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Home My WebLink AboutAgenda Packet 04.21.2016 Generated 4/21/2016 5:28 PM PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY P & Z Regular Meeting Thursday, April 21, 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, April 21, 2016 6:00 PM 2 | P a g e WELCOME  Please turn off all cellular phones and pagers prior to entering the Commission Chambers.  Please note that the Planning and Zoning Commission/Local Planning Agency serves in an advisory capacity to the St. Lucie County Board of County Commissioners and has the power to review and make recommendations to the Board, for approval or disapproval, on any applications within their area of responsibility.  The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. Please limit comments to three minutes if possible and be respectful of others’ opinions.  For public convenience, all meetings are televised and are provided with wireless internet access. P & Z Regular Meeting Thursday, April 21, 2016 6:00 PM 3 | P a g e 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, March 17, 2016 3. PUBLIC COMMENT 4. PUBLIC HEARINGS A. Ordinance - Amending the Number of Animals Permitted in Residential Zoning Districts Staff recommends that the Planning and Zoning Commission continue the public hearing to May 19, 2016, at 6:00 p.m., or as soon thereafter as may be heard. B. Resolution - Rezoning for Glades Cut-Off, LLC Staff recommends forwarding the proposed Amendment to the Official Zoning Map from U (Utilities) to IH (Industrial, Heavy) to the Board of County Commissioners with a recommendation for approval. C. Resolution - Rezoning for Revive Detox Center Staff recommends forwarding the proposed Rezoning to the Board of County Commissioners with a recommendation for denial. D. Resolution - Conditional Use Permit for Revive Detox Center Staff recommends forwarding the proposed Conditional Use Permit to the Board of County Commissioners with a recommendation for denial. 5. WORKSHOPS A. There are no items scheduled. 6. OTHER BUSINESS P & Z Regular Meeting Thursday, April 21, 2016 6:00 PM 4 | P a g e A. There are no scheduled items. 7. ADJOURN NOTICE: All proceedings before the Planning and Zoning Commission / Local Planning Agency of St. Lucie County, Florida, are electronically recorded. If a person decides to appeal any recommendation made by the Planning and Zoning Commission / Local Planning Agency with respect to any matter considered at such meeting or hearing, he will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, by hiring their own court reporter at their own expense, to create a record that includes the testimony and evidence upon which the appeal is based. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. Any questions about this agenda may be referred to St. Lucie County Planning Division at (772) 462-2822. Generated 4/1/2016 11:40 AM ST. LUCIE COUNTY PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA P & Z Regular Meeting March 17, 2016 Convened: 6:00 PM Adjourned: 7:45 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 Absent William Smith Board Member Present Charles Grande Board Member Present Robert Lowe At-Large Board Member Absent James Taylor At-Large Board Member Present Marty Sanders Ex-Officio Board Member Present C. Announcements D. Disclosure(s) Mr. Clasby disclosed that he spoke with Mike Jacquin regarding agenda items 4A and 4B. 2. MINUTES 2.A Packet Pg. 5 Mi n u t e s A c c e p t a n c e : M i n u t e s o f M a r 1 7 , 2 0 1 6 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM 2 | P a g e A. St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, February 18, 2016 RESULT: ACCEPTED [UNANIMOUS] MOVER: Charles Grande, Board Member SECONDER: James Clasby, At-Large Board Member AYES: Morgan, Lounds, Clasby, Smith, Grande, Taylor ABSENT: Bobby Hopkins, Cathy Townsend, Robert Lowe 3. PUBLIC COMMENT None 4. PUBLIC HEARINGS A. Resolution Granting a Change in Zoning from the IL (Industrial, Light) Zoning District to the I (Institutional) Zoning District Diana Waite, Senior Planner stated she would be presenting staff comments for two agenda items: first is a request for a change in zoning from the IL (Industrial, Light) Zoning District to the I (Institutional) Zoning District; that, if approved would allow the Board of County Commissioners to consider approval of the 2nd item which is a Conditional Use Permit application for a drug and alcohol detox rehabilitation center in Institutional Zoning. Although the two applications will be presented and discussed together, they will require a separate vote following the public hearings. Both of these items are quasi-judicial public hearings. The rehabilitation center is proposed for location on a 1.93 acre parcel located 130 feet west of Kings Highway within the Kings Highway Industrial Park. The industrial park entrance is located northwest of the Angle Road and Kings Highway intersection and approximately 3 miles southwest of the St. Lucie County International Airport. The petition site is surrounded by existing industrial uses. The 120+ acre platted Kings Highway Industrial park is over 50% built out. The industrial park is developed with Fort Pierce Utilities Authority (FPUA) water and wastewater services and an onsite stormwater management system and is designated a Foreign Trade Zone. Adjacent uses include: to the west, AAA Cooper Transportation a multi-regional trucking firm serving 12 southeastern states; to the north Pressure Pro assembles and distributes pressure washers and associated equipment, to the south is Al’s Family Farm a citrus packing house and to the east is Al’s Red Barn Grill restaurant, parking area, garden and children’s playground. The Zoning Districts surrounding the parcel are the same as the subject parcel, Industrial Light. The proposed Institutional Zoning District list of permitted uses allows several types of residential care facilities. These include congregate care facilities, foster homes and child care facilities that provide nursing, personal or custodial care. If the parcel is rezoned to Institutional, no further public hearings would be required for the permitted uses to operate on the property. These facilities could operate from the site upon license by the State of Florida and issuance of local zoning compliance. 2.A Packet Pg. 6 Mi n u t e s A c c e p t a n c e : M i n u t e s o f M a r 1 7 , 2 0 1 6 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM 3 | P a g e The existing 14,446 square foot building has sufficient space and parking to accommodate the proposed rehabilitation center. The site was developed in 2000 as offices for a tax and financial software development company known as ATX Forms. If both applications are approved, a change in occupancy type would require modifications to the interior to convert the building to a medical facility. On Wednesday March 9th, the applicant’s agent held a neighborhood meeting after mailing notice of the meeting to owners of property within 500 feet. Five property owners attended the meeting. The primary concerns were security and traffic. The applicant proposed to operate a 60 bed drug and alcohol detox rehabilitation center. The patients would be at the center for a period of 5-7 days and would not be driving to or from the center. The center would have 3 shifts and employ approximately 30 people. The conditional use is requested as a Specialty Hospital (SIC 8069), under the Standard Industrial Code category for Health Services. This category includes facilities with medical care and medical staff at the facility 24 hours a day. The facility would be licensed by the Florida Department of Children and Families. Staff has found the proposed change in zoning to be inconsistent with the Goals, Objectives and Policies as set forth in the County's Comprehensive Plan and the LDC standards of review as cited in your staff report. Staff is particularly concerned with the list of permitted uses in the Institutional Zoning District that allows residential care facilities that are not compatible with the surrounding industrial uses and designations. Staff is also concerned with the loss of industrial designated lands within an established Industrial Park and foreign trade zone. Staff recommends the Commission consider not only the proposed conditional use but all permitted uses within the Institutional zoning district that may be located on the property without any further Board review if the property is rezoned. Staff recommends both petitions be forwarded to the Board of County Commissioners with a recommendation of denial. Brad Curry of Engineers, Designs and Construction (EDC) gave a presentation regarding the rezoning & conditional use permit (both agenda items 4A and 4B) The Board discussed why not Planned Non-Residential Development (PNRD) instead of institutional, volunteer status, private facility, self pay/insurance pay, light industry, families in recovery, not a residential area, no court appointments, being a locked facility and a protocol of leaving against medical advise and a list of negatives. Public Hearing Open Business owner from the Business Park represented his business and others and gave his reasons for being against the agenda item Public Hearing Closed 2.A Packet Pg. 7 Mi n u t e s A c c e p t a n c e : M i n u t e s o f M a r 1 7 , 2 0 1 6 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM 4 | P a g e RESULT: APPROVED [4 TO 2] MOVER: Charles Grande, Board Member SECONDER: William Smith, Board Member AYES: Stephanie Morgan, William Smith, Charles Grande, James Taylor NAYS: Edward Lounds, James Clasby ABSENT: Bobby Hopkins, Cathy Townsend, Robert Lowe B. Resolution Granting a Conditional Use Permit for a Drug and Alcohol Rehabilitation Center in I (Institutional) Zoning This agenda item was discussed with agenda item 4A but have separate voting. Public Hearing Open Ken Martin, the real estate broker that represents the seller of this property gave reasons of why he was for and supports the agenda item. Public Hearing Closed RESULT: APPROVED [4 TO 2] MOVER: James Taylor, At-Large Board Member SECONDER: Charles Grande, Board Member AYES: Stephanie Morgan, William Smith, Charles Grande, James Taylor NAYS: Edward Lounds, James Clasby ABSENT: Bobby Hopkins, Cathy Townsend, Robert Lowe C. Stop Gap Ordinance - Commercial Composting Facilities Heather Young, Assist. County Attorney stated 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 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. On February 9, 2016 the Board of County Commissioners (BOCC)granted permission to advertise the stop gap ordinance. Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the BOCC. The Board discussed the logic behind the days (330 days), discussed certain sections of the ordinance for clarity. Public Hearing Open No one spoke Public Hearing Closed 2.A Packet Pg. 8 Mi n u t e s A c c e p t a n c e : M i n u t e s o f M a r 1 7 , 2 0 1 6 6 : 0 0 P M ( M I N U T E S ) P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM 5 | P a g e RESULT: APPROVED [UNANIMOUS] MOVER: Charles Grande, Board Member SECONDER: William Smith, Board Member AYES: Morgan, Lounds, Clasby, Smith, Grande, Taylor ABSENT: Bobby Hopkins, Cathy Townsend, Robert Lowe 5. WORKSHOPS A. There are no items scheduled. 6. OTHER BUSINESS A. The next meeting is April 21, 2016 7. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned. Please Note: Final minutes are recorded in the official minute books that are filed with the Clerk of the Circuit Court and available for inspection upon request. 2.A Packet Pg. 9 Mi n u t e s A c c e p t a n c e : M i n u t e s o f M a r 1 7 , 2 0 1 6 6 : 0 0 P M ( M I N U T E S ) ITEM NO. (ID # 3460) DATE: 04/21/2016 AGENDA REQUEST *PUBLIC HEARINGS BACKGROUND: Subsection 7.10.03.A of the Land Development Code currently limits the number of dogs and cats over the age of four (4) months in residentially zoned districts to a total of three (3) animals. The Animal Shelter Standards Committee is recommending that this number be increased to five (5). Based upon the professional experience of its members, the Committee determined this number to be more realistic for responsible pet owners. During the February 18, 2016, public hearing, the Planning and Zoning Commission raised issues with regard to the application of the proposed ordinance to agricultural operations and the potential impact on local animal shelters. As a result, the public hearing was continued to April 21, 2016. In order to allow for additional review of the proposed ordinance before bringing it back to the Planning and Zoning Commission, staff is requesting that the public hearing be further continued to May 19, 2016. PREVIOUS ACTION: On February 18, 2016, the Planning and Zoning Commission continued the public hearing on the proposed ordinance to the April 21, 2016 meeting at 6:00 p.m., or as soon thereafter as may be heard. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends that the Planning and Zoning Commission continue the public hearing to May 19, 2016, at 6:00 p.m., or as soon thereafter as may be heard. COMMISSION ACTION: TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Heather Young, Asst. County Attorney SUBMITTED BY: County Attorney SUBJECT: Ordinance - Amending the Number of Animals Permitted in Residential Zoning Districts 4.A Packet Pg. 10 Updated: 3/31/2016 1:42 PM by Heather Young Page 2 Coordination/Signatures 4.A Packet Pg. 11 ITEM NO. (ID # 3458) DATE: 04/21/2016 AGENDA REQUEST *PUBLIC HEARINGS QUASI-JUDICIAL BACKGROUND: Glades Cut-Off, LLC is requesting an amendment to the Official Zoning Atlas from U (Utilities) to IH (Industrial, Heavy) for a +/-26.8 acre parcel located approximately 1/2 mile south of the intersection of Glades Cut Off Road and Range Line Road, on the south side of Glades Cut Off Road. The subject property consists of agricultural uses and is encumbered by a 660 foot wide Florida Power and Light (FPL) utility easement with overhead power lines. The property owner intends to utilize the parcel in the future for industrial use(s) that are consistent with the uses in the IH zoning district. The property owner also intends to enter into a Temporary Right-of-Way Consent Agreement with FPL to allow for limited industrial uses on the subject property and to avoid any conflicts with existing or future FPL facilities. Please see attached staff report and companion CU permit for detailed analysis. PREVIOUS ACTION: None. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends forwarding the proposed Amendment to the Official Zoning Map from U (Utilities) to IH (Industrial, Heavy) to the Board of County Commissioners with a recommendation for approval. COMMISSION ACTION: TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Jeffrey Johnson, Senior Planner SUBMITTED BY: Planning Division SUBJECT: Resolution - Rezoning for Glades Cut-Off, LLC 4.B Packet Pg. 12 Updated: 3/29/2016 10:59 AM by Jeffrey Johnson Page 2 Coordination/Signatures 4.B Packet Pg. 13 4.B.a Packet Pg. 14 At t a c h m e n t 4 . B . a : S t a f f R e p o r t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.a Packet Pg. 15 At t a c h m e n t 4 . B . a : S t a f f R e p o r t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.a Packet Pg. 16 At t a c h m e n t 4 . B . a : S t a f f R e p o r t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.a Packet Pg. 17 At t a c h m e n t 4 . B . a : S t a f f R e p o r t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.a Packet Pg. 18 At t a c h m e n t 4 . B . a : S t a f f R e p o r t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.a Packet Pg. 19 At t a c h m e n t 4 . B . a : S t a f f R e p o r t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.b Packet Pg. 20 At t a c h m e n t 4 . B . b : F P L R e v i e w ( E m a i l ) ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) _______________________________ April 21, 2016 Resolution No. 16-XXX File No.: RZ 1220154961 Page 1 Resolution No. 16-XXX File No.: RZ 1220154961 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM THE U (UTILITIES) ZONING DISTRICT TO THE IH (INDUSTRIAL, HEAVY) ZONING DISTRICT FOR CERTAIN PROPERTY LOCATED IN ST. LUCIE COUNTY, FLORIDA. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the testimony and evidence, including but not limited to the staff report, has made the following determinations: 1. Glades Cut-Off, LLC petitioned for an amendment to the Official Zoning Atlas to change the zoning from the U (Utilities) Zoning District to the IH (Industrial, Heavy) Zoning District in St. Lucie County, Florida, for the property legally described in Paragraph “B” and depicted on the attached map as Exhibit “A”. 2. On April 21, 2016 the St. Lucie County Planning and Zoning Commission held a public hearing on the petition, of which due notice was published in the St. Lucie News Tribute and recommended that the Board of County Commissioners deny/approve the change in zoning to IH (Industrial, Heavy). 3. St. Lucie County Planning and Development Services staff has performed the required land use analysis for this application, which can be found in the Planning and Development Services memorandum dated April 21, 2016 entitled “Amendment to Official Zoning Atlas - Glades Cut-Off, LLC.” 4. On ________, 2016 this Board held a public hearing on the petition after publishing a notice of such hearing and notifying by mail all owners of property within 500 feet of the subject property. 5. The proposed change in zoning is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan and has satisfied the requirements of Section 11.06.03 of the St. Lucie County Land Development Code. 6. The proposed change in zoning is consistent with the existing and proposed uses in the surrounding area. 7. A Concurrency Deferral Affidavit, a copy which is attached to this Resolution as Exhibit “B” was signed by the applicant on December 8, 2015. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: 4.B.c Packet Pg. 21 At t a c h m e n t 4 . B . c : R e s o l u t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) _______________________________ April 21, 2016 Resolution No. 16-XXX File No.: RZ 1220154961 Page 2 A. The recitals set forth above are true and correct and expressly incorporated here within. B. The property on which the Change in Zoning from U (Utilities) to IH (Industrial, Heavy) is being granted/denied is described as follows: FROM THE NORTHEAST CORNER OF SECTION 1, TOWNSHIP 37 SOUTH, RANGE 38 EAST, RUN SOUTH 00 DEG 00 MIN 54 SEC WEST ALONG EASTERLY SECTION LINE 4116.86 FEET, THENCE NORTH 89 DEG59 MIN 06 SEC WEST, 2186.38 FEET; THENCE NORTH 00 DEG 00 MIN 54 SEC EAST, 526.05 FEEET, THENCE NORTH 89 DEG 59 MIN 06 SEC WEST, 450 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 44 DEG 46 MIN 00 SEC WEST, 261.97 FEET; THENCE NORTH 89 DEG 59 MIN 06 SEC WEST, 929.36 FEET TO EASTERLY R/W FEC RR, THENCE NORTH 44 DEG 46 MIN 00 SEC EAST, ALONG SD EASTERLY R/W RR, 2800 FEET M/L,; THENCE SOUTH 00 DEG 00 MIN 54 SEC WEST, 653.38 FEET; THENCE SOUTH 44 DEG 46 MIN 0 SEC WEST, 1216.39 FEET; THENCE SOUTH 00 DEG 00 MIN 54 SEC WEST, 284.08 FEET TO THE POINT OF BEGINNING. ALL LYING AND BEING IN SECTION 1, TOWNSHIP 37 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA. AS PROVIDED IN CORRECTIVE WARRANTY DEED RECORDED IN OFFICIAL RECORDS BOOK 3376, PAGE 883, ST. LUCIE COUNTY RECORDS, FLORIDA. PARCEL ID NUMBER: 4201-131-0002-000-6 PARCEL SIZE: +/- 26.8 ACRES C. The St. Lucie County Planning and Development Services Director shall be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from U (Utilities) to IH (Industrial, Heavy) and to make notation of the reference to the date of adoption of this resolution. D. A copy of this Resolution shall be mailed to the owner of record as identified on the application. E. This Resolution shall be recorded in the Public Records. 4.B.c Packet Pg. 22 At t a c h m e n t 4 . B . c : R e s o l u t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) _______________________________ April 21, 2016 Resolution No. 16-XXX File No.: RZ 1220154961 Page 3 After motion and second, the vote on this Resolution was as follows: Kim Johnson, Chairman XXX Chris Dzadovsky, Vice Chair XXX Tod Mowery, Commissioner XXX Frannie Hutchinson, Commissioner XXX Paula Lewis, Commissioner XXX PASSED AND DULY ADOPTED this ___ day of _______, 2016. