Loading...
HomeMy WebLinkAboutAgenda Packet 08.17.2017 Generated 8/17/2017 3:36 PM PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY P & Z Regular Meeting Thursday, August 17, 2017 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 EDWARD LOUNDS Board Member WILLIAM SMITH At-Large Board Member BOBBY HOPKINS At-Large Board Member JAMES TAYLOR Vice Chairman JAMES CLASBY Board Member CRAIG MUNDT Board Member KARA WOOD At-Large Board Member ROBERT LOWE Ex-Officio Board Member MARTY SANDERS P & Z Regular Meeting Thursday, August 17, 2017 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 17, 2017 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 20, 2017 3. PUBLIC COMMENT 4. PUBLIC HEARINGS A. FPL Interstate Solar Energy Center - Conditional Use Permit Staff recommends approval of the conditional use permit for a solar energy center subject to conditions in the resolution. B. Margiric Farm Agricultural Labor Housing - Conditional Use Permit Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners subject to the conditions in the Resolution. C. Tilton Dog Retreat- Conditional Use Permit Staff recommends that the Planning and Zoning Commission forward a recommendation of approval for this petition to the Board of County Commissioners, subject to the conditions set forth in the Draft Resolution. 5. WORKSHOPS A. There are no items scheduled. 6. OTHER BUSINESS A. There are no scheduled items. P & Z Regular Meeting Thursday, August 17, 2017 6:00 PM 4 | P a g e 7. ADJOURN 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 8/3/2017 3:03 PM ST. LUCIE COUNTY PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA P & Z Regular Meeting July 20, 2017 Convened: 6:00 PM Adjourned: 7:05 PM 1. CALL TO ORDER The meeting was called to order at 6:00 PM by Chairman William O'Dell A. Pledge of Allegiance Attendee Name Title Status Arrived William O'Dell Chairman Present James Clasby Vice Chairman Present Edward Lounds Board Member Present Craig Mundt Board Member Present William Smith Board Member Present Kara Wood Board Member Absent 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 Present C. Invocation By Bobby Hopkins D. Announcements None E. Disclosure(s) Mr. Taylor stated he spoke with the applicant of agenda item #2 Rock Pit Lake Rezoning. 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 2 0 , 2 0 1 7 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 20, 2017 6:00 PM 2 | P a g e 2. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, June 15, 2017 RESULT: ACCEPTED [UNANIMOUS] MOVER: Robert Lowe, At-Large Board Member SECONDER: James Clasby, Vice Chairman AYES: O'Dell, Clasby, Lounds, Mundt, Smith, Hopkins, Lowe, Taylor ABSENT: Kara Wood 3. PUBLIC COMMENT None 4. PUBLIC HEARINGS A. Northside Worship Center Inc. (Educational Services, grades K-12) - Conditional Use Permit Jeff Johnson, Senior Planner stated Northside Worship Center, Inc. is requesting a conditional use permit to allow for educational services (grade K-12) on the southern portion of property that is zoned Institutional, located on the north side of St. Lucie Blvd. between the airport and 25th Street (3100 St. Lucie Blvd.) The subject property is zoned I, Institutional and is designated P/F, Public Facilities on the Future Land Use Map and lies within the Airport Zoning Overlay which regulates development to assure there are no conflicts with aviation safety and security. Educational services and facilities are allowed in the Institutional zoning district as a conditional use in accordance to the Land Development Code (LDC), Section 3.01.03X.7.f. The proposed school will occupy approximately 4,500 s.f. of the existing 12,835 s.f. of building and will operate 7 am to 6 pm, Monday thru Friday, independent from church related activities There is no new building construction proposed with this request. Staff recommends approval of the conditional use permit for educational services (grades K-12) subject to conditions in the Resolution. Public Hearing open Representative of Northside Worship Center thanked the commission for hearing their request. Public Hearing closed The Commission discussed briefly and approved. 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 2 0 , 2 0 1 7 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 20, 2017 6:00 PM 3 | P a g e RESULT: APPROVED [UNANIMOUS] MOVER: Robert Lowe, At-Large Board Member SECONDER: James Taylor, At-Large Board Member AYES: O'Dell, Clasby, Lounds, Mundt, Smith, Hopkins, Lowe, Taylor ABSENT: Kara Wood B. Resolution - Rock Pit Lake Rezoning from the AG-1 (Agricultural - 1 du/ac) to the IX (Industrial, Extraction) zoning district. Linda Pendarvis, Comprehensive Planning Coordinator stated this petition submitted on behalf of Rock Road Holdings, LLC is for an amendment to the Official Zoning Atlas for rezoning a 4.87 acre parcel for AG-1 (Agricultural - 1 du/ac) to IX (Industrial, Extraction) zoning district. This rezoning will allow the subject property use to continue as the ingress and egress to the existing sand mine (Baggett Mine) located on the adjoining property to the west and be used as the staging area for reclamation for the mine. Both parcels are currently owned by the applicant. The lake created as part of the mining operation extends slightly into the western side of the parcel. The property owner wants to continue the use of the subject property for the reclamation of the mine. Staff has determined that this petition is consistent with the goals, objectives and policies of the St. Lucie County Comprehensive Plan and conforms to the standards of review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code. Staff recommends that the amending resolution be forwarded to the Board of County Commissioners with a recommendation for approval. Public Hearing open The applicant answered questions regarding clean debri which would be aggregate (concrete) no fill dirt. He also explained the process of filling the lake and having all the required permits. Public Hearing closed The Board discussed other issues with the applicant regarding, excessive over flow, spotters, no fill dirt, having South Florida Water Management and DEP permits. Working with CDM Smith; primary reason to close out the mine, selling the property and it not being a quick project. RESULT: APPROVE [UNANIMOUS] MOVER: James Clasby, Vice Chairman SECONDER: William Smith, Board Member AYES: O'Dell, Clasby, Lounds, Mundt, Smith, Hopkins, Lowe, Taylor ABSENT: Kara Wood C. Ordinance - Agricultural Labor Housing Text Amendment Linda Pendarvis, Comprehensive Planning Coordinator stated April 18, 2017, the Board of County Commissioners adopted supplemental standards for Agricultural Labor Housing. The ordinance allows for duplexes and multiple family dwellings as the permitting housing type. The proposed amendment to include mobile homes as another housing type is consistent with Florida Administrative Code Chapter 64E-14 governing migrant labor camps. Michael McCarty with McCarty and Associates Land Planning and Design, submitted a petition to add "mobile homes" as a permitted housing type within the Agricultural Labor Housing Section 7.10.08 of 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 2 0 , 2 0 1 7 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 20, 2017 6:00 PM 4 | P a g e the Land Development Code. Agricultural Labor Housing is listed as a conditional use in the Agricultural, 5 (AG-5), Agricultural, 2.5 (AG-2.5) and Agricultural, 1 (AG-1) zoning districts. Staff recommends that the proposed text amendment to the Land Development Code be forwarded to the BOCC with a recommendation for approval. Public Hearing open Mike McCarty spoke giving reasons for amending the text amendment. Public Hearing closed The Commission discussed extensively the issues and concerns such as wind codes, age of mobile homes, water/sewer inspection, septic system, maximum units, modular homes instead of mobile homes. The request was denied with a vote of 6-2. RESULT: DENY [6 TO 2] MOVER: James Clasby, Vice Chairman SECONDER: Craig Mundt, Board Member AYES: Clasby, Lounds, Mundt, Smith, Hopkins, Lowe NAYS: William O'Dell, James Taylor ABSENT: Kara Wood D. Postponement of the Placement of Wireless Communication Facilities Katherine Barbieri, Asst. County Attorney stated in 2008, St. Lucie County enacted a comprehensive telecommunications tower siting ordinance. In January 2009, the BOCC approved Ordinance No. 09-003, which revised the minimum separation requirements for towers. In 2016, St. Lucie County received several applications for rights of way permits to place small cells and other equipment in St. Lucie County rights of way. On December 20, 2016, the Board adopted Ordinance No 16-022, which postponed the acceptance of applications for, or the approval of, permits or development orders for wireless communications facilities within rights on way. On April 4, 2017, the Board approved permission to advertise a proposed ordinance amending Section 7.10.23 Wireless Telecommunication Towers and Antennas of St. Lucie County Land Development Code. The intent was to reduce the separation requirements. Florida CS/CS/HB 687 is a bill that creates the Advanced Wireless Infrastructure Deployment Act, which provides for the collocation of small cell wireless facilities on an authority's utility poles and access to the public rights of way for wireless communications infrastructure. An authority is a county or municipality having jurisdiction or control of the rights-of-way or any public road. On July 5, 2017, the BOCC granted permission to advertise a proposed ordinance postponing the placement of wireless telecommunications facilities. Staff recommends the Planning & Zoning Commission forward the draft ordinance to the BOCC with a recommendation of approval. Public Hearing open No one spoke Public Hearing closed Commission approved 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 2 0 , 2 0 1 7 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, July 20, 2017 6:00 PM 5 | P a g e RESULT: APPROVE [UNANIMOUS] MOVER: Craig Mundt, Board Member SECONDER: William Smith, Board Member AYES: O'Dell, Clasby, Lounds, Mundt, Smith, Hopkins, Lowe, Taylor ABSENT: Kara Wood 5. WORKSHOPS A. There are no scheduled items . 6. OTHER BUSINESS A. There are no scheduled items. 7. ADJOURN 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. 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 2 0 , 2 0 1 7 6 : 0 0 P M ( M I N U T E S ) ITEM NO. (ID # 4554) DATE: 08/17/2017 AGENDA REQUEST *PUBLIC HEARINGS QUASI-JUDICIAL BACKGROUND: The applicant, Florida Power and Light Company (FPL) is requesting Conditional Use Permit approval for the construction and operation of a 74.5 MW Photovoltaic (PV) Solar Center on +/-540 of agricultural land consisting of six (6) parcels located West of Interstate 95, northeast of the Florida’s Turnpike and north of Belcher Canal (C-25 Canal). The subject property lies outside the urban services boundary and is zoned AG-1 (Agricultural - 1) which is consistent with the TVC (Towns, Villages and Countryside) future land use. The proposed solar generation center is adjacent to an existing FPL transmission line and will create clean, renewable energy by converting sunlight via photovoltaic solar arrays into direct current (DC) electricity. This zero emission electricity will be converted into alternating current (AC) utilizing power inverters and will be carried to the collector substation where the voltage is boosted for transmission through the electric grid. The solar panels stand approximately 2 feet off the ground at their lowest point and are approximately 6 to 7 feet in height at their highest point. The facility is unmanned with restricted access. FPL employees do not report to this location, and maintenance crews park inside a secured fenced area. No water or fuel is needed to operate or maintain the facility. The applicant has submitted a Major Site Plan petition for this proposed solar generation center which is currently under review (see attached site plan drawings). The project includes solar arrays (approximately 300,000 solar panels) that will cover nearly half the property, a substation (230’ x 360’) and 16’ wide stabilized service paths. Three (3) locations have been identified on the site plan for a future 15,000 s.f. regional Solar PV Operations Center. Depending on the future growth of solar, FPL anticipates between 3 to 10 full time employees at the Center. The Center will be used for the storage of office equipment and spare parts related to Solar PV operations (panels, cables, fuses, inverters and components, etc.). The center may also be used to hold small meetings to teach solar related information and to facilitate guided tours of the Solar Facility. An observation tower may also be constructed as an accessory to the educational component of the Center. This future building will require a modification to the Major Site Plan to demonstrate compliance with Land Development Code requirements including a review of adequate public facilities. TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Jeffrey Johnson, Senior Planner SUBMITTED BY: Planning Division SUBJECT: FPL Interstate Solar Energy Center - Conditional Use Permit 4.A Packet Pg. 10 Updated: 8/16/2017 7:34 AM by Jeffrey Johnson Page 2 Construction and Operation Access to the site will be obtained by utilizing Aico Road which transitions into a 60 foot wide private road way easement which will be maintained by FPL during the development and construction of the facility. Construction activities and deliveries to the site will occur during the hours from 7 a.m. to 6 p.m. weekdays and 8 a.m. to 5 a.m. on Saturday during the construction period. Construction will be accomplished within a 6 to 10 month period. PREVIOUS ACTION: None. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends approval of the conditional use permit for a solar energy center subject to conditions in the resolution. COMMISSION ACTION: Coordination/Signatures 4.A Packet Pg. 11 PLANNING AND ZONING COMMISSION Planning Division Agenda Item Summary Hearing Date: Thursday August 17, 2017 __________________ Applicant Florida Power & Light Co. Michael W. Sole 700 Universe Blvd. Juno Beach, FL 33408 Agent Gunster Law Firm Robert S. Raynes Esq. Josh Long, AICP 800 Monterey Commons Boulevard, Suite 200 Stuart, FL 34996 Future Land Use TVC, Towns, Villages and Countryside Zoning District AG-1, Agricultural – 1 Request A Conditional Use Permit for a proposed solar energy facility. Staff Jeffrey Johnson Senior Planner JohnsonJ@stlucieco.org (772) 462-1580 File Number CU 520175135 Conditional Use Permit FPL Interstate Solar Energy Center Project Description FPL Company is requesting Conditional Use Permit approval for the construction and operation of a 74.5 MW Photovoltaic Solar Center on +/- 540 acres of land comprised of six (6) parcels located west of Interstate 95, northeast of the Florida Turnpike and north of Belcher Canal (Canal No. 25). The proposed solar generation center is adjacent to an existing FPL transmission line and will create clean, renewable energy by converting sunlight via photovoltaic solar arrays into direct current (DC) electricity. This zero emission electricity will be converted into alternating current (AC) utilizing power inverters and will be carried to the collector substation where the voltage is boosted for transmission through the electric grid. A Major Site Plan petition for this project is currently under review (see attached). The project includes approximately 300,000 solar panels that will cover approximately half the property, a substation, and stabilized access paths. The solar panels stand approx. 2 feet off the ground at their lowest point and are approx. 6 to 7 feet in height at their highest point. The facility is unmanned with restricted access. Employees do not report to this location. No water or fuel is needed to operate or maintain the facility. Notice Requirements A public hearing notice in accordance with Section 11.00.03 of the Land Development Code was placed in the St. Lucie News Tribune on August 2, 2017. 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. 12 At t a c h m e n t 4 . A . a : A g e n d a S u m m a r y ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) Planning and Development Services Planning Division M E M O R A N D U M TO: Planning and Zoning Commission THROUGH: Leslie Olson, AICP, Director Bonnie C. Landry, AICP, Planning Manager FROM: Jeffrey Johnson, Senior Planner DATE: August 17, 2017 SUBJECT: Conditional Use Permit – Florida Power and Light Company Interstate Solar Energy Center GENERAL INFORMATION: Applicant/Property Owner: Florida Power and Light Company Agent for Applicant: Gunster Law Firm – Robert Raynes, Esq. and Josh Long, AICP Location: West of Interstate 95, northeast of the Florida’s Turnpike and north of Belcher Canal (C-25 Canal) Size of Development: +/- 540 acres Tax Identification Numbers: 1328-231-0001-000-7 1328-311-0001-000-2 1328-321-0001-000-3 1333-112-0010-000-3 1328-312-0001-000-5 1328-341-0001-000-5 Current Zoning: AG-1 (Agricultural – 1) Future Land Use: TVC (Towns, Villages and Countryside) Wetlands: Yes 4.A.b Packet Pg. 13 At t a c h m e n t 4 . A . b : P Z M e m o r a n d u m ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) FPL Interstate Solar Energy Center - Conditional Use Permit CU 520175136 August 17, 2017 Page 2 Utilities: None Urban Services Boundary: Outside Adjacent Land Use/Zoning: Future Land Use Zoning Existing Use(s) North TVC (Towns, Villages and Countryside) AG-1 (Agricultural -1) Equestrian Center - K and J Rubidoux Stables and Agricultural Lands South TVC (Towns, Villages and Countryside) AG-1 (Agricultural -1) Agricultural Lands East TVC (Towns, Villages and Countryside) AG-1 (Agricultural -1) and PUD (Planned Unit Development) and PUD (Planned Unit Development) Panther Woods (f/k/a Meadow Wood) PUD – 442 dwelling units and Agricultural Lands West TVC (Towns, Villages and Countryside) AG-1 (Agricultural -1) Agricultural Lands BACKGROUND The applicant, Florida Power and Light Company (FPL) is requesting Conditional Use Permit approval for the construction and operation of a 74.5 MW Photovoltaic Solar Center on +/-540 of agricultural land consisting of six (6) parcels located West of Interstate 95, northeast of the Florida’s Turnpike and north of Belcher Canal (C-25 Canal). The subject property lies outside the urban services boundary and is zoned AG-1 (Agricultural - 1) which is consistent with the TVC (Towns, Villages and Countryside) future land use. The proposed solar generation center is adjacent to an existing FPL transmission line and will create clean, renewable energy by converting sunlight via photovoltaic solar arrays into direct current (DC) electricity. This zero emission electricity will be converted into alternating current (AC) utilizing power inverters and will be carried to the collector substation where the voltage is boosted for transmission through the electric grid. The solar panels stand approximately 2 feet off the ground at their lowest point and are approximately 6 to 7 feet in height at their highest point. The facility is unmanned with restricted access. FPL employees do not report to this location, and maintenance crews park inside a secured fenced area. No water or fuel is needed to operate or maintain the facility. The applicant has submitted a Major Site Plan petition for this proposed solar generation center which is currently under review (see attached site plan drawings). The project includes solar arrays (approximately 300,000 solar panels) that will cover nearly half the property, a substation (230’ x 360’) and 16’ wide stabilized service paths. Three (3) locations have been identified on 4.A.b Packet Pg. 14 At t a c h m e n t 4 . A . b : P Z M e m o r a n d u m ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) FPL Interstate Solar Energy Center - Conditional Use Permit CU 520175136 August 17, 2017 Page 3 the site plan for a future 15,000 regional Solar PV Operations Center. Depending on the future growth of solar, FPL anticipates between 3 to 10 full time employees at the Center. The Center will be used for the storage of office equipment and spare parts related to Solar PV operations (panels, cables, fuses, inverters and components, etc.). The center may also be used to hold small meetings to teach solar related information and to facilitate guided tours of the Solar Facility. An observation tower may also be constructed as an accessory to the educational component of the Center. This future building with its accessory structures will require a modification to the Major Site Plan to demonstrate compliance with Land Development Code requirements including a review of adequate public facilities. Construction and Operation Access to the site will be obtained by utilizing Aico Road which transitions into a 60 foot wide private road way easement which will be maintained by FPL during the development and construction of the facility. Construction activities and deliveries to the site will occur during the hours from 7 a.m. to 6 p.m. weekdays and 8 a.m. to 5 a.m. on Saturday during the construction period. Construction will be accomplished within a 6 to 10 month period. NEIGHBORHOOD MEETING The applicant held a neighborhood meeting at Crossings Community Church (8103 Indrio Road) on August 3, 2017 to discuss the proposed project with surrounding property owners. The meeting was attended by an adjacent property owner to the west. There were no issues or concerns brought to the attention of staff. STAFF ANALYSIS CONDITIONAL USE PERMIT STANDARDS OF REVIEW SET FORTH IN LDC, SECTION 11.07.03 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 The request is consistent with the general purpose, goals, objectives and standards of the Land Development Code. The +/-540 acre parcel is zoned AG-1, Agricultural -1, which is compatible with the TVC, Towns, Villages and Countryside future land use. Solar 4.A.b Packet Pg. 15 At t a c h m e n t 4 . A . b : P Z M e m o r a n d u m ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) FPL Interstate Solar Energy Center - Conditional Use Permit CU 520175136 August 17, 2017 Page 4 generation stations are allowed via conditional use permit in the AG-1 zoning as per LDC, Section 3.01.03(A)(7)(n) - solar generation station subject to the following requirements in LDC, Section 7.10.287: 1. Physical access to a solar generation station shall be restricted by fencing or walls. Razor wire is prohibited. All fencing and wall details shall be provided for review and approval as part of the required site plan. A perimeter seven (7) foot high security fence will be installed that consists of chain link with one (1) foot of barbed wire. 2. The devices that capture energy and convert it to electricity shall not be placed in wetlands, environmentally sensitive resources or habitats, imperiled and critically imperiled habitats as defined by the Florida Natural Areas Inventory, and buffers. Any environmental impacts from such devices, or any component of a solar generation station, shall only be allowed in compliance with the provisions of the County’s Comprehensive Plan and Land Development Code. The applicant has provided an Environmental Impact Report that has been reviewed by staff (see attached). As depicted on the proposed site plan, the devices will not be placed in any wetland or environmentally sensitive areas. 3. All devices that capture and covert energy to electricity shall be located at least fifty (50) feet from any lot line under separate ownership, unless otherwise approved by the Board of County Commissioners. The facility is located on existing agricultural land previously used for farming is not visible to the farm house to the north which is buffered by a 200 foot wide vegetative buffer. To the west, the subject property is adjacent to agricultural land where there is no planned developments proposed. 4. The maximum lot coverage by structures, including solar ground or pole mounted panels, for the zoning district may be waived by the Board of County Commissioners. The approved maximum lot coverage shall be shown on the site plan and specified in the resolution approving the development. The applicant has requested a waiver from the 10 percent maximum lot coverage as 51 percent of the lot is covered by structures. This waiver will be reviewed through the site plan review process, and a final decision will be made by the Board of County Commissioners. 