HomeMy WebLinkAboutSpecial Meeting Minutes 09-15-2005
St. Lucie County
Planning and Zoning Commission/ Local Planning Agency
Special Meeting
rd
Commission Chamber, 3 Floor, Roger Poitras Annex
September 15, 2005
6:00 P.M.
AGENDA
MEMBERS PRESENT:
Charles Grande, Chairman; Bill Hearn, Vice-Chairman; Stephanie Morgan, Pamela Hammer,
John Knapp, Ed Lounds, Ramon Trias, Carson McCurdy and Kathryn Hensley.
MEMBERS ABSENT:
Mr. Russell Akins without notice.
OTHERS PRESENT:
Mr. David Kelly, Planning Manager; Ms. Heather Young, Assistant County Attorney; Mr. Hank
Flores, Senior Planer; Ms. Diana Waite, Senior Planer; Ms. Sheryl Stolzenbeg, Senior Planner
and Ms. Talea Owens, Senior Staff Assistant.
CALL TO ORDER
Chairman Grande called to order the meeting of the St. Lucie County Planning and Zoning
Commission at 6:03 p.m.
PLEDGE OF ALLEGIANCE
ROLL CALL
DISCLOSURES
ANNOUNCEMENT
Chairman Grande gave a brief presentation of the procedures as of what to expect from the
hearing.
The Planning and Zoning Commission 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 today.
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The meeting will progress in the following manner:
The Chairman 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 Planning and Zoning
Commission.
Members of the public will be allowed to present information regarding the
request.
The public portion of the meeting will be closed and the Planning and
Zoning Commission will discuss the request. Further public comment will
not be accepted unless the Planning and Zoning Commission has specific
questions.
The Planning and Zoning Commission 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 Planning and Zoning Commission members.
The recommendation is then forwarded to the St. Lucie County Board of
County Commissioners for their consideration and vote, usually within the
next Month.
Once again the Planning and Zoning Commission acts only in an advisory capacity for
the St. Lucie County Board of County Commissioners. If you are not happy with the
outcome of this hearing, you will have the opportunity to speak at the public hearing in
front of the St. Lucie County Board of County Commissioners.
The roll call was made and Chairman Grande asked if there were any other
announcements to be made.
A few of the P&Z Commission members stated they have spoken with a number of members
from the public and attorneys regarding these petitions.
Chairman Grande announced that the Treasure Coast Regional Planning Counsel is having a
symposium on Affordable Housing on October 27, 2005.
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Mr. Chris Craft, Commissioner of District 5, apologized for previous comments that he had
made after the Planning and Zo
said some things that may have been misinterpreted and he does not minimize any works or
efforts that the Planning and Zoning Commission put into the TVC plan.
Chairman Grande stated the Planning and Zoning Commission are very grateful for
Commissioner
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AGENDA ITEM 1: LAND DESIGN SOUTH (BRADLEY J. CURRIE)
Mr. David Kelly stated this item has been withdrawn and the letter of withdrawal came in after
the petition had been advertised. He stated staff recommends that the Board will accept the
withdrawal of Land Design South (Bradley J. Currie) for the Future Land Use Amendment.
Mr. Hearn asked what the reason is for the withdrawal.
Mr. Kelly stated the applicant did not provide a reason as to why they withdrew their application.
Mr. Trias motioned that the Board accepts the withdrawal.
Ms. Morgan seconded the motion.
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AGENDA ITEM 2: ROSE APCIPRETE
Ms. Dian Waite, Senior Planner stated this is the application of Rose Apciprete for a Conditional
Use permit to allow for the retail sale of liquor in a Commercial General Zoning District.
This property is located on US 1, south of Port St. Lucie Boulevard. She stated staff sent a
and routed for comments. She stated staff has not received comments from the planning
director; however, an email from a member of the council has been received.
Ms. Apciprete is requesting that the retail sale of liquor be allowed in their existing convience
store in a Commercial General Location district.
Ms. Waite stated the County has reviewed the petition of Rose Apciprete for consistency with
the Land Development Code and Comprehensive Plan. She stated it is allowed within the
Commercial General Zoning District. She stated because alcohol will not be served on the
facilities, there are no setbacks standards from churches and schools such as a facility that
would have on site alcoholic beverage consumption.
Ms. Waite stated the convience store currently sells beer and wine and operates seven days a
week, between the hours of 7 A.M.-11 P.M.
In conclusion, staff has reviewed the petition and finds it to meet the standards of review and
has set forth in 11.07.03
recommends that the petition be forwarded to the
Board of County Commissioners with a recommendation of approval subject to the condition
that the sell of liquor only occurs between the hours of 7 A. M.-11 P.M.
Chairman Grande asked if there were any questions of the staff.
Ms. Hammer pointed out that within the area of the proposed petition; there are two churches, a
Boys & Girls Club and a day care center.
Rose Apciprete, the applicant of the proposed petition, stated she is applying for a permit to
allow for them to sell liquor. She stated they already have a legal permit to sell beer and wine.
She concluded they would like to apply for the liquor license to upgrade their business.
Chairman Grande thanked Ms. Apciprete.
Chairman Grande opened the public hearing.
No one spoke.
Chairman Grande closed the public hearing.
Ms. Morgan motioned that the Planning and Zoning Commission recommends that the Board of
County Commissioners deny the application of Rose Apciprete of Rose Apciprete for a
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Conditional Use permit to allow for the retail sale of liquor in a Commercial General Zoning
District. She stated she feels that this is not the proper place to allow for a retail sale in
Commercial General Zoning District. She added that it is too close to the Boys & Girls Club,
churches and liquor does not belong at a convenience store.
Ms. Hammer seconded the motion.
Chairman Grande announced that there is a motion and a second.
The roll call was made.
Mr. McCurdy voted no, for the motion.
Mr. Trias voted yes, for the motion.
Mr. Knapp voted yes, for the motion.
Mr. Lounds voted yes for the motion.
Mr. Hearn voted yes for the motion.
Ms. Morgan voted yes for the motion.
Ms. Hammer voted yes for the motion.
Chairman Grande voted yes for the motion.
Chairman Grande stated the motion will be passed on to the Board of County Commissions with
an application to deny.
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AGENDA ITEM 3: PAPARONE HOMES OF FLORIDA, INC.
Ms. Diana Waite, Senior Planner stated this is the petition of Paparone Homes of Florida Inc.,
for a Preliminary Planned Unit Development approval and a Change in Zoning from the AG
(Agricultural) Zoning District to PUD (Planned Unit Development). The name of project will be
known a Sunnyland Farms.
She stated the subject property is located north of Orange Avenue between I-95 and the Florida
Turnpike. It is approximately one mile west of Kings Highway and half a mile north of Orange
Avenue. The property contains 229 acres and is currently designated Residential Suburban on
, consistent with the RS
(Residential sub-urban) future land use designation, which allows a maximum of two dwelling
units per acre. The general character of the area is mixed with many of the historic uses
approved for urban use within the last couple of years and representing densities that are in
some cases, quite higher than those proposed by the applicant.