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLOIRDA BY Chairman ATTEST: APPROVED AS TO FORM AND CORRECTNESS: ______________ _____________________ DEPUTY CLERK COUNTY ATTORNEY 4.B.c Packet Pg. 23 At t a c h m e n t 4 . B . c : R e s o l u t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) _______________________________ April 21, 2016 Resolution No. 16-XXX File No.: RZ 1220154961 Page 4 Exhibit A Site Location Map 4.B.c Packet Pg. 24 At t a c h m e n t 4 . B . c : R e s o l u t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) _______________________________ April 21, 2016 Resolution No. 16-XXX File No.: RZ 1220154961 Page 5 Exhibit B Concurrency Deferral Affidavit 4.B.c Packet Pg. 25 At t a c h m e n t 4 . B . c : R e s o l u t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.d Packet Pg. 26 At t a c h m e n t 4 . B . d : M a p s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.d Packet Pg. 27 At t a c h m e n t 4 . B . d : M a p s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.d Packet Pg. 28 At t a c h m e n t 4 . B . d : M a p s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.d Packet Pg. 29 At t a c h m e n t 4 . B . d : M a p s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.e Packet Pg. 30 At t a c h m e n t 4 . B . e : B o u n d a r y S u r v e y ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.f Packet Pg. 31 At t a c h m e n t 4 . B . f : T e m p o r a r y R i g h t - o f - W a y C o n s e n t A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.f Packet Pg. 32 At t a c h m e n t 4 . B . f : T e m p o r a r y R i g h t - o f - W a y C o n s e n t A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.f Packet Pg. 33 At t a c h m e n t 4 . B . f : T e m p o r a r y R i g h t - o f - W a y C o n s e n t A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.f Packet Pg. 34 At t a c h m e n t 4 . B . f : T e m p o r a r y R i g h t - o f - W a y C o n s e n t A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.f Packet Pg. 35 At t a c h m e n t 4 . B . f : T e m p o r a r y R i g h t - o f - W a y C o n s e n t A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.f Packet Pg. 36 At t a c h m e n t 4 . B . f : T e m p o r a r y R i g h t - o f - W a y C o n s e n t A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.g Packet Pg. 37 At t a c h m e n t 4 . B . g : F l o r i d a E a s t C o a s t R a i l w a y C r o s s i n g A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.g Packet Pg. 38 At t a c h m e n t 4 . B . g : F l o r i d a E a s t C o a s t R a i l w a y C r o s s i n g A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.g Packet Pg. 39 At t a c h m e n t 4 . B . g : F l o r i d a E a s t C o a s t R a i l w a y C r o s s i n g A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.g Packet Pg. 40 At t a c h m e n t 4 . B . g : F l o r i d a E a s t C o a s t R a i l w a y C r o s s i n g A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.g Packet Pg. 41 At t a c h m e n t 4 . B . g : F l o r i d a E a s t C o a s t R a i l w a y C r o s s i n g A g r e e m e n t ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.h Packet Pg. 42 At t a c h m e n t 4 . B . h : I H ( I n d u s t r i a l , H e a v y ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.h Packet Pg. 43 At t a c h m e n t 4 . B . h : I H ( I n d u s t r i a l , H e a v y ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.h Packet Pg. 44 At t a c h m e n t 4 . B . h : I H ( I n d u s t r i a l , H e a v y ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.h Packet Pg. 45 At t a c h m e n t 4 . B . h : I H ( I n d u s t r i a l , H e a v y ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.h Packet Pg. 46 At t a c h m e n t 4 . B . h : I H ( I n d u s t r i a l , H e a v y ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.h Packet Pg. 47 At t a c h m e n t 4 . B . h : I H ( I n d u s t r i a l , H e a v y ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.h Packet Pg. 48 At t a c h m e n t 4 . B . h : I H ( I n d u s t r i a l , H e a v y ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.i Packet Pg. 49 At t a c h m e n t 4 . B . i : U ( U t i l i t i e s ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.i Packet Pg. 50 At t a c h m e n t 4 . B . i : U ( U t i l i t i e s ) Z o n i n g D i s t r i c t U s e s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.j Packet Pg. 51 At t a c h m e n t 4 . B . j : P u b l i c N o t i f i c a t i o n s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.j Packet Pg. 52 At t a c h m e n t 4 . B . j : P u b l i c N o t i f i c a t i o n s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.j Packet Pg. 53 At t a c h m e n t 4 . B . j : P u b l i c N o t i f i c a t i o n s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.j Packet Pg. 54 At t a c h m e n t 4 . B . j : P u b l i c N o t i f i c a t i o n s ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.k Packet Pg. 55 At t a c h m e n t 4 . B . k : D e e d ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.k Packet Pg. 56 At t a c h m e n t 4 . B . k : D e e d ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.k Packet Pg. 57 At t a c h m e n t 4 . B . k : D e e d ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.k Packet Pg. 58 At t a c h m e n t 4 . B . k : D e e d ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.k Packet Pg. 59 At t a c h m e n t 4 . B . k : D e e d ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 60 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 61 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 62 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 63 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 64 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 65 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 66 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 67 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) 4.B.l Packet Pg. 68 At t a c h m e n t 4 . B . l : D e v e l o p m e n t A p p l i c a t i o n ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) Suggested motion to recommend approval/denial of the request. MOTION TO APPROVE AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03 OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE. I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION GRANTING APPROVAL OF THE APPLICATION OF GLADES CUT-OFF, LLC FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS TO CHANGE THE ZONING FROM UTILITIES TO INDUSTRIAL, HEAVY BECAUSE… [CITE REASON(S) WHY – PLEASE BE SPECIFIC] MOTION TO DENY AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03 OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE. I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS DENY THE APPLICATION OF GLADES CUT-OFF, LLC FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS TO CHANGE THE ZONING FROM UTILITIES TO INDUSTRIAL, HEAVY BECAUSE… [CITE REASON(S) WHY – PLEASE BE SPECIFIC] 4.B.m Packet Pg. 69 At t a c h m e n t 4 . B . m : S u g g e s t e d m o t i o n t o r e c o m m e n d . . . 4 - 2 1 - 2 0 1 6 ( 3 4 5 8 : G l a d e s C u t - O f f , L L C - Z o n i n g A t l a s A m e n d m e n t ( R e z o n i n g ) ) ITEM NO. (ID # 3387) DATE: 04/21/2016 AGENDA REQUEST *PUBLIC HEARINGS QUASI-JUDICIAL BACKGROUND: Revive Detox Center is requesting an amendment to the Official Zoning Atlas from CO (Commercial, Office) to I (Institutional) and a companion Conditional Use (CU) permit to allow for the operation of a 24-hour, 30 bed, in-patient specialty hospital (drug and alcohol abuse rehabilitation facility) to be located within the rear two buildings of the existing Drawdy Office Park. The proposed change in zoning to Institutional applies to the entire 4.3 acres, however the CU permit is for the rear two buildings only totaling 10,250 square feet. The Drawdy Office Park is located on the south side of Midway Road approximately 1/4 mile west of South 25th Street. Property with road frontage on this section of Midway Road have been granted changes in zoning to Institutional with associated CU permits since the mid-1980s, however the subject petition is the only institutional 24-hour in-patient rehab facility surrounded on three side by medium density single- family zoning (see attached map set). In conformance with the existing CO zoning district, the site was developed per minor-site plan approval in 2003 with the required building side setbacks of ten feet. Due to greater potential impacts that Institutional uses may impose on surrounding single-family homes, required building side setbacks are twenty feet. Of the five existing buildings, three do not meet the required building side setback of twenty feet. Therefore, the petition fails the standards of review for meeting Land Development Code requirements. It also fails to meet Comprehensive Plan Policy 1.1.8.4 requiring non-residential uses located within a residential Future Land Use classification to be compatible with its surroundings while providing adequate screening and buffering. Please see attached staff report and companion CU permit for detailed analysis. PREVIOUS ACTION: N/A FINANCIAL IMPACT: N/A RECOMMENDATION: TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Britton Wilson, Comprehensive Planning Coordinator SUBMITTED BY: Planning Division SUBJECT: Resolution - Rezoning for Revive Detox Center 4.C Packet Pg. 70 Updated: 4/8/2016 7:57 AM by Britton Wilson Page 2 Staff recommends forwarding the proposed Rezoning to the Board of County Commissioners with a recommendation for denial. COMMISSION ACTION: Coordination/Signatures 4.C Packet Pg. 71 Planning and Development Services Planning Division M E M O R A N D U M TO: Planning and Zoning Commission THROUGH: Leslie Olson, AICP, Director Bonnie C. Landry, AICP, Planning Manager FROM: Britton Wilson, AICP, Comprehensive Planning Coordinator Jeffrey Johnson, Senior Planner DATE: April 21, 2016 SUBJECT: Rezoning – Revive Detox Center Revive Detox Center is requesting an amendment to the Official Zoning Atlas from CO (Commercial, Office) to I (Institutional) and a companion Conditional Use (CU) permit to allow for the operation of a 24-hour, 30 bed, in-patient specialty hospital (drug and alcohol abuse rehabilitation facility) to be located within the rear two buildings of the existing Drawdy Office Park. The proposed change in zoning to Intuitional applies to the entire 4.3 acres, however the CU permit is for the rear two buildings only totaling 10,250 square feet. Applicant: Revive Detox Center, Beth Hernandez Property Owner: Drawdy Brothers Investments, LLLP Agent: Boggs Planning and Landscape Architecture – Greg Boggs Requested Action: Change in Zoning from CO (Commercial Office) to I (Institutional) for the entire parcel and a companion Conditional Use Permit for the rear two buildings (10,250 sf). Location: 2935-2969 West Midway Road, ¼ mile west of 25th Street Parcel ID Number: 3405-421-0001-000-2 Parcel Size: 4.3 acres Existing Uses: Office Park (consisting of five free-standing buildings) Proposed Use: Medical and Health Services, Specialty Hospital (30 bed, 24-hour in- patient drug and alcohol abuse rehabilitation center) Roadway Improvements: The Florida Department of Transportation is currently underway with the widening of Midway Road. This project includes widening from two to four lanes, sidewalks, a median, bike lanes and landscaping. No additional right-of-way is required. 4.C.a Packet Pg. 72 At t a c h m e n t 4 . C . a : S t a f f R e p o r t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Rezoning Revive Detox Center April 21, 2016 Page 2 Existing Land Use and Zoning (Subject Property): Future Land Use Zoning Existing Use RU (Residential Urban – 5 du/acre) CO (Commercial, Office) Drawdy Office Park Land Use and Zoning (Surrounding Property): Future Land Use Zoning Existing Use North RS (Residential Suburban – 2 du/acre) CO (Commercial, Office) and AR-1 (Agricultural, Residential – 1 du/acre) Medical Office and Single Family Residence South RS (Residential Suburban – 2 du/acre) Ravinia PUD (Planned Unit Development) Vacant, Unimproved East RU (Residential Urban – 5 du/acre) RS-4 (Residential, Single Family – 4 du/acre) and AR-1 (Agricultural, Residential – 1 du/acre) Vacant and Single Family Residences (Twelve Oaks Estates Subdivision) West RU (Residential Urban – 5 du/acre) Ravinia PUD (Planned Unit Development) Vacant, Unimproved PROPOSAL BACKGROUND Revive Detox Center is requesting an Amendment to the Official Zoning Atlas from CO (Commercial, Office) to I (Institutional) and a companion Conditional Use Permit for a 24-hour in- patient drug and alcohol abuse rehabilitation facility located on a 4.3 acre parcel on the south side of Midway Road, approximately ¼ mile west of South 25th Street. The 30 bed drug and alcohol rehabilitation facility will occupy two of the five existing buildings that are located at the rear of the property for a total of 10,250 square feet. As stated by the applicant, the substance abuse program is spiritually centered and consists of four phases: evaluation, medical and detox stabilization, case management and discharge planning. Patients’ average length of stay is 7 to 14 days. Facility operation will require interior modifications, which include sprinkler fire suppression, a commercial kitchen, multi-use areas, and office space for medical and administrative staff. Neighborhood Meetings Owners within 500 feet of the subject property were notified by mail of the following three meetings that took place at the subject property. July 9, 2015 Two neighbors attended expressing on-site security concerns. July 28, 2015 Four neighbors attended expressing on-site security concerns. January 7, 2016 No neighbors attended. The applicant addressed the neighbors’ concerns by stating that the perimeter of the facility is fenced and visitors are not allowed. It will be secured with a keycard access and camera monitored 24 hours a day. Patients wishing to leave prior to discharge are transferred to another facility. Patients are escorted to and from the facility. 4.C.a Packet Pg. 73 At t a c h m e n t 4 . C . a : S t a f f R e p o r t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Rezoning Revive Detox Center April 21, 2016 Page 3 BACKGROUND ANALYSIS Future Land Use: The Future Land Use designation is RU (Residential Urban – 5 du/acre), which is “the predominant residential land use category in the County. This residential land use category provides for a maximum density of five dwelling units per gross acre. The RU designation is generally found between the identified urban service areas and the transitional RS (Residential Suburban – 2 du/acre) areas. These properties need to be serviced with central water and wastewater services.” The proposed change in zoning to Institutional is compatible with the Future Land Use of RU as per Comprehensive Plan Table 1-3, Land Use Designation / Zoning Compatibility Chart. Current Zoning: The current zoning of the property is CO (Commercial, Office), which is intended to “provide and protect an environment suitable for selected office and commercial uses, together with such other uses as may be necessary to and compatible with commercial office surroundings.” Permitted uses in this zoning district consist of low intensity professional and business services such as real estate and accounting services (for a complete list please see the zoning use list attachment). Permitted uses in the CO zoning district are characterized as low-intensity uses that are compatible with and serve the surrounding neighborhoods. They are uses that operate during regular business hours and generate a limited amount of noise, odor and traffic. In conformance with the CO zoning district, the site has been developed as a five building office park per site plan approval granted in 2003. Proposed Zoning: The proposed zoning district is I (Institutional), which is intended to “provide and protect an 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.” Permitted uses in this zoning district are religious institutions, parks and institutional residential homes. Conditional uses are cemeteries, social services, membership organizations, and medical and other health services (for a complete list please see the zoning use list attachment). Proposed changes in zoning are subject to the Standards of Review as set forth in Section 11.06.03. Due to a higher rate of potential conflicts with adjacent low-intensity uses, Institutional zoning imposes a greater set back requirement than CO zoning. The proposed Revive Detox Center is categorized under health services, “Specialty Hospital, Rehabilitation Hospitals: Drug Addiction and Alcoholism – SIC 8069,” requiring a conditional use permit within the Institutional zoning district. If the rezoning to Institutional is approved, tenants currently located in the other three buildings can remain and will be considered existing nonconforming uses. All new uses must conform to the listed Institutional uses. 4.C.a Packet Pg. 74 At t a c h m e n t 4 . C . a : S t a f f R e p o r t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Rezoning Revive Detox Center April 21, 2016 Page 4 AMENDMENT TO THE OFFICIAL ZONING ATLAS STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LDC Section 11.06.03 of the St. Lucie County Land Development Code establishes the standards for reviewing amendments to the Official Zoning Atlas. In reviewing the application of a proposed amendment to the Official Zoning Atlas, the Board of County Commissioners and the Planning and Zoning Commission shall consider: A. Whether the proposed rezoning is in conflict with any applicable portions of the St. Lucie County Land Development Code (LDC); The proposed rezoning from CO (Commercial, Office) to I (Institutional) applies to the entire 4.3 acre parcel, which consists of five commercial office buildings where a companion Conditional Use Permit is sought for the rear two buildings only. If the rezoning is approved, tenants currently located in the other three buildings can remain and will be considered existing nonconforming uses. Future tenants will be subject to the listed permitted and conditional uses allowed within Institutional zoning (for a complete list please see the zoning use list attachment). The proposed rezoning is consistent with all aspects of the County’s LDC except for the required building side setback. The current CO zoning district requires a building side setback of 10 feet, whereas the proposed Institutional zoning district requires a 20 foot side setback. In conformance with the CO zoning district, the site was developed per an approved 2003 minor site plan. The three buildings closest to the western property boundary have variable setbacks from 16 feet to 10 feet, thereby not meeting the proposed Institutional zoning district side setback requirement of 20 feet. The eastern two buildings meet the twenty foot side setback requirement and are not deficient. Therefore, this petition fails Standard of Review 11.06.03.A, as the existing setbacks are in conflict with Institutional zoning requirements. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The proposed rezoning from CO (Commercial, Office) to I (Institutional) is inconsistent with Comprehensive Plan Objective 1.1.8 (below), which speaks to preserving the single- family neighborhood’s quality of life by preventing encroachment of commercial or other inappropriate land uses. The proposed rezoning from CO to I increases the intensity of uses from low-intensity and low-impact uses associated with an office environment that operates during regular business hours to a high-intensity 24-hour in-patient detox facility. Objective 1.1.8: Property owners' investments, their quality of life and the single- family neighborhood, as a defined residential area, shall be protected from the encroachment of commercial and/or other inappropriate land uses through consistent and predictable application of the Land Development Code. The proposed rezoning from CO (Commercial, Office) to I (Institutional) is also inconsistent with Comprehensive Plan Policy 1.1.8.4 (below), which speaks to minimum standards applicable to nonresidential uses located within a residentially classified Future Land Use designation. The policy requires nonresidential uses located within a residential Future Land Use designation to be compatible with adjacent property, to be 10 acres or less and to provide adequate screening and buffering. 4.C.a Packet Pg. 75 At t a c h m e n t 4 . C . a : S t a f f R e p o r t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Rezoning Revive Detox Center April 21, 2016 Page 5 Policy 1.1.8.4 - Limited development of commercial/non-residential uses, that are not located within a special area plan adopted within the Towns, Villages and Countryside Element, will be allowed within areas classified for residential use, provided that these activities are compatible with the adjacent land uses and meet the following standards: a) Intent of the commercial use is to provide easily accessible, convenience-type uses to immediately surrounding residents; b) Conversion of the petitioned property would not promote any strip commercial use of land; c) Use is compatible with surrounding land uses and is provided with adequate screening and buffering of any adjacent residential property; d) The property for which the commercial designation is sought does not exceed 10 acres. Due to the setback deficiency outlined above (Item A), the proposed zoning does not provide for adequate buffering or screening. The lack of sufficient buffering between the proposed 24-hour in-patient detox facility and the neighboring single-family homes creates incompatibility between residential and institutional uses. Furthermore, the proposed use is incompatible with existing office park tenants, which consists of low intensity uses operating during standard business hours. Current tenants are an insurance office, construction offices, the Chamber of Commerce office, the American Red Cross, the Castle family support office and a karate dojo. Therefore, this petition fails Standard of Review 11.06.03.B, as the lack of sufficient buffer is inconsistent with Policy 1.1.8.4. C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; The proposed change in zoning is consistent with the proposed use of a 24-hour specialty hospital, which requires a companion Conditional Use Permit prior to operation. However, as stated above (Item B) the proposed change in zoning is incompatible with existing office park tenants, which consists of low intensity uses operating during standard business hours. The proposed use of a 24-hour specialty hospital with kitchen facilities (dumpster) is associated with higher neighboring impacts of noise and odor, as opposed to the current office park setting. If the rezoning is approved, tenants currently located in the office park can remain and will be considered an existing nonconforming use. Future tenants will be subject to the listed permitted and conditional uses allowed within Institutional zoning (for a complete list please see the zoning use list attachment). D. Whether there have been any changed conditions that require an amendment; Property with road frontage on Midway Road, west of South 25th Street, have been granted zoning changes to Institutional with associated Conditional Use Permits since the mid- 1980s. If the petition of Revive Detox is approved, this section of Midway Road will become predominantly institutional in use and may change the character of the neighborhood. If the petition for rezoning is approved, this site will be the only institutional 24-hour in-patient rehab facility on Midway Road surrounded on three sides by medium-density single-family zoning. Recent changes to institutional are documented below. 