4.A.b Packet Pg. 16 At t a c h m e n t 4 . A . b : P Z M e m o r a n d u m ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) FPL Interstate Solar Energy Center - Conditional Use Permit CU 520175136 August 17, 2017 Page 5 5. All solar generation station sites must comply with the landscaping and screening requirements of the Land Development Code. The perimeter buffer landscaping requirements may be waived by the Board of County Commissioners, if it is shown to the satisfaction of the Commission that the adjoining property owners have no objections to the landscaping waiver. Interior vehicular use area landscaping requirements may be waived by the Commission, to the extent necessary to ensure optimal solar access. The Board of County Commissioners may require additional landscaping to enhance compatibility with adjacent land uses. The applicant has requested a waiver from the landscaping and screening requirements in the Land Development Code. As of date, there have been no objections from adjoining property owners to the waiver. 6. On site power lines shall be places underground to the maximum extent possible. The applicant has addressed this to the maximum extent possible. The conduits adjacent to the solar arrays that will transfer electrical current to the substation have been placed underground where feasible so as not impact wetlands or drainage. A power pole with an overhead transmission line will be installed adjacent to the substation that will carry electricity to an existing FPL transmission line that is located on the property to the west. Consistency with Comprehensive Plan The solar generation center will provide alternative, clean energy that complies with the goals, policies and objectives of the Comprehensive Plan. Specifically, Goal IV of the County’s ‘Greenprint’, which is cited in the County’s Conservation Element, adopted by the Board of County Commissioners in 2009 that outlines the County’s vision for a sustainable community. Goal IV strives to “support energy conservation and clean energy alternatives”. B. Effect on Adjacent Properties The proposed conditional use should not have an undue adverse impact upon nearby properties. The proposed solar generation facility is a low impact use which is compatible with the surrounding uses. The solar arrays have minimal visual impact as they sit low to the ground and are approximately 6 to 7 feet in height at their highest point. The solar panels are static, operate silently, have zero reflection, no odor, and require no water, fuel or staff to operate. 4.A.b Packet Pg. 17 At t a c h m e n t 4 . A . b : P Z M e m o r a n d u m ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) FPL Interstate Solar Energy Center - Conditional Use Permit CU 520175136 August 17, 2017 Page 6 A seven (7) foot high fence with one (1) foot of barbed wire will be installed around the perimeter of the property to secure the site. A condition of approval requires that all exterior lighting be reduced to zero footcandle readings at the property line. C. Adequacy of Public Facilities Water/Wastewater The subject property lies outside the urban services boundary. The proposed solar generation center is a public utility and therefore does not require water or wastewater service. Transportation System A traffic impact report is not required as per LDC, Section 11.02.09(4)(A). The applicant has provided a traffic statement which indicates that the proposed development of the solar generation facility will result in a net decrease in site traffic due to the change in use from agriculture. The expected average trip generation of the facility following buildout is four (4) trips per month for maintenance purposes. D. Adequacy of Fire Protection The St. Lucie County Fire District, Fire Prevention Bureau has reviewed the proposed conditional use permit in accordance with the provisions of the State Fire Code and has no objections to the request. St. Lucie County Fire District, Station #11 – Shinn Road (3501 Shinn Road) is located approximately 7 miles to the southwest. E. Environmental Impact The site currently consists of 117.6-acres of improved pasture (actively grazed), 29.1-acres of unimproved pasture (natural grasslands with herbaceous groundcover such as saw palmetto, wax myrtle, and widely scattered oak, slash pine and cabbage palm), 240.2- acres of pine flatwoods, 105.7-acres of previous horticultural production (currently utilized as grazing), 19.1-acres of man-made ditches, 8.0-acres of man-made reservoirs, 0.4-acres of mixed forested wetlands, 12.3-acres of freshwater marshes, and 6.63-acres of existing roads. Environmental Resources Department does not object to the Conditional Use Permit application. Environmental impacts for this Conditional Use are being addressed through the Major Site Plan process, which is currently under review by staff. The Major Site Plan application will address avoidance and minimization, tree preservation and mitigation, landscaping and impacts to wetlands as required by the Land Development Code. 4.A.b Packet Pg. 18 At t a c h m e n t 4 . A . b : P Z M e m o r a n d u m ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) FPL Interstate Solar Energy Center - Conditional Use Permit CU 520175136 August 17, 2017 Page 7 RECOMMENDATION Forward a recommendation to the Board of County Commissioners to adopt a Resolution to approve the Conditional Use Permit for a solar generation station subject to conditions in the Resolution. 4.A.b Packet Pg. 19 At t a c h m e n t 4 . A . b : P Z M e m o r a n d u m ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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 uses. 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 TO THE PETITION OF FPL FOR A CONDITIONAL USE PERMIT FOR A SOLAR GENERATION STATION WITHIN THE AG-1 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 FPL FOR A CONDITIONAL USE PERMIT FOR A SOLAR GENERATION STATION WITHIN THE AG-1, ZONING DISTRICT, BECAUSE... [CITE REASON(S) WHY - PLEASE BE SPECIFIC] 4.A.c Packet Pg. 20 At t a c h m e n t 4 . A . c : M o t i o n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175136 Resolution 2017-XXX August 17, 2017 Page 1 Resolution 2017- XXX File No.: CU 520175136 A RESOLUTION GRANTING CONDITIONAL USE PERMIT APPROVAL TO ALLOW FOR THE CONSTRUCTION AND OPERATION OF A 74.5 MW PHOTOVOLTAIC SOLAR CENTER IN THE AG-1, (AGRICULTURAL – 1) 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. Florida Power and Light Company, presented a petition for a Conditional Use Permit to allow for the construction and operation of a 74.5 MW Photovoltaic Solar Center in the AG-1 (Agricultural – 1) Zoning District for the property depicted on the attached map in Exhibit “A” and described in Part B below. 2. On August 17, 2017, 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 AG-1 (Agricultural – 1) Zoning District for the property described in Part B. 3. On October 3, 2017, 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. 4. 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. 5. With conditions therein, the project 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.d Packet Pg. 21 At t a c h m e n t 4 . A . d : P Z R e s o l u t i o n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175136 Resolution 2017-XXX August 17, 2017 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 the construction and operation of a 74.5 MW Photovoltaic Solar Center on the property described below is hereby approved subject to the following conditions: 1. The conditional use improvements and operational areas shall be consistent with Resolution No. 17-XXX authorizing Major Site Plan approval on the drawings prepared by Culpepper and Terpening, Inc. date stamped received by the St. Lucie County Planning Division on ____, 2017. Adjustments to the site plan or conditional use permit may be made consistent with the St. Lucie County Land Development Code. 2. On-site construction activities and/or repairs to the solar energy facility shall be restricted to the hours of 7:00 a.m. to 6:00 p.m. on weekdays and 8:00 a.m. to 5:00 p.m. on Saturday. 3. Footcandle readings for all exterior lighting shall be zero (0) at adjacent property lines. 4. If the use is not operated for a continuous period of 12 months, it shall be considered abandoned, and the owner of such solar equipment shall remove the same within 180 days of receipt of notice from the County notifying the owner of such abandonment. Failure to remove the abandoned equipment shall be grounds for the County to remove the equipment at the expense of the owner. 5. The owner at all times shall comply with the St. Lucie County Code of Ordinances, Section 28-107 through 28-112, as amended regulating noise. 6. 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. 7. All other applicable state or federal permits must be obtained before commencement of the development. B. The subject property is described as follows: Parcel 1 That part of the Northeast 1/4 of Section 28, Township 34 South, Range 39 East, lying Westerly of the Right of Way for Interstate 95, AND the South of the 4.A.d Packet Pg. 22 At t a c h m e n t 4 . A . d : P Z R e s o l u t i o n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175136 Resolution 2017-XXX August 17, 2017 Page 3 Northwest ¼ of Section 28, Township 34 South, Range 39 East, lying Westerly of the Right of Way for Interstate 95, St. Lucie County, Florida, less and excepting therefrom the North 200 feet of that part thereof situate and being within the Southeast 1/4 of the Northwest ¼ of said Section 28 lying Westerly of the Right of Way for Interstate 95. Together with and subject to those certain easements contained in the following: a. That certain Warranty Deed given by St. Lucie Groves Investments, ltd. to Edgar A. Brown, as Trustee dated January 18, 1993 and recorded in Official Records Book 824, Page 2323, of the Public Records of St. Lucie County, Florida. b. That certain Declaration of Easements and Covenants made by Edgar A. Brown, individually and as Trustee, as Declarant. dated March 26, 1993 and recorded In Official Records Book 834, Page 2383, of the Public Records of St. Lucie County, Florida. Parcel 2 The West ½ of the Southwest 1/4 of Section 28, Township 34 South, Range 39 East, St. Lucie County, Florida. Parcel 3 The West ½ of the Northeast 1/4 of the Southwest 1/4 of Section 28, Township 34 South, Range 39 East, St. Lucie County, Florida. Parcel 4 The East of the Northeast 1/4 of the Southwest 1/4 of Section 28, Township 34 South. Range 39 East, St. Lucie County, Florida. Parcel 5 The Southeast 1/4 of the Southwest 1/4 of Section 28, Township 34 South, Range 39 East AND that part of the Southeast 1/4 of Section 28, Township 34 South, Range 39 East, lying Westerly of the right-of-way for Interstate 95, St. Lucie County, Florida. Together with and subject to those certain easements contained in the following: 4.A.d Packet Pg. 23 At t a c h m e n t 4 . A . d : P Z R e s o l u t i o n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175136 Resolution 2017-XXX August 17, 2017 Page 4 a. That certain Warranty Deed given by St. Lucie Groves Investments, Ltd. to Edgar A. Brown, as Trustee, dated January 18, 1993 and recorded In Official Records Book 824, Page 2323, of the Public Records of St. Lucie County, Florida. b. That certain Declaration of Easements and Covenants made by Edgar A. Brown, individually and as Trustee, as Declarant, dated March 26, 1993 and recorded in Official Records Book 834, Page 2383, of the Public Records of St. Lucie County, Florida. Parcel 6 The North ½ of Section 33, Township 34 South, Range 39 East lying West of 1- 95,excepting therefrom, however, the South 75 feet thereof, also Less and Except Proposed St. Lucie Blvd. as described in Official Records Book 710, Page 2734, of the Public Records of St. Lucie County, Florida. Parcel Identification Numbers: 1328-231-0001-000-7 1328-311-0001-000-2 1328-321-0001-000-3 1333-112-0010-000-3 1328-312-0001-000-5 1328-341-0001-000-5 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 April 4, 2018, unless a Building Permit or Certificate of Zoning Compliance for is obtained for the uses described in Part A above, or an extension has been granted in accordance with Section 11.07.05(F), St. Lucie County Land Development Code. 4.A.d Packet Pg. 24 At t a c h m e n t 4 . A . d : P Z R e s o l u t i o n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175136 Resolution 2017-XXX August 17, 2017 Page 5 After motion and second, the vote on this resolution was as follows: Chairman Chris Dzadovsky XXX Vice-Chairman Tod Mowery XXX Commissioner Frannie Hutchinson XXX Commissioner Linda Bartz XXX Commissioner Cathy Townsend XXX PASSED AND DULY ADOPTED this 3rd day of October, 2017. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLOIRDA BY Chairman ATTEST: APPROVED AS TO FORM AND CORRECTNESS: ______________ _____________________ DEPUTY CLERK COUNTY ATTORNEY 4.A.d Packet Pg. 25 At t a c h m e n t 4 . A . d : P Z R e s o l u t i o n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175136 Resolution 2017-XXX August 17, 2017 Page 6 Exhibit A Location Map 4.A.d Packet Pg. 26 At t a c h m e n t 4 . A . d : P Z R e s o l u t i o n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 8+%+0+6;/#2 065 )7.(1( /':+%1 #6.#06+% 1%'#0 4.A.e Packet Pg. 27 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) W-2 W-3 STATE OF FLORIDA CERTIFICATION No. LB 4286 LEGAL DESCRIPTION: A PORTION OF SECTION 28, TOWNSHIP 34 SOUTH, RANGE 39 EAST, AND A PORTION OF SECTION 33, TOWNSHIP 34 SOUTH, RANGE 39 EAST, SAID LANDS SITUATE AND BEING IN ST. LUCIE COUNTY, FLORIDA AND BEING MORE PARTICULARY DESCRIBED IN EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF. EXHIBIT "A" PARCEL 1: THAT PART OF THE NORTHEAST 1/4 OF SECTION 28, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LYING WESTERLY OF THE RIGHT OF WAY FOR INTERSTATE 95, AND THE SOUTH 1/2 OF THE NORTHWEST 1/4 OF SECTION 28, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LYING WESTERLY OF THE RIGHT OF WAY FOR INTERSTATE 95, ST. LUCIE COUNTY, FLORIDA, LESS AND EXCEPTING THEREFROM THE NORTH 200 FEET OF THAT PART THEREOF SITUATE AND BEING WITHIN THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 28 LYING WESTERLY OF THE RIGHT OF WAY FOR INTERSTATE 95. TOGETHER WITH AND SUBJECT TO THOSE CERTAIN EASEMENTS CONTAINED IN THE FOLLOWING: A) THAT CERTAIN WARRANTY DEED GIVEN BY ST. LUCIE GROVES INVESTMENTS, LTD. TO EDGAR A. BROWN, AS TRUSTEE, DATED JANUARY 18, 1993 AND RECORDED IN OFFICIAL RECORDS BOOK 824, PAGE 2323, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. B) THAT CERTAIN DECLARATION OF EASEMENTS AND COVENANTS MADE BY EDGAR A. BROWN, INDIVIDUALLY AND AS TRUSTEE, AS DECLARANT, DATED MARCH 26, 1993 AND RECORDED IN OFFICIAL RECORDS BOOK 834, PAGE 2383, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. PARCEL 2: THE WEST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 28, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA. PARCEL 3: THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 28, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA. PARCEL 4: THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 28, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA. PARCEL 5: THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 28, TOWNSHIP 34 SOUTH, RANGE 39 EAST AND THAT PART OF THE SOUTHEAST 1/4 OF SECTION 28, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LYING WESTERLY OF THE RIGHT-OF-WAY FOR INTERSTATE 95, ST. LUCIE COUNTY, FLORIDA. TOGETHER WITH AND SUBJECT TO THOSE CERTAIN EASEMENTS CONTAINED IN THE FOLLOWING: A) THAT CERTAIN WARRANTY DEED GIVEN BY ST. LUCIE GROVES INVESTMENTS, LTD. TO EDGAR A. BROWN, AS TRUSTEE, DATED JANUARY 18, 1993 AND RECORDED IN OFFICIAL RECORDS BOOK 824, PAGE 2323, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. B) THAT CERTAIN DECLARATION OF EASEMENTS AND COVENANTS MADE BY EDGAR A. BROWN, INDIVIDUALLY AND AS TRUSTEE, AS DECLARANT, DATED MARCH 26, 1993 AND RECORDED IN OFFICIAL RECORDS BOOK 834, PAGE 2383, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. PARCEL 6: THE NORTH 1/2 OF SECTION 33, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LYING WEST OF I-95, EXCEPTING THEREFROM, HOWEVER, THE SOUTH 75 FEET THEREOF, ALSO LESS AND EXCEPT PROPOSED ST. LUCIE BLVD., AS DESCRIBED IN OFFICIAL RECORDS BOOK 710, PAGE 2734, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. SAID LANDS CONTAINING 23,480,706.67 SQUARE FEET OR 539.04 ACRES. 4.A.e Packet Pg. 28 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) W-2 W-3 STATE OF FLORIDA CERTIFICATION No. LB 4286 4.A.e Packet Pg. 29 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) STATE OF FLORIDA CERTIFICATION No. LB 4286 4.A.e Packet Pg. 30 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) STATE OF FLORIDA CERTIFICATION No. LB 4286 4.A.e Packet Pg. 31 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) STATE OF FLORIDA CERTIFICATION No. LB 4286 4.A.e Packet Pg. 32 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) STATE OF FLORIDA CERTIFICATION No. LB 4286 4.A.e Packet Pg. 33 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) STATE OF FLORIDA CERTIFICATION No. LB 4286 4.A.e Packet Pg. 34 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) STATE OF FLORIDA CERTIFICATION No. LB 4286 4.A.e Packet Pg. 35 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) STATE OF FLORIDA CERTIFICATION No. LB 4286 4.A.e Packet Pg. 36 At t a c h m e n t 4 . A . e : S i t e P l a n ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 37 At t a c h m e n t 4 . A . f : B o u n d a r y S u r v e y ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 38 At t a c h m e n t 4 . A . f : B o u n d a r y S u r v e y ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.g Packet Pg. 39 At t a c h m e n t 4 . A . g : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.g Packet Pg. 40 At t a c h m e n t 4 . A . g : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.g Packet Pg. 41 At t a c h m e n t 4 . A . g : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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: Jeff Johnson, Planning & Development Services Department THROUGH: Ben Balcer, Environmental Regulations Manager Amy Griffin, Environmental Resources Director FROM: Jennifer McGee, Senior Environmental Planner DATE: July 31, 2017 SUBJECT: FPL Interstate Solar Energy Facility CU 520175136 Background The Environmental Resources Department (ERD) has completed a review of the July 28, 2017 electronic resubmittal. The applicant is requesting approval of a conditional use to construct a 74.5 MW Photovoltaic Solar Center in central St. Lucie County. A concurrent Major Site Plan application is currently under review for the proposed project as well. This facility will have the capacity to serve approximately 15,000 homes with clean renewable energy. The approximately 540-acre site is located off Aico Road, just west of Interstate I-95 and north of C-25 (Belcher) canal. The site currently consists of 117.6-acres of improved pasture (actively grazed), 29.1-acres of unimproved pasture (natural grasslands with herbaceous groundcover such as saw palmetto, wax myrtle, and widely scattered oak, slash pine and cabbage palm), 240.2-acres of pine flatwoods, 105.7-acres of previous horticultural production (currently utilized as grazing), 19.1-acres of man-made ditches, 8.0-acres of man-made reservoirs, 0.4-acres of mixed forested wetlands, 12.3-acres of freshwater marshes, and 6.63-acres of existing roads. Findings Environmental impacts for this Conditional Use are being addressed through the Major Site Plan process, which is currently under review by staff. The Major Site Plan application will address avoidance and minimization, tree preservation and mitigation, landscaping and impacts to wetlands as required by the Land Development Code. Recommendation ERD supports approval of the proposed Conditional Use with conditions as detailed below. Conditions of Approval 1) The concurrent Major Site Plan application shall be reviewed and approved by the Environmental Resources Department prior to Board of County Commissioners approval of this Conditional Use. 2) 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.A.h Packet Pg. 42 At t a c h m e n t 4 . A . h : E R D F i n a l R e p o r t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 3) 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. 4.A.h Packet Pg. 43 At t a c h m e n t 4 . A . h : E R D F i n a l R e p o r t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.i Packet Pg. 44 At t a c h m e n t 4 . A . i : F i r e D i s t r i c t A p p r o v a l ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.j Packet Pg. 45 At t a c h m e n t 4 . A . j : M a p S e t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.j Packet Pg. 46 At t a c h m e n t 4 . A . j : M a p S e t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.j Packet Pg. 47 At t a c h m e n t 4 . A . j : M a p S e t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.j Packet Pg. 48 At t a c h m e n t 4 . A . j : M a p S e t ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) LDC, SECTION 3.01.03 AG-1 ZONING DISTRICT 1. Purpose. The purpose of this district is to provide and protect an environment suitable for productive commercial agriculture, together with such other uses as may be necessary to and compatible with productive agricultural surroundings. Residential densities are restricted to a maximum of one (1) dwelling unit per gross acre. 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. Agricultural production - crops. (01) b. Agricultural production - livestock and animal specialties. (02) c. Agricultural services. (07) d. Family day care homes. (999) e. Family residential homes provided that such homes shall not be located within a radius of one thousand (1,000) feet of another existing such family residential home and provided that the sponsoring agency or Department of Health and Rehabilitative Services (HRS) notifies the Board of County Commissioners at the time of home occupancy that the home is licensed by HRS. (999) f. Fishing, hunting and trapping. (09) g. Forestry. (08) h. Kennels. (0752) i. Research facilities, non-commercial. (8733) j. Riding stables. (7999) k. Single-family detached dwellings. (999) 3. Lot Size Requirements. Lot size requirements shall be in accordance with Table 1 in Section 7.04.00. 4. Dimensional Regulations. Dimensional requirements shall be in accordance with Table 1 in Section 7.04.00. 5. Off-Street Parking and Loading Requirements. Off-street parking and loading requirements are subject to Section 7.06.00. 4.A.k Packet Pg. 49 At t a c h m e n t 4 . A . k : L D C S e c t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00. 