Ms. Waite stated to the south of the proposed project is Palm Breezes PUD, which is 646 units,
single-family development on 151 acres. Last year the Board of County Commissioners
approved a Future Land Use Change to MXD for property just to the east to this site that allow
up to 9 dwelling units per acre.
Mr. Paparone previously submitted a Future Land Use request to increase the density to 5
dwelling units per acre and an associated site plan that provided for 3 dwelling units per acre.
However, because of the time delays he redesigned the plan and to coincide with the existing
RS Future Land Use Designations.
The proposed project saves all of the wetlands on site, which are approximately 12 acres and it
provides a significant
also play a role in the proposed subject property. New roadways will be constructed to provide
access to the subject property and also to right-of-way protection
plan which provides for a north-south corridor, extending from Rock Road to Indrio Road.
Mr. Paparone will be responsible for constructing the roadway and he will turn it over to St.
Lucie County for future maintenance. The entrance to the subdivisions and the houses, 459,
will be on the north and south side of the public roadway. There are a number of other roadway
and intersection improvements that are associated with the proposed project and include a
condition of approval. Staff has reviewed this petition and finds them to be consistent with the
surrounding area and furthers some of the go
recommends that the Local Planning Agency approve the petition of Paparone Homes of Florida
Inc. and forward it to the Board of County Commissioners.
Chairman Grande thanked Ms. Waite.
Chairman Grande asked if there were any questions of staff.
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Ms. Hensley stated the school district does not approve of this proposal. However, the school
district has been negotiating with a variety of developers in the area and they have been
working together to find appropriate sites for schools.
Ms. Hensley also stated if this proposal does not become consistent with an appropriate site,
then the school district is willing to go before the County Commission and have further
discussion on their disapproval of the proposed project.
Mr. Hearn asked if all of the run-off will be contained within the properties.
Mr. Greg Boggs stated all of the run-off will be contained within the property and is consistent
with the Water Management guidelines.
Mr. Hearn quoted the following
recreation with 3, 000 square feet of club house and gym tot-lot and pedestrian paths that
provided along both sides of all the streets and roadways and fitness trails are provided in the
recreation area through preserves and around lakes to provide an interconnected trial system
ressed
with that.
grammar.
Chairman Grande asked if there were any other questions of staff.
Mr. Greg Boggs stated they have had four master plan revisions including the one that the
Plan
Mr. Boggs stated the plan represents the developer provided rights-of-way and improvements
from Orange Avenue, up to Sunnyland Drive and then westward to FFA Road. He stated this is
roughly 3 millions dollars worth of road improvements. He stated the east-west road came to
their attention because it is pa protection plan. He stated it
became a part of the driving force, behind the new plan. It is a public street, which will allow
everyone to go through our site, down to Orange to relieve traffic from Kings Highway and
elsewhere.
In addition to the developer contributing to the rights-of-way and construction of the road, Mr.
Boggs stated they will have all weather bus shelters. He stated they agree with the North St.
Lucie Water Control District and will maintain the canals.
Mr. Boggs stated they are also maintaining the run-off. He stated the PUD provides 45% open-
space and wetland will not be mitigated. He stated they will be addressing the wetlands and
uplands through an upland and wetland management plan.
The project that they are speaking on tonight is for a Preliminary Planned Unit Development. It
is 229.07 acres with 458 dwelling units. The conditions that are present all together pertain to
problems with the previously mentioned conditions.
Chairman Grande asked if the applicant agrees to all of conditions that the staff has
recommended.
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Mr. Boggs replied yes.
Chairman Grande asked if there were further questioning of the applicant.
Mr. Trias pointed out that there is only one entrance into the proposed development, which is
also the way out.
Mr. McCurdy asked Mr. Boggs if they are going to handle the dredging and cleaning of the
canals while maintaining the ditches. Mr. McCurdy asked if there were sufficient setbacks for
the lots along the canal, in order to maintain it, in case of emergencies or necessary times.
Mr. Boggs stated they have a 25 feet - around the perimeter. He stated they
have not proposed a landscape buffer.
Mr. McCurdy stated if they buffer it up to the canal, it will be difficult to maintain the canal.
Mr. Lounds stated he does not find the right-of-way sufficient to maintain the ditches.
Mr. Stef Mathis, Culpepper and Terpenting, stated with any type of canal maintenance there are
various ways that management can be done. For example, if dredging is required and you are
limited in right-of-way, the vehicle will have access to contriver down in a maintenance way. He
stated it could pick up the dredge material and lay it on the bank or laid it directly in the truck,
which will haul it off. He stated there are many different ways of handling waterway
management.
Chairman Grande opened the publichearing.
Mr. Marty Sanders, the Growth Management Director for St. Lucie County School District stated
there is a need for schools in the subject area. He stated land use decisions in this area have
been approved or are in the process of approving approximately 3500 homes here, which will
need about 1500 student stations. He stated they area looking for a school site in this area.
Mr. Sanders stated the school district does not have any problems with this petition moving
forward because they are working together to seek solutions to finding or creating a school site
in this area.
Chairman Grande thanked Mr. Sanders.
Mr. John Holt a marine biologist stated he has seen plans similar to the proposed planned unit.
He stated he has not heard any proposed plans toward managing and maintaining lakes and
drainage systems. He stated lakes and ponds fill with nutrients after a few years. He stated he
wanted to know who will clean out the lakes and ponds in the future.
Mr. Kelly stated the environmental division has not given any thought to shaping the bottom of
the whole ponds and lakes in Lakewood Park that Mr. Holt spoke of. However, the new ponds
are required to have shelves and areas for grasses and various accessories so that the
surrounding environment will be more natural around the perimeter of the pond. He stated the
newer ponds will be designed much differently than many of the earlier ponds that Mr. Holt
referenced.
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Ms. Heather Bucksin stated a few years back, there has been report of a black panther running
around in the area. She asked if the developers will check the area for any endangered species
inhabiting the area. She also asked what is the average range or value of the single-family
homes.
Mr. Greg Boggs stated they have done a thorough environmental check and they did not
observe any panther on the property. He stated as they proceed with the development, the
Water Management District will continue to monitor that.
Mr. Boggs stated the average value of the single-of $250,000.
Chairman Grande closed the public hearing.
Mr. Lounds asked Mr. Boggs what the lakes drain to.
Mr. Stef Mathis stated the conceptual drainage plan inter-links all of the lakes, making it a single
giant system. He stated it will probably out fall to the canal to the south and the canal to the
north, depending on how the Water Management District allows the developers to have the
project approved. He stated they are looking at an inter-connected lake system.
Mr. Mathis stated the roadways will drain to the lakes and the lakes will get their water
continuation water quality. Overall discharge as allowed by the Water Management District and
north St. Lucie Water Control District will be accomplished through the surrounding canal
networks.
Mr. Hearn asked what standard is the number of students per dwelling units that are used in the
community.
Mr. Marty Sanders stated as part of the impact fee analysis, they look backwards at the
households and the students that generate from those households. He stated based on the
-family homes generate about .405 students which are approximately
4/10 of a student per household and multi-family homes generate approximately .207 students
per household.
Mr. Sanders stated the multi-family homes include all of the condos on beaches as well. He
stated these statistics are local for St. Lucie County and was updated with the 2005 impact fee
study.
