the natural environment. Response: Public facilities are available to the site and will be paid for by the applicant in the way of impact fees, connection fees and other user fees. 1.4.2 - Encourage green building standards in order to reduce greenhouse gas emissions. Response: The project buildings have been designed utilizing green building standards. A sustainable site is achieved by providing light colored paving in order to address heat island reduction. The site is also lit by turtle safe lighting. The project addresses water efficiency by incorporating high efficiency toilets, sinks, and showers. The building is designed to exceed energy code requirements by the use of high efficiency A/C units as well as through glazing. The project will enable users to participate in waste reduction and recycling programs. The buildings’ indoor environmental quality will be improved by substantial natural daylight and views; this in turn will allow for a reduction in artificial lighting. A majority of the site will remain untouched; natural vegetation and existing environment will be protected. Policy 1.4.2.2 - The County shall encourage the use of the United States Green Building Council (USGBC) Leadership and Energy and Environmental Design (LEED) rating system or the Florida Green Building Coalition Standards for both residential and commercial properties. By December 2012, the County shall explore incentives for use of green building standards and new development and free development. Response: The buildings will be designed to meet USGBC standards. 2. TRANSPORTATION ELEMENT. Policy 2.1.1.5 - Facilities currently operating at conditions below the adopted level of service standards shall be maintained at least at their current LOS through development order conditions for roadway improvements within the radius of influence of a proposed development. The radius of influence for a given development shall be further defined in the County's Land Development Code traffic monitoring provisions. Response: A traffic report has been provided with the application for this project. The proposed project will not decrease the capacity of any roadway link on the roadway network of the County or 4.B.k Packet Pg. 166 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 13 of 21 F0304798.v1 FDOT below the adopted level of service standards, and no capacity related roadway improvements are required. Policy 2.1.2.2 - Review all proposed developments for consistency with the goals, objectives, and policies of this plan and require coordination of traffic circulation plans and improvements with land use, right- of-way and infrastructure plans before development approval. Traffic circulation plans shall include the mitigation of all potential project impacts on the roadway system. Response: In accordance with FDOT standards, a left turn lane southbound into the project will be constructed, along with a right turn deceleration lane northbound. The proposed project will not result in a reduction in level of service below the adopted level of service standards. Policy 2.1.2.3 - Review access driveways and new roadway connections associated with development to assure safety and compatibility with the existing and future roadway network. Impose requirements for conformity, as condition of development approval. Response: The entrance driveway, turn lane and deceleration lane are designed to comply with County and FDOT requirements. Policy 2.1.2.8 - Allow no roadway link to operate at more than ten percent above the adopted levels of service standards. When any County arterial or collector road or segment of such a road is determined to be operating one level of service below its adopted standard, the County shall exercise one of the following options: Response: A traffic report has been provided with the application for this project. The proposed project will not decrease the capacity of any roadway link on the roadway network of the County or FDOT below the adopted level of service standards, and no capacity related roadway improvements are required. Policy 2.2.1.2 - Review on-site traffic flow to assure adequate circulation for motorized and non-motorized vehicles and pedestrians is provided. Require signage and roadway specifications that conform to the County's adopted standards. Response: Access to the site is limited to one entry off of A1A and a single drive through the mangrove habitat to the wellness campus accessing the four campus buildings. A main drop-off circle with views of the beach will provide the primary patient and visitor access. Parking is provided both under and adjacent to each building. A sidewalk is provided along the parking area. Emergency stabilized access drives have been planned for on both the north and south driveway terminus points. Delivery service areas and dumpsters are located under the buildings and will be serviced by facility staff. Fire truck turn-around areas are provided at both ends of the parking and access drives. Policy 2.3.2.7 - Motorized and non-motorized transportation needs shall be identified and addressed and met for each new development approval. Response: The campus design includes four buildings with two on the north side of the entry circle and two on the south side. The plazas which are located above the parking/service garage level, create a natural connectivity between the end buildings and their closest counterpart structure. The plazas will allow pedestrians to access each building without having to contend with motorized vehicles. On the beach side, we feature an informal beach walk on the east side of the buildings along the western 4.B.k Packet Pg. 167 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 14 of 21 F0304798.v1 edge of the dune. One security gated dune cross-over is proposed to the public beach, but access will be controlled and attended by staff at all times. 3. HOUSING ELEMENT. – Not applicable 4. INFRASTRUCTURE ELEMENT. Objective 4A.1.2 - The County shall implement procedures for ensuring that when a development permit is issued, pursuant to the then current Service Availability Report, adequate facility capacity is available or will be available to serve the development concurrent with the impacts, in order to meet the adopted LOS standards. Policy 4A.1.2.1 - All development will be specifically conditioned on the availability of services necessary to maintain LOS standards as adopted within this Comprehensive Plan. Response: Water is available to the site from FPUA and wastewater service is available from the County Utility. Sufficient water and wastewater capacity is available to serve the project’s demands. We have obtained a capacity letter from FPUA. Policy 4A1.2.6 - Development approved by the County Commission within the unincorporated area of the County requiring central potable water service will only be permitted when such development ties into existing potable water facilities of or makes provision for obtaining potable water service from the County Utility District, the Fort Pierce Utility Authority or the City of Port St. Lucie or other utility provider that has the consent of the County pursuant to Policy 4A.1.1.3 within their respective water utility service areas in accordance with the then in effect utility extension policy of the applicable potable water service provider. Response: Water is available to the site from FPUA and wastewater service is available from the County Utility. Sufficient water and wastewater capacity is available to serve the project’s demands. Objective 4A.1.4: The County shall take steps to insure that entities in the unincorporated County are adequately served, and in order to protect our drinking water shall investigate needs for waste disposal other than septic tanks and sewage systems. Response: Water is available to the site from FPUA and wastewater service is available from the County Utility. Sufficient water and wastewater capacity is available to serve the project’s demands. Objective 4A.1.5: The County shall coordinate with the other potential providers of central potable water service within the unincorporated areas of the County so that the extension of, or increase in the capacity of, facilities to meet future potable water capacity is available when needed. Policy 4A.1.5.1 - Prior to issuance of a building permit, the County shall require that all applicants provide verification that water service can be provided in conformance with the policies in this plan and that adequate system capacity is available if a central system is to be utilized. Response: Water is available to the site from FPUA and wastewater service is available from the County Utility. Sufficient water and wastewater capacity is available to serve the project’s demands. 4.B.k Packet Pg. 168 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 15 of 21 F0304798.v1 We have obtained a capacity letter from FPUA. The property owner will enter into Utility Service Agreements with FPUA and the County to reserve capacity prior to obtaining a building permit. Objective 4A.2.2: The County shall continue to develop a comprehensive water conservation program incorporating, at a minimum, the following policies. Policy 4A.2.2.1 - The County shall continue to require water saving devices in new construction, consistent with the requirements of the Florida Building Code. Response: The project buildings have been designed utilizing green building standards. The project addresses water efficiency by incorporating high efficiency toilets, sinks, and showers. Policy 4A.2.2.2 - The County shall enforce the landscaping portion of the existing Land Development Code and on an ongoing basis require more exacting provisions for native landscaping plants. Response: A revised landscape plan is enclosed and reflects conversations the Landscape Architect had with senior ERD staff. Please see attached plans and specifications. Policy 4A.2.2.4 - The County shall encourage reuse and reclamation of water for irrigation, landscape, agriculture, and industry as an alternative to the use of potable water supplies. Response: Reuse water is available at this location from St. Lucie County Utilities. Policy 4C.1.1.3 - The Level of Service standard in Policy 4C.1.1.2 shall be applicable to all commercial, industrial and residential development activities within the Unincorporated St. Lucie County. Response: A drainage plan has been submitted, in accordance with the County Land Development Code. The project has been designed to meet the applicable level of service standard for stormwater runoff. Policy 4C.2.1.2 - No development authorizations shall be issued unless there is provided to St. Lucie County assurance that all required drainage improvements will be provided for both on-site and off-site. Response: A drainage plan has been submitted, in accordance with the County Land Development Code. The project has been designed to meet the applicable level of service standard for stormwater runoff. Objective 4D1.2: The County shall implement procedures for ensuring that when a development permit is issued, pursuant to the current Service Availability Report, adequate facility capacity is available or will be available when needed to serve the development, concurrent with the impacts, in order to meet adopted level-of- service standards. Policy 4D.1.2.1 - Levels of service for on-site improvements, including sewer connection lines, shall be as required of the developer in the Land Development Code. Response: Water is available to the site from FPUA and wastewater service is available from the County Utility. Sufficient water and wastewater capacity is available to serve the project’s demands. 