7. Conditional Uses. a. Agricultural labor housing. (999) b. Aircraft storage and equipment maintenance. (4581) c. Airports and flying, landing, and takeoff fields. (4581) d. Family residential homes located within a radius of one thousand (1,000) feet of another such family residential home. (999) e. Farm products warehousing and storage. (4221/4222) f. Gasoline service stations. (5541) g. Industrial wastewater disposal. (999) h. Manufacturing: (1) Agricultural chemicals. (287) (2) Food and kindred products. (20) (3) Lumber and wood products, except furniture. (24) i. Mining and quarrying of nonmetallic minerals, except fuels. (14) j. Retail trade: (1) Farm equipment and related accessories. (999) (2) Apparel and accessory stores. (56) k. Sewage disposal subject to the requirements of Section 7.10.13. (999) l. Telecommunication towers - subject to the standards of Section 7.10.23. (999) m. Camps - sporting and recreational. (7032) n. Solar generation station subject to the requirements of Section 7.10.28. (999) 8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the following: a. Mobile homes subject to the requirements of Section 7.10.05. b. Retail trade and wholesale trade - subordinate to the primary authorized use or activity. c. Guest house subject to the requirements of Section 7.10.04. (999) d. Solar energy system subject to the requirements of Section 7.10.28. (999) 4.A.k Packet Pg. 50 At t a c h m e n t 4 . A . k : L D C S e c t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) LDC, SECTION 7.10.28 SOLAR ENERGY The following provisions are intended to facilitate the commercial generation and distribution of solar power and the use of on-site solar energy systems to meet the energy demands of buildings and support facilities in the unincorporated County. All Solar equipment and devices shall comply with Florida Statutes and shall be certificated by the Florida Solar Energy Commission. A. Solar Generation Station. In addition to other applicable sections of this Code, a solar generation station shall be subject to the following provisions: 1. Solar generation stations shall require submittal of a Major Site Plan application concurrent with a Conditional Use Permit, when required. The development shall be subject to the following supplemental criteria: a. Physical access to a solar generation station shall be restricted by fencing or walls. Razor wire is prohibited. All fencing and wall details shall be provided for review and approval as part of the required site plan. b. The devices that capture energy and convert it to electricity shall not be placed in wetlands, environmentally sensitive resources or habitats, imperiled and critically imperiled habitats as defined by the Florida Natural Areas Inventory, and buffers. Any environmental impacts from such devices, or any component of a solar generation station, shall only be allowed in compliance with the provisions of the County's Comprehensive Plan and Land Development Code. c. All devices that capture and convert energy to electricity shall be located at least fifty (50) feet from any lot line under separate ownership, unless otherwise approved by the Board of County Commissioners. d. The maximum lot coverage by structures, including solar ground or pole mounted panels, for the zoning district may be waived by the Board of County Commissioners. The approved maximum lot coverage shall be shown on the site plan and specified in the resolution approving the development. e. All solar generation station sites must comply with the landscaping and screening requirements of the Land Development Code. The perimeter buffer landscaping requirements may be waived by the Board of County Commissioners, if it is shown to the satisfaction of the Commission that the adjoining property owners have no objection to the landscaping waiver. Interior vehicular use area landscaping requirements may be waived by the Commission, to the extent necessary to ensure optimal solar access. The Board of County Commissioners may require 4.A.k Packet Pg. 51 At t a c h m e n t 4 . A . k : L D C S e c t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) additional landscaping to enhance compatibility with adjacent land uses. f. On-site power lines shall be placed underground to the maximum extent possible. B. Solar Energy System. In addition to other applicable sections of this Code, a solar energy system shall be subject to the following provisions: 1. All solar panels and devices are considered structures and subject to the requirements for such, together with all other applicable building codes and ordinances, unless otherwise provided for in this Code. Solar panels installed on roofs are exempt from the building height requirements. Solar panels installed on rooftops shall be located two (2) feet from the roof edge. 2. Non-roof installed solar energy devices integrated into the architecture of the building, such as the walls of the building, shall be no greater than ten (10) feet above the maximum height requirements of the zoning district. 3. Ground or pole mounted systems shall be limited to a height of ten (10) feet above the base floor elevation of the primary structure. 4. Solar energy systems shall not be located in front or side corner yards of any parcel, unless the following are met: 1) the conditions of the side and back yards prohibit the installation of a system, and 2) the lot is one (1) acre or greater, and 3) adequate buffering along the adjacent roadway is provided, and 4) the location is approved by the Director of Planning and Development Services. 5. Solar ground and pole mounted systems less than six (6) feet in height may encroach into the side and rear setback area, but in no case shall the system be located closer than five (5) feet from the property line. Where the system is higher than six (6) feet in height the setback requirements of the zoning district shall apply. 6. Solar collectors may be co-located on communication towers, and parking lot and street light poles, in which case the height and setback requirements for said tower/pole shall apply. 7. All new exterior electrical lines and utility wires connecting a ground or pole mounted solar system to the building it serves shall be buried underground. 4.A.k Packet Pg. 52 At t a c h m e n t 4 . A . k : L D C S e c t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 8. The Board of County Commissioners may allow for a modification of these accessory use provisions when the proposed solar energy system will serve buildings within a planned development project. The modifications shall be identified on the site plan graphics and within the resolution granting approval to the planned development. 9. Waiver. In the event any of the provisions in this Section have the effect of prohibiting the installation of a solar energy system, the applicant shall have the right to apply for a waiver from these provisions to the Director of Planning and Development Services or designee. The Director may grant a waiver upon determining that strict application of the Code would result in prohibiting the installation of a solar energy system. 10. Landscape Waiver. The Environmental Resources Director may waive the landscaping requirements of the Land Development Code to the extent necessary to ensure optimal solar access. 11. Any approval of a solar energy system does not create any actual or inferred solar energy system easement against adjacent property and/or structures. The owner and/or property owner of a solar energy system shall not infer or claim any rights to protective writs to any caused shadows or operating ineffectiveness against future development adjacent to or higher than the property location of the solar energy system. The approval of any solar energy system granted by St. Lucie County shall not create any future liability or infer any vested rights to the owner and/or property owner of the solar energy system on the part of the County for any future claims against said issuance of approval of the solar energy system that result from reliance on this section or any administrative decision lawfully made thereunder. 4.A.k Packet Pg. 53 At t a c h m e n t 4 . A . k : L D C S e c t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.l Packet Pg. 54 At t a c h m e n t 4 . A . l : N o t i f i c a t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.l Packet Pg. 55 At t a c h m e n t 4 . A . l : N o t i f i c a t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.l Packet Pg. 56 At t a c h m e n t 4 . A . l : N o t i f i c a t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.l Packet Pg. 57 At t a c h m e n t 4 . A . l : N o t i f i c a t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) 4.A.l Packet Pg. 58 At t a c h m e n t 4 . A . l : N o t i f i c a t i o n s ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 59 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 60 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 61 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 62 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 63 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 64 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 65 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 66 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 67 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 68 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 69 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 70 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 71 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 72 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 73 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 74 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 75 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 76 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 77 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 78 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 79 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 80 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 81 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 82 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - 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. 83 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 ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) This instrument prepared by or under the supervision of (and after recording should be returned to): Seth S. Sheitelman, Esq. Florida Power Light Company (LAW /18) 700 Universe Boulevard Juno Beach, Florida 33408 Parcell.D. Nos.: 1328-231-0001-000-7; 1328-31 1-0001-000-2; 1328-321-0001-000-3; 1333-112-0010-000-3; 1328-132-0025-000-7; 1328-312-0001-000-5; and 1328-341-0001-000-5 Of lHE CIRCUll COURT lH CLERK JOSEPH e. SM! 'NlY SAINl LUCIE CO~I2612016 10:37:27 AM l' pe'DEED FILE # 4224153 PAGE 2715 _ 2771 Ooc V . RSOOK3905 ~ECORDING: $27.00 ()oc Tax: $0.70 (Space Reserved for Clerk of Court) NOTE TO CLERK: TillS IS A CONVEYANCE OF UNENCUMBERED REAL PROPERTY FROM THE GRANTOR TO AN ENTITY THAT WHOLLY OWNS GRANTOR. ACCORDINGLY, PURSUANT TO THE FLORIDA SUPREME COURT'S RULING IN CRESCENT MIAMI CENTER, LLC V. FLORIDA DEPARTMENT OF REVENUE, AS CONFIRMED BY SECTION 201.0201, FLORIDA STATUTES, MINIMUM DOCUMENTARY STAMP TAXES ARE BEING PAID IN CONNECTION HEREWITH. SPECIAL WARRANTY DEED TIDS SPECIAL WARRANTY DEED is made and entered into as of the lSd, day of August, 2016 by Gray Sky Investments, LLC, a Delaware limited liability company ("Grantor"), whose mailing address is c/o Chicago Title Insurance Agency, Inc., 3067 East Commercial Boulevard, Fort Lauderdale, Florida 3330S, to Florida Power & Light Company, a Florida corporation ("Grantee"), whose mailing address is 700 Universe Boulevard, Juno Beach, Florida 3340S. Wherever used herein, the terms "Grantor" and "Grantee" shall include all of the parties to this instrument and their heirs, personal representatives, and assigns. WIT NE S SETH: GRANTOR, for and in consideration of Ten and No/IOO Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, has granted, bargained and sold, and by these presents does hereby grant, bargain and sell to Grantee and Grantee's successors andlor assigns forever, the following described land situate and being in St. Lucie County, Florida ("Property"), to wit: SEE ATTACHED EXIllBIT "A". TOGETHER WITH all the tenements, hereditaments and appmtenances thereunto belonging or in anywise appmtaining. TIDS CONVEYANCE is subject to: (a) taxes and assessments for the year of closing and subsequent years which are not yet due and payable; (b) zoning, restrictions, prohibitions and other requirements imposed by governmental authority, (c) restrictions and matters appearing on the plat or otherwise common to the subdivision, and (d) all covenants, conditions, restrictions, rights of way, limitations, easements and similar matters of record, if any, but this reference shall not operate to reimpose same. TO HAVE and to hold the same in fee simple forever. GRANTOR hereby covenants with Grantee that it is lawfully seized of the Property in fee simple, that it has good right and lawful authority to sell and convey the Property, that it hereby fully warrants the title to the Property and will defend the same against the lawful claims of all persons claiming by, through or under Grantor, but no otllers. 4.A.n Packet Pg. 84 At t a c h m e n t 4 . A . n : D e e d ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) IN WITNESS WHEREOF, Grantor has hereunto set his hand and seal as of the day and year first above written. Signed, sealed and delivered in the presence of: Sign:~ Print:~ Sign:~~ Print:' t:Jd rM D i9-&"e,e,J '-J' STATE OF DELAWARE COUNTYOF N£iAJ f.ftsrLi! ) ) SS: ) Grantor: GRAY SKY INVESTMENTS, LLC, a Delaware limited liability company By:~!7{~ N;lme: Barbara Morris Title: President The foregoing instrument was acknowledged before me this ht1iiy of August, 2016, by Barbara Morris, as 'President of Gray Sky Investments, LLC, a Delaware limited liability company, .... oIi'behalf of the company. '-, " , 4.A.n Packet Pg. 85 At t a c h m e n t 4 . A . n : D e e d ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) EXIDBITA Legal Description PARCEL 1: That part of the Northeast Y. of Section 28, Township 34 South, Range 39 East, lying Westerly of the Right of Way for Interstate 95, AND the South Y, of the Northwest Y. of Section 28, Township 34 South, Range 39 East, lying Westerly of the Hight of Way for Interstate 95, St. Lucie County, Florida, LESS AND EXCEPTING THEREFROM the North 200 feet of that part thereof situate and being within the Southeast Y. of the Northwest Y. of said Seclion 28 lying Westerly of the Hight of Way for Interstate 95. TOGETHER WITH AND SUBJECT TO those certain easements contained in the following: (a) That certain Warranty Deed given by SI. Lucie Groves Investments, Ltd. to Edgar A. Brown, as Trustee, dated January 18, 1993 and recorded in Official Records Book 824, Page 2323, of the Public Records of SI. Lucie County, Florida. (b) That certain Declaration of Easements and Covenants made by Edgar A. Brovm, individually and as Trustee, as Declarant, dated March 26, 1993 and recorded in Official Records Book 834, Page 2383, of the Public Records of SI. Lucio County, Florid~. PARCEL 2: The West Y, of the Southwest Y. of Section 28, Township 34 South, Range 39 East, SI. Lucie County, Florida. PARCEL 3: The West Y, of llie Northeast Y. of the Southwest Y. of Section 28, Township 34 South, Range 39 East, SI. Lucie County, Florida. PARCEL 4: The East Y, of the Northeast Y. of the Southwest Y. of Section 28, Township 34 South, Range 39 East, SI. Lucie County, Florida. PARCEL 5: The Southeast Y. of the Southwest Y. of Section 28, Township 34 South, Range 39 East AND that part of the Southeast Y. of Section 28, Township 34 South, Range 39 East, lying Westerly of Ule right-of-way for Interstate 95, SI. Lucie County, Florida. TOGETHER WITH AND SUBJECT TO those certal'l easements contained in the following: (a) That certain Warranty Deed given by SI. Lucie Groves Investments, Ltd. to Edgar A. Brown, as Trustee, dated January 18,1993 and recorded In Official Records Book 824, Page 2323, of the PubliC Records of St. Lucie County, Florida. (b) That certain Declaration of Easements and Covenants made by Edgar A. Brown, individually and as Trustee, as Declarant, dated March 26, 1993 and recorded in Official Records Book 834, Page 2383, of the Public Records of SI. Lucie County, Florida. PARCEL 6: The North Y, of Section 33, Township 34 South, Range 39 East, lying West of 1-95, excepting therefrom, however, the South 75 feet thereof, also Less and Except Proposed SI. Lucie Blvd., as described in OffiCial Records Book 710, Page 2734, of the Public Records of SI. Lucie County, Florida. 4.A.n Packet Pg. 86 At t a c h m e n t 4 . A . n : D e e d ( 4 5 5 4 : F P L I n t e r s t a t e S o l a r E n e r g y C e n t e r - C o n d i t i o n a l U s e P e r m i t ) ITEM NO. (ID # 4594) DATE: 08/17/2017 AGENDA REQUEST *PUBLIC HEARINGS QUASI-JUDICIAL BACKGROUND: The applicant, Margiric Assett, LLC is requesting a Conditional Use Permit to allow for the construction of 20 modular dwelling units of agricultural labor housing on a 20 acre parcel of land located approximately 3 miles west of Interstate 95 on the south side of Indrio Road (16001 Indrio Road). The applicant submitted two (2) companion development petitions, a Major Site Plan for the proposed housing project (see attached) and a Land Development Code Text Amendment to allow mobile homes as a permitted housing type for agricultural housing. On August 1, 2017, the applicant withdrew their Land Development Code Text Amendment request to add mobile homes as a permitted use, and now proposes modular construction, which is considered a single family use type. The residences will be located on the west side of the parcel adjacent to an existing 21,650 s.f. packing house. Each dwelling unit will be modular, constructed with a permanent foundation and will house no more than six (6) individuals with a maximum stay of 10 months. Water and wastewater will be provided by a private septic system that will be required to meet applicable Health Department permitting requirements. PREVIOUS ACTION: None. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners subject to the conditions in the Resolution. COMMISSION ACTION: TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Jeffrey Johnson, Senior Planner SUBMITTED BY: Planning Division SUBJECT: Margiric Farm Agricultural Labor Housing - Conditional Use Permit 4.B Packet Pg. 87 Updated: 8/10/2017 4:42 PM by Bonnie Landry Page 2 Coordination/Signatures 4.B Packet Pg. 88 PLANNING AND ZONING COMMISSION Planning Division Agenda Item Summary Hearing Date: Thursday August 17, 2017 __________________ Applicant Margiric Assett, LLC 16001 Indrio Road Fort Pierce, FL 34945 Agent McCarty and Associates Michael McCarty 73 SW Flagler Ave Stuart, FL 34994 Future Land Use SD, Special District Zoning District AG-1, Agricultural - 1 Request A Conditional Use Permit for 20 dwelling units of agricultural labor housing. Staff Jeffrey Johnson Senior Planner JohnsonJ@stlucieco.org (772) 462-1580 (direct) File Number CU 620175144 Staff Recommendation Approval Conditional Use Permit Margiric Farms - Agricultural Labor Housing Project Description The applicant, Margiric Assett, LLC is requesting a Conditional Use Permit to allow for 20 dwelling units of agricultural labor housing on approximately 20 acres of land located at 16001 Indrio Road. The applicant has submitted two (2) companion development petitions. A Major Site Plan for the proposed housing project and a Land Development Code Text Amendment to allow mobile homes as a permitted housing type. On August 1, 2017, the applicant withdrew their request for a Land Development Code Text Amendment. Each dwelling unit will be modular constructed with a permanent foundation and will occupy up to six (6) individuals, with a maximum stay of 10 months. Water and wastewater will be provided by a private septic system and well that will require permitting by the Health Department. 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 August 1, 2017. Notices were mailed to property owners within a 500 foot radius, and a public hearing notification sign was installed on the property. 4.B.a Packet Pg. 89 At t a c h m e n t 4 . B . a : A g e n d a S u m m a r y ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Planning and Development Services Planning Division M E M O R A N D U M TO: Planning and Zoning Commission THROUGH: Leslie Olson, AICP, Director Bonnie C. Landry, AICP, Planning Manager FROM: Jeffrey Johnson, Senior Planner DATE: August 17, 2017 SUBJECT: Margiric Farms Agricultural Housing – Conditional Use Permit GENERAL INFORMATION: Applicant/Property Owner: Margiric Assett, LLC Agent for Applicant: McCarty and Associates – Michael McCarty Location: 16001 Indrio Road Size of Development: 20 acres Tax Identification Number: 1213-321-0001-000-0 Current Zoning: AG-1, Agricultural - 1 Zoning Overlay: Airport Future Land Use: SD, Special District (0.2 – 15 du acre) Wetlands: None Utilities: Private Septic System and Well 4.B.b Packet Pg. 90 At t a c h m e n t 4 . B . b : P Z M e m o r a n d u m ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Agricultural Labor Housing - Conditional Use Permit CU 620175144 August 17, 2017 Page 2 Urban Services Boundary: Outside Adjacent Land Use/Zoning: Future Land Use Zoning Existing Use(s) North SD, Special District AG-1, Agricultural -1 Agricultural Farming South SD, Special District AG-1, Agricultural -1 Agricultural Farming East SD, Special District AG-1, Agricultural -1 Agricultural Farming West AG-5, Agricultural - 5 AG-5, Agricultural - 5 Agricultural Farming BACKGROUND The applicant, Margiric Assett, LLC is requesting a Conditional Use Permit to allow for the construction of 20 modular dwelling units of agricultural labor housing on a 20 acre parcel of land located approximately 3 miles west of Interstate 95 on the south side of Indrio Road (16001 Indrio Road). The applicant submitted two (2) companion development petitions, a Major Site Plan for the proposed housing project (see attached) and a Land Development Code Text Amendment to allow mobile homes as a permitted housing type for agricultural housing. On August 1, 2017, the applicant withdrew their Land Development Code Text Amendment request to add mobile homes as a permitted use, and now proposes modular construction, which is considered a single family use type. The residences will be located on the west side of the parcel adjacent to an existing 21,650 s.f. packing house. Each dwelling unit will be modular, constructed with a permanent foundation and will house no more than six (6) individuals with a maximum stay of 10 months. Water and wastewater will be provided by a private septic system that will be required to meet applicable Health Department permitting requirements. NEIGHBORHOOD MEETING The applicant did not hold a neighborhood meeting on the proposed petition. Although neighborhood meetings are strongly encouraged, they are not required. 4.B.b Packet Pg. 91 At t a c h m e n t 4 . B . b : P Z M e m o r a n d u m ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Agricultural Labor Housing - Conditional Use Permit CU 620175144 August 17, 2017 Page 3 STAFF ANALYSIS CONDITIONAL USE PERMIT STANDARDS OF REVIEW SET FORTH IN LDC, SECTION 11.07.03 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 The Conditional Use Permit is consistent with the general purpose, goals, objectives and standards of the Land Development Code (LDC) and Comprehensive Plan. Agricultural labor housing for agricultutral operations is allowed via conditional use permit in the AG- 1 zoning district as per LDC, Section 7.10.08(A) – Agricultural Labor Housing subject to site plan approval. The subject property has a Special District (SD) future land use designation allos for a maximum residential density of up to 15 dwelling units per acre. The proposed request of one (1) dwelling unit per acre complies with this future land use and the minimum standards established in LDC, Section 7.10.08 – Agricultrual Labor Housing. LDC, Section 7.10.08 – Agricultural Labor Housing (Standards) Land Development Code, Section 7.10.08(E), establishes the following standards for agricultural labor housing. The proposed housing shall be used exclusively for agricutlural purposes, is encouraged to be clustered, and is subject to the Florida Building Code. 1. Agricultural labor housing shall be setback a minimum of 100 feet measured from the front property line and all public or private right of way lines. The location of the proposed housing complies with this minimum setback requirement. 2. No on-site agricultural labor housing shall exceed in land area three (3) percent of the gross acreage of the agricultural operation, or twenty (20) acres, whichever is less. Off-Site agricultural housiing shall not have a land area of not less than five (5) acres. 4.B.b Packet Pg. 92 At t a c h m e n t 4 . B . b : P Z M e m o r a n d u m ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Agricultural Labor Housing - Conditional Use Permit CU 620175144 August 17, 2017 Page 4 The size of the agricultural operation is approzimately 2,000 acres in size. The applciant has provided a 20 acre parcel of land, which is less than 3 percent of the the operation size. 3. Certification of structures built under this section with the Florida Department of Health, pursuant to Chapter 64E-14, F.A.C. (Florida Administrative Code), as a migrant labor camp shall be required. The St. Lucie County Planning and Development Services Director shall be copied on the written notice of intent to the Department of Health required in F.A.C. 64E-14.0003. A note has been placed on the site plan drawings. 4. The owner of the Agricultural Labor Housing development shall provide copies of the Florida Department of Health biannual inspections to the Planning and Development Services Director to be filed with the Conditional Use Permit. A condition of approval requires the inspections reports on a biannual basis. 5. No agriculture labor housing structure licensed by the Florida Department of Health as a migrant labor camp shall be used as a permanent residence. A condition of approval requires the housing be utilized on a temporary and not a permanent basis. 6. In the event of a change in ownership of an agricultural labor housing development, the new owner shall submit an application for a minor adjustment to the Conditional Use Permit within ninety (90) days of the date of change in ownership is recorded in public records of St. Lucie County. A note has been provided on the site plan drawings for acknowledgement. 7. Agricultural labor housing shall comply wih landscaping requirements in accordance with LDC, Section 7.09.00. A landscape plan has been provide that complies the LDC requirements. 