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PLANNING & ZONING COMMISSION
AGENDA
ST. LUCIE COUNTY
P & Z Regular Meeting
Thursday, March 17, 2016
6:00 PM
St. Lucie County Commission Chambers
2300 Virginia Avenue
3rd Floor of Roger Poitras Building
Fort Pierce, FL 34982
BOARD MEMBERS
Chair
STEPHANIE MORGAN
Board Member
EDWARD LOUNDS
Board Member
CATHY TOWNSEND
Board Member
CHARLES GRANDE
At-Large Board Member
JAMES TAYLOR
Vice Chair
BOBBY HOPKINS
At-Large Board Member
JAMES CLASBY
Board Member
WILLIAM SMITH
At-Large Board Member
ROBERT LOWE
Ex-Officio Board Member
MARTY SANDERS
P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM
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WELCOME
Please turn off all cellular phones and pagers prior to entering the Commission Chambers.
Please note that the Planning and Zoning Commission/Local Planning Agency serves in an advisory
capacity to the St. Lucie County Board of County Commissioners and has the power to review and
make recommendations to the Board, for approval or disapproval, on any applications within their
area of responsibility.
The Planning and Zoning Commission strongly encourages your input and comment at the public
hearing. Please limit comments to three minutes if possible and be respectful of others’ opinions.
For public convenience, all meetings are televised and are provided with wireless internet access.
P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM
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1. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
C. Announcements
D. Disclosure(s)
2. MINUTES
A. St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, February
18, 2016
3. PUBLIC COMMENT
4. PUBLIC HEARINGS
A. Resolution Granting a Change in Zoning from the IL (Industrial, Light) Zoning District to the I
(Institutional) Zoning District
Staff recommends that the Planning and Zoning Commission forward a recommendation of
denial to the Board of County Commissioners.
B. Resolution Granting a Conditional Use Permit for a Drug and Alcohol Rehabilitation Center in I
(Institutional) Zoning
Staff recommends that the Planning and Zoning Commission forward a recommendation of
denial to the Board of County Commissioners.
C. Stop Gap Ordinance - Commercial Composting Facilities
Staff recommends the Planning and Zoning Commission forward a recommendation of approval
to the Board of County Commissioners.
5. WORKSHOPS
A. There are no items scheduled.
6. OTHER BUSINESS
A. There are no scheduled items.
P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM
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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.
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ST. LUCIE COUNTY PLANNING & ZONING COMMISSION
ST. LUCIE COUNTY, FLORIDA
P & Z Regular Meeting
February 18, 2016 Convened: 6:00 PM
Adjourned: 6:33 PM
1. CALL TO ORDER
The meeting was called to order at 6:00 PM by Chair Stephanie Morgan
A. Pledge of Allegiance
All stood for the Pledge of Allegiance
Attendee Name Title Status Arrived
Stephanie Morgan Chair Present
Bobby Hopkins Vice Chair Absent
Edward Lounds Board Member Present
James Clasby At-Large Board Member Present
Cathy Townsend Board Member Present
William Smith Board Member Present
Charles Grande Board Member Present
Robert Lowe At-Large Board Member Present
James Taylor At-Large Board Member Absent
Marty Sanders Ex-Officio Board Member Absent
C. Announcements
Heather Young, Assistant County Attorney introduced the new Planning Manager, Bonnie
Landry.
D. Disclosure(s)
None
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P & Z Regular Meeting Thursday, February 18, 2016 6:00 PM
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2. MINUTES
A. St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, January
21, 2016
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Edward Lounds, Board Member
SECONDER: Robert Lowe, At-Large Board Member
AYES: Morgan, Lounds, Clasby, Townsend, Smith, Grande, Lowe
ABSENT: Bobby Hopkins, James Taylor
3. PUBLIC COMMENT
None
4. PUBLIC HEARINGS
A. Ordinance - Amending the Number of Animals Permitted in Residential Zoning Districts
Heather Young, Assistant County Attorney stated subsection 7.10.03.A of the land Development
Code currently limits the number of dogs and cats over the age of months in residentially zones
districts to a total of three animals. The Animal Shelter Standards Committee which is
composed of representatives from Public Safety, the Sheriff's agricultural Unit, the animal
control division from both Ft. Pierce and Port St. Lucie as well as a local veterinarian who works
in a local veterinarian a veterinary emergency room hospital is recommending that this number
be increased to five. There was actual participation from shelters such as Dogs & Cats Forever,
the Humane Society, Rescue Adoption. Based upon the professional experience of its members,
the committee determined this is a more realistic number for responsible pet owners. This
amendment to the Land Development Code would be consistent with the ordinances of the
City of Fort Pierce and the City of Port St. Lucie. On January 26, 2016, the Board of County
Commissioners granted permission to advertise the proposed ordinance for public hearing.
Staff recommends that the Planning and Zoning Commission forward the proposed ordinance
to the Board of County Commissioners with a recommendation of approval.
The Commission discussed this ordinance in detail. There needed to be more clarification
regarding household pets and working animals (dogs), western properties, size of property and
other issues. It was recommended to be continued to the P & Z meeting on April 21, 2016.
Public Hearing open
No one spoke
Public Hearing closed
Mr. Grande motioned to continue this agenda item to April 21, 2016.
Mr. Clasby seconded the motion. The roll was called with a unanimous vote to continue.
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P & Z Regular Meeting Thursday, February 18, 2016 6:00 PM
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RESULT: CONTINUED
B. Ordinance - Affecting the use of land in St. Lucie County, Florida, relating to Signs.
Bonnie Landry, Planning Manager stated prior to this public hearing, the proposed changes to
the sign regulations were workshopped at the January 21st Planning & Zoning Commission
meeting to provide an opportunity for the Planning & Zoning Commission and any interested
parties from the public to review, consider and make suggestions regarding the proposed
amendments to the sign regulations in Chapter 9 of the and Land Development Code. As a
follow-up and based on the input from the commission, staff forwarded the draft sign code
revisions to the St. Lucie County Chamber of Commerce, the Economic Development Council
and staffs of City of Ft. Pierce and Port St. Lucie for their input. The catalyst for the proposed
amendments is the June 15, 2015 U.S. Supreme Court decision that impacts the viability of
many sign ordinances throughout the country. St. Lucie County is amending this section of its
Land Development Regulations primarily to ensure consistency with this new case law. The sign
categories being altered are related to temporary signs and are the result of legal guidance.
Staff recommends the Planning & Zoning Commission forward the proposed ordinance to the
Board of County Commissioners with recommendation of approval.
Chair Morgan made a disclosure that she emailed the packet after the workshop to the St. Lucie
County Chamber and they found no issues. Mr. Clasby made a disclosure that he spoke with a
local sign shop owner. The Board discussed the inconsistencies and reaching out to local sign
shop owners for input; not being consistent with Ft. Pierce and Port St. Lucie; the billboards on
I-95-Turnpike-Kings Highway; temporary signs vs permanent signs; typo found in the packet;
the Supreme Court ruling compliance.
Public Hearing open
No one spoke
Public Hearing close
RESULT: APPROVED [6 TO 1]
MOVER: Charles Grande, Board Member
SECONDER: Cathy Townsend, Board Member
AYES: Morgan, Lounds, Townsend, Smith, Grande, Lowe
NAYS: James Clasby
ABSENT: Bobby Hopkins, James Taylor
5. WORKSHOPS
A. There are no scheduled items.
6. OTHER BUSINESS
A. There are no scheduled items.
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P & Z Regular Meeting Thursday, February 18, 2016 6:00 PM
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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.
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ITEM NO. (ID # 3392)
DATE: 03/17/2016
AGENDA REQUEST *
QUASI-JUDICIAL
BACKGROUND:
This item is a request for a change in zoning from the IL (Industrial, Light) Zoning District to the I
(Institutional) Zoning District for a 1.93 acre parcel located within the Kings Highway Industrial Park, 130
feet west of the park's entrance on Kings Highway. The proposed change in zoning is the first step in the
establishment of a drug and alcohol rehabilitation center. An application for conditional use approval has
also been submitted and will be considered at the same public hearing following this item. Institutional
Zoning is required to allow for the approval of the requested conditional use permit.
The subject parcel is developed with a 14,446 square foot building located within the Kings Highway
Industrial Park, an established 120+ acre subdivision for industrial, light land uses provided with Fort
Pierce Utilities Authority water and wastewater service and a master stormwater system. The existing
building was construction in 2000 for a tax software development business that maintained a County
business tax receipt until 2012. The entire subdivision is designated a Foreign Trade Zone, and the existing
zoning is consistent with and furthers several economic development polices found in the Economic
Element of the St. Lucie County Comprehensive Plan.
The designation of Institutional Zoning is reviewed on a case by case basis so the suitability of the district
in a particular location can be considered. The requested change in zoning would result in the conversion
of developed industrial lands to a zoning district that allows many residential care facilities as permitted
uses, including congregate care facilities, foster homes, group care homes and children care facilities. If
approved, Institutional Zoning will allow residential uses and public and quasi-public uses within the
existing industrial park and designated Foreign Trade Zone.
The applicant held meeting with the neighborhood at the project site on March 9, 2016. The results of
that meeting are discussed in the background section of the conditional use permit.
Staff has determined that based upon the institutional uses incompatibility with the surrounding land
uses and conflict with the cited directives of the Comprehensive Plan the Standards of Review as set forth
in Section 11.06.03 of the St. Lucie County Land Development Code have not been met.
PREVIOUS ACTION:
TO: St. Lucie County Planning & Zoning Commission
PRESENTED BY: Diana Waite, Senior Planner
SUBMITTED BY: Planning Division
SUBJECT: Resolution Granting a Change in Zoning from the IL (Industrial, Light)
Zoning District to the I (Institutional) Zoning District
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Updated: 3/14/2016 8:48 AM by Diana Waite Page 2
None
FINANCIAL IMPACT:
N/A
RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission forward a recommendation of denial to the
Board of County Commissioners.
COMMISSION ACTION:
Coordination/Signatures
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Document Date 3/5/2016
Planning & Zoning Commission
Planning Division Agenda Item Summary
Applicant
NDW Holdings, LLC
Nathan Kakon
2500 N. Federal Highway, Ste 103
Fort Lauderdale, FL 33305
File Number
CU 1020154941
Project Location
7305 Commercial Circle, 130 feet
west of Kings Highway
Future Land Use
TVC (Towns, Villages and Coun-
tryside)
Zoning
Existing: IL (Industrial, Light)
Proposed: I (Institutional)
Staff Recommendation
Forward this petition to the Board
of County Commissioners with a
recommendation of denial.
Project Manager
Diana Waite, AICP
Senior Planner
772.462.1577
waited@stlucieco.org
AGENDA ITEM No.
NDW Holdings, LLC for a Conditional Use Permit
for a Drug and Alcohol Rehabilitation Center
Project Description
This request is to allow for the estab-
lishment of a drug and alcohol reha-
bilitation center, upon approval of the
associated application for a change
in zoning to Institutional. The appli-
cant is proposing a 60 bed inpatient
medical detox facility for the treat-
ment of drug and alcohol addictions.
The patients would receive treatment
for 5 to 7 days with medical staff on-
site 24 hours a day.
The subject parcel contains 1.93
acres with a 14,776 square foot
building originally constructed for a
software development center. Ac-
cess to the site is from Commercial
Circle, approximately 130 feet south
of West Kings Highway. The parcel
is located within the Kings Highway
Industrial Park.
Previous Action
None
Notice Requirements
Public hearing notice was placed in
the St. Lucie News Tribune, letters
sent to property owners within 500
feet of the subject property, and a
sign placed on the property.
Public Comment Received
None
Hearing Date
3/17/2016
Project Location: 7305 Commercial Circle, 130 feet west of Kings Hwy.
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Planning and Development
Services Department
Planning Division
M E M O R A N D U M
TO: Planning and Zoning Commission
THROUGH: Leslie Olson, AICP, Planning & Development Services Director
Bonnie C. Landry, AICP, Planning Manager
FROM: Diana Waite, AICP, Senior Planner
DATE: March 17, 2016
SUBJECT: Petition of NDW Holdings, LLC for a Change in Zoning from IL(Industrial, Light)
to I (Institutional) for property located at 7305 Commercial Circle.
Location: 7305 Commercial Circle, 130 feet west of Kings Highway
Parcel Number: 1335-801-0003-0002
Parcel Size: 1.93 acres
Future Land
Use Designation: TVC (Towns, Villages and Countryside)
Existing Zoning: IL (Industrial, Light)
Proposed Zoning: I (Institutional)
Concurrent Application: Conditional use application for a drug and alcohol detox
rehabilitation center.
Utility Service: FPUA currently provides water and wastewater service.
Fire/EMS Protection: Station #4 (St. Lucie Airport) is located approximately 3
miles to the northeast.
Transportation Impacts:
Right-of-way Adequacy: Commercial Circle is a County owned and maintained
road with a 60 foot right-of-way along the parcels
frontage. No additional right-of- way is required.
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Planning and Zoning Commission
RZ 520154943
March 17, 2016
Page 2
Type of Concurrency
Document Required: Concurrency Deferral Affidavit
Surrounding Land Use and Zoning:
Front of Building South View - Al’s Family Farm
North View - Pressure Pro Building view from the Red Barn Grill driveway
Location
Future Land Use
Zoning
Existing Land Use
Adjacent
Parcels
North
TVC (Towns, Villages
and Countryside)
IL (Industrial) Pressure Pro warehouse
32,602 sf building area
South COM (Commercial) CG (Commercial,
General)
Al’s Family Farm citrus
processing, sales and
restaurant 15,496 sf building
East TVC(Towns, Villages,
and Countryside)
IL (Industrial) Red Barn Grill, parking and
playground associated with
Al’s Family Farm
West TVC (Towns, Villages
and Countryside)
IL (Industrial) AAA Cooper Transportation,
16,500 sf distribution facility
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RZ 520154943
March 17, 2016
Page 3
Background/Summary:
Previous actions related to the petition site:
August 3, 2007 - August 17, 2012 Universal Tax Systems Inc. tax software developers
operated at the facility.
May 30, 2006 - Ordinance 16-017 adopted the Land Development Code, TVC Overlay Zone
Section 4.04.00 to guide development within the special district.
May 16, 2006 - Ordinance 06-019 - Future Land Use adopting the TVC (Towns, Villages and
Countryside) amendments changing the project lands from IND (Industrial) to TVC.
March 22, 2001 - October 25, 2007 - ATX Forms office for tax software developers operated at
the facility.
April 17, 2000 - CD Order 00-005 granted minor site plan approval to ATX Forms for
development of a 14,447 square foot building on the subject 1.93 acre tract.
May 4, 1988 – Kings Highway Industrial Park Unit One was platted creating the subject lots.
***************************************
STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03
ST. LUCIE COUNTY LAND DEVELOPMENT CODE
In reviewing this application, the Board of County Commissioners shall consider and make the
following determinations:
A. Whether the proposed rezoning is in conflict with any applicable portions of the St.
Lucie County Land Development Code;
The proposed Institutional Zoning District may be requested under the parcel’s TVC Future
Land Use designation as shown in Section 11.09.02(A), Table 11-1 Land Use Category/Zoning
District compatibility chart. Prior to approval the Board must make a determination the petition
is consistent with the Standards of Review as set forth in Land Development Code Section
11.06.03. Staff has determined that the requested change in zoning is in conflict with the
required standards of review for changes to the Official Zoning Atlas. Specific findings related
to compliance with these standards are discussed below.