Chairman Grande asked if there were further questions.
Mr. Knapp stated he is concerned about the interconnectivity of the roadways and streets. Mr.
Knapp asked if there was a way to connect more gated communities together to provide more
access for residents rather than one way in and one way out of the development.
Mr. Greg Boggs stated the development is surrounded by canals on the north, east and south.
Due to the nature of the program that was provided by the applicant, there is a single point of
gated access and it is a secure community. He stated the fire department has agreed that the
entrance in and out of the development has passed their fire code inspection.
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Mr. Trias stated he has a concern regarding how rapidly they are urbanizing the subject area of
the County. He stated this part of the County has been rural for a long time and are no streets
nor do they have schools for the subject property area.
Mr. Lounds agreed with Mr. Trias. He stated the central services need to be addressed by the
developers for the purpose of those regions.
Ms. Hammer motioned to recommend approval of the application of Paparone Homes Inc. for a
Preliminary Planned Development Site Plan approval and a Change in Zoning from the AG-
1(Agricultural 1 du/ac) Zoning District to the PUD (Planned Unit Development-Sunnyland
Farms) Zoning District, subject to the recommended conditions that area in the staff report and
all of the items she delineated regarding the dates, penalties, protections and the agreements of
sale notices of what the maintenance is going to be.
She stated the conditions that the applicant has agreed to are to be the first in our County to
have a community with a community center that is geared to hurricane resistant windows and
doors and a back up generator back-up system to protect the community. She stated she
commends the developer for agreeing to that today.
She also stated before this goes to the County Commission for final approval, the applicant
reviews the set up of the development and make every effort to make a second entrance and
exit in the development so that there are at least two ways to getting in and out of the
development. She stated she moves to recommend approval of this application.
Chairman Grande asked if almost everything was added as conditions and the additional
access areas were recommendations for prior to being forwarded to the Board of County
Commissioners.
Ms. Morgan seconded the motion.
Chairman Grande announced that there was a motion and second and he asked if there were
further discussion on the motion.
Mr. Lounds stated there was previous discussion about the maintenance of the lakes. He
the developer-off on this. He stated there need to be discussion on how the lakes
are going to be maintained, as well as some agreement with the draining district so that there is
an understanding of cleaning the ditches around the subject development.
Chairman Grande stated this concern will be worked out between the Board of Management
Districts and the developer.
Chairman Grande asked if there were any other comments.
Roll call was made.
Mr. McCurdy voted for the motion.
Mr. Trias voted against the motion.
Mr. Knapp voted for the motion.
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Mr. Lounds voted for the motion.
Mr. Hearn voted against the motion.
He stated he is extremely concerned about the amount
of density increases that are in the community and the bills that have to be paid because of that.
He added he likes the plan, but not the increased density.
Ms. Hammer voted for the motion.
She added she was impressed with the walking area in
the development and she was impressed with the 45% of open-space, because the open-space
requirement is 35%. She stated she feels that there is a benefit to the community in this
application.
Ms. Morgan voted for the motion.
Chairman Grande voted for the motion.
He thanked Mr. Paparone and Mr. Boggs and
commented on a well done job for creating a development to benefit the community.
18, 2005 and has been changed. He stated the signs there were signs that went up for the
scheduling of this meeting and all attending or interested public members need to be aware that
the meeting has been changed and another date is in the process for rescheduled.
Chairman Grande stated the application of Paparone Homes Inc. will be passed to the County
Commissioners with a recommendation for approval.
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AGENDA ITEM 4: CENTERLINE ACQUISITIONS LLC,
Senior Planner Diana Waite stated this is the application of Centerline Acquisition for a
Preliminary PUD (Planned Unit Development) approval and a Change in Zoning from the AR-
1(Agricultural-Residential) Zoning District to Planned Unit Development (PUD). The name of
the project will be known as Ravinia.
This property contains a little over 60 acres and is located south of midway road, approximately
th
a quarter of a mile west to the intersection of south 25 street. On the west side of the property,
it borders Christensen Road.
This petition is 2 dwelling units per acre. It is a future land use and also is proposed density of
the project. In this instance there are many properties surrounding the proposed PUD that are
at higher density than that which is being proposed for this project.
The master planning consists of 52% of open-space. Staff has reviewed all aspects of the
project and finds that it meets t
Comprehensive Plan. There are a couple of conditions related to roadway improvements that
will be included within the final development order which staff recommends is included if the
application is forwarded to the Board of County Commissioners of approval as adjusted by staff.
Chairman Grande asked if there were any questions of staff.
Ms. Waite stated there were two letters received by Growth Management and an email by the
nator, regarding some of the adjacent residents in support of this project.
She stated the developers will be receiving water from the city of Port St. Lucie and they will be
running their lines down Rainbow Drive. The residents along Rainbow Drive were interested in
hooking up to water as well as waste water. The Ravinia applicants have resized their lift
station to accommodate the surrounding residents so that they will be able to obtain waste
water from central services.
Ms. Waite stated an MSBU of over 70% of the property under support of the MSBU was
approved this week.
Chairman Grande asked if there were any other questions.
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Mr. Knapp asked if Rainbow Drive connects to 25 Street.
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Mr. Kelly stated Rainbow Drive runs from 25 Street to the parcel. He stated the residents
along Rainbow Drive would like to have the water and sewer services but they do not want to be
connected.
Chairman Grande asked if there were any other questions.
Ms. Noreen Dryer with the law firm of Ruden McKloskey, representing Centerline Acquisitions
LLC stated although a deep was included in the packets; Centerline Acquisitions have acquired
the property and are the owners of the property.
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Ms. Dryer stated their request is to rezone the property to a Planned Unit Development on a
piece of property that is a little over 60 acres, located south of Midway Road, bordering
Christensen Road.
Ms. Dryer stated the proposal is to develop 120 single-family units on this property. She stated
this is an infill project and there is development all around the project. The applicant has been
working with staff to develop a plan to have a compatible project with the surrounding
neighbors.
Ms. Dryer stated they have met with neighbors in the subject area and are trying to get an
understanding as to what concerns are and to address their concerns.
Ms. Dryer stated they are pleased to have a staff recommendation of approval. She stated they
have worked hard to get that recommendation of approval.
A couple of conditions of approval that are in the staff report which will be addressed are
conditions #
have approved an agreement with the developer to pay for the cost of acquisition of school land.
Secondly they are under the requirement of the Fire District for condition # 10, to contribute
anything particular to the fire district that applies to developments of 200 units or more. She
added they have satisfied those two conditions.
s
not have any problems with them.
they have satisfied the two conditions that she raised (condition # 9 and condition # 10). She
stated they would like to reserve the opportunity to comment at the conclusion of the public
hearing, incase concerns are raised that they should address.
Mr. Hearn stated the possibility of an access on Gregory Lane or the street south thereof needs
to be addressed.
Mr. Kelly stated there are several private access points through the area that Mr. Hearn is
referring to. Gregory Lane and the street south of it are both private access points. Mr. Kelly
concluded stating there is no County access through the private parcels. However there is
access on Christensen.