4.C.a Packet Pg. 76 At t a c h m e n t 4 . C . a : S t a f f R e p o r t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Rezoning Revive Detox Center April 21, 2016 Page 6  Florida Center for Recovery (3451 Midway Road, approximately a 1,000 feet to the west) is zoned Institutional and was granted a Conditional Use Permit to operate an in-patient health care drug and alcohol rehab and detox facility in 2002.  New Horizons (4500 Midway Road, approximately a mile to the west) is zoned Institutional and was granted a Conditional Use Permit to operate a mental health facility and inpatient health care drug and alcohol rehab and detox facility in 2001. In 2003 they received an adjustment to the Conditional Use Permit for site expansion. In 2007 they were granted another adjustment to the Conditional Use Permit for a second facility expansion.  The CASTLE (3515 Midway Road) is zoned Institutional and received a Conditional Use Permit to operate a family counseling center in 1992.  Hospice of the Treasure Coast is zoned Institutional and was granted a Conditional Use Permit to operate a medical health center and counseling services in 2008.  Baraka Center located a few hundred feet to the west is zoned Institutional and received a Conditional Use Permit to locate a cemetery in 2013. 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 petition of Revive Detox Center for a change in zoning to Institutional and companion Conditional Use Permit with associated conditions for an in-patient specialty hospital is not expected to create significant additional demands on any public facilities in this area. All public facilities are expected to operate within the adopted Level of Service Standards as set forth by the St. Lucie County Land Development Code and Comprehensive Plan. The subject property is located inside the Urban Service Boundary with Port St. Lucie Utilities providing water and wastewater service. Sufficient water and sewer capacity is available to handle the increase in flows for institutional uses. No impacts to public schools or parks are anticipated. West Midway Road corridor between Christensen Road and South 25th Street is two lanes and is classified as an Urban – Principal Arterial as defined in the St. Lucie County Comprehensive Plan. This segment currently operates at a level of service “F” with traffic counts averaging 17,000 per day (Source: Traffic Counts and Level of Service Report, Fall 2015). This segment is currently being widened to four lanes with substantial completion occurring August/September of 2016 and operating at an acceptable level of service “C.” The County’s traffic consultant, Kimley-Horn has reviewed the Traffic Analysis for the proposed use and has provided the following comments:  The existing 20,050 square feet of commercial office space generates a total of 243 daily trips, which consists of 34 AM and 33 PM peak hour trips. The proposed 10,250 square feet of institutional uses and the existing 9,800 square feet of commercial office space generates 311 trips, which consists of 31 AM and 30 PM peak hour trips. This results in a net decrease of 3 AM and 3 PM peak hour trips.  Based on the trip generation for the proposed development, left and right ingress turn lanes are not required. Based on the above noted trip calculations, the proposed change in use on the property has the potential to decrease the site’s trips during the AM and PM peak hour conditions 4.C.a Packet Pg. 77 At t a c h m e n t 4 . C . a : S t a f f R e p o r t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Rezoning Revive Detox Center April 21, 2016 Page 7 and therefore does not adversely impact any St. Lucie County transportation facilities and meets traffic concurrency requirements of the St. Lucie County Land Development Code. F. Whether and the extent which the proposed amendment would result in significant adverse impacts on the natural environment; The Environmental Resources Department has reviewed the application and submitted the following report: The Environmental Resources Department (ERD) has reviewed the subject petitions for the 4.8 acre parcel that consists of multiple native trees, landscaping, and parking associated with the business park. The applicant is not proposing improvements that will impact the onsite natural resources. Land Development Code Section 7.09.04.E requires additional buffering between residential zoning district and Institutional uses. The additional perimeter buffer shall be installed prior to the issuance of a Zoning Compliance for any Institutional use. The applicant shall work with ERD to site the required six foot high masonry wall and landscaping in a manner that preserves the existing native vegetation on the perimeter of the parcel. G. Whether and the extent to which the proposed amendment would adversely affect property values in the area; The subject property is located on Midway Road with residential zoning on three sides. To the west and south is the Ravinia PUD and to the east is Twelve Oaks Estates. Adjacent development of a 24-hour in-patient specialty hospital may adversely impact neighboring residential home values. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative effects of such patterns; Property with road frontage on Midway Road, west of South 25th Street, have been granted zoning changes to Institutional with associated Conditional Use Permits since the mid- 1980s. If the petition of Revive Detox is approved, this section of Midway Road will become predominantly institutional in use and character. 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; and The petition of Revive Detox Center for a change in zoning to Institutional for an in-patient specialty hospital is in conflict with the public interest and is not in harmony with the purpose and intent of this code. Adequate buffering between the surrounding single family neighborhood and the proposed Revive Detox Center is not obtainable with the current office park built to Commercial Office standards. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding this proposed amendment to the Official Zoning Atlas and companion Conditional Use Permit. 4.C.a Packet Pg. 78 At t a c h m e n t 4 . C . a : S t a f f R e p o r t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Rezoning Revive Detox Center April 21, 2016 Page 8 Analysis Summary: The proposed change in zoning to Institutional (I) does not meet the required side setback of 20 feet resulting in an incompatibility between residential and institutional uses thereby not meeting Comprehensive Plan Policy 1.1.8.4, which speaks to standards applied to nonresidential uses located under a residential Future Land Use classification. The petition also fails Objective 1.1.8 and Standards of Review A, B, C, G and I. Staff Recommendation: Staff recommends forwarding the proposed Rezoning from Commercial Office (CO) to Institutional (I) to the Board of County Commissioners with a recommendation for denial. 4.C.a Packet Pg. 79 At t a c h m e n t 4 . C . a : S t a f f R e p o r t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) File Number: RZ 920154926 Resolution No. 2016 - XXX __________, 2016 Page 1 RESOLUTION 16-XXX 1 File Number: RZ 921054926 2 3 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. 4 LUCIE COUNTY AMENDING THE OFFICIAL ZONING ATLAS FOR A 4.3 5 (MOL) ACRE PROPERTY OWNED BY DRAWDY BROTHERS 6 INVESTMENTS, LLLP, FROM CO (COMMERCIAL, OFFICE) TO I 7 (INSTITUTIONAL). 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. A petition of Revive Detox to amend the Official Zoning Atlas for a 4.3 acre (MOL) 14 parcel from CO (Commercial, Office) to I (Institutional) located on Midway Road 15 within Lucie County, Florida, as described in Part “B” below; 16 17 2. On September 3, 2003, the Community Development Director through CD Order 18 03-025 granted Minor Site Plan approval for a 22,050 s.f. office park known as 19 Drawdy Office Park; 20 21 3. St. Lucie County Planning and Development Services staff has performed the 22 required land use analysis for this application, which can be found in the Planning 23 and Development Services memorandum dated April 21, 2016, entitled “Rezoning 24 - Revive Detox;” 25 26 4. On April 21, 2016, the St. Lucie County Planning and Zoning Commission held a 27 public hearing on the petition, of which due notice was published in the St. Lucie 28 News Tribune and recommended that the Board of County Commissioners 29 deny/approve the change in zoning to I (Institutional); 30 31 5. On __________, 2016, the Board of County Commissioners of St. Lucie County, 32 Florida, held a public hearing, of which due notice was published in the St. Lucie 33 News Tribune; and 34 35 6. The proposed zoning change is compatible/incompatible with Land Development 36 Code and the surrounding area, it is consistent/inconsistent with the St. Lucie 37 County Comprehensive Plan and has passed/failed the Standards of Review, 38 Section 11.06.03 of the St. Lucie County Land Development Code as outlined in 39 the Planning and Development Services memorandum dated April 21, 2016. 40 4.C.b Packet Pg. 80 At t a c h m e n t 4 . C . b : R e s o l u t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) File Number: RZ 920154926 Resolution No. 2016 - XXX __________, 2016 Page 2 1 2 NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. 3 Lucie County, Florida: 4 5 A. The recitals set forth above are true and correct and expressly incorporated here 6 within. 7 8 B. The property on which the Change in Zoning from CO (Commercial, Office) to I 9 (Institutional) is being granted/denied is described as follows: 10 11 Legal Description: A parcel of land in Section 5, Township 36 South, Range 40 12 East, St. Lucie County, Florida; The East ½ of the Northeast 13 ¼ of the Northwest ¼ of the Southeast ¼ of Section 5, 14 Township 36 South, Range 40 East, St. Lucie County, 15 Florida. Less Midway Road right-of-way. Containing 16 approximately 4.3 acres. 17 18 Parcel ID Number: 3405-421-0001-000-2 19 20 C. The St. Lucie County Planning and Development Services Director shall be 21 authorized to amend the Official Zoning Map to change the zoning of the property 22 herein described, from CO (Commercial, Office) to I (Institutional) and to make 23 notation of the reference to the date of adoption of this resolution. 24 25 H. A copy of this Resolution shall be mailed to the owner of record as identified on 26 the application. 27 28 I. This Resolution shall be recorded in the Public Records. 29 30 After motion and second, the vote on this resolution was as follows: 31 32 Kim Johnson, Chairman XXX 33 34 Chris Dzadovsky, Vice Chair XXX 35 36 Tod Mowery, Commissioner XXX 37 38 Frannie Hutchinson, Commissioner XXX 39 40 Paula Lewis, Commissioner XXX 41 42 4.C.b Packet Pg. 81 At t a c h m e n t 4 . C . b : R e s o l u t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) File Number: RZ 920154926 Resolution No. 2016 - XXX __________, 2016 Page 3 PASSED AND DULY ADOPTED This ___ day of ______, 2016. 1 2 3 BOARD OF COUNTY COMMISSIONERS 4 ST. LUCIE COUNTY, FLORIDA 5 6 7 8 BY _________________________ 9 Chairman 10 11 12 ATTEST: APPROVED AS TO FORM 13 AND CORRECTNESS: 14 15 16 17 18 __________________________ _________________________ 19 Deputy Clerk County Attorney 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 4.C.b Packet Pg. 82 At t a c h m e n t 4 . C . b : R e s o l u t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) File Number: RZ 920154926 Resolution No. 2016 - XXX __________, 2016 Page 4 EXHIBIT A 1 LOCATION MAP 2 3 4 4.C.b Packet Pg. 83 At t a c h m e n t 4 . C . b : R e s o l u t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.c Packet Pg. 84 At t a c h m e n t 4 . C . c : M a p S e t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.c Packet Pg. 85 At t a c h m e n t 4 . C . c : M a p S e t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4. C . c Pa c k e t P g . 8 6 Attachment4.C.c: Map Set (3387 : Revive Detox - RZ) 4.C.c Packet Pg. 87 At t a c h m e n t 4 . C . c : M a p S e t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.c Packet Pg. 88 At t a c h m e n t 4 . C . c : M a p S e t ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Planning and Development Services Department (PDS) Location: BOCC Chambers, 3rd Floor SLC Administration Annex 2300 Virginia Avenue, Fort Pierce, FL 34982 Applicant Revive Detox Center Agent for Applicant Greg Boggs 100 Avenue A Ste 2E Fort Pierce, FL 34950 Location 2935-2969 West Midway Road Parcel Identification Number 3405-421-0001-000-2 Future Land Use RU (Residential, Urban - 5 du/ acre) Zoning Existing: CO (Commercial, Office) Proposed: I (Institutional) Staff Recommendation Denial PUBLIC HEARING NOTICE Thursday, April 21, 2016 Meeting Time: 6:00 PM (or soon thereafter) Amendment to the Official Zoning Atlas & Conditional Use Permit File Numbers: RZ 920154926 and CU 1220154965 You are receiving this notice because you are a property owner within 500 feet of the proposed petitions. Project Description The applicant is requesting an Amendment to the Official Zoning Atlas from CO (Commercial, Office) to I (Institutional) Zoning District for the subject 4.3 acre parcel and a companion Conditional Use Permit for a proposed 30 bed, 24-hour, in- patient drug addiction and alcoholism facility to be located in the two rear buildings of the five building office park totaling 10,250 square feet. The substance abuse rehabilitation program is spiritually centered and consists of four phases: evaluation, medical and detox stabilization, case management and discharge planning with an average length of stay of 7 to 14 days. Further details are available in the PDS Department - Please Contact: Staff Jeff Johnson, Senior Planner Tel 772.462.1580 Email JohnsonJ@stlucieco.org Mail 2300 Virginia Avenue Fort Pierce, FL 34982 The Planning & Zoning Commission strongly encourages your input and comment at the public hearing. You may also mail or email comments in advance of the public hearing for inclusion in the official record regarding this proceeding. Written comments to the Planning & Zoning Commission should be received at least 3 days prior to the scheduled hearing. Anyone with a disability requiring accommodations to attend this meeting may contact the Community Risk Manager at least 48 hours in advance at 772.462.1546 or TDD 772.462.1428. mail to: PLANNING AND ZONING COMMISSION 4.C.d Packet Pg. 89 At t a c h m e n t 4 . C . d : M a i l N o t i c e ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Parcel ID Owner1 Lname Owner1 Fname Address City State ZIP 340541300120007 Andresen Irma PO Box 299 Randall Rd Wading River NY 11792 Applicant Beth Iris Hernandez Revive Detox Center 344 Quiet Woods Port St Lucie FL 34953 Applicant2 Beth Iris Hernandez Revive Detox Center 2945 Midway Rd Fort Pierce FL 34945 Agent Boggs Greg 100 Avenue A Ste 2E Fort Pierce FL 34950 340580100090004 Bostwick (LF EST)Toni M 2602 Grey Twig LN Fort Pierce FL 34981 340350201620000 Cobb Jr Thomas A 4961 Jorgensen Rd Fort Pierce FL 34981 340350201450005 Coconut Grove Bank 2701 S Bayshore Drive Miami FL 33133 340542100010002 Drawdy Brothers Investments LLLP 10690 W Midway RD Fort Pierce FL 34945 340541100010001 Emerson Ben D 3101 S Indian River Dr Fort Pierce FL 34982 340580100160006 Fowler Denis D 2605 Grey Twig Ln Fort Pierce FL 34981 340580100140002 Gibson James D 2609 Gray Twig Ln Fort Pierce FL 34981 340350201700009 Harless Timothy R 5040 West Virginia Dr Fort Pierce FL 34981 340541300060002 Kerr Christopher 2890 Rainbow Dr Fort Pierce FL 34981 340541300030001 Kind Daniel M 2790 Rainbow Dr Fort Pierce FL 34981 340350201720003 Lachar Robert W 5070 West Virginia Dr Fort Pierce FL 34981 340350201600006 McCabe Cynthia B 847 E Pells ST Paxton IL 60957 340513300010008 Midway Road Church Of Christ 3040 W Midway RD Fort Pierce FL 34981 340541300020004 More Kane J 11426 Sundance Ln Boca Raton FL 33428 340350201710006 Murray Gregory D 5060 West Virginia Dr Fort Pierce FL 34981 340350201630007 Omega Real Property LLC 17630 Efird Rd # D Albemarle NC 28001 340541300110000 Padrick Kerry 2789 Rainbow Dr Fort Pierce FL 34981 340350201830003 Parrett Ursula A 3180 Daniels St Fort Pierce FL 34981 340350201730000 Perry Jackie K 5080 West Virginia Dr Fort Pierce FL 34981 340580100110001 Pizzimenti Philip J 2606 Gray Twig Ln Fort Pierce FL 34981 340350202000009 Ravinia Investments LLC 811 Coral Ridge Dr Coral Springs FL 33071 340580100130005 Reid Stephanie A 2611 Gray Twig Ln Fort Pierce FL 34981 340580100170003 Reschak (LF EST)Rose 2603 Gray Twig LN Fort Pierce FL 34981 340541300050005 Roach Maxine 2860 Rainbow DR Fort Pierce FL 34981‐4983 340541300090003 Sherwood Ingrid 2859 Rainbow Dr Fort Pierce FL 34981 340580100100004 Smith Earliene R 2604 Grey Twig Ln Fort Pierce FL 34981 340541300080006 Swain Robert L 2889 Rainbow Dr Fort Pierce FL 34981 340350201610003 Vega Juan 4951 Jorgensen Rd Fort Pierce FL 34981 340541300150008 Waldron Richard J 5305 S 25th St Fort Pierce FL 34981 340580100120008 Walinski (TR)Leonard T 2608 Gray Twig Ln Fort Pierce FL 34981 340350201640004 Walters David PO Box 12007 Fort Pierce FL 34979 340350201690009 Wauters James S 1207 West Joy Ln Fort Pierce FL 34945 340580100150009 Webb Peter 2607 Gray Twig Ln Fort Pierce FL 34981 340541300100003 Wise Jay F 2829 Rainbow Dr Fort Pierce FL 34981 340541300040008 Young Mark A 134 NE Twylite TER Port St Lucie FL 34983‐1247 4. C . d Pa c k e t P g . 9 0 Attachment4.C.d: Mail Notice (3387 : Revive Detox - RZ) ST. LUCIE COUNTY Planning & Development Services Department Planning Division 2300 Virginia Avenue':Ft: Pierce, FL 34982 Office: 772-462-2822 -Fax: 772-462-1581 http://www.stlucieco.org/planning/planning.htm DEVELOPMENT APPLICATION A pre-application conference is recommended prior to main application submittal. Please contact the Planning Division to schedule an appOintment. Submittal Type [check each that applies! Site Plan o Major Site Plan o Minor Site Plan o Major Adjustment to Major Site Plan o Major Adjustment to Minor Site Plan o Major Adjustment to PUD/PNRD/PMUD o Minor Adjustment to Major Site Plan o Minor Adjustment to Minor Site Plan o Minor Adjustment to PUD/PNRD/PMUD Planned Development o Planned Town or Village (PTV) o Planned Country Subdivision (PCS) o Planned Retail Workplace (PRW) o Prelim. Planned Unit Develop. (PUD) o Prelim. Planned Mixed Use Develop. (PMUD) o Prelim. Planned Non-Res. Develop. (PNRD) o Final Planned Unit Develop. (PUD) o Final Planned Mixed Use Develop. (PMUD) o Final Planned Non-Res. Develop. (PNRD) C nditional Use' Conditional Use o Major Adjustment to a Conditional Use o Minor Adjustment to a Conditional Use Variance 2 o Administrative Variance o Variance o Variance to Coastal Setback Line R zonin 3 Rezoning (straight rezoning) o Rezoning (includes PUD/PNRD/PMUD) o Rezoning with Plan Amendment Comprehensive Plan Amendment 4 o Future Land Use Map Change o Comprehensive Plan Text Amendment Other o Administrative Relief o Class A Mobile Home 5 o Developer Agreement (Submit per LDC 11.08.03) o Power Generation Plants o Extension to Development Order o Historical Designation/Change 6 o Land Development Code Text Amendment 7 o Plat o Post Development Order Change oRe-Submittal # 8 o Shoreline Variance o Stewardships -Sending/Receiving o Telecom Tower (Submit per LDC 7.10.23) o Transfer of Development Rights o Waiver to LDC/Comp. Plan Requirements 9 o Appeal of Decision by Administrative Official'· o Eminent Domain Waiver" Application Supplement Packages 1. Conditional Use 2. Variance 3. Rezoning / Zoning Atlas Amend. 4. Compo Plan Amendments 5. Class A Mobile Home 6. Historical Designation/Change 7. LDC Text Amendment 8. Re-Submittal 9. Waiver to LDC/Comp. Plan Requirements 10. Appeal of Decision by Administrative Official 11 . Eminent Domain Waiver Refer to Fee Schedule for applicable fees. All required materials must be included at the time of submittal along with the appropriate non-refundable fee(s). Page 1. of 6 Revised May 6,2013 4.C.e Packet Pg. 91 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) r- I ~+-------:-:--:--FEE Ci!jL ULATtON WORKSHEET ___ _--=SITE DEVELO~ ENT PLANS - Planning Division Application T. : fe-:U"t'\ ;J\.t. U -tv W' Supplern!lntal Ao lication PackagSl No.: ___ _ (Please provide separate fee alculalloP wor'~sheel for each application type) BASE REVIEW FEE: CONCURRENCY FEE ERD REVIEW FEE' UTILITIES PER ACREAGE CHARGE' -RESUBMIFAL FEE' (if applicable I SUBTOTAL OF BASIC FEES; PRE-APPLICATION MEETING FEE :( Receipt No. of Payment: ____ _ Date of P-e App $ s s $ S S S s S( ~ IA) ~O, (lO(B) ~ (C) (0) IE) I t; 00 00 ) deduction BAL ANCE OF FEES DUEt S \ I Cj q O. 00 SEPARATE CHECK FOR TRAFFIC IMP,A T STUDY -Ordinance No 06-047; amending Chapter 511.01 of the SI LUCie County Land Developme ~t ode .~ $950.00 -Methodology Meeting (H)(lf • Additiol'a! fees will be due It a 3" party IC study reView,s needed. These services will be inVOiced to applicant upon receipt of quote of services rom 3'" party. • Please nOle: For ali projects requiring flU hc notice you will be Invoiced by St LUCie County P'annlng I DiviSion. Refer \0'" -.. ' , • Otner fees may be applicable by other ext rna! reViewing agencies: i.e. Fire District and proof o· payment W'" te r qUlred pnor to projec: approval ~ INT/IKE REVIEWER -SIGNATURE DATE I I VERIFIED BY -SIGNATURE DATE J I File Number. ~. -.