A change to Institutional Zoning is typically only considered by application so the suitability of
the zoning district for a particular location may be reviewed and considered prior to its
approval. The list of permitted uses within Institutional Zoning are limited to residential facilities
and other public or quasi-public uses that can be compatible with residential designated areas,
including religious facilities, parks, police and fire protection. The residential type permitted
uses are not considered compatible with the surrounding industrial uses.
Institutional Zoning also includes a wide variety of conditional uses that may be requested and
are reviewed on a case by case basis. This proposed change is zoning is required for the
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Board’s consideration of a concurrent application for a conditional use permit to allow for the
establishment of a Drug and Alcohol Rehabilitation Center.
B. Whether the proposed amendment is consistent with all elements of the St. Lucie
County Comprehensive Plan;
The Land Use Designation/Zoning Compatibility Matrix indicates that Institutional Zoning may
be located with the parcels TVC future land use map designation, upon review and approval by
the Board of County Commissioners. Institutional Zoning is reviewed on a case by case basis
so the suitability of the district in a particular location can be considered. This rezoning would
provide for the conversion of industrial lands to a zoning district with permitted residential care
uses that are not compatible with industrial zoning nor the surrounding industrial property.
Maintaining the existing industrial zoning is supported by several Comprehensive Plan
directives and the proposed rezoning to an institutional district would be in conflict with the
following:
FLU Policy 1.1.8.10 - Encourage the use of existing commercial and industrial
designated lands within the urban service area, through requiring a strict demonstration
of service availability, before authorizing Land Use and Zoning amendments in areas
not presently indicated as having such a designation.
The proposed change in zoning would convert industrial zoned and developed lands to
a non-industrial use within a platted industrial subdivision with adequate public facilities.
This may result in redirecting future industrial uses to less suitable areas.
FLU Objective 1.1.11: St. Lucie County shall continue to work with the interested
groups and agencies to increase and broaden the County’s economic base while
expanding existing business and industrial opportunities.
The proposed change in zoning may hinder expansion of existing industrial uses and
deter new development in one of the unincorporated County’s established industrial
parks.
Economic Development Policy 10.2.1.7 - Assist in the promotion, development and
implementation of Foreign Trade Zone services in St. Lucie County.
In furtherance of this objective the County has designated the Kings Highway Industrial
Park as a Foreign Trade Zone (FTZ). The Comprehensive Plan describes the FTZs as
secure industrial parks and specialized warehouses considered to be outside of the US
Customs territory, typically located close to a port of entry.
Approval of the change in zoning would remove industrially zoned lands from the
foreign trade zone inventory and may adversely affect existing businesses within the
park or redirect future businesses to alternative locations.
FLU Policy 1.1.15.5 The Airport Overlay Zone shall prohibit incompatible uses such as
homes, schools, nursing homes, hospitals, and libraries according to the Federal
Aviation Administration (FAA) Land Use Compatibility and Airports, a Guide for Efficient
Land Use Planning and those uses that create electrical interference ….
Institutional zoning would allow the refereced prohibited incompatible uses in the above
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policy wihtin an industrial site located within the Airport Overlay Zone.
The subject site and surrounding industrial zoned lands are located within the Kings Highway
Industrial Park, a platted subdivision provided with public water and wastewater service in
close proximity to regional transportation corridors. The Kings Highway Industrial Park is
designated a Foreign Trade Zone based upon the subdivision’s industrial purpose. St. Lucie
County has the only Foreign Trade Zones on the Treasure Coast.
C. Whether and the extent to which the proposed zoning is inconsistent with the existing
and proposed land uses;
The requested Institutional Zoning District is inconsistent with the existing and proposed
industrial land uses adjacent to the property. Industrial, Light Zoning is found on all 145 platted
lots within the Kings Highway Industrial Park in which the subject development is located.
The 120+ acre industrial park is served with Fort Pierce Utilities Authority water and
wastewater and developed with a master stormwater system within a Foreign Trade Zone. A
change in zoning to Insitutional would allow non-industrial uses that are inconsistent with the
the subdivison’s purpose and incompatible with the park’s existing zoning and Foreign Trade
Zone designation.
D. Whether there have been changed conditions that require an amendment;
There have been no changes in conditions that would require the amendment.
E. Whether and the extent to which the proposed amendment would result in demands on
public facilities, and whether or to the extent to which the proposed amendment would
exceed the capacity of such public facilities, including but not limited to transportation
facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass
transit, and emergency medical facilities;
The proposed request is not expected to result in excess demands on public facilities. The
applicant has signed a Concurrency Deferral Affidavit that defers compliance until a later date.
Drainage
The subject parcel is located with the Kings Highway Industrial Park that is served by a master
drainage system. All parcels in the park have a drainage easement including the subject parcel
that has a 30 foot drainage easement at the rear of the site. The park is within the Fort Pierce
Farms Water Control District and has an outfall to the adjacent C-25 Canal.
Water and Wastewater Facilities
Fort Pierce Utilities Authority provides water and wastewater service to the developed site.
Transportation Facilities
Commerce Center Drive has an existing 60 foot wide road right-of-way at the project location.
A transportation summary is provided as part of the concurrent conditional use permit
application. No additional demands are created by the approval of the proposed change in
zoning.
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Planning and Zoning Commission
RZ 520154943
March 17, 2016
Page 6
F. Whether and the extent to which the proposed amendment would result in significant
adverse impacts on the natural environment;
The proposed rezoning is not anticipated to result in adverse environmental impacts.
G. Whether and the extent to which the proposed amendment would adversely
affect the property values in the area;
Incompatible land uses can negatively affect property values.
H. Whether and the extent to which the proposed amendment would result in an orderly
and logical development pattern specifically identifying any negative affects of such
patterns;
The proposed amendment would not result in an orderly and logical development pattern. The
proposed I Zoning District is proposed for an existing development site surrounded by
Industrial, Light Zoning and land uses within an established industrial park designated as a
Foreign Trade Zone.
The existing and proposed zoning districts operate under different noise ordinance levels which
may cause conflicts between the uses. The County’s noise control ordinance (Code of
Ordinances Section 1-13-8) regulates the level of noise by land use, with industrial being the
highest decibel level allowed and residential having the lowest level. The ordinance would
continue to allow the existing industrial uses to operate at the industrial decibel levels
established prior to locating the adjacent residential use. This could result in an undesirable
environment for uses in Institutional Zoning including the proposed drug and alcohol
rehabilitation center.
I. Whether the proposed amendment would be in conflict with the public interest, and is in
harmony with the purpose and intent of this Code;
The proposed amendment is in conflict with the public interest and not in harmony with the
purpose and intent of the St. Lucie County Land Development Code.
CONCLUSION
The applicant has requested this change in zoning as the first step towards the establishment
of a drug and alcohol rehabilitation center on the subject site. A concurrent conditional use
application has been submitted and will be considered at the same public hearing, following
this item.
Staff recommends the Board’s decision to rezone the subject property be based upon the
appropriateness of the requested Institutional Zoning District rather than any specific
conditional use. While there is a conditional use application to be considered, in the future this
parcel has the potential to accommodate other permitted and conditional uses in the
Institutional Zoning District.
In considering a change in zoning, all uses within the proposed zoning district that are
permitted by right may be located on the property without any further Board review. Attached is
a copy of Section 3.01.03(X), I (Institutional) and Section 3.01.03(T), IL (Industrial, Light)
Zoning District of the St. Lucie County Land Development Code which lists the permitted,
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Planning and Zoning Commission
RZ 520154943
March 17, 2016
Page 7
accessory and conditional uses in the existing and proposed zoning districts. If a change in
zoning is approved, the applicant, by right would be allowed to establish any of the uses under
the Permitted Use section. Any use under the Accessory Uses section would be allowed only
if a permitted or conditional use first exists on the property. Any use under the Conditional
Use section would only be allowed upon approval by the St. Lucie County Board of County
Commissioners.
Staff has reviewed this petition and determined that based upon the incompatibility with the
surrounding land uses, and in conflict with the cited directives of the Comprehensive Plan the
Standards of Review as set forth in Section 11.06.03 of the St. Lucie County Land
Development Code have not been met. Staff recommends that the Planning and Zoning
Commission forward a recommendation of denial to the Board of County Commissioners.
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Planning and Zoning Commission
RZ 520154943
March 17, 2016
Page 8
Suggested motions to recommend approval/denial of this request:
MOTION TO APPROVE:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING
COMMISSION OF ST. LUCIE COUNTY RECOMMEND THAT THE ST. LUCIE COUNTY
BOARD OF COUNTY COMMISSIONERS APPROVE THE PETITION OF NDW HOLDINGS,
LLC FOR A CHANGE IN ZONING FROM THE IL (INDUSTRIAL, LIGHT) ZONING DISTRICT
TO THE I (INSTITUTIONAL) ZONING DISTRICT BECAUSE . . . .
[CITE REASON(S) WHY - PLEASE BE SPECIFIC]
MOTION TO DENY:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING
COMMISSION OF ST. LUCIE COUNTY RECOMMEND THAT THE ST. LUCIE COUNTY
BOARD OF COUNTY COMMISSIONERS DENY APPROVAL OF THE PETITION OF NDW
HOLDINGS, LLC FOR A CHANGE IN ZONING FROM THE IL (INDUSTRIAL, LIGHT) ZONING
DISTRICT TO THE I (INSTITUTIONAL) ZONING DISTRICT BECAUSE . . . .
CITE REASON(S) WHY - PLEASE BE SPECIFIC]
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Environmental Resources
Department
Final Report
TO: Diana Waite, Planning & Development Services Department
THROUGH: Amy Griffin, Environmental Resources Director
FROM: Jennifer McGee, Senior Environmental Planner
DATE: March 9, 2016
SUBJECT: Commercial Circle Rehabilitation Center
Rezoning/Conditional Use
RZ 1020154943
CU 1020154941
Background
The Environmental Resources Department (ERD) received the October 9, 2015 Planning and
Development Services submittal. The applicant requests a rezoning from Industrial Light to
Institutional and conditional use approval in order to allow for a 60 bed drug and alcohol detox
facility. Environmental Resources staff has completed a site visit and review. The 1.93-acre project
site is located at 7305 Commercial Circle and consists of an existing commercial building with
associate parking and landscaping.
Findings
The site is currently developed, therefore ERD does not anticipate negative environmental impacts
associated with the proposed change in use. Landscaping onsite shall be consistent with the
previously approved landscape plan prepared by William Flint dated 4/6/2000 and stamped
approved 4/17/2000.
Conditions of Approval
1) Prior to Zoning Compliance approval all FLEPPC Category I listed invasive exotic vegetation
shall be removed and treated with herbicide.
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.
3) All other applicable state or federal permits must be obtained before commencement of the
development.
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March 17, 2016 draft Resolution No. TBD
Page 1 RZ 520154943
RESOLUTION NO. TBD 1
FILE NO.: RZ 520154943 2
3
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF 4
ST. LUCIE COUNTY GRANTING A CHANGE IN ZONING FROM THE IL 5
(INDUSTRIAL, LIGHT) ZONING DISTRICT TO THE I (INSTITUTIONAL) 6
ZONING DISTRICT FOR A PARCEL LOCATED IN ST. LUCIE COUNTY, 7
FLORIDA. 8
9
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on 10
the testimony and evidence, including, but not limited to the staff report, has made the 11
following determinations: 12
13
1. NDW, Holdings, LLC petitioned for a change in zoning from the IL (Industrial, 14
Light) Zoning District to the I (Institutional) Zoning District for a 1.93 acre parcel 15
depicted on Exhibit “A” and described in Part A below. 16
17
2. On March 17, 2016, the St. Lucie County Planning and Zoning Commission held 18
a public hearing on the petition, after publishing notice at least 10 days prior to 19
the hearing and notifying by mail all owners of property within 500 feet of the 20
subject property, and recommended that the Board of County Commissioners 21
approve/deny the change in zoning from the IL (Industrial, Light) Zoning District 22
to the I (Institutional) Zoning District. 23
24
3. On ______, this Board held a public hearing on the petition, after publishing 25
notice at least 10 days prior to the hearing and notifying by mail all owners of 26
property within 500 feet of the subject property. 27
28
4. The proposed change in zoning has/has not satisfied the requirements of Section 29
11.06.03 of the St. Lucie County Land Development Code and is consistent with 30
the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. 31
32
5. The proposed change in zoning is/ is not consistent with the existing and 33
proposed use of property in the surrounding area. 34
35
6. A Concurrency Deferral Affidavit, a copy which is attached to this Resolution, was 36
signed by the applicant on February 12, 2016. 37
38
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March 17, 2016 draft Resolution No. TBD
Page 2 RZ 520154943
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. 1
Lucie County, Florida: 2
3
A. The proposed change in zoning from the AR-1 (Agricultural, Residential – 1 4
du/ac) Zoning District to the I (Institutional) Zoning District for that property 5
depicted on Exhibit “A” and described below is hereby approved/denied. 6
7
LOTS 2 AND 3, BLOCK A, KINGS HIGHWAY INDUSTRIAL PARK UNIT 8
ONE, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT 9
BOOK 26, PAGE(S) 16, OF THE PUBLIC RECORDS OF ST. LUCIE 10
COUNTY, FLORIDA. 11
12
ADDRESS: 7305 COMMERCIAL CIRCLE, FORT PIERCE, FL 34951 13
14
PARCEL ID: 1335-801-0003-0002 15
16
B. The Planning and Development Services Director is hereby authorized and 17
directed to cause the change to be made on the Official Zoning Map of St. Lucie 18
County, Florida, and to make notation of reference to the date of adoption of this 19
Resolution. 20
21
C. A copy of this Resolution shall be mailed, return receipt requested, to the owner 22
and agent of record as identified on the application. 23
24
D. This Resolution shall be recorded in the Public Records. 25
26
After motion and second, the vote on this resolution was as follows: 27
28
Chairman Kim Johnson XXX 29
30
Vice-Chairman Chris Dzadovsky XXX 31
32
Commissioner Frannie Hutchinson XXX 33
34
Commissioner Paula Lewis XXX 35
36
Commissioner Tod Mowery XXX 37
38
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March 17, 2016 draft Resolution No. TBD
Page 3 RZ 520154943
PASSED AND DULY ADOPTED This ____ Day of ____, 2016. 1
2
BOARD OF COUNTY COMMISSIONERS 3
ST. LUCIE COUNTY, FLORIDA 4
5
6
7
8
BY _________________________ 9
Chairman 10
11
12
13
ATTEST: APPROVED AS TO FORM 14
AND CORRECTNESS: 15
16
17
__________________________ _________________________ 18
Deputy Clerk County Attorney 19
20
21
22
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March 17, 2016 draft Resolution No. TBD
Page 4 RZ 520154943
EXHIBIT A 1
2 3
4
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March 17, 2016 draft Resolution No. TBD
Page 5 RZ 520154943
1
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Attachment4.A.f: Application (3392 : Res- Commercial Circle Rehabilitation Rezoning)
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Attachment4.A.f: Application (3392 : Res- Commercial Circle Rehabilitation Rezoning)
PLEASE CALL THE NUMBER LISTED BELOW IF THERE ARE ANY PROBLEMS WITH THIS DOCUMENT
ENGINEERING DESIGN & CONSTRUCTION, INC
CIVIL ENGINEERS SPECIALIZING IN LAND DEVELOPMENT
1934 Tucker Court, Fort Pierce, FL 34950 ph:(772) 462-2455 fx:(772) 462-2454
Visit us at: www.edc-inc.com
LOTS 2 AND 3, BLOCK A, KINGS HIGHWAY INDUSTRIAL PARK UNIT ONE, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 26, PAGE(S) 16, OF THE PUBLIC RECORDS OF ST.