Chairman Grande asked if there were further questions.
Mr. Julian Brian stated the only access point to the east that is contiguous to the east property
line is Rainbow Drive. Grey Twig and Lucy Lane terminate into kolter sacks and they are also
single-family lots between them and the subject development property.
Mr. Brian stated they have sought to acquire the various seemingly undeveloped parcels along
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the southeast side that goes out to 25 Street far back as long as a year ago. He stated they
would have provided them vehicular access along with a couple of other things and another
access for water and sewer. He stated they currently have to get water and sewer from the city
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of Port St. Lucie and it then comes up 25 Street. He stated that would have been a much
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shorter route than going out Rainbow Drive and down south 25 Street. He stated they have
tried to acquire those, however were unsuccessful.
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Mr. Brian stated on the north there are Daniel and west Virginia Street. He stated these are lots
that abut their property line.
Mr. Brian stated Christensen Road has marginally improved.
Mr. Brian stated south of Daniel Road and down to the canal crossing, is a graded one lane
s of approval is that from the entrance the developers improve the
road out to Midway Road. He stated they have agreed to do that.
Mr. Brian stated extending the road out to Midway Road may raise concerns for the residents in
that are because it increases the traffic volume which may occur and it not occurring now.
Mr. Brian stated the other thing that drove the site plan to a greater degree is the vegetation on
the property. He stated it is heavily wooded.
Mr. Brian stated before Centerline acquired the property, they met on site with Amy Mott from
environmental and thoroughly examined the property. He stated they then began attending the
would be consistent with the ordinance that the Board would adopt. \
Mr. Brian stated the greater concentration of Pine trees a Palmetto under story on the property
occurs south of the canal. One of the reason that that is undisturbed is because the crossing of
the canal did not exist until fairly recently. In addition, people accessing trail bikes and altering
vehicles were prohibited from getting to this site because the piece north of the canal is really
degraded and damaged as a result of people riding in and on it.
Mr. Brian stated the under story there is not nearly as value as the area to the south. As a
result, the site plan was created preserving over 10 acres on the south side of the canal and
several smaller tracts. He added there are Golfer Tortoises on the property and they propose
that they would be moved to the south side of the canal into this area.
Mr. Brian stated they intend to establish wildlife signs alarming drivers and all passing through
of the wildlife also accessing the roads. He also stated they would place speed bumps for cars,
within the roadway.
Mr. Brian stated they are proud to mention that they have 52% open-space, wherein the
ordinance requires 35% open-space. He added the vast majority of their open-space is in the
forms of the preserve areas.
Mr. Brian stated the parks will not be accounted for as the tree preservation areas but recreation
and grassland areas. On the other side of the street, adjacent to the lake is where the other park
that did not have facilities is located. However this have been moved as a result of meeting with
the homeowners.
Mr. Brian stated they met with the White City residents, approximately 34 people, and they
attended a meeting in June. He stated they met for approximately 2- 3 hours and discussed all
aspects of the plan, including the sizes of the homes; sales prices and an anticipated schedule
were they successful in the approval of the application.
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home, so they changed the plan and moved the recreation area. He stated other concerns by
the residents on Rainbow Drive and Lucy Lane was the development on the property adjacent
to the residents which they have always been able to see as a nice wooded, passive park.
Mr. Brian stated they have agreed to leave the existing landscaping that would occur in the
buffer area and augment it with everything on their required landscape plan, but also be given
the opportunity to still locate the plant materials so that if there is a cluster of Pines, other trees
would not be placed in that area, but tightened up elsewhere.
Mr. Brian stated there were also concerns about the location of the entrance road. He stated it
would make more sense for the entrance road to be at the east. He stated the problem with
moving the entrance to the east is the jurisdiction wetlands on the left side as you come in the
entrance. He stated if they did not have the jurisdiction wetlands, they would have no problem
moving it and reconfiguring the plan. He stated they area willing to move and configure the plan
if they can get the Water Management District and the Army Corp of Engineers to agree.
Mr. Brian stated he is available for further questioning.
Ms. Hammer asked if Christensen Road is a public road.
deviates that it is not public. He stated it is a graded roadway and it serves several single-family
residences.
Mr. Trias stated this type of development creates traffic problems all over the place.
Chairman Grande opened the public hearing.
Ms. Rhonda Parry stated she has several concerns about the entrance way and the recreation
center. She stated their little community has 15 homes and she does not want 120 homes with
2 cars per home coming down wet Virginia Drive or Christensen. She stated it would be great if
they can purchase the land on the southeast corner of their property. She stated to put this
amount of traffic load o
to neighboring residents. She stated she does not want her daughter to ride her bike on the
road that has always been a dead-end street and now has that many more cars.
She stated they appreciate the fact that the developers are going to pave the extra entrance
way on Christensen Road. She stated they have concerns with the extra traffic coming out of
that street and they would like to see it being used only by the residents and not by their friends
that will help regulate the traffic.
Ms. Parry stated she also has problems with the possibility of the noise that may arise from the
new neighbors because her house vibrates when music is played too loud. She stated she
would appreciate if small wetlands could be mitigated and they could accommodate the
neighbors on that street and move the entrance way closer to Draughty Brothers and protect the
characteristic and the existing neighbors on that street.
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Mr. Al Warner spoke on the behalf of the church located immediately north on Midway Road he
addressed their concerns.
Mr. Mike Richardson from Miami Florida stated he and his wife purchased a lot at the south end
of the subject property. He stated they will have a home built on that lot within the next two
months.
Mr. Richardson stated when they purchased the lot; they called zoning and asked what the
intent of the lot is. He stated they were told that the intent of the lot is 1 acre per 1 house. He
stated they trust that zoning will continue with that intent of the lot. Mr. Richardson stated he
recommends that the original zoning goes back to 1 house per 1 acre. He stated these will
leviate the incoming density increases.
Ms. Nola Richardson stated she spoke to the zoning and she was told that in the future the
zoning could be changed and made to 1 house per 1 ½ acre. However, taking away land that
the residents all want opens an opportunity for too many homes to be developed.
Mr. Richardson stated he would propose that a buffer zone is placed between the two-story
homes.
Ms. Arlene Goodman read a letter:
Dear Chair and Members,
Ravinia Subdivision:
The White City improvement club members met on September 8, 2005 and unanimously voted
to support the residents who have lived on West Virginia Drive and surrounds for many years
and their request to you that the entrance of Ravinia Development on west Midway Road at the
intersection west Virginia Drive be moved to the east side of the subject property. The property
directly to the east of Ravinia is zoned Commercial Office (CO) and would not be as effected by
the entrance as well the residents to the west of the subject property. It is felt that the eastern-
to the property will protect the general health, safety and welfare of the residents
who are going to be affected by the development, better than the western-end entrance that is
now planned.
Chairman Grande thanked Ms. Goodman.
Mr. Robert Swain stated the developer has invited them to use his ditch to put their sewer line in
and help them. He stated the developer will use a gr
dump into his and then his will dump out.
Mr. Robert Rebris stated he has been living on Daniel Street for about 15 years. He stated the
property north of the canal has been on fire twice and the fire department can barely find access
to get back there to extinguish the fire.