4.B.k Packet Pg. 169 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 16 of 21 F0304798.v1 Policy 4D1.2.5 - Development approved by the County Commission within the unincorporated area of the County requiring sanitary sewer service will only be permitted when such development ties into existing sanitary sewer facilities of or makes provision for obtaining water or sewer utility service from the County Utility District, the Ft. Pierce Utility Authority or the City of Port St. Lucie or another utility service that has the consent of the County pursuant to Policy 4D.1.1.3 within their respective sanitary sewer service areas in accordance with the then in effect utility extension policy of the applicable sanitary sewer service provider. Response: Water is available to the site from FPUA and wastewater service is available from the County Utility. Sufficient water and wastewater capacity is available to serve the project’s demands. Policy 4D.1.2.6 - The County shall condition development orders to provide that when a regional sanitary sewer system is available, the development will be required to tie into it. Issuance of development orders or permits will be further conditioned on demonstration of compliance with applicable federal, state and local permit requirements for on-site wastewater treatment systems. Response: Water is available to the site from FPUA and wastewater service is available from the County Utility. Sufficient water and wastewater capacity is available to serve the project’s demands. 5. COASTAL MANAGEMENT ELEMENT. Policy 5.1.1.1 - Future development in the coastal area shall be limited to those land uses which are resource dependent or compatible with the physical and environmental characteristics of the coastal area, or to those uses which can occur without degradation of important environmental values or interference with legally used public access to coastal area shoreline. Response: The proposed project is resource-dependent as the beach-front location is an integral part of the concept. The project is designed to be compatible with the physical and environmental characteristics of the location. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. By including 287 feet of bridge at the entrance, The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. When compared to the previously approved fill- based access road with culverts, the proposed bridge will provide environmental benefits for the mangrove habitat on this project and on adjacent properties. The bridge will allow for improved water flow or “flushing” through the property which is important for water quality in the mangrove habitat that ultimately connects to the Indian River Lagoon through culverts to the south of the project. The bridge will also lessen direct impacts to mangroves and will provide important connectivity for fish and wildlife that utilize the mangrove habitat. Policy 5.1.1.4 - Future development or redevelopment within the coastal area shall provide infrastructure to service the development or redevelopment at the Level of Service standards adopted in the appropriate elements of this Comprehensive Plan, and which is consistent with the coastal resource protection, access, and safe evacuation requirements of this Comprehensive Plan, and as further provided for in the Capital Improvements Element. 4.B.k Packet Pg. 170 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 17 of 21 F0304798.v1 Response: The proposed project will be served by transportation, drainage and utility infrastructure meeting applicable County codes, as more specifically set forth in the attached plans and specifications. Policy 5.1.2.1 - The County shall continue to implement and enforce land development regulations that require the use of native or drought tolerant vegetation adapted to existing soil and climatic conditions in landscaping in the coastal area. Response: A revised landscape plan is enclosed and reflects conversations the Landscape Architect had with senior ERD staff. Please see attached plans and specifications. Policy 5.1.2.2 - The County shall require the removal and eradication of all nuisance and exotic vegetation such as Australian pine, Brazilian pepper, and Melaleuca during construction of Response: Nuisance and exotic vegetation shall be removed from the property at the time of construction of the project. Policy 5.1.2.4 - The Land Development Code shall require the installation or preservation of a native vegetative transitional buffer adjacent to all wetlands, submerged lands, or other surface waters, regardless of whether these be naturally occurring or manmade. Response: Because of the lack of naturally occurring native transitional buffer area and due to extreme area constraints, the applicant has opted to construct a structural buffer (retaining wall) between the development area and the preserved wetland area. The retaining wall addresses the elevation changes between the wetland and the development area, and also reduces the potential for human disturbances within the preserve. To mitigate for the lack of transitional buffer, the applicant has incorporated two areas of upland buffer to the north and south of the development area. These areas total 0.18 acre and will be completely restored with native upland vegetation as detailed in the PAMMP. The remaining transitional buffer requirement will be mitigated through the purchase of credits at a permitted mitigation bank. Policy 5.1.2.8 - There shall be no net loss of existing wetland functions or values. The County shall implement this policy through the site plan and building application permitting process. Response: The applicant will work closely with the County’s Environmental Resources Department staff, the Florida Department of Environmental Protection and the Army Corps of Engineers regarding any proposed wetland impacts and providing the necessary mitigation. The small area of wetland impacts will be mitigated through on-site enhancement and purchase of credits at a permitted mitigation bank to ensure there is no net loss of wetland function in the region. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. Furthermore, a 287 foot bridge has been added to the entrance to The Atlantic. When compared to the previously approved fill-based access road with culverts, the proposed bridge will provide environmental benefits for the mangrove habitat on this project and on 4.B.k Packet Pg. 171 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 18 of 21 F0304798.v1 adjacent properties. The bridge will allow for improved water flow or “flushing” through the property which is important for water quality in the mangrove habitat that ultimately connects to the Indian River Lagoon through culverts to the south of the project. The bridge will also lessen direct impacts to mangroves and will provide important connectivity for fish and wildlife that utilize the mangrove habitat. Policy 5.1.5.1 - The County shall only allow construction seaward of the Coastal Construction Control Line including construction of coastal or shore protection structures, upon issuance by the Florida Department of Environmental Protection of the applicable permit authorizing that construction. Response: Required permitting will be obtained from the Florida Department of Environmental Protection, Bureau of Beaches and Coastal Systems as the proposed project falls within the Coastal Construction Zone. Policy 5.1.5.5 - Access to the beach for development will be confined to walkways designed to protect dune systems, subject to the Florida Department of Environmental Protection approval. Response: The project provides one beach access boardwalk. Policy 5.2.1.2 - New sanitary sewer facilities in the coastal high hazard area shall be flood-proofed to prevent inflow and insure that raw sewage does not leak from them during flood events. Response: With respect to the sewer lift station, the top of the wetwell and the panel box, the electrical components box will be set above the 100 year, 3 day storm elevation as calculated in the drainage calculations that will accompany the County Stormwater application. Policy 5.2.1.4 - New development and redevelopment within V or A flood zones as designated by the Federal Emergency Management Agency shall employ building construction techniques which are consistent with the requirements of the Federal Emergency Management Agency Flood Insurance Program and the County's Coastal Construction Code. Response: There are no floodplains of floodway boundaries within the project or immediately adjacent. Finished Floor Elevations for the project will be set by the Florida Department of Environmental Protection, Bureau of Beaches and Coastal Systems. 6. CONSERVATION ELEMENT. Policy 6.1.14.2 - The County shall not permit development in a Category I or II wetland or any wetland buffer associated with these wetlands, except as follows: a. Clearing and /or constructing of walking trails; 4.B.k Packet Pg. 172 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 19 of 21 F0304798.v1 b. Construction of boardwalks/catwalks for direct access to water bodies; construction of wildlife management shelters, footbridges, observation desks and similar structures not requiring a dredge or fill for their placement; and c. Clearing and/or construction of electric/ cable utility, stormwater management, water or wastewater infrastructure as needed to provide public service that does not impair the long term viability of the wetland system. d. Alteration is permissible within Category I and II wetlands, and the required wetland buffer as necessary for the above activities if: 1. No other reasonable alternative exists and avoidance cannot be achieved; 2. Such activity is consistent with other policies of the Comprehensive Plan; 3. Such activity complies with the requirements of all Federal, State and local agencies claiming jurisdiction over wetland alteration and adequate mitigation of any adverse hydrological and physical alterations is provided. 4. No more than one percent of any Category I wetland is impacted, except as noted in Policy 6.1.14.3; 5. No more than 15 percent of any Category II wetland is impacted, except as noted in Policy 6.1.14.3; 6. Appropriate mitigation is provided. Response: The applicant has worked closely with staff to demonstrate that the development is not feasible as an economically viable project without impacting a small area of the wetlands and buffer in order to contain the development west of the Coastal Construction Control Line and required buffer. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. The applicant has demonstrated compliance with alteration provisions d.1, d.2, d.3, d.5 and d.6. A waiver is requested for d.4 which is further described below. Policy 6.1.14.3 - In addition to the alteration provisions of Policy 6.1.14.2, alteration of a Category I or II wetland may be allowed when no other reasonable alternative exists and avoidance and minimization of impacts cannot otherwise be achieved. Any provision of this Comprehensive Plan or the land development code related to the preservation of a Category I or II wetland that precludes all reasonable economically viable use of the property or would prohibit a reasonable public use of the property and which if applied would result in a compensable taking of the property may be waived to the extent necessary to provide the minimum reasonable use, public or private, of the property. These provisions shall only be waived following the review and approval of the Board of County Commissioners, or their designee, in a manner set forth in the Land Development Code. The standards for the granting of any waiver shall be set forth in the Land Development Code and shall be consistent with the general standards and intent of the Comprehensive Plan. Response: The applicant has worked closely with staff to demonstrate that the development is not feasible as an economically viable project without impacting a small area of the wetlands and buffer in order to contain the development west of Coastal Construction Control Line and required buffer. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. Furthermore, a 287 foot bridge has been added to the entrance to The Atlantic. When compared to the previously approved fill-based access road with culverts, the proposed bridge will provide environmental benefits for the mangrove habitat on this 4.B.k Packet Pg. 173 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 20 of 21 F0304798.v1 project and on adjacent properties. The bridge will allow for improved water flow or “flushing” through the property which is important for water quality in the mangrove habitat that ultimately connects to the Indian River Lagoon through culverts to the south of the project. The bridge will also lessen direct impacts to mangroves and will provide important connectivity for fish and wildlife that utilize the mangrove habitat. A waiver is requested to impact 1.2 acres of Category I wetland. The applicant has worked closely with staff to demonstrate avoidance and minimization of wetland impacts to the greatest extent practicable. The applicant has demonstrated that no other reasonable alternatives exist; that the development is consistent with other policies of the Comprehensive Plan; that the development will comply with requirements of all Federal, State and local agencies with jurisdiction over wetland alteration; and that appropriate mitigation will be provided. Policy 6.1.14.5 - The County shall require a minimum 50-foot buffer between Category I or II wetlands and new development activity in order to protect water quality, preserve natural functions, and preserve wildlife habitat. The buffer, as measured landward from the approved jurisdictional line, shall be maintained in a natural vegetative state and be free of exotic and nuisance species as defined by the Florida Pest Council. Response: Because of the lack of naturally occurring native transitional buffer area and due to extreme area constraints, the applicant has opted to construct a structural buffer (retaining wall) between the development area and the preserved wetland area. The retaining wall addresses the elevation changes between the wetland and the development area, and also reduces the potential for human disturbances within the preserve. To mitigate for the lack of transitional buffer, the applicant has incorporated two areas of upland buffer to the north and south of the development area. These areas total 0.18 acre and will be completely restored with native upland vegetation which will be maintained in perpetuity as detailed in the PAMMP. The remaining transitional buffer requirement will be mitigated through the purchase of credits at a permitted mitigation bank. 7. RECREATION AND OPEN SPACE ELEMENT. – Not applicable. The project will generate no impacts to County parks or recreation facilities. 8. INTERGOVERNMENTAL ELEMENT. – Not applicable 9. CAPITAL IMPROVEMENTS ELEMENT. – Not applicable. The project will meet all concurrency requirements of the County Land Development Code. 10. ECONOMIC DEVELOPMENT ELEMENT. Policy 10.1.1.1 - Attract investors to help diversify the industrial base, broaden the economic tax base and strengthen the job market. Response: The applicant proposes to invest in the construction of a $79M facility which will employ 216 people at full capacity. According to a study by Fishkind and Associates, the project will contribute $500,000 per year to County ad valorem taxes, and have an economic impact of almost $45M per year. Policy 10.1.1.6 - Continue to encourage the development of high wage, high skill, long term job creation in the County. 4.B.k Packet Pg. 174 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & Page 21 of 21 F0304798.v1 Response: The proposed project will require 216 jobs at full capacity with a total payroll of approximately $11 million dollars. Many of the jobs will be high skill jobs and most will exceed the average annual wage for St. Lucie County. The median salary will be approximately $45,000 per year (not including benefits). Approximately 102 jobs will have salaries of $50,000 per year or higher (not including benefits). According to the Florida Department of Economic Opportunity, Quarterly Census of Employment and Wages data, the average annual wage for St. Lucie County in 2016 (the most recent full year available on the DEO website) was $38,691. Policy 10.2.3.2 - Encourage the cultivation of education/business partnerships to develop education and training support programs that will benefit businesses and employees. Response: The applicant has met with the President of IRSC regarding working with IRSC on training and internship programs for nurses and other health care professionals, to work at the facility. The applicant also met with the Dean of the Fort Pierce campus of the FSU College of Medicine to discuss similar opportunities. Policy 10.2.5.2 - The County shall ensure support economic development activities that encourage growth in non-residential development resulting in the creation of long term commercial and industrial targeted industry jobs together with comprehensive increases in assessed valuations and ad valorem tax receipts for non- residential development. Response: The proposed project will create a significant number of high-wage health care jobs, along with other high-wage jobs such as managers, marketing staff and gourmet chefs. The project will employee 216 people at full capacity. According to a study by Fishkind and Associates, the project will also have a tax-assessed value of $57M. 11. TVC ELEMENT. – Not applicable. This project is not in the TVC. 12. PUBLIC SCHOOL FACILITIES ELEMENT. – Not applicable. This project will have no impact on public schools. 13. RURAL LANDS STEWARDSHIP AREA ELEMENT. – Not applicable. This project is not located in the rural lands stewardship area. 4.B.k Packet Pg. 175 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 176 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 177 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 178 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 179 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 180 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 181 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.k Packet Pg. 182 At t a c h m e n t 4 . B . k : A p p l i c a t i o n - P N R D R e z o n i n g & P r e l i m i n a r y & F i n a l S i t e P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & 4.B.l Packet Pg. 183 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 184 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 185 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 186 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 187 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 188 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 189 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 190 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 191 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) The Atlantic Project Narrative May, 2018 Located on a private 22-acre ocean front campus, the Atlantic features detox, treatment, rehabilitation, and testing facilities to help those struggling from chemical dependencies and other addictions. A four building campus is proposed with a total of 222 beds and approximately 214,288 square feet of onsite recovery, treatment, dining, meeting rooms and offices connected on both the north and south wings by a first-level mezzanine. Comparable to wellness centers that serve stars and celebrities from around the world, the Atlantic will provide service to adolescents and adults in need of encouragement and reassurance to get them through a difficult period of their life. This is accomplished with a team of extraordinary recovery specialists. With the patient's privacy in mind, the Atlantic features three and four-story buildings designed by the award winning architectural firm of GS4 Studios into a campus-like setting. Patients will enjoy amazing ocean views and seaside vistas while rejuvenating and restoring in a first-class resort and wellness center. State-of-the-art monitoring, electronics, and security systems starting at the gated entrance to the Atlantic and encompassing the entire resort assure the patients that security is uncompromised. The Atlantic community will be vibrant yet private. Each floor includes a nursing station with 24/7 supervision provided. Two culinary kitchens will offer breakfast, lunch and dinner consistent with what a guest would expect at a high-end ocean front resort. Two state-of-the-art spas will be available as well as two roof top pools and gardens for the enjoyment and relaxation of the patients. The Atlantic design incorporates a peaceful environment and utilizes a Polynesian architectural theme that simultaneously embraces the natural environment of the site and the surrounding area in the creation of a spa-like atmosphere. The facility will be open and light while at the same time being warm and inviting. Connecting the outdoor environment to the interior spaces is a key part of the design team vision and in part why this remote site was selected for the Atlantic facility. The Atlantic is managed by Dr. Scott Segal, MD who's a highly respected Board-Certified Psychiatrist. Dr. Segal has been in practice for 30 years and has offices in five states. Dr. Segal has an extensive background in psychodynamic psychotherapy, pain management, addiction medicine and eating disorders, as well as the evaluation treatment of child and adolescent disorders. His team of physicians has over 100 years of addiction and treatment experience. Dr. Segal co-founded the Segal Institute for Clinical Research in 1999 where he has conducted and continues to conduct, clinical research trials for adults, adolescents, and children. Since 1998 he has served as the principal and sub-investigator on more than 400 Phase I-IV clinical research trials. As a principal investigator, he has conducted clinical trials for a wide array of indications including ADHD, Alzheimer's disease, anxiety disorder, bipolar disorder, depression, PTSD, sleep disorders, schizophrenia, eating disorders, and substance abuse. In addition, he has served as sub-investigator for women's health studies. The Atlantic will attract the brightest and best staff from throughout the United States and the world due to the unique and comprehensive program, as well as the extraordinary location. These experts will contribute to the knowledge base that continues to grow on the Treasure Coast. 4.B.l Packet Pg. 192 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 1 of 13 Revised: May 7, 2018 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 THE ATLANTIC CONDITIONAL USE APPLICATION The following excerpts are taken from the St. Lucie County Land Development Regulations and are required to be addressed as part of the Atlantic’s Conditional Use Permit application for drug and alcohol treatment facilities. 11.07.03. – Standards for Review of Conditional Use Permits. A conditional-use permit shall be granted only if the applicant demonstrates the following: A. Consistency with Local Code and Comprehensive Plan. The proposed conditional use is in compliance with all requirements, and is consistent with the general purpose, goals, objectives, and standards of this Code, the St. Lucie County Comprehensive Plan and the Code of Ordinances of St. Lucie County; and is in compliance with all additional standards imposed on it by the particular provisions of this Code authorizing such use. The proposed conditional use is in compliance with all requirements of the St. Lucie County Land Development Code and the St. Lucie County Comprehensive Plan. The following excerpts are from the St. Lucie County Comprehensive Plan, Chapter 1, Land Use Element which are in italics. Our responses regarding consistency with each follow. Goal 1.1: Ensure the highest quality of living environment possible, to a mixture of land uses reflecting the needs and desires of the local residents in how they want their community to develop. The goals shall be implemented by strictly enforcing building, zoning and development codes based on objectives and policies that will enhance St. Lucie County Natural and Manmade Resources while minimizing any damage or threat of degradation to the health, safety and welfare of the County's citizens, native wildlife and environment, through incompatible land uses. Response: The proposed Atlantic Wellness facility has been planned and designed to set a new standard for not only treatment facilities but building and campus design on the Treasure Coast. The building design and site plan meet or exceed the County’s building, zoning and development codes related to open space, site coverage, architectural features and compact form, and are compatible with the surrounding area including proposed and approved projects. 