8. The maximum number of dwelling units shall not exceed one unit per gross acre. Density has been provided at one (1) dwelling unit per gross acre. 9. The minimum setbacks for structres from property lines shall be consistent with the zoning district. Any existing or proposed non-residential building(s) on the 4.B.b Packet Pg. 93 At t a c h m e n t 4 . B . b : P Z M e m o r a n d u m ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Agricultural Labor Housing - Conditional Use Permit CU 620175144 August 17, 2017 Page 5 overall parcel shall be shown along with the distance between the proposed housing and other existing or proposed structures. All proposed structures comply with the minimum building setback requirements in the AG-1 zoning district. A fully dimensioned site plan has been provided. LDC, Section 7.10.08 - Agricultural Labor Housing (Site Plan) Every conditional use application for Agricultural Labor Housing must include a site plan consistent with LDC, Section 11.02.04, including the following information: 1. The site plan shall include a statement that the units shall solely be occupied by individuals on a temporary basis who are employed in active or on-site agricutlural operations or agricultural operations located on other properties leased by the owner or under the same ownership as the subject project site. A notes has been provided on the site plan drawings. 2. A map indicating the location and distance of both off-site agricutlural operations at which the laborers will be working and the housing shall be provided. A map will be attached to the site plan drawings. 3. The area and dimensions of the land to be devoted to the housing development. The area is depicted on the site plan is clustered on the western one-third of the property. 4. The layout of building sites and types of proposed structures. The site plan provides a layout of the site and structures. 5. Location, size and type of utilities. Two (2), 5,000 s.f. septic systems and a potable water well are shown on the site plan. 6. Environmental Impact Report, conforming to LDC, Section 11.02.09(A)(5). An Environmental Impact Report has been reviewed and found in compliance with LDC requirements. 4.B.b Packet Pg. 94 At t a c h m e n t 4 . B . b : P Z M e m o r a n d u m ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Agricultural Labor Housing - Conditional Use Permit CU 620175144 August 17, 2017 Page 6 7. Traffic Impact Report or Study, as needed or required by LDC, Section 11.02.04. A traffic statement in accordance with LDC, Section 11.02.04 has been provided 8. The plan shall identify and label all common areas as defined in FAC 64E-14.002. The site plan identifies all common areas. 9. The site plan shall include the following statement: Notice of Conveyance. Wherever an interest in real property within an area covered by an approved conditional use for agricultural labor housing is sold, the seller shall attach to the instrument of sale, a notice directing the buyer’s attention to such approval (including any amendment) and the area of the lot of record used as a basis for the agricultural labor housing. The notice shall also generally apprise the buyer of he development rights, requirements, and remedies provided under such approval, under this Code. Such notice shall be on a form approved by the Planning and Development Services Director. A statement has been provided on the site plan drawings. 10. The site plan shall include a designated transit stop shelter for residents’ pickup, drop off and waiting to provide protection from weather. Three (3) covered transit shelters have been provided on the site plan drawings. The proposed use furthers the goals, objectives and policies of the Comprehenisve Plan by providing employment assistance to farm operations in order to operate in a successrul manner. The housing constructed will comply with Florida Building Code requirements and will offer a safe and sanitary environment that protects the health and general welfare of the agricutlural laborers and general public. B. Effect on Adjacent Properties The purpose of the AG-1 zoning district is to provide and protect an environment suitable for productive commercial agriculture, together with such other uses as may be necessary to and compatible with productive agricultural surroundings. Residential densities are restricted to a maximum of one (1) dwelling unit per gross acre. The proposed use should not have an undue adverse impact upon the adjacent properties which consist of crop production and other agricultural related operations on larger tracts of land that range in size from 80 to 595 acres. There are no single family residences within 4.B.b Packet Pg. 95 At t a c h m e n t 4 . B . b : P Z M e m o r a n d u m ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Agricultural Labor Housing - Conditional Use Permit CU 620175144 August 17, 2017 Page 7 one (1) mile of the proposed dwelling units which will be setback a minimum of 100 feet from all property lines. The units will be clustered on the western portion of the property to conserve agricultural open space, minimize infrastructure costs associated with roads and utilities, and will allow for convenient socializing and a sense of community with the provision of a recreation field, pavilions and picnic areas. C. Adequacy of Public Facilities Water/Wastewater and Electric Water and wastewater services will be provide with the use of a private septic system and well. FPL will provide electricity for the individual dwellings and common areas which will be illuminated for safety and security purposes. Adequacy of Educational Facilities The proposed project will consist of temporary adult farm laborers. Therefore, there are no school concurrency or capacity issues identified with this use. A condition of approval requires that children, below the age of 18 years shall reside in the housing facilities. Transportation System A traffic impact report is not required as per LDC, Section 11.02.09(4)(A). The applicant has provided a traffic statement of which indicates that the proposed development will generate 237 daily trips [24 AM (6 in, 18 out) and 25 PM (16 in, 9 out) peak hour trips]. The latest count information published by the MPO (Fall 2015) shows there were 76 peak direction vehicles on Indrio Road west of I-95. The roadway capacity west of I-95 is 1,080 peak direction vehicles based on the Fall 2015 report. The project may add as many as 16 peak hour peak direction to the road segment. The existing 76 trips plus the proposed 16 peak hour trips total 91 peak hour development trips are significantly less that the existing capacity of Indrio Road. Upon completion of the project, Indrio Road will be at less than 10 percent of its capacity and will operate at level of service B during peak hours. In conclusion, the roadway network will operate acceptably and the project meets concurrency requirements. D. Adequacy of Fire Protection The St. Lucie County Fire District, Fire Prevention Bureau reviewed the proposed conditional use in accordance with the provisions of the State Fire Code and has no objections to the request. The St. Lucie County Fire District, Station #7 Lakewood Park White City is located approximately 6 miles to the east (4900 Fort Pierce Boulevard). 4.B.b Packet Pg. 96 At t a c h m e n t 4 . B . b : P Z M e m o r a n d u m ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Agricultural Labor Housing - Conditional Use Permit CU 620175144 August 17, 2017 Page 8 E. Environmental Impact Environmental Resources Department does not object to the Conditional Use Permit application and has provided a final report (see attached). There is no intact native habitat or vegetation located onsite, therefore, the ERD Director has granted relief from the requirement to submit an Environmental Impact Report, in accordance with Land Development Code 11.02.09.A.5. Environmental impacts for this conditional use application are being addressed through the major site plan process, which is currently under review by ERD staff. The major site plan application will address landscaping and screening, as required by the Land Development Code. 4.B.b Packet Pg. 97 At t a c h m e n t 4 . B . b : P Z M e m o r a n d u m ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - 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 uses. 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 TO THE PETITION OF MARGIRIC ASSETT LLC FOR A CONDITIONAL USE PERMIT FOR AGRICUTLURAL LABOR HOUSING WITHIN THE AG-1 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 MARGIRIC ASSETT LLC FOR A CONDITIONAL USE PERMIT FOR AGRICUTLURAL LABOR HOUSING WITHIN THE AG-1 ZONING DISTRICT, BECAUSE... [LIST CONDITION(S)] BECAUSE... [CITE REASON(S) WHY - PLEASE BE SPECIFIC] 4.B.c Packet Pg. 98 At t a c h m e n t 4 . B . c : M o t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 620175144 Resolution 2017-XXX August 17, 2017 Page 1 Resolution 2017- XXX File No.: CU 620175144 A RESOLUTION GRANTING A CONDITIONAL USE PERMIT APPROVAL FOR AGRICULTURAL LABOR HOUSING (20 DWELLING UNITS) IN THE AG-1, (AGRICULTURAL – 1) 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. Margiric Assett, LLC presented a petition for a Conditional Use Permit for agricultural labor housing (20 dwelling units) in the AG-1 (Agricultural -1) Zoning District for the property depicted on the attached map in Exhibit “A” and described in Part B below. 2. On August 17, 2017 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 AG-1, (Agricultural -1) Zoning District for the property described in Part B. 3. On September 5, 2017, 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. 4. 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. 5. With conditions therein, the project 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. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: 4.B.d Packet Pg. 99 At t a c h m e n t 4 . B . d : P Z R e s o l u t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 620175144 Resolution 2017-XXX August 17, 2017 Page 2 A. Pursuant to Section 11.07.03 of the St. Lucie County Land Development Code, a Conditional Use Permit that allows for agricultural labor housing on the property described below is hereby approved subject to the following conditions: Planning and Development Services Department – Planning Division 1. The housing provided shall be temporary and solely used for agricultural laborers only. The property owner of such housing shall provide biannual inspection reports from the Health Department that demonstrate compliance with Chapter 64E-14, Florida Administrative Code (Migrant Labor Camps) that provides minimum requirements to protect the health, safety and welfare of the persons residing in the dwelling units. 2. If the dwelling units are not occupied for a continuous period of 12 months, the use shall be considered abandoned, and the owner of such dwelling units shall remove all dwellings within 80 days of receipt of notice from the County notifying the owner of such abandonment. Failure to remove the dwelling units shall be grounds for the County to remove them at the expense of the owner. 3. No children below the age of 18 years shall reside in the agricultural housing dwelling units. Environmental Resources Department 4. 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. 5. All other applicable state or federal permits must be obtained before commencement of the development. B. The subject property is described as follows: A PARCEL OF LAND LYING AND BEING IN A PORTION OF THE SOUTHWEST 114 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, SAID PARCEL BEING THE SOUTH 655.64 FEET OF THE NORTH 685.64 FEET OF THE WEST 1328.76 FEET OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, 4.B.d Packet Pg. 100 At t a c h m e n t 4 . B . d : P Z R e s o l u t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 620175144 Resolution 2017-XXX August 17, 2017 Page 3 RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND 4"x4" CONCRETE MONUMENT WITH NO IDENTIFICATION MARKING THE WEST 114 SECTION CORNER OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, RUN SOUTH 00°13'57" WEST ALONG THE WEST LINE OF SAID SECTION 13, A DISTANCE OF 30.00 FEET TO THE SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, AS PER OFFICIAL RECORDS BOOK 933, PAGE(S) 2984+ OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA AND POINT OF BEGINNING; FROM SAID POINT OF BEGINNING RUN NORTH 89°57'27" EAST ALONG SAID SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, BEING 30.00 FEET SOUTH OF AND PARALLEL WITH THE EAST W EST 114 SECTION LINE OF SAID SECTION 13, A DISTANCE OF 1,328.78 FEET; THENC E LEAVING SAID SOUTH EASEMENT LINE RUN SOUTH 00°13'57" WEST, PARALLEL WITH AND 1,328.76 FEET EAST OF THE AFORESAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE APPROXIMATE CENTER LINE OF AN EXISTING DRAINAGE DITCH; THENCE RUN SOUTH 89°57'27" WEST, PARALLEL WITH AND 655.64 FEET SOUTH OF THE AFORESAID SOUTH EASEMENT LINE, ALONG SAID APPROXIMATE CENTERLINE , A DISTANCE OF 1,328.78 FEET TO THE AFORESAID WEST LINE OF SECTION 13; THENCE RUN NORTH 00° 13'57" EAST ALONG SAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL LYING AND BEING IN ST. LUCIE COUNTY, FLORIDA. SU BJECT TO ALL EASEMENTS, RESERVATIONS, RESTRICTIONS AND RIGHTS OF WAY OF RECORD. CONTAINING 20.00 ACRES MORE OR LESS. PARCEL IDENTIFICATION NUMBER: 1213-321-0001-000-0 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. 4.B.d Packet Pg. 101 At t a c h m e n t 4 . B . d : P Z R e s o l u t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 620175144 Resolution 2017-XXX August 17, 2017 Page 4 D. The approvals and authorizations granted by this Resolution shall expire on September 5, 2018, unless a Building Permit or Certificate of Zoning Compliance for is obtained for the uses described in Part A above, or an extension has been granted in accordance with Section 11.07.05(F), St. Lucie County Land Development Code. After motion and second, the vote on this resolution was as follows: Chairman Chris Dzadovsky XXX Vice-Chairman Tod Mowery XXX Commissioner Frannie Hutchinson XXX Commissioner Linda Bartz XXX Commissioner Cathy Townsend XXX PASSED AND DULY ADOPTED this 5th day of September, 2017. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLOIRDA BY Chairman ATTEST: APPROVED AS TO FORM AND CORRECTNESS: ______________ _____________________ DEPUTY CLERK COUNTY ATTORNEY 4.B.d Packet Pg. 102 At t a c h m e n t 4 . B . d : P Z R e s o l u t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 620175144 Resolution 2017-XXX August 17, 2017 Page 5 Exhibit A Location Map 4.B.d Packet Pg. 103 At t a c h m e n t 4 . B . d : P Z R e s o l u t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. Scale Checked By Drawn By MM Drawing Date SL NTS NORTH C-1 Legal Description A PARCEL OF LAND LYING AND BEING IN A PORTION OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, SAID PARCEL BEING THE SOUTH 655.64 FEET OF THE NORTH 685.64 FEET OF THE WEST 1328.76 FEET OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND ´[´ CONCRETE MONUMENT WITH NO IDENTIFICATION MARKING THE WEST 1/4 SECTION CORNER OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, RUN SOUTH ƒ ´ WEST ALONG THE WEST LINE OF SAID SECTION 13, A DISTANCE OF 30.00 FEET TO THE SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, AS PER OFFICIAL RECORDS BOOK 933, PAGE(S) 2984+ OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA AND POINT OF BEGINNING; FROM SAID POINT OF BEGINNING RUN NORTH ƒ ´ EAST ALONG SAID SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, BEING 30.00 FEET SOUTH OF AND PARALLEL WITH THE EAST WEST 1/4 SECTION LINE OF SAID SECTION 13, A DISTANCE OF 1,328.78 FEET; THENCE LEAVING SAID SOUTH EASEMENT LINE RUN SOUTH ƒ ´ WEST, PARALLEL WITH AND 1,328.76 FEET EAST OF THE AFORESAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE APPROXIMATE CENTER LINE OF AN EXISTING DRAINAGE DITCH; THENCE RUN SOUTH ƒ ´ WEST, PARALLEL WITH AND 655.64 FEET SOUTH OF THE AFORESAID SOUTH EASEMENT LINE, ALONG SAID APPROXIMATE CENTERLINE, A DISTANCE OF 1,328.78 FEET TO THE AFORESAID WEST LINE OF SECTION 13; THENCE RUN NORTH ƒ ´ EAST ALONG SAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL LYING AND BEING IN ST. LUCIE COUNTY, FLORIDA. SUBJECT TO ALL EASEMENTS, RESERVATIONS, RESTRICTIONS AND RIGHTS OF WAY OF RECORD. CONTAINING 20.00 ACRES MORE OR LESS. Location Map Site Planner Michael T. McCarty McCarty & Associates Land Planning and Design Phone: 772-341-9322 Owner Margiric Assett LLC 3535 Des Perrons Ave Laval, QC Phone: 772-341-9322 Development Team St L u c i e C o u n t y , F l o r i d a Ma r g i r i c A g r i c u l t u r a l La b o r H o u s i n g Co v e r S h e e t Engineer Darren Guettler, P.E. #74637 McCarty & Associates Land Planning and Design Cert of Auth. # 30820 Phone: 772-341-9322 Landscape Architect Sean Leddy, RLA McCarty & Associates Land Planning and Design Phone: 772-341-9322 Vicinity Map Major Site Plan for the Margiric Agricultural Labor Housing In Section 13, Township 34S, Range 38E St Lucie County, Florida Prepared for Margiric Assett LLC 3535 Des Perrons Ave Laval, QC Table of ContentsNTS COVER SHEETC-1 SITE PLANS-2 ENGINEERING PLANE-3 LANDSCAPE PLANL-4 PLANT SPECIFICATIONS & DETAILSL-5 6/08/17 BOUNDARY SURVEY NTS 7/28/17 8/05/17 4.B.e Packet Pg. 104 At t a c h m e n t 4 . B . e : P l a n S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 1 2 3 4 5 6 7 8 9 10 12 13 14 15 16 17 18 19 20 11 Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. Scale Checked By Drawn By MM St L u c i e C o u n t y , F l o r i d a Drawing Date SL Ma r g i r i c A g r i c u l t u r a l La b o r H o u s i n g Ma j o r S i t e P l a n 6/08/17 1" = 50'-0" NORTH Scale: 1'' = 50'-0" 50'100'25'0' Development Team S-2 Site Data 871,200 SF / 20.0 AC.PARCEL AREA 1213-321-0001-000-0PCN ZONING / OVERLAY ZONING AG-1 / AIRPORT FUTURE LAND USE SD Legal Description A PARCEL OF LAND LYING AND BEING IN A PORTION OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, SAID PARCEL BEING THE SOUTH 655.64 FEET OF THE NORTH 685.64 FEET OF THE WEST 1328.76 FEET OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND ´[´ CONCRETE MONUMENT WITH NO IDENTIFICATION MARKING THE WEST 1/4 SECTION CORNER OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, RUN SOUTH ƒ ´ WEST ALONG THE WEST LINE OF SAID SECTION 13, A DISTANCE OF 30.00 FEET TO THE SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, AS PER OFFICIAL RECORDS BOOK 933, PAGE(S) 2984+ OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA AND POINT OF BEGINNING; FROM SAID POINT OF BEGINNING RUN NORTH ƒ ´ EAST ALONG SAID SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, BEING 30.00 FEET SOUTH OF AND PARALLEL WITH THE EAST WEST 1/4 SECTION LINE OF SAID SECTION 13, A DISTANCE OF 1,328.78 FEET; THENCE LEAVING SAID SOUTH EASEMENT LINE RUN SOUTH ƒ ´ WEST, PARALLEL WITH AND 1,328.76 FEET EAST OF THE AFORESAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE APPROXIMATE CENTER LINE OF AN EXISTING DRAINAGE DITCH; THENCE RUN SOUTH ƒ ´ WEST, PARALLEL WITH AND 655.64 FEET SOUTH OF THE AFORESAID SOUTH EASEMENT LINE, ALONG SAID APPROXIMATE CENTERLINE, A DISTANCE OF 1,328.78 FEET TO THE AFORESAID WEST LINE OF SECTION 13; THENCE RUN NORTH ƒ ´ EAST ALONG SAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL LYING AND BEING IN ST. LUCIE COUNTY, FLORIDA. SUBJECT TO ALL EASEMENTS, RESERVATIONS, RESTRICTIONS AND RIGHTS OF WAY OF RECORD. CONTAINING 20.00 ACRES MORE OR LESS. AGRICULTUREEXISTING USE MINIMUM BUILDING SETBACKS FRONT 100', SIDE 100', REAR 100' 13 / 34S / 38ESEC/TOWN/RANGE AGRICULTURAL WORKFORCE HOUSING (MODULAR HOMES)PROPOSED USE UTILITIES PROVIDED WELL AND SEPTIC Typical Unit Detail Notes 1. UNITS SHALL BE OCCUPIED BY INDIVIDUALS ON A TEMPORARY BASIS WHO ARE EMPLOYED IN ACTIVE ON-SITE AGRICULTURAL OPERATIONS OR AGRICULTURAL OPERATIONS LOCATED ON OTHER PROPERTIES LEASED BY THE OWNER OR UNDER THE SAME OWNERSHIP AS THE SUBJECT PROJECT SITE. 2. AN MAP SHALL BE PROVIDED INDICATING THE LOCATION AND DISTANCE OF BOTH OFF-SITE AGRICULTURAL OPERATIONS AT WHICH THE LABORERS WILL BE WORKING AND THE HOUSING. 3. PLAN SHALL COMPLY WITH LANDSCAPING REQUIREMENTS IN ACCORDANCE WITH SECTION 7.09.00 OF THE COUNTY LAND DEVELOPMENT CODE. 4. NOTICE OF CONVEYANCE: WHEREVER AN INTEREST IN REAL PROPERTY WITHIN AN AREA COVERED BY AN APPROVED CONDITIONAL USE FOR AGRICULTURAL LABOR HOUSING IS SOLD, THE SELLER SHALL ATTACH TO THE INSTRUMENT OF SALE, A NOTICE DIRECTING THE BUYER'S ATTENTION TO SUCH APPROVAL ( INCLUDING ANY AMENDMENT ) AND THE AREA OF THE LOT OF RECORD USED AS A BASIS FOR THE AGRICULTURAL LABOR HOUSING. THE NOTICE SHALL ALSO GENERALLY APPRISE THE BUYER OF THE DEVELOPMENT RIGHTS, REGUIREMENTS, AND REMEDIES PROVIDED UNDER SUCH APPROVAL, UNDER THIS CODE. SUCH NOTICE SHALL BE ON A FORM APPROVED BY THE PLANNING AND DEVELOPMENT SERVICES DIRECTOR. 5. THIS PLAN HAS BEEN PREPARED TO CONFORM WITH STATE OF FLORIDA DOH CHAPTER 64E-14 FAC: MIGRANT LABOR CAMPS Parking Requirements PARKING SPACES REQUIRED (.4 / DU) 11PARKING SPACES PROVIDED TOTAL SITE AREA 871,195 SF / 20.0 AC. 2.0%RESIDENCES ( 20 x 875 SF )17,500 SF / 0.40 AC. 18.4%DRIVE / PARKING / VUA 160,095 SF / 3.68 AC. 12.8%DRY RETENTION 111,117 SF / 2.55 AC. Lot Coverage Data 0.9%SIDEWALKS 7,608 SF / 0.17 AC. IMPERVIOUS AREA PERVIOUS AREA 27.0%235,292 SF / 5.40 AC. 73.0% 635,903 SF / 14.60 AC. 8 60.2%LANDSCAPE BUFFERS / OPEN SPACES 524,786 SF / 12.05 AC. 0.1%PAVILLIONS ( 3 x 432 SF )1,296 SF / 0.03 AC. 20PROPOSED NUMBER OF UNITS 1 DWELLING UNIT / ACREPROPOSED DENSITY Site Planner Michael T. McCarty McCarty & Associates Land Planning and Design Phone: 772-341-9322 Owner Margiric Assett LLC 3535 Des Perrons Ave Laval, QC Phone: 772-341-9322 Engineer Darren Guettler, P.E. #74637 McCarty & Associates Land Planning and Design Cert of Auth. # 30820 Phone: 772-341-9322 Landscape Architect Sean Leddy, RLA McCarty & Associates Land Planning and Design Phone: 772-341-9322 7/28/17 5'12' 6' WHITE BLUE PARKING BY ONLY $250 FINE FTP 26 PERMIT DISABLED HANDICAP SPACE DETAIL N.T.S. 10' REGULAR SPACE DETAIL 18 ' NOTES: 1. TOP PORTION OF FTP 25 & 26 SHALL HAVE A REFLECTIVE BLUE BACKGROUND WITH WHITE REFLECTIVE SYMBOL AND BORDER. 2. BOTTOM PORTION SHALL HAVE A REFLECTIVE WHITE BACKGROUND WITH BLACK OPAQUE LEGEND AND BORDER 3. FTP 25 & 26 MAY BE FABRICATED ON ONE PANEL OR TWO. 4. FTP 25 IS FOR USE IN AREAS WHERE SPACE IS LIMITED 10' PARKING BY ONLY PERMIT DISABLED $250 FINE FTP 26 Parking Space Detail 6' SIDEWALK FINISHED FLOOR ELEVATION 28.00' MAXIMUM BUILDING HEIGHT 80' 1ADA ACCESSIBLE PARKING SPACES REQUIRED 1ADA ACCESSIBLE PARKING SPACES PROVIDED Scale: 1'' = 10'-0" 5.6%EXISTING IMPERVIOUS AREAS 48,793 SF / 1.12 AC. 100.0% 8/05/17 4.B.e Packet Pg. 105 At t a c h m e n t 4 . B . e : P l a n S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 1 2 3 4 5 6 7 8 9 10 12 13 14 15 16 17 18 19 20 11 Scale Checked By Drawn By DG Drawing Date SL 1" = 50'-0" E-3 Engineer Darren Guettler, P.E. #74637 McCarty & Associates Land Planning and Design Cert of Auth. # 30820 Phone: 772-341-9322 Darren Guettler, PE #74637 Ma r g i r i c A g r i c u l t u r a l La b o r H o u s i n g En g i n e e r i n g P l a n Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. NORTH Scale: 1'' = 50'-0" 50'100'25'0' Development Team Notes 1. ALL WORK SHALL BE ACCOMPLISHED IN ACCORDANCE WITH THE ST. LUCIE COUNTY, FLORIDA DEVELOPMENT STANDARDS AND SPECIFICATIONS 2. PROPOSED TIMETABLE FOR CONSTRUCTION: ALL BUILDING PERMITS SHALL BE OBTAINED AND ALL CONSTRUCTION COMPLETED WITHIN TIME FRAME CONSISTENT WITH THE ORDINANCES OF ST. LUCIE COUNTY, FLORIDA. 3. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR THE LOCATION OF EXISTING UTILITIES AND SHALL EXERCISE EXTREME CAUTION WHILE DIGGING IN AREAS NEAR EXISTING STRUCTURES AND UTILITIES. THE CONTRACTOR SHALL REPAIR OR PAY FOR ALL CHANGES MADE TO EXISTING STRUCTURES OR UTILITIES. 4. REFER TO THE ARCHITECTURAL DRAWINGS FOR ALL BUILDING DIMENSIONS. 5. SEDIMENT AND EROSION CONTROL MEASURES SHALL BE INSTALLED AND INSPECTED PRIOR TO CONSTRUCTION. 