Chairman Grande asked the applicant if he would like to address the question of the generator.
Mr. Greg Boggs stated most utility facilities require back up generators to operate the lift station.
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Mr. Boggs stated they will be working with the church to align the interest there. He stated they
will continue to pursue moving their interest to the east as they come south off Midway Road.
He stated they will be happy to accommodate people if they are able to, with the other agencies.
Mr. Boggs stated were they to ignore all of the existing vegetation on the property, the Golfer
Tortoises in the wetlands and ignore storm water management along with drainage and on site
recreation and so forth, they could have created lots the size of the lots in Mr. and Mrs.
Chairman Grande closed the public hearing.
Road.
Ms. Diana Waite stated one of the conditions in the report relates to turn lanes on west Midway
Road and there is also a request for 40ft. additional right-of-way. At this time, there is not a
construction date for the widening of Midway Road. The traffic count reports indicate that with
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this project that Midway Road at this point west of South 25 Street currently meets the level of
service standards.
Ms. Hensley stated there are two construction projects going on at the same time in this area.
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One is the correction of the intersection at 25 Street and Midway Road and the other will begin
shortly which are Celvic Road and Midway Road and that is to be completed within the matter of
a year to 18 months.
Mr. McCurdy stated placing a second canal crossing to the east would enhance the overall
project along with moving the entrance further to the east,
Mr. McCurdy motioned to recommend that the Board of County Commissioners grant approval
to the application of Centerline Acquisitions LLC, for Preliminary Planned Development Site
Plan approval in a Change in Zoning from AR-1 (Agricultural-Residential 1 du/ac) Zoning District
to the PUD (Planned Unit Development) Ravinia Zoning District subject to the conditions stated
by staff and the Local Planning Agency. Mr. McCurdy also added as a thought that a second
access point across the canal may enhance the overall project.
Mr. McCurdy stated he feels that this is an infill project and the density is appropriate. He stated
there have been a large percentage of the uplands and the other areas preserved. He stated
he sees a lot of positives and some room for improvement.
Ms. Morgan seconded the motion.
Chairman Grande announced that there is a motion and a second and asked further comments.
Chairman Grande commented stating he does not support the motion because of kolter sacs.
Chairman Grande stated he believes that the project will be developed as a PUD.
The roll was called.
Mr. Trias voted against the motion
Mr. Knapp voted against the motion.
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Mr. Lounds voted against the motion. He stated he is voting against the motion because of the
size of the lot and the density that is there for that particular building site. He stated he agrees
that there needs to be more entrance ways into the area.
Ms. Hammer voted against the motion.
Mr. Hearn voted against the motion.
Ms. Morgan voted for the motion.
Mr. McCurdy voted for the motion.
Chairman Grande voted against the motion.
Chairman Grande stated the application will be forwarded to the Board of County
Commissioners with a recommendation not to approve.
Mr. Trias motioned to recommend that the Board of County Commissioners deny the application
of Centerline Acquisitions LLC for a Preliminary Planned Development Site Plan approval in a
Change in Zoning from AR-1 (Agricultural-Residential 1 du/ac) Zoning District to the PUD
(Planned Unit Development) Ravinia Zoning District. He stated the proposed plan does not
provide any kind of overall plan for the neighborhood and the design issues that have been
raised by the Planning Board have not been addressed.
Mr. Hearn seconded the motion.
Chairman Grande asked if there was any discussion on this motion.
Roll call was made.
Mr. McCurdy voted for the motion.
Mr. Knapp voted for the motion.
Ms. Morgan voted for the motion.
Mr. Lounds voted for the motion.
Ms. Hammer voted for the motion.
Mr. Hearn voted for the motion.
Mr. Trias voted for the motion.
Chairman Grande voted for the motion.
Chairman Grande stated this application will be passed to the Board of County Commissioners
with the recommendation to deny. He stated he feels that the project will go forward at one
point and it has room for improvement.
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AGENDA ITEM 5: LOTUX INVESTMENTS, INC.
Mr. Hank Flores, Senior Planner stated this is the application of Lotux Investment Inc., for a
Change in Zoning to the RS-4 (Residential Single-Family 4 du/ac) Zoning District to be a
Planned Unit Development known as Estancia Zoning District.
Mr. Flores stated the applicant is proposing a residential development of 80.4 family units in 32
buildings. He stated the development may contain 5.3.
Mr. Knapp disclosed that he spoke with Mr. Albert Moore beforehand to discuss this project.
Mr. Albert Moore, speaking on the behalf of the applicant stated they are seeking approval
through PUD for 80 units of a mixture of both multi-family and single-family homes.
Mr. Moore stated in his opinion the proposed project is the best use for the particular property.
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He stated this located between Edwards and Virginia on 25 Street. He stated this is a place in
the urban area where infill is needed. He stated the proposed project is compatible with
surrounding projects.
He stated across the street of the proposed project is a multi-family development. He stated the
site plan has undergone an evolution to try to make this the best project as possible for the
community.
Mr. Moore stated on the western most boundary of the site plan; there are single-family homes
which were initially multi-family homes. He stated the only residences that are directly impacted
by the project are single-family homes along that boundary. He stated they phased as well as
they could, keeping in mind that they only has 10 acres to do the project with.
He stated they phased single-family homes for the people that are already there. He stated
even though this is a relatively small project, they went ahead and made a second full blown exit
on the northwest corner. He stated that is going to be paved from the exit point all the way to
Brantley. He stated the northern most point on the site plan is paved up to that point.
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He stated the main entrance and exit will be on 25 Street and then on the northwest corner of
the property, there will be a second exist as well.
Mr. Trias asked if the second exit was for emergencies only.
Mr. Moore replied no. He stated the second exit will be a full blown exit, and not an emergency
exit.
Mr. Moore stated a lot of site plans with acreage of this size have retention ponds as the open
space. He stated the applicant and the architect have design for the vast majority of the open-
space to be in the middle of the project and also to be a preserve area.
He stated the applicant will be working with staff within the preserve areas to put trails within
that area as well.
Mr. Moore stated they have an agreement that has been signed by the fire board in regards of
the school system. He stated they are willing to put in any type of development order that the
school board has to sign off on.
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He stated they are aware that even though they do not have a large piece of property, there still
may be impacts and they have to pay for those.
Chairman Grande asked if there were questions of the applicant.
Mr. McCurdy asked if all of the homes will be individually owned.
Mr. Moore replied yes. He stated they are fee simple.
Mr. McCurdy asked what the price point for the homes is.
Mr. Moore stated they are asking for a price in the range of $175,000 to start off for the multi-
family homes. He stated they do not have a price range on the single-family homes. The
single-family homes were added fairly recently to try to phase that in for the existing neighbors.
Mr. McCurdy asked what the approximate unit size is at this point.
Mr. Moore stated Mr. Lawrence; their architecture said the dimensions are 1300 to 1500 sq. ft.
Mr. Trias stated it appears that this project is similar to the two previous projects. It appears to
be one big project that has one entrance in one location. Mr. Trias stated because this project
has several building types, the applicant has the opportunity to design something that is
meaning full and worth the time for the board to review.