4.B.l Packet Pg. 193 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 2 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 Objective 1.1.7 - Continue to support and encourage innovative land use development patterns including land developments through the adequate provision in the County's Land Development Code including planned unit developments (PUD), planned non-residential development (PNRD) and planned mixed use development (PMUD) zoning designations. Response: The Atlantic campus will be made up of four 3 and 4 story buildings with the north two buildings and the south two buildings connected by a second level terrace. The buildings on the north and south perimeter of the site will be 3 stories while the center two buildings will be 4 stories. Although The Atlantic will be a drug and alcohol treatment facility, the buildings have been designed in a way that is reflective of a world-class ocean front resort. The architects, GS4 Studios, have established a Bermuda theme in the building design which includes extensive use of glass to take advantage of the views, deep roof overhangs, covered loggias and balconies, exterior gathering spaces including roof top gardens, two community pools and a large arrival plaza. This project represents a creative and innovative approach to the development of a drug and alcohol treatment campus. The goal is to provide world-class quality of care in a relaxing, private and secure environment that takes advantage of the natural beauty of the site. Policy 1.1.7.1 - Continue to encourage the use of planned development techniques to conserve open space in environmentally sensitive areas through the County's Land Development Code which shall include: a. Minimum acreage requirements necessary to score a viable mixed use community providing sufficient design flexibility to allow innovation and creativity in all forms of planned unit developments; Response: Minimum acreage and dimensional requirements of the County Land Development Code have been satisfied. 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 a minimum set back needs from adjacent uses, and to provide active and passive recreational and well as visual amenities; Response: The project will substantially exceed the open space requirements based on the preservation of most of the site’s mangrove habitat. c. Provisions ensuring the long-term preservation of remaining open spaces; Response: The project will substantially exceed the open space requirements based on the preservation of most of the site’s mangrove habitat. Native habitat will be preserved through the use of conservation easements. 4.B.l Packet Pg. 194 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 3 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 f. Specific requirements to provide efficient centralized infrastructure (potable water and sanitary sewer). Includes specific restrictions on the use of septic tanks, individual wells and package plants in planned unit developments. Response: Central water and sewer service are available at the site and sufficient capacity is available to serve the project. Objective 1.1.8: Property owners’ investments, their quality of life in and around the single-family neighborhood, as a defined residential area, shall be protected from the encroachment of commercial and/or other inappropriate land uses through consistent and predictable application of the Land Development Code. Response: Objective 1.1.8 is intended to protect “the single-family neighborhood, as a defined residential area”. This area is not a single-family neighborhood. Instead, this area is currently zoned to allow for a mix of uses. Almost all of the properties in the surrounding area are zoned HIRD, which allows for a variety of uses other than “single family neighborhood”, including multi-family (as a permitted use) and hotels, motels, resorts, rooming and boarding houses, time- shares, athletic and entertainment clubs, and marinas (as conditional uses). In fact, within 0.6 miles to the north and 0.7 miles to the south, almost all of the properties in this area are zoned either HIRD or CPUB. The only exception is the neighboring property to the south, which was recently rezoned to PUD. This area is not zoned for “the single-family neighborhood, as a defined residential area”, but instead is zoned to allow a mix of uses, including single-family, multi-family and commercial. Furthermore, this area has not been developed as a “single- family neighborhood”. In fact, the surrounding area is undeveloped and vacant, and both this property and the adjoining property to the north have already been permitted for condominiums, with a scale similar to this project. “Consistent and predictable application of the Land Development Code” would allow the development of the mix of single-family, multi-family and commercial uses contemplated for this area, as long as those uses are designed with proper buffering and scale to ensure compatibility. Objective 1.1.8 is not intended to be applied to prevent this mix of uses in an area which is primarily zoned HIRD. The proposed use would not result in the encroachment of “commercial” and/or other “inappropriate” land uses. As discussed above, the subject property’s existing HIRD zoning (and the HIRD zoning of many of the neighboring properties) already allows for a variety of commercial uses as conditional uses, including hotels, motels, resorts, rooming and boarding houses, athletic and entertainment clubs, and marinas. The proposed use would not result in an encroachment of commercial as a mix of commercial uses are already permitted under the existing zoning in this area as conditional uses. Furthermore, the proposed project is designed in such manner as to be compatible with the adjacent properties, and with the mix of uses that is currently allowed by those properties’ zoning categories, and would therefore be no more of an encroachment than the commercial uses that are currently-allowed as conditional uses on those properties, such as a hotel, resort or entertainment club. The proposed buildings are similar in scale to both the adjacent approved Hutchinson Sands condominiums and the condominiums previously approved for this site. From the 4.B.l Packet Pg. 195 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 4 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 perspective of a neighbor, this project will look very similar to an expensive condominium, hotel or resort project. With this submittal, we have provided a compatibility analysis prepared by HJA Design Studio. The compatibility analysis compares The Atlantic to the condominiums previously approved for this site, the approved Marisol condominium project, the approved Hutchinson Sands condominiums adjacent to this site and the constructed Hutchinson Shores Resort in Martin County. The analysis shows that The Atlantic is similar in scale to these projects. The Atlantic would not even be the largest of these projects in terms of gross square footage or height. In fact, the adjacent approved Hutchinson Sands condominiums has a larger gross square footage and greater overall height (Hutchinson Sands is 42 feet high across all four buildings vs. The Atlantic which is 42 feet high at the center but steps down to 35 feet on the ends). Therefore, the proposed project will be compatible with other approved projects on the island (including the neighboring project), especially considering that The Atlantic will be buffered from view from A1A by the preserved wetlands, and is stepped down to 3 stories on the north and south buildings. We have also provided a traffic impact analysis prepared by Ladyko Design Group, comparing the traffic that would be generated by The Atlantic with (i) the traffic that would be generated by the 102 condominiums that were previously approved for this site, and (ii) a hypothetical 102 room hotel or resort that could be built on this site as a conditional use under the existing HIRD zoning. The Atlantic would generate a small increase in traffic as compared to the 102 approved condos, although not enough to constitute a substantial impact on surrounding properties, given the available traffic capacity of A1A. The traffic impact analysis also shows that the Atlantic would generate significantly less traffic than a 102 room hotel or resort, which could be permitted on this site as a conditional use under the existing HIRD zoning. The Atlantic will not generate any other unusual impacts on the area in terms of noise or other nuisances. Patients will not arrive or leave by ambulance, except in the rare case of an emergency (and emergencies can happen at condos and hotels too). In fact, a hotel or resort would be more likely to produce noise impacts, such as outdoor pool-side events, or bands or music at the hotel restaurant or bar. A hotel or resort would also likely include alcohol sales, which The Atlantic, obviously, would not. The Atlantic will also have significantly less impact on the beach than a hotel or resort, as patients will spend most of their time in treatment and will only occasionally be allowed to go to the beach under supervision. As discussed above, impacts on the wetlands will be 0.01 acres less than the previously approved condominiums for this site. Policy 1.1.8.4 – Limited development of commercial/non-residential uses, that are not located within a special area plan adopted within the Towns, Villages and Countryside Element, will be allowed within areas classified for residential use, provided that these activities are compatible with the adjacent land uses and meet the following standards Response: This policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to 4.B.l Packet Pg. 196 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 5 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 implement Objective 1.1.8 apply to this area. Furthermore, Policy 1.1.8.4 implements Objective 1.1.8 by limiting development of “commercial/non- residential uses” within “areas classified for residential use”. As discussed above, the zoning classification of most of the properties in the surrounding area is HIRD, which allows not only single-family and multi-family residential uses, but also a mix of non-residential uses, as conditional uses. HIRD permits hotels, motels, resorts, rooming and boarding houses, athletic and entertainment clubs, and marinas, as conditional uses. Therefore it would be incorrect to characterize this area as “classified for residential use”, or a “single-family neighborhood”. Instead this area is classified or zoned for a broader mix of compatible residential and non-residential uses. As discussed above, this project has been designed to be compatible with that broader mix of uses. a) Intent of the commercial use is to provide easily accessible, convenience‐type uses to immediately surrounding residents; Response: This sub-policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Furthermore. this sub-policy proves the point made above, that Objective 1.1.8 and Policy 1.1.8.4 are not intended to apply to areas such as this, that are zoned for a mix of uses. Current HIRD zoning on this property and surrounding properties already allows as conditional uses a mix of non-residential uses that are not intended to only provide “easily accessible, convenience-type uses to immediately surrounding residents”. Typical convenience type uses intended to serve immediately surrounding residents would include uses such as convenience stores, gas stations and dry cleaners. However, these convenience-type uses would not even be permitted in this area under the existing zoning. Furthermore, the types of non-residential uses that are allowed in this area as conditional uses under the existing HIRD zoning include hotels, motels, resorts, rooming and boarding houses, athletic and entertainment clubs, and marinas. These types of uses are not convenience-type uses intended to primarily serve immediately surround residents. Unlike a convenience store or dry-cleaner, these types of uses would typically draw upon customers from a much wider area. For example, although a hotel or