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HomeMy WebLinkAboutMinutes 01-18-2001 St. Lucie County Planning and Zoning Commission Meeting Minutes January 18, 2001 Commission Chambers at 7:00 p.m. MEMBERS PRESENT: MEMBERS ABSENT: OTHERS PRESENT: Mr. Kelly, Ms. Young, Ms. Shewchuck, Ms. Lewis, Ms. Snay, Mr. Flores, Mr. Murphy January 18, 2001 page 1 AGENDA ITEM 3: DUKE ENERGY Mr. Merritt and Mr. Matthes recused themselves from these agenda items. Ms. Snay stated that agenda item #3 is the application of Duke Energy for a change in zoning from the IH (Industrial, Heavy) zoning district to the U (Utilities) zoning district. This proposed property is located on the southeast side of Glades Cut-Off Road, approximately one mile southwest of the intersection of Glades Cut Off road and Selvitz Road. The purpose of the requested change in zoning is to allow the construction and operation of a 56,900 square foot, 640 mega-watt electric generating plant. The subject property is surrounded to the North, East, West if IH (Industrial, Heavy) and to the South is AR-1 (Agriculture, Residential) and IH (Industrial, Heavy). Ms. Dreyer introduced herself for the record. She is the attorney representing the applicant. She stated that on approximately a 99 ½ acre site in the Midway Industrial Park area is where the proposed project would be. She explained that the first request is a rezoning from IH (Industrial, Heavy) to U (Utilities) zoning district. This is a permitted zoning under the Industrial land use classification. The second request is a conditional use permit with a major site plan approval to allow the construction and operation of the generating plant. Electric generating facilities are permitted as a conditional use within the Utilities Zoning district, that being the reason for the rezoning. Ms. Dreyer stated that Mr. Runyan, the project manager for Duke Energy, and several other consultants that have worked on this project are in attendance for this meeting. They have all reviewed the staff reports and all agree with the staff comments and recommendations for both items. She would like Mr. Runyan to give the board an overview of the project and he will be able to answer any questions of the board or public. Mr. Runyan, project manager for Duke Energy Fort Pierce project representing Duke Energy of North America. The project is planning for a 64 mega-watt electric generating plant, which will be a peaker facility that is proposed for construction for a June 1, 2002. He stated that Duke Energy is a very large corporation it has approximately $30 billion in assets currently. There are several different projects proposed currently around the nation. This corporation is an environmentally friendly and gets very involved in the communities it enters. He would like to highlight several of the economic benefits that this type of project brings to the community. At this point it is estimated at $210,000,000.00 for the project. It brings high paying and high skilled jobs, not to mention an extremely large tax base. January 18, 2001 page 2 Mr. Runyan explained that the project will be on a 99 ½ acre parcel that is surrounded by heavy industrial usages. To the north of the parcel is the proposed sewage treatment plant area for Ft. Pierce Utilities Authority. There are some commercial to the west and to the south are some agricultural. The location for this site is the close proximity to transmission lines with the Midway Road substation nearby. The natural gas pipeline being close and the area having a sufficient buffer, large enough area , and the adequate surroundings. Mr. Runyan explained that the lots 7 & 8 compose the power plant facility itself which will roughly be about 20 acres on the 99 ½ acres. The remaining acreage will be wetlands and uplands. The wetlands that are on sight only 0.05 acres will actually be impacted and 2 of the wetlands will be improved due storm. The current site is being used as pasture land and the current wetlands have been degraded due to that use. This facility will be able to improve those wetlands with this project over time. On the current site conditions, it is basically opened land there are a couple wetlands on there that this project will not be impacting. There is a rendering of the facility that were presented at two of the open houses. One of the open houses invited the public that owned property with in a 1 to 2 mile radius to discuss what is being looked at. Mr. Runyan explained that the facility will be 8 combustion turbans that will burn natural gas which will turn the gas in to electricity. This facility will peak at 640 mega-watts of electricity that would power an estimate of 300,000 to 500,000 homes at peak hours. This facility will be highest electric consumption is used. The operation will be limited due to the design of the building it will be limited to 2500 hours per year. This facility is to target the hot summer days and cold winter nights that more electricity is used. At this time the proposal is to burn natural gas primarily with a back up for oil burning. To burn oil the facility is limited to 500 hours in the event that natural gas is curtailed to the area. He stated that currently they are permitting for 1,000 hours and do not see a need for the full 1,000 hours. They are in the final stages of the permitting process from the different agencies such as Dept. Of Environmental, South Florida Water Management and so on. They are anticipating these permits to come through in Mid February. Mr. Runyan stated that the site was designed to minimize the impacts on wetland and in the community. Mr. Trias asked if there was a landscape plan submitted. Mr. Runyan replied in the affirmative and stated it was provided in the site application. He explained that it was not included in the package distributed at this meeting. There is a rendering in the packet that explains the physical features of the plan with some of the new landscaping needs. He explained that they would maintain a lot of the trees and shrubs that are on site. There are a lot of trees and shrubs on site that will have to be removed as a condition to the application, such as the exotic vegetation that are currently on site and deal with a lot of the timber on site. Mr. McCurdy stated that he understands the noise level chart in the packet has the Ft. Pierce generating station residential nighttime and the dishwasher in the next room. He would like to know how far away would that noise level be considered. January 18, 2001 page 3 Mr. Runyan replied that the Ft. Pierce generating station would fall below the current residential nighttime noise ordinance in the St. Lucie County Code at the property boundaries. He stated that closer to the facility there will be more impacts. The review came from the St. Lucie County Code at the property boundaries. Mr. McCurdy reiterated that the noise level in the reports would be at the property