LUCIE COUNTY, FLORIDA.
ADDRESS: 7305 COMMERCIAL CIRCLE
FORT PIERCE, FL. 34951
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Attachment4.A.f: Application (3392 : Res- Commercial Circle Rehabilitation Rezoning)
7 3 0 5 C O M M E R C I A L C I R C L E P R O P E R T Y T A X M A P
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Attachment4.A.f: Application (3392 : Res- Commercial Circle Rehabilitation Rezoning)
T. IL INDUSTRIAL, LIGHT.
1. Purpose. The purpose of this district is to provide and protect an environment suitable for light
manufacturing, wholesale, and warehousing activities that do not impose undesirable noise,
vibration, odor, dust, or other offensive effects on the surrounding are, together with such other
uses as may be necessary to and compatible with light industrial surroundings. 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. Business services. (73)
b. Communications - including telecommunication towers - subject to the standards of Section
7.10.23. (48)
c. Construction services:
(1) Building construction - general contractors. (15)
(2) Other construction - general contractors. (16)
(3) Construction - special trade contractors. (17)
d. Engineering, architectural and surveying services. (871)
e. Commercial fishing. (091)
f. Laundry, cleaning and garment services. (721)
g. Local and suburban transit. (41)
h. Manufacturing:
(1) Food and kindred products. (20)
(2) Tobacco products. (21)
(3) Textile mill products. (22)
(4) Apparel and other finished products. (23)
(5) Furniture and fixtures. (25)
(6) Printing, publishing and allied industries. (27)
(7) Drugs. (283)
(8) Leather and leather products. (31)
(9) Glass:
(a) Flat glass. (321)
(b) Glass and glassware - pressed or blown. (322)
(c) Glass products - made of purchased glass. (323)
(10) Fabricated metal prod. - except machinery and transport. equip.:
(a) Metal cans and shipping containers. (341)
(b) Cutlery, handtools and general hardware. (342)
(c) Heating equipment, except electric and warm air, and plumbing fixtures. (343)
(d) Fabricated structural metal products. (344)
(e) Coating, engraving and allied services. (347)
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(f) Miscellaneous fabricated metal products:
(1) Wire products. (3495)
(2) Misc. fabricated wire products. (3496)
(3) Metal foil and leaf. (3497)
(4) Fabricated metal products - NEC. (3499)
(11) Industrial/commercial machinery and computer equipment:
(a) Metalworking machinery and equipment. (354)
(b) Special industry machinery, except metalworking machinery. (355)
(c) General industrial machinery and equipment. (356)
(d) Computers and office equipment. (357)
(12) Electronic and other electrical equipment and components, except computer
equipment:
(a) Household appliances. (363)
(b) Electric lighting and wiring equipment. (364)
(c) Household audio and video equipment. (365)
(d) Communications equipment. (366)
(e) Electronic components and accessories. (367)
(f) Misc. electrical machinery equipment and supplies. (369)
(13) Measuring, analyzing and controlling instruments. (38)
(14) Photographic, medical and optical goods. (38)
(15) Watches and clocks. (38)
(16) Misc. manufacturing industries:
(a) Jewelry, silverware, and platedware. (391)
(b) Musical instruments and parts. (393)
(c) Dolls, toys, games and sporting goods. (394)
(d) Pens, pencils, and other office and artists' materials. (395)
(e) Costume jewelry, costume novelties, and notions. (396)
(f) Brooms and brushes. (3991)
(g) Signs and advertising displays. (3993)
(h) Morticians goods. (3995)
(i) Manufacturing industries, NEC. (3999)
(17) Plastic products - fabrication, molding, cutting, extrusion, and injection processing.
(308)
i. Marinas. (4493)
j. Millwork and structural wood members. (243)
k. Motion pictures. (78)
l. Motor freight transportation and warehousing. (42)
m. Repair services:
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(1) Automotive and automotive parking. (75)
(2) Electrical. (762)
(3) Watch, clock and jewelry repair. (763)
(4) Reupholstery and furniture repair. (764)
(5) Misc. repairs and services. (769)
n. Retail trade:
(1) Lumber and other building materials. (521)
(2) Paint, glass and wallpaper. (523)
(3) Hardware. (525)
(4) Nurseries, lawn and garden supplies. (526)
(5) Mobile home dealers. (527)
(6) Automotive/boat/RV/motorcycle dealers. (55)
(7) Gasoline service. (55)
(8) Furniture and furnishings. (57)
o. Research, development, and testing services. (873)
p. Ship, boat building and repairing - less than forty-five (45) feet. (373)
q. Sorting, grading and packaging services - citrus/vegetables. (0723)
r. Vocational schools. (824)
s. Wholesale trade - durable goods:
(1) Motor vehicle and automotive equipment. (501)
(2) Furniture and home furnishings.(502)
(3) Lumber and other building materials. (503)
(4) Professional and commercial equipment/supplies. (504)
(5) Metals and minerals except petroleum. (505)
(6) Electrical goods. (506)
(7) Hardware, plumbing and heating equipment, and supplies. (507)
(8) Machinery, equipment, and supplies. (508)
(9) Misc. durable goods:
(a) Sporting and recreational goods. (5091)
(b) Toys and hobby goods. (5092)
(c) Jewelry, watches, precious stones and metals. (5094)
(d) Durable goods NEC. (5099)
t. Wholesale trade - nondurable goods:
(1) Paper and paper products. (511)
(2) Drugs. (512)
(3) Dry goods and apparel. (513)
(4) Groceries and related products. (514)
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(5) Farm products - raw materials. (515)
(6) Chemicals, and allied products. (516)
(7) Beer, wine, and distilled alcoholic beverages. (518)
(8) Misc. nondurable goods:
(a) Farm supplies. (5191)
(b) Books, periodicals and newspapers. (5192)
(c) Flowers, nursery stock and florists' supplies. (5193)
(d) Tobacco/tobacco products. (5194)
(e) Paints, varnishes and supplies. (5198)
(f) Nondurable goods, NEC. (5199)
u. Mobile food vendors. (999)
v. Single-family detached dwelling units provided that the single-family dwelling unit is located
on an existing lot or parcel or record, as further defined in this Code, that was existing on or
before August 1, 1990. (999)
w. Kennels. Allowed as a permitted use only when the property is surrounded by industrial uses
or zoning and is five hundred (500) feet or more from residential uses or zoning. All distance
requirements shall be measured from the nearest point of the existing home or area of single-
family zoning to the nearest point of the proposed kennel.
x. Landscape and horticultural services. (078)
y. Personal services. (72)
3. Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00.
4. Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00.
5. Offstreet Parking and Loading Requirements. Offstreet parking and loading requirements are
subject to Section 7.06.00.
6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00.
7. Conditional Uses:
a. Airports, landing and takeoff fields - general aviation. (4581)
b. Manufacturing:
(1) Cut stone and stone products. (328)
(2) Motorcycles, bicycles, and parts. (375)
(3) Wood containers, wood buildings and mobile homes. (244/245)
c. Ship, boat building and repairing (excluding ship or boat salvaging) - forty-five (45) to one
hundred fifty (150) feet. (373)
d. Wholesale:
(1) Petroleum bulk stations and terminals.
e. Scrap and waste materials - subject to the provisions of Section 7.10.12.A.
f. Kennels. (0752) Other than those permitted under Section 3.01.03 T.2.w. of the Land
Development Code.
8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00 and include
the following:
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a. Co-generation facilities. (999)
b. Fueling facilities. (999)
c. Industrial wastewater disposal. (999)
d. One detached single-family dwelling or mobile home for on-site security purposes per
property. (999)
e. Retail trade accessory to the primary manufacturing or wholesaling use. (999)
f. Solar energy systems, subject to the requirements of Section 7.10.28.
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X. I INSTITUTIONAL.
1.
Purpose. The purpose of this district is to provide and protect and environment suitable for
institutional, public, and quasi-public uses, together with such other uses as may be compatible
with institutional, public, and quasi-public 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. Community residential homes subject to the provisions of Section 7.10.07. (999)
b. Family day care homes. (999)
c. 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 the 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)
d. Institutional residential homes. (999)
e. Parks. (999)
f. Police and fire protection. (9221,9224)
g. Recreational activities. (999)
h. Religious organizations. (866)
3. Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00
4. Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00
5. Off-Street Parking and Loading Requirements. Off-street parking and loading requirements are
subject to Section 7.06.00
6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00
7. Conditional Uses:
a. Amphitheaters. (999)
b. Cemeteries. (6553)
c. Membership organizations. (86)
d. Correctional institutions. (9223)
e. Cultural activities and nature exhibitions. (999)
f. Educational services and facilities. (82)
g. Executive, legislative, and judicial functions. (91, 92, 93, 94, 95, 96, 97)
h. Fairgrounds. (999)
i. Funeral and crematory services. (726)
j. Theaters. (999)
k. Medical and other health services. (80)
l. Postal service. (43)
m. Residential care facilities for serious or habitual juvenile offenders. (999)
n. Social services. (83)
o. Sporting and recreational camps. (7032)
p. Stadiums, arenas, race tracks. (794)
q. Telecommunication towers - subject to the standards of Section 7.10.23. (999)
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8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the
following:
a. Drinking places (alcoholic beverages related to civic, social, and fraternal uses). (999)
b. Restaurants. (Including the sale of alcoholic beverages for on-premises consumption only.)
(999)
c. Funeral and crematory services. (726)
d. Heliport landing/takeoff pads. (999)
e. Detached single-family dwelling unit or mobile home, for on-site security purposes. (999)
f. Residence halls or dormitories. (999)
g. Solar energy systems, subject to the requirements of Section 7.10.28
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Attachment4.A.i: Public Notice Items (3392 : Res- Commercial Circle Rehabilitation Rezoning)
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Date Mailed 03/05/2016
Planning and Development Services Department 772.462. 2822
Applicant
NDW Holdings, LLC
Nathan Kakon
2500 N. Federal Highway #103
Fort Lauderdale, FL 33305
File Number
RZ 520154943 & CU 1020154941
Project Location
7305 Commercial Circle, 130 feet
west of Kings Highway
Future Land Use
TVC (Towns, Villages and Coun-
tryside)
Zoning
Existing: IL (Industrial, Light)
Proposed: I (Institutional)
Staff Recommendation
Forward this petition to the Board
of County Commissioners with a
recommendation of denial.
Public Hearing Notice
Thursday, March, 17, 2016
Notice of Proposed Change in Zoning From
IL (Industrial, Light) to I (Institutional) and Conditional Use
Permit for a Drug and Alcohol Rehabilitation Center
Project Description
NDW Holdings, LLC has requested a
change in zoning from the IL (Industrial,
Light) Zoning District to the I
(Institutional) Zoning District to allow for
the consideration of a concurrent condi-
tional use application for the establish-
ment of a drug and alcohol detox rehabil-
itation center. The 1.93 acre parcel con-
tains a 14,776 square foot building origi-
nally constructed for a tax software de-
velopment business. The parcel is locat-
ed within the Kings Highway Industrial
Park, 130 feet west of Kings Highway.
Further details are available in the
Planning and Development Services
Department—please contact:
Staff Diana Waite, AICP
Tel 772.462.1577
Email waited@stlucieco.org
Mail 2300 Virginia Avenue
Fort Pierce, FL 34982
The St. Lucie County Planning and Zon-
ing Commission has the power to review
and recommend to the St. Lucie County
Board of County Commissioners, for
approval or disapproval, any applica-
tions within their area of responsibility.
The Planning and Zoning Commission
strongly encourages your input and
comment at the public hearing. You may
also mail or email written comments
regarding this proceeding in advance of
the public hearing for inclusion in the
official record. Written comments to the
Planning and Zoning Commission
should be received by the Planning and
Development Services Department—
Planning Division at least 3 days prior to
the scheduled hearing.
Anyone with a disability requiring ac-
commodations to attend this meeting
may contact the SLC Community Risk
Manager at least 48 hours in advance
at 772.462.1546 or TDD 772.462.1428
Location:
BOCC Chambers
SLC Administration Annex,
2300 Virginia Avenue,
Fort Pierce, FL 34982
«Owner1 Fname»«Owner1
Lname»
«Address»
«City», «State» «ZIP»
Meeting Time:
6:00 PM (or soon thereafter )
PLANNING AND ZONING COMMISSION
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Revised March 17, 2011
Section 11.07.01(C) of the St. Lucie County Land Development Code provides that where a written
protest against an application for a Conditional Use Permit is signed by the owners of fifty (50) percent
or more of the area within five hundred (500) feet of the property affected by the proposed action, any
such Conditional Use Permit shall not be approved except by the favorable vote of four fifths (4/5) of
all of the Board of County Commissioners.
Please Return This Form To: St. Lucie County Planning & Dev. Serv. Dept. ‐Planning Div.
ATTN: Diana Waite, Senior Planner
2300 Virginia Avenue, Ft. Pierce, FL 34982
Email waited@stlucieco.org or Fax (772) 462‐1581
Please check only one of the three following statements, and return by: March 16, 2016. Forms
returned without a name and address will not be considered. All returned forms are a matter of public
record and available for viewing upon request. Please attach additional pages with comments if
necessary.
I AM IN FAVOR OF THE PROPOSED CONDITIONAL USE ___
I AM NOT IN FAVOR OF THE PROPOSED CONDITIONAL USE ___
I HAVE NO OPINION ABOUT THE PROPOSED CONDITIONAL USE ___
I certify that as of the date written below, I am a property owner within 500 feet of the proposed
Conditional Use.
Name (Please Print): ____________________________________________________
Address: ____________________________________________________
____________________________________________________
Date: _ _____ Signature: __________________________
Please call, Diana Waite, Project Manager at (772) 462‐1577 if you have any questions.