resort might draw some small amount of business from the neighborhood (i.e. a resident might occasionally put up an out-of-town guest in a local hotel), most of the business for a hotel or resort would not be directly connected to nearby residents as a convenience to them. Therefore, this sub-policy further illustrates why Objective 1.1.8 and the policies that implement it, are not intended to apply to areas such as this, that are zoned to allow for a mix of residential single family, multi-family and commercial uses. b) Conversion of the petitioned property would not promote any strip commercial use of land; 4.B.l Packet Pg. 197 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 6 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 Response: This sub-policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Nevertheless, although this sub- policy does not apply to this project or this area, the proposed use would not promote strip commercial use of land. The proposed use requires privacy and security and the operators of the facility would not want to be connected to any “strip” of commercial development. Furthermore, no such strip commercial development is currently proposed for adjacent properties. In fact, the commercial uses permitted as conditional uses under the existing HIRD zoning, such as hotels, marinas and entertainment clubs, would be more likely to promote strip commercial development than the proposed development, as uses such as hotels, marinas or entertainment clubs, could more logically be incorporated into a “strip” of mutually-supporting commercial development. c) Use is compatible with surrounding land uses and is provided with adequate screening and buffering of any adjacent residential property; Response: This sub-policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Nevertheless, the proposed treatment center has been designed with a scale and architecture similar to an expensive condominium, hotel or resort, to ensure not only a pleasant treatment atmosphere for patients, but also to ensure the facility is compatible with (i) the mix of uses allowed in the HIRD zoning category, (ii) the proposed 42 foot high Hutchinson Sands condominiums approved to the north and (iii) the proposed ocean front single family homes approved to the south. While the center two buildings are four stories, the most southerly and northerly buildings are stepped down to three stories with limited roof features near the property boundaries to minimize any possible negative visual impacts to neighboring properties. Furthermore, preserve areas are proposed on both the north and south ends of the buildings to help screen adjacent properties. The property will also be screened from A1A by the preserve area. Further analysis of the compatibility of the project has been addressed in more detail under Objective 1.1.8 above. d) The property for which the commercial designation is sought does not exceed 10 acres. Response: This sub-policy is intended to implement Objective 1.1.8., which protects the “single-family neighborhood, as a defined residential area.” As discussed above, Objective 1.1.8 does not apply to this area, because this area is not a “single-family neighborhood”, and therefore none of the Policies intended to implement Objective 1.1.8 apply to this area. Nevertheless, 79% of the entire site (17.71 acres) will be set aside for preservation, leaving only 4.69 acres of land available for development. Therefore, the 4.69 acres subject to development is 4.B.l Packet Pg. 198 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 7 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 well below the 10 acre limitation referenced in this sub policy. Furthermore, at one time the Radisson Hotel property on North Hutchinson Island was zoned HIRD, and while it was zoned HIRD, that property, which exceeds 10 acres, was used for many years to operate a hotel, including a restaurant, bar and meeting rooms. This further supports the point made above, that Objective 1.1.8 and Policy 1.1.8.4 were never intended to apply to areas such as this, that allow a mix of permitted and conditional uses, other than single-family residential homes. 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 businesses and industrial opportunities. Response: The proposed $79,000,000 facility will add approximately 216 high- paying jobs to the St. Lucie County economy including doctors, therapists, nurses, administrative support staff and facilities management employees. Based on the economic impact report prepared by Fishkind and Associates, the project will add nearly $57 million to the County’s tax base and generate over $500,000 per year in property taxes for the County and over $400,000 in property taxes for the School District with little demand for public facilities or services such as schools, parks, public buildings or EMS services. Policy 1.1.11.1 - St. Lucie County shall actively assist to the maximum extent practical in the recruitment of clean high growth industrial activities and maintain an expedited a permitting process for bona fide economic development projects especially those within the Targeted Industry List. Response: The medical director of The Atlantic, Dr. Scott Segal, co-founded the Segal Institute for Clinical Research in 1999. He has served as a principal and sub-investigator on more than 400 phase I – IV clinical research trials. Research into addiction and treatment will be a component of this facility and research is on the County’s targeted industry list. Objective 1.1.12: Pursuant to the Land Development Code, all development orders and permits for future development and redevelopment activities shall be issued only if public facilities necessary to meet level of service standards (which are adopted as part of the Capital Improvements Element of this plan) are available concurrent with the impacts of the development. Response: All public facilities exist to the site for the project to meet LOS standards. Policy 1.1.12.3 - Permit only those proposed locations of public facilities which: a. Maximize the efficiency of services provided; b. Minimize their cost; and c. Minimize their impacts on the natural environment. 4.B.l Packet Pg. 199 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 8 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 Response: Public facilities are available to the site and will be paid for by the applicant in the way of impact fees, connection fees and other user fees. 1.4.2 - Encourage green building standards in order to reduce greenhouse gas emissions. Response: The project buildings have been designed utilizing green building standards. A sustainable site is achieved by providing light colored paving in order to address heat island reduction. The site is also lit by turtle safe lighting. The project addresses water efficiency by incorporating high efficiency toilets, sinks, and showers. The building is designed to exceed energy code requirements by the use of high efficiency A/C units as well as through glazing. The project will enable users to participate in waste reduction and recycling programs. The buildings’ indoor environmental quality will be improved by substantial natural daylight and views; this in turn will allow for a reduction in artificial lighting. A majority of the site will remain untouched; natural vegetation and existing environment will be protected. Policy 1.4.2.2 - The County shall encourage the use of the United States Green Building Council (USGBC) Leadership and Energy and Environmental Design (LEED) rating system or the Florida Green Building Coalition Standards for both residential and commercial properties. By December 2012, the County shall explore incentives for use of green building standards and new development and free development. Response: The buildings will be designed to meet USGBC standards. B. Effect on Adjacent Properties. 1. The proposed conditional use will not have an undue adverse effect upon nearby property. Response: The proposed Atlantic Wellness facility has been planned and designed to set a new standard for not only treatment facilities but building and campus design on the Treasure Coast. The project has been designed to be compatible with the surrounding area including proposed and approved projects, and to minimize environmental impacts. The Atlantic has parking that exceeds the County LDC minimum requirements, in order to accommodate the operational needs of the project. Nevertheless, by working with ERD to minimize wetland impacts through the use of narrower parking spaces and reduced landscape islands, the impacts of the parking have been greatly reduced. Furthermore, by adding a bridge for the entrance road, wetland impacts have been further reduced, while allowing for enhanced tidal flushing. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. By including 287 feet of bridge at the entrance, The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. 4.B.l Packet Pg. 200 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 9 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 With this submittal, we have provided a compatibility analysis prepared by HJA Design Studio. The compatibility analysis compares The Atlantic to the condominiums previously approved for this site, the approved Marisol condominium project, the approved Hutchinson Sands condominiums adjacent to this site and the constructed Hutchinson Shores Resort in Martin County. The analysis shows that The Atlantic is similar in scale to these projects. The Atlantic would not even be the largest of these projects in terms of gross square footage or height. In fact, the adjacent approved Hutchinson Sands condominiums has a larger gross square footage and greater overall height (Hutchinson Sands is 42 feet high across all four buildings vs. The Atlantic which is 42 feet high at the center but steps down to 35 feet on the ends). Therefore, the proposed project will be compatible with other approved projects on the island (including the neighboring project), especially considering that The Atlantic will be buffered from view from A1A by the preserved wetlands, and is stepped down to 3 stories on the north and south buildings. We have also provided a traffic impact analysis prepared by Ladyko Design Group, comparing the traffic that would be generated by The Atlantic with (i) the traffic that would be generated by the 102 condominiums that were previously approved for this site, and (ii) a hypothetical 102 room hotel or resort that could be built on this site as a conditional use under the existing HIRD zoning. The Atlantic would generate a small increase in traffic as compared to the 102 approved condos, although not enough to constitute a substantial impact on surrounding properties, given the available traffic capacity of A1A. The traffic impact analysis also shows that the Atlantic would generate significantly less traffic than a 102 room hotel or resort, which could be permitted on this site as a conditional use under the existing HIRD zoning. The Atlantic will not generate any other unusual impacts on the area in terms of noise or other nuisances. Patients will not arrive or leave by ambulance, except in the rare case of an emergency (and emergencies can happen at condos and hotels too). In fact, a hotel or resort would be more likely to produce noise impacts, such as outdoor pool-side events, or bands or music at the hotel restaurant or bar. A hotel or resort would also likely include alcohol sales, which The Atlantic, obviously, would not. The Atlantic will also have significantly less impact on the beach than a hotel or resort, as patients will spend most of their time in treatment and will only occasionally be allowed to go to the beach under supervision. As discussed above, impacts on the wetlands will be 0.01 acres less than the previously approved condominiums for this site. 2. The proposed conditional use is compatible with the existing or planned character of the neighborhood in which it would be located. Response: The Atlantic has been designed to be compatible with the projects approved on adjacent properties, as well as the uses allowed by the zoning in this