Mr. Trias stated he thinks that this site plan is very schematic site plan and with more work done
on it, it could become a nice place.
Mr. Moore stated when they look at what they can do to place a second exit into the
development; in some areas they were restricted due to the ongoing traffic.
Mr. Moore stated they investigated the different possibilities and they felt that the one that they
came up with is the best plan for the subject area.
Ms. Hammer stated on the cover page of the memorandum, it talks about 80 multi-family units
in 33 buildings. She stated there appears to be an incorrect amount in the number of buildings.
Mr. David Lawrence, the architect for the proposed development, stated there are total of 35
buildings and not 33 buildings. He stated 11 of the buildings are single-family homes.
Chairman Grande opened the public hearing.
Ms. Sheryl Jacquin stated she lives on Grove Drive and they never received any information
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indicating that this was going on. She stated she has a problem with more egress on the 25
Street. She stated she has concerns about the traffic impacts.
Mr. Moore stated the traffic report indicates that all of the trip impacts that will arise in the
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development fall within the capacity available on 25 Street. He states this traffic report was
submitted with their application.
Chairman Grande closed the public hearing.
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Chairman Grande asked if there were any questions of staff.
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Mr. Lounds asked when 27 Street reaches Brantley Road and continues south, is that still an
open road.
Chairman Grande stated south of Brantley Road is not paved yet. However the applicant
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proposes to pave 27 Street from their exit up to Brantley Road.
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Ms. Hammer asked if there were any easements from the hand of Brantley Road over to 25
Street where there is not a road.
Mr. Hank Flores stated there is right-of-way and they have also donated an additional right-of-
way of 30ft.
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Ms. Hammer suggested that an exit may be place onto Brantley Road connected with 26
Street.
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Mr. Albert Moore stated that was initiatively one of their ideas. However, 27 and 26 Street are
not paved until you reach Cortes Road. Therefore they would be going onto an unpaved road
even if they paved around there property.
Ms. Hammer stated the idea of an 8ft. high-wooded flat, fence is a detriment to this
development because in a very short period of time, it will look terrible and will not be
maintained.
Mr. Trias stated public spaces need to be in the city, as well as the project. He stated the fence
will create a problem. He stated the houses should face the street.
Mr. Hearn agreed that a wood fence is a bad idea.
Mr. Lounds stated he agrees with Mr. Trias and the roads should be turned towards the street
so that they may become apart of the community.
The board made some suggestions for the applicant to consider making changes to before the
Local Planning Agency recommends approval of their application.
Mr. Moore stated they agree to the hardened facility with the generator.
The meeting was given a 10 minute break.
Mr. Albert Moore stated after discussion with his client, there was a consideration for placing the
single family homes along Brantley. He stated there was a problem at the engineering and the
environmental in doing so. Mr. Moore stated the applicant stated he would buffer the property
with landscaping rather than the wooded fence.
into by his client.
Mr. Trias stated the site plan needs more development and design.
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Chairman Grande asked if there were any other comments.
Mr. Trias stated motioned to continue this item to be heard again on October 20, 2005.
Mr. Lounds seconded the motion.
Mr. Kelly stated the meeting on October 20, 2005 may be heard at 6:00 P.M or soon thereafter.
Chairman Grande announced that there was a second and a motion and asked for further
comments on the motion.
The roll cal was made.
Mr. McCurdy voted for the motion.
Mr. Knapp voted for the motion.
Ms. Morgan voted for the motion.
Mr. Hearn voted for the motion.
Ms. Hammer voted for the motion.
Mr. Lounds voted for the motion.
Mr. Trias voted for the motion.
Chairman Grande voted for the motion.
Chairman Grande stated the Local Planning Agency looks forward to seeing the applicants
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come back on the 20 of October.
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AGENDA I
A few of the Planning and Zoning Commissioners did not receive this item in their packets.
Because a great number of public speakers were present at the hearing with intents to speak on
this item, the Commissioners proceeded with this item. Staff agreed to present a thorough
review of this item to notify the Planning and Zoning Commissioners that did not receive a
packet of the information content in the River Landing packet.
Chairman Grande suggested giving the applicant the opportunity to present a limited
presentation and open the public hearing so that the public can elaborate on their inputs and
ideas about this item.
Chairman Grande stated the Local Planning Agency can then table this item to a later day in
which they can come back with all of the information to further decides on the recommendation
of this item.
Mr. Kelly stated staff can present a thorough explanation of this item with much greater detail
than they normally do, in order to help the Planning and Zoning Commissioners catch up on the
information that those that did not receiver do not have.
Chairman Grande did a poll to see how many people were present to speak on the behalf of this
item.
There were several members of the public present at the meeting.
Mr. Harold Jurist, one of the developers stated they have brought staff of people from around
the state of Florida who are geologists, road experts, architects, and site planners etc. to this
meeting. He stated they feel that they have a clear, concise plan and they feel that they have
Mr. Jurist stated they have reviewed the site plan numerous times to ensure that they have met
and agreed to all of staffs concerns. He stated it would help if they can present their project to
the board for a better understanding.
Chairman Grande stated having nothing to do with the plan itself; however, based on the
situation, the project will end up being continued.
experts present today, they may have to come back and present again at the continuation.
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Mr. Trias stated the site plan shows one kolter sac going into 25 Street and all of the previous
comments apply. He stated this is as concise as possible.
and Associates for a Change in Zoning from the RS-2 and Commercial Office Zoning Districts to
the Planned Unit Development, River Landing Zoning District located on the east side of south
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25 Street which is approximately 4 miles north of north Midway Road. This project will be
known as River Landing PUD (Planned Unit Development).
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The applicant is proposing a residential development of 99 units in 15 buildings; 1 four-unit
building; 5 five-unit buildings; 3 six-unit buildings; 4 eight-unit buildings and 2 ten-unit buildings.
The density of the project comes out to be 3.55 units per acre. The proposed development
does maintain 16.67 acres which is 60.7% of the project area and total common open-space.
The proposed Change in Zoning and development of the site as a residential planned unit
development is not expected to result in any adverse and environmental impact. The 20.88%
acre site consists of 18.4 acres of abandon citrus, 7.08 acres of hardwood forest and 1.64 acres
of wetland hardwood floors. The site plan has been revised several times which resulted in
much less impacts to native habitats and river buffer then were originally proposed.
The final design results in 7.70 acres, which is 28.1% of the total site of native habitat, preserve
areas. This translate to 6.24 acres of the existing 7.08 acres or 88% of the hardwood forest
being preserved and 1.23 acres of the existing 1.46 acres or 84% of the wetland hardwood
forest being preserved, with an additional .23 acres of wetland hardwood forest being created in
the area of the existing residence.
Mr. Flores stated the project will resort in .09 acre of direct impact and .11 acres of secondary
impact to wetland hardwood forest. He stated no native habitat will be altered by this creation.
Mr. Flores stated there are two Gopher Tortoise burrows located on the site and the site plan
shows the two burrows within the preserve area, therefore they shall be preserved in place. He
stated this is addressed as a condition of approval.