PLANNING AND DEVELOPMENT
SERVICES DEPARTMENT
Planning Division
CONDITONAL USE REPONSE FORM
Project Description: Conditional Use Permit for a Drug and Alcohol Rehabilitation Center
Project Location: 7305 Commercial Circle, 130 feet west of Kings Highway
Current Zoning: IL (Industrial, Light)File No.:CU1020154941
Proposed Zoning: I (Institutional) File No.:RZ 520154943
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Parcel ID Owner1 Lname Owner1 Fname Owner2 Lname Owner2 Fname Address City State ZIP
133580300010004 Aaa Cooper Transportation PO Box 6827 Dothan AL 36302
133580100020005 APCS Inc 2001 N Kings Hwy Fort Pierce FL 34951
133544300010000 APCS Inc PO Box 650808 Vero Beach FL 32965
133580100030002 Commonwealth Multi-Properties Inc 16370 NW 8th Dr Pembroke Pines FL 33028
Agent Currie Bradley 469 NW Prima Vista Blvd Port St Lucie FL 34983
133580100430004 Eade John L 7324 Commercial Cir Fort Pierce FL 34951
133580100080007 Fraternia Corp 3400 Hanson Ct La Crosse WI 54603
133580100180000 Jacquin Paul E Jacquin Cheryl A PO Box 4343 Fort Pierce FL 34948
133580100420007 K and J Rental LLC PO Box 6181rd Vero Beach FL 32961
Applicant Kakon Nathan NDW Holdings LLC 2500 N Federal Hwy Ste 103Fort Lauderdale FL 33305
133633200150003 Minton Sun LLC 2000 N Kings Hwy Fort Pierce FL 34951
230211100030005 NSLRWCD 14666 Orange Ave Fort Pierce FL 34945
133633100000002 Omega Groves Llc %Michael Minton PO Box 2757 Fort Pierce FL 34954
133580100400003 Pressure Pro Inc 7300 Commercial Circle Fort Pierce FL 34951
133544100010004 Reid Julian M Reid Julie M 4220 70th Av Vero Beach FL 32961
133633300020002 SFWMD Attn: Land Management PO Box 24680 West Palm Beach FL 33416
230160100130009 State of Florida DOT 3400 W Commercial Blvd Fort Lauderdale FL 33309
230211100040002 Tavmel Investments LC % Paulo Melo 39 AC Hollman Land LLLP 150 SE 2nd Ave # 800 Miami FL 33131
133580100290000 Unifirst Corporation 68 Jonspin Rd Wilmington MA 01887
4.A.i
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16A »Wednesday,March 2,2016 »TREASURE COASTNEWSPAPERS»SC
from 1a
butright nowwehaven’t
beengiven direction as to
what those needsare.”
Askedwhat“emergency
response activities”are
called forinthe orderthe
DEPhas decidedtotake,
spokeswomanLoriElliott
repeated Scott’sposition
that thefederal govern-
mentisresponsible for
thedischargesbyinade-
quatelyfundingrepairsto
theHerbert Hoover Dike
around Lake Okeechobee.
Theneed:Money
TimKenney,owner of
theTacklefor Less bait
shop near theRoosevelt
Bridge in Stuart,saidhe
triedMonday to tell state
andfederal officials ex-
actlywhatheand others
withbusinessestiedtothe
riverand theIndianRiver
Lagoon need.
When Scott’sdeclara-
tion wasannounced,Ken-
ney said he thought“busi-
nesseslikeminewould
getsomehelp,like the
businessesaffected bythe
Gulf(ofMexico)oilspill.”
Kenney said salesinhis
shop thispastFebruary
aredown65to70percent
compared with February
last year.Hecalledthe of-
ficesofU.S.Sen.Marco
Rubio,Scottand Koon,as
well as theAtlanta office
of theFederal Emergency
ManagementAgency,to
seeiffinancialhelpwould
be available.
“All Igot wasarun-
around,”he said.“Iwas
told that theonlyway
therewould be anyfinan-
cial assistance wasfor
thepresident to declarea
national emergency.And
there’snothinginScott’s
declaration asking (Presi-
dent Barack)Obamato do
that.”
STillwaiTing
St.Lucie Countyoffi-
cialshavebeenintouch
with stateagenciesbut
are“stillawaitingfurther
information andguid-
ance on thestepsthatwill
be takenand therolewe
will be playing,”saidNi-
cole Fogerty,thecounty’s
legislativeaffairsmanager.
Meanwhile,Lake Owa-
tercontinuestopourinto
theSt.LucieRiver at arate
of more than 2billion gal-
lons aday,atotal of about
67.5billion gallonssince the
discharges beganJan.30.
Acombination ofLake O
discharges andrainwater
draining off farmland in
westernMartinand St.Lu-
ciecountieshas turned the
St.Lucie Riverbrown and
removedall thesalinity in
theestuary,which threat-
enstowipeout allthe riv-
er’s oystersand seagrass.
Aplume of brownwater
extendsout theSt.Lucie
Inletabout 2miles into
theAtlanticand stretches
southalong northern Jupi-
terIslandbeaches to near
Hobe Sound.
“Ifsomethingisan
emergency,youact on
it immediately,”Kenney
said.“That’s part of the
definition of ‘emergency.’
“Thisso-called declara-
tion of emergencyisjust
rhetoric.”
Thestate of emergency
ends March27but canbe
extendedtoMay 26.The
discharges areexpectedto
last at leastthatlong.
EMERGENCY
from 1A
Iwas told that theonlyway
therewould be anyfinan-
cial assistance wasfor thepresi-
dent to declareanationalemer-
gency.Andthere’s nothingin
Scott’sdeclaration asking (Presi-
dent Barack)Obama to do that.”
TimKenney,owner ofTackleforLess baitshop in Stuart
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ST.LUCIE COUNTY
PLANNING AND ZONING COMMISSION
PUBLIC HEARING AGENDA
March 17,2016
NOTICE OF APETITIONTOAMENDTHE OFFICIAL ZONINGATLASOFST.LUCIECOUNTYAND GRANT
ACONDITIONAL USE PERMIT TO ALLOW FOR THE ESTABLISHMENT OF ADRUGAND ALCOHOL
REHABILITATIONCENTER
The St.Lucie County Planning and Zoning Commission is scheduled to reviewand make
recommendations regarding the following items petitionedbythe applicant foradoption by the Board
of County CommissionersofSt.Lucie County,Florida,by resolution:
RESOLUTIONNO.TBD
ARESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST.LUCIE COUNTY
GRANTING ACHANGE IN ZONING FROM THE IL (INDUSTRIAL,LIGHT)ZONING DISTRICT
TO THE I(INSTITUTIONAL)ZONING DISTRICT FOR APARCEL LOCATED IN ST.LUCIE
COUNTY,FLORIDA.
AND
RESOLUTIONNO.TBD
ARESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS GRANTING NDW
HOLDINGS,LLC ACONDITIONAL USE PERMIT TO ESTABLISH ADRUGAND ALCOHOL
REHABILITATION CENTER IN THE I(INSTITUTIONAL)ZONING DISTRICT FOR PROPERTY
LOCATED IN ST.LUCIE COUNTY,FLORIDA.
APPLICANT:NDWHoldings,LLC
FILE NUMBER:RZ 1020152943and CU 1020154941
PURPOSE:Allowfor a60bed Drug and Alcohol Rehabilitation Center.
LOCATION:7305 Commercial Circle,FortPierceFL,130feet west of the entrance to theKing’sHighway
Industrial Park.
The Planning and Zoning Commission PUBLIC HEARING on this item will be held in the Commission
Chambers,Roger Poitras Annex,3rdFloor,St.Lucie CountyAdministration Building,2300 Virginia Avenue,
FortPierce,Florida on Thursday,March 17,2016 beginning at 6:00pmor assoon thereafteraspossible.
All interested persons will be given an opportunitytobeheard.Writtencomments received in advance of the
public hearing will also be considered.Writtencomments to the Planning and Zoning Commission should be
received by the Planning and Development Services Department -Planning Division at least 3daysprior
to the scheduled hearing.The petition file is available forreviewatthe Planning and Development Services
Department–PlanningOffices located at 2300 Virginia Avenue,2nd Floor,FortPierce,Florida,during regular
business hours.Please call (772)462-2822 or TDD (772)462-1428 if youhaveany questions or require
additional information about this petition.
The St.Lucie CountyPlanning and Zoning Commission has the powertoreviewand recommend to the
St.Lucie CountyBoardofCountyCommissioners,forapproval or disapproval,anyapplications within their
area of responsibility.
The proceedings of the Planning and Zoning Commission areelectronicallyrecorded.PURSUANT TO
SECTION 286.0105,FLORIDASTATUTES,if aperson decides to appeal anydecision made by the Planning
and Zoning Commission with respect to anymatterconsidered at ameeting or hearing,heorshe will need
arecordofthe proceedings.For such purpose,heorshe mayneed to ensurethat averbatim recordofthe
proceedingsis made,which recordincludes the testimonyand evidenceupon whichthe appeal isto bebased.
Upon the request of anyparty to the proceeding,individuals testifying during ahearing will be swornin.
Anyparty to the proceeding will be granted an opportunitytocross-examine anyindividual testifying during a
hearing upon request.If it becomes necessary,apublic hearing maybecontinuedto adatecertain.
Anyone with adisabilityrequiring accommodation to attend this meeting should contact the St.Lucie County
Risk Manager at least forty-eight (48)hoursprior to the meeting at (772)462-1546 orT.D.D.(772)462-1428.
PLANNING AND ZONING COMMISSION/
LOCALPLANNINGAGENCY
ST.LUCIE COUNTY,FLORIDA
/S/STEPHANIE MORGAN,CHAIRMAN
PUBLISH DATE:March 3,2016
3754 SE Ocean Blvd.,Sewall’sPoint
772-288-1222
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ITEM NO. (ID # 3398)
DATE: 03/17/2016
AGENDA REQUEST *
QUASI-JUDICIAL
BACKGROUND:
This item is a request by NDW Holdings, LLC for the establishment of a drug and alcohol rehabilitation center
within an existing 14, 446 square foot building located on a 1.93 acre parcel within the Kings Highway
Industrial Park. The application was submitted concurrent with an application for a change in zoning to the
Institutional Zoning District to allow for the consideration of the proposed conditional use.
The St. Lucie County Land Development Code (LDC) Code Section 3.01.03(X) (7) (k) allows Medical and other
health services (80) under the list of conditional uses in the proposed (Institutional) Zoning District. The
Standard Industrial Code Group 80, entitled Health Services classifies the proposed drug and alcohol
rehabilitation center under the category for Specialty Hospitals (8069). These facilities provide diagnostic
services and treatment and other hospital services for specialized categories of patients.
The applicant proposes a 60 bed drug and alcohol detox rehabilitation center providing a 5-7 day
treatment program with medical staff at the facility 24 hours a day. All activities would occur indoors as
the patients are not active during the detox phase of their treatment. The building's outdoor patio would
be utilized as a smoking area. If approved, the conditional use permit would be subject to the issuance of
a state license and the conditions of approval set forth in the draft resolution.
Staff is concerned that locating the medical rehabilitation use within an established Industrial Park and
designated Foreign Trade Zone may adversely impact the existing and future businesses in the park as
well as clients of the proposed medical facility.
On March 9, 2016 the applicant held a neighborhood meeting after notifying property owners within 500
feet of the subject property. Five property owners attended the meeting. At that meeting the applicant
described the proposed project operations and discussed the owners' concerns related to security, traffic
and other potential uses. The applicant's agent relayed that security cameras would be installed,
patients would not be driving to and from the facility, and the detox center would be the only conditional
use allowed. The owners advised the agent of problems with the wastewater system, which was also
TO: St. Lucie County Planning & Zoning Commission
PRESENTED BY: Diana Waite, Senior Planner
SUBMITTED BY: Planning Division
SUBJECT: Resolution Granting a Conditional Use Permit for a Drug and Alcohol
Rehabilitation Center in I (Institutional) Zoning
4.B
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Updated: 3/10/2016 4:50 PM by Bonnie Landry Page 2
identified by Fort Pierce Utility Authority staff during the project review. The repairs will be required
prior to the establishment of service.
Staff has determined the petition does not meet the standards of review as set forth in Section 11.07.03
of the St. Lucie County Land Development Code and is in conflict with the goals, objectives, and policies
of the St. Lucie County Comprehensive Plan.
PREVIOUS ACTION:
None
FINANCIAL IMPACT:
N/A
RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission forward a recommendation of denial to the
Board of County Commissioners.
COMMISSION ACTION:
Coordination/Signatures
4.B
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Document Date 3/5/2016
Planning & Zoning Commission
Planning Division Agenda Item Summary
Applicant
NDW Holdings, LLC
Nathan Kakon
2500 N. Federal Highway, Ste 103
Fort Lauderdale, FL 33305
File Number
CU 1020154941
Project Location
7305 Commercial Circle, 130 feet
west of Kings Highway
Future Land Use
TVC (Towns, Villages and Coun-
tryside)
Zoning
Existing: IL (Industrial, Light)
Proposed: I (Institutional)
Staff Recommendation
Forward this petition to the Board
of County Commissioners with a
recommendation of denial.
Project Manager
Diana Waite, AICP
Senior Planner
772.462.1577
waited@stlucieco.org
AGENDA ITEM No.
NDW Holdings, LLC for a Conditional Use Permit
for a Drug and Alcohol Rehabilitation Center
Project Description
This request is to allow for the estab-
lishment of a drug and alcohol reha-
bilitation center, upon approval of the
associated application for a change
in zoning to Institutional. The appli-
cant is proposing a 60 bed inpatient
medical detox facility for the treat-
ment of drug and alcohol addictions.
The patients would receive treatment
for 5 to 7 days with medical staff on-
site 24 hours a day.
The subject parcel contains 1.93
acres with a 14,776 square foot
building originally constructed for a
software development center. Ac-
cess to the site is from Commercial
Circle, approximately 130 feet south
of West Kings Highway. The parcel
is located within the Kings Highway
Industrial Park.
Previous Action
None
Notice Requirements
Public hearing notice was placed in
the St. Lucie News Tribune, letters
sent to property owners within 500
feet of the subject property, and a
sign placed on the property.
Public Comment Received
None
Hearing Date
3/17/2016
Project Location: 7305 Commercial Circle, 130 feet west of Kings Hwy.
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Planning and Development
Services Department
Planning Division
M E M O R A N D U M
TO: Planning and Zoning Commission
THROUGH: Leslie Olson, AICP, Planning & Development Services Director
Bonnie C. Landry, AICP, Planning Manager
FROM: Diana Waite, AICP, Senior Planner
DATE: March 17, 2016
SUBJECT: Petition of NDW Holdings, LLC for a Conditional Use Permit to allow an Alcohol
And Drug Rehabilitation Center for property located at 7305 Commercial Circle.
Requested
Action: Grant a Conditional Use Permit approval to allow a 60 bed Drug and
Alcohol Detox Rehabilitation Center (SIC80) in I (Institutional) Zoning.
Purpose: The purpose of the requested Conditional Use Permit is to allow for
inpatient drug and alcohol detox rehabilitation treatment in a Specialty
Hospital. This conditional use may be considered under the provisions of
SLC Land Development Code (LDC) Section 3.01.03(X)(7)(k), Conditional
Uses: Medical and Other Health Services (80).
Location: 7305 Commercial Circle, 130 feet west of Kings Highway, within the Kings
Highway Industrial Park.
Parcel Number: 1335-801-0003-0002
Parcel Size: 1.93 acres
Future Land
Use Designation: TVC (Towns, Villages and Countryside)
Existing Zoning: IL (Industrial, Light)
Proposed Zoning: I (Institutional)
Concurrent
Application: Change in Zoning from IL (Industrial, Light) to I (Institutional)
4.B.b
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Planning and Zoning Commission
CU 1020154941
March 17, 2016
Page 2
Utility Service: Fort Pierce Utilities Authority (FPUA) provides water and
wastewater service to the site.
Fire/EMS Protection: Station #4 (St. Lucie Airport) is located approximately 3 miles to
the northeast.
Transportation Impacts:
Right-of-way
Adequacy: Commerce Circle is a County owned and maintained road with a
60 foot right-of-way along the parcels frontage.