area. The adjacent property to the north has been approved for the 42 foot high Hutchinson Sands condominiums and the property to the south has been approved for single family homes. Construction has not commenced on either project. Almost all of the properties in the surrounding area are zoned HIRD, 4.B.l Packet Pg. 201 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 10 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 which allows for a variety of uses, including single-family and multi-family development, as permitted uses, and hotels, motels, resorts, rooming and boarding houses, time-shares, athletic and entertainment clubs, and marinas, as conditional uses. In fact, within 0.6 miles to the north and 0.7 miles to the south, almost all of the properties in this area are zoned either HIRD or CPUB. The only exception is the neighboring property to the south, which was recently rezoned to PUD. The proposed treatment center has been designed with a scale and architecture that resembles a world class resort, to ensure not only a pleasant treatment atmosphere for patients, but also to ensure the facility is compatible with (i) the mix of uses allowed in the HIRD zoning category, (ii) the proposed 42 foot high Hutchinson Sands condominiums approved to the north and (iii) the proposed ocean front single family homes approved to the south. From the perspective of a neighbor, this project will look very similar to an expensive condominium, hotel or resort project. While the center two buildings are four stories, the most southerly and northerly buildings are stepped down to three stories with limited roof features near the property boundaries to minimize any possible negative visual impacts to neighboring properties. Furthermore, preserve areas are proposed on both the north and south ends of the buildings to help screen adjacent properties. The property will also be screened from A1A by the preserve area. Further analysis of the compatibility of the project has been addressed in more detail under Item B.1 above. 3. All reasonable steps have been taken to minimize any adverse effect of the proposed conditional use on the immediate vicinity through building design, site design, landscaping, and screening. Response: The Atlantic campus will be made up of four inter-connected 3 and 4 story buildings. Although The Atlantic will be a drug and alcohol treatment center, the buildings have been designed in a way that is more reflective of a world-class ocean front resort than a treatment facility. The architects have established a Bermuda theme in the building design which includes extensive use of glass to take advantage of the views, deep roof overhangs, covered loggias and balconies, exterior gathering spaces including roof top gardens, two community pools and a large arrival plaza. Secured pedestrian circulation between buildings is accomplished by a second level mezzanine above the first level parking garage. The buildings on the north and south perimeter of the site will be 3 stories while the center two buildings will be 4 stories. Preserve areas are proposed on both the north and south ends of the buildings to help screen adjacent properties. The property will be completely screened from A1A by the mangrove preserve. 4. The proposed conditional use will be constructed, arranged, and operated so as not to interfere with the development and use of the neighboring property, in accordance with applicable district regulations. Response: The Atlantic campus will be made up of four 3 and 4 story buildings. Although The Atlantic will be a drug and alcohol treatment center, the buildings have been designed in a way that is more reflective of a world-class ocean front resort and not a treatment facility. The architects have established a Bermuda theme in the building design which includes extensive use of glass to take 4.B.l Packet Pg. 202 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 11 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 advantage of the views, deep roof overhangs, covered loggias and balconies, exterior gathering spaces including roof top gardens, two community pools and a large arrival plaza. Secured pedestrian circulation between buildings is accomplished by a second level mezzanine above the first level parking garage. C. Adequacy of Public Facilities. The proposed conditional use will be served by adequate public facilities and services, including roads, police protection, fire protection, solid waste disposal, water, sewer, drainage structures, parks and mass transit. Response: Public facilities (other than mass transit) are available to the site and will be paid for by the applicant in the way of impact fees connection fees and other user fees. If mass transit becomes available on South Hutchinson Island in the future, applicant would be willing to explore mass transit service to this site. D. Adequacy of Fire Protection. The applicant for the proposed conditional use has obtained from the St. Lucie County – Fort Pierce Fire Prevention Bureau written confirmation, or as otherwise demonstrated by substantial credible evidence, that water supply, evacuation facilities, and emergency access are satisfactory to provide adequate fire protection. Response: Fire protection is available from the South Hutchinson Island station. Water service is available to the site from FPUA. Emergency access has been provided to the site in accordance with review and comment by the St. Lucie County Fire District. Applicant will provide for its own evacuation needs pursuant to a hurricane evacuation plan. E. Environmental Impact. For developments required to provide environmental impact report under Section 11.02.09(A)(5), the proposed conditional use will not contravene any applicable provision of the St. Lucie County Comprehensive Plan or of Chapter VIII, "Natural Environment Analysis", of the St. Lucie County Barrier Island Study Analysis of Growth Management Policy Plan, Kimley-Horn and Associates, Inc. (August 1982). Response: The campus has been planned and designed to minimize the environmental impact to the existing dune features and mangrove habitat. The limited wetland impacts that will occur will be included in an off-site wetland mitigation bank agreement. The applicant proposes to purchase mitigation credits at the Bear Point Mitigation Bank in St. Lucie County. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. By including 287 feet of bridge at the entrance, The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. When compared to the previously approved fill-based access road with culverts, the proposed bridge will provide environmental benefits for the 4.B.l Packet Pg. 203 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 12 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 mangrove habitat on this project and on adjacent properties. The bridge will allow for improved water flow or “flushing” through the property which is important for water quality in the mangrove habitat that ultimately connects to the Indian River Lagoon through culverts to the south of the project. The bridge will also lessen direct impacts to mangroves and will provide important connectivity for fish and wildlife that utilize the mangrove habitat. Additional information is set forth in the Environmental Impact Report and site plan provided with this application. Consistency with Land Development Regulations: 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; Response: Although The Atlantic will be a drug and alcohol treatment facility, the buildings have been designed to provide a resort like atmosphere. Through the use of luxury rooftop pools, gardens and boutique style amenities, the project provides a unique approach for a drug and alcohol treatment facility. The interiors are all well lit, with break out rooms and areas for different kinds of activities ranging from yoga to cooking classes. B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; Response: This facility has been designed to make efficient use of available land, thereby minimizing the environmental impact to the existing dune features and mangrove habitat. For example, under-building parking has been included in order to minimize the footprint of the project and to maximize the preservation of habitat. A bridge has been provided for access to the site, to minimize wetland impacts and allow for greater flow of water to and from the wetlands. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. By including 287 feet of bridge at the entrance, The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. When compared to the previously approved fill- based access road with culverts, the proposed bridge will provide environmental benefits for the mangrove habitat on this project and on adjacent properties. The bridge will allow for improved water flow or “flushing” through the property which is important for water quality in the mangrove habitat that ultimately connects to the Indian River Lagoon through culverts to the south of the project. The bridge will also lessen direct impacts to mangroves and will provide important connectivity for fish and wildlife that utilize the mangrove habitat. The limited wetland impacts that will occur will 4.B.l Packet Pg. 204 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Page 13 of 13 F0305047.v1 HJ A D e s i g n S t u d i o 50 E a s t O c e a n B o u l e v a r d , S u i t e 1 0 1 S t u a r t , F l o r i d a U S A 3 4 9 9 4 T 7 7 2 . 6 7 8 . 7 2 0 0 F 7 7 2 . 6 7 8 . 7 2 0 1 be addressed by an off-site wetland mitigation bank agreement, as well as on- site mitigation. C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and Response: The building design and site plan meet or exceed the County’s building, zoning and development codes and are compatible with the surrounding area including proposed and approved projects. Although The Atlantic will be a drug and alcohol treatment facility, the scale and character of the buildings and the overall campus is reflective of a world class resort. The scale and architecture of the buildings have been designed to be compatible with the HIRD zoning district and with the adjacent 42 foot high Hutchinson Sands condominium approved to the north, and the single family lots approved to the south. From the perspective of a neighbor, this project will look very similar to an expensive condominium, hotel or resort project. While the center two buildings are four stories, the most southerly and northerly buildings are stepped down to three stories with limited roof features near the property boundaries to minimize any possible negative visual impacts. Furthermore, preserve areas are proposed on both the north and south ends of the buildings to help screen adjacent properties. 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. Response: The campus has been planned and designed to minimize the environmental impact to the existing dune features and mangrove habitat. 90.5% of the wetlands and 79% of the entire site will be set-aside for preservation. By including 287 feet of bridge at the entrance, The Atlantic has only 1.2 acres of wetland impacts (or 9.5% of the wetlands). The previously approved condo project on this site impacted 1.21 acres of wetlands, so the wetland impact of The Atlantic is 0.01 acres less than the impact of the already approved project on this site. When compared to the previously approved fill- based access road with culverts, the proposed bridge will provide environmental benefits for the mangrove habitat on this project and on adjacent properties. The bridge will allow for improved water flow or “flushing” through the property which is important for water quality in the mangrove habitat that ultimately connects to the Indian River Lagoon through culverts to the south of the project. The bridge will also lessen direct impacts to mangroves and will provide important connectivity for fish and wildlife that utilize the mangrove habitat. The limited wetland impacts that will occur will be addressed by an off-site wetland mitigation bank agreement, as well as on- site mitigation. 