5. ALL HAZARDOUS MATERIALS DISPOSAL SHALL COMPLY WITH FEDERAL, STATE, AND LOCAL REGULATIONS. St L u c i e C o u n t y , F l o r i d a Site Planner Michael T. McCarty McCarty & Associates Land Planning and Design Phone: 772-341-9322 Owner Margiric Assett LLC 3535 Des Perrons Ave Laval, QC Phone: 772-341-9322 Engineer Darren Guettler, P.E. #74637 McCarty & Associates Land Planning and Design Cert of Auth. # 30820 Phone: 772-341-9322 Landscape Architect Sean Leddy, RLA McCarty & Associates Land Planning and Design Phone: 772-341-9322 6/08/17 Legal Description A PARCEL OF LAND LYING AND BEING IN A PORTION OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, SAID PARCEL BEING THE SOUTH 655.64 FEET OF THE NORTH 685.64 FEET OF THE WEST 1328.76 FEET OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND ´[´ CONCRETE MONUMENT WITH NO IDENTIFICATION MARKING THE WEST 1/4 SECTION CORNER OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, RUN SOUTH ƒ ´ WEST ALONG THE WEST LINE OF SAID SECTION 13, A DISTANCE OF 30.00 FEET TO THE SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, AS PER OFFICIAL RECORDS BOOK 933, PAGE(S) 2984+ OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA AND POINT OF BEGINNING; FROM SAID POINT OF BEGINNING RUN NORTH ƒ ´ EAST ALONG SAID SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, BEING 30.00 FEET SOUTH OF AND PARALLEL WITH THE EAST WEST 1/4 SECTION LINE OF SAID SECTION 13, A DISTANCE OF 1,328.78 FEET; THENCE LEAVING SAID SOUTH EASEMENT LINE RUN SOUTH ƒ ´ WEST, PARALLEL WITH AND 1,328.76 FEET EAST OF THE AFORESAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE APPROXIMATE CENTER LINE OF AN EXISTING DRAINAGE DITCH; THENCE RUN SOUTH ƒ ´ WEST, PARALLEL WITH AND 655.64 FEET SOUTH OF THE AFORESAID SOUTH EASEMENT LINE, ALONG SAID APPROXIMATE CENTERLINE, A DISTANCE OF 1,328.78 FEET TO THE AFORESAID WEST LINE OF SECTION 13; THENCE RUN NORTH ƒ ´ EAST ALONG SAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL LYING AND BEING IN ST. LUCIE COUNTY, FLORIDA. SUBJECT TO ALL EASEMENTS, RESERVATIONS, RESTRICTIONS AND RIGHTS OF WAY OF RECORD. CONTAINING 20.00 ACRES MORE OR LESS. Typical Roadway Section N.T.S.Site Data 871,200 SF / 20.0 AC.PARCEL AREA 1213-321-0001-000-0PCN ZONING / OVERLAY ZONING AG-1 / AIRPORT FUTURE LAND USE SD AGRICULTUREEXISTING USE MINIMUM BUILDING SETBACKS FRONT 100', SIDE 100', REAR 100' 13 / 34S / 38ESEC/TOWN/RANGE AGRICULTURAL WORKFORCE HOUSING (MOBILE HOMES)PROPOSED USE UTILITIES PROVIDED WELL AND SEPTIC Lot Coverage Data 20PROPOSED NUMBER OF UNITS 1 DWELLING UNIT / ACREPROPOSED DENSITY FINISHED FLOOR ELEVATION 28.00' MAXIMUM BUILDING HEIGHT 80' 7/28/17 TOTAL SITE AREA 871,195 SF / 20.0 AC. 2.0%RESIDENCES ( 20 x 875 SF )17,500 SF / 0.40 AC. 18.4%DRIVE / PARKING / VUA 160,095 SF / 3.68 AC. 12.8%DRY RETENTION 111,117 SF / 2.55 AC. 0.9%SIDEWALKS 7,608 SF / 0.17 AC. IMPERVIOUS AREA PERVIOUS AREA 27.0%235,292 SF / 5.40 AC. 73.0% 635,903 SF / 14.60 AC. 60.2%LANDSCAPE BUFFERS / OPEN SPACES 524,786 SF / 12.05 AC. 0.1%PAVILLIONS ( 3 x 432 SF )1,296 SF / 0.03 AC. 5.6%EXISTING IMPERVIOUS AREAS 48,793 SF / 1.12 AC. 8/05/17 4.B.e Packet Pg. 106 At t a c h m e n t 4 . B . e : P l a n S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Landscape Notes 1. PLANT AND LANDSCAPE MATERIALS SHALL CONFORM TO THE STANDARDS FOR FLORIDA NO. 1, AS GIVEN IN THE GRADES AND STANDARDS FOR NURSERY PLANTS, PARTS I & II, AS PREPARED BY THE FLORIDA DEPT. OF AGRICULTURE AND CONSUMER SERVICES. 2. A 3" THICK LAYER OF ORGANIC NON-CYPRESS MULCH SHALL BE APPLIED TO ALL LANDSCAPE AND PLANTING AREAS. 3. ALL INVASIVE EXOTIC VEGETATION AS REFERENCED BY THE FLORIDA EXOTIC PLANT COUNCIL SHALL BE REMOVED FROM DEVELOPMENT AREA. 4. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED THAT IS CAPABLE OF PROVIDING 100% COVERAGE TO ALL LANDSCAPE AND PLANTING AREAS. 5. EXISTING IRRIGATION WATER SOURCE TO BE REMAIN. IRRIGATION PLANS SHALL BE PROVIDED PRIOR TO ISSUANCE OF BUILDING PERMIT. 6. EXISTING TREES WITHIN THE AREAS OF PROPOSED DEVELOPMENT THAT ARE TO REMAIN SHALL BE BARRICADED ACCORDING TO ST LUCIE COUNTY ORDINANCES. 7. THIS PLAN HAS BEEN DESIGNED TO MEET WITH THE TREE PLANTING REQUIREMENTS CONTAINED WITHIN THE FPL DOCUMENT ENTITLED "PLANT THE RIGHT TREE IN THE RIGHT PLACE." 8. FOR EXISTING OR PROPOSED UTILITIES, NO TREE SHALL BE PLANTED WHERE Landscape Data 871,200 SF / 20.0 AC.PARCEL AREA TOTAL BUILDING SQUARE FOOTAGE 18,796 SF ZONING AG-1 FUTURE LAND USE SD LANDSCAPE AREA TREES REQUIRED EXEMPT LANDSCAPE AREA TREES PROVIDED 73 1 2 3 4 5 6 7 8 9 10 12 13 14 15 16 17 18 19 20 11 8. FOR EXISTING OR PROPOSED UTILITIES, NO TREE SHALL BE PLANTED WHERE IT COULD, AT MATURE HEIGHT, CONFLICT WITH OVERHEAD POWER LINES. LARGE TREES [ HEIGHT AT MATURITY OF MORE THAN THIRTY (30) FEET ] SHALL BE PLANTED NO CLOSER THAN A HORIZONTAL DISTANCE OF THIRTY (30) FEET FROM THE NEAREST OVERHEAD POWER LINE. MEDIUM HEIGHT TREE [HEIGHT AT MATURITY BETWEEN TWENTY (20) AND THIRTY (30) FEET] SHALL BE OFFSET AT LEAST TWENTY (20) FEET AND SMALL TREES [ HEIGHT AT MATURITY OF LESS THAN (20) FEET ] REQUIRE NO OFFSET. 9. NO TREE, SHRUBS, HEDGES OR VINES SHALL BE PLANTED WITHIN FIVE (5) FEET OF ANY EXISTING OR PROPOSED UTILITY POLE, GUY WIRE OR-PAD MOUNTED TRANSFORMER. PALMS SHOULD BE PLANTED AT A DISTANCE EQUAL TO OR GREATER THAN THE AVERAGE FRONT LENGTH PLUS TWO (2) FEET FROM POWER LINES. 10. ALL EXISTING SHRUBS AND GROUND COVERS NOT SHOWN WITHIN THE DEVELOPMENT AREA ARE TO REMAIN. REFER TO PREVIOUSLY APPROVED LANDSCAPE PLAN FOR ADDITIONAL INFORMATION REGARDING EXISTING PLANT MATERIAL. 11. SEE SHEET L-6 FOR PLANT SPECIFICATIONS, PLANTING DETAILS, AND PLANTLIST. 12. ORIGINAL PLANTING PLAN VEGETATION HAS BEEN SHOWN ON THIS PLAN AS EXISTING AND TO REMAIN. IF EXISTING MATERIAL IS DEAD OR MISSING IT SHALL BE REPLACED WITH THE EQUIVALENT AMOUNT OF VEGETATION. Scale Checked By Drawn By SL / MM Drawing Date SL 1"=50'-0" L-4 Ma r g i r i c A g r i c u l t u r a l La b o r H o u s i n g La n d s c a p e P l a n Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. 6/08/17 NORTH Scale: 1'' = 50'-0" 50'100'25'0' St L u c i e C o u n t y , F l o r i d a 7/28/17 8/05/17 4.B.e Packet Pg. 107 At t a c h m e n t 4 . B . e : P l a n S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Plant Specifications Plant List Planting Details Groundcover Planting Plan Section Shrub Planting Tree Planting Palm PlantingPalm Planting Irregular & Multi-Stem Tree Planting Notes Scale Checked By Drawn By SL / MM Drawing Date SL AS NOTED L-5 Ma r g i r i c A g r i c u l t u r a l La b o r H o u s i n g Pl a n t L i s t , P l a n t i n g D e t a i l s & P l a n t S p e c i f i c a t i o n s Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. 6/08/17 St L u c i e C o u n t y , F l o r i d a 7/28/17 8/05/17 4.B.e Packet Pg. 108 At t a c h m e n t 4 . B . e : P l a n S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) S.R. 614 / INDRIO ROAD EXTENSION (BROWN'S ROAD) 60' WIDE EASEMENT 1314 "C - 3 " C A N A L 10 0 ' W I D E R . O . W . / E A S E M E N T TOTAL AREA OF PARCEL 20.00 ACRES MORE OR LESS SOUTHWEST 1/4 NORTHWEST 1/4 GRAPHIC SCALE SHEET SIGNATURE DATE BYREVISION 6 NO. 3 4 5 1 2 FLORIDA LICENSE No. TEL:FAX: CARTER ASSOCIATES, INC. COA 205 / LB 205 Dwg. #:DATE DATE FILE NAME PROJ. # : : :CAI 1708 21st STREET, VERO BEACH, FL 32960 CARTER ASSOCIATES, INC. FAX: (772) 562-7180TEL: (772) 562-4191 APPD. BY DRAWN BY : : :REF. # 15-357S.dwg Ma y . 1 8 , 1 7 , 4: 3 7 P M PLOT BY :Domenic Miele COPYRIGHT © Carter Associates, Inc. - This document and associated electronic files are the property of Carter Associates, Inc. and are intended for use only on the specific project for which they were originally issued. This document and associated electronic files may not be reproduced, copied, revised, modified, or changed in any way without the written permission of Carter Associates, Inc. : F.B. & PG. S:\ P \ 1 5 - 3 5 7 S P r e m i e r 2 0 A c \ d w g \ 1 5 - 3 5 7 S . d w g , 15 - 3 5 7 S , Do m e n i c M i e l e JUNE 01, 2015 15-357S FSC FSC/DEL SEE REFERENCES 801/112015 DAVID E. LUETHJE, P.S.M. 5728 BOUNDARY SURVEY 20 ACRES - CAPRON TRAIL PART OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST ST. LUCIE COUNTY, FLORIDA 1 OF 1 19945-C PRODUCTION MARGIRIC US, INC. 772.794.0302 REVISED BOUNDARY AND DESCRIPTION DJM 06/15/2015 ADDED BUILDING AND SLAB LOCATIONS AND ELEVATIONS 805/64 DJM 09/28/2015 UPDATE SURVEY, VERIFY IMPROVEMENTS, 835wp/57 FSC 08/18/2016 ADDED TOPOGRAPHIC INFORMATION, SPOT ELEVATIONS DJM 05/18/2017 GR I D N O R T H SURVEYOR'S GENERAL NOTES AND REPORT: 1.UNLESS IT BEARS THE SIGNATURE AND THE ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER, THIS DRAWING, SKETCH, PLAT OR MAP IS FOR INFORMATIONAL PURPOSES ONLY AND IS NOT VALID. 2.THE LAST DAY OF FIELD WORK PERFORMED FOR THE INITIAL SURVEY EFFORT WAS JUNE 16, 2015. SUBSEQUENT ADDITIONS, DELETIONS AND/OR UPDATES, IF ANY, ARE REFLECTED IN THE DRAWING REVISIONS. 3.BEARINGS SHOWN HEREON ARE BASED UPON THE NORTH AMERICAN DATUM OF 1983, ADJUSTMENT OF 2007, AND ARE PROJECTED IN THE FLORIDA STATE PLANE COORDINATE SYSTEM, FLORIDA EAST ZONE (901) AND ARE REFERENCED TO THE ESTABLISHED AND MONUMENTED LINE SHOWN HEREON LABELED AS THE BEARING BASIS. 4.UNLESS A DIFFERENCE IS SHOWN, OBSERVED AND RECORD DIMENSIONS ARE THE SAME. ALL DIMENSIONS SHOWN HEREON ARE DISPLAYED IN U.S. SURVEY FEET AND DECIMAL PARTS THEREOF. 5.THE BOUNDARY DETERMINATION AND DELINEATION SHOWN ON THIS MAP OF SURVEY WAS BASED UPON THE PROFESSIONAL OPINION OF THE REGISTERED SURVEYOR PURSUANT TO NORMAL PRINCIPALS AND PRACTICES OF LAND SURVEYING AND IS NOT INTENDED TO IMPLY OR DETERMINE OWNERSHIP. THIS SURVEY DOES NOT INTEND TO DELINEATE LOCAL AREAS OF CONCERN OR ANY OTHER JURISDICTIONAL DETERMINATION. 6.THIS SURVEY HAS BEEN PREPARED FOR THE EXCLUSIVE BENEFIT AND USE OF THE PERSONS AND/OR ENTITIES NAMED HERON FOR THE PURPOSES IDENTIFIED HEREON ONLY. UNLESS OTHERWISE STATED, CERTIFICATION OF THIS SURVEY MAP APPLIES ONLY TO THE MINIMUM TECHNICAL STANDARDS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL SURVEYORS AND MAPPERS IN CHAPTER 5J17 FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA STATUTES. THE CERTIFICATION IN NO WAY CONSTITUTES NEITHER GUARANTY NOR WARRANTY TO ANY OTHER INFORMATION NOT SHOWN HEREON. ADDITIONS, DELETIONS OR REVISIONS TO THIS DRAWING BY OTHERS ARE NOT PERMITTED AND THIS SURVEY MAY NOT BE TRANSFERRED WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE SIGNING SURVEYOR. THIS SURVEY IS NOT VALID FOR ANY OTHER PURPOSE OTHER THAN INTENDED BY THE SIGNING SURVEYOR. 7.THE LEGAL DESCRIPTION AND MATTERS OF PUBLIC RECORD WAS DEVELOPED BY THE PROFESSIONAL SURVEYOR AND MAPPER AS REQUESTED BY THE CLIENT. THIS PROPERTY(S) WAS NOT ABSTRACTED OR RESEARCHED BY THIS OFFICE FOR ENCUMBRANCES OF RECORD. THE HEREON DESCRIBED PROPERTY IS SUBJECT TO RESTRICTIONS, RESERVATIONS, EASEMENTS AND RIGHTS-OF-WAY OF RECORD, IF ANY. MATTERS OF RECORD NOT BROUGHT TO THE SURVEYOR'S ATTENTION BY THE CLIENT; THEIR AGENT OR AS DISCLOSED BY A FURNISHED TITLE INSURANCE POLICY WAS NOT INCLUDED. NO INVESTIGATION WAS MADE BY THIS OFFICE INTO THE VALIDITY OF ANY EASEMENTS CITED IN THE LEGAL DESCRIPTION OR FOR ANY ENCUMBRANCES NOT OF RECORD IN THE INFORMATION FURNISHED BY THE CLIENT. AN UPDATE TITLE REPORT OR ABSTRACT OF LAND WAS NOT FURNISHED TO THIS FIRM OR PROFESSIONAL SURVEYOR AND MAPPER. 8.THE EXPECTED USE OF THE LAND, AS CLASSIFIED IN THE MINIMUM TECHNICAL STANDARDS (5J17 F.A.C.) IS RURAL. THE MINIMUM RELATIVE DISTANCE ACCURACY OF BOUNDARIES FOR THIS TYPE OF SURVEY IS 1 FOOT IN 5,000 FEET. THIS SURVEY MEETS OR EXCEEDS THE STATED ACCURACY REQUIREMENT. 9.THE HEREON DESCRIBED PROPERTY APPEARS TO LIE WITHIN NO SPECIAL FLOOD HAZARD AREA, PANEL 12111C0065J NOT PRINTED, SEE INDEX MAP NUMBER 12111CIND0A, MAP REVISED FEBRUARY 16, 2012. VERTICAL DATUM AND CONTROL NOTES: VERTICAL ELEVATIONS WERE NOT OBSERVED OR RECORDED FOR THIS SURVEY. SURVEYOR'S GLOBAL POSITIONING SYSTEM (G.P.S.) NOTES: 1.G.P.S. SURVEY METHOD: REAL TIME KINEMATIC (RTK) 2.G.P.S. RECEIVER TYPE: TWO (2) DUAL FREQUENCY LEICA GX1230 -12 CHANNEL (L1 & L2). 3.THE ORIGINAL GPS RTK MEASUREMENTS BEGAN MAY 21, 2015 AND WERE COMPLETED ON JUNE 16, 2015. TWO LEICA DUAL FREQUENCY GPS RECEIVERS EQUIPPED WITH RT-SKI (REAL TIME MEASUREMENT CAPABILITIES) WERE USED TO GATHER GPS DATA. TYPICALLY A BASE RECEIVER IS SET UP ON AN ESTABLISHED CONTROL STATION WHILE A ROVING RECEIVER LOCATES EXISTING MONUMENTS, IMPROVEMENTS AND/OR TOPOGRAPHIC DATA AND CONTROL THROUGHOUT THE PROJECT AREA. REAL-TIME COORDINATE COMPUTATIONS AND PRECISION INFORMATION ARE DETERMINED VIA RADIO / MODEM LINK WITH THE BASE STATION AND RECORDED AS THREE DIMENSIONAL (3D) POSITIONS. 4.G.P.S. SURVEY MEASUREMENTS WERE PROCESSED AND ADJUSTED USING LEICA GEO OFFICE, VERSION 8.3 5.THE HORIZONTAL TARGET ACCURACY FOR THIS SURVEY IS AS FOLLOWS: HORIZONTAL: 10MM + 1PPM (RMS) VERTICAL: 20MM + 1PPM (RMS). GPS CONTROL POINT (REFERENCE STATION): DESIGNATION / SITE HORIZONTAL CONTROL POINT - "SFWMD STL 267-2005" SOUTH FLORIDA WATER MANAGEMENT DISTRICT (STL 267 2005) STATE/COUNTY - FL/ST. LUCIE ATTENNA HEIGHT: 1.376 METERS TRAVERSE POINT NO. 2: N. 1159220.2952 E. 819301.3510 (OBSERVED HORIZ.) PUBLISHED VERTICAL ELEVATION MARKED: 22.933 N.A.V.D. 1988 OBSERVED VERTICAL ELEVATION CHECK: 22.98 N.A.V.D. 1988 VERTICAL DATUM AND CONTROL NOTES: THE ELEVATIONS SHOWN HEREON ARE REFERENCED TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 1988) AND ARE DISPLAYED IN U.S. SURVEY FEET AND DECIMAL PARTS THEREOF. ORIGINATING BENCHMARK: SFWMD SURVEY DISK SET IN TOP OF CONCRETE MONUMENT STAMPED SFWMD "STL 267 2005" ELEVATION 22.933 (NAVD 1988) STATION IS LOCATED 45 FEET NORTH OF THE CENTERLINE OF INDRIO ROAD, 30 FEET EAST OF CENTERLINE OF AN 11 FOOT DIRT ROAD AND 2 FEET SOUTH OF A WOOD FENCE. SEE SKETCH FOR LOCATION TBM # 2 SEE SKETCH FOR LOCATION, ELEVATION AND DESCRIPTION LEGEND DESCRIPTION: A PARCEL OF LAND LYING AND BEING IN A PORTION OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, SAID PARCEL BEING THE SOUTH 655.64 FEET OF THE NORTH 685.64 FEET OF THE WEST 1328.76 FEET OF THE SOUTHWEST 1/4 OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND 4”x4” CONCRETE MONUMENT WITH NO IDENTIFICATION MARKING THE WEST 1/4 SECTION CORNER OF SECTION 13, TOWNSHIP 34 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA, RUN SOUTH 00°13'57” WEST ALONG THE WEST LINE OF SAID SECTION 13, A DISTANCE OF 30.00 FEET TO THE SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, AS PER OFFICIAL RECORDS BOOK 933, PAGE(S) 2984+ OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA AND POINT OF BEGINNING; FROM SAID POINT OF BEGINNING RUN NORTH 89°57'27” EAST ALONG SAID SOUTH EASEMENT LINE FOR INGRESS AND EGRESS OF STATE ROAD 614\INDRIO ROAD EXTENSION, BEING 30.00 FEET SOUTH OF AND PARALLEL WITH THE EAST WEST 1/4 SECTION LINE OF SAID SECTION 13, A DISTANCE OF 1,328.78 FEET; THENCE LEAVING SAID SOUTH EASEMENT LINE RUN SOUTH 00°13'57” WEST, PARALLEL WITH AND 1,328.76 FEET EAST OF THE AFORESAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE APPROXIMATE CENTER LINE OF AN EXISTING DRAINAGE DITCH; THENCE RUN SOUTH 89°57'27” WEST, PARALLEL WITH AND 655.64 FEET SOUTH OF THE AFORESAID SOUTH EASEMENT LINE, ALONG SAID APPROXIMATE CENTERLINE, A DISTANCE OF 1,328.78 FEET TO THE AFORESAID WEST LINE OF SECTION 13; THENCE RUN NORTH 00°13'57” EAST ALONG SAID WEST LINE OF SECTION 13, A DISTANCE OF 655.64 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL LYING AND BEING IN ST. LUCIE COUNTY, FLORIDA. SUBJECT TO ALL EASEMENTS, RESERVATIONS, RESTRICTIONS AND RIGHTS OF WAY OF RECORD. CONTAINING 20.00 ACRES MORE OR LESS. REFERENCES: BOUNDARY SURVEY BY CAI 13-456S, 19592-C BOUNDARY SURVEY BY MASTELLER, MOLER & REED, INC. PROJECT No. 02-5006.02, DATED 10-13-2005. BOUNDARY SURVEY BY MASTELLER, MOLER & REED, INC. PROJECT No. 02-5006, DATED 2-22-2002. BOUNDARY SURVEY BY WILLIAM B. ZENTZ & ASSOCIATES, INC. PROJECT No. 116-091, DATED 01-04-2012. PLAT OF BEL-AIR GROVES, PLAT BOOK 14, PG. 11, ST. LUCIE COUNTY, FLORIDA PLAT OF INDRIO GROVES, PLAT BOOK 12, P. 48. ST. LUCIE COUNTY, FLORIDA SPECIFIC PURPOSE SURVEY BY CARTER ASSOCIATES, INC. PROJECT NO. 12-352S, DATED JUNE 4, 2012. CERTIFIED TO: PRODUCTION MARGIRIC US, INC. NATIONAL BANK OF CANADA WFG NATIONAL TITLE INSURANCE COMPANY GOULD COOKSEY FENNELL, P.A. 4.B.f Packet Pg. 109 At t a c h m e n t 4 . B . f : 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 ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.g Packet Pg. 110 At t a c h m e n t 4 . B . g : M a p S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.g Packet Pg. 111 At t a c h m e n t 4 . B . g : M a p S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.g Packet Pg. 112 At t a c h m e n t 4 . B . g : M a p S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.g Packet Pg. 113 At t a c h m e n t 4 . B . g : M a p S e t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Environmental resources DEVELOPMENT REVIEW LETTER TO: Jeff Johnson, Planning & Development Services Department THROUGH: Amy Griffin, Environmental Resources Director FROM: Ben Balcer, Environmental Regulations Manager DATE: August 3, 2017 SUBJECT: Margiric Farms Agricultural Labor Housing Conditional Use CU 620175144 Background The Environmental Resources Department (ERD) has completed a site visit and review of the July 28, 2017 Planning and Development Services’ date-stamped resubmittal. The applicant is requesting approval of a conditional use in order to construct agricultural labor housing on the 20-acre parcel. A concurrent major site plan is currently under review for the proposed project as well. The subject property is located approximately one (1) mile west of I-95 on the south side of Indrio Road. The applicant is proposing to permit twenty (20) dwelling units with six (6) people per unit, a maximum of 120 farm workers with a maximum stay of ten (10) months. The site contains a packing house, utilized by the onsite agricultural operation. There is no intact native habitat or vegetation located onsite, therefore, the ERD Director has granted relief from the requirement to submit an Environmental Impact Report, in accordance with Land Development Code 11.02.09.A.5. Findings Environmental impacts for this conditional use application are being addressed through the major site plan process, which is currently under review by ERD staff. The major site plan application will address landscaping and screening, as required by the Land Development Code. Recommendation ERD supports approval of the proposed Conditional Use with conditions as detailed 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. Please contact Ben Balcer at 772-462-2526 if you have any questions or would like to meet regarding the details of these requirements. 4.B.h Packet Pg. 114 At t a c h m e n t 4 . B . h : E R D F i n a l R e p o r t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 1172 SW 30th Street, Suite 500 • Palm City • Florida • 34990 (772) 286-8030• www.mackenzieengineeringinc.com July 27, 2017 Michael T. McCarty McCarty & Associates Re: Margiric Farms Traffic Statement Dear Mr. McCarty: The following traffic statement describes the conditions and impacts of the proposed Margiric Agricultural Labor Housing project. Summary The applicant proposes to construct 20 homes for migrant labor. The units are proposed for individuals on a temporary basis who are employed in active on-site agricultural operation. As a worst case scenario, the site was examined with the maximum trip generation feasible: 20 Single family dwelling units. The actual trip generation is expected to be far less. Pursuant to 11.02.09.A.4.a of the Code, a transportation impact study is not required since the project is developing less than 49 dwelling units. Trip Generation The trip generation for the project is as follows: Daily: 237 Trips AM Peak Hour: 24 (6 in, 18 out) trips PM Peak Hour: 25 (16 in, 9 out) trips Level of Service The latest count information published by the MPO (Fall 2015) shows there were 76 peak hour peak direction vehicles on Indrio Road west of I-95. The roadway capacity west of I- 95 is 1,080 peak hour peak direction vehicles based on the Fall 2015 report. 4.B.i Packet Pg. 115 At t a c h m e n t 4 . B . i : T r a f f i c S t a t e m e n t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Traffic Statement, Page 2 The project may add as many as 16 peak hour peak direction to road segment. The existing 76 trips plus the proposed 16 peak hour trips total 91 peak hour peak development trips are significantly less than the existing capacity of Indrio Road. Upon completion of the project, Indrio Road will be at less than 10 percent of its capacity and will operate at level of service B during the peak hours. Conclusion A traffic study is not required for the project based on 11.02.09.A.4.a of the Code. Indrio Road will operate acceptably with or without the project. The project meets concurrency and no further analysis is necessary. If you have any questions, please do not hesitate to contact Shaun Mackenzie at (772) 834- 8909. Sincerely, Shaun G. MacKenzie Transportation Engineer Florida Registration Number 61751 Engineering Business Number 29013 4.B.i Packet Pg. 116 At t a c h m e n t 4 . B . i : T r a f f i c S t a t e m e n t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) Margiric Farms Traffic Statement, Page 3 3 5 6 7 8 9 11 12 13 14 15 16 17 18 19 Margiric Farms Trip Generation Code Land Use Intensity Daily AM Peak Hour PM Peak Hour Trips Total In Out Total In Out Proposed Site Traffic 210 Single Family Detached 20.000 DU 237 24 6 18 25 16 9 100% Pass-By Traffic 210 Single Family Detached 0.0%0 0 0 0 0 0 0 Subtotal 0 0 0 0 0 0 0 NET PROPOSED TRIPS 237 24 6 18 25 16 9 Total Proposed Driveway Volumes 237 24 6 18 25 16 9 237 24 6 18 25 16 9 237 24 6 18 25 16 9 Note: Trip generation was calculated using the following data: Pass-by PM Peak Hour Land Use ITE Code Unit Daily Rate Rate in/out in/out Equation 210 210 DU 0%25/75 63/37 3.37 s:\jobs - share drive\130 - mccarty & assoc\001 - margiric traffic\[tripo generaiton.xlsx]tgen ITE 9th Edition Copyright © 2017, MacKenzie Engineering and Planning, Inc. NET CHANGE IN TRIPS (FOR THE PURPOSES OF CONCURRENCY) NET CHANGE IN DRIVEWAY VOLUMES AM Peak Hour Rate Ln(T) = 0.90 Ln(X)+0.51 EXHIBIT 1 Single Family Detached Ln(T) = 0.92*Ln(X)+2.71 T = 0.70 (X) + 9.74 4.B.i Packet Pg. 117 At t a c h m e n t 4 . B . i : T r a f f i c S t a t e m e n t ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.j Packet Pg. 118 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 119 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 120 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 121 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 122 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 123 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 124 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 125 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 126 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 127 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 128 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 129 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.j Packet Pg. 130 At t a c h m e n t 4 . B . j : C h a p t e r 6 4 E - 1 4 - F l o r i d a A d m i n C o d e ( M i g r a n t L a b o r C a m p s ) ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l 4.B.k Packet Pg. 131 At t a c h m e n t 4 . B . k : O r d i n a n c e 2 1 0 7 - 0 0 4 - A g r i c u l t u r a l L a b o r H o u s i n g ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.k Packet Pg. 132 At t a c h m e n t 4 . B . k : O r d i n a n c e 2 1 0 7 - 0 0 4 - A g r i c u l t u r a l L a b o r H o u s i n g ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.k Packet Pg. 133 At t a c h m e n t 4 . B . k : O r d i n a n c e 2 1 0 7 - 0 0 4 - A g r i c u l t u r a l L a b o r H o u s i n g ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.k Packet Pg. 134 At t a c h m e n t 4 . B . k : O r d i n a n c e 2 1 0 7 - 0 0 4 - A g r i c u l t u r a l L a b o r H o u s i n g ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.k Packet Pg. 135 At t a c h m e n t 4 . B . k : O r d i n a n c e 2 1 0 7 - 0 0 4 - A g r i c u l t u r a l L a b o r H o u s i n g ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.l Packet Pg. 136 At t a c h m e n t 4 . B . l : P u b l i c N o t i f i c a t i o n s ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.l Packet Pg. 137 At t a c h m e n t 4 . B . l : P u b l i c N o t i f i c a t i o n s ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.l Packet Pg. 138 At t a c h m e n t 4 . B . l : P u b l i c N o t i f i c a t i o n s ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.l Packet Pg. 139 At t a c h m e n t 4 . B . l : P u b l i c N o t i f i c a t i o n s ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 140 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 141 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 142 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 143 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 144 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 145 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 146 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 147 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 148 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.m Packet Pg. 149 At t a c h m e n t 4 . B . m : D e v e l o p m e n t A p p l i c a t i o n ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.n Packet Pg. 150 At t a c h m e n t 4 . B . n : D e e d ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.n Packet Pg. 151 At t a c h m e n t 4 . B . n : D e e d ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) 4.B.n Packet Pg. 152 At t a c h m e n t 4 . B . n : D e e d ( 4 5 9 4 : M a r g i r i c F a r m A g r i c u l t u r a l L a b o r H o u s i n g - C o n d i t i o n a l U s e P e r m i t ) ITEM NO. (ID # 4593) DATE: 08/17/2017 AGENDA REQUEST *PUBLIC HEARINGS QUASI-JUDICIAL BACKGROUND: The Planning and Development Services Department, Planning Division received a petition on May 1, 2017 from Matthew and Jann Rudd requesting a Conditional Use Permit to operate an enclosed dog kennel facility on a 9.76 acre property. Planning and Development Services staff considered the definition of a completely enclosed kennel and made the determination that outdoor runs may be provided for the purpose of airing the dogs. The applicant is proposing an indoor, full-service boarding, grooming and training facility with outdoor play areas. The outdoor play areas will be situated along the north side of the dog kennel. The subject property is zoned AR-1 and is located approximately 600 feet east of Prima Vista Boulevard, on the north side of Tilton Road. Port St. Lucie Utilities will provide public water and sewer service. The subject property is partially developed. The previous residence was destroyed due to a fire. New construction is proposed for a +/- 2,668 sq. ft. building that will be utilized as the kennel along with retaining the existing +/- 3,300 sq. ft. metal structure for climate controlled storage. The business is proposed to be open seven days of the week and shall be staffed 24 hours a day with on-site personnel. PREVIOUS ACTION: None. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends that the Planning and Zoning Commission forward a recommendation of approval for this petition to the Board of County Commissioners, subject to the conditions set forth in the Draft Resolution. COMMISSION ACTION: TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Bethany Grubbs, Planner SUBMITTED BY: Planning Division SUBJECT: Tilton Dog Retreat- Conditional Use Permit 4.C Packet Pg. 153 Updated: 8/17/2017 1:20 PM by Bethany Grubbs Page 2 Coordination/Signatures 4.C Packet Pg. 154 Planning and Development Services Planning Division M E M O R A N D U M TO: Planning and Zoning Commission THROUGH: Leslie Olson, AICP, Director Bonnie C. Landry, AICP Planning Manager FROM: Bethany Grubbs, Planner DATE: August 17, 2017 SUBJECT: Tilton Road Dog Retreat – Conditional Use Permit GENERAL INFORMATION Applicant/ Property Owner: Matthew & Jann Rudd 8600 S. Ocean Drive Apt LN2 Jensen Beach, FL 34957 Agent: McCarty and Associates – Mike McCarty Location: 1050 Tilton Road Parcel Id Number: 3414-501-0612-000-1 Parcel Size: 9.76 acres Current Zoning: AR-1 (Agricultural, Residential – 1) Future Land Use: RU (Residential Urban – 5) Existing Uses: Vacant Land Proposed Use(s): The operation of an enclosed dog kennel facility Urban Service Boundary: Inside Utilities: Port St. Lucie Utilities Water and Wastewater 4.C.a Packet Pg. 155 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditional Use Permit – CU 520175130 Tilton Road Dog Retreat August 17, 2017 Page 2 BACKGROUND The Planning and Development Services Department, Planning Division received a petition on May 1, 2017 from Matthew and Jann Rudd requesting a Conditional Use Permit to operate an enclosed dog kennel facility on a 9.76 acre property. Planning and Development Services staff considered the definition of a completely enclosed kennel and made the determination that outdoor runs may be provided for the purpose of airing the dogs. The applicant is proposing an indoor, full-service boarding, grooming and training facility with outdoor play areas. The outdoor play areas will be situated along the north side of the dog kennel. The subject property is zoned AR-1 and is located approximately 600 feet east of Prima Vista Boulevard, on the north side of Tilton Road. Port St. Lucie Utilities will provide public water and sewer service. The subject property is partially developed. The previous residence was destroyed due to a fire. New construction is proposed for a +/- 2,668 sq. ft. building that will be utilized as the kennel along with retaining the existing +/- 3,300 sq. ft. metal structure for ancillary uses. The business is proposed to be open seven days of the week and shall be staffed 24 hours a day with on-site personnel. A public hearing notice in accordance with the St. Lucie County Land Development Code Section 11.00.03 was placed in the St. Lucie News Tribune on August 1, 2017. Notices were mailed to property owners within a 500 foot radius, and a public hearing notification sign was installed on the property. NEIGHBORHOOD MEETING The applicants held an onsite neighborhood meeting on May 31, 2017. The informational meeting was attended by five adjacent property owners. The surrounding property owners did not agree to sign a wall/fence waiver for this request. The applicants are installing an 8’ opaque wood fence to encompass the entire dog kennel facility use area because a wall/fence waiver could not be agreed upon. 4.C.a Packet Pg. 156 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditional Use Permit – CU 520175130 Tilton Road Dog Retreat August 17, 2017 Page 3 CONDITIONAL USE PERMIT STANDARDS OF REVIEW SET FORTH IN LDC, SECTION 11.07.03 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 the Land Development Code The Conditional Use Permit is consistent with the general purpose, goals, objectives and standards of the Land Development Code (LDC) and Comprehensive Plan. The approximately 9.76 acre parcel is zoned AR-1, Agricultural, Residential – 1 du/ac, which is consistent with RU, Residential Urban future land use. The purpose of the AR-1 zoning district is to provide and protect an environment suitable for single-family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings. Fully enclosed dog kennels are allowed via a conditional use permit in the AR-1 zoning district per LDC, Section 3.01.03(E)(6)(d) – Kennels-completely enclosed, SIC 0752. The kennels proposed are fully enclosed. The outdoor areas are an accessory to the kennel use. Consistency with the Comprehensive Plan The conditional use process allows for the impacts and compatibility of the proposed use to be considered on a case by case basis to ensure suitability with the surrounding, existing and future land uses. The proposed conditional use is consistent with the County’s Comprehensive Plan goals, policies and objectives. The Future Land Use designation is RU (Residential Urban – 5 du/acre), which is “the predominant residential land use category in the County”. These properties will be serviced with central water and wastewater services. The proposed conditional use will further Policy 10.1.1.4 that calls to place a high priority on infill projects that are consistent with the smart growth policies of St. Lucie County. Additionally, the conditional use will further economic development by creating an estimated 15-20 new jobs for St. Lucie County. 4.C.a Packet Pg. 157 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditional Use Permit – CU 520175130 Tilton Road Dog Retreat August 17, 2017 Page 4 B. Effect on Adjacent Properties Surrounding Land Use and Zoning: Future Land Use Zoning Existing Land Use North RU (Residential Urban – 5 du/ac) RM-5 (Residential, Multi-family – 5 du/ac) Vacant Land South RU (Residential Urban – 5 du/ac) RM-5 (Residential, Multi-family – 5 du/ac) Vacant Land- Approved site plan for 49 multi-family units East RU (Residential Urban – 5 du/ac) AR-1 (Agricultural, Residential – 1 du/ac) Horse Rescue and Boarding Facility / Single Family Residence West RU (Residential Urban – 5 du/ac) RM-5 (Residential, Multi-family – 5 du/ac) Vacant Land- Approved site plan for 150 multi-family units A kennel in this low density location will not negatively change the essential character of the area. All activities will occur within the indoor kennel and outdoors in the designated dog run and activity areas. Because there is a potential for increased nuisance noise from the dogs barking, the outdoor play areas will be fenced and padded with a product called Acoustifence, or similar noise reducing product, to mitigate noise from barking. The kennel is proposed to be padded with Acoustiblok, or similar noise reducing product. The operator shall dispose of waste in a manner that does not contribute to potential environmental and water contamination in and around the subject property. Canine waste shall be disposed of at a regular frequency. C. Adequacy of Public Facilities The proposed use is not expected to create significant additional demands on any public facilities in this area. The subject property is located in the urban service boundary. Water/Wastewater The subject property will be served by Port St. Lucie Utilities (PSLU) public water and public sewer. An agreement between the developer and PSLU may be required. Transportation System According to the Institute of Transportation Engineers (ITE) 9th Edition Trip Generation, 13 daily trips would be generated for the proposed use. The projected volumes generated by the anticipated uses indicate that the adjacent roadway links will operate at an acceptable Level of Service with no mitigation improvements. D. Adequacy of Fire Protection The St. Lucie County Fire District, Fire Prevention Bureau reviewed the proposed conditional use in accordance with the provisions of the State Fire Code and has no 4.C.a Packet Pg. 158 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditional Use Permit – CU 520175130 Tilton Road Dog Retreat August 17, 2017 Page 5 objections to the request. The St. Lucie County Fire District, Station #3 – River Park is located approximately 2.5 miles to the west (480 SW Ravenswood Lane). E. Environmental Impact The Environmental Resources Department (ERD) has completed a site visit and review of the August 9, 2017 Planning and Development Services’ date-stamped resubmittal. The applicant is seeking conditional use approval in order to allow for a dog kennel/boarding facility. Findings: The subject 9.76-acre site is located at 1050 Tilton Road. The AR-1 (Agricultural, Residential - 1) zoned site was previously utilized as a residential property with an associated horse farm facility. The site is characterized primarily by unimproved pasture (totaling approximately 5.28-acres) along with 1.51-acres of pine flatwoods, 1.4-acres of disturbed lands, 0.82-acres of lakes/other surface waters, 0.35-acres of remnant single family home and horse farm uses, 0.18-acres of Brazilian pepper, and an 0.21-acre freshwater marsh, which was confirmed by South Florida Water Management District Informal Wetland Determination No. 56-00037-IF. An Environmental Impact Report conducted by Aspen Environmental Consulting, Inc. was provided consistent with Land Development Code 11.02.09.A.5. The proposed development will not impact any of the intact native habitats onsite (including the 1.51- acres of pine flatwoods and 0.21-acre freshwater marsh and associated upland buffer). Listed species surveys were conducted onsite and no listed species impacts are anticipated. Due to the potential for impacts of the proposed use on water quality, a condition of approval has been included to address proper management of dog waste. The proposed project will impact a total of 36 inches in diameter at breast height (DBH) of native canopy trees and 12 cabbage palms meeting the mitigation thresholds outlined in Land Development Code 6.00.05.D. Mitigation for these impacts has been provided through preservation of a total of 310 inches DBH of native canopy trees and 49 cabbage palms. A Landscape Plan prepared by McCarty & Associates Land Planning and Design was provided and found to be consistent with the landscaping requirements within Land Development 7.09.03 and 7.09.04 with conditions as outlined below, including providing an eight foot tall opaque fence with associated landscaping per Land Development Code 7.09.04.E to buffer the proposed use from adjacent residential properties. 4.C.a Packet Pg. 159 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditional Use Permit – CU 520175130 Tilton Road Dog Retreat August 17, 2017 Page 6 Recommendations ERD supports approval of the proposed Conditional Use with conditions as detailed below. Conditions of Approval: 1) Prior to issuance of a Certificate of Occupancy, the site shall be reviewed by the Environmental Resources Department for substantial conformity with the landscape plan dated 8/04/17 submitted as part of this conditional use application. 2) Prior to issuance of a Vegetation Removal Permit or Exemption, the landscape plan shall be revised to require a minimum 25 percent of the proposed hedge materials to consist of native species and specify the 8 foot fence will be opaque. 3) Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide a Preserve Area Monitoring and Maintenance Plan for the wetland and associated upland buffer preserve area. This plan shall include the following information: a restoration plan, restrictions within the preserve area, monitoring and maintenance requirements, and required invasive exotic removal. 4) Prior to issuance of a Vegetation Removal Permit or Exemption the applicant shall provide a Conservation Easement over the onsite wetland and associated buffer and approved Preserve Area Monitoring and Management Plan (PAMMP) 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 georeferenced CAD or shapefile of the conservation easement boundaries to St. Lucie County. A copy of a standard Conservation Easement may be obtained by contacting the Environmental Resources Department at 772-462-2526. 5) All dog waste shall be immediately bagged by staff and property disposed of in enclosed dumpsters consistent with appropriate best management practices. Failure to comply with this condition may result in revocation of the conditional use approval. 6) Prior to issuance of a Certificate of Occupancy all Category I listed invasive species shall be eradicated from the site. 7) 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.C.a Packet Pg. 160 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditional Use Permit – CU 520175130 Tilton Road Dog Retreat August 17, 2017 Page 7 8) 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 or would like to meet regarding the details of these requirements. 4.C.a Packet Pg. 161 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditional Use Permit – CU 520175130 Tilton Road Dog Retreat August 17, 2017 Page 8 FINDINGS AND RECOMMENDATION Staff finds that, with the conditions of approval as drafted, this petition meets the standards of review as set forth in Section 11.07.03 of the St. Lucie County Land Development Code and is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Staff recommends that the Planning and Zoning Commission forward a recommendation of approval for this petition to the Board of County Commissioners, subject to the conditions set forth in the Draft Resolution. 4.C.a Packet Pg. 162 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditional Use Permit – CU 520175130 Tilton Road Dog Retreat August 17, 2017 Page 9 Suggested motion to recommend approval/denial of this requested conditional uses. 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 TO THE PETITION OF MATTHEW AND JANN RUDD FOR THE CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF AN ENCLOSED KENNEL FACILITY WITHIN THE AGRICULTURAL, RESIDENTIAL 1- DU/AC 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 MATTHEW AND JANN RUDD FOR THE CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF AN ENCLOSED KENNEL FACILITY WITHIN THE AGRICULTURAL, RESIDENTIAL 1- DU/AC ZONING DISTRICT, BECAUSE… [CITE REASON(S) WHY - PLEASE BE SPECIFIC] 4.C.a Packet Pg. 163 At t a c h m e n t 4 . C . a : M e m o r a n d u m ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) ƒ ƒ Scale Checked By Drawn By MM 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Drawing Date SL Ti l t o n R o a d D o g R e t r e a t Co n c e p t u a l S i t e P l a n 5/21/17 1" = 40'-0" Site Data Location Map Legal Description 425,286 SF / 9.76 AC.PARCEL AREA 3414-501-0612-000-1PCN EXISTING ZONING AR-1 EXISTING FUTURE LAND USE RU EXISTING USE VACANT RESIDENCE Site Planner Michael T. McCarty McCarty & Associates Land Planning and Design Phone: 772-341-9322 Development Team TOTAL SITE AREA 425,286 SF / 9.76 AC.100% 0.6%PROPOSED BUILDING 2,668 SF / 0.06 AC. 4.4%PARKING/VUA 18,633 SF / 0.43 AC. 81.4%LANDSCAPE BUFFERS / OPEN SPACES 346,447 SF / 7.95 AC. 8.4%PONDS 35,600 SF / 0.82 AC. Lot Coverage Data Development Standards (AR-1) BUILDING SETBACKS FRONT 50', REAR 30', SIDE 20' MAXIMUM BUILDING HEIGHT 35' MAXIMUM LOT COVERAGE BY BUILDINGS 20% 0.9%EXISTING VUA TO REMAIN 3,903 SF / 0.09 AC. PARKING SPACES REQUIRED (1 PER 250 SF)12 Parking Data MINIMUM LOT SIZE 43,560 SF PARKING SPACES PROVIDED 14 PROPOSED USE DOG KENNEL IMPERVIOUS AREA PERVIOUS AREA 8.0%34,091 SF / 0.78 AC. 92%391,195 SF / 8.98 AC. NORTH Scale: 1'' = 40'-0" 40'80'20'0' NORTH LOT 12, BLOCK2, ST. LUCIE GARDENS, IN SECTION 23, TOWNSHIP 36 SOUTH, RANGE 40 EAST, ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 35, PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. LESS AND EXCEPT THAT PORTION CONVEYED TO ST. LUCIE COUNTY, BY INSTRUMENT RECORDED MAY 9, 2005, IN OFFICIAL RECORDS BOOK 2237, PAGE 1361, PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. CONTAINING 425,286 SQUARE FEET OR 9.7632 ACRES, MORE OR LESS. MIN. LOT WIDTH / MIN. LOT FRONTAGE 150' / 30' SEE MATCH LINE 'A' - THIS SHEET SEE MATCH LINE 'A' - THIS SHEET 2.2%9,148 SF / 0.21 AC.WETLAND 1.3%SIDEWALKS, COVERED AREAS, ETC.5,587 SF / 0.13 AC. 0.8%EXISTING BUILDING TO REMAIN 3,300 SF / 0.08 AC. 6/29/17 PHASES OF CONSTRUCTION ONE UTILITY SERVICE PROVIDER PSLU S-1 8' HT FENCE WITH ACOUSTIFENCE 340 LF 250 LF 8' HT FENCE 995 LF 6' HT FENCE WITH ACOUSTIFENCE 4' HT POOL BARRIER FENCE 365 LF Outdoor Activity Area DOG RUN / EXERCISE AREAS 20,500 SF DOG WATER PARK AREA 2,500 SF Fencing Data 8/03/17 4.C.b Packet Pg. 164 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Existing Tree Key Existing Plant Symbol Key EXISTING TREE / PALM TO REMAIN EXISTING TREE / PALM TO BE REMOVED Existing Tree Key AR = Acer rubrum / Red Maple CV = Callistemon vimimalis / Bottlebrush FS = Ficus species / Ficus PE = Pinus elliottii / Slash Pine QV = Quercus virginiana / Live Oak SP = Sabal palmetto / Sabal Palm Mitigation Chart SHEET L - 1 NATIVE TREES TO BE REMOVED SIZE (D.B.H.)CREDITS REQUIRED Acer rubrum / Red Maple 34"68" Quercus virginiana / Live Oak 21" 42" TREE CREDITS REQUIRED 110" NATIVE TREES TO BE PRESERVED SIZE (D.B.H.)CREDITS EARNED Acer rubrum / Red Maple 15"30" Quercus virginiana / Live Oak 155" 310" Pinus elliottii / Slash Pine 140"280" TREE CREDITS EARNED 620" NATIVE PALMS TO BE REMOVED QUANTITY CREDITS REQUIRED Sabal palmetto / Cabbage Palm 12 12 NATIVE PALMS TO BE PRESERVED QUANTITY CREDITS EARNED Sabal palmetto / Cabbage Palm 49 40 (Sheet L-1 Only) Scale Checked By Drawn By M. McCarty Drawing Date SL 6/29/17 NORTH Sheet Key L-1 Table of Contents VEGETATION MANAGEMENT PLANL-1 VEGETATION MANAGEMENT PLANL-2 VEGETATION MANAGEMENT PLANL-3 VEGETATION MANAGEMENT PLANL-4 N.T.S. Scale: 1'' = 20'-0" 20'40'10'0' 1" = 20'-0" SEE MATCHLINE 'B' - SEE SHEET L-2 See Sheet L-4 for Tree Mitigation Notes, & Details Site Data Location Map Legal Description 425,286 SF / 9.76 AC.PARCEL AREA 3414-501-0612-000-1PCN EXISTING ZONING AR-1 EXISTING FUTURE LAND USE RU EXISTING USE VACANT RESIDENCE PROPOSED USE DOG KENNEL LOT 12, BLOCK2, ST. LUCIE GARDENS, IN SECTION 23, TOWNSHIP 36 SOUTH, RANGE 40 EAST, ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 35, PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. LESS AND EXCEPT THAT PORTION CONVEYED TO ST. LUCIE COUNTY, BY INSTRUMENT RECORDED MAY 9, 2005, IN OFFICIAL RECORDS BOOK 2237, PAGE 1361, PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. CONTAINING 425,286 SQUARE FEET OR 9.7632 ACRES, MORE OR LESS. PLANTING PLANL-5 PLANTING PLANL-6 PLANTING PLANL-7 PLANTING PLANL-8 PLANT LIST, PLANT SPECIFICATIONS, & PLANTING DETAILS L-9 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Ve g e t a t i o n M a n a g e m e n t P l a n 8/04/17 4.C.b Packet Pg. 165 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Existing Tree Key Existing Tree Key AR = Acer rubrum / Red Maple CV = Callistemon vimimalis / Bottlebrush FS = Ficus species / Ficus PE = Pinus elliottii / Slash Pine QV = Quercus virginiana / Live Oak SP = Sabal palmetto / Sabal Palm Existing Plant Symbol Key EXISTING TREE / PALM TO REMAIN EXISTING TREE / PALM TO BE REMOVED Mitigation Chart (Sheet L-2 Only) SHEET L - 2 NATIVE TREES TO BE PRESERVED SIZE (D.B.H.)CREDITS EARNED Quercus virginiana / Live Oak 137" 274" Pinus elliottii / Slash Pine 125"250" TREE CREDITS EARNED 524" NATIVE PALMS TO BE REMOVED QUANTITY CREDITS REQUIRED Sabal palmetto / Cabbage Palm 1 1 NATIVE PALMS TO BE PRESERVED QUANTITY CREDITS EARNED Sabal palmetto / Cabbage Palm 70 54 Scale Checked By Drawn By M. McCarty Drawing Date SL 6/29/17 NORTH L-2 Scale: 1'' = 20'-0" 20'40'10'0' 1" = 20'-0" Sheet Key N.T.S. SEE MATCHLINE 'B' - SEE SHEET L-1 SEE MATCHLINE 'C' - SEE SHEET L-3 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Ve g e t a t i o n M a n a g e m e n t P l a n See Sheet L-4 for Tree Mitigation Notes, & Details 8/04/17 4.C.b Packet Pg. 166 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) ƒ ƒ Existing Tree Key Existing Tree Key AR = Acer rubrum / Red Maple CV = Callistemon vimimalis / Bottlebrush FS = Ficus species / Ficus PE = Pinus elliottii / Slash Pine QV = Quercus virginiana / Live Oak SP = Sabal palmetto / Sabal Palm Existing Plant Symbol Key EXISTING VEGETATION TO REMAIN EXISTING TREE / PALM TO REMAIN EXISTING TREE / PALM TO BE REMOVED Mitigation Chart (Sheet L-3 Only) SHEET L - 3 NATIVE PALMS TO BE REMOVED QUANTITY CREDITS REQUIRED Sabal palmetto / Cabbage Palm 0 0 NATIVE PALMS TO BE PRESERVED QUANTITY CREDITS EARNED Sabal palmetto / Cabbage Palm 7 5 Scale Checked By Drawn By M. McCarty Drawing Date SL 6/29/17 NORTH L-3 Scale: 1'' = 20'-0" 20'40'10'0' 1" = 20'-0" Sheet Key N.T.S. SEE MATCHLINE 'C' - SEE SHEET L-2 SEE MATCHLINE 'D' - SEE SHEET L-4 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Ve g e t a t i o n M a n a g e m e n t P l a n See Sheet L-4 for Tree Mitigation Notes, & Details 8/04/17 4.C.b Packet Pg. 167 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) ƒ ƒ Existing Tree Key AR = Acer rubrum / Red Maple CV = Callistemon vimimalis / Bottlebrush FS = Ficus species / Ficus PE = Pinus elliottii / Slash Pine QV = Quercus virginiana / Live Oak SP = Sabal palmetto / Sabal Palm Existing Plant Symbol Key EXISTING VEGETATION TO REMAIN EXISTING TREE / PALM TO REMAIN EXISTING TREE / PALM TO BE REMOVED Mitigation Notes 1. A Vegetation Removal permit is required by Saint Lucie County. 2. A conspicuous, suitable protective barrier shall be placed and maintained around the perimeter of the protected areas to form a continuous unbroken boundary around all trees and vegetation to be preserved as follows: a.At a minimum distance of 25' from the wetland b.At a minimum distance of 10' from the edge of protected vegetation or from the drip line of preserved trees 3. The entire vegetation preservation areas shall be maintained in its natural state so as not to alter the water and oxygen content of the soil and impair its natural function. 4. No grade changes within the preservation area. 5. No soil shall be removed from within a vegetation preservation area. 6. No fill material, construction material, concrete, paint, chemicals, or other foreign materials shall be stored, deposited or disposed of within the vegetation preserve area. 7. No signs, permits, wires, or other attachments, other that those of protective and non-damaging nature, shall be affixed or attached to protected vegetation. 8. Any proposed landscaping within the protected areas shall be installed after the removal of protective barriers and accomplished using hand labor unless light machinery is approved by the Public Works Director. 9. All equipment including passenger vehicles shall not be driven, parked, or stored or repaired within designated vegetation preservation areas. 