=~=~=====+~ ______ ~R~eC.':c~e~lp,-,-t~N~u~m~be~r·=====_~.=~=~ Page 2 of 6 ~ei.'15ed May ~ -1, 2015 4.C.e Packet Pg. 92 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Submittal Requirements The followinq checklist is provided as a reminder. Please see applicable code sections for more detailed submittal requirements. All Submittals MUST be in complete folded and collated sets. ~I applications must include the following: JtI' Application, completed in black ink, with property owner signature(s) and notary seal (1 original and 11 copies) o Aerial Photograph -property outlined (available from Property Appraiser's office o Property Deed ¢ Legal description, in MS Word format, of subject property • o Property Tax Map -property outlined (electronic copy not required) ~ Survey (24x36) b 2 CDs of all documents submitted" with files named according to the Required Naming List. (attached) rjl Concurrency Deferral Affidavit; or o Description and analysis of the impact of the development on public facilities in accordance with the methodologies acceptable to the County (LDC Section 5.08.02). This will require a Transportation Assessment or a full Traffic Impact Report, if applicable. Site Plan and Planned Development Applications must also include: o Site Plan 24"x36" at a scale of 1"=50' (12 copies-folded, not rolled) o Boundary Survey (24x36) -Signed and Sealed (12 originals) o Topographic Survey (24x36) -Signed and Sealed (12 originals) o Landscape Plan -Signed and Sealed (12 originals) o Traffic Impact Report (TIR) (4 copies) if: o 50+ residential units o Development on N. or S. Hutchinson Island o Non-residential (see LDC Section 11 .02.09(4)) o Environmental Impact Report (4 copies) if:(See LDC Section 11.02.09(5)) o The property is ten acres or greater o The property, regardless of size, contains a wetland; o The property is identified on the "Native Habitat Inventory for SLC"; o The proposed development is located in whole, or part, within the One Hundred Year Flood Plain; o Development on N. or S. Hutchinson Island Development Order Extension Applications only require the following: o Letter of justification -submitted at least 2 weeks prior to expiration. (LDC 11.02.06) o Updated Traffic Analysis if applicable (4 copies) o Approved Resolution or GM Order Final Plats only require 2 CDs (follow specifications above) & 4 copies of the following: o Main Application and back up material o Approved Site Plan and copy of approved Development Order o Plat -Include extra copies of Plat for applicable conditions of approval Four (4) Original Mylars are due following final staff review. ·Please note: Only a surveyor, attorney, or title agent is authorized to provide a legal description. The legal description provided on the property appraiser's website is not valid for our purposes. The legal description you provide us will be used in all future documentation. If it is incorrect, it may invalidate the results of any hearing(s). Page 3 of 6 Revised May 14, 2015 4.C.e Packet Pg. 93 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) ,- Project Information Parcel ID Number(s): Legal Description: (Attach additional sheets if necessary -also must be provided in MS Word format on CD) 1\ ?Af(~ IIi ltnd ly'~ ~ hu\>1Ir1 ti, t IH"A4h,V -"(0 ~, ~l. 10 E, 1r. lJ,cil (,~iy (fi,rlC". ~ rA1t \\4lf of th.t ~1(-!hU')t ~1i\V of -tilt N .. ~:W: {,ofNt' "of htcttll" c:, I 1"o~" -,,111 t,..fh( ~<. ~ ectif', *. ~eiL l,a...'\y ;-'.~ u,~ l"\\dv.u.y ~A.J rJ~·o{ ·W~ Property location -SectionfT ownship/Range: t; I'" ~ I? 11 C? 6 Property size -acres: 1· 'Z.~ Square footage: -1--1-. (loOt! .. h~A.J. Future Land Use Designation: __ ~L.:-'>!\l,-:_---::-"........-..,:--;-_J ____ I Zoning District: {,()l (tflhtl1l In.-miv-\io.w\ Description of project: (Attach additional sheets if necessary) Type of construction (check all applicable boxes): Total Square Footage: Existing -z."Z. (ZOO+{-I 1i' Commercial o Industrial Total Square Footage: Existing ____ _ Proposed: ____ _ Proposed: ____ _ o Residential No. of residential units: Existing Proposed: ____ _ No. of subdivided lots: Existing Proposed: ____ _ o Other Please specify: -t\.L t..h)td-~ l-\io~ \JJ1t. vJ \ \ oct"Y'UCI pao itf c1f-\hf Number and size of out parcels (if applicable):~?t !""~'\ J~i1Ibt/t (L;z. Jpvttw~ ,"'\4~~ Page 4 of6 Revised May 14, 2015 4.C.e Packet Pg. 94 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) SPECIAL NonCE (PLEASE READ BEFORE-SIGNING ACKNOWLEDGMENTS BELOW) Submission of this application does not constitute the granting of approval. All appropriate requirements must be met prior to this project being presented for approval to the appropriate authority. St. Lucie County reserves the right to request additional information to ensure a complete review of this project. ACKNOWLEDGMENTS Applicant Information {Property Developerl: Agertt Information: ".." . ' .. + LaJ !wrJ.-itiJ. Business Name: P-tv'ivt ~ LtIl\1v-Business Name:l... Name: .., .1.1 lr\~ . ~ .. ..; ... 1.1. • Name: f7(lJ 0--' .. 1. I • Ac;1dress: 1tA ltv.! ~d: \'w',Mh Address: WO J.J A ~1I.T1 2£ ~~ I1t. l..vtit: ~ ""~1«7-; • &d !iUCl:. ' 8,:. ~1tiil . (Please use an address that can atcept' overnight· (Please use an 'address that can accep.t ovemight pack<;lges) packages) Phone: ~"2AI7' ~~.:t7.. Phone: t)11'~1~ Fax: -1,'i'7 -t;~~ Fax: - Email: brJth.e (fNi~O!!.iu-'lAM Email: ~L ..I. ~ Ab~,(.IlM Please note: both applicant and agent will receive all official correspondence on this project . . Property Owner Information This application and any application supplement will not be considered complete without the notarized signature of al~ property owners of record, which shall serve as an' acknowledgment of the submittal of this application for approval. The property owner's signature below shall also serve as authorization for the above ap . nt or agent to act on behalf of said property owner. Property ignatln , Mailing Addresl;: 10&9 D t(). nt d!()~ fJ . £t ·eeCG~j rl · ?:iftfS Phone: 17 ()... ~ CJ..-/ " " ['8'(2 (p If more than one owner, please submit additional pages STATE OF (-lOy; dG{,.o-,COUNTY OF Sf-L",c".e... The foregoing instrument was acknowledged before me this by Ph;! lM w4 who is personally known to me or who has produced ____ ...LO.l..jJ/<2"-"c'--__________ as identification. jyh,;,~ J . !LA J)Qh&ci!h S ~A Signature of Notary ? T)ii:or Print Name of Notary 0 =&:=I:::c...'?c...' .c..(7;.::..8 ""I.,.::O..=&''--____ .Commission Number (Seal) Page 5 of6 ""';.,:;~"" /;;A"'''''~;:'' DEBORAH S, VEGA ! ~~:: };j MY COMMISSION /I EE 828608 1 ~1~;· .. " . .;$.,·· EXPIRES; October 4 2016 '. • f'\.~'-" , ··8" .... •• Bonded Tllru NOtary Public Uflderwrilers Revised May 14, 2015 .. rt- 4.C.e Packet Pg. 95 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) ;' Supplement 3 Rezoning Amendment to the Official Zoning Atlas Application Supplement Refer to the LDC Section 11.06.00 for details Current Zoning __ -"C"-,,O~_..,..--Current Future Land Use ___ --UR~U _____ _ Proposed Zoning _----"'I .... N .... ST~ ___ _ Acreage of Rezoning_--:...----"4~2~8'__ _____ _ 1) If you are requesting an amendment to the Official Zoning Atlas of St Lucie County, state whether the proposed amendment is in any conflict with any portions of the LDC The requested rezoning from CO to INSTITUTIONAL is necessary to allow the proposed drug and substance abuse treatmentfacility proposed. Existing CO (Commercial Office) zoning will not support the proposed use as an in-patient rehabilitation facility. The subject site is a fully constructed and landscaped office park containing five (5) buildings. The proposed facility will occupy two (2) buildings in the office park, with the remaining buildings continuing their present uses. Current uses include real estate, insurance, martial arts, and Chamber of Commerce. Future uses will be subject to Permitted and/or Conditional Uses allowed within the-Institutional zoning classification. 2) Please give a statement describing any changed conditions th~t would justify a rezoning The location of the proposed zoning amendment is undergoing physical change. Surrounding zoning includes Institutional, Planned Unit Development, Agricultural, Residential and Office. Institutional Zoning west of the subject property along Midway Road include Florida Center for Recovery, New Horizons, and Hospice of the Treasure Coast Midway Road has become a mixture of public and private service related uses. Churches, counseling services, health and rehabilitative facilities, and a veterinarian clinic are in close proximity. The proposed . Institutional zoning will create an office park containing health and service related uses to compliment this corridor. 3) Please state why there is a need for the proposed rezoning The proposed rezoning will allow a critical need rehabilitation facility to be implemented in two (2) buildings of the existing office park The Institutional zoning will allow the applicant to provide the treatment facility to blend into an existing built environment No exterior architectural changes are proposed. The zoning change will also allow the office park to tailor the existing office uses to health related office uses. Existing tenants will remain, with potential future uses to include medical office and clinics including dental care, medical labs, home health care, and day care. 4.C.e Packet Pg. 96 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4) Please state whether and how the proposed rezoning is consistent with the St Lucie County Comprehensive Plan The proposed zoning is consistent with the existing Future Land Use of Residential Urban (RU). The requested zoning is consistent with other Institutional zoning within the RU land use. 5) Please give a statement outlining the extent to which the proposed amendment A) Is compatible with existing uses Along the Midway Road frontage, compatibility exists with other Institutional zoning and uses. Along the subject property south property line are single family homes presently buffered with a 6'fence and large existing canopy trees and landscaping. Additional landscaping and 8 foot tall security fencing will be proposed to increase this buffer. The proposed facility will be enclosed and fully secured with limited outdoor facility and uses. B) Affects the capacities of public facilities, including but not limited to transportation, sewage, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical service Please see attached capacity analysis (previously submitted) C) ,Affects the natural environment (If no adverse impacts expected please state why) The site is a completed office park with buildings, parking and improvements. Existing tree canopy and landscape will remain. Additional landscaping qnd buffering is proposed for the two (2) subject buildings as part of the overall improvement plans. D) Will result in an orderly and logical development pattern The proposed amendment will result in the orderly progression of land use, and physical improvements, along Midway Road. As the recently improved and divided Midway Road section becomes complete andfunctional, the logical pattern of mixing a variety of Institutional uses will continue. E) Will adversely affect the property values in the area The conversion of the prop~rty from Commercial Office to Institutional should not devalue adjacent property. 6) Please explain the applicants interest in the subject property The applicant currently has a lease option on the subject two (2) buildings. 7) Please include such other information or documentation that may be deemed necessary or appropriate to a full and proper consideration and disposition of this particular application 4.C.e Packet Pg. 97 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) (- , \ \ ) A public meeting was held at the subject site. This meeting informed those living within five hundred (500) feet of the necessary zoning (,lnd land use amendments required. afthirty nine (39) invitations sent, jour: (4) responded and attended the informational meeting. No adverse comment or concerns were indicated by the attendees. NOTE: and additional public meeting will be scheduled to include St Lucie CounlJ! planning degartment representative. Please Note: This Rezoning Application Supplement will not be considered complete without the Development Application, complete with notarized signatures of all land owners, giving their consent to the filing of his application and supplement 4.C.e Packet Pg. 98 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Supplement 1 -- Conditional Use Application Supplement Refer to St Lucie County L,and Development Code (LDC) Section 11.07.00 for details Desired Conditional Use / Adjustment: Lv -for x~4;~ htlfu (AI. 6(1)1.\ ~ a\&o\1ol .J~ -.il Minor Adjustment ~ Major Adjustment ta c:. U +1 Existing use of property: "f){i~ Q Ef;ct, fM~ Is a change in ~ng sough~h the petition for Conditional Use? ~ YES -.L.L NO Is a change in F~re Land ~sought with the petition for Conditional Use? --U-YES -J.Z:L NO Is a Site Plan Apnrpval appli~n being filed concurrent with the Conditional Use Application? --LJ-YES ---129.-NO If the Conditional Use applied for requires site plan approval, the applicant shall submit a site plan that meets the requirements of LDG Section 11.02.00, The following information you provide is very important in determining the outcome of your conditional use request. It is required by Section 11.07.00, LDG that appropriate findings are made to justify a Conditional Use approval. Please use additional pages, if necessary to justify your request. 2. Is the proposed Conditional Use or Adjustment in conflict with any portion of the LDG or the St. Lucie County Comprehensive Plan? w · ~o~\ V~.£. v'4VLit ,..., c.oAHo~t~ ~ W vs,e .,f R\l· 3. What are the existing uses. in the immediate area and how is the proposed Conditional Use or Adjustment compatible with the existing uses in the area? ~ ~\(i+~ V~ "lo/\.1 ~t. Mid,"",,'! F-D41l (.o((ioot' {lui +ht-- ~\.)Ht ~tt ~I\e\vd{ t\o(td" (I.v\W .fv ~v~ I NAA.r t"\or'-t.I>M, (A"t'\t, ~ ~1i(" of -\1lt \71A~ML G,4'it. ~ "t-X()Ju.i~6~ry \Hl\\ ~n",ot ~~"U1Lil WI.-t...vw.\w' -\v ~L 61tJJ.,. '"t'\t A(\"L 'Nl\\ \it.. ft~ ~ tJ\4.,lr;\v¥.Q/\.c! ~ (,.l1\'Jwf ,ft""", f\V\j.;rA\ () ft;!.£. ~ ~~ C-N'L ~:e~~d~f~aY27,2010 ~~~ Qf\ tv~(J.· t~~1 \I~. 4.C.e Packet Pg. 99 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Supplement 1 4. What conditions have changed in the immediate area that warrants consideration of this Conditional Use or Adjustment application? _ . .l .A. l J .l.l IC ~ *hi t-'\lidw~'1 tz.,..J tDr(tdor «~QVI&.(I" ~ "1 -NfIL t-/tOJ<l if} ~W Vuc\th CNL ~lAf1Ih ~L ~. ~ ;_.,111., \\'it of ~~t~ ~L ~ ('oM~tt....J w:~ '"" \.Mt \0 ....,~~ \lr (M, About ~ ~t 5. What are the anticipated impacts of the proposed Corklitional Use o Adjustment on the existing and future public facilities in this area, such as roads, transit, water, sewer, drainage, parks, etc.? M(v\~\ lw.~~ Nt -l"tut~ ~ \,\J~\<" ~Uti.lA. Alq~rL l.lJJtv., of ~"",(A -«i'lt ~ i'W t(Or~ W,-\-l~ \JILt_ 6. What are the anticipated environmental impacts of the proposed Conditional Use or Adjustment? If no adverse impacts are anticipated, please explain why. -\h( ~ \;,~ -w\\\ rnlu~'f two -\w;\1l~" of -thi. ~"t hVi\OW, offill ~rJt. 1ht. ~1u i ... ~\l'f \~~. Mal-k~ l~~"'pt hutf"Vl rl\'W4~ 6t't 'PJ.{.,..--t -t)IM{ wl\\ \I.e (qM\v"CW M~~t.. ~ nllClI>114\ 7. Plea~e provide any additional information about size, hours, and seasons of VII.t4. operation; number of employees; number of car or truck trips; equipment utilized; anticipated dwation of use; impacts of noise and light; access improvements; hazardous substances utilized; and any other issue that would assist in the evaluation of this application. (' \\\t W""1 -".,I \\ ht ""~(O)(~t.~ \OJ 000 41" '/ wl\\ 1.O1\~1"'-"10 h£<l.., ~ Wi \ \ ~ \o~ --z() ~ £f ww.o.~~ 0/1 ~ f{)-~W' t,h\ft-. \ +-"",1\\ n.l h( tf *VIrl wi~ h\wtLJ {'{h.il'".,... Mf"d1 owJ wIlt W- '1t.evt1t-t (t" ,,\\ 1-'vvth. J,..~-T~ ~,,~, it, .t.'\C~.t4-~ I roO" V\O\i!t ~( \A~~ wl\\ A(J,-\vtb ~i~~ (u.;.J~ -\-0 ;1v. ~vl1\l4\T, f7a9,O(~ ~~.., C?~ ...... "it.fw "ll\;...q-APPlican~or gent Na J (printed) Signatur: I \ Page 2 of 2 Revised: May 27,2010 4.C.e Packet Pg. 100 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4~ady'ko eSlgn roup, LLC ENGlNEERS, PLANNERS &: CONSTRUCTION MANAGERS DRA WHY BUSINESS PARK IMP ACT ANALYSIS -SUPPLEMENT 4 Please be advised that Ladyko Design Group, LLC has been retained to analyze the fo llowing engineering related elements, Traffic, Water, Wa stewater, Drainage and Solid Waste, relative to the proposed change iLl Land Use for the Drawdy Business Park parcel, located on Midway Road, west of 25'" Street, St. Lucie County, Florida. TRAFFIC IMPACT ANALYSIS The enclosed analysis is based upon data published within the lnstitute of Tran sportation Engineering (ITE) Trip Generati on Manual, 9th Edition. The existin g traffic use is based upon Code 710, General Office, rates and the proposed traffic use is prepared based upon Code 610, Hospital (Specialty). Analysis shall be further broken down to compare Average Annual Daily Trips (AADT), A.M Peak Hour and P.M. Peak Hour rates. Currently the site consists of 22,050 s.f. of General Office space. Upon completion of the Land Use Amendment, the site wi ll consist of 11,877 s.f. of General Commercial space and 10,173 s.f. of Specialty Hospital space. An nual Average Daily Trips A.M. Peak Hour Trips P.M. Peak Hour Trips EXISTING LAND USE 11 .03 Trips/22 .050 k.s.f. 1.56 Trips/22.050 k.s.f. 1.49 Trips/22.050 k.s.f. PROPOSED LAND USE 243 Trips AADT 34 Trips Peak 33 Trips Peak The proposed site wi ll consist of 11 ,877 s.f. of General Commercial space and 10,173 s.f. of Specialty Hospita.l space. T he 9lh Edition of the ITE Manual was consulted for trip generation from the Hospital Code (6 10) and the trip generation for the category based upon the total number of employees over an entire 24 bour day, assuming three shifts, is 40 employees General Commercial (Office) (710) Annual Average Daily Trips A.M. Peak Hour Tri ps P.M. Peak Hour Trips Specialty Hospital (610) Annual Average Daily Tri ps A.M. Peak Hour Trips P.M. Peak Hour Trips 4400 Belle Grove Drive Fort Pierce, Florida 34981 11.03 Trips/I 1.877 k.s.f. 1.56 Tripslll.877 k.s.f. 1.49 Tripsll l .877 k.s.f. 4.50 Trips/40 employees 0.31 Trips/40 emp loyees 0.29 Trips/40 employees 13 1 Trips AADT 19 Trips AM Peak 18 Trips PM Peak 180 Trips AADT 12 Trips AM Peak 12 Trips PM Peak Phone: 772-530-8261 Fax: 772-464-1383 4.C.e Packet Pg. 101 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) ady'ko ..I&#--'~eslgn roup~ LLC ENGINEERS, PLANNERS &: CONSTRUCTION MANAGERS Summary The proposed Land Use change increases the traffic generated from the project from 243 trips AADT, 34 AM Peak Hour Trips and 33 PM Peak Hour Trips respectively to 311 trips AADT, 31 AM Peak Hour Trips and 30 PM Peak Hour Trips respectively. The current Level of Service identified in the Fall 2014 Traffic Counts for the link from 251" Street to Christensen Road is Level F. However, this section of Midway Road is currently under construction to a 4 lane roadway and as a result the proposed increase in traffic will have no effect on the Level of Service once the construction is completed in 20 16. POTABLE WATER USE ANALYSIS There is a change for Potable Water Use associated with this Land Use Amendment. The property is located within the FOlt Pierce Utilities Authority CFPUA) service area. Potable Water System services are available to the subject property. The water demand, gall ons per day (g.p.d.) that will be generated by this propelty is based on the adopted 2010 Comprehensive Plan Policy 9.1.1.12, unless not identified in the plan. The calculations are based upon the current project build-out coverage and the flow rates established in the Adopted 20 I 0 Comprehensive Plan . Maximum Daily Flow (GC) Maximum Daily Flow (Ge) Specialty Hospital (H) Summary EXISTING LAND USE 117 gpd/capita x 22.050 k.s.f. PROPOSED LAND USE 117 g.p.d. x 11.877 k.s.f. 117 g.p.d. x 30 bed x .9647 2,756 g.p.d. 1,390 g.p.d. 3,386 g.p.d. The proposed Land Use change increases the potable water demand from the project from 2,756 gallons per day (gpd) to 4,776 gallons per day (gpd). The factor of .9647 used in the equation comes from the State of Florida Department of Health and Rehabilitative Services, Manual 100-6, for estimating flows based upon per bed and per meal prepared. Please be advised that Fort Pierce Uti lities Authority sufficient currently has capacity available to handle this proposed increase in demand. 