Type of Concurrency
Document Required: Concurrency of Capacity
Surrounding Land Use and Zoning:
Existing Conditions:
Front of Building South View - Al’s Family Farm
Location
Future Land Use
Zoning
Existing Land Use
Adjacent
Parcels
North
TVC (Towns, Villages
and Countryside)
IL (Industrial) Pressure Pro warehouse
32,602 sf building area
South TVC (Towns, Villages
and Countryside)
IL (Industrial) Al’s Family Farm citrus
processing, sales and
restaurant 15,496 sf building
East TVC (Towns, Villages
and Countryside)
IL (Industrial) Red Barn Grill parking and
playground associated with
Al’s Family Farm
West TVC (Towns, Villages
and Countryside)
IL (Industrial) AAA Cooper Transportation,
16,500 sf distribution facility
4.B.b
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Planning and Zoning Commission
CU 1020154941
March 17, 2016
Page 3
North View - Pressure Pro Building view from the Red Barn Grill driveway
Background:
Previous actions related to the petition site:
August 3, 2007 - August 17, 2012 Universal Tax Systems Inc. tax software developers operated
at the facility.
May 30, 2006 - Ordinance 16-017 adopted the Land Development Code, TVC Overlay Zone
Section 4.04.00 to guide development within the special district.
May 16, 2006 - Ordinance 06-019 - Future Land Use adopting the TVC (Towns, Villages and
Countryside) amendments changing the project lands from IND (Industrial) to TVC.
March 22, 2001 - October 25, 2007 - ATX Forms office for tax software developers operated at
the facility.
April 17, 2000 - CD Order 00-005 granted minor site plan approval to ATX Forms for
development of a 14,447 square foot building on the subject 1.93 acre tract.
May 4, 1988 – Kings Highway Industrial Park Unit One was platted creating the subject lots.
Summary
The applicant is proposing a drug and alcohol detox rehabilitation center for inpatient treatment
only. This use is classified under Standard Industrial Code (SIC) Medical Services (80) group as
a Specialty Hospital (SIC 8069). A Specialty Hospital is described as establishments primarily
engaged in the diagnoses services, treatment and other hospital services for specialized
categories of patients, except mental health.
The applicant has indicated the center will provide detox treatment for a period of 5-7 days with
medical staff at the facility on a 24 hours basis. Sixty (60) beds would be provided for inpatient
treatment only. No outpatient services would be provided at the proposed location. The facility
would require licensure from the Florida Department of Children and Families.
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Planning and Zoning Commission
CU 1020154941
March 17, 2016
Page 4
Currently, substance abuse inpatient programs in St. Lucie County include New Horizons and
the Florida Center for Recovery on West Midway Road, DATA on Selvitz Road, the Counseling
and Recovery Center on Orange Avenue, and Restoration Ministries on 7th Street. A new facility
is also currently in review for location on West Midway Road.
**************************************************************
STANDARDS OF REVIEW
AS SET FORTH IN SECTION 11.07.03
ST. LUCIE COUNTY LAND DEVELOPMENT CODE
In reviewing this application for the proposed conditional use, the Board of County Commission
shall consider and make the following determinations:
1. Consistency with the local code and comprehensive plan.
The St. Lucie County Land Development Code (LDC) Code Section 3.01.03(X)(7) allows
Medical and Other Health Services (SIC 80) under the list of conditional uses in the proposed
(Institutional) Zoning District. Upon approval of the associated application for a change in zoning
to the Institutional Zoning District the Board of County Commissioners may consider approval
of the conditional uses compliance with the standards of review set forth in with LDC Section
11.07.03. The first standard requires a determination that the project is not in conflict with the
land development code and 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 in the surrounding area. Based upon staff’s review, the proposed drug and
alcohol rehabilitation center is not compatible with the existing and proposed industrial uses
surrounding the subject parcel and is in conflict with the following Comprehensive Plan
directives:
Future Land Use (FLU) Policy 1.1.8.10 - Encourage the use of existing commercial and
industrial designated lands within the urban service area, through requiring a strict
demonstration of service availability, before authorizing Land Use and Zoning
amendments in areas not presently indicated as having such a designation.
The conversion of industrial lands to a non-industrial use would reduce lands available
for industrial opportunities and may redirect future industrial uses to less suitable areas.
FLU Objective 1.1.11: St. Lucie County shall continue to work with the interested groups
and agencies to increase and broaden the County’s economic base while expanding
existing business and industrial opportunities.
This would reduce existing industrial opportunities in one of the County’s most productive
industrial parks.
Economic Development Objective 11.1.10: To position St. Lucie County as a competitive
business environment both at the regional and national levels, and, to create the
conditions of sustainable economic development by promoting high-wage, high-quality
employment opportunities.
4.B.b
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CU 1020154941
March 17, 2016
Page 5
The proposed facility would be located within an established industrial park within a
Foreign Trade Zone (FTZ). The Comprehensive Plan describes FTZs as secure
industrial parks and specialized warehouses considered to be outside of the US Customs
territory, typically located close to a port of entry. The following are FTZs in St. Lucie
County:
− Kings Highway Industrial Park
− Airport North
− St. Lucie West Commerce Park
− Airport Industrial Park
− Airport South
Locating a drug and alcohol detox rehabilitation facility within an established industrial
park may deter new industrial business from locating within the park and result in conflicts
based upon the incompatibility of land uses.
Economic Development Policy 10.2.1.7 - Assist in the promotion, development and
implementation of Foreign Trade Zone services in St. Lucie County.
Approval of the petition will remove lands from the County’s foreign trade zone inventory.
FLU Policy 1.1.15.5 The Airport Overlay Zone shall prohibit incompatible uses such as
homes, schools, nursing homes, hospitals, and libraries according to the Federal Aviation
Administration (FAA) Land Use Compatibility and Airports, a Guide for Efficient Land Use
Planning and those uses that create electrical interference ….
The subject parcel is located within the County’s Airport Overlay Zone.
2. Effect on Adjacent Properties:
a. Whether and the extent to which the proposed conditional use would have an
adverse impact on nearby properties;
The proposed conditional use may have an adverse impact on existing and future industrial
uses within the Kings Highway Industrial Park. The drug and alcohol detox center would be
a medical use facility that is not compatible with the existing or planned character of the
industrial park. Based upon the incompatibility of these uses, future industrial businesses
could be redirected to less desirable locations outside the park. The rehabilitation center
patients may also be negatively impacted by noise and odors that can be produced by
industrial uses.
b. Whether the proposed conditional use is compatible with the existing or planned
character of the neighborhood;
The drug and alcohol rehabilitation center is proposed for location within the Kings
Highway Industrial Park, an established 120+ acres industrial subdivision that is
designated Foreign Trade Zone. The proposed medical use is not compatible with the
industrial nature of the subdivsion.
As an example, the County’s noise control ordinance (Code of Ordinances Section 1-13-
8) regulates the level of noise by land use, with industrial being the highest decibel level
4.B.b
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Planning and Zoning Commission
CU 1020154941
March 17, 2016
Page 6
allowed and residential having the lowest level. The ordinance would continue to allow
the existing industrial uses to operate at the industrial decibel levels established prior to
locating the adjacent residential use. This may result in an undesirable environment for
the rehabilitation center and conflicts between the incompatible land uses.
c. Whether all reasonable steps have been taken to minimize an adverse effect of the
proposed conditional use on the immediate vicinity through building design, site
design, landscaping, and screening; and
The subject site is developed. The building is enclosed with landscape buffers around
the site and adequate parking. Additional screening could further buffer the medical use
from the potential adverse effects from the industrial uses.
d. Whether the proposed conditional use will be constructed, arranged, and operated
so as not to interfere with the development and use of neighboring property, in
accordance with applicable district regulations.
The site is already developed with a 14,776 square foot building that was constructed for
a software developer and distributer. If approved, a full set of plans showing the building
meeting all the requirements in the Florida Building Codes for the proposed occupancy
type will be required. Some of the changes might be but not limited to Fire Sprinklers,
Rated Corridors and Rated Fire Doors unless they are already in place.
3. Whether and the extent to which the proposed conditional use would be served by
adequate public facilities and services including but not limited to transportation
facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass
transit, and emergency medical facilities;
The proposed request is not expected to result in excess demands on public facilities. As
required by Capital Improvement Element Policy 9.1.4.5 staff has determined there is
sufficient public facility capacity to accommodate the proposed change in use and maintain
the existing level of service. Prior to issuance of any final development order a Certificate of
Capacity will be issued.
Drainage
Kings Highway Industrial Park is served by a master drainage system that serves the project
site with an outfall into the Fort Pierce Farms Water Control District Canal 21.
Water and Wastewater
Fort Pierce Utilities Authority (FPUA) provides water and wastewater service to the
developed site. FPUA staff indicated that a transition manhole is in need of repair as is the
cleanout. These items will need to be repaired prior to service.
Transportation
Commerce Circle has an existing 60 foot wide road right-of-way at the project location. The
applicant has submitted a transportation summary demonstrating that the proposed change
in use will not result in a reduction of the existing Level of Service C on Kings Highway.
The traffic summary reported that the detox center would generate less overall trips than the
previous office space. The analysis shows a slight increase of 2 peak hour trips exiting in the
morning and 2 peak hour trips entering in the afternoon. Based upon 2014 traffic counts
4.B.b
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Planning and Zoning Commission
CU 1020154941
March 17, 2016
Page 7
Kings Highway, between Okeechobee Road and St. Lucie Boulevard is operating at a Level
of Service C and the addition of the 2 off-peak hour trips will not result in a decrease in the
level of service.
4. Whether and the extent to which the proposed amendment would result in significant
adverse impacts on the natural environment;
The proposed petition is not expected to create significant adverse impacts on the natural
environment. The 1.93 acre site is a developed industrial parcel with little native vegetation.
Prior to issuance of a Zoning Compliance Certificate for the new use the landscaping onsite
will be reviewed for consistency with the previously approved landscape plan. Environmental
Resources staff has recommended the following conditions of approval which have been
incorporated into the draft resolution for the project.
Conditions of Approval
1) Within 90 days of site plan approval all FLEPPC Category I listed invasive exotic
vegetation shall be removed and treated with herbicide.
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.
3) All other applicable state or federal permits must be obtained before commencement of
the development.
Recommendation
Staff finds that this petition does not meet the standards of review as set forth in Section 11.07.03
of the St. Lucie County Land Development Code. The proposed use is in conflict with the goals,
objectives, and policies of the St. Lucie County Comprehensive Plan and incompatible with the
surrounding industrial uses within the Kings Highway Industrial Park Foreign Trade Zone.
Staff recommends that you forward this petition to the Board of County Commissioners with a
recommendation of denial.
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Planning and Zoning Commission
CU 1020154941
March 17, 2016
Page 8
Suggested motions to recommend approval/denial of this request:
MOTION TO APPROVE:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING
COMMISSION OF ST. LUCIE COUNTY RECOMMEND THAT THE ST. LUCIE COUNTY
BOARD OF COUNTY COMMISSIONERS APPROVE THE PETITION OF NDW HOLDINGS,
LLC FOR A CONDITIONAL USE PERMIT IN THE I (INSTITUTIONAL) ZONING DISTRICT TO
ALLOW A DRUG AND ALCOHOL REHABILITATION CENTER BECAUSE . . . .
[CITE REASON(S) WHY - PLEASE BE SPECIFIC]
MOTION TO DENY:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING
COMMISSION OF ST. LUCIE COUNTY RECOMMEND THAT THE ST. LUCIE COUNTY
BOARD OF COUNTY COMMISSIONERS DENY APPROVAL OF THE PETITION OF NDW
HOLDINGS, LLC, FOR A CONDITIONAL USE PERMIT IN THE I (INSTITUTIONAL) ZONING
DISTRICT TO ALLOW A DRUG AND ALCOHOL REHABILITATION CENTER BECAUSE . . . .
CITE REASON(S) WHY - PLEASE BE SPECIFIC]
4.B.b
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Environmental Resources
Department
Final Report
TO: Diana Waite, Planning & Development Services Department
THROUGH: Amy Griffin, Environmental Resources Director
FROM: Jennifer McGee, Senior Environmental Planner
DATE: March 9, 2016
SUBJECT: Commercial Circle Rehabilitation Center
Rezoning/Conditional Use
RZ 1020154943
CU 1020154941
Background
The Environmental Resources Department (ERD) received the October 9, 2015 Planning and
Development Services submittal. The applicant requests a rezoning from Industrial Light to
Institutional and conditional use approval in order to allow for a 60 bed drug and alcohol detox
facility. Environmental Resources staff has completed a site visit and review. The 1.93-acre project
site is located at 7305 Commercial Circle and consists of an existing commercial building with
associate parking and landscaping.
Findings
The site is currently developed, therefore ERD does not anticipate negative environmental impacts
associated with the proposed change in use. Landscaping onsite shall be consistent with the
previously approved landscape plan prepared by William Flint dated 4/6/2000 and stamped
approved 4/17/2000.
Conditions of Approval
1) Prior to Zoning Compliance approval all FLEPPC Category I listed invasive exotic vegetation
shall be removed and treated with herbicide.
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.
3) All other applicable state or federal permits must be obtained before commencement of the
development.