10. Any destruction or damage of preserved vegetation shall be replaced by vegetation of equal environmental value as determined by the Public Works Director. Mitigation Chart (Overall Site) OVERALL TREE CREDITS REQUIRED 110" TREE CREDITS EARNED 1,144" NATIVE PALMS TO BE REMOVED QUANTITY CREDITS REQUIRED Sabal palmetto / Cabbage Palm 13 13 NATIVE PALMS TO BE PRESERVED QUANTITY CREDITS EARNED Sabal palmetto / Cabbage Palm 126 99 NORTH Scale Checked By Drawn By M. McCarty Drawing Date SL 6/29/17 NORTH L-4Scale: 1'' = 20'-0" 20'40'10'0' 1" = 20'-0" Sheet Key N.T.S. SEE MATCHLINE 'D' - SEE SHEET L-3 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Ve g e t a t i o n M a n a g e m e n t P l a n 8/04/17 4.C.b Packet Pg. 168 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Existing Plant Symbol Key EXISTING VEGETATION TO REMAIN EXISTING TREE / PALM TO REMAIN EXISTING TREE / PALM TO BE REMOVED Existing Tree Key AR = Acer rubrum / Red Maple CV = Callistemon vimimalis / Bottlebrush FS = Ficus species / Ficus PE = Pinus elliottii / Slash Pine QV = Quercus virginiana / Live Oak SP = Sabal palmetto / Sabal Palm BUFFER TREES TREES REQUIREMENT REQUIRED PROVIDED NORTH BUFFER (330 LF)1 TREE / 30 LF AND HEDGE 11 11* WEST BUFFER (600 LF)1 TREE / 30 LF AND HEDGE 20 20* SOUTH BUFFER (306 LF)1 TREE / 30 LF AND HEDGE 11 11* EAST BUFFER (600 LF)1 TREE / 30 LF AND HEDGE 20 20* *MINIMUM BUFFER REQUIREMENTS ARE SATISFIED BY A COMBINATION OF EXISTING AND PROPOSED VEGETATION. Existing Tree Key Scale Checked By Drawn By M. McCarty Drawing Date SL 6/29/17 NORTH Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. 425,286 SF / 9.76 AC.TOTAL SITE AREA AR-1ZONING 18 18TREES PROVIDED TREES REQUIRED ( 1/ 1,500 SF) 1. Plant and landscape materials shall conform to the standards for Florida No. 1, as given in the Grades and Standards for Nursery Plants, Parts I & II, as prepared by the Florida Dept. of Agriculture and Consumer Services. 2. A 3" thick layer of organic non-cypress mulch shall be applied to all landscape and planting areas. 3. All exotic vegetation to be removed from development area. 4. An automatic irrigation system shall be installed that is capable of providing 100% coverage to all landscape and planting areas and have an automatic moisture sensor. 5. Irrigation source to be existing well. Irrigation plans shall be provided prior to issuance of building permit. 6. Existing trees that are to remain shall be barricaded according to St Lucie County Ordinances. 7. This plan has been designed to meet with the tree planting requirements contained within the FPL document entitled "Plant the Right Tree in the Right Place." 8. For existing or proposed utilities, no tree shall be planted where it could, at mature height, conflict with overhead power lines. Large trees [ height at maturity of more than thirty (30) feet ] shall be planted no closer than a horizontal distance of thirty (30) feet from the nearest overhead power line. Medium height tree [height at maturity between twenty (20) and thirty (30) feet] shall be offset at least twenty (20) feet and small trees [ height at maturity of less than (20) feet ] require no offset. 9. No tree, shrubs, hedges or vines shall be planted within five (5) feet of any existing or proposed utility pole, guy wire or-pad mounted transformer. Palms should be planted at a distance equal to or greater than the average front length plus two (2) feet from power lines. 10. In the event that existing trees have been credited toward code required trees and the existing remaining vegetation doesn't satisfy the code additional trees shall be installed to meet the intent of the SLC general landscape requirements. Landscape Data Landscape Notes Sheet Key L-5 N.T.S. Scale: 1'' = 20'-0" 20'40'10'0' 1" = 20'-0" MATCHLINE - SEE SHEET L-2 See Sheet L-9 for Plant List, Plant Specifications, & Planting Details Location Map Legal Description LOT 12, BLOCK2, ST. LUCIE GARDENS, IN SECTION 23, TOWNSHIP 36 SOUTH, RANGE 40 EAST, ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 35, PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. LESS AND EXCEPT THAT PORTION CONVEYED TO ST. LUCIE COUNTY, BY INSTRUMENT RECORDED MAY 9, 2005, IN OFFICIAL RECORDS BOOK 2237, PAGE 1361, PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. CONTAINING 425,286 SQUARE FEET OR 9.7632 ACRES, MORE OR LESS. 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Pl a n t i n g P l a n DOG KENNELPROPOSED USE 8/04/17 22,306 SFVEHICULAR USE AREA 1,240 SFVEHICULAR USE AREA LANDSCAPED AREA REQUIRED 1,712 SFVEHICULAR USE AREA LANDSCAPED AREA PROVIDED 4.C.b Packet Pg. 169 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Existing Tree Key Scale Checked By Drawn By M. McCarty Drawing Date SL NORTH L-6 Scale: 1'' = 20'-0" 20'40'10'0' 1" = 20'-0" Sheet Key N.T.S. 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Pl a n t i n g P l a n 6/29/17 See Sheet L-9 for Plant List, Plant Specifications, & Planting Details Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. 1. Plant and landscape materials shall conform to the standards for Florida No. 1, as given in the Grades and Standards for Nursery Plants, Parts I & II, as prepared by the Florida Dept. of Agriculture and Consumer Services. 2. A 3" thick layer of organic non-cypress mulch shall be applied to all landscape and planting areas. 3. All exotic vegetation to be removed from development area. 4. An automatic irrigation system shall be installed that is capable of providing 100% coverage to all landscape and planting areas and have an automatic moisture sensor. 5. Irrigation source to be existing well. Irrigation plans shall be provided prior to issuance of building permit. 6. Existing trees that are to remain shall be barricaded according to St Lucie County Ordinances. 7. This plan has been designed to meet with the tree planting requirements contained within the FPL document entitled "Plant the Right Tree in the Right Place." 8. For existing or proposed utilities, no tree shall be planted where it could, at mature height, conflict with overhead power lines. Large trees [ height at maturity of more than thirty (30) feet ] shall be planted no closer than a horizontal distance of thirty (30) feet from the nearest overhead power line. Medium height tree [height at maturity between twenty (20) and thirty (30) feet] shall be offset at least twenty (20) feet and small trees [ height at maturity of less than (20) feet ] require no offset. 9. No tree, shrubs, hedges or vines shall be planted within five (5) feet of any existing or proposed utility pole, guy wire or-pad mounted transformer. Palms should be planted at a distance equal to or greater than the average front length plus two (2) feet from power lines. Landscape Notes 8/04/17 4.C.b Packet Pg. 170 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) ƒ ƒ Existing Tree Key NORTH Scale Checked By Drawn By M. McCarty Drawing Date SL NORTH L-7 Scale: 1'' = 20'-0" 20'40'10'0' 1" = 20'-0" Sheet Key N.T.S. 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Pl a n t i n g P l a n 6/29/17 See Sheet L-9 for Plant List, Plant Specifications, & Planting Details Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. 1. Plant and landscape materials shall conform to the standards for Florida No. 1, as given in the Grades and Standards for Nursery Plants, Parts I & II, as prepared by the Florida Dept. of Agriculture and Consumer Services. 2. A 3" thick layer of organic non-cypress mulch shall be applied to all landscape and planting areas. 3. All exotic vegetation to be removed from development area. 4. An automatic irrigation system shall be installed that is capable of providing 100% coverage to all landscape and planting areas and have an automatic moisture sensor. 5. Irrigation source to be existing well. Irrigation plans shall be provided prior to issuance of building permit. 6. Existing trees that are to remain shall be barricaded according to St Lucie County Ordinances. 7. This plan has been designed to meet with the tree planting requirements contained within the FPL document entitled "Plant the Right Tree in the Right Place." 8. For existing or proposed utilities, no tree shall be planted where it could, at mature height, conflict with overhead power lines. Large trees [ height at maturity of more than thirty (30) feet ] shall be planted no closer than a horizontal distance of thirty (30) feet from the nearest overhead power line. Medium height tree [height at maturity between twenty (20) and thirty (30) feet] shall be offset at least twenty (20) feet and small trees [ height at maturity of less than (20) feet ] require no offset. 9. No tree, shrubs, hedges or vines shall be planted within five (5) feet of any existing or proposed utility pole, guy wire or-pad mounted transformer. Palms should be planted at a distance equal to or greater than the average front length plus two (2) feet from power lines. Landscape Notes 8/04/17 4.C.b Packet Pg. 171 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) ƒ ƒ NORTH Scale Checked By Drawn By M. McCarty Drawing Date SL NORTH L-8 Scale: 1'' = 20'-0" 20'40'10'0' 1" = 20'-0" Sheet Key N.T.S. 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Pl a n t i n g P l a n 6/29/17 See Sheet L-9 for Plant List, Plant Specifications, & Planting Details Copyright All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and the property of the designer, and were created, evolved, and developed for use on and in connection with the specified project. None of such ideas, designs, arrangements, or plans shall be used by or disclosed to any person, firm, or corporation for any purpose whatsoever without the written permission of the designer. 1. Plant and landscape materials shall conform to the standards for Florida No. 1, as given in the Grades and Standards for Nursery Plants, Parts I & II, as prepared by the Florida Dept. of Agriculture and Consumer Services. 2. A 3" thick layer of organic non-cypress mulch shall be applied to all landscape and planting areas. 3. All exotic vegetation to be removed from development area. 4. An automatic irrigation system shall be installed that is capable of providing 100% coverage to all landscape and planting areas and have an automatic moisture sensor. 5. Irrigation source to be existing well. Irrigation plans shall be provided prior to issuance of building permit. 6. Existing trees that are to remain shall be barricaded according to St Lucie County Ordinances. 7. This plan has been designed to meet with the tree planting requirements contained within the FPL document entitled "Plant the Right Tree in the Right Place." 8. For existing or proposed utilities, no tree shall be planted where it could, at mature height, conflict with overhead power lines. Large trees [ height at maturity of more than thirty (30) feet ] shall be planted no closer than a horizontal distance of thirty (30) feet from the nearest overhead power line. Medium height tree [height at maturity between twenty (20) and thirty (30) feet] shall be offset at least twenty (20) feet and small trees [ height at maturity of less than (20) feet ] require no offset. 9. No tree, shrubs, hedges or vines shall be planted within five (5) feet of any existing or proposed utility pole, guy wire or-pad mounted transformer. Palms should be planted at a distance equal to or greater than the average front length plus two (2) feet from power lines. Landscape Notes 8/04/17 4.C.b Packet Pg. 172 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Plant Specifications Plant List Planting Details Groundcover Planting Plan Section Shrub Planting Tree Planting Palm PlantingPalm Planting Irregular & Multi-Stem Tree Planting Notes Scale Checked By Drawn By M. McCarty Drawing Date SL L-9 1" = 20'-0" 10 5 0 T i l t o n R o a d Sa i n t L u c i e C o u n t y , F l o r i d a Ti l t o n R o a d D o g R e t r e a t Pl a n t L i s t , S p e c i f i c a t i o n s , & Pl a n t i n g D e t a i l s 6/29/17 8/04/17 4.C.b Packet Pg. 173 At t a c h m e n t 4 . C . b : S i t e P l a n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) A Traffic Impact Analysis of: Tilton Road Dog Retreat Located in: St. Lucie County, Florida Prepared for: Matthew and Jann Rudd 8600 South Ocean Drive Jensen Beach, FL 34957 Prepared by: Engineering Business License: 30901 73 SW Flagler Avenue Stuart FL, 34994 772.888.9076 Prepared: June 29, 2017 Leo Giangrande, PE PE Reg #66387 Date: 6/29/17 4.C.c Packet Pg. 174 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Traffic Impact Analysis for Tilton Road Dog Retreat Giangrande Engineering & Planning June 29, 2017 Page ii TABLE OF CONTENTS Introduction…………………………………………………………………………………………………. 1 Trip Generation……………………………………………………………………………………………. 2 Trip Distribution……………………………………………………………………………………………. 2 Existing Conditions……………………………………………………………………………………….. 3 Proposed Conditions……………………………………………………………………………..………. 4 Conclusion…………………………………………………………………………………………………. 4 LIST OF FIGURES Figure 1 – Site Location…………………………………………………………………………………… 1 Figure 2 – Trip Distribution………………………………………………………………………………... 3 LIST OF TABLES Table 1 – Proposed Trip Generation…………………………………………………………………….. 2 Table 2 – Build-out Calculation…………………………………………………………………………… 4 Table 3 – LOS Build Out Link Data……………………………………………………......................... 4 APPENDICES Tilton Road Dog Retreat Site Plan St. Lucie County TPO 2016 Roadway Traffic Counts and Level of Service Report Florida DOT 2016 Annual Average Daily Traffic Report for St. Lucie County 4.C.c Packet Pg. 175 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Traffic Impact Analysis for Tilton Road Dog Retreat Giangrande Engineering & Planning June 29, 2017 1 INTRODUCTION Giangrande Engineering and Planning has been requested to provide traffic impact analysis in support of a site plan application for this project on Tilton Road. The site plan application proposes the development of a dog boarding facility. The site is currently a vacant residence. The analysis performed in this report provides the potential impacts to the County’s transportation system brought about by the proposed development. The analysis includes existing, background, and the projected traffic volumes and the capacity analysis for required roadways. Figure 1 below shows the location of the parcel in relation to the surrounding roadways. Figure 1 – Site Location SITE LOCATION 4.C.c Packet Pg. 176 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Traffic Impact Analysis for Tilton Road Dog Retreat Giangrande Engineering & Planning June 29, 2017 2 TRIP GENERATION The peak hour traffic generation for the site was available from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition. The full build-out development will consist of a dog boarding facility as described in the Introduction. The calculation of the trip generation is summarized below in Table 1. Table 1 – Proposed Trip Generation The equations utilized in the trip generation shown in Table 1 are summarized as follows where T is equal to vehicle trips and X is the independent variable:  640 – Animal Hospital / Vet Clinic (X = sq. ft. gross of floor area) o AM Peak Hour: )1000/(08.4 XT  Entrance Split: 0.72  Exit Split: 0.28 o PM Peak Hour: )1000/(72.4 XT  Entrance Split: 0.39  Exit Split: 0.61 TRIP DISTRIBUTION The distribution of trips generally assumes that 70% of the traffic generated from the project traveling west towards US-1 on E Prima Vista Boulevard. The remaining 30% is assumed to dissipate into the neighborhoods surrounding the project along Tilton Road to the east and Lennard Road to the north. The development of the trip distributions from the project site to the surrounding communities were based on the location of population and major roadways within the vicinity of the project. Figure 2 is provided as a graphical representation of the trip distribution percentages to roadway links and intersections within the project vicinity. Project trip distribution can also be viewed in Table 3. Code Land Use Amount In Out Total In Out Total 640 Animal Hospital/Vet Clinic 2,668 SF 8 3 11 5 8 13 Total 8 3 11 5 8 13 AM Peak Hour PM Peak Hour 4.C.c Packet Pg. 177 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Traffic Impact Analysis for Tilton Road Dog Retreat Giangrande Engineering & Planning June 29, 2017 3 Figure 2 – Trip Distribution EXISTING CONDITIONS Traffic counts were available from the St. Lucie County Transportation Planning Organization and from the Florida Department of Transportation. The directional peak hour volumes are summarized in Table 2. The applicable pages can be found in the Appendix. Background conditions for the current year, 2017, have been calculated using an annual growth percentage of 2.5% and are shown in Table 2. Recent traffic growth along the nearest counted roadway link (E Prima Vista Blvd) has been negative in recent years, therefore a minimum 2.5% growth has been used as a conservative assumption. All roadways in the project area are operating at a level of service C. SITE LOCATION 20% 30% 20% 70% 10% 20% 4.C.c Packet Pg. 178 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Traffic Impact Analysis for Tilton Road Dog Retreat Giangrande Engineering & Planning June 29, 2017 4 Table 2 – Build-out Calculation PROPOSED CONDITIONS Project trips have been added to the 2018 growth trips to determine build-out trips. Table 3 is provided to show the concurrency analysis for each of the links potentially impacted by the project. As indicated in Table 3, all roadway links will operate at a level of service C in the build out year and will consume 0.5% or less of the directional peak hour capacity. Table 3 – Link Analysis CONCLUSION Based on this traffic analysis, the proposed development is not anticipated to have adverse impacts to the surrounding roadway network based on build-out conditions. The projected volumes generated by the anticipated uses indicate that the adjacent roadway links will operate at an acceptable Level of Service with no mitigation improvements. The existing roadway network is capable of accommodating the additional new vehicle trips the development is anticipated to generate. Latest Count Exist PH Dir 2016 2017 Lennard Road N of E Prima Vista Blvd 750 57 58 692 C Tilton Road E of E Prima Vista Blvd 750 19 19 731 C E Prima Vista Blvd E of US-1 1,710 76 78 1,632 C E Prima Vista Blvd W of US-1 2,100 1,286 1,318 782 C US-1 N of E Prima Vista Blvd 3,170 1,665 1,707 1,463 C US-1 S of E Prima Vista Blvd 3,170 2,340 2,399 772 C Note 2 - No counts available for Lennard and Tilton. Total PH Dir volume conservatively assumed as total for E Prima Vista Blvd east of US-1 with 25% to Tilton and 75% to Lennard. Note 1 - Level of Service Based on FDOT Generalized Service Tables Road Name Location PH Dir Capacity LOSRemaining Capacity Exist PH Dir Exist PH + Growth Total PH Dir 2017 2018 2018 Lennard Road N of E Prima Vista Blvd 750 58 60 20%3 62 688 C 0.3% Tilton Road E of E Prima Vista Blvd 750 19 20 10%1 21 729 C 0.2% E Prima Vista Blvd E of US-1 1710 78 80 70%9 89 1621 C 0.5% E Prima Vista Blvd W of US-1 2100 1318 1351 30%4 1355 745 C 0.2% US-1 N of E Prima Vista Blvd 3170 1707 1749 20%3 1752 1418 C 0.1% US-1 S of E Prima Vista Blvd 3170 2398.5 2458 20%3 2461 709 C 0.1% Project % of LOS LOSRemaining CapacityRoad Name Location PH Dir Capacity Project Distribution Project Volume 4.C.c Packet Pg. 179 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Traffic Impact Analysis for Tilton Road Dog Retreat Giangrande Engineering & Planning June 29, 2017 5 APPENDIX 4.C.c Packet Pg. 180 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.c Packet Pg. 181 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Roadway Name Location AADT Volume Traffic Counts and Level of Service Report Fall 2016 LOS V/C PM Pk Hr Pk Dir Pk Hr Service Capacity AM Pk Hr Pk Dir V/C LOS Volume STATION ID Last Count Year 38,500 FLORESTA DR to NARANJA AVEPRIMA VISTA BLVD 2,100 2,399 148 F 1.142 2,243 F 1.068 2016 38,500 NARANJA AVE to RIO MAR DRPRIMA VISTA BLVD 2,000 2,399 148 F 1.200 2,243 F 1.121 2016 23,000 RIO MAR DR to US 1PRIMA VISTA BLVD 2,100 1,286 146 C 0.640 1,030 C 0.512 2016 1,133 US 1 to LENNARD RDPRIMA VISTA BLVD 1,710 76 699 C 0.099 69 C 0.090 2014 1,441 MARTIN C.L. to BECKER RDRANGE LINE RD 1,080 114 145 B 0.278 139 B 0.339 2015 1,441 BECKER RD to 2 MI S OF GLADES CUT-OFF RDRANGE LINE RD 1,080 114 145 B 0.278 139 B 0.339 2015 1,441 2 MI S OF GLADES CUT-OFF RD to GLADES CUT-OF...RANGE LINE RD 1,080 114 145 B 0.278 139 B 0.339 2015 6,600 PRIMA VISTA BLVD to BEACH AVERIO MAR DR 750 336 147 C 0.908 421 D 0.561 2016 6,600 BEACH AVE to US 1RIO MAR DR 790 336 147 C 0.862 421 D 0.533 2016 4,850 APRICOT RD to GATLIN BLVDROSSER BLVD 920 - 948510 - - - - - 2015 4,850 PAAR DR to APRICOT RDROSSER BLVD 1,070 - 948510 - - - - - 2015 7,952 BECKER RD to PAAR DRSAVONA BLVD 790 740 236 D 0.937 669 D 0.847 2015 7,952 PAAR DR to GATLIN BLVDSAVONA BLVD 750 740 236 D 0.987 669 D 0.892 2015 12,500 GATLIN BLVD to CALIFORNIA BLVDSAVONA BLVD 790 635 702 D 0.804 620 D 0.785 2016 3,319 GATLIN BLVD to GALIANO RDSAVAGE BLVD 920 227 168 C 0.261 206 C 0.237 2015 2,213 US 1 to INDIAN RIVER DRSAVANNAH RD 540 137 514 C 0.507 149 C 0.552 2015 7,500 BAYSHORE BLVD to ST JAMES BLVDSELVITZ RD 750 - 948501 - - - - - 2015 7,500 ST JAMES BLVD to MIDWAY RDSELVITZ RD 750 - 948501 - - - - - 2015 8,400 MIDWAY RD to GLADES CUT-OFF RDSELVITZ RD 700 507 703 C 0.768 547 C 0.829 2013 10,500 GLADES CUT-OFF RD to EDWARDS RDSELVITZ RD 790 606 704 D 0.767 568 D 0.719 2016 600 MIDWAY RD to OKEECHOBEE RDSHINN RD 580 47 705 C 0.092 44 C 0.086 2014 755 OKEECHOBEE RD to ORANGE AVESHINN RD 1,080 54 149 B 0.132 59 B 0.144 2015 1,218 OKEECHOBEE RD to ORANGE AVESNEED RD 670 94 151 B 0.427 90 B 0.409 2015 13,500 BECKER RD to FLORESTA DRSOUTHBEND BLVD 790 900 337 F 1.071 786 D 0.995 2016 5,761 US 1 to OLD DIXIE HWYSR A1A NORTH 920 - 940709 - - - - - 2015 15 * Volumes shown were adjusted using FDOT Seasonal Factors * AADT = Annual Average Daily Traffic (volumes for both directions where applicable) * Volumes, LOS and V/C values with " - " designation are associated with FDOT Count Stations and will need to have current FDOT volume data supplied before values can be generated properly. * Note: A six digit number in the "STATION ID" column identifies segment counted by FDOT 4.C.c Packet Pg. 182 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) FLORIDA DEPARTMENT OF TRANSPORTATION 2016 ANNUAL AVERAGE DAILY TRAFFIC REPORT - REPORT TYPE: ALL COUNTY: 94 ST.LUCIE SITE AADT "K" "D" "T" SITE TYPE DESCRIPTION DIRECTION 1 DIRECTION 2 TWO-WAY FCTR FCTR FCTR ==== ==== ================================================ =========== =========== ======= ===== ====== ===== 0195 T SR 70 / 1.18 MI E OF CR 609/A,ST LUCIE CO E 2568 W 2631 5199 C 9.5 57.6A 15.2A 0199 CR 607-A/ANGLE RD. - N.W. OF SR 68/ORANGE AVE (C N 4400 S 4400 8800 C 9.0 50.9F 6.2F 0260 T SR 9/I-95-0.6 MI S OF SR 68/ORANGE AV,ST LUCIE C N 29114 S 29500 58614 C 9.0 52.4A 14.2A 0264 SR 5/US 1 - N OF PRIMA VISTA BLVD (COUNTY 0264) N 16000 S 18500 34500 C 9.0 52.3F 5.4P 0265 SR 5/US 1 - S OF PRIMA VISTA BLVD IN PORT ST LUC N 26000 S 25000 51000 C 9.0 52.3F 5.8P 0266 SR 5/US 1 - S OF EASY ST (COUNTY 266) N 18500 S 16000 34500 C 9.0 52.3F 4.8P 0269 SR 713 / KINGS HWY - SW OF SR 5/US 1 (COUNTY 269 N 4800 S 5900 10700 C 9.0 50.9F 5.7P 0270 SR 608/ST LUCIE BLVD - W OF SR 5 (COUNTY 270) E 2600 W 2400 5000 C 9.0 50.9F 7.7P 0273 CR 611/JENKINS RD - N. OF SR 70/OKEECHOBEE RD (C N 4300E S 5400E 9700 T 9.0 50.9F 6.2F 0279 CR 709/GLADES CUTOFF RD - S OF CR 712/MIDWAY RD. N 1400E S 1300E 2700 F 9.0 50.9F 27.2P 0281 SR 614 / INDRIO RD - W OF SR 713/KINGS HWY (COUN E 5800 W 5500 11300 C 9.0 50.9F 7.9P 0703 SR A1A/N - S OF REGAL RD (COUNTY 703) N 2500 S 2700 5200 C 9.0 52.3F 4.2P 0705 SR A1A/N - N OF N BRIDGE CAUSWAY (COUNTY 705) N 3800 S 3800 7600 C 9.0 52.3F 5.4A 0709 SR A1A / N - E OF SR 5/US 1 (COUNTY 709) E 2400 W 5200 7600 C 9.0 52.3F 9.8A 0711 SR A1A/S - E OF SR 5/US 1 (COUNTY 711) E 6600 W 7300 13900 C 9.0 52.3F 6.3A 0712 DELAWARE AVE 200'W OF S 18TH STREET (COUNTY 500) E 900E W 750E 1650 R 9.0 50.9F 6.2F SITE TYPE : BLANK= PORTABLE; T= TELEMETERED "K" FACTOR : DEPARTMENT ADOPTED STANDARD K FACTOR BEGINING WITH COUNT YEAR 2011 AADT FLAGS : C= COMPUTED; E= MANUAL EST; F= FIRST YEAR EST; S= SECOND YEAR EST; T= THIRD YEAR EST; R= FOURTH YEAR EST; V= FIFTH YEAR EST; 6= SIXTH YEAR EST; X= UNKNOWN "D/T" FLAGS : A= ACTUAL; F= FACTOR CATG; D= DIST FUNCL; P= PRIOR YEAR; S= STATEWIDE DEFAULT; W= ONE-WAY ROAD; X= CROSS REF 15-MAR-2017 14:57:20 PAGE -06- 622UPD 4_94_CAADT.TXT 4.C.c Packet Pg. 183 At t a c h m e n t 4 . C . c : T r a f f i c I m p a c t S t a t e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175130 Resolution 2017-XXX September 5, 2017 Page 1 Resolution 2017- XXX File No.: CU 520175130 A RESOLUTION GRANTING CONDITIONAL USE PERMIT APPROVAL TO ALLOW FOR THE OPERATION OF A COMPLETELY ENCLOSED DOG KENNEL FACILITY IN THE AR-1, (AGRICULTURAL, RESIDENTIAL – 1) 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. Matthew and Jann Rudd, presented a petition for a Conditional Use Permit to allow for the operation of a completely enclosed dog kennel facility in the AR-1 (Agricultural, Residential - 1) Zoning District for the property depicted on the attached map in Exhibit “A” and described in Part B below. 