4400 Bille Grove Drive FOf[ Pierce, Florida 34981 Phone: 772-530-826! Fax: 772-464-1383 4.C.e Packet Pg. 102 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) adyko '--'~eslgn roup, LLC ENGINEERS, PLANNERS &; CONSTRUCTION MANAGERS SANITARY SEWER COLLECTION ANALYSIS There is a change for Wastewater Collection Flows associated with this Land Use Amendment. The property is located within the Fort Pierce Utilities Authority (F PUA) service area. Wastewater Collection System services are available to the subject property. Th e wastewater demand, gallons per day (g.p.d.) that will be generated by this property is based on the adopted 2010 Comprehensive Plan Policy 9.1.1.12, unless not identified in the plan. The calculations are based upon the current project build-out coverage and the flow rates established in the Adopted 2010 Com prehensive Plan. Wastewater demand is equal to 110 g.p.d. per capita Maximum Daily Flow (GC) Maximum Daily Flow (GC) Specialty Hospital (H) Summary EXISTING LAND USE 110 g.p.d. x 22.050 k.s.f. PROPOSED LAND USE II 0 g.p.d. x 11.877 k.s.f. 110 g.p.d. x 30 bed x .9647 2,426 g.p.d. 1,306 g.p.d. 3,184 g.p.d. The proposed Land Use change increases the wastewater collection fl ows from the project from 2,426 ga llons per day (gpd) to 4,490 gallons per day (gpd). The factor of .9647 used in the equation comes from the State of Florida Department of Health and Rehabilitative Services, Manual IOD-6, for estimating flows based upon per bed and per meal prepared. Please be advised that Fort Pierce Utilities Authority currently has sufficient capacity available to hand le this proposed increase in flow. DRAINAGE ANALYSIS The property is governed by St. Lucie County, North St. Lucie River Water Control District (NSLRWCD) and South Florida Water Management District (SFWMD) criteria for stormwater management facilities. The oLl-site drainage facilities will utilize a dry detention system to provide 100% of the required water quality treatment and stormwater attenuation as required by the previously identified governing agencies. Positive outfall is provided for the property via existin g connections to the adjacent canal system operated by NSLRWCD. The ultimate di scharge for the project is the North Fork of the St. Lucie River, tbe Intracoastal Waterway and the Atlantic Ocean. Summary There are no additional improvements associated with this proposed land use change. As a result the storrnwater management system serving this parcel will require no proposed revisions and have no additional impacts on the receiving systems. 4400 Belle Grove Drive Fort Pierce, Florida 34981 Phone: m-530-8261 Fax: m-464-1383 4.C.e Packet Pg. 103 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4~ady'ko ~~eslgn roup, LLC ENGINEERS, PLANNERS &: CONSTRUCTION MANAGERS SOLID WASTE ANALYSIS The property is located in unincorporated SI. Lucie County. Solid Waste collection is provided by Waste Pro. Pounds of So lid Waste (GC) Pounds of So lid Waste (GC) Pounds of So lid Waste (H) Summary EXISTING LAND USE 5.1 Ib/personlday x 100 employees. PROPOSED LAND USE 5.1 Ib/person/day x 60 empl oyees 5.1 Ib/personlday x 70 persons 51 0 Ib/day 306 Ib/day 357 Ib/day The proposed Land Use change increases the amount of solid waste generated from 5 I 0 Ib/day to 663 Ib/day. St. Lucie County has sufficient space in the landfill to handle the proposed land use change Respectively Submitted, ·chard M. Ladyk , P.E President 4400 Selle Grove Drive Fort Pierce, Florida 34981 Phone: 772-530-8261 Fax: 772-464-1383 4.C.e Packet Pg. 104 At t a c h m e n t 4 . C . e : A p p l i c a t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Page 1 3.01.00. - ZONING DISTRICT USE REGULATIONS 3.01.03. - Zoning Districts. R. CO COMMERCIAL, OFFICE. 1. Purpose. The purpose of this district is to provide and protect an environment suitable for selected office and commercial uses, together with such other uses as may be necessary to and compatible with commercial office 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. Adjustment/collection and credit reporting services. (732) b. Advertising. (731) c. Communications - except towers. (48) d. Computer programming, data processing and other computer related services. (737) e. Contract construction services - office only. (15, 16, 17) f. Duplicating, mailing, commercial art/photography and stenographic services. (733) g. Engineering, accounting, research, management and related services. (87) h. Executive, legislative, and judicial functions. (91, 92, 93, 94, 95, 96, 97) i. Finance, insurance, and real estate services. (60, 61, 62, 63, 64, 65, 67) j. Health services - except nursing homes and hospitals. (80) k. Membership organizations subject to the provisions of Section 7.10.31. (86) l. Miscellaneous business services: (1) Detective, guard and armored car services. (7381) (2) Security system services. (7382) (3) News syndicate. (7383) (4) Photofinishing laboratories. (7364) (5) Business Services - misc. (7389) m. Personnel supply services. (736) n. Social services: (1) Individual and family social services. (832/839) o. Travel agencies. (4724) 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. Child care services. (835) 4.C.f Packet Pg. 105 At t a c h m e n t 4 . C . f : Z o n i n g U s e R e g u l a t i o n s - C O a n d I ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Page 2 b. Television and radio transmitting towers. (999) c. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00 and include the following: a. Eating and drinking places (undistilled alcoholic beverages as an accessory to a restaurant). b. Postal services. (43) c. Solar energy systems, subject to the requirements of Section 7.10.28. 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) 4.C.f Packet Pg. 106 At t a c h m e n t 4 . C . f : Z o n i n g U s e R e g u l a t i o n s - C O a n d I ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Page 3 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) 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. 4.C.f Packet Pg. 107 At t a c h m e n t 4 . C . f : Z o n i n g U s e R e g u l a t i o n s - C O a n d I ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.g Packet Pg. 108 At t a c h m e n t 4 . C . g : A p p r o v e d 2 0 0 3 M i n o r S i t e P l a n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) K:\BUILDERS\DWG2015\15-2264.dwg, 12/17/2015 1:30:56 PM 4. C . h Pa c k e t P g . 1 0 9 Attachment4.C.h: Survey and Deed (3387 : Revive Detox - RZ) 4.C.h Packet Pg. 110 At t a c h m e n t 4 . C . h : S u r v e y a n d D e e d ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.h Packet Pg. 111 At t a c h m e n t 4 . C . h : S u r v e y a n d D e e d ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.i Packet Pg. 112 At t a c h m e n t 4 . C . i : C o r r e s p o n d e n c e ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.i Packet Pg. 113 At t a c h m e n t 4 . C . i : C o r r e s p o n d e n c e ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.i Packet Pg. 114 At t a c h m e n t 4 . C . i : C o r r e s p o n d e n c e ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 4.C.i Packet Pg. 115 At t a c h m e n t 4 . C . i : C o r r e s p o n d e n c e ( 3 3 8 7 : R e v i v e D e t o x - R Z ) BOGGS PLANNING + LANDSCAPE ARCHITECTURE February 3, 2016 St Lucie County Planning & Development Services D~partment Planning Division 2300 Virginia Avenue Fort Pierce, Florida 34982 Attn: Jeff Johnson, Senior Planner RE: Revive Detox Facility -Drawdy Office Park Response to comments -1.18.15 Conditional Use Application The following are responses to the Development Review Committee unresolved issues contained in the above correspondence. 1. Per previous coordination between Ladyko Design Group and Port St. Lucie Utility Service Department, the City is providing water and sewer service to this project. Sufficient capacity exists for the proposed Revive DetoxFacility. 2 .. Please see attached information outlining the previous neighborhood meeting held at the subject property. 3. Please see attached information describing the actual operation and uses .of the proposed facility 4. Please see attached exhibit( s) indicating existing businesses and gross square footages currently in the Drawdy Office Park. The existing office uses are currently opened 8:00 a.m. to 5:00 p.m. weekdays . . 5. Please see attached information on the Hurricane Evacuation Plan for the proposed facility. 6. Please see attached information on the on-site security for the proposed facility. 7. There are two 25' light posts each with double luminaires that provide sufficient lighting to the parking lot. If foot candles demonstrating readings no greater than .01 at property lines are necessary, the applicant requests this be required at the time of architectural plan submittal to the County Building Department. Planning &' Development Services FEB 032016 RECEIVED 100 AVENUE A • SUITE 2E • FORT PIERCE, FLORIDA 34950 4.C.i Packet Pg. 116 At t a c h m e n t 4 . C . i : C o r r e s p o n d e n c e ( 3 3 8 7 : R e v i v e D e t o x - R Z ) I~~ J 4. First Aid Kits will be maintained in the front office, clinical offices, at the community housing location(s), and in all company vehicles. 5. In the event of a potential disaster, the Clinical Director an~ the CEO will maintain contact with local news media, the county emergency warning system, and other sources to ensure timely receipt of integral information. Upon knowledge of a disaster, the Clinical Director will notify other members of the staff of the: A. Type of disaster B. Number of victims and acuity C. Types of assistance required D. Contact for continuing information 6. The CEO will determine if the clinical site and the community housing location shall be either completely or partially closed for the duration of the disaster. 7. All employees shall make themselves readily accessible by phone, fax, radio, person to person, or other form of communication. The Behavioral Health Technician schedule shall remain the same. The CEO will determine which employees are available to work and schedule one BHT per 5 clients, 24 hours per day. If BHTs are unavailable clinical personnel may be used in their place. 8. All departments shall maintain up to date callback lists or employees who have adequate disaster preparedness training. Employees who are on a callback list must always be prepared to return to Revive Detox Center to assist in response. 9. The Clinical Director shall ensure that all client records are stored in a secure . interior office closet. The closet door will remain locked at all times. 10. Revive Detox Center will follow the direction of the National Weather Service in regards to evacuation. If necessary, Revive Detox Center will follow·the directions of St. Lucie County and/or The City of Port Saint Lucie evacuation recommendations. In the case that an evacuation is not necessary our clients will be housed in a secure location. This location will be supplied with ample water, food, and other supplies. a. Fort Pierce Central High school -Shelter b. Hampton Inn -St Lucie West c. Homewood Suites -Tradition Port Saint Lucie 4.C.i Packet Pg. 122 At t a c h m e n t 4 . C . i : C o r r e s p o n d e n c e ( 3 3 8 7 : R e v i v e D e t o x - R Z ) 11. In the event of severe weather such as a tornaqo or hurricane, Revive Detox Center will: A. Secure or remove all objects on the facility's grounds such as umbrellas, trashcans, etc. B. Stock all work areas with flashlights in the case of a power outage C. Instruct all staff, clients, and visitors to remain indoors and away from windows and doors D. Normal operations will resume once the National Weather Service makes an "all clear" alert. E. Hurricane Watch: Administration will notify all the facility sites to take any precautionary measures necessary to secure the building and assure for the safety of the clients. F. Hurricane Warning: All facility sites will be closed immediately and all clients sent home. Staff will be sure that all facility sites are as secure as possible and then leave the premises. Admissions department will assist with discharging all clients. G. After the Hurricane: Administration will contact all employees and advise them of the status of all facility sites as well as when to report to work.· .. 4.C.i Packet Pg. 123 At t a c h m e n t 4 . C . i : C o r r e s p o n d e n c e ( 3 3 8 7 : R e v i v e D e t o x - R Z ) Suggested motion to recommend approval/denial of this request. MOTION TO APPROVE: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION APPROVING THE PETITION OF REVIVE DETOX CENTER FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM COMMERCIAL OFFICE TO INSTITUIONAL BECAUSE... [CITE REASON(S) WHY - PLEASE BE SPECIFIC] MOTION TO DENY: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION DENYING THE PETITION OF REVIVE DETOX CENTER FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM COMMERCIAL OFFICE TO INSTITUIONAL BECAUSE..... [CITE REASON(S) WHY - PLEASE BE SPECIFIC] 4.C.j Packet Pg. 128 At t a c h m e n t 4 . C . j : S u g g e s t e d M o t i o n ( 3 3 8 7 : R e v i v e D e t o x - R Z ) ITEM NO. (ID # 3461) DATE: 04/21/2016 AGENDA REQUEST *PUBLIC HEARINGS QUASI-JUDICIAL BACKGROUND: Revive Detox Center is requesting an amendment to the Official Zoning Atlas from CO (Commercial, Office) to I (Institutional) and a companion Conditional Use (CU) permit to allow for the operation of a 24-hour, 30 bed, in-patient specialty hospital (drug and alcohol abuse rehabilitation facility) to be located within the rear two buildings of the existing Drawdy Office Park. The proposed change in zoning to Institutional applies to the entire 4.3 acres, however the CU permit is for the rear two buildings only totaling 10,250 square feet. The Drawdy Office Park is located on the south side of Midway Road approximately 1/4 mile west of South 25th Street. Property with road frontage on this section of Midway Road have been granted changes in zoning to Institutional with associated CU permits since the mid-1980s, however the subject petition is the only institutional 24-hour in-patient rehab facility surrounded on three side by medium density single- family zoning (see attached map set). In conformance with the existing CO zoning district, the site was developed per minor site plan approval in 2003 with the required building side setbacks of ten feet. Due to greater potential impacts that Institutional uses may impose on surrounding single-family homes, required building side setbacks are twenty feet. Of the five existing buildings, three do not meet the required building side setback of twenty feet. Therefore, the petition fails the standards of review for meeting Land Development Code requirements. It also fails to meet Comprehensive Plan Policy 1.1.8.4 requiring non-residential uses located within a residential Future Land Use classification to be compatible with its surroundings while providing adequate screening and buffering. Please see attached staff report and companion rezoning for detailed analysis. PREVIOUS ACTION: N/A FINANCIAL IMPACT: N/A RECOMMENDATION: TO: St. Lucie County Planning & Zoning Commission PRESENTED BY: Britton Wilson, Comprehensive Planning Coordinator SUBMITTED BY: Planning Division SUBJECT: Resolution - Conditional Use Permit for Revive Detox Center 4.D Packet Pg. 129 Updated: 4/8/2016 7:58 AM by Britton Wilson Page 2 Staff recommends forwarding the proposed Conditional Use Permit to the Board of County Commissioners with a recommendation for denial. COMMISSION ACTION: Coordination/Signatures 4.D Packet Pg. 130 Planning and Development Services Planning Division M E M O R A N D U M TO: Planning and Zoning Commission THROUGH: Leslie Olson, AICP, Director Bonnie C. Landry, AICP, Planning Manager FROM: Britton Wilson, AICP, Comprehensive Planning Coordinator Jeffrey Johnson, Senior Planner DATE: April 21, 2016 SUBJECT: Conditional Use Permit – Revive Detox Center Revive Detox Center is requesting a Conditional Use permit to allow for the operation of a 24- hour, 30 bed, in-patient specialty hospital (drug and alcohol abuse rehabilitation facility) to be located within the rear two buildings of the existing Drawdy Office Park. This item is associated with a companion amendment to the rezoning from CO (Commercial, Office) to I (Institutional), which must be addressed prior to the consideration of this Conditional Use Permit. Applicant: Revive Detox Center, Beth Hernandez Property Owner: Drawdy Brothers Investments, LLLP Agent: Boggs Planning and Landscape Architecture – Greg Boggs Requested Action: Conditional Use permit for the rear two buildings (10,250 sf) Location: 2935-2969 West Midway Road, ¼ mile west of 25th Street Parcel ID Number: 3405-421-0001-000-2 Parcel Size: 4.3 acres Existing Uses: Office Park (consisting of five free-standing buildings) Proposed Use: Medical and Health Services, Specialty Hospital (30 bed, 24-hour in- patient drug and alcohol abuse rehabilitation center) Roadway Improvements: The Florida Department of Transportation is currently underway with the widening of Midway Road. This project includes widening from two to four lanes, sidewalks, a median, bike lanes and landscaping. No additional right-of-way is required. 4.D.a Packet Pg. 131 At t a c h m e n t 4 . D . a : S t a f f R e p o r t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Conditional Use Permit Revive Detox Center April 21, 2016 Page 2 Existing Land Use and Zoning (Subject Property): Future Land Use Zoning Existing Use RU (Residential Urban – 5 du/acre) CO (Commercial, Office) Drawdy Office Park Land Use and Zoning (Surrounding Property): Future Land Use Zoning Existing Use North RS (Residential Suburban – 2 du/acre) CO (Commercial, Office) and AR-1 (Agricultural, Residential – 1 du/acre) Medical Office and Single Family Residence South RS (Residential Suburban – 2 du/acre) Expired Ravinia PUD (Planned Unit Development) Vacant, Unimproved East RU (Residential Urban – 5 du/acre) RS-4 (Residential, Single Family – 4 du/acre) and AR-1 (Agricultural, Residential – 1 du/acre) Vacant and Single Family Residences (Twelve Oaks Estates Subdivision) West RU (Residential Urban – 5 du/acre) Expired Ravinia PUD (Planned Unit Development) Vacant, Unimproved PROPOSAL BACKGROUND Revive Detox Center is requesting an Amendment to the Official Zoning Atlas from CO (Commercial, Office) to I (Institutional) and a Conditional Use permit for a 24-hour in-patient drug and alcohol abuse rehabilitation facility located on a 4.3 acre parcel on the south side of Midway Road, approximately ¼ mile west of South 25th Street. The 30 bed drug and alcohol rehabilitation facility will occupy two of the five existing buildings that are located at the rear of the property for a total of 10,250 square feet. As stated by the applicant, the substance abuse program is spiritually centered and consists of four phases: evaluation, medical and detox stabilization, case management and discharge planning. Patients average length of stay is 7 to 14 days. Facility operation will require interior modifications, which include sprinkler fire suppression, a commercial kitchen, multi-use areas, and office space for medical and administrative staff. Neighborhood Meetings Owners within 500 feet of the subject property were notified by mail of the following three meetings that took place at the subject property. July 9, 2015 Two neighbors attended expressing on-site security concerns. July 28, 2015 Four neighbors attended expressing on-site security concerns. January 7, 2016 No neighbors attended. The applicant addressed the neighbors’ concerns by stating that the perimeter of the facility is fenced and visitors are not allowed. It will be secured with a keycard access and camera monitored 24 hours a day. Patients wishing to leave prior to discharge are transferred to another facility. Patients are escorted to and from the facility. 4.D.a Packet Pg. 132 At t a c h m e n t 4 . D . a : S t a f f R e p o r t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Conditional Use Permit Revive Detox Center April 21, 2016 Page 3 BACKGROUND ANALYSIS Future Land Use: The Future Land Use designation is RU (Residential Urban – 5 du/acre), which is “the predominant residential land use category in the County. This residential land use category provides for a maximum density of five dwelling units per gross acre. The RU designation is generally found between the identified urban service areas and the transitional RS (Residential Suburban – 2 du/acre) areas. These properties need to be serviced with central water and wastewater services.” The proposed change in zoning to Institutional is compatible with the Future Land Use of RU as per Comprehensive Plan Table 1-3, Land Use Designation / Zoning Compatibility Chart. Current Zoning: The current zoning of the property is CO (Commercial, Office), which is intended to “provide and protect an environment suitable for selected office and commercial uses, together with such other uses as may be necessary to and compatible with commercial office surroundings.” Permitted uses in this zoning district consist of low intensity professional and business services such as real estate and accounting services (for a complete list please see the zoning use list attachment). Permitted uses in the CO zoning district are characterized as low-intensity uses that are compatible with and serve the surrounding neighborhoods. They are uses that operate during regular business hours and generate a limited amount of noise, odor and traffic. In conformance with the CO zoning district, the site has been developed as a five building office park per site plan approval granted in 2003. Proposed Zoning: The proposed zoning district is I (Institutional), which is intended to “provide and protect an 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.” Permitted uses in this zoning district are religious institutions, parks and institutional residential homes. Conditional uses are cemeteries, social services, membership organizations, and medical and other health services (for a complete list please see the zoning use list attachment). Proposed changes in zoning are subject to the Standards of Review as set forth in Section 11.06.03. Due to a higher rate of potential conflicts with adjacent low-intensity uses, Institutional zoning imposes a greater set back requirement than CO zoning. The proposed Revive Detox Center is categorized under health services, “Specialty Hospital, Rehabilitation Hospitals: Drug Addiction and Alcoholism – SIC 8069,” requiring a conditional use permit within the Institutional zoning district. If the rezoning to Institutional is approved, tenants currently located in the other three buildings can remain and will be considered existing nonconforming uses. All new uses must conform to the listed Institutional uses. Staff’s analysis for the zoning amendment application found it to be inconsistent with the Comprehensive Plan and the Land Development Code and recommended denial. Conditional Use Permit: The purpose of the CU permit process is to provide for uses that are generally compatible with the use characteristics of a zoning district, but which require individual review of their location, design, intensity, configuration, and public facility impact in order to determine the appropriateness of the use on any particular site in the district and their compatibility with adjacent uses. Conditional uses may require the imposition of additional conditions to make the uses compatible in their specific contexts. 