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HomeMy WebLinkAboutMinutes 11-20-2003 St. Lucie County Planning and Zoning Commission/Local Planning Agency Meeting Minutes REGULAR MEETING November 20, 2003 Commission Chambers, 3rd Floor, Roger Poitras Annex 7:00 P.M. MEMBERS PRESENT: Ms. Morgan, Mr. McCurdy, Mr. Lounds, Mr. Akins, Ms. Hammer, Mr. Grande, Mr. Hearn, Ms. Hilson, and Chairman Merritt. MEMBERS ABSENT: Mr. Trias (Absent with Notice) OTHERS PRESENT: Mr. David Kelly, Planning Manager; Ms. Cyndi Snay, Development Review Planner III; Ms. Heather Young, Assistant County Attorney; and Ms. Dawn Gilmore, Administrative Secretary. P & Z / LPA Meeting November 20, 2003 Page 1 CALL TO ORDER Chairman Merritt called to order the meeting of the St. Lucie County Planning and Zoning Commission/Local Planning Agency at 7:00 P.M. PLEDGE OF ALLEGIANCE ROLL CALL ANNOUNCEMENTS / DISCLOSURES: Chairman Merritt stated that he had contact with some disgruntled members of the public over the appointments to the North County Charette Steering Committee. Chairman Merritt gave a brief presentation on the procedures and what to expect for meeting. The Planning and Zoning Commission/Local Planning Agency is an agency that makes recommendations to the Board of County Commissioners on land use matters. These recommendations are made after consideration of staff recommendation and information gathered at a public hearing, such as those we will hold tonight. The meeting will progress in the following manner: The Chair will call each item. Staff will make a brief presentation on the facts of the request. The petitioner will explain his or her request to the Board. Members of the public will be allowed to present information regarding the request. The public portion of the meeting will be closed and the Board will discuss the request. Further public comment will not be accepted unless the Board has specific questions. The Board will vote on its recommendation after its discussion. For legal reasons, the motion may be chosen and read from a script provided by staff. Motions both for and against are provided to the Board members. The recommendation is then forwarded to the Board of County Commissioners for their consideration and vote, usually within the next month. The Planning and Zoning Commission/Local Planning Agency acts only in an advisory capacity for the Board of County Commissioners and actions taken are recommendations only. Interested parties will also have the opportunity to speak at a public hearing in front of the Board of County Commissioners who will ultimately have the final decision. Mr. Akins questioned when the steering committee was formed and the appointments made. Chairman Merritt stated that he received the information a week or two ago. Mr. Kelly stated that P & Z / LPA Meeting November 20, 2003 Page 2 th to appoint a representative from the Planning and Zoning Commission to the steering committee. He advised that people have volunteered, there were some recommendations made by commissioners, so some of the categories do have named representatives now. Chairman Merritt stated that for Agenda Item # 3, Reitano Enterprises, he would have to recuse himself. He advised that he has no further interest in the project, but was the broker for the buyer of the property. No other announcements or discussion. P & Z / LPA Meeting November 20, 2003 Page 3 AGENDA ITEM 1: MEETING MINUTES OCTOBER 16, 2003: Ms. Hammer s understand what was typed. Mr. Kelly stated he believed the question was if it would be an enclosed storage building. Chairman Merritt confirmed that was what he had asked. Mr. Lounds made a motion to approve as amended. Motion seconded by Mr. McCurdy. Upon a vote, the motion was approved unanimously (with a vote of 8-0) as amended. P & Z / LPA Meeting November 20, 2003 Page 4 AGENDA ITEM 2: TEAMSTERS LOCAL UNION # 173 FILE NO. RZ-03-042: Ms. Cyndi Snay, presentingStaff comments, stated that Agenda Item # 2 was the application of TEAMSTERS LOCAL UNION # 173, for a Change in Zoning from the AR-1 (Agricultural Residential 1 du/acre) Zoning District to the CO (Commercial, Office) Zoning District for a 2.95 acre parcel of land located at 3498 West Midway Road (North side of Midway Road, approximately 430 feet west of the intersection of Christensen Road and Midway Road.) Commercial Office zoning district a membership organization such as the applicant wishes to operate is a permitted use. The subject property is surrounded by AR-1 (Agricultural, Residential 1 du/acre) to the north, east and west and I (Institutional) to the south. The area in which the subject property is located has developed primarily into a residential core with interspersed institutional uses. Such facilities as the Hospice of the Treasure Coast facility and Liberty Baptist Church are located within close land uses and the Land Development Code. The area in which the subject property is located is designated RS (Residential Suburban) on the Office) Zoning District is a zoning district allowed in the RS (Residential Suburban) land use designation. The permitted uses in the CO (Commercial, Office) Zoning District are not expected to unduly impact the surrounding area or uses. th Midway Road west of 25 Street has been in a transition from a residentially oriented community to a more institutionally oriented community with accessory office uses. This stretch of Midway th Street west to the Turnpike. These institutional uses all have frontage and access onto Midway Road. There continues to be residen consistent with and would continue the existing growth pattern of the area. The rezoning of the property is not expected to create significant additional demands on any public facilities in this