boundaries. Mr. Runyan explained that there had been two 24 hour detailed analysis of background sound levels in the area. The study was compiled with the plant running to make sure the St. Lucie County Code would be met. Mr. Lounds asked what the annual running time would be. Mr. Runyan replied that the plant will be permitted to 2500 hours per year. That would be the maximum, but most facilities like this run between 5 to 15% of the year which would be 1000- 2000 years. These hours are mostly during the day and especially in Florida. Mr. Lounds asked if the facility would run 24 hours a day at the peak times. Mr. Runyan replied in the negative. He explained that the typical maximum length of time would be twelve hours a day, approximately 7:00 a.m. to 7:00 p.m. Mr. Lounds asked if that would be self-regulation. Mr. Runyan replied that it is more market, because these facilities are not as cost effective as a base load facility. He stated that this is a peak facility and it can come on in thirty minutes and shut down in thirty minutes to help the base load. Mr. Lounds asked if the primary business is to sell electricity to whomever wants to buy it. Mr. Runyan replied in the affirmative. He stated that this facility is being placed in Florida for the Florida need of electricity more so than other states. Duke is looking at other areas in the nation also. Mr. Lounds asked if theoretically electricity could be sold to California. Mr. Runyan replied that theoretically it could be done but it would be difficult to do so. Mr. Lounds stated that his point is that Duke Energy is self regulated, meaning self regulated as far as the hours that are ran. He asked for clarification and staff confirmed. Mr. Runyan stated that this facility has the potential to run 24 hours a day, Market determining. January 18, 2001 page 4 Mr. Hearn stated that Mr. Runyan referred to the property on the South as zoned Agricultural Residential. He believes this to be incorrect and ask staff for clarification. Ms. Snay replied that it is both Agricultural Residential and Industrial Heavy. Mr. Hearn asked if the plans were reading the stacks at 116 feet tall. Mr. Runyan replied that is correct but they are about site elevation of 23 feet. This meaning the stacks are actually 93 feet tall. Mr. Hearn asked that if the land beside this facility went residential in the future, and the wind was blowing would the residents be able to detect an odor. Mr. Runyan replied in the negative. He explained that if you run on either natural gas or #2 low sulfur diesel oil without odors or visible clues. Mr. Hearn asked what the procedure of cleaning the stacks would entail Mr. Runyan replied that the turbans are fitted with dry low rise combusters. In that process when the air and fuel are combusted together that there is no build up like on a chimney or fuel stack. There are no requirements to clean the stacks due to this. The will be a constant monitor. Mr. Hearn asked staff it due to the height of the stacks would an additional conditional use be required. Ms. Snay replied that a ruling by the County Attorney states that stacks are considered an accessory use, so they have to do not need to maintained in heighth limitation. Mr. Lounds asked if these proposed units were the same as FP&L are converting to in the Fort Meyers area. Mr. Runyan replied in the affirmative. He explained that these machines are General Electric 7EA machines and what FP&L are General Electric 7FA which is twice the size. Mr. Lounds asked if the concept is the same. Mr. Runyan replied in the affirmative. Mr. Grande asked if the natural gas utility is free to convert to an oil burning facility. He asks if on an economic basis could this be done. January 18, 2001 page 5 Mr. Runyan replied in the affirmative. He stated that it is highly unlikely due to the cost of oil burning. There is still deliberations about the oil burning infrastructure being built at this facility. The air permit will still only allow 500 hours per year. The reason for the 1000 hours on the facility was due to concern of the Florida natural gas market. At this time there are no other Duke facilities with oil infrastructures. Mr. McCurdy opened the public hearing. Mr. William Gath, resident of Fort Pierce for 40 years. He would like to know during the operation where will the waste go. Mr. Runyan stated that these facilities are combustion turbans and will be cooled with ground water. The cooling turbans require very little water. During the summer months there will be more water used to make them work more efficient. There are no discharge of water at any time. He explained even if oil is used there will be no discharge. Mr. Lounds asked what the water consumption at peak hours from a ground water well. Mr. Runyan stated that at peak on a 12 hour day it would be 300,000 gallons a day. They are currently trying to get a permit for South Florida Water Management and there are not any problems being seen. Ms. Snay stated that staff finds that this petition meets the standards of review as set forth in Section 11.07.03 of the St. Lucie County Land Development Code and is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Staff recommends that you forward this petition to the Board of County Commissioners with a recommendation of approval subject to the following conditions: 1. Prior to the issuance of any building permits for the proposed structure or buildings on this site, all exotic vegetation found on the site shall be removed. 2. The applicant shall connect to central water and sewer services upon the installation of central water and sewer lines from the project site to Midway Road at its intersection with Milner Road. The use of the private well shall be discontinued except for irrigation use until such time as an alternative water resource for irrigation is available. 3. Prior to issuance of any building permits for construction, the developer shall construct Jenkins Road Extension, to the southern boundary of the project site. Paving of the road may be completed after construction of the plant. 4. Prior to issuance of any building permits for construction, the developer shall construct right and left turn lanes into the proposed project. Please contact this office if you have any questions on this matter. January 18, 2001 page 6 Mr. Jones motioned after considering the testimony presented during the public hearing, including staff comments, and the standards of review set forth in Section 11.07.03, St. Lucie County Land Development Code, I hereby move that the Planning and Zoning Commission recommend that the Board of County Commissioners grant approval to the application MIT TO ALLOW THE OPERATION OF A 56,900 SQUARE FOOT ELECTRICAL GENERATING PLANT IN THE U (UTILITIES) ZONING DISTRICT, BECAUSE because it is a good and appropriate use for the property. Mr. Lounds seconded the motion. Upon a roll call vote January 18, 2001 page 7