4.B.l Packet Pg. 205 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 206 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 207 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 208 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 209 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 210 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 211 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.l Packet Pg. 212 At t a c h m e n t 4 . B . l : A p p l i c a t i o n - C o n d i t i o n a l U s e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.m Packet Pg. 213 At t a c h m e n t 4 . B . m : S u r v e y , L a n d s c a p e P l a n , a n d C o n c e p t u a l D r a i n a g e & U t i l i t i e s P l a n ( 5 3 6 7 : A t l a n t i c 4.B.m Packet Pg. 214 At t a c h m e n t 4 . B . m : S u r v e y , L a n d s c a p e P l a n , a n d C o n c e p t u a l D r a i n a g e & U t i l i t i e s P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.m Packet Pg. 215 At t a c h m e n t 4 . B . m : S u r v e y , L a n d s c a p e P l a n , a n d C o n c e p t u a l D r a i n a g e & U t i l i t i e s P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.m Packet Pg. 216 At t a c h m e n t 4 . B . m : S u r v e y , L a n d s c a p e P l a n , a n d C o n c e p t u a l D r a i n a g e & U t i l i t i e s P l a n ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 FLAT CONCRETE ROOF TILE - BLACK Sample included in Box Sample included in Box Sample included in Box SMOOTH STUCCO PAINTED SW 7006 - EXTRA WHITE PRECAST CONCRETE LIMESTONE CLADDING - IN TAUPE AND SAND PROPOSED FINISHES 4.B.n Packet Pg. 217 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 CONCEPT VIEW VIEWS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY 4.B.n Packet Pg. 218 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 CONCEPT VIEWCONCEPT VIEW VIEWS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY 4.B.n Packet Pg. 219 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 CONCEPT VIEW VIEWS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY 4.B.n Packet Pg. 220 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 CONCEPT VIEW VIEWS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY 4.B.n Packet Pg. 221 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 CONCEPT VIEW VIEWS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY 4.B.n Packet Pg. 222 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 CONCEPT VIEW VIEWS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY 4.B.n Packet Pg. 223 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 CONCEPT VIEW VIEWS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY 4.B.n Packet Pg. 224 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) THE ATLANTIC 06.28.2018 STREET VIEW VIEWS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY 4.B.n Packet Pg. 225 At t a c h m e n t 4 . B . n : A r c h i t e c t u r a l M a t e r i a l s & V i e w s . p d f ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) kimley-horn.com 445 24th Street, Suite 200, Vero Beach, Florida 32960 772 794 4100 To:Kori Benton Senior Planner St. Lucie County Planning and Development Services From: Nicholas J. Mora, P.E. Kimley-Horn and Associates, Inc. Date: June 22, 2018 Re:The Atlantic Wellness Center & Resort Review of Traffic Impact Statement Resubmittal Kimley-Horn has performed a review of the Traffic Impact Statement (revised April 2018) prepared by Ladyko Design Group, LLC related to the above-mentioned project. The subject project is generally located on the east side of SR A1A, south of Frederick Douglas Park. The proposed development program encompasses a 222-bed drug and alcohol treatment facility. The project proposes site access via one full access driveway on SR A1A. The roadway segments directly adjacent to the project site were analyzed by the applicant and are projected to operate acceptably upon buildout of the development. The development will build ingress turn lanes (southbound left-turn lane and northbound right-turn lane) at the full access driveway based on the latest site plan (dated May 4, 2018). A driveway permit along SR A1A for the full access driveway has been approved through FDOT (dated February 15, 2018). We have no further comments for the applicant at this time. Thank you for the opportunity to assist St. Lucie County in reviewing this project. Please contact us if you have any questions or need additional information. 4.B.o Packet Pg. 226 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 227 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 228 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 229 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 230 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 231 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 232 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 233 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 234 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 235 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 236 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 237 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 238 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 239 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 240 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 241 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 242 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 243 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 244 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 245 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.o Packet Pg. 246 At t a c h m e n t 4 . B . o : C o u n t y T r a f f i c C o n s u l t a n t R e v i e w o f T r a f f i c I m p a c t R e p o r t & A p p l i c a n t ' s T r a f f i c I m p a c t R e p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - 4.B.p Packet Pg. 247 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s O2164787.v1 HURRICANE EMERGENCY ACTION PLAN For Facility Name: The Atlantic Facility Address: South Ocean Boulevard, Hutchinson Island, Florida 34949 DATE PREPARED: 8/8/2018 4.B.p Packet Pg. 248 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s O2164787.v1 EMERGENCY PERSONNEL NAMES AND PHONE NUMBERS DESIGNATED RESPONSIBLE OFFICIAL: Name: Dr. Robert Sanchez Phone: (305) 726-1450 EMERGENCY COORDINATOR: Name: Dr. Robert Sanchez Phone: (305) 726-1450 SHIFT SUPERVISORS: Name: TBD Phone: TBD Name: TBD Phone: TBD Name: TBD Phone: TBD 4.B.p Packet Pg. 249 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s O2164787.v1 EMERGENCY PHONE NUMBERS FIRE DEPARTMENT: ____772-621-3502 PARAMEDICS: ____772-621-3502 AMBULANCE: ______772-621-3502 SHERIFF: _____772-462-7300 ST. LUCIE CO.DIVISION OF EMERGENCY MANG. 772-465-5770 SECURITY (If applicable): _________________ BUILDING MANAGER (If applicable): ________________ 4.B.p Packet Pg. 250 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s O2164787.v1 UTILITY COMPANY EMERGENCY CONTACTS (Specify name of the company, phone number and point of contact) ELECTRIC: Fort Pierce Utilities Authority 772-466-1600 WATER: Fort Pierce Utilities Authority 772-466-1600 GAS (if applicable): __________________________ TELEPHONE COMPANY: TBD 4.B.p Packet Pg. 251 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s O2164787.v1 Disaster Recovery Plan Hurricanes, Tornadoes, Flooding The following procedures are related to hurricanes. Once operational, staff will register with St. Lucie County’s Emergency Alert Program. All staff upon hire, and reviewed at the beginning of each Hurricane Season, will be designated as pre, post, or during a hurricane staff. This will be based on their job description, staffing needs, and the employee’s personal abilities. The ledger for these teams will be kept in the Hurricane Plan portion of this Operating Manual. These three tiers are as follows: Tier One (Pre-disaster)  Assist grounds staff in preparing the facility for potential disaster including bringing in potential projectiles, securing office equipment, and protecting electronics.  Meet with other Tier One staff to make sure all clients’ families have been contacted and any necessary arrangements have been made. Make family contacts as needed.  Follow all requirements of Hurricane Plan Coordinator including but not limited to inventory and stock supplies, transporting clients (if applicable to staff position), assisting medical staff as appropriate, and meeting with clients.  Staff will be required to stay until all preparations are complete or until the Tier Two staff arrives. Tier One staff will be given adequate time before a disaster to take care of their own homes and families and to arrive home before it is dangerous to be on the roadways. Tier Two (During the Disaster)  This Tier will include the Emergency Plan Coordinator and at least one staff member for every eight clients.  Tier Two Staff is expected to arrive prior to any evacuation and stay with clients throughout the evacuation until Tier Three arrives. Arrival and departure time will depend upon the specific storm and will be communicated through the Emergency Plan Coordinator and designated responsible official.  Staff will be given appropriate time prior to the storm to protect their own properties.  Staff will be instructed of their duties during the storm by the designated official and will include responsibilities to maintain calm within the client population. Tier Three (Post Disaster)  Staff will be expected to arrive at the facility (or where the clients have been taken if evacuated, as determined by the Emergency Plan Coordinator) as soon after the storm as is deemed safe to do so. These staff members are relieving the Tier Two staff who may have been on duty for many hours in a row, so Tier Three staff are a vital recovery team.  Duties will include assisting clients in communicating with their loved ones.  Work with grounds staff to restore facility properties and make a safe environment for the clients. Return the facility to working condition, within the limits of any damage, including returning electronics that have been moved.  Assist clients in returning to a therapeutic schedule. 4.B.p Packet Pg. 252 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s O2164787.v1 It is the policy of THE ATLANTIC, to follow all St. Lucie County and/or City of Fort Pierce evacuation recommendations as well as all recommendations of the National Weather Service. THE ATLANTIC is located in a designated evacuation zone. The St. Lucie, Flood Zone map of 2018 places the facility in a Flood Zone. Evacuations will follow all recommendations at the time of the disaster as recommended by St. Lucie County, the city of Fort Pierce and/or The National Weather Service. The following will be utilized as the designated evacuation plan. Furthermore, a pre-determined agreement will be reached with a facility or facilities, not located in an evacuation or flood zone, to accommodate clients and staff if needed. Evacuation Plan Designated Facilities The Atlantic will enter into contracts with one or more receiving facilities to which patients may be evacuated in the event of a hurricane evacuation. Mode of Transport The Atlantic will enter into a contract with a company with passenger van or bus service that has sufficient vehicle capacity to transport, on demand, clients and Tier Two staff who will be evacuating to the designated facility. 4.B.p Packet Pg. 253 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s O2164787.v1 Continual Plan  All staff, upon hire, will complete an emergency contact information sheet which will include: o Minimum of two persons to contact in case of emergency  Their phone number  Their relationship to staff member o Staff member’s home and cell phone number o Home address o Any other emergency information necessary including any medical conditions  All staff, upon hire, will be added to the Three-Tier Emergency Assistance Plan Hurrican Season (June 1st) yearly  Insurance Updates: Insurance plan will be updated. Documentation and pictures/ videos of all equipment and facility areas.  Emergency Equipment Inspection: All emergency equipment shall be inspected including smoke detectors, electrical wiring, fire extinguishers, alarms and sprinklers.  