2. On August 17, 2017, 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 AR-1 (Agricultural, Residential - 1) Zoning District for the property described in Part B. 3. On September 5, 2017, 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. 4. 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. 5. With conditions therein, the project 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.C.d Packet Pg. 184 At t a c h m e n t 4 . C . d : D r a f t R e s o l u t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175130 Resolution 2017-XXX September 5, 2017 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 the operation of a completely enclosed dog kennel facility on the property described below is hereby approved subject to the following conditions: 1. All kennel activities shall occur within an enclosed structure, with the exception of airing the dogs in the designated outdoor run area and outdoor play areas. 2. Client drop-off and pick-up shall be restricted to the hours of 7:00 a.m. to 7:00 p.m. on weekdays and weekends. 3. No dogs shall be outside in the activity areas before 8:00 a.m. and after 6:00 p.m. 4. The outdoor dog run shall be fenced in and separated from the outdoor activity area to allow for a reduced nighttime walking area so as not to cause nuisances during the overnight hours. 5. No more than 50 dogs shall be boarded on the property at any one time. 6. The owner at all times shall comply with the St. Lucie County Code of Ordinances, Section 28-107 through 28-112, as amended regulating noise. 7. The owner shall comply with the St. Lucie County Code of Ordinances, Section 6-26, as amended regulating Animal care. 8. A crematory shall not be permitted on site. 9. Prior to issuance of a Certificate of Occupancy, the site shall be reviewed by the Environmental Resources Department for substantial conformity with the landscape plan dated 8/04/17 submitted as part of this conditional use application. 10. Prior to issuance of a Vegetation Removal Permit or Exemption, the landscape plan shall be revised to require a minimum 25 percent of the proposed hedge materials to consist of native species and specify the 8 foot fence will be opaque. 11. Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide a Preserve Area Monitoring and Maintenance Plan for the wetland and associated upland buffer preserve area. This plan shall include the following information: a restoration plan, restrictions within the preserve area, monitoring and maintenance requirements, and required invasive exotic removal. 12. Prior to issuance of a Vegetation Removal Permit or Exemption the applicant shall provide a Conservation Easement over the onsite wetland and associated buffer and approved Preserve Area Monitoring and Management Plan (PAMMP) with an attached affidavit and cashier's 4.C.d Packet Pg. 185 At t a c h m e n t 4 . C . d : D r a f t R e s o l u t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175130 Resolution 2017-XXX September 5, 2017 Page 3 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 georeferenced CAD or shapefile of the conservation easement boundaries to St. Lucie County. A copy of a standard Conservation Easement may be obtained by contacting the Environmental Resources Department at 772- 462-2526. 13. All dog waste shall be immediately bagged by staff and property disposed of in enclosed dumpsters consistent with appropriate best management practices. Failure to comply with this condition may result in revocation of the conditional use approval. 14. Prior to issuance of a Certificate of Occupancy all Category I listed invasive species shall be eradicated from the site. 15. 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. 16. All other applicable state or federal permits must be obtained before commencement of the development. B. The subject property is described as follows: Lot 12, Block 2, St. Lucie Gardens, in Section 23, Township 36 South, Range 40 East, according to the map or plat thereof as recorded in Plat Book 1, Page 35, Public Records of St. Lucie County, Florida, Less and Except that portion conveyed to St. Lucie County, by instrument recorded May 9, 2005, in O.R. Book 2237, Page 1361, Public Records of St. Lucie County, Florida. Parcel Identification Number: 3414-501-0612-000-1 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 September 5, 2018, unless a Building Permit or Certificate of Zoning Compliance for is obtained for the uses described in Part A above, or an extension has been granted in accordance with Section 11.07.05(F), St. Lucie County Land Development Code. 4.C.d Packet Pg. 186 At t a c h m e n t 4 . C . d : D r a f t R e s o l u t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175130 Resolution 2017-XXX September 5, 2017 Page 4 After motion and second, the vote on this resolution was as follows: Chairman Chris Dzadovsky XXX Vice-Chairman Tod Mowery XXX Commissioner Frannie Hutchinson XXX Commissioner Linda Bartz XXX Commissioner Cathy Townsend XXX PASSED AND DULY ADOPTED this 5th day of September, 2017. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLOIRDA BY Chairman ATTEST: APPROVED AS TO FORM AND CORRECTNESS: ______________ _____________________ DEPUTY CLERK COUNTY ATTORNEY Exhibit A Location Map 4.C.d Packet Pg. 187 At t a c h m e n t 4 . C . d : D r a f t R e s o l u t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) _______________________________ File No.: CU 520175130 Resolution 2017-XXX September 5, 2017 Page 5 4.C.d Packet Pg. 188 At t a c h m e n t 4 . C . d : D r a f t R e s o l u t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.e Packet Pg. 189 At t a c h m e n t 4 . C . e : S u b j e c t P a r c e l M a p ( 4 5 9 3 : T i l t o n D o g R e t r e a t - 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: Bethany Grubbs, Planning & Development Services Department THROUGH: Ben Balcer, Environmental Regulations Manager Amy Griffin, Environmental Resources Director FROM: Jennifer McGee, Senior Environmental Planner DATE: August 9, 2017 SUBJECT: Tilton Road Dog Retreat Conditional Use CU-520175130 Background The Environmental Resources Department (ERD) has completed a site visit and review of the August 9, 2017 Planning and Development Services’ date-stamped resubmittal. The applicant is seeking conditional use approval in order to allow for a dog kennel/boarding facility. Findings The subject 9.76-acre site is located at 1050 Tilton Road. The AR-1 (Agricultural, Residential - 1) zoned site was previously utilized as a residential property with an associated horse farm facility. The site is characterized primarily by unimproved pasture (totaling approximately 5.28-acres) along with 1.51-acres of pine flatwoods, 1.4-acres of disturbed lands, 0.82-acres of lakes/other surface waters, 0.35-acres of remnant single family home and horse farm uses, 0.18-acres of Brazilian pepper, and an 0.21-acre freshwater marsh, which was confirmed by South Florida Water Management District Informal Wetland Determination No. 56-00037-IF. An Environmental Impact Report conducted by Aspen Environmental Consulting, Inc. was provided consistent with Land Development Code 11.02.09.A.5. The proposed development will not impact any of the intact native habitats onsite (including the 1.51-acres of pine flatwoods and 0.21-acre freshwater marsh and associated upland buffer). Listed species surveys were conducted onsite and no listed species impacts are anticipated. Due to the potential for impacts of the proposed use on water quality, a condition of approval has been included to address proper management of dog waste. The proposed project will impact a total of 36 inches in diameter at breast height (DBH) of native canopy trees and 12 cabbage palms meeting the mitigation thresholds outlined in Land Development Code 6.00.05.D. Mitigation for these impacts has been provided through preservation of a total of 310 inches DBH of native canopy trees and 49 cabbage palms. A Landscape Plan prepared by McCarty & Associates Land Planning and Design was provided and found to be consistent with the landscaping requirements within Land Development 7.09.03 and 7.09.04 with conditions as outlined below, including providing an eight foot tall opaque fence with associated landscaping per Land Development Code 7.09.04.E to buffer the proposed use from adjacent residential properties. Recommendations ERD supports approval of the proposed Conditional Use with conditions as detailed below. 4.C.f Packet Pg. 190 At t a c h m e n t 4 . C . f : E R D F i n a l R e p o r t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Conditions of Approval 1) Prior to issuance of a Certificate of Occupancy, the site shall be reviewed by the Environmental Resources Department for substantial conformity with the landscape plan dated 8/04/17 submitted as part of this conditional use application. 2) Prior to issuance of a Vegetation Removal Permit or Exemption, the landscape plan shall be revised to require a minimum 25 percent of the proposed hedge materials to consist of native species and specify the 8 foot fence will be opaque. 3) Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide a Preserve Area Monitoring and Maintenance Plan for the wetland and associated upland buffer preserve area. This plan shall include the following information: a restoration plan, restrictions within the preserve area, monitoring and maintenance requirements, and required invasive exotic removal. 4) Prior to issuance of a Vegetation Removal Permit or Exemption the applicant shall provide a Conservation Easement over the onsite wetland and associated buffer and approved Preserve Area Monitoring and Management Plan (PAMMP) 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 georeferenced CAD or shapefile of the conservation easement boundaries to St. Lucie County. A copy of a standard Conservation Easement may be obtained by contacting the Environmental Resources Department at 772-462-2526. 5) All dog waste shall be immediately bagged by staff and property disposed of in enclosed dumpsters consistent with appropriate best management practices. Failure to comply with this condition may result in revocation of the conditional use approval. 6) Prior to issuance of a Certificate of Occupancy all Category I listed invasive species shall be eradicated from the site. 7) 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. 8) 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 or would like to meet regarding the details of these requirements. 4.C.f Packet Pg. 191 At t a c h m e n t 4 . C . f : E R D F i n a l R e p o r t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.g Packet Pg. 192 At t a c h m e n t 4 . C . g : A e r i a l ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.h Packet Pg. 193 At t a c h m e n t 4 . C . h : Z o n i n g M a p ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.i Packet Pg. 194 At t a c h m e n t 4 . C . i : F u t u r e L a n d U s e M a p ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Page 1 3.01.03. - Zoning Districts. E. AR-1 AGRICULTURAL, RESIDENTIAL - 1. 1. Purpose. The purpose of this district is to provide and protect an environment suitable for single- family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings. The number in "( )" following each identified use corresponds to the SIC Code reference described in Section 3.01.02(B). The number 999 applies to a use not defined under the SIC Code but may be further defined in Section 2.00.00 of this Code. 2. Permitted Uses: a. Family day care homes. (999) b. Family residential homes provided that such homes shall not be located within a radius of one thousand (1,000) feet of another existing such family residential home and provided that the sponsoring agency or Department of Health and Rehabilitative Services (HRS) notifies the Board of County Commissioners at the time of home occupancy that the home is licensed by HRS. (999) c. Single-family detached dwellings. (999) 3. Lot Size Requirements. Lot size requirements shall be in accordance with Table 1 in Section 7.04.00. 4. Dimensional Regulations. Dimensional requirements shall be in accordance with Table 1 in Section 7.04.00. 5. Off-Street Parking Requirements. Off-street parking requirements shall be in accordance with Section 7.06.00. 6. Conditional Uses: a. Crop services. (072) b. Family residential homes located within a radius of one thousand (1,000) feet of another such family residential home. (999) c. Industrial wastewater disposal. (999) d. Kennels - completely enclosed. (0752) e. Landscaping and horticultural services. (078) f. Retail: (1) Fruits and vegetables. (543) g. Riding stables. (7999) h. Veterinary services. (074) i. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 7. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the following: a. Agriculture (farms and ranches accessory to single-family detached dwelling). (01/02) b. Animals, subject to the requirements of Section 7.10.03. (999) c. Guest house subject to the requirements of Section 7.10.04. (999) d. Mobile home subject to the requirements of Section 7.10.05. (999) e. Retail and wholesale trade - subordinate to the primary authorized use or activity. f. Solar energy systems, subject to the requirements of Section 7.10.28 4.C.j Packet Pg. 195 At t a c h m e n t 4 . C . j : A R - 1 Z o n i n g D i s t r i c t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.k Packet Pg. 196 At t a c h m e n t 4 . C . k : D e e d ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.k Packet Pg. 197 At t a c h m e n t 4 . C . k : D e e d ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.k Packet Pg. 198 At t a c h m e n t 4 . C . k : D e e d ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.k Packet Pg. 199 At t a c h m e n t 4 . C . k : D e e d ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.k Packet Pg. 200 At t a c h m e n t 4 . C . k : D e e d ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.k Packet Pg. 201 At t a c h m e n t 4 . C . k : D e e d ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.l Packet Pg. 202 At t a c h m e n t 4 . C . l : A p p l i c a t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.l Packet Pg. 203 At t a c h m e n t 4 . C . l : A p p l i c a t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.l Packet Pg. 204 At t a c h m e n t 4 . C . l : A p p l i c a t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.l Packet Pg. 205 At t a c h m e n t 4 . C . l : A p p l i c a t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.l Packet Pg. 206 At t a c h m e n t 4 . C . l : A p p l i c a t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.m Packet Pg. 207 At t a c h m e n t 4 . C . m : C o n d i t i o n a l U s e S u p p l e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.m Packet Pg. 208 At t a c h m e n t 4 . C . m : C o n d i t i o n a l U s e S u p p l e m e n t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.n Packet Pg. 209 At t a c h m e n t 4 . C . n : s i g n p i c ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) AFFIDAVIT COMPLIANCE WITH POST]NG OF NOTICE REQUIREMENTS STATE OF FLORIDA Michael McCartv , being first duly sworn deposes and states: 1. I am the owner or the agent for the project known as Tilton Road Dog Retreat for the following petition: File No. CU 520175130. 2. I hereby certify that I have complied with the notice requirements set forth in Section 11.00.03.E of the St. Lucie County Land Development Code for the P&Z and BOCC public hearings to be conducted by the August 17,2017 and September 5, 2017 on the above-referenced petition. The required sign was printed and posted to the specifications listed on the Sign Content and Srgrn Requiremenls forms provided by the St Lucie County Planning and Development Services - Planning Division The following required documentation is attached: A. Dated Photo submitted electronically (Close up) B. Dated Photo submitted electronically (Distant) Further affiant sayeth not. STATE OF FLORIDA COUNTY OF Said person { is to me, of the United States within the last five (5) years as identification, or _ produced other identification, to wit couNw or "=-{. . / la c\e- OsmV.Gfnup T.IOTARY PUELIC STAIE Of FLORIOA Canm#@ffi032 Edrss 9fim20P'0 7 Notary Public, State C-lo!4)/L lrn"ruq.- Typed or Printed Name of Notary commission No.: G G O" blobY My commission expires: 1 \ atr \.aC produced a driver's license issued by a 20-fl by 4.C.o Packet Pg. 210 At t a c h m e n t 4 . C . o : E x e c u t e d S i g n A f f i d a v i t ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.p Packet Pg. 211 At t a c h m e n t 4 . C . p : B o u n d a r y T o p o 1 ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.q Packet Pg. 212 At t a c h m e n t 4 . C . q : B o u n d a r y T o p o 2 ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Form 11-04 P&Z Display Ad ST. LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA Thursday, August 17, 2017 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 OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR AN ENCLOSED DOG KENNEL ON A PROPERTY WITHIN THE AR-1 (AGRICULTURAL-RESIDENTIAL-1 DU/AC) ZONING DISTRCIT FOR PROPERTY LOCATED AT 1050 TILTON ROAD IN ST. LUCIE COUNTY, FLORIDA. APPLICANT: Matthew and Jann Rudd FILE NUMBER: CU-520175130 PURPOSE: To allow for an enclosed dog kennel as a conditional use within the AR-1 zoning district. LOCATION: 1050 Tilton Road, Port St. Lucie, FL 34952, approximately 1,000 feet east of Lennard Road and 1,200 feet west of Silver Oak Drive. 4.C.r Packet Pg. 213 At t a c h m e n t 4 . C . r : D i s p a l y A d f o r P & Z M e e t i n g ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Form 11-04 P&Z Display Ad 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 17, 2017 beginning at 6:00 pm or as soon thereafter as possible. All interested persons will be given an opportunity to be heard. Written comments received in advance of the public hearing will also be considered. Written comments to the Planning and Zoning Commission should be received by the Planning and Development Services Department - Planning Division at least 3 days prior to the scheduled hearing. The petition file is available for review at the Planning and Development Services Department – Planning Offices located at 2300 Virginia Avenue, 2nd Floor, Fort Pierce, Florida, during regular business hours. Please call (772)462-2822 or TDD (772)462-1428 if you have any questions or 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 within their area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANT TO SECTION 286.0105, FLORIDA STATUTES, if a person decides to appeal any decision made by the 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 the request of any party to the proceeding, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date certain. Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772)462-1546 or T.D.D. (772)462-1428. PLANNING AND ZONING COMMISSION/ LOCAL PLANNING AGENCY ST. LUCIE COUNTY, FLORIDA /S/William O’Dell, Chairman PUBLISH DATE: August 1, 2017 18 pt type for heading No smaller than 2 column inches wide by 10 inches long Send Proof to: St. Lucie County Planning and Development Services Department 4.C.r Packet Pg. 214 At t a c h m e n t 4 . C . r : D i s p a l y A d f o r P & Z M e e t i n g ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) Form 11-04 P&Z Display Ad 2300 Virginia Avenue Fort Pierce, FL 34982 Phone - (772) 462-2822 Fax - (772) 462-1581 Send Bill to: St. Lucie County Planning and Development Services Department 2300 Virginia Avenue Fort Pierce, FL 34982 Phone - (772) 462-2822 Fax - (772) 462-1581 4.C.r Packet Pg. 215 At t a c h m e n t 4 . C . r : D i s p a l y A d f o r P & Z M e e t i n g ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) ST. LUCIE COUNTY CONDITIONAL USE RESPONSE FORM 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. The Applicant Proposes The Following Conditional Use: To allow for an enclosed dog kennel facility in the AR – 1, Agricultural, Residential 1 du/ac zoning district Regarding Property Located At: 1050 Tilton Road, Port St. Lucie, FL 34952 Please Return To: St. Lucie County, Planning & Development Services, Planning Division Planning Division – ATTN: Bethany Grubbs, Planner 2300 Virginia Avenue, Ft. Pierce, FL 34982 Fax # 772-462-1581 Please check only one of the three following statements and return by: August 14, 2017 I AM IN FAVOR OF THE PROPOSED CONDITIONAL USE I AM NOT IN FAVOR OF THE PROPOSED CONDITIONAL USE I HAVE NO OPINION TO THE PROPOSED CONDITIONAL USE I certify that, as of the date shown below, I am a property owner within 500 feet of the proposed Conditional Use. Name (Please Print): Address: Date: Signed: Please note that any form 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. Comments: Project Name: CU 520175130 Tilton Road Dog Retreat – Conditional Use Permit 0Form No. 07-26 4.C.s Packet Pg. 216 At t a c h m e n t 4 . C . 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 P Z ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.t Packet Pg. 217 At t a c h m e n t 4 . C . t : a d ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) PLANNING AND ZONING COMMISSION Planning Division Agenda Item Summary Hearing Date: Thursday August 17, 2017 __________________ Applicant Matthew & Jann Rudd 8600 S. Ocean Dr. LN2 Jensen Beach,FL 34957 Project Location 1050 Tilton Road Future Land Use (RU) Residential, Urban— 5 du/ac Zoning District (AR-1) Agricultural, Residential—1 du/ac Project Manager Bethany Grubbs Planner GrubbsB@stlucieco.org (772) 462-1687 Staff Recommendation Approval subject to conditions Project Description The applicants, Matthew and Jann Rudd are requesting a Conditional Use Permit to allow the operation of an enclosed dog kennel facility on a 9.76 acre parcel in the AR-1 (Agricultural, Residential—1 du/ac) zoning district. The subject property is located approximately 600 feet east of Prima Vista Boulevard at Lennard Road. The proposed facility would include the construction of a new structure to house the dogs and an outdoor run area. An existing metal structure will remain for climate controlled storage and other ancillary uses. Notice Requirements A public hearing notice in accordance with LDC, Section 11.00.03 was placed in the St. Lucie News Tribune on August 1, 2017. Notices were mailed to property owners within a 500 foot radius, and a public hearing notification sign was installed on the property. Staff Recommendation Staff recommends that the proposed Conditional Use Permit by forwarded to the Board of County Commission- ers with a recommendation for approval subject to conditions. TILTON ROAD DOG RETREAT CONDITIONAL USE PERMIT File No. CU 520175130 4.C.u Packet Pg. 218 At t a c h m e n t 4 . C . u : S u m m a r y ( 4 5 9 3 : T i l t o n D o g R e t r e a t - 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 uses. 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 TO THE PETITION OF MATTHEW AND JANN RUDD FOR THE CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF AN ENCLOSED KENNEL FACILITY WITHIN THE AGRICULTURAL, RESIDENTIAL 1- DU/AC 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 MATTHEW AND JANN RUDD FOR THE CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF AN ENCLOSED KENNEL FACILITY WITHIN THE AGRICULTURAL, RESIDENTIAL 1- DU/AC ZONING DISTRICT, BECAUSE… [CITE REASON(S) WHY - PLEASE BE SPECIFIC] 4.C.v Packet Pg. 219 At t a c h m e n t 4 . C . v : M o t i o n ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.w Packet Pg. 220 At t a c h m e n t 4 . C . w : O p i n i o n s M a p ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 221 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 222 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 223 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 224 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 225 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 226 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 227 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 228 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.x Packet Pg. 229 At t a c h m e n t 4 . C . x : R e s p o n s e F o r m s - L e t t e r s - C o n c e r n s ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t ) 4.C.y Packet Pg. 230 At t a c h m e n t 4 . C . y : P u b l i c N o t i c e A P O ( 4 5 9 3 : T i l t o n D o g R e t r e a t - C o n d i t i o n a l U s e P e r m i t )