area. The proposed amendment would not be in conflict with the public interest and is in harmony with the purpose and intent of the St. Lucie County Land Development Code. Staff has reviewed this petition and determined that it conforms to the standards of review as set forth in 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. Mr. Walter Laughenger, 4220 Sunrise Boulevard, stated that he represented the petitioner Teamsters Local Union # 173 for Tropicana Products. He stated that they were requesting the change for an office, meeting hall, and a learning center for Tropicana Products. He also stated that they would use the hall for their meetings and a training center for new employees in computer use and other vocations that will benefit Tropicana. P & Z / LPA Meeting November 20, 2003 Page 5 Mr. Lounds questioned if there were other companies in St. Lucie County that were members of Local # 173. Mr. Laughenger stated that they were not part of Local # 173. He continued that they would also like to rent their space to Local # 769, who represents UPS and several other companies from Cocoa Beach to Miami. Mr. Lounds questioned how many regular employees would there be. Mr. Laughenger stated there would be three employees, himself, a secretary, and a representative from Local # 769. Mr. Lounds questioned how many employees would be utilizing the training facilities at any one time. Mr. Laughenger stated they would have about 15- 20 people at a time. Mr. Lounds questioned if the owners of the single family home that is near the subject property were present. No one was present from the public. Ms. Hammer questioned what type of capacity they were looking for from the meetings. Mr. Laughenger stated that it would just be a once a month membership meeting with about 25-30 people. He stated that he would like them to have 50-100 employees present, but that does not normally occur. Mr. Hearn questioned if there was a residential home to the rear of the property to the east. Mr. Kelly stated that it was a barn, not a residence. Mr. Hearn stated that since there is no residential use to the north, south, or east of the property, there would only be a buffer required on the west side of the property. Mr. Kelly confirmed that was correct. Chairman Merritt opened the public hearing. Seeing no one, Chairman Merrittclosed the public hearing. Mr. Lounds questioned what the width on the property was. Mr. Kelly stated that the width of the property is 210 feet. Mr. Lounds questioned if they put in a building should there be some concern about the traffic on that road, knowing what is going to happen on Midway Road. Mr. Kelly stated that traffic is always a concern, but it is a relatively minor use for a couple of meetings or training sessions a month. Mr. McCurdy stated that 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, 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 grant approval to the application of Teamsters Local Union #173 for a Change in Zoning from the AR-1 (Agricultural, Residential - 1 du/acre) Zoning District to the CO (Commercial, Office) Zoning District because it is going to be along the Midway Road corridor, which I think we are all aware is changing character to a commercial usage and I believe this would be a low impact usage and in tune with the character of the neighborhood. Motion seconded by Mr. Grande. Upon a roll call vote the motion was approved unanimously (with a vote of 8-0) and forwarded to the Board of County Commissioners with a recommendation of approval. P & Z / LPA Meeting November 20, 2003 Page 6 AGENDA ITEM 3: REITANO ENTERPRISES, INC. FILE NO. RZ-03-043: Ms. Cyndi Snay, presentingStaff comments, stated that Agenda Item # 2 was the application of REITANO ENTERPRISES, INC., for a Change in Zoning from the AG-1 (Agricultural 1 du/acre) Zoning District to the CG (Commercial, General) Zoning District for a 2.15 acre parcel of land located on the north side of Koblegard Road approximately 330 feet north of the intersection of Indrio Road and Koblegard Road. On May 21, 2002, the Board of County Commissioners approved a change in zoning from the AG-1 (Agricultural 1 du/acre) zoning district to the CG (Commercial, General) Zoning District for the adjacent parcel to the south. This parcel fronts on Indrio Road. Since that time, the applicant submitted an application for a minor site plan approval to allow a retail convenience store with accessory gas pumps. As part of the design process the applicant attempted to get access from the proposed site onto Indrio Road. FDOT would not permit the access into or out of the project onto Indrio Road. During the review of the project, it was determined that insufficient frontage was available on Koblegard Road to satisfy the access management criteria of Section 7.05.06(C)(2)(f) and (g) of the Land Development Code. In order for the property to be developed, the applicant was required to provide an alternate access into the project. Therefore, the applicant purchased additional property to the north and is requesting that the County rezone the property to a CG (Commercial General) zoning district consistent with the property to the south. The proposed zoning district is consistent with the St. Lucie County Land Development Code. The proposed change in zoning is consistent with the St. Lucie County Comprehensive Plan. The request is compatible with the MXD Indrio Road Future Land Use classification, which allows commercial general zoning in the area of proposed development. Under Policy 1.1.7.3 of the Land Use Element, the subject property is designated for low intensity development. Policy 1.1.7.3 further sets forth the criteria for the MXD-Indrio Low Intensity Future Land Use