The final design of the project exceeds the minimum of 55 ft. native river buffer by 200+ feet
throughout the project. It also meets in about 2/3 of it exceeds the minimum 300ft buffer. This
prohibits road right-of-way, on site drainage retention ponds system, waste water lift station,
petroleum or chemical storage area or other activity that would contribute to the degradation of
and approved and should ensure the proper management of the preserve areas.
The developer plans to clear all development areas and the initial stages of the construction.
Existing trees along the perimeter and proposed open-spaces will be preserved as shown on
the landscape plan and tree preservation plan.
All tree mitigation requirements have been met and exceeded by the preservation of 6.24 acres
of the existing 7.08 acres of hardwood forest, which is 22% of the total site. Drainage will be
handled through a master drainage system, which requires permits from the South Florida
Water Management District and a permit from the St. Lucie County Storm Water permit review.
The property is in the AE flood zone which requires a minimum first floor of nine feet. Staff has
determined that the proposed zoning district and preliminary planned unit development site plan
are compatible with the existing and proposed uses in the area.
The petition meets that standards of review as set forth in the Land Development Code and is
not in conflict with the Comprehensive Plan. Staff recommends that this petition is forwarded to
the Board of County Commissars with a recommendation of approval subject to six limiting
conditions:
The first condition is in regards to the Gopher Tortoise and preservation.
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In addition, the second condition has to do with the executed copy of the conservation
easement.
The third condition is in regards to civil plans showing the proper locations of the silt
fencing and barricades must be supplied to the Environmental Resource Department,
prior to the issue of a vegetation removal permit.
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Conditions four and five have to do with dedication of right-of-way for 25 Street which
his 20ft west of the property and 25ft south, along west Midway Road , to be donated for
additional right-of-way.
Additional conditions may be forwarded to the Board of County Commissioners for their
consideration as a part of the approval subsequent to this manner.
Chairman Grande asked if there were questions of staff.
Mr. Albert Moore, on the behalf of the applicant stated this project has open space of 60%. He
stated many of the projects that come before the Board do not give up 60% of the land for open-
space.
Mr. Moore stated the board should also consider the fact that there is a line from the RU area
that comes up from Midway Road that cuts across the top, which equals 7 acres. He stated
this is delineated on the site plan and designated as a preserve, a conservation easement, so
that it will never be built on or to split that part off and deed it over to the County. This piece of
property is riverfront property, which is prime property but the applicant wanted to have this area
preserved for the County and give back to the County.
The area that is being given as a conservation easement or as deeded to the County is 25% of
the entire property.
Mr. Moore stated they have had several meetings with the neighbors. Mr. Moore stated the
neighbors had fears with the flooding. In regard to that, Mr. Moore stated they have all of the
permits from South Water Management that have already been issued.
Mr. Moore stated they have their engineer to alleviate any fears that people in this project will be
flooded, as well as surrounding neighbors.
Mr. Moore stated they are building town houses instead of single-family homes because if they
build single-family homes it eliminates the preserve area. Also directly south of the project is
the Creekside Plaza which is Commercial and it makes more sense to have multi-family homes
next to a commercial area rather than single-family homes.
Mr. Moore stated they have looked into placing a second entrance and exit off of Midway Road.
They did not put road through, from the end of the turn around area for various reasons:
Midway Road, then the nature of that preserve will be lost. He added that this is a
special preserve to have in this area.
In addition, drivers (especially the ones traveling west on Midway Road) would cut
through property if they want to turn right and cut through the traffic light.
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Finally the traffic impact on Midway Road will increase.
Mr. Moore stated they will put an emergency exit on there just in case something happens and
the Firefighters need to get into the area.
Mr. Trias stated the site plan design is very simplistic, but the natural area development is
complex and they should be consistent.
Mr. Jason Literic stated with the subject property is somewhat in the flood plane and they have
to compensate water storage or drainage which is basically the size of the lake that they are
providing. He stated with the amount of preserve that they are providing they are coming back
with the amount of developable that they have.
Mr. Literic stated the building separation requirements are an issue that they have to deal with.
The buildings have to be separated by a certain amount of distance, depending upon the width,
and the height of the buildings,
Mr. Literic stated although their plan appears simplistic, they have put a lot of thought and
design into it to create an acceptable plan.
He stated he and Mr. Albert Moore feel that the benefit of the preserve is a plus from this. He
stated they have received all of their south Florida permits, not conceptual permits.
Chairman Grande asked if there were any comments of the applicants.
Chairman Grande stated as of right now, there are not consensus among the board as to if they
will send it forward or ask for a continuance.
Chairman Grande opened the public hearing.
Ms. Arlene Goodman stated she lives in White City and also is the president of the White City
Improvement Club. She stated the White City Improvement Club has a letter for the board
regarding this:
The White City Improvement Club met on September 8, 2005. At this meeting we voted to
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object to the placing of 99+ townhouses just north of Midway Road on the eastside of South 25
Street, on property adjacent to the north fork of the St. Lucie River. This property is located in
the flood plane. To put town houses into this area is counted productive to St. Lucie County
Comprehensive Plan and the d Development Regulations. This project will not
protect the health, safety and welfare of the residents.
Signed by, Arlene Goodman.
Ms. Goodman asked if the developments were going to be fee simple or rental units and how
many stories are they going to be.
Chairman Grande stated the indication from the applicant was that the development would have
fee simple single-family townhouses.
Mr. Doran Russell stated he has been a resident in this area for 6 years. He stated during the
two hurricanes last year, the properties were heavily damaged and flooded. He showed
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two hurricanes that hit St. Lucie County (Jeanne and Frances).
Mr. Russell stated the water flows south when it floods.
Mr. Zuhair Jalloul with Florida Consultant Engineers stated he is the civil engineer on the
project. He stated the key issue with the flooding that Mr. Russell raised, deals with the ground
y is which is one foot above the sea level.
for all of the regulations that South Florida Water Management has.
Mr. Jalloul stated they had to comply with compensatory storage. They had to compensate for
every fill that they have in an equal amount of a depression. He stated they had to compensate
for the added paved surfaces, including buildings or roadways. He stated this is the strictest
criteria there is to deal with. He stated they have complied with all of the regulations.
Mr. Jalloul stated they have obtained South Florida Water Management approval and they have
obtained their permit for this project.
Mr. Jalloul stated they are not bringing any fill from outside the project. They are taking the fill
from on
depression that they have once they are done with the project.
Mr. Jalloul stated the general slope of the area south of the property (the Commercial area
altogether), including the AR-1 is from the north to the south. Therefore the water that comes
from the North to the South is within the AR (Agricultural-Residential) and the CG (Commercial
General) area.
Mr. Jalloul stated within the boundaries of their project, containing the water, they are directing
the flow of water from the south property line towards the lake, which is going to be on the
northeast side. Then the lake has an emergency discharge on it, or a place where it will fill up
and it will discharge partially into the wetlands. This is an equal amount of the wetlands as to
what it receives right now.
Mr. Jalloul stated the water is not expected to rise beyond the discharge rate, just to feed the
wetlands. He stated they are containing all of the water on site, within the lake boundaries.