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March 17, 2016 draft Resolution No. TBD
Page 1 RZ 520154943
RESOLUTION NO. TBD 1
FILE NO.: CU1020154941 2
3
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF 4
ST. LUCIE COUNTY GRANTING A CONDITIONAL USE PERMIT FOR A 5
DRUG AND ALCOHOL REHABILITATION CENTER IN I 6
(INSTITUTIONAL) ZONING DISTRICT FOR A PARCEL LOCATED IN 7
ST. LUCIE COUNTY, FLORIDA. 8
9
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on 10
the testimony and evidence, including, but not limited to the staff report, has made the 11
following determinations: 12
13
1. NDW, Holdings, LLC petitioned for a Conditional Use Permit to allow for the 14
establishment of an inpatient drug and alcohol detox rehabilitation center in I 15
(Institutional) Zoning District for a 1.93 acre parcel depicted on Exhibit “A” and 16
described in Part A below. 17
18
2. On March 17, 2016, the St. Lucie County Planning and Zoning Commission held a 19
public hearing on the petition, after publishing notice at least 10 days prior to the 20
hearing and notifying by mail all owners of property within 500 feet of the subject 21
property, and recommended that the Board of County Commissioners approve/deny 22
the conditional use permit. 23
24
3. On ______, this Board held a public hearing on the petition, after publishing notice at 25
least 10 days prior to the hearing and notifying by mail all owners of property within 26
500 feet of the subject property. 27
28
4. The proposed Conditional Use Permit, with the conditions herein, is/is not consistent 29
with the goals, objectives and policies of the St. Lucie County Comprehensive Plan 30
and has satisfied the requirements of Section 11.07.03 of the St. Lucie County Land 31
Development Code, subject to the conditions in Part A below. 32
33
5. With the proposed conditions, the project will not/have an undue adverse effect on 34
adjacent property, the character of the neighborhood, traffic conditions, parking, 35
utility facilities, or other matters affecting the public health, safety and general 36
welfare. 37
38
6. Planning Staff has performed a detailed analysis of the project and determined it to 39
be consistent with the St. Lucie County Land Development Code and 40
4.B.d
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March 17, 2016 draft Resolution No. TBD
Page 2 RZ 520154943
Comprehensive Plan. The analysis is found in the Planning and Development 1
Services Staff Report for the Commercial Circle Drug and Alcohol Rehabilitation 2
Center, dated March 17, 2016. 3
4
7. The applicant has received a Certificate of Capacity, a copy of which is attached to 5
this order as Exhibit “B”, as required under Chapter V, St. Lucie County Land 6
Development Code. 7
8
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of 9
St. Lucie County, Florida: 10
11
A. Pursuant to Section 11.07.03 of the St. Lucie County Land Development Code, a 12
Conditional Use Permit that allows for the establishment of a Drug and Alcohol 13
Rehabilitation Center for the property described below is hereby approved 14
subject to the following conditions: 15
16
1. The proposed facility shall be limited to inpatient Drug and Alcohol 17
Detox Rehabilitation Only. 18
19
2. The number of patients/clients shall be limited to a maximum of 60 20
patients. Any increase in patient number or the size of the facility shall 21
require a major adjustment to this Conditional Use Permit and approval 22
by the Board of County Commissioners. 23
24
3. Full time onsite medical staff shall be maintained 24 hours a day, 7 25
days a week. 26
27
4. The applicant shall maintain all required permits and licenses from the 28
Florida Department of Children and Families and other applicable 29
agencies for operation of the facility. A copy of the Department of 30
Children and Families license shall be required prior to issuance of a 31
Certificate of Zoning Compliance. 32
33
5. The Department of Children and Families license shall be issued to the 34
applicant/owner of the rehabilitation center. Any change in licensure or 35
ownership of the property shall require a modification to this conditional 36
use. 37
38
6. Within 90 days of site plan approval all FLEPPC Category I listed 39
invasive exotic vegetation shall be removed and treated with herbicide. 40
41
4.B.d
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March 17, 2016 draft Resolution No. TBD
Page 3 RZ 520154943
7. The issuance of County development permit does not in any way 1
create any rights on the part of the applicant to obtain a permit from a 2
state or federal agency and does not create any liability on the part of 3
the County if the applicant fails to obtain requisite approvals or fulfill 4
the obligations imposed by a state or federal agency or undertakes 5
actions that result in a violation of state or federal law. 6
7
8. All other applicable state or federal permits must be obtained before 8
commencement of the development. 9
10
B. The property on which this Conditional Use Permit is being granted/denied is 11
described as follows: 12
13
LOTS 2 AND 3, BLOCK A, KINGS HIGHWAY INDUSTRIAL PARK UNIT 14
ONE, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT 15
BOOK 26, PAGE(S) 16, OF THE PUBLIC RECORDS OF ST. LUCIE 16
COUNTY, FLORIDA. 17
18
ADDRESS: 7305 COMMERCIAL CIRCLE, FORT PIERCE, FL 34951 19
20
PARCEL ID: 1335-801-0003-0002 21
22
B. The approvals and authorizations granted by this Resolution are granted to the 23
applicant for the purpose of obtaining a Building Permit or Zoning Compliance 24
from St. Lucie County, and are not assignable to any other party or institution. 25
Should the petitioners choose or decide to assign this business to another entity 26
or individual, a minor adjustment to the Conditional Use Permit shall be required. 27
28
C. The approvals and authorizations granted by this Resolution shall expire on 29
_____________, 2016, unless Certificate of Zoning Compliance is obtained for 30
the uses described in Part A above, or an extension has been granted in 31
accordance with Section 11.07.05(F), St. Lucie County Land Development Code. 32
33
D. The Certificate of Capacity, a copy of which is attached to this resolution, shall 34
remain valid for the period of Conditional Use approval. Should the Conditional 35
Use approval granted by this resolution expire or an extension be sought 36
pursuant to Section 11.07.05(F) of the St. Lucie County Land Development 37
Code, a new Certificate of Capacity document shall be required. 38
39
E. The St. Lucie County Planning and Development Services Department Director 40
is hereby authorized and directed to cause the notation of this resolution to be 41
4.B.d
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March 17, 2016 draft Resolution No. TBD
Page 4 RZ 520154943
made on the Official Zoning Map of St. Lucie County, Florida, and to make the 1
notation of reference to the date of adoption of this resolution. 2
3
F. This Resolution shall be recorded in the Public Records. 4
5
After motion and second, the vote on this resolution was as follows: 6
7
Chairman Kim Johnson XXX 8
9
Vice-Chairman Chris Dzadovsky XXX 10
11
Commissioner Frannie Hutchinson XXX 12
13
Commissioner Paula Lewis XXX 14
15
Commissioner Tod Mowery XXX 16
17
18
PASSED AND DULY ADOPTED This ____ Day of ____, 2016. 19
20
BOARD OF COUNTY COMMISSIONERS 21
ST. LUCIE COUNTY, FLORIDA 22
23
24
25
BY _________________________ 26
Chairman 27
28
29
ATTEST: APPROVED AS TO FORM 30
AND CORRECTNESS: 31
32
33
34
__________________________ _________________________ 35
Deputy Clerk County Attorney 36
37
38
39
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March 17, 2016 draft Resolution No. TBD
Page 5 RZ 520154943
EXHIBIT A 1
2 3
4
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Attachment4.B.f: Application (3398 : Res- Commercial Circle Rehabilitation Conditional Use)
PLEASE CALL THE NUMBER LISTED BELOW IF THERE ARE ANY PROBLEMS WITH THIS DOCUMENT
ENGINEERING DESIGN & CONSTRUCTION, INC
CIVIL ENGINEERS SPECIALIZING IN LAND DEVELOPMENT
1934 Tucker Court, Fort Pierce, FL 34950 ph:(772) 462-2455 fx:(772) 462-2454
Visit us at: www.edc-inc.com
LOTS 2 AND 3, BLOCK A, KINGS HIGHWAY INDUSTRIAL PARK UNIT ONE, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 26, PAGE(S) 16, OF THE PUBLIC RECORDS OF ST.
LUCIE COUNTY, FLORIDA.
ADDRESS: 7305 COMMERCIAL CIRCLE
FORT PIERCE, FL. 34951
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X. I INSTITUTIONAL.
1.
Purpose. The purpose of this district is to provide and protect and environment suitable for
institutional, public, and quasi-public uses, together with such other uses as may be compatible
with institutional, public, and quasi-public 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. Community residential homes subject to the provisions of Section 7.10.07. (999)
b. Family day care homes. (999)
c. 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 the 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)
d. Institutional residential homes. (999)
e. Parks. (999)
f. Police and fire protection. (9221,9224)
g. Recreational activities. (999)
h. Religious organizations. (866)
3. Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00
4. Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00
5. Off-Street Parking and Loading Requirements. Off-street parking and loading requirements are
subject to Section 7.06.00
6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00
7. Conditional Uses:
a. Amphitheaters. (999)
b. Cemeteries. (6553)
c. Membership organizations. (86)
d. Correctional institutions. (9223)
e. Cultural activities and nature exhibitions. (999)
f. Educational services and facilities. (82)
g. Executive, legislative, and judicial functions. (91, 92, 93, 94, 95, 96, 97)
h. Fairgrounds. (999)
i. Funeral and crematory services. (726)
j. Theaters. (999)
k. Medical and other health services. (80)
l. Postal service. (43)
m. Residential care facilities for serious or habitual juvenile offenders. (999)
n. Social services. (83)
o. Sporting and recreational camps. (7032)
p. Stadiums, arenas, race tracks. (794)
q. Telecommunication towers - subject to the standards of Section 7.10.23. (999)
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8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the
following:
a. Drinking places (alcoholic beverages related to civic, social, and fraternal uses). (999)
b. Restaurants. (Including the sale of alcoholic beverages for on-premises consumption only.)
(999)
c. Funeral and crematory services. (726)
d. Heliport landing/takeoff pads. (999)
e. Detached single-family dwelling unit or mobile home, for on-site security purposes. (999)
f. Residence halls or dormitories. (999)
g. Solar energy systems, subject to the requirements of Section 7.10.28
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Date Mailed 03/05/2016
Planning and Development Services Department 772.462. 2822
Applicant
NDW Holdings, LLC
Nathan Kakon
2500 N. Federal Highway #103
Fort Lauderdale, FL 33305
File Number
RZ 520154943 & CU 1020154941
Project Location
7305 Commercial Circle, 130 feet
west of Kings Highway
Future Land Use
TVC (Towns, Villages and Coun-
tryside)
Zoning
Existing: IL (Industrial, Light)
Proposed: I (Institutional)
Staff Recommendation
Forward this petition to the Board
of County Commissioners with a
recommendation of denial.
Public Hearing Notice
Thursday, March, 17, 2016
Notice of Proposed Change in Zoning From
IL (Industrial, Light) to I (Institutional) and Conditional Use
Permit for a Drug and Alcohol Rehabilitation Center
Project Description
NDW Holdings, LLC has requested a
change in zoning from the IL (Industrial,
Light) Zoning District to the I
(Institutional) Zoning District to allow for
the consideration of a concurrent condi-
tional use application for the establish-
ment of a drug and alcohol detox rehabil-
itation center. The 1.93 acre parcel con-
tains a 14,776 square foot building origi-
nally constructed for a tax software de-
velopment business. The parcel is locat-
ed within the Kings Highway Industrial
Park, 130 feet west of Kings Highway.
Further details are available in the
Planning and Development Services
Department—please contact:
Staff Diana Waite, AICP
Tel 772.462.1577
Email waited@stlucieco.org
Mail 2300 Virginia Avenue
Fort Pierce, FL 34982
The St. Lucie County Planning and Zon-
ing Commission has the power to review
and recommend to the St. Lucie County
Board of County Commissioners, for
approval or disapproval, any applica-
tions within their area of responsibility.
The Planning and Zoning Commission
strongly encourages your input and
comment at the public hearing. You may
also mail or email written comments
regarding this proceeding in advance of
the public hearing for inclusion in the
official record. Written comments to the
Planning and Zoning Commission
should be received by the Planning and
Development Services Department—
Planning Division at least 3 days prior to
the scheduled hearing.
Anyone with a disability requiring ac-
commodations to attend this meeting
may contact the SLC Community Risk
Manager at least 48 hours in advance
at 772.462.1546 or TDD 772.462.1428
Location:
BOCC Chambers
SLC Administration Annex,
2300 Virginia Avenue,
Fort Pierce, FL 34982
«Owner1 Fname»«Owner1
Lname»
«Address»
«City», «State» «ZIP»
Meeting Time:
6:00 PM (or soon thereafter )
PLANNING AND ZONING COMMISSION
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Revised March 17, 2011
Section 11.07.01(C) of the St. Lucie County Land Development Code provides that where a written
protest against an application for a Conditional Use Permit is signed by the owners of fifty (50) percent
or more of the area within five hundred (500) feet of the property affected by the proposed action, any
such Conditional Use Permit shall not be approved except by the favorable vote of four fifths (4/5) of
all of the Board of County Commissioners.
Please Return This Form To: St. Lucie County Planning & Dev. Serv. Dept. ‐Planning Div.
ATTN: Diana Waite, Senior Planner
2300 Virginia Avenue, Ft. Pierce, FL 34982
Email waited@stlucieco.org or Fax (772) 462‐1581
Please check only one of the three following statements, and return by: March 16, 2016. Forms
returned without a name and address will not be considered. All returned forms are a matter of public
record and available for viewing upon request. Please attach additional pages with comments if
necessary.
I AM IN FAVOR OF THE PROPOSED CONDITIONAL USE ___
I AM NOT IN FAVOR OF THE PROPOSED CONDITIONAL USE ___
I HAVE NO OPINION ABOUT THE PROPOSED CONDITIONAL USE ___
I certify that as of the date written below, I am a property owner within 500 feet of the proposed
Conditional Use.
Name (Please Print): ____________________________________________________
Address: ____________________________________________________
____________________________________________________
Date: _ _____ Signature: __________________________
Please call, Diana Waite, Project Manager at (772) 462‐1577 if you have any questions.
PLANNING AND DEVELOPMENT
SERVICES DEPARTMENT
Planning Division
CONDITONAL USE REPONSE FORM
Project Description: Conditional Use Permit for a Drug and Alcohol Rehabilitation Center
Project Location: 7305 Commercial Circle, 130 feet west of Kings Highway
Current Zoning: IL (Industrial, Light)File No.:CU1020154941
Proposed Zoning: I (Institutional) File No.:RZ 520154943
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Parcel ID Owner1 Lname Owner1 Fname Owner2 Lname Owner2 Fname Address City State ZIP
133580300010004 Aaa Cooper Transportation PO Box 6827 Dothan AL 36302
133580100020005 APCS Inc 2001 N Kings Hwy Fort Pierce FL 34951
133544300010000 APCS Inc PO Box 650808 Vero Beach FL 32965
133580100030002 Commonwealth Multi-Properties Inc 16370 NW 8th Dr Pembroke Pines FL 33028
Agent Currie Bradley 469 NW Prima Vista Blvd Port St Lucie FL 34983
133580100430004 Eade John L 7324 Commercial Cir Fort Pierce FL 34951
133580100080007 Fraternia Corp 3400 Hanson Ct La Crosse WI 54603
133580100180000 Jacquin Paul E Jacquin Cheryl A PO Box 4343 Fort Pierce FL 34948
133580100420007 K and J Rental LLC PO Box 6181rd Vero Beach FL 32961
Applicant Kakon Nathan NDW Holdings LLC 2500 N Federal Hwy Ste 103Fort Lauderdale FL 33305
133633200150003 Minton Sun LLC 2000 N Kings Hwy Fort Pierce FL 34951
230211100030005 NSLRWCD 14666 Orange Ave Fort Pierce FL 34945
133633100000002 Omega Groves Llc %Michael Minton PO Box 2757 Fort Pierce FL 34954
133580100400003 Pressure Pro Inc 7300 Commercial Circle Fort Pierce FL 34951
133544100010004 Reid Julian M Reid Julie M 4220 70th Av Vero Beach FL 32961
133633300020002 SFWMD Attn: Land Management PO Box 24680 West Palm Beach FL 33416
230160100130009 State of Florida DOT 3400 W Commercial Blvd Fort Lauderdale FL 33309
230211100040002 Tavmel Investments LC % Paulo Melo 39 AC Hollman Land LLLP 150 SE 2nd Ave # 800 Miami FL 33131
133580100290000 Unifirst Corporation 68 Jonspin Rd Wilmington MA 01887
4.B.h
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16A »Wednesday,March 2,2016 »TREASURE COASTNEWSPAPERS»SC
from 1a
butright nowwehaven’t
beengiven direction as to
what those needsare.”
Askedwhat“emergency
response activities”are
called forinthe orderthe
DEPhas decidedtotake,
spokeswomanLoriElliott
repeated Scott’sposition
that thefederal govern-
mentisresponsible for
thedischargesbyinade-
quatelyfundingrepairsto
theHerbert Hoover Dike
around Lake Okeechobee.
Theneed:Money
TimKenney,owner of
theTacklefor Less bait
shop near theRoosevelt
Bridge in Stuart,saidhe
triedMonday to tell state
andfederal officials ex-
actlywhatheand others
withbusinessestiedtothe
riverand theIndianRiver
Lagoon need.
When Scott’sdeclara-
tion wasannounced,Ken-
ney said he thought“busi-
nesseslikeminewould
getsomehelp,like the
businessesaffected bythe
Gulf(ofMexico)oilspill.”