Classification as follows: Use Intensity Residential Not to exceed 5 du/acre Institutional 0.5 FAR Professional Service/Office 0.5 FAR General Commercial 0.5 FAR Public Service/Utility .25 FAR The proposed zoning may be consistent with proposed land uses in the area. The subject property is surrounded by AG-1 to the north, east and west and CG (Commercial General) to the south and is primarily surrounded by citrus groves and is currently utilized as pasture land and does not contain any environmentally sensitive lands. At this time no other commercial uses are present in the area. The area under consideration is located within an area designated for I-95 interchange support uses. The proposed convenience store will provide a support use for I-95. Staff has reviewed this petition and determined that it conforms to the standards of review as set forth in Section 11.06.03 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 is P & Z / LPA Meeting November 20, 2003 Page 7 recommending that you forward this petition to the Board of County Commissioners with a recommendation of approval. Mr. Joe Friscia, Friscia Engineering, 681 Whitmore Drive, Port St. Lucie, stated that he was the agent for Reitano Enterprises, Inc. Mr. Grande questioned if this piece is being requested for rezoning strictly because of the access requirements and that the site plan is not going to have any of the store or gas station on this particular site. Mr. Kelly stated that they have not seen a new site plan and the existing site plan did not go onto that parcel. He advised that the plan would need to be modified at least to the extent of showing access on the new portion of the plan. He continued that with new commercially zoned property ultimately there would probably be some use on this property too. current zoning. Ms. Snay stated that it is a permitted use under the CG (Commercial, General) Zoning District and a conditional use under the AG-1 (Agricultural - 1 du/acre) Zoning District. Mr. Grande questioned why the applicant is requesting a change in zoning instead of a conditional use permit. Mr. Kelly stated that they would be hearing the request either way, but since they made the investment to buy additional property to make the project work they would most likely want more return out of the property and a rezoning would probably give them that. Mr. Friscia confirmed that was correct and that their only intended development is a convenience store with fuel pumps. He also stated that the intent is to develop this property over time with uses that are consistent with the CG (Commercial, General) zoning, especially with the current development planned in that area. Mr. Grande questioned if Koblegard Road is going to be the new exit from the Spanish Lakes Community. Mr. Kelly confirmed that was correct. Mr. Hearn stated that he believed truck stops were permitted uses in CG (Commercial, General) zoning, even though they were not specifically listed, and was concerned that by rezoning this parcel we could end up with a truck stop on these parcels. He also stated that he believed truck stops should be specifically listed as a conditional use under CG (Commercial, General) zoning. Mr. Kelly stated that he believed under the Standard Industrial Classification (SIC) codes; it may classify truck stops within the gas station section. He also stated that the combination of both parcels most likely would not be large enough for a truck stop and also would not work since there would not be access off of Indrio Road. Mr. Friscia stated that they have no intention of putting a truck stop on those p access. Note: Research subsequent to the meeting confirmed that truck stops were permitted uses in the CG (Commercial, General) Zoning District. For reference, truck stops are included in SIC Code 5541. Mr. Lounds questioned what the access issues were. Ms. Snay explained that in order to get a full access permit they must be three hundred feet from the intersection. She continued that with the way the new accesses are designed for Koblegard from Spanish Lakes, they had to go further to the north to get a full access. Mr. Lounds questioned what the time span was for the Spanish Lakes access. Ms. Snay stated that it is not currently on any of the books to be developed at this point. Mr. Lounds questioned if the petitioner would have to pave Koblegard Road from the end of his property to Indrio Road. Ms. Snay confirmed that was correct. P & Z / LPA Meeting November 20, 2003 Page 8 Ms. Hammer questioned if the complete study going on in that area goes out as far as this property. Mr. Kelly confirmed that it does include that far out, but the difference with this parcel is that it is within the island urban service area near the interchange. Chairman McCurdy opened the public hearing. Seeing no one, Chairman McCurdy closed the public hearing. Ms. Hammer stated that she felt the petitioner should consider waiting to move further with this request until the studies in that area are completed. She advised that a complete look at the whole area should be done before any decisions are made in that area. Mr. Lounds stated he appreciates what Ms. Hammer is stating, but this piece adjoins a piece that was already approved for CG (Commercial, General) zoning. He continued that he would not have a problem doing this because it abuts and is going to be a part of an already fixed piece of commercial property. Mr. Grande stated that 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, 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 grant approval to the application of Reitano Enterprises, Inc., for a Change in Zoning from the AG-1 (Agricultural - 1 du/acre) Zoning District to the CG (Commercial, General) Zoning