4.D.a Packet Pg. 133 At t a c h m e n t 4 . D . a : S t a f f R e p o r t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Conditional Use Permit Revive Detox Center April 21, 2016 Page 4 In addition to being subject to the Standards of Review as set forth in Section 11.07.03, the Board of County Commissioners may further impose conditions, limitations and requirements to a CU permit as necessary to effectuate the intent and purpose of the Land Development Code and the St. Lucie County Comprehensive Plan through prevention or minimizing adverse effects upon other property in the neighborhood by placing limitations on the size, intensity of use, bulk and location, landscaping, lighting, the provision of adequate ingress and egress, duration of the permit and hours of operation. Such conditions are set forth expressly in the resolution granting the CU permit and violations to such conditions may result in the revocation of the CU permit. The CU permit process requires notification of neighbors within 500’ by mail with a public hearing notice and a response form requesting written input by the neighbor if they are in support or not. If more than fifty percent of neighbors are not in favor, the waiver can only be approved by a 4/5th vote of the Board of County Commissioners. Uses granted through a CU permit are valid for twelve months from the date of approval unless a building permit or a certificate of zoning compliance is secured and shall automatically expire if such use shall, for any reason, is discontinued for a period of twelve consecutive months. CONDITIONAL USE PERMIT STANDARDS OF REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE Section 11.07.03, establish the Standards for Review for Conditional Use Permits. The applicant shall demonstrate the following: A. Consistency with Land Development Code and Comprehensive Plan The petition of Revive Detox Center for a change in zoning to Institutional and companion Conditional Use Permit for an in-patient specialty hospital is in conflict with the St. Lucie County Land Development Code. The current CO zoning district requires a building side setback of 10 feet, whereas the proposed Institutional zoning district requires a 20 foot side setback. In conformance with the CO zoning district, the site was developed per an approved 2003 minor site plan. The three buildings closest to the western property boundary have variable setbacks from 16 feet to 10 feet, thereby not meeting the proposed Institutional zoning district side setback requirement of 20 feet. The eastern two buildings meet the twenty foot side setback requirement and are not deficient. The petition for a specialty hospital is inconsistent with Comprehensive Plan Objective 1.1.8 (below), which speaks to preserving the single-family neighborhood’s quality of life by preventing encroachment of commercial or other inappropriate land uses. The proposed specialty hospital increases the intensity of uses from low-intensity and low- impact uses associated with an office environment that operates during regular business hours to a high-intensity 24-hour in-patient detox facility. Objective 1.1.8: Property owners' investments, their quality of life and the single- family neighborhood, as a defined residential area, shall be protected from the encroachment of commercial and/or other inappropriate land uses through consistent and predictable application of the Land Development Code. The petition is also inconsistent with Comprehensive Plan Policy 1.1.8.4 (below), which speaks to minimum standards applicable to nonresidential uses located within a residentially classified Future Land Use designation. The policy requires nonresidential 4.D.a Packet Pg. 134 At t a c h m e n t 4 . D . a : S t a f f R e p o r t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Conditional Use Permit Revive Detox Center April 21, 2016 Page 5 uses located within a residential Future Land Use designation to be compatible with adjacent property, to be 10 acres or less and to provide adequate screening and buffering. Policy 1.1.8.4 - Limited development of commercial/non-residential uses, that are not located within a special area plan adopted within the Towns, Villages and Countryside Element, will be allowed within areas classified for residential use, provided that these activities are compatible with the adjacent land uses and meet the following standards: a) Intent of the commercial use is to provide easily accessible, convenience-type uses to immediately surrounding residents; b) Conversion of the petitioned property would not promote any strip commercial use of land; c) Use is compatible with surrounding land uses and is provided with adequate screening and buffering of any adjacent residential property; d) The property for which the commercial designation is sought does not exceed 10 acres. Due to the setback deficiency outlined above, the petition does not provide for adequate buffering or screening. The lack of sufficient buffering between the proposed 24-hour in- patient detox facility and the neighboring single-family homes creates incompatibility between residential and institutional uses. Furthermore, the proposed use is incompatible with existing office park tenants, which consists of low intensity uses operating during standard business hours. Current tenants are an insurance office, construction offices, the Chamber of Commerce office, the American Red Cross, the Castle family support office and a karate dojo. Therefore, this petition fails Standard of Review 11.07.03.A, as the existing setbacks are in conflict with Institutional zoning requirements, and the lack of sufficient buffer is inconsistent with Policy 1.1.8.4. Staff is recommending denial of both petitions. However, if the Board approves the rezoning, the setback deficiency may be partially mitigated through the Conditional Use permit by requiring a six foot high perimeter masonry wall along with a variance to the required side setback to be granted by the Board of Adjustment, both of which must be obtained prior to issuance of a zoning compliance needed for business operation. B. Effect on Adjacent Properties The proposed conditional use permit is incompatible with the surrounding single-family neighborhood. Property with road frontage on Midway Road, west of South 25th Street, have been granted zoning changes to Institutional with associated Conditional Use Permits since the mid-1980s. If the petition of Revive Detox is approved, this section of Midway Road will become predominantly institutional in use and may change the character of the neighborhood and it will also be the only institutional 24-hour in-patient rehab facility on Midway Road surrounded on three sides by single-family zoning. The petition is incompatible with existing office park tenants, which consists of low intensity uses operating during standard business hours. The proposed use of a 24-hour specialty hospital with kitchen facilities (dumpster) is associated with higher neighboring impacts of noise and odor, as opposed to the current office park setting. 4.D.a Packet Pg. 135 At t a c h m e n t 4 . D . a : S t a f f R e p o r t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Conditional Use Permit Revive Detox Center April 21, 2016 Page 6 C. Adequacy of Public Facilities (Water, Sewer, Schools, Parks, and Traffic) The petition of Revive Detox Center for a change in zoning to Institutional and companion Conditional Use Permit with associated conditions for an in-patient specialty hospital is not expected to create significant additional demands on any public facilities in this area. All public facilities are expected to operate within the adopted Level of Service Standards as set forth by the St. Lucie County Land Development Code and Comprehensive Plan. The subject property is located inside the Urban Service Boundary with Port St. Lucie Utilities providing water and wastewater service. Sufficient water and sewer capacity is available to handle the increase in flows for institutional uses. No impacts to public schools or parks are anticipated. West Midway Road corridor between Christensen Road and South 25th Street is two lanes and is classified as an Urban – Principal Arterial as defined in the St. Lucie County Comprehensive Plan. This segment currently operates at a level of service “F” with traffic counts averaging 17,000 per day (Source: Traffic Counts and Level of Service Report, Fall 2015). This segment is currently being widened to four lanes with substantial completion occurring August/September of 2016 and operating at an acceptable level of service “C.” The County’s traffic consultant, Kimley-Horn has reviewed the Traffic Analysis for the proposed use and has provided the following comments:  The existing 20,050 square feet of commercial office space generates a total of 243 daily trips, which consists of 34 AM and 33 PM peak hour trips. The proposed 10,250 square feet of institutional uses and the existing 9,800 square feet of commercial office space generates 311 trips, which consists of 31 AM and 30 PM peak hour trips. This results in a net decrease of 3 AM and 3 PM peak hour trips.  Based on the trip generation for the proposed development, left and right ingress turn lanes are not required. Based on the above noted trip calculations, the proposed change in use on the property has the potential to decrease the site’s trips during the AM and PM peak hour conditions and therefore does not adversely impact any St. Lucie County transportation facilities and meets traffic concurrency requirements of the St. Lucie County Land Development Code. D. Adequacy of Fire Protection The St. Lucie County Fire District has reviewed and has no objection for the proposed use or development. The closest Fire Station is located approximately 1 ½ miles to the west (5160 Milner Road). The applicant will be required to submit improvement plans to the Fire District for their review and compliance with State Fire Prevention Code requirements. E. Environmental Impact The Environmental Resources Department has reviewed the application and submitted the following report: The Environmental Resources Department (ERD) has reviewed the subject petitions for the 4.8 acre parcel that consists of multiple native trees, landscaping, and parking associated with the business park. The applicant is not proposing improvements that will impact the onsite natural resources. Land Development Code Section 7.09.04.E requires additional buffering between residential zoning district and Institutional uses. The additional perimeter buffer shall be installed prior to the issuance of a Zoning Compliance for any Institutional use. The 4.D.a Packet Pg. 136 At t a c h m e n t 4 . D . a : S t a f f R e p o r t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Conditional Use Permit Revive Detox Center April 21, 2016 Page 7 applicant shall work with ERD to site the required six foot high masonry wall and landscaping in a manner that preserves the existing native vegetation on the perimeter of the parcel. Analysis Summary: The proposed change in zoning to Institutional (I) and companion CU permit do not meet the required side setback of 20 feet resulting in an incompatibility between residential and institutional uses thereby not meeting Comprehensive Plan Policy 1.1.8.4, which speaks to standards applied to nonresidential uses located under a residential Future Land Use classification. The petition also fails Objective 1.1.8 and Standards of Review A and B. Staff Recommendation: Staff recommends forwarding the proposed Conditional Use permit to the Board of County Commissioners with a recommendation for denial. However, if the Board choses to recommend approval staff has formulated the following conditions that may mitigate impacts imposed on the residential neighborhood. Recommended Conditions of Approval: 1. The in-patient drug and alcohol rehabilitation facility shall be limited to 30 beds in the two (2) existing buildings located at 2945-2955 West Midway Road, totaling approximately 10,250 square feet. Any increase in the number of beds or size of the facility shall require a major adjustment to the Conditional Use Permit. 2. Exterior lighting levels emitted on the property shall not exceed 0.01 foot-candles at the property line. 3. In accordance with LDC, Section 11.07.05 – Revocation of Conditional Use Permit, the Conditional Use Permit may be revoked by the Board of County Commissioners upon complaint and proof of adverse effect on adjacent properties. 4. Prior to the issuance of Zoning Compliance, the developers, their successor or assigns, shall install a six foot high masonry wall, with associated landscaping around the perimeter of the parcel [Land Development Code 7.09.04.E]. The wall shall be designed in a manner that prevents impacts to the existing native trees and understory. 5. Prior to the issuance of a Zoning Compliance, the developers, their successor or assigns, shall obtain from the Board of Adjustment a variance from the required Institutional zoning side setbacks. 6. Within 90 days of Conditional Use approval all invasive exotic vegetation located within the property boundary shall be removed [Land Development Code 7.09.05]. 7. Installation of bike racks as required in all non-residential development per LDC Section 7.05.04.C. 8. 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. 9. All other applicable state or federal permits must be obtained before commencement of the development. 4.D.a Packet Pg. 137 At t a c h m e n t 4 . D . a : S t a f f R e p o r t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) File Number: CU 1220154965 Resolution No. 2016 - XXX __________, 2016 Page 1 RESOLUTION 16-XXX 1 File Number: CU 1220154965 2 3 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. 4 LUCIE COUNTY FOR A CONDITIONAL USE PERMIT TO OPERATE A 24-5 HOUR, IN-PATIENT, DRUG ADDICTION AND ALCOHOLISM 6 REHABILITATION FACILITY LOCATED AT 2945-2955 WEST MIDWAY 7 ROAD. 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. A petition of Revie Detox for a Conditional Use Permit to allow health services 14 (Specialty Hospital, Rehabilitation Hospital: Drug Addiction and Alcoholism) as 15 per SIC 80 for the property depicted on the attached map in Exhibit “A” and 16 described in Part “B” below: 17 18 2. On September 3, 2003, the Community Development Director through CD Order 19 03-025 granted Minor Site Plan approval for a 22,050 s.f. office park known as 20 Drawdy Office Park; 21 22 3. St. Lucie County Planning and Development Services staff has performed the 23 required land use analysis for this application, which can be found in the Planning 24 and Development Services memorandum dated April 21, 2016, entitled 25 “Conditional Use Permit - Revive Detox;” 26 27 4. On April 21, 2016 the St. Lucie County Planning and Zoning Commission held a 28 public hearing on the petition, of which due notice was published in the St. Lucie 29 News Tribune and recommended that the Board of County Commissioners 30 deny/approve the Conditional Use Permit; 31 32 5. On __________, 2016, the Board of County Commissioners of St. Lucie County, 33 Florida, held a public hearing, of which due notice was published in the St. Lucie 34 News Tribune; and 35 36 6. The proposed Conditional Use Permit, with the conditions therein are deemed 37 compatible/incompatible with Land Development Code and the surrounding area, 38 it is consistent/inconsistent with the St. Lucie County Comprehensive Plan and 39 has passed/failed the Standards of Review, Section 11.07.03 of the St. Lucie 40 4.D.b Packet Pg. 138 At t a c h m e n t 4 . D . b : R e s o l u t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) File Number: CU 1220154965 Resolution No. 2016 - XXX __________, 2016 Page 2 County Land Development Code as outlined in the Planning and Development 1 Services memorandum dated April 21, 2016. 2 3 NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. 4 Lucie County, Florida: 5 6 A. The recitals set forth above are true and correct and expressly incorporated here 7 within. 8 9 B. Pursuant to Section 11.07.00 of the St. Lucie County Land Development Code, 10 the Conditional Use Permit for the project to be known as Revive Detox Center for 11 a 24-hour, in-patient treatment center (Specialty Hospital, Rehabilitation Hospital: 12 Drug Addiction and Alcoholism facility as per SIC 80) is hereby approved/denied 13 subject to the following condition(s): 14 15 1. The in-patient drug and alcohol rehabilitation facility shall be limited to 30 16 beds in the two (2) existing buildings located at 2945-2955 West Midway 17 Road, totaling approximately 10,250 s.f. Any increase in the number of 18 beds or size of the facility shall require a major adjustment to the 19 Conditional Use Permit. 20 2. Exterior lighting levels emitted on the property shall not exceed 0.01 21 footcandles at the property line. 22 3. In accordance, with LDC, Section 11.07.05 – Revocation of Conditional 23 Use Permit, the Conditional Use Permit may be revoked by the Board of 24 County Commissioners upon complaint and proof of adverse effect on 25 adjacent properties. 26 4. Prior to the issuance of Zoning Compliance, the developers, their 27 successor or assigns, shall install a six foot high masonry wall, with 28 associated landscaping around the perimeter of the parcel [Land 29 Development Code 7.09.04.E]. The wall shall be designed in a manner that 30 prevents impacts to the existing native trees and understory. 31 5. Prior to the issuance of a Zoning Compliance, the developers, their 32 successor or assigns, shall obtain from the Board of Adjustment a variance 33 from the required Institutional zoning side setbacks. 34 6. Within 90 days of Conditional Use approval all invasive exotic vegetation 35 located within the property boundary shall be removed [Land Development 36 Code 7.09.05]. 37 7. Installation of bike racks as required in all non-residential development 38 per LDC Section 7.05.04.C. 39 8. The issuance of County development permit does not in any way create 40 any rights on the part of the applicant to obtain a permit from a state or 41 federal agency and does not create any liability on the part of the County if 42 4.D.b Packet Pg. 139 At t a c h m e n t 4 . D . b : R e s o l u t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) File Number: CU 1220154965 Resolution No. 2016 - XXX __________, 2016 Page 3 the applicant fails to obtain requisite approvals or fulfill the obligations 1 imposed by a state or federal agency or undertakes actions that result in a 2 violation of state or federal law. 3 9. All other applicable state or federal permits must be obtained before 4 commencement of the development. 5 6 C. The property on which this Conditional Use Permit approval is being 7 granted/denied is described as follows: 8 9 Legal Description: A parcel of land in Section 5, Township 36 South, Range 40 10 East, St. Lucie County, Florida; The East ½ of the Northeast 11 ¼ of the Northwest ¼ of the Southeast ¼ of Section 5, 12 Township 36 South, Range 40 East, St. Lucie County, 13 Florida. Less Midway Road right-of-way. 14 15 Parcel ID Number: 3405-421-0001-000-2 16 17 Address: 2945-2955 West Midway Road 18 19 D. The Conditional Use Permit approval granted/denied by this Resolution shall 20 expire on ______________ 2017, unless a Building Permit is obtained for the 21 use described in Part C above, or an extension has been granted in accordance 22 with Section 11.07.05(F), St. Lucie County Land Development Code. 23 24 E. The conditions set forth in Part “B” are an integral non-severable part of this 25 approval granted by this Resolution. If any condition set forth in Part “B” is 26 determined to be invalid or unenforceable for any reason and the applicant or 27 property owner declines to comply voluntarily with that condition, the conditional 28 use permit approval granted by this resolution is null and void. 29 30 F. A Certificate of Capacity, a copy of which is attached hereto as Exhibit “B” and 31 made a part hereof the Resolution, was granted by the Planning and Development 32 Services Director on ____________, 2016. 33 34 H. A copy of this Resolution shall be mailed to the owner of record as identified on 35 the application. 36 37 I. This Resolution shall be recorded in the Public Records. 38 39 40 41 42 4.D.b Packet Pg. 140 At t a c h m e n t 4 . D . b : R e s o l u t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) File Number: CU 1220154965 Resolution No. 2016 - XXX __________, 2016 Page 4 1 After motion and second, the vote on this resolution was as follows: 2 3 Kim Johnson, Chairman XXX 4 5 Chris Dzadovsky, Vice Chair XXX 6 7 Tod Mowery, Commissioner XXX 8 9 Frannie Hutchinson, Commissioner XXX 10 11 Paula Lewis, Commissioner XXX 12 13 PASSED AND DULY ADOPTED This ___ day of ______, 2016. 14 15 16 BOARD OF COUNTY COMMISSIONERS 17 ST. LUCIE COUNTY, FLORIDA 18 19 20 21 BY _________________________ 22 Chairman 23 24 25 ATTEST: APPROVED AS TO FORM 26 AND CORRECTNESS: 27 28 29 30 31 __________________________ _________________________ 32 Deputy Clerk County Attorney 33 34 35 4.D.b Packet Pg. 141 At t a c h m e n t 4 . D . b : R e s o l u t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) File Number: CU 1220154965 Resolution No. 2016 - XXX __________, 2016 Page 5 1 2 EXHIBIT A 3 LOCATION MAP 4 5 EXHIBIT B 6 CERTIFICATE OF CAPACITY 7 4.D.b Packet Pg. 142 At t a c h m e n t 4 . D . b : R e s o l u t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.c Packet Pg. 143 At t a c h m e n t 4 . D . c : M a p S e t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.c Packet Pg. 144 At t a c h m e n t 4 . D . c : M a p S e t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4. D . c Pa c k e t P g . 