Kenney said salesinhis
shop thispastFebruary
aredown65to70percent
compared with February
last year.Hecalledthe of-
ficesofU.S.Sen.Marco
Rubio,Scottand Koon,as
well as theAtlanta office
of theFederal Emergency
ManagementAgency,to
seeiffinancialhelpwould
be available.
“All Igot wasarun-
around,”he said.“Iwas
told that theonlyway
therewould be anyfinan-
cial assistance wasfor
thepresident to declarea
national emergency.And
there’snothinginScott’s
declaration asking (Presi-
dent Barack)Obamato do
that.”
STillwaiTing
St.Lucie Countyoffi-
cialshavebeenintouch
with stateagenciesbut
are“stillawaitingfurther
information andguid-
ance on thestepsthatwill
be takenand therolewe
will be playing,”saidNi-
cole Fogerty,thecounty’s
legislativeaffairsmanager.
Meanwhile,Lake Owa-
tercontinuestopourinto
theSt.LucieRiver at arate
of more than 2billion gal-
lons aday,atotal of about
67.5billion gallonssince the
discharges beganJan.30.
Acombination ofLake O
discharges andrainwater
draining off farmland in
westernMartinand St.Lu-
ciecountieshas turned the
St.Lucie Riverbrown and
removedall thesalinity in
theestuary,which threat-
enstowipeout allthe riv-
er’s oystersand seagrass.
Aplume of brownwater
extendsout theSt.Lucie
Inletabout 2miles into
theAtlanticand stretches
southalong northern Jupi-
terIslandbeaches to near
Hobe Sound.
“Ifsomethingisan
emergency,youact on
it immediately,”Kenney
said.“That’s part of the
definition of ‘emergency.’
“Thisso-called declara-
tion of emergencyisjust
rhetoric.”
Thestate of emergency
ends March27but canbe
extendedtoMay 26.The
discharges areexpectedto
last at leastthatlong.
EMERGENCY
from 1A
Iwas told that theonlyway
therewould be anyfinan-
cial assistance wasfor thepresi-
dent to declareanationalemer-
gency.Andthere’s nothingin
Scott’sdeclaration asking (Presi-
dent Barack)Obama to do that.”
TimKenney,owner ofTackleforLess baitshop in Stuart
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Caring forall thanks to the generosity of our community.
ST.LUCIE COUNTY
PLANNING AND ZONING COMMISSION
PUBLIC HEARING AGENDA
March 17,2016
NOTICE OF APETITIONTOAMENDTHE OFFICIAL ZONINGATLASOFST.LUCIECOUNTYAND GRANT
ACONDITIONAL USE PERMIT TO ALLOW FOR THE ESTABLISHMENT OF ADRUGAND ALCOHOL
REHABILITATIONCENTER
The St.Lucie County Planning and Zoning Commission is scheduled to reviewand make
recommendations regarding the following items petitionedbythe applicant foradoption by the Board
of County CommissionersofSt.Lucie County,Florida,by resolution:
RESOLUTIONNO.TBD
ARESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST.LUCIE COUNTY
GRANTING ACHANGE IN ZONING FROM THE IL (INDUSTRIAL,LIGHT)ZONING DISTRICT
TO THE I(INSTITUTIONAL)ZONING DISTRICT FOR APARCEL LOCATED IN ST.LUCIE
COUNTY,FLORIDA.
AND
RESOLUTIONNO.TBD
ARESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS GRANTING NDW
HOLDINGS,LLC ACONDITIONAL USE PERMIT TO ESTABLISH ADRUGAND ALCOHOL
REHABILITATION CENTER IN THE I(INSTITUTIONAL)ZONING DISTRICT FOR PROPERTY
LOCATED IN ST.LUCIE COUNTY,FLORIDA.
APPLICANT:NDWHoldings,LLC
FILE NUMBER:RZ 1020152943and CU 1020154941
PURPOSE:Allowfor a60bed Drug and Alcohol Rehabilitation Center.
LOCATION:7305 Commercial Circle,FortPierceFL,130feet west of the entrance to theKing’sHighway
Industrial Park.
The Planning and Zoning Commission PUBLIC HEARING on this item will be held in the Commission
Chambers,Roger Poitras Annex,3rdFloor,St.Lucie CountyAdministration Building,2300 Virginia Avenue,
FortPierce,Florida on Thursday,March 17,2016 beginning at 6:00pmor assoon thereafteraspossible.
All interested persons will be given an opportunitytobeheard.Writtencomments received in advance of the
public hearing will also be considered.Writtencomments to the Planning and Zoning Commission should be
received by the Planning and Development Services Department -Planning Division at least 3daysprior
to the scheduled hearing.The petition file is available forreviewatthe Planning and Development Services
Department–PlanningOffices located at 2300 Virginia Avenue,2nd Floor,FortPierce,Florida,during regular
business hours.Please call (772)462-2822 or TDD (772)462-1428 if youhaveany questions or require
additional information about this petition.
The St.Lucie CountyPlanning and Zoning Commission has the powertoreviewand recommend to the
St.Lucie CountyBoardofCountyCommissioners,forapproval or disapproval,anyapplications within their
area of responsibility.
The proceedings of the Planning and Zoning Commission areelectronicallyrecorded.PURSUANT TO
SECTION 286.0105,FLORIDASTATUTES,if aperson decides to appeal anydecision made by the Planning
and Zoning Commission with respect to anymatterconsidered at ameeting or hearing,heorshe will need
arecordofthe proceedings.For such purpose,heorshe mayneed to ensurethat averbatim recordofthe
proceedingsis made,which recordincludes the testimonyand evidenceupon whichthe appeal isto bebased.
Upon the request of anyparty to the proceeding,individuals testifying during ahearing will be swornin.
Anyparty to the proceeding will be granted an opportunitytocross-examine anyindividual testifying during a
hearing upon request.If it becomes necessary,apublic hearing maybecontinuedto adatecertain.
Anyone with adisabilityrequiring accommodation to attend this meeting should contact the St.Lucie County
Risk Manager at least forty-eight (48)hoursprior to the meeting at (772)462-1546 orT.D.D.(772)462-1428.
PLANNING AND ZONING COMMISSION/
LOCALPLANNINGAGENCY
ST.LUCIE COUNTY,FLORIDA
/S/STEPHANIE MORGAN,CHAIRMAN
PUBLISH DATE:March 3,2016
3754 SE Ocean Blvd.,Sewall’sPoint
772-288-1222
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ITEM NO. (ID # 3401)
DATE: 03/17/2016
AGENDA REQUEST *PUBLIC HEARINGS
LEGISLATIVE
BACKGROUND:
At the January 12, 2016 informal meeting, the Board discussed the issue of regulating the location and use
of commercial composting facilities. At that meeting, the Board requested County staff study the issue
and develop regulations for the Board’s consideration.
The study will include a review of other local government regulations for commercial composting and
provide additional information on the needs and potential impact of these facilities. Draft
recommendations will be developed to ensure the County has all protections necessary.
The draft Ordinance, if adopted, would postpone the issuance of development permits for commercial
composting facilities for the earlier of 1) a period of three hundred thirty (330) days from the adoption of
the Stop Gap Ordinance or 2) the effective date of the adoption of regulations resulting from the study.
This Ordinance is not intended to affect backyard composting by residential homeowners on their own
property.
PREVIOUS ACTION:
February 9, 2016 - Board of County Commissioners granted permission to advertise the stop gap
ordinance.
FINANCIAL IMPACT:
N/A
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the
Board of County Commissioners.
COMMISSION ACTION:
TO: St. Lucie County Planning & Zoning Commission
PRESENTED BY: Diana Waite, Senior Planner
SUBMITTED BY: Planning Division
SUBJECT: Stop Gap Ordinance - Commercial Composting Facilities
4.C
Packet Pg. 129
Updated: 3/11/2016 8:58 AM by Bonnie Landry Page 2
Coordination/Signatures
4.C
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1
ORDINANCE NO. 16-XXX
AN ORDINANCE OF ST. LUCIE COUNTY, FLORIDA, (THE “COUNTY”),
PROVIDING FOR POSTPONEMENT OF ISSUANCE OF CERTAIN
COMPREHENSIVE PLAN AMENDMENTS AND CONCERNING
DEVELOPMENT ORDERS WITHIN UNINCORPORATED ST. LUCIE
COUNTY CONCERNING DEVELOPMENT WHICH INVOLVES
COMMERCIAL COMPOSTING FACILITIES DURING A SPECIFIED
TERM; PROVIDING FOR WAIVER, VESTED RIGHTS, APPEALS,
EXHAUSTION OF ADMINISTRATIVE REMEDIES; PROVIDING FOR
CONFLICTING PROVISIONS, SEVERABILITY AND APPLICABILITY;
PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE;
PROVIDING FOR AN EFFECTIVE DATE AND ADOPTION
WHEREAS, the Board of County Commissioners (“Board”) of St. Lucie County (“County”),
Florida, presently is working with its staff and professional consultants to prepare comprehensive
plan amendments and land development regulations that will govern the location and development
of commercial facilities in the unincorporated County that will process solid waste or biosolids
(domestic wastewater residuals) to produce compost; and
WHEREAS, the Board finds that the regulation of commercial composting facilities is
necessary and appropriate to guide the future use and development of land in the unincorporated
County, and to protect the public health, welfare and safety, including but not limited to the
environmental resources of the County and surrounds areas; and
WHEREAS, the Board wishes to ensure that all amendments to the County’s comprehensive
plan, amendments to the County’s Official Zoning Atlas, and the issuance of development orders
concerning commercial composting facilities are temporarily postponed until the County has a
reasonable opportunity to complete its analysis of the relevant issues, and complete the
formulation and implementation of the necessary amendments to the County’s comprehensive
plan, zoning code, and other land development regulations (collectively, the “Regulations”); and
WHEREAS, the County’s Local Planning Agency has reviewed the provisions in this
Ordinance and determined that these provisions are consistent with the applicable provisions in the
County’s Comprehensive Plan.
NOW THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie
County, Florida as follows:
Section 1. RECITALS ADOPTED.
Each of the recitals set forth above is hereby adopted and confirmed.
4.C.a
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Section 2. TEMPORARY POSTPONEMENT OF CERTAIN COUNTY ACTIONS; APPLICABILITY.
A. During the time that this Ordinance is in effect, as specified in Section 3 below, no
application for a comprehensive plan amendment, amendments to the Official Zoning Atlas, or
development order (as defined in Section 163.3164, Florida Statute) concerning the development of
a commercial composting facility on property in unincorporated St. Lucie County shall be processed,
granted, or otherwise approved. All such applications shall be held in abeyance by the County, until
the end of the term of this Ordinance, as described in Section 3, below.
B. For the purposes of this Ordinance, a “commercial composting facility” shall mean a
facility that uses composting techniques or technology to process solid waste, biosolids (i.e.,
domestic wastewater residuals), or other organic matter as part of a commercial business or
venture. Processing includes but is not limited to physical turning, windrowing, aeration, and other
means of mechanically handling solid waste, biosolids, or other organic matter to produce compost.
C. Notwithstanding anything else contained herein this ordinance shall not apply to:
1. A public purpose project, if the applicant is a governmental entity and the
applicant demonstrates to the County’s satisfaction that the public interest would be significantly
and adversely affected if the application for the proposed project is delayed by the requirements of
this Ordinance; or
2. A development that is protected from a change in county ordinances, to the
extent provided by Section 163.3233, Florida Statutes, for those statutory development agreements
that already have been entered into.
Section 3. TERM OF THIS ORDINANCE.
The County shall move forward expeditiously with the development, adoption, and
implementation of the Regulations concerning commercial composting facilities. This Ordinance
shall remain in effect only for so long as is reasonably necessary for the Board to adopt such
Regulations and for those Regulations to take effect. Accordingly, the term of this Ordinance shall
expire, and this Ordinance shall have no further force or effect, after the date when the Regulations
take effect, or three hundred thirty (330) days after the date of the adoption of this Ordinance,
whichever occurs first, unless the term of this Ordinance is extended by the Board. The Board may
extend the term of this Ordinance for up to an additional thirty (30) days by resolution, if the Board
finds that the extension is necessary and in the public interest.
Section 4. WAIVERS.
Notwithstanding the provisions in Section 2 above, an applicant for the
development of property within the unincorporated County may apply to the Board for a waiver of
4.C.a
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the requirements in Section 2.A, above, so that the applicant’s application may be reviewed
without delay. In such cases, the Board shall consider the request for a waiver at a public meeting,
which shall be held within 45 days after the County receives the applicant’s request. At the public
meeting, the applicant shall have the burden of demonstrating to the Board’s satisfaction that: (a)
granting the applicant’s request for a waiver will not detrimentally affect the preparation and
implementation of the Regulations; (b) the proposed project will be compatible with surrounding
land uses; and (c) the proposed project will not adversely affect the public health, safety or welfare.
If the applicant carries its burden of proof, the Board may grant a waiver and thus allow the
applicant’s application to be submitted, reviewed and processed concurrently with the Regulations.
However, a development order shall not be issued for such application until the necessary
comprehensive plan amendments are in effect and the application is found to be consistent with
adopted land development regulations.
Section 5. VESTED RIGHTS.
A. Nothing in this Ordinance shall be construed or applied to abrogate the vested right
of a property owner to complete development where the property owner demonstrates each of
the following:
1. A government act of development approval was obtained prior to the
effective date of this Ordinance; and
2. The property owner has detrimentally relied, in good faith, on the
governmental approval by making a substantial change in position or incurring extensive obligations
and expenses; and
3. It would be highly inequitable to deny the property owner the right to
complete the development.
B. Any property owner claiming to have vested rights under this Section 5 must file an
application with the Board for a vested rights determination within 30 days after the effective date
of this Ordinance. The application shall be accompanied by a fee of $1,500.00 and shall contain a
sworn statement as to the facts upon which the vested rights are asserted, together with any
documentary evidence supporting the claim. The Board shall hold a public hearing on the
application and, based upon the evidence submitted, shall make a determination as to whether or
not the property owner has established vested rights. To the extent that a property owner
demonstrates vested rights, the prohibitions established in Section 2.A of this Ordinance shall
apply.
Section 6. APPEALS.
Any appeal from a final decision by the Board under Section 4 or Section 5 of this
Ordinance shall be pursued by filing a Petition for Certiorari in the Circuit Court of the 19th Judicial
4.C.a
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Circuit, in and for St. Lucie County, in accordance with the Florida Rules of Appellate Procedure for
the review of the quasi-judicial rulings of local government agencies.
Section 7. EXHAUSTION OF ADMINISTRATIVE REMEDIES.
A property owner claiming that this Ordinance, as applied, constitutes or would
constitute a temporary or permanent taking of private property or an abrogation of vested rights
shall not pursue such claim in court unless he or she has first exhausted the administrative
remedies provided in this Ordinance.
Section 8. CONFLICTING PROVISIONS.
Special acts of the Florida legislature applicable only to unincorporated areas of St.
Lucie County, County ordinances and County resolutions, or parts thereof, in conflict with this
ordinance are hereby superseded by this ordinance to the extent of such conflict.
Section 9. SEVERABILITY.
If any portion of this ordinance is for any reason held or declared to be
unconstitutional, inoperative, or void, such holding shall not affect the remaining portions of this
ordinance. If this ordinance or any provision thereof shall be held to be inapplicable to any person,
property, or circumstance, such holding shall not affect its applicability to any other person,
property, or circumstance.