Computer back up: A thorough examination of computer back-up systems will be reviewed. Evacuation plan for medical records will be evaluated and any changes necessary will be implemented immediately.  Annual Disaster Meeting: Disaster Plan Coordinator will hold an annual all employees meeting to review Disaster Plan and Three Tier levels. This meeting may be held in two shifts to accommodate staff that work nights and weekends.  Hurricane Supplies: Storm supplies will be evaluated and restocked as needed. These supplies include but are not limited to window protection, water, hurricane radio, medical supplies, flashlights, tarps and tape, and other pre and post-storm protection items.  St. Lucie County updates: Review St. Lucie County flood and evacuation zones and evacuation procedures for any changes or updates. Pre-Disaster Stage One (Earliest possible date when storm cone indicates likely impact to facility, as determined by the Emergency Plan Coordinator and CEO)  All employees informed about potential pending situation and Tier teams instructed.  Tier One team given adequate time to prepare their own properties, etc. before returning to Tier one appointments.  Tier Two and Three teams continue therapeutic work with clients.  Contact building manager regarding securing of building.  Contact all businesses/ individuals that would normally be doing business with the facility during the next few days to warn of potential pending situation.  Monitoring of St. Lucie County broadcasts as well as the National Weather Service.  Re-evaluate supplies and begin re-stocking as needed.  Gas all company vehicles.  All computer files to be backed up and the back up to be stored in a secure, locked location outside of facility, or in the cloud.  All active client records to be pulled and Emergency contact and other necessary medical needs documents copied. Pre-Disaster Stage Two (72 hours before estimated impact) 4.B.p Packet Pg. 254 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s O2164787.v1  Tier One team begins clearing all desks and unhooking electrical equipment and moving them to interior rooms off the floor.  Windows are secured.  All employees are given an update on potential pending disaster and official determination of the facility closing for business is made by the CEO.  Tier Two team is given time to return to their own homes to secure their property.  Tier Three team is sent home.  All final necessary client contacts are made to loved ones.  Any patients appropriate for discharge are sent home after assisting them in making sure all safety precautions are ready for them and contact information is secured. Disaster Stage Three (As soon as possible before estimated impact, as determined by Emergency Plan Coordinator and CEO)  Tier Two team arrives. All other staff including Tier One team is dismissed.  In the event of an evacuation, clients and Tier Two staff are transported to a pre- determined designated facility.  Staff may use the company credit card to purchase lunch and dinner as well as snacks as needed during transportation.  Company vehicles and any staff vehicles are removed from the property and secured..  Clients will speak to loved ones with supervision of staff.  Facility meeting including clients to discuss necessary safety issues for during the disaster. Post-Disaster Stage Four (As soon as possible following impact, as determined by the Emergency Plan Coordinator and CEO)  All clients and staff accounted for and any medical needs met immediately.  Complete assessment of viewable damage made of the property.  Emergency Plan Coordinator will contact major personnel for update on client and facility safety.  Tier Three team to arrive as quickly as is safe for their travel and arrival.  All staff are contacted to determine their safety.  Tier Three team to assist clients in contacting their loved ones to assure of safety.  CEO will determine if facility is safe to operate or other pre-determined provisions to be made for clients.  Return clients and staff to facility as soon as determined by CEO to be safe and ready for operations.  Return order to offices and therapeutic schedules to accommodate client needs and restore normalcy as quickly as possible. 4.B.p Packet Pg. 255 At t a c h m e n t 4 . B . p : H u r r i c a n e E m e r g e n c y E v a c u e e P l a n [ R e v i s i o n 1 ] ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s 4.B.q Packet Pg. 256 At t a c h m e n t 4 . B . q : A p p l i c a n t S u b m i t t e d L e t t e r s o f S u p p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.q Packet Pg. 257 At t a c h m e n t 4 . B . q : A p p l i c a n t S u b m i t t e d L e t t e r s o f S u p p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.q Packet Pg. 258 At t a c h m e n t 4 . B . q : A p p l i c a n t S u b m i t t e d L e t t e r s o f S u p p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.q Packet Pg. 259 At t a c h m e n t 4 . B . q : A p p l i c a n t S u b m i t t e d L e t t e r s o f S u p p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.q Packet Pg. 260 At t a c h m e n t 4 . B . q : A p p l i c a n t S u b m i t t e d L e t t e r s o f S u p p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.q Packet Pg. 261 At t a c h m e n t 4 . B . q : A p p l i c a n t S u b m i t t e d L e t t e r s o f S u p p o r t ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 262 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 263 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 264 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 265 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 266 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 267 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 268 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 269 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 270 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 271 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 272 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 273 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 274 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Emails, Form Submissions, or Letters Sent Electronically 4.B.r Packet Pg. 275 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Date: 7/18/2018 Letter Attached 4.B.r Packet Pg. 276 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 277 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Date: 7/16/2018 4.B.r Packet Pg. 278 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Date: Tue 7/17/2018 4.B.r Packet Pg. 279 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Date: 7/19/2018 4.B.r Packet Pg. 280 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 281 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.r Packet Pg. 282 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Date: Sun 7/22/2018 4.B.r Packet Pg. 283 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Sent: Tuesday, August 07, 2018 11:13 PM To: Sarah Smith <SmithS@stlucieco.org> Subject: Re: Proposed Detox Center Dear Ms. Smith, We are writing in opposition to the proposed 300 bed Rehab Hospital on South Hutchinson Island in Fort Pierce, St. Lucie County. We have been property owners in Ocean Village since 1980 and we are 100% against this rezoning issue. We own two condominiums in Seascape II. We feel that Route A1A is a narrow road that is already challenged to carry the current flow of traffic, especially in the winter. The proposed facility would add several hundred cars per day, every day. Given the road size, the many bicycle riders using the road, and the two small traffic circles trying to handle so many vehicles- safety would be a major concern. We realize that the land is zoned for single family dwellings. However, single family dwellings do not create the same 24/7 traffic, 365 days a year that such a large rehab facility would create.These would include delivery trucks, maintenance vehicles, trash trucks in addition to the facility staff itself. Furthermore, such a facility would also add a considerable burden to the water, sewer, police, fire, emergency and trash collection services. Evacuation of the island, for any reason, would be further challenged with this facility present. While such a facility may be needed, the location of the proposed facility would be better located inland near major roadways and/or highways. We hope you will strongly consider this opposition letter when making your decision. Sincerely, Joan and Paul Ruschak 2400 South Ocean Drive Apt. 8182 and Apt 8134 Fort Pierce, Florida 34949 Date: Tues 8/7/2018 4.B.r Packet Pg. 284 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Formstack Submission For: St. Lucie County Online - Contact Your Commissioner Form Submitted at 08/08/18 12:16 PM Your Name: Jim Harding Your Email: jim.millcreek@earthlink.net Check the Commissioner you would like to contact: District 1: Chris Dzadovsky District 2: Anthony Bonna District 3: Linda Bartz, Vice Chair District 4: Frannie Hutchinson, Chair District 5: Cathy Townsend Your Message: I live in Ocean Village on South Hutchinson Island and recently learned of plans to build a DETOX center right across from where I live opposite Blue Heron Rd. This would be disaster and certainly not something our Commissioners should approve. The area is zoned residential and I, and lots of other folks, moved into Ocean Village because the whole area is residential... Now folks are asking to change the zoning and build a facility in our neighborhood catering to addicts and drunks... This wrong...Not only will the facility be a safety concern to me as some of those being treated seek ways to get drug, we will have sirens all night from the additional police and ambulance visits. Frankly I will be afraid to walk on the streets.. so whatever you do... do not change the zoning and do not approve the facility Thanks Copyright © 2018 Formstack, LLC. All rights reserved. This is a customer service email. Formstack, 8604 Allisonville Road, Suite 300, Indianapolis, IN 46250 4.B.r Packet Pg. 285 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) Mr Benton, We are voting residents of Fort Pierce. This "wellness" center sounds like a resort spa by title. Instead it is an addict rehab facility. I have visited one and am familiar with patient, visiting family and friends and employees and police/ambulance traffic. The Brightline train will soon be operating , closing Island access several times a day. This had been a major argument against it. Florida's most valuable land is waterfront. This project will impact future building and will lower our property values. Requests to lower our property taxes is a logical progression. Fort Pierce already has several vacant strip malls and vacant business properties These properties also offer established access roads. Many are centrally located. Please don't destroy our pristine waterfront. Your brochures and sites feature beautiful beaches and ocean sunrises. Let's keep them..... ..Catherine & Robert Santomartino Sent from my iPhone Date: Thu 8/9/2018 4.B.r Packet Pg. 286 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) I oppose and I live at 51 winghaven lane in Ocean Village and I am vacationing and can't attend the meeting, I agree with Susan scarola, she just wrote you. Thanks Sent from my iPad Charlotte Filby <filbycharlotte@gmail.com> Date: Thu 8/9/2018 4.B.r Packet Pg. 287 At t a c h m e n t 4 . B . r : L e t t e r s & E m a i l s R e g a r d i n g P e t i t i o n s ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s F a c i l i t y ) 4.B.s Packet Pg. 288 At t a c h m e n t 4 . B . s : C o n d i t i o n a l U s e R e s p o n s e F o r m s - R e c e i v e d t o - d a t e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s 4.B.s Packet Pg. 289 At t a c h m e n t 4 . B . s : C o n d i t i o n a l U s e R e s p o n s e F o r m s - R e c e i v e d t o - d a t e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s 4.B.s Packet Pg. 290 At t a c h m e n t 4 . B . s : C o n d i t i o n a l U s e R e s p o n s e F o r m s - R e c e i v e d t o - d a t e ( 5 3 6 7 : A t l a n t i c W e l l n e s s - D r u g a n d A l c o h o l R e h a b i l i t a t i o n & W e l l n e s s