1 4 5 Attachment4.D.c: Map Set (3461 : Revive Detox - CUP) 4.D.c Packet Pg. 146 At t a c h m e n t 4 . D . c : M a p S e t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.c Packet Pg. 147 At t a c h m e n t 4 . D . c : M a p S e t ( 3 4 6 1 : R e v i v e D e t o x - C U P ) ST. LUCIE COUNTY Planning & Development Services Department Planning Division 2300 Virginia Avenue':Ft: Pierce, FL 34982 Office: 772-462-2822 -Fax: 772-462-1581 http://www.stlucieco.org/planning/planning.htm DEVELOPMENT APPLICATION A pre-application conference is recommended prior to main application submittal. Please contact the Planning Division to schedule an appOintment. Submittal Type [check each that applies! Site Plan o Major Site Plan o Minor Site Plan o Major Adjustment to Major Site Plan o Major Adjustment to Minor Site Plan o Major Adjustment to PUD/PNRD/PMUD o Minor Adjustment to Major Site Plan o Minor Adjustment to Minor Site Plan o Minor Adjustment to PUD/PNRD/PMUD Planned Development o Planned Town or Village (PTV) o Planned Country Subdivision (PCS) o Planned Retail Workplace (PRW) o Prelim. Planned Unit Develop. (PUD) o Prelim. Planned Mixed Use Develop. (PMUD) o Prelim. Planned Non-Res. Develop. (PNRD) o Final Planned Unit Develop. (PUD) o Final Planned Mixed Use Develop. (PMUD) o Final Planned Non-Res. Develop. (PNRD) C nditional Use' Conditional Use o Major Adjustment to a Conditional Use o Minor Adjustment to a Conditional Use Variance 2 o Administrative Variance o Variance o Variance to Coastal Setback Line R zonin 3 Rezoning (straight rezoning) o Rezoning (includes PUD/PNRD/PMUD) o Rezoning with Plan Amendment Comprehensive Plan Amendment 4 o Future Land Use Map Change o Comprehensive Plan Text Amendment Other o Administrative Relief o Class A Mobile Home 5 o Developer Agreement (Submit per LDC 11.08.03) o Power Generation Plants o Extension to Development Order o Historical Designation/Change 6 o Land Development Code Text Amendment 7 o Plat o Post Development Order Change oRe-Submittal # 8 o Shoreline Variance o Stewardships -Sending/Receiving o Telecom Tower (Submit per LDC 7.10.23) o Transfer of Development Rights o Waiver to LDC/Comp. Plan Requirements 9 o Appeal of Decision by Administrative Official'· o Eminent Domain Waiver" Application Supplement Packages 1. Conditional Use 2. Variance 3. Rezoning / Zoning Atlas Amend. 4. Compo Plan Amendments 5. Class A Mobile Home 6. Historical Designation/Change 7. LDC Text Amendment 8. Re-Submittal 9. Waiver to LDC/Comp. Plan Requirements 10. Appeal of Decision by Administrative Official 11 . Eminent Domain Waiver Refer to Fee Schedule for applicable fees. All required materials must be included at the time of submittal along with the appropriate non-refundable fee(s). Page 1. of 6 Revised May 6,2013 4.D.d Packet Pg. 148 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) r- I ~+-------:-:--:--FEE Ci!jL ULATtON WORKSHEET ___ _--=SITE DEVELO~ ENT PLANS - Planning Division Application T. : fe-:U"t'\ ;J\.t. U -tv W' Supplern!lntal Ao lication PackagSl No.: ___ _ (Please provide separate fee alculalloP wor'~sheel for each application type) BASE REVIEW FEE: CONCURRENCY FEE ERD REVIEW FEE' UTILITIES PER ACREAGE CHARGE' -RESUBMIFAL FEE' (if applicable I SUBTOTAL OF BASIC FEES; PRE-APPLICATION MEETING FEE :( Receipt No. of Payment: ____ _ Date of P-e App $ s s $ S S S s S( ~ IA) ~O, (lO(B) ~ (C) (0) IE) I t; 00 00 ) deduction BAL ANCE OF FEES DUEt S \ I Cj q O. 00 SEPARATE CHECK FOR TRAFFIC IMP,A T STUDY -Ordinance No 06-047; amending Chapter 511.01 of the SI LUCie County Land Developme ~t ode .~ $950.00 -Methodology Meeting (H)(lf • Additiol'a! fees will be due It a 3" party IC study reView,s needed. These services will be inVOiced to applicant upon receipt of quote of services rom 3'" party. • Please nOle: For ali projects requiring flU hc notice you will be Invoiced by St LUCie County P'annlng I DiviSion. Refer \0'" -.. ' , • Otner fees may be applicable by other ext rna! reViewing agencies: i.e. Fire District and proof o· payment W'" te r qUlred pnor to projec: approval ~ INT/IKE REVIEWER -SIGNATURE DATE I I VERIFIED BY -SIGNATURE DATE J I File Number. ~. -.=~=~=====+~ ______ ~R~eC.':c~e~lp,-,-t~N~u~m~be~r·=====_~.=~=~ Page 2 of 6 ~ei.'15ed May ~ -1, 2015 4.D.d Packet Pg. 149 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Submittal Requirements The followinq checklist is provided as a reminder. Please see applicable code sections for more detailed submittal requirements. All Submittals MUST be in complete folded and collated sets. ~I applications must include the following: JtI' Application, completed in black ink, with property owner signature(s) and notary seal (1 original and 11 copies) o Aerial Photograph -property outlined (available from Property Appraiser's office o Property Deed ¢ Legal description, in MS Word format, of subject property • o Property Tax Map -property outlined (electronic copy not required) ~ Survey (24x36) b 2 CDs of all documents submitted" with files named according to the Required Naming List. (attached) rjl Concurrency Deferral Affidavit; or o Description and analysis of the impact of the development on public facilities in accordance with the methodologies acceptable to the County (LDC Section 5.08.02). This will require a Transportation Assessment or a full Traffic Impact Report, if applicable. Site Plan and Planned Development Applications must also include: o Site Plan 24"x36" at a scale of 1"=50' (12 copies-folded, not rolled) o Boundary Survey (24x36) -Signed and Sealed (12 originals) o Topographic Survey (24x36) -Signed and Sealed (12 originals) o Landscape Plan -Signed and Sealed (12 originals) o Traffic Impact Report (TIR) (4 copies) if: o 50+ residential units o Development on N. or S. Hutchinson Island o Non-residential (see LDC Section 11 .02.09(4)) o Environmental Impact Report (4 copies) if:(See LDC Section 11.02.09(5)) o The property is ten acres or greater o The property, regardless of size, contains a wetland; o The property is identified on the "Native Habitat Inventory for SLC"; o The proposed development is located in whole, or part, within the One Hundred Year Flood Plain; o Development on N. or S. Hutchinson Island Development Order Extension Applications only require the following: o Letter of justification -submitted at least 2 weeks prior to expiration. (LDC 11.02.06) o Updated Traffic Analysis if applicable (4 copies) o Approved Resolution or GM Order Final Plats only require 2 CDs (follow specifications above) & 4 copies of the following: o Main Application and back up material o Approved Site Plan and copy of approved Development Order o Plat -Include extra copies of Plat for applicable conditions of approval Four (4) Original Mylars are due following final staff review. ·Please note: Only a surveyor, attorney, or title agent is authorized to provide a legal description. The legal description provided on the property appraiser's website is not valid for our purposes. The legal description you provide us will be used in all future documentation. If it is incorrect, it may invalidate the results of any hearing(s). Page 3 of 6 Revised May 14, 2015 4.D.d Packet Pg. 150 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) ,- Project Information Parcel ID Number(s): Legal Description: (Attach additional sheets if necessary -also must be provided in MS Word format on CD) 1\ ?Af(~ IIi ltnd ly'~ ~ hu\>1Ir1 ti, t IH"A4h,V -"(0 ~, ~l. 10 E, 1r. lJ,cil (,~iy (fi,rlC". ~ rA1t \\4lf of th.t ~1(-!hU')t ~1i\V of -tilt N .. ~:W: {,ofNt' "of htcttll" c:, I 1"o~" -,,111 t,..fh( ~<. ~ ectif', *. ~eiL l,a...'\y ;-'.~ u,~ l"\\dv.u.y ~A.J rJ~·o{ ·W~ Property location -SectionfT ownship/Range: t; I'" ~ I? 11 C? 6 Property size -acres: 1· 'Z.~ Square footage: -1--1-. (loOt! .. h~A.J. Future Land Use Designation: __ ~L.:-'>!\l,-:_---::-"........-..,:--;-_J ____ I Zoning District: {,()l (tflhtl1l In.-miv-\io.w\ Description of project: (Attach additional sheets if necessary) Type of construction (check all applicable boxes): Total Square Footage: Existing -z."Z. (ZOO+{-I 1i' Commercial o Industrial Total Square Footage: Existing ____ _ Proposed: ____ _ Proposed: ____ _ o Residential No. of residential units: Existing Proposed: ____ _ No. of subdivided lots: Existing Proposed: ____ _ o Other Please specify: -t\.L t..h)td-~ l-\io~ \JJ1t. vJ \ \ oct"Y'UCI pao itf c1f-\hf Number and size of out parcels (if applicable):~?t !""~'\ J~i1Ibt/t (L;z. Jpvttw~ ,"'\4~~ Page 4 of6 Revised May 14, 2015 4.D.d Packet Pg. 151 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) SPECIAL NonCE (PLEASE READ BEFORE-SIGNING ACKNOWLEDGMENTS BELOW) Submission of this application does not constitute the granting of approval. All appropriate requirements must be met prior to this project being presented for approval to the appropriate authority. St. Lucie County reserves the right to request additional information to ensure a complete review of this project. ACKNOWLEDGMENTS Applicant Information {Property Developerl: Agertt Information: ".." . ' .. + LaJ !wrJ.-itiJ. Business Name: P-tv'ivt ~ LtIl\1v-Business Name:l... Name: .., .1.1 lr\~ . ~ .. ..; ... 1.1. • Name: f7(lJ 0--' .. 1. I • Ac;1dress: 1tA ltv.! ~d: \'w',Mh Address: WO J.J A ~1I.T1 2£ ~~ I1t. l..vtit: ~ ""~1«7-; • &d !iUCl:. ' 8,:. ~1tiil . (Please use an address that can atcept' overnight· (Please use an 'address that can accep.t ovemight pack<;lges) packages) Phone: ~"2AI7' ~~.:t7.. Phone: t)11'~1~ Fax: -1,'i'7 -t;~~ Fax: - Email: brJth.e (fNi~O!!.iu-'lAM Email: ~L ..I. ~ Ab~,(.IlM Please note: both applicant and agent will receive all official correspondence on this project . . Property Owner Information This application and any application supplement will not be considered complete without the notarized signature of al~ property owners of record, which shall serve as an' acknowledgment of the submittal of this application for approval. The property owner's signature below shall also serve as authorization for the above ap . nt or agent to act on behalf of said property owner. Property ignatln , Mailing Addresl;: 10&9 D t(). nt d!()~ fJ . £t ·eeCG~j rl · ?:iftfS Phone: 17 ()... ~ CJ..-/ " " ['8'(2 (p If more than one owner, please submit additional pages STATE OF (-lOy; dG{,.o-,COUNTY OF Sf-L",c".e... The foregoing instrument was acknowledged before me this by Ph;! lM w4 who is personally known to me or who has produced ____ ...LO.l..jJ/<2"-"c'--__________ as identification. jyh,;,~ J . !LA J)Qh&ci!h S ~A Signature of Notary ? T)ii:or Print Name of Notary 0 =&:=I:::c...'?c...' .c..(7;.::..8 ""I.,.::O..=&''--____ .Commission Number (Seal) Page 5 of6 ""';.,:;~"" /;;A"'''''~;:'' DEBORAH S, VEGA ! ~~:: };j MY COMMISSION /I EE 828608 1 ~1~;· .. " . .;$.,·· EXPIRES; October 4 2016 '. • f'\.~'-" , ··8" .... •• Bonded Tllru NOtary Public Uflderwrilers Revised May 14, 2015 .. rt- 4.D.d Packet Pg. 152 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) ;' Supplement 3 Rezoning Amendment to the Official Zoning Atlas Application Supplement Refer to the LDC Section 11.06.00 for details Current Zoning __ -"C"-,,O~_..,..--Current Future Land Use ___ --UR~U _____ _ Proposed Zoning _----"'I .... N .... ST~ ___ _ Acreage of Rezoning_--:...----"4~2~8'__ _____ _ 1) If you are requesting an amendment to the Official Zoning Atlas of St Lucie County, state whether the proposed amendment is in any conflict with any portions of the LDC The requested rezoning from CO to INSTITUTIONAL is necessary to allow the proposed drug and substance abuse treatmentfacility proposed. Existing CO (Commercial Office) zoning will not support the proposed use as an in-patient rehabilitation facility. The subject site is a fully constructed and landscaped office park containing five (5) buildings. The proposed facility will occupy two (2) buildings in the office park, with the remaining buildings continuing their present uses. Current uses include real estate, insurance, martial arts, and Chamber of Commerce. Future uses will be subject to Permitted and/or Conditional Uses allowed within the-Institutional zoning classification. 2) Please give a statement describing any changed conditions th~t would justify a rezoning The location of the proposed zoning amendment is undergoing physical change. Surrounding zoning includes Institutional, Planned Unit Development, Agricultural, Residential and Office. Institutional Zoning west of the subject property along Midway Road include Florida Center for Recovery, New Horizons, and Hospice of the Treasure Coast Midway Road has become a mixture of public and private service related uses. Churches, counseling services, health and rehabilitative facilities, and a veterinarian clinic are in close proximity. The proposed . Institutional zoning will create an office park containing health and service related uses to compliment this corridor. 3) Please state why there is a need for the proposed rezoning The proposed rezoning will allow a critical need rehabilitation facility to be implemented in two (2) buildings of the existing office park The Institutional zoning will allow the applicant to provide the treatment facility to blend into an existing built environment No exterior architectural changes are proposed. The zoning change will also allow the office park to tailor the existing office uses to health related office uses. Existing tenants will remain, with potential future uses to include medical office and clinics including dental care, medical labs, home health care, and day care. 4.D.d Packet Pg. 153 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4) Please state whether and how the proposed rezoning is consistent with the St Lucie County Comprehensive Plan The proposed zoning is consistent with the existing Future Land Use of Residential Urban (RU). The requested zoning is consistent with other Institutional zoning within the RU land use. 5) Please give a statement outlining the extent to which the proposed amendment A) Is compatible with existing uses Along the Midway Road frontage, compatibility exists with other Institutional zoning and uses. Along the subject property south property line are single family homes presently buffered with a 6'fence and large existing canopy trees and landscaping. Additional landscaping and 8 foot tall security fencing will be proposed to increase this buffer. The proposed facility will be enclosed and fully secured with limited outdoor facility and uses. B) Affects the capacities of public facilities, including but not limited to transportation, sewage, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical service Please see attached capacity analysis (previously submitted) C) ,Affects the natural environment (If no adverse impacts expected please state why) The site is a completed office park with buildings, parking and improvements. Existing tree canopy and landscape will remain. Additional landscaping qnd buffering is proposed for the two (2) subject buildings as part of the overall improvement plans. D) Will result in an orderly and logical development pattern The proposed amendment will result in the orderly progression of land use, and physical improvements, along Midway Road. As the recently improved and divided Midway Road section becomes complete andfunctional, the logical pattern of mixing a variety of Institutional uses will continue. E) Will adversely affect the property values in the area The conversion of the prop~rty from Commercial Office to Institutional should not devalue adjacent property. 6) Please explain the applicants interest in the subject property The applicant currently has a lease option on the subject two (2) buildings. 7) Please include such other information or documentation that may be deemed necessary or appropriate to a full and proper consideration and disposition of this particular application 4.D.d Packet Pg. 154 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) (- , \ \ ) A public meeting was held at the subject site. This meeting informed those living within five hundred (500) feet of the necessary zoning (,lnd land use amendments required. afthirty nine (39) invitations sent, jour: (4) responded and attended the informational meeting. No adverse comment or concerns were indicated by the attendees. NOTE: and additional public meeting will be scheduled to include St Lucie CounlJ! planning degartment representative. Please Note: This Rezoning Application Supplement will not be considered complete without the Development Application, complete with notarized signatures of all land owners, giving their consent to the filing of his application and supplement 4.D.d Packet Pg. 155 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Supplement 1 -- Conditional Use Application Supplement Refer to St Lucie County L,and Development Code (LDC) Section 11.07.00 for details Desired Conditional Use / Adjustment: Lv -for x~4;~ htlfu (AI. 6(1)1.\ ~ a\&o\1ol .J~ -.il Minor Adjustment ~ Major Adjustment ta c:. U +1 Existing use of property: "f){i~ Q Ef;ct, fM~ Is a change in ~ng sough~h the petition for Conditional Use? ~ YES -.L.L NO Is a change in F~re Land ~sought with the petition for Conditional Use? --U-YES -J.Z:L NO Is a Site Plan Apnrpval appli~n being filed concurrent with the Conditional Use Application? --LJ-YES ---129.-NO If the Conditional Use applied for requires site plan approval, the applicant shall submit a site plan that meets the requirements of LDG Section 11.02.00, The following information you provide is very important in determining the outcome of your conditional use request. It is required by Section 11.07.00, LDG that appropriate findings are made to justify a Conditional Use approval. Please use additional pages, if necessary to justify your request. 2. Is the proposed Conditional Use or Adjustment in conflict with any portion of the LDG or the St. Lucie County Comprehensive Plan? w · ~o~\ V~.£. v'4VLit ,..., c.oAHo~t~ ~ W vs,e .,f R\l· 3. What are the existing uses. in the immediate area and how is the proposed Conditional Use or Adjustment compatible with the existing uses in the area? ~ ~\(i+~ V~ "lo/\.1 ~t. Mid,"",,'! F-D41l (.o((ioot' {lui +ht-- ~\.)Ht ~tt ~I\e\vd{ t\o(td" (I.v\W .fv ~v~ I NAA.r t"\or'-t.I>M, (A"t'\t, ~ ~1i(" of -\1lt \71A~ML G,4'it. ~ "t-X()Ju.i~6~ry \Hl\\ ~n",ot ~~"U1Lil WI.-t...vw.\w' -\v ~L 61tJJ.,. '"t'\t A(\"L 'Nl\\ \it.. ft~ ~ tJ\4.,lr;\v¥.Q/\.c! ~ (,.l1\'Jwf ,ft""", f\V\j.;rA\ () ft;!.£. ~ ~~ C-N'L ~:e~~d~f~aY27,2010 ~~~ Qf\ tv~(J.· t~~1 \I~. 4.D.d Packet Pg. 156 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Supplement 1 4. What conditions have changed in the immediate area that warrants consideration of this Conditional Use or Adjustment application? _ . .l .A. l J .l.l IC ~ *hi t-'\lidw~'1 tz.,..J tDr(tdor «~QVI&.(I" ~ "1 -NfIL t-/tOJ<l if} ~W Vuc\th CNL ~lAf1Ih ~L ~. ~ ;_.,111., \\'it of ~~t~ ~L ~ ('oM~tt....J w:~ '"" \.Mt \0 ....,~~ \lr (M, About ~ ~t 5. What are the anticipated impacts of the proposed Corklitional Use o Adjustment on the existing and future public facilities in this area, such as roads, transit, water, sewer, drainage, parks, etc.? M(v\~\ lw.~~ Nt -l"tut~ ~ \,\J~\<" ~Uti.lA. Alq~rL l.lJJtv., of ~"",(A -«i'lt ~ i'W t(Or~ W,-\-l~ \JILt_ 6. What are the anticipated environmental impacts of the proposed Conditional Use or Adjustment? If no adverse impacts are anticipated, please explain why. -\h( ~ \;,~ -w\\\ rnlu~'f two -\w;\1l~" of -thi. ~"t hVi\OW, offill ~rJt. 1ht. ~1u i ... ~\l'f \~~. Mal-k~ l~~"'pt hutf"Vl rl\'W4~ 6t't 'PJ.{.,..--t -t)IM{ wl\\ \I.e (qM\v"CW M~~t.. ~ nllClI>114\ 7. Plea~e provide any additional information about size, hours, and seasons of VII.t4. operation; number of employees; number of car or truck trips; equipment utilized; anticipated dwation of use; impacts of noise and light; access improvements; hazardous substances utilized; and any other issue that would assist in the evaluation of this application. (' \\\t W""1 -".,I \\ ht ""~(O)(~t.~ \OJ 000 41" '/ wl\\ 1.O1\~1"'-"10 h£<l.., ~ Wi \ \ ~ \o~ --z() ~ £f ww.o.~~ 0/1 ~ f{)-~W' t,h\ft-. \ +-"",1\\ n.l h( tf *VIrl wi~ h\wtLJ {'{h.il'".,... Mf"d1 owJ wIlt W- '1t.evt1t-t (t" ,,\\ 1-'vvth. J,..~-T~ ~,,~, it, .t.'\C~.t4-~ I roO" V\O\i!t ~( \A~~ wl\\ A(J,-\vtb ~i~~ (u.;.J~ -\-0 ;1v. ~vl1\l4\T, f7a9,O(~ ~~.., C?