District because it is consistent with the surrounding property and will allow the previously planned development to go forward. Motion seconded by Ms. Morgan. Upon a roll call vote the motion was approved unanimously (with a vote of 7-0) and forwarded to the Board of County Commissioners with a recommendation of approval. P & Z / LPA Meeting November 20, 2003 Page 9 AGENDA ITEM 4: APPOINTMENT OF P&Z MEMBER TO THE CITIZEN STEERING COMMITTEE FOR THE NORTH COUNTY CHARETTE: Mr. Lounds stated that he felt Mr. McCurdy would lend a great deal of input to the committee for the charette. Mr. Kelly explained that typically a steering committee looks at the organization of the charette, how it is conducted, and makes decisions about how things are done, not what is done. He stated that this is not a committee that will be making land use decisions. He advised that this committee would oversee the operation of the charette. Mr. Lounds stated that too many times the County tries to have an advisory committee that has only one opinion. He feels this issue really needs to have opinions from all sides. He continued that there are several views that need to be discussed for the North County because he feels the Central and South County will follow that lead. He stated that he hopes the charette will be open -sided discussion. Chairman Merritt questioned if there was an official list of appointments. Mr. Kelly stated that he did not believe there was one yet. Chairman Merritt stated that when he saw a list it showed appointments from Spanish Lakes, Lakewood Park, St. Lucie Water Management District, and two at-large appointments. He continued that he felt the committee did not have the property owners properly represented. Mr. Kelly stated that the committee would only review the organization and operation of the charette. He continued that once the charette is open to the public he believed a good cross section of representatives would be attending. Mr. Grande stated that he believed the attendees at the charette would put the input on the table, as opposed to the steering committee that is only organizing it. He questioned why the chair would not consider representatives of Lakewood Park and Spanish Lakes landowners. Chairman Merritt stated that his problem is that the landowners only have one appointment, which involved more land than Lakewood Park and Spanish Lakes combined. He continued that in his experience the steering committee appointees set the tone and agenda for what happens at the charette. Ms. Hammer questioned if it would be appropriate for them to suggest adding Susie Caron as a representative for the landowners because she remembered her speaking at several past meetings. Chairman Merritt stated he believed she was already appointed. Mr. Kelly confirmed that was correct. Mr. Lounds made a motion to elect Mr. McCurdy as the Planning and Zoning because he feels his background in real estate would be beneficial. Motion seconded by Mr. Hearn. Chairman Merritt questioned if Mr. Grande has requested an at-large appointment to the charette. Mr. Grande stated that he did not. Ms. Hammer stated that the developers that they had asked to P & Z / LPA Meeting November 20, 2003 Page 10 the present property owners have as much input as possible and be able to make decisions in their life in the future, based on certainties. Chairman Merritt stated that he feels Scripps will have some influence on the charette as well. Mr. Grande stated that he was considered by the Conservation Alliance as their representative, but because of his status it did not make sense. He -large position. Upon a vote the motion was unanimously approved with a vote of 8-0. P & Z / LPA Meeting November 20, 2003 Page 11 OTHER BUSINESS/DISCUSSION: Mr. Hearn stated that he wanted to ask l definition of arena is reasonable for insertion into the Land Development Code. He continued definition of a word is generally acceptable. She stated that if the Planning and Zoning Commission wants to make a recommendation to have the code amended to add it they could make a request. Mr. Grande stated that he did not understand the context of this proposal. Mr. Hearn stated that he brought it up because under the permitted uses section of the CG (Commercial, General) continued that they all are self explanatory, with the exception of arenas. He stated that he feels it is important to have a definition in the code that everyone can refer to. used for sports or other en entertainment could be a variety of things like a theater, concert hall, or anything like that. Mr. Hearn stated that the second definition would fit as the word arena is used in the Land Development Code. Mr. Hearn made a motion to include a definition for the word arena in the Land Development Code so that there is no misunderstanding. Motion seconded by Mr. Grande. elly stated that he did not have any problem with adding definitions to the Land Development Code. Mr. Hearn stated there needs to be a definition of some kind in the Land Development Code. He continued y discussed, just a definition of some kind. Mr. Grande stated that he agrees and when he seconded the motion, it was to have a definition of some kind put into the Land Development Code, but not necessarily the definitions provided by Mr. Hearn out of th Upon a vote the motion was unanimously approved with a vote of 8-0. Ms. Hilson stated that she would be becoming the School Board Chair so she would have Catherine Hensly replace her on the Planning and Zoning Commission. Next scheduled meeting will be December 18, 2003. ADJOURNMENT Meeting was adjourned at 8:15 P.M. Respectfully submitted: _____________________________ Dawn Gilmore, Secretary P & Z / LPA Meeting November 20, 2003 Page 12