Section 10. APPLICABILITY OF ORDINANCE.
This ordinance shall be applicable in the unincorporated area of St. Lucie County.
Section 11. FILING WITH THE DEPARTMENT OF STATE.
The Clerk is hereby directed forthwith to send a certified copy of this ordinance to
the Bureau of Administrative Code and Laws, Department of State, The Capitol, Tallahassee, Florida
32304.
Section 12. EFFECTIVE DATE.
This Ordinance shall be effective upon filing with the Department of State.
Section 13. ADOPTION.
After motion and second, the vote on this ordinance was as follows:
Kim Johnson, Chairman XXX
4.C.a
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Chris Dzadovsky, Vice Chairman XXX
Commissioner Tod Mowery XXX
Commissioner Paula A. Lewis XXX
Commissioner Frannie Hutchinson XXX
PASSED AND DULY ADOPTED this ______ day of ____________________, 2016.
BOARD OF COUNTY COMMISSIONERS
ATTEST: ST. LUCIE COUNTY, FLORIDA
______________________________ BY: _____________________________
Deputy Clerk Chairman
APPROVED AS TO FORM AND
CORRECTNESS:
BY: _____________________________
County Attorney
4.C.a
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14A»Wednesday,March 2,2016 »TREASURE COASTNEWSPAPERS»SC
state
By BrendanFarrington
AssociatedPress
TALLAHASSEE —Republi-
canU.S.Rep.David Jolly
andDemocratic Rep.Alan
Graysonaren’twaiting to
wintheirparties’Senate
nominationsbefore hold-
ingone-on-onedebates.
Each candidatean-
nouncedTuesday they’ll
meet forfourdebates
across thestate,regard-
less of thefactthatJolly
stillhas four otherRe-
publicanstobeatand
Graysonhas to defeat U.S.
Rep.PatrickMurphyof
Jupiterbefore they canget
on theNovemberballot.
Theircampaigns an-
nouncedthe decision
simultaneously,eachde-
claringtheotherthe party
front-runnerbased on a
poll released earlierinthe
day.Thesamepollshowed
roughlyhalfthe voters in
each race areundecided.
“These debates aspire to
aLincoln-Douglas model,
wherepolicystanceson
national security,health
care,and otherpressing
issues of theday will be
defendedand disputed,
andinplaceswhere Flori-
da’s voters cansee or hear
it,”bothcampaigns said in
separate newsreleases.
Jollynoted that control
of theSenatecoulddepend
on whom Floridaelects.
“Rep.Grayson has chal-
lenged me to aseriesof
four debates to contrast
ourdiffering viewsfor
thefutureofFlorida and
thecountry.Iaccept,”Jolly
said.
“Floridafacesserious
issues,and deserves a
seriousdebate,”Grayson
said.“I’mhonored that
Rep.Jollyhas accepted
that awesomeresponsi-
bility.Not allcandidates
would.As theleaders in
thisrace,weowe it to the
peopleofFlorida.”
University of Florida
politicalscience profes-
sorDanielSmith said it’s
“alittle grandiose”to com-
pare theplanned debates
to those held in the1858
Senate race betweenRe-
publican AbrahamLincoln
andincumbent Democrat
StephenDouglas.
“Why stop there?Why
not just flipacointode-
clareone or theother the
winnerinthegeneralelec-
tion?”Smithsaid.
JollyisfacingU.S.Rep.
RonDeSantis,Lt.Gov.
Carlos Lopez-Cantera,and
businessmenTodd Wilcox
andCarlosBeruff in the
GOPprimary.
Graysonisbetter
knownthanMurphy,his
primary rival,butMurphy
is raisingmore moneyand
has thebacking of Demo-
craticPartyleaders.Gray-
sonisalsothe subjectofa
HouseEthics Committee
investigationintoahedge
fundhemanages,which
Murphy has used to at-
tack him.
Thefirsttwo debates
willbe held inJolly’shome
region of TampaBay and
Grayson’shometownof
Orlando.The lasttwowill
be held in theRepublican
stronghold of Jacksonville
andSouth Florida,where
Democratsdominate.
Whywait?Senatehopefuls
Jolly,Grayson agree to debate
associatedpressfilephotos
U.s.reps.david Jolly (left)andalanGrayson have agreed to meet forfourdebates acrossthe
state,despite thefactthat neither haswon hisrespectiveparty’s senatenominations.
Whystopthere?Why
notjustflip acointo
declareone or theother the
winner in thegeneral election?”
DanielSmith,UniversityofFlorida political scienceprofessor
The St.Lucie County BoardofCounty Commissioners proposes to adopt the
following Ordinance:
ORDINANCE NO.TBD
AN ORDINANCE OF ST.LUCIE COUNTY,FLORIDA,(THE “COUN-
TY”),PROVIDING FOR POSTPONEMENT OF ISSUANCE OF CER-
TAIN COMPREHENSIVE PLAN AMENDMENTS AND DEVELOP-
MENT ORDERS WITHIN UNINCORPORATED ST.LUCIE COUNTY
CONCERNING DEVELOPMENT WHICH INVOLVES COMMERCIAL
COMPOSTING FACILITIES DURING ASPECIFIED TERM;PROVID-
ING FOR WAIVER,VESTED RIGHTS,APPEALS,EXHAUSTION OF
ADMINISTRATIVE REMEDIES;PROVIDING FOR CONFLICTING
PROVISIONS,SEVERABILITY AND APPLICABILITY;PROVIDING
FOR FILING WITH THE DEPARTMENT OF STATE;PROVIDING FOR
AN EFFECTIVE DATE AND ADOPTION
APUBLIC HEARING on the proposed Ordinance will be held beforethe St.
Lucie County Local Planning Agency/Planning and Zoning Commission on
Thursday,March 17,2016,at 6:00 p.m.,or as soon thereafter as the matter
may be heardinthe St.Lucie County Commission Chambers at the St.Lucie
County Administration Building Annex,ThirdFloor,2300 Virginia Avenue,Fort
Pierce,Florida.Matters affecting your personal and property rights may be
heardand acted upon.All interested persons areinvited to attend and be
heard.Written comments received in advance of the public hearing will also
be considered.
The purpose of this public hearing is to postpone the processing and issu-
ance of certain Comprehensive Plan amendments to the Official Zoning At-
las and development orders which concerncommercial composting facilities
during aspecified term.
Copies of the proposed ordinance may be obtained from the Planning and
Development Services Department,St.Lucie County Administration Building
Annex,2300 Virginia Avenue,Fort Pierce,Florida,34982.Amendments to the
Ordinance may be made at the public hearing.
The St.Lucie County Local Planning Agency has the power to review and
recommend to the St.Lucie County BoardofCounty Commissioners,for
approval or disapproval,any applications within their area of responsibility.If
it becomes necessary,apublic hearing may be continued to adate certain.
If any person decides to appeal any decision made with respect to any matter
considered at the meetings or hearings of any board,committee,commis-
sion,agency,council or advisory group,that person will need arecordofthe
proceedings and that,for such purpose,may need to ensurethat averbatim
recordofthe proceedings is made,which recordshould include the testimo-
ny and evidence upon which the appeal is to be based.Upon the request
of any party to the proceedings,individuals testifying during ahearing will
be swornin.Any party to the proceeding will be granted an opportunity to
cross-examine any individual testifying during ahearing upon request.
Anyone with adisability requiring accommodation to attend this meeting
should contact George Landry,Employee Safety and Risk Manager,at(772)
462-1783,or T.D.D.(772)462-1428,at least forty-eight (48)hours prior to the
meeting.
THIS NOTICE DATED AND EXECUTED this 2nd day of March 2016.
LOCAL PLANNING AGENCY/PLANNING
AND ZONING COMMISSION
ST.LUCIE COUNTY,FLORIDA
/s/Stephanie Morgan,Chairman
PUBLISH DATE:March 2,2016
NOTICE OF ESTABLISHMENT OR CHANGE OF
REGULATIONS AFFECTING THE USE OF LAND
NEW YORK,NEW YORK —Iflife
isn’thard enough,nowyou have to
worry about making it to the bathroom
in time.The feeling of your bladder
bursting and the down right panic
of “not making it”in time can be
absolutely over-whelming.
God forbid you have to laugh,cough
or sneeze at the “wrong”time and
when did you start to become scared to
takeabig sip of tea,coffee or water?
You’re not alone in your battle to
control your bladder.According to The
National Institute of Health,as many
as 33 million Americans are affected
by bladder control issues described
above.
The Family Secret Even
the Family Doesn’tKnow
“Most people who have overactive
bladders choose to keep their problem
asecret,”says Dr.TraceySeipel,a
long-time clinician who is one of the
world’sleading experts in natural
urological health care.
“Theydon’teventell their spouse or
families about it.It affects their livesin
every way,influencing where theygo,
and even what theywill wear in case they
have an accident.”
“Black is the color of choice,”says Dr.Seipel,
“as it can hide evidence of public accidents.”
A100%natural,drug-free solution
developed by Dr.Seipel is nowavailable in a
remarkable,fast-acting natural formula called
Bladder Control.
This sophisticated herbal compound has
been shown in clinical studies to improve
bladder control with reductions in bladder
frequency,nocturia (having to urinate at
night),urgency,and bladder discomfort,
sometimes in as little as twoweeks.
No More Running to the Toilet
Since its introduction in Australia,more
than 25,000 people have successfully used the
Bladder Control formula.
Dr.Seipel’sformula has made abeliever
out of 45-year-old,mother of three,Brandy
W.,from Brisbane,Australia.
“I had ahigh bladder frequencyasa
child,”says Brandy,“butmyfrequencyreally
worsened after the birth of my first child.”
A friend who wasaware of Brandy’s
condition told her about Dr.Seipel’sformula.
“After twoweeks,Ihad already noticed
changes,”smiles Brandy.**
“I wasfinding that although Ifelt Ineeded to
urinate,Iwasn’tdesperatetorun tothetoilet.Now,
whenIgetup in themorning,”she adds,“I’m able
to makethe coffee and even have acup before
needing to go,which is agreat improvement!”
How Does It Work?
“Bladder Control helps aging bladders feel
and function years younger by revitalizing
bladder tone and function,and by helping
improve kidneyhealth,”says Dr.Seipel.
“Bladder Control promotes normal urinary
frequency,and reduces urgency,nocturia and
those embarrassing,away-from-home bladder
accidents,”adds Dr.Seipel.
“The compound invigorates the tone of
the bladder wall,restoring ahealthy levelof
firmness by enhancing the bladder’smuscular
elasticity.This reduces the frequent urge to
urinate,”explains Dr.Seipel.
Positive Clinical Trial
This natural,drug-free Bladder Control
formula hasperformed well in aclinical study.
In one early controlled,randomized trial,
participants sawresults in as little as two
weeks.But the best wasyet to come.
Twoweeks later,participants shocked
study observers by reporting an astounding
88%improvement in their quality of life.
Thirty days later,every study participant,
100%of them,reported that their quality of
life had improvedmarkedly.
Results likethese are not surprising to Dr.
Seipel who single-handedly pioneered the
bladder care category in the early 2000’s,
receiving an award from the prestigious US
Nutrition Business Journal for her work.
Her patent-pending formula consisting
of select,synergistically paired botanicals
like Crateva nurvala,Equisetum arvense
and Linderaaggregata,was 15 years in the
making.
Dr.Seipel searched for an effective,natural
solution as an alternative to current treatments
that can cause memory loss and have a
distressing drying effect on the body,“causing
blurredvision,constipation,dry mouth,nausea,
and other negative effects,”says Dr.Seipel.
Adios to Adult Diapers
“Overactive bladder syndrome and/
or urinary incontinence are widespread
problems,”says Dr.Seipel.Manyofthese
individuals wear adult diapers.
Insiders in the adult diaper industry are
keeping aclose eyeonDr.Seipel’sbladder
support breakthrough because of people like
78-year-old retired teacher,Glenda B.from
Gold Coast,Australia.
Glenda wore adult diapers every day to
guard against accidents.
“My bladder capacity wasgood butthe
leakage and accidents would occur afew
times aday without warning.So,Iwore them
every day,”confesses Glenda.
Since Glenda discovered Dr.Seipel’s
Bladder Control formula,you won’tfind her
shopping in the adult diaper section of the
store anymore.
“After only 10 days on Bladder Control,
Istopped wearing my diapers.Now,Iam
managing very well,thank you,”says Glenda.
According to Euromonitor International,
arespected market research firm,the size
of the adult diaper market in the U.S.was
approximately $1.4 Billion in 2012.
Prostate or Bladder?
Hard to Tell
Manymen confuse the symptoms of
overactive bladder syndrome with prostate
woes.
Dr.Seipel explains,“Prostate enlargement
restricts urine flow.The bladder compensates
for this by trying harder and harder to push
the urine out.”
“This causes structural changes to the
bladder,”adds Dr.Seipel,“Causing bladder
walls to thicken and lose elasticity.”
As bladder pressure increases,so does
instances of urinary frequencyand urgency.
Long after aman’sprostate woes are relieved,
he may still experience the same symptoms
thanks to his now-overactive bladder.
His-and-Her Results
“Because male and female bladders,other
than size,are identical,”says Dr.Seipel,“the
formula works equally well for both men and
women”.
“It’sahis-and-her formula,”she smiles.
David M.,age 46,can attest to this.“I was
having to go to the toilet every hour or so and
Ihad to go to the toilet at least four times per
night.”
Four weeks after starting Bladder Control,
David says,“My trips to the toilet have
definitely reduced and I’mhaving much better
sleep,getting up maybe once anight.”
If you’re ready to put an end to your go-
nowurination urges,to those frantic trips to
the bathroom,and if you are looking for the
confidence and security that ahealthy bladder
can bring to your life,here’syour risk-free
opportunity.
Special Opportunity
for Our Readers
Dr Seipel has arranged (for alimited time)
to provide our readers afull 60 days to try
Bladder Control at home completely Risk
Free.That’show confident she is that it will
work for you.
And...if you call today we are offering a
limited number of FREE 30 day bottles as part
of our “Fix My Bladder”special promotion,
call nowfor details at 1-800-304-8929.
In as little as four weeks,you could
be sleeping through the night,taking
long trips in the car again,and feeling
confident and self-assured all without
adult diapers or absorbent underwear.Put
those padded underwear and adult diapers
back on the shelf where theybelong.But
don’twait.Supplies are very limited.
Call nowat1-800-304-8929.
*THISPRODUCTISNOTINTENDEDTODIAGNOSE,TREAT,CUREORPREVENTANYDISEASE.THESESTATEMENTSHAVENOTBEENEVALUATEDBYTHEUSFDA.
**ATESTIMONIALREFLECTS THE EXPERIENCEOFONEPERSON.ACTUALRESULTS MAYVARY.WE LOOKFORWARDTOHEARING YOUR SUCCESSSTORIES
Dr.Tracey Seipel:
Naturopath,
Clinical Nutritionist,
Herbalist &
Diabetes Educator
Storeshelves areoverflowing with adult
diapersand absorbent underwear
We aring Adult Diapers
or Pa dded Underwear
is No Longer Necessary
According to Dr.Seipel,Leaking,Squirming,
Squeezing,and Embarrassing Odors...Even
Accidents Can Now be aThing of the Past!
ADVERTISEMENT
Ad
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