~ ...... "it.fw "ll\;...q-APPlican~or gent Na J (printed) Signatur: I \ Page 2 of 2 Revised: May 27,2010 4.D.d Packet Pg. 157 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4~ady'ko eSlgn roup, LLC ENGlNEERS, PLANNERS &: CONSTRUCTION MANAGERS DRA WHY BUSINESS PARK IMP ACT ANALYSIS -SUPPLEMENT 4 Please be advised that Ladyko Design Group, LLC has been retained to analyze the fo llowing engineering related elements, Traffic, Water, Wa stewater, Drainage and Solid Waste, relative to the proposed change iLl Land Use for the Drawdy Business Park parcel, located on Midway Road, west of 25'" Street, St. Lucie County, Florida. TRAFFIC IMPACT ANALYSIS The enclosed analysis is based upon data published within the lnstitute of Tran sportation Engineering (ITE) Trip Generati on Manual, 9th Edition. The existin g traffic use is based upon Code 710, General Office, rates and the proposed traffic use is prepared based upon Code 610, Hospital (Specialty). Analysis shall be further broken down to compare Average Annual Daily Trips (AADT), A.M Peak Hour and P.M. Peak Hour rates. Currently the site consists of 22,050 s.f. of General Office space. Upon completion of the Land Use Amendment, the site wi ll consist of 11,877 s.f. of General Commercial space and 10,173 s.f. of Specialty Hospital space. An nual Average Daily Trips A.M. Peak Hour Trips P.M. Peak Hour Trips EXISTING LAND USE 11 .03 Trips/22 .050 k.s.f. 1.56 Trips/22.050 k.s.f. 1.49 Trips/22.050 k.s.f. PROPOSED LAND USE 243 Trips AADT 34 Trips Peak 33 Trips Peak The proposed site wi ll consist of 11 ,877 s.f. of General Commercial space and 10,173 s.f. of Specialty Hospita.l space. T he 9lh Edition of the ITE Manual was consulted for trip generation from the Hospital Code (6 10) and the trip generation for the category based upon the total number of employees over an entire 24 bour day, assuming three shifts, is 40 employees General Commercial (Office) (710) Annual Average Daily Trips A.M. Peak Hour Tri ps P.M. Peak Hour Trips Specialty Hospital (610) Annual Average Daily Tri ps A.M. Peak Hour Trips P.M. Peak Hour Trips 4400 Belle Grove Drive Fort Pierce, Florida 34981 11.03 Trips/I 1.877 k.s.f. 1.56 Tripslll.877 k.s.f. 1.49 Tripsll l .877 k.s.f. 4.50 Trips/40 employees 0.31 Trips/40 emp loyees 0.29 Trips/40 employees 13 1 Trips AADT 19 Trips AM Peak 18 Trips PM Peak 180 Trips AADT 12 Trips AM Peak 12 Trips PM Peak Phone: 772-530-8261 Fax: 772-464-1383 4.D.d Packet Pg. 158 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) ady'ko ..I&#--'~eslgn roup~ LLC ENGINEERS, PLANNERS &: CONSTRUCTION MANAGERS Summary The proposed Land Use change increases the traffic generated from the project from 243 trips AADT, 34 AM Peak Hour Trips and 33 PM Peak Hour Trips respectively to 311 trips AADT, 31 AM Peak Hour Trips and 30 PM Peak Hour Trips respectively. The current Level of Service identified in the Fall 2014 Traffic Counts for the link from 251" Street to Christensen Road is Level F. However, this section of Midway Road is currently under construction to a 4 lane roadway and as a result the proposed increase in traffic will have no effect on the Level of Service once the construction is completed in 20 16. POTABLE WATER USE ANALYSIS There is a change for Potable Water Use associated with this Land Use Amendment. The property is located within the FOlt Pierce Utilities Authority CFPUA) service area. Potable Water System services are available to the subject property. The water demand, gall ons per day (g.p.d.) that will be generated by this propelty is based on the adopted 2010 Comprehensive Plan Policy 9.1.1.12, unless not identified in the plan. The calculations are based upon the current project build-out coverage and the flow rates established in the Adopted 20 I 0 Comprehensive Plan . Maximum Daily Flow (GC) Maximum Daily Flow (Ge) Specialty Hospital (H) Summary EXISTING LAND USE 117 gpd/capita x 22.050 k.s.f. PROPOSED LAND USE 117 g.p.d. x 11.877 k.s.f. 117 g.p.d. x 30 bed x .9647 2,756 g.p.d. 1,390 g.p.d. 3,386 g.p.d. The proposed Land Use change increases the potable water demand from the project from 2,756 gallons per day (gpd) to 4,776 gallons per day (gpd). The factor of .9647 used in the equation comes from the State of Florida Department of Health and Rehabilitative Services, Manual 100-6, for estimating flows based upon per bed and per meal prepared. Please be advised that Fort Pierce Uti lities Authority sufficient currently has capacity available to handle this proposed increase in demand. 4400 Bille Grove Drive FOf[ Pierce, Florida 34981 Phone: 772-530-826! Fax: 772-464-1383 4.D.d Packet Pg. 159 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) adyko '--'~eslgn roup, LLC ENGINEERS, PLANNERS &; CONSTRUCTION MANAGERS SANITARY SEWER COLLECTION ANALYSIS There is a change for Wastewater Collection Flows associated with this Land Use Amendment. The property is located within the Fort Pierce Utilities Authority (F PUA) service area. Wastewater Collection System services are available to the subject property. Th e wastewater demand, gallons per day (g.p.d.) that will be generated by this property is based on the adopted 2010 Comprehensive Plan Policy 9.1.1.12, unless not identified in the plan. The calculations are based upon the current project build-out coverage and the flow rates established in the Adopted 2010 Com prehensive Plan. Wastewater demand is equal to 110 g.p.d. per capita Maximum Daily Flow (GC) Maximum Daily Flow (GC) Specialty Hospital (H) Summary EXISTING LAND USE 110 g.p.d. x 22.050 k.s.f. PROPOSED LAND USE II 0 g.p.d. x 11.877 k.s.f. 110 g.p.d. x 30 bed x .9647 2,426 g.p.d. 1,306 g.p.d. 3,184 g.p.d. The proposed Land Use change increases the wastewater collection fl ows from the project from 2,426 ga llons per day (gpd) to 4,490 gallons per day (gpd). The factor of .9647 used in the equation comes from the State of Florida Department of Health and Rehabilitative Services, Manual IOD-6, for estimating flows based upon per bed and per meal prepared. Please be advised that Fort Pierce Utilities Authority currently has sufficient capacity available to hand le this proposed increase in flow. DRAINAGE ANALYSIS The property is governed by St. Lucie County, North St. Lucie River Water Control District (NSLRWCD) and South Florida Water Management District (SFWMD) criteria for stormwater management facilities. The oLl-site drainage facilities will utilize a dry detention system to provide 100% of the required water quality treatment and stormwater attenuation as required by the previously identified governing agencies. Positive outfall is provided for the property via existin g connections to the adjacent canal system operated by NSLRWCD. The ultimate di scharge for the project is the North Fork of the St. Lucie River, tbe Intracoastal Waterway and the Atlantic Ocean. Summary There are no additional improvements associated with this proposed land use change. As a result the storrnwater management system serving this parcel will require no proposed revisions and have no additional impacts on the receiving systems. 4400 Belle Grove Drive Fort Pierce, Florida 34981 Phone: m-530-8261 Fax: m-464-1383 4.D.d Packet Pg. 160 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4~ady'ko ~~eslgn roup, LLC ENGINEERS, PLANNERS &: CONSTRUCTION MANAGERS SOLID WASTE ANALYSIS The property is located in unincorporated SI. Lucie County. Solid Waste collection is provided by Waste Pro. Pounds of So lid Waste (GC) Pounds of So lid Waste (GC) Pounds of So lid Waste (H) Summary EXISTING LAND USE 5.1 Ib/personlday x 100 employees. PROPOSED LAND USE 5.1 Ib/person/day x 60 empl oyees 5.1 Ib/personlday x 70 persons 51 0 Ib/day 306 Ib/day 357 Ib/day The proposed Land Use change increases the amount of solid waste generated from 5 I 0 Ib/day to 663 Ib/day. St. Lucie County has sufficient space in the landfill to handle the proposed land use change Respectively Submitted, ·chard M. Ladyk , P.E President 4400 Selle Grove Drive Fort Pierce, Florida 34981 Phone: 772-530-8261 Fax: 772-464-1383 4.D.d Packet Pg. 161 At t a c h m e n t 4 . D . d : A p p l i c a t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Page 1 3.01.00. - ZONING DISTRICT USE REGULATIONS 3.01.03. - Zoning Districts. R. CO COMMERCIAL, OFFICE. 1. Purpose. The purpose of this district is to provide and protect an environment suitable for selected office and commercial uses, together with such other uses as may be necessary to and compatible with commercial office 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. Adjustment/collection and credit reporting services. (732) b. Advertising. (731) c. Communications - except towers. (48) d. Computer programming, data processing and other computer related services. (737) e. Contract construction services - office only. (15, 16, 17) f. Duplicating, mailing, commercial art/photography and stenographic services. (733) g. Engineering, accounting, research, management and related services. (87) h. Executive, legislative, and judicial functions. (91, 92, 93, 94, 95, 96, 97) i. Finance, insurance, and real estate services. (60, 61, 62, 63, 64, 65, 67) j. Health services - except nursing homes and hospitals. (80) k. Membership organizations subject to the provisions of Section 7.10.31. (86) l. Miscellaneous business services: (1) Detective, guard and armored car services. (7381) (2) Security system services. (7382) (3) News syndicate. (7383) (4) Photofinishing laboratories. (7364) (5) Business Services - misc. (7389) m. Personnel supply services. (736) n. Social services: (1) Individual and family social services. (832/839) o. Travel agencies. (4724) 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. Child care services. (835) 4.D.e Packet Pg. 162 At t a c h m e n t 4 . D . e : Z o n i n g U s e R e g u l a t i o n s - C O a n d I ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Page 2 b. Television and radio transmitting towers. (999) c. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00 and include the following: a. Eating and drinking places (undistilled alcoholic beverages as an accessory to a restaurant). b. Postal services. (43) c. Solar energy systems, subject to the requirements of Section 7.10.28. 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) 4.D.e Packet Pg. 163 At t a c h m e n t 4 . D . e : Z o n i n g U s e R e g u l a t i o n s - C O a n d I ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Page 3 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) 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. 4.D.e Packet Pg. 164 At t a c h m e n t 4 . D . e : Z o n i n g U s e R e g u l a t i o n s - C O a n d I ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.f Packet Pg. 165 At t a c h m e n t 4 . D . f : A p p r o v e d 2 0 0 3 M i n o r S i t e P l a n ( 3 4 6 1 : R e v i v e D e t o x - C U P ) K:\BUILDERS\DWG2015\15-2264.dwg, 12/17/2015 1:30:56 PM 4. D . g Pa c k e t P g . 1 6 6 Attachment4.D.g: Survey and Deed (3461 : Revive Detox - CUP) 4.D.g Packet Pg. 167 At t a c h m e n t 4 . D . g : S u r v e y a n d D e e d ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.g Packet Pg. 168 At t a c h m e n t 4 . D . g : S u r v e y a n d D e e d ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.h Packet Pg. 169 At t a c h m e n t 4 . D . h : C o r r e s p o n d e n c e ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.h Packet Pg. 170 At t a c h m e n t 4 . D . h : C o r r e s p o n d e n c e ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.h Packet Pg. 171 At t a c h m e n t 4 . D . h : C o r r e s p o n d e n c e ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 4.D.h Packet Pg. 172 At t a c h m e n t 4 . D . h : C o r r e s p o n d e n c e ( 3 4 6 1 : R e v i v e D e t o x - C U P ) BOGGS PLANNING + LANDSCAPE ARCHITECTURE February 3, 2016 St Lucie County Planning & Development Services D~partment Planning Division 2300 Virginia Avenue Fort Pierce, Florida 34982 Attn: Jeff Johnson, Senior Planner RE: Revive Detox Facility -Drawdy Office Park Response to comments -1.18.15 Conditional Use Application The following are responses to the Development Review Committee unresolved issues contained in the above correspondence. 1. Per previous coordination between Ladyko Design Group and Port St. Lucie Utility Service Department, the City is providing water and sewer service to this project. Sufficient capacity exists for the proposed Revive DetoxFacility. 2 .. Please see attached information outlining the previous neighborhood meeting held at the subject property. 3. Please see attached information describing the actual operation and uses .of the proposed facility 4. Please see attached exhibit( s) indicating existing businesses and gross square footages currently in the Drawdy Office Park. The existing office uses are currently opened 8:00 a.m. to 5:00 p.m. weekdays . . 5. Please see attached information on the Hurricane Evacuation Plan for the proposed facility. 6. Please see attached information on the on-site security for the proposed facility. 7. There are two 25' light posts each with double luminaires that provide sufficient lighting to the parking lot. If foot candles demonstrating readings no greater than .01 at property lines are necessary, the applicant requests this be required at the time of architectural plan submittal to the County Building Department. Planning &' Development Services FEB 032016 RECEIVED 100 AVENUE A • SUITE 2E • FORT PIERCE, FLORIDA 34950 4.D.h Packet Pg. 173 At t a c h m e n t 4 . D . h : C o r r e s p o n d e n c e ( 3 4 6 1 : R e v i v e D e t o x - C U P ) I~~ J 4. First Aid Kits will be maintained in the front office, clinical offices, at the community housing location(s), and in all company vehicles. 5. In the event of a potential disaster, the Clinical Director an~ the CEO will maintain contact with local news media, the county emergency warning system, and other sources to ensure timely receipt of integral information. Upon knowledge of a disaster, the Clinical Director will notify other members of the staff of the: A. Type of disaster B. Number of victims and acuity C. Types of assistance required D. Contact for continuing information 6. The CEO will determine if the clinical site and the community housing location shall be either completely or partially closed for the duration of the disaster. 7. All employees shall make themselves readily accessible by phone, fax, radio, person to person, or other form of communication. The Behavioral Health Technician schedule shall remain the same. The CEO will determine which employees are available to work and schedule one BHT per 5 clients, 24 hours per day. If BHTs are unavailable clinical personnel may be used in their place. 8. All departments shall maintain up to date callback lists or employees who have adequate disaster preparedness training. Employees who are on a callback list must always be prepared to return to Revive Detox Center to assist in response. 9. The Clinical Director shall ensure that all client records are stored in a secure . interior office closet. The closet door will remain locked at all times. 10. Revive Detox Center will follow the direction of the National Weather Service in regards to evacuation. If necessary, Revive Detox Center will follow·the directions of St. Lucie County and/or The City of Port Saint Lucie evacuation recommendations. In the case that an evacuation is not necessary our clients will be housed in a secure location. This location will be supplied with ample water, food, and other supplies. a. Fort Pierce Central High school -Shelter b. Hampton Inn -St Lucie West c. Homewood Suites -Tradition Port Saint Lucie 4.D.h Packet Pg. 179 At t a c h m e n t 4 . D . h : C o r r e s p o n d e n c e ( 3 4 6 1 : R e v i v e D e t o x - C U P ) 11. In the event of severe weather such as a tornaqo or hurricane, Revive Detox Center will: A. Secure or remove all objects on the facility's grounds such as umbrellas, trashcans, etc. B. Stock all work areas with flashlights in the case of a power outage C. Instruct all staff, clients, and visitors to remain indoors and away from windows and doors D. Normal operations will resume once the National Weather Service makes an "all clear" alert. E. Hurricane Watch: Administration will notify all the facility sites to take any precautionary measures necessary to secure the building and assure for the safety of the clients. F. Hurricane Warning: All facility sites will be closed immediately and all clients sent home. Staff will be sure that all facility sites are as secure as possible and then leave the premises. Admissions department will assist with discharging all clients. G. After the Hurricane: Administration will contact all employees and advise them of the status of all facility sites as well as when to report to work.· .. 4.D.h Packet Pg. 180 At t a c h m e n t 4 . D . h : C o r r e s p o n d e n c e ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Planning and Development Services Department (PDS) Location: BOCC Chambers, 3rd Floor SLC Administration Annex 2300 Virginia Avenue, Fort Pierce, FL 34982 Applicant Revive Detox Center Agent for Applicant Greg Boggs 100 Avenue A Ste 2E Fort Pierce, FL 34950 Location 2935-2969 West Midway Road Parcel Identification Number 3405-421-0001-000-2 Future Land Use RU (Residential, Urban - 5 du/ acre) Zoning Existing: CO (Commercial, Office) Proposed: I (Institutional) Staff Recommendation Denial PUBLIC HEARING NOTICE Thursday, April 21, 2016 Meeting Time: 6:00 PM (or soon thereafter) Amendment to the Official Zoning Atlas & Conditional Use Permit File Numbers: RZ 920154926 and CU 1220154965 You are receiving this notice because you are a property owner within 500 feet of the proposed petitions. Project Description The applicant is requesting an Amendment to the Official Zoning Atlas from CO (Commercial, Office) to I (Institutional) Zoning District for the subject 4.3 acre parcel and a companion Conditional Use Permit for a proposed 30 bed, 24-hour, in- patient drug addiction and alcoholism facility to be located in the two rear buildings of the five building office park totaling 10,250 square feet. The substance abuse rehabilitation program is spiritually centered and consists of four phases: evaluation, medical and detox stabilization, case management and discharge planning with an average length of stay of 7 to 14 days. Further details are available in the PDS Department - Please Contact: Staff Jeff Johnson, Senior Planner Tel 772.462.1580 Email JohnsonJ@stlucieco.org Mail 2300 Virginia Avenue Fort Pierce, FL 34982 The Planning & Zoning Commission strongly encourages your input and comment at the public hearing. You may also mail or email comments in advance of the public hearing for inclusion in the official record regarding this proceeding. Written comments to the Planning & Zoning Commission should be received at least 3 days prior to the scheduled hearing. Anyone with a disability requiring accommodations to attend this meeting may contact the Community Risk Manager at least 48 hours in advance at 772.462.1546 or TDD 772.462.1428. mail to: PLANNING AND ZONING COMMISSION 4.D.i Packet Pg. 185 At t a c h m e n t 4 . D . i : M a i l N o t i c e ( 3 4 6 1 : R e v i v e D e t o x - C U P ) Parcel ID Owner1 Lname Owner1 Fname Address City State ZIP 340541300120007 Andresen Irma PO Box 299 Randall Rd Wading River NY 11792 Applicant Beth Iris Hernandez Revive Detox Center 344 Quiet Woods Port St Lucie FL 34953 Applicant2 Beth Iris Hernandez Revive Detox Center 2945 Midway Rd Fort Pierce FL 34945 Agent Boggs Greg 100 Avenue A Ste 2E Fort Pierce FL 34950 340580100090004 Bostwick (LF EST)Toni M 2602 Grey Twig LN Fort Pierce FL 34981 340350201620000 Cobb Jr Thomas A 4961 Jorgensen Rd Fort Pierce FL 34981 340350201450005 Coconut Grove Bank 2701 S Bayshore Drive Miami FL 33133 340542100010002 Drawdy Brothers Investments LLLP 10690 W Midway RD Fort Pierce FL 34945 340541100010001 Emerson Ben D 3101 S Indian River Dr Fort Pierce FL 34982 340580100160006 Fowler Denis D 2605 Grey Twig Ln Fort Pierce FL 34981 340580100140002 Gibson James D 2609 Gray Twig Ln Fort Pierce FL 34981 340350201700009 Harless Timothy R 5040 West Virginia Dr Fort Pierce FL 34981 340541300060002 Kerr Christopher 2890 Rainbow Dr Fort Pierce FL 34981 340541300030001 Kind Daniel M 2790 Rainbow Dr Fort Pierce FL 34981 340350201720003 Lachar Robert W 5070 West Virginia Dr Fort Pierce FL 34981 340350201600006 McCabe Cynthia B 847 E Pells ST Paxton IL 60957 340513300010008 Midway Road Church Of Christ 3040 W Midway RD Fort Pierce FL 34981 340541300020004 More Kane J 11426 Sundance Ln Boca Raton FL 33428 340350201710006 Murray Gregory D 5060 West Virginia Dr Fort Pierce FL 34981 340350201630007 Omega Real Property LLC 17630 Efird Rd # D Albemarle NC 28001 340541300110000 Padrick Kerry 2789 Rainbow Dr Fort Pierce FL 34981 340350201830003 Parrett Ursula A 3180 Daniels St Fort Pierce FL 34981 340350201730000 Perry Jackie K 5080 West Virginia Dr Fort Pierce FL 34981 340580100110001 Pizzimenti Philip J 2606 Gray Twig Ln Fort Pierce FL 34981 340350202000009 Ravinia Investments LLC 811 Coral Ridge Dr Coral Springs FL 33071 340580100130005 Reid Stephanie A 2611 Gray Twig Ln Fort Pierce FL 34981 340580100170003 Reschak (LF EST)Rose 2603 Gray Twig LN Fort Pierce FL 34981 340541300050005 Roach Maxine 2860 Rainbow DR Fort Pierce FL 34981‐4983 340541300090003 Sherwood Ingrid 2859 Rainbow Dr Fort Pierce FL 34981 340580100100004 Smith Earliene R 2604 Grey Twig Ln Fort Pierce FL 34981 340541300080006 Swain Robert L 2889 Rainbow Dr Fort Pierce FL 34981 340350201610003 Vega Juan 4951 Jorgensen Rd Fort Pierce FL 34981 340541300150008 Waldron Richard J 5305 S 25th St Fort Pierce FL 34981 340580100120008 Walinski (TR)Leonard T 2608 Gray Twig Ln Fort Pierce FL 34981 340350201640004 Walters David PO Box 12007 Fort Pierce FL 34979 340350201690009 Wauters James S 1207 West Joy Ln Fort Pierce FL 34945 340580100150009 Webb Peter 2607 Gray Twig Ln Fort Pierce FL 34981 340541300100003 Wise Jay F 2829 Rainbow Dr Fort Pierce FL 34981 340541300040008 Young Mark A 134 NE Twylite TER Port St Lucie FL 34983‐1247 4. D . i Pa c k e t P g . 1 8 6 Attachment4.D.i: Mail Notice (3461 : Revive Detox - CUP) Suggested motion to recommend approval/denial of this request. MOTION TO APPROVE: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION APPROVING THE PETITION OF REVIVE DETOX CENTER FOR A CONDITIONAL USE PERMIT TO ALLOW A 30-BED, 24-HOUR, IN-PATIENT DRUG AND ALCOHOL ABUSE REHABILITATION FACILITY SUBJECT TO THE CONDITIONS IN THE RESOLUTION BECAUSE... [CITE REASON(S) WHY - PLEASE BE SPECIFIC] MOTION TO DENY: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION DENYING THE PETITION OF REVIVE DETOX CENTER FOR A CONDITIONAL USE PERMIT TO ALLOW A 30-BED, 24-HOUR, IN-PATIENT DRUG AND ALCOHOL ABUSE REHABILITATION FACILITY SUBJECT TO THE CONDITIONS IN THE RESOLUTION BECAUSE... [CITE REASON(S) WHY - PLEASE BE SPECIFIC] 4.D.j Packet Pg. 187 At t a c h m e n t 4 . D . j : S u g g e s t e d M o t i o n ( 3 4 6 1 : R e v i v e D e t o x - C U P )