Mr. Jalloul stated they are providing additional protection for the property on the north by not
raising the edge of that property along the north side for the entire length of the property.
However they are maintaining the same elevations.
In addition to it, they have added a trench along the north side of the property to carry any
access water that they have on the north property and to be taken out and directed towards the
same place where it goes to right now, which is the river area.
Mr. Jalloul stated they are maintaining the basic flow patterns, approving the amount of storage
that they have on site and preserving the conditions they way they are, for the southern
properties.
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Ms. Pat Ferrick stated the entire parcel is in flood zone A-6, which is the highest flood zone
along the county. She stated after high water reaches the river comes over the banks and the
sheet flow comes from north to south and west to east.
Ms. Pat Ferrick stated her home sits at plus eleven elevations. She stated if they would have
been at plus nine elevations, they would have flooding in their front room. She stated the
proposed PUD for 99 townhouses is located in a flood house with zone A-6. She stated this
property abuts the north fork of the St. Lucie River and is affected by tide.
Since 1985, this property has been flooded numerous times as has other properties in this area.
Flooding occurs due to several reasons. Water flows by gravity from the west to the river. More
than 50% of St. Lucie County also drains into that river: the north fork of the St. Lucie River,
Five mile Creek, Ten mile Creek, Canals 101, and 102, C-23, C-24 and Indian River from the
east also flows back towards the river by gravity flow in the Sager Road area.
Ms. Pat Ferrick stated they believe that 99 townhouses in the flood area is inconsistent with the
Land Development Code and St. Lucie County Comprehensive Plan. This project is in conflict
with Land Development Code Section 1.0200, 1.0201, which e 163201
Florida Statutes, in order to preserve, protect and improve public health, safety and good order
and appearance, convience and general welfare and encourage the most appropriate use of
stated this dev elopement is not consistent with this.
Ms. Pat Ferrick stated the proposed building or use will not have an adverse undo effect on
nearby property, the character of the neighborhood, character conditions, parking utilities,
facilities and other matters affecting the public health, safety and wel-fare. She stated they
contend that the proposed project will have an undo adverse affect on nearby properties.
Information form South Florida Water Management shows that the first floor elevations will be
nine feet in this area,
It appears that the proposed interior crown of the roads will be at elevation and basin one of 6.5
feet and in basin two of 4.3 feet.
The County Code states new residential construction shall have the lowest floor, including the
basement, elevated to or above base flight elevation. She stated their concerns are to the
people who buy the new houses in the proposed development.
Comprehensive Plan refer to drainage
basins. Flooding within the primary drainage system is limited to a few areas. Flood prone
areas were identified in the ten mile creek basin, down stream of Salvets Road and in the South
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25 Street in the Bell Avenue area.
Residential dwellings in both spaces have been damaged by flooding, but primarily because the
purpose of damage prevention is to control the alteration of natural flood planes, stream,
channels and natural barriers which are evolved in the accommodation of flood waters; and to
control filling, grading, dredging and other developments which may increase erosion or flood
damage and prevent the regulation and the construction of flood barriers which will unnaturally
divert
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nd Development Regulations, which support the protection
and the maintenance of natural functions flow and storage of the hundred year flood plan and
The north fork of the St. Lucie River contains an extensive flood plain. Approximately 1600
acres of flood plain are in public ownership. The county has tried to buy, under the acquisition
for environmental sensitive lands, but have not succeeded in buying many of them.
shall continue to enforce Land
Development Regulations, which require protection and maintenance of natural functions
flowing storage of the hundred year flood plane.
Regulations shall include the use of programs to protect or maintain the flood plane and shall
enforce regulations that direct development away from the flood planes and provide upland
buffers along the flood plane.
She concluding stating the proposed project is in conflict with Section 1.102. She also stated
they respectfully request that based on the above information presented that the County denies
this PUD for 99 townhouses in the flood plane.
Chairman Grande thanked Ms. Pat Ferrick.
Mr. Jalloul stated Ms. Pat Ferrick has reviewed an earlier copy of their plan, but they have
revised the plans and changed the flood elevation to 9 feet. He stated the compensatory
storage was done for 100 years. He stated they have met the criteria of FEMA and they are
available for discussion on any engineering issues.
Chairman Grande thanked Mr. Jalloul.
Mr. Shawn McKenzie, from Kimberly Horn and Associates, representing the applicant stated
they have performed a traffic study to the caring and standards of the profession. He stated
they have addressed the four lanes and two lanes of Midway, have been addressed with the
been approved.
Chairman Grande closed the public hearing.
Chairman Grande asked if there were any questions or comments.
Mr. Trias stated in infill situations like this, this is really critical and this project fails at providing
an adequate solution for avoiding fill.
Chairman Grande asked if there were any other comments or question.
Mr. Lounds recommended a motion to deny the application. He stated he feels that the subject
property will flood again and there are too many units for this type of acreage.
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Mr. Lounds stated there is a better way to establish this type of development. He stated is a
strong hurricane comes through, the pool will disappear and their road will become a canal.
Mr. Trias second the motion.
Chairman Grande announced that there was a motion and a second and asked if there were
any comments on the motion.
The roll call was made.
Mr. McCurdy voted for the motion.
Mr. Trias voted for the motion.
Mr. Knapp voted against the motion.
Ms. Morgan voted for the motion.
Ms. Hammer voted for the motion. She stated she has spoken briefly with a couple of the
residents.
Mr. Hearn voted for the motion.
Mr. Lounds voted for the motion.
Chairman Grande voted for the motion.
Mr. Grande stated the application will be sent to the Board of County Commissioners with a
recommendation to deny.
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AGENDA ITEM 7: GENTILE HOLLOW
Associates for a Change in Zoning from the Residential Multiple-Family (11 dwelling units per
The property is located on the south side of Orange Avenue, approximately 865 feet west of
Kings Highway.
The applicant is proposing a residential development of 511 dwelling units, which consist of
195single-family lots, 26 villa units and 210 townhouse units on 103.7 acres of land. This
The proposed Planned Development maintains 37.97 acres of the project area in total common
space. The public school system can be expected to be responsible for the education of
additional students.
The developer has provided staff a copy of unexecuted agreement for contribution toward
school land acquisition which was executed between the developer and representatives of the
school board.
The proposed project will also increase traffic along Kings Highway and Orange Avenue
roadways. Prior to any final PUD approval, the applicant will need to demonstrate that the
The applicant has provided a draft copy of a proposed development agreement to address this
concern. Staff has determined that the proposed zoning district designation preliminary (PUD)
Planned Unit Development site plan area compatible with the existing and proposed uses in the
area.
The petition meets the standards of review as set forth in the Land Development Code and is
not in conflict with the Comprehensive Plan. Staff recommends that this petition is forwarded to
the Board of County Commissioners with a recommendation of approval, subject to ten limiting
conditions. Additional conditions may be forwarded to the Board of County Commissioners for
the consideration as a part of final approval, subsequent to this meeting.
Chairman Grande asked if there were further questions of staff.
Ms. Hammer stated the location of the property, close to I-95 and Orange Avenue, is not a good
place for Residential living. She stated the best resort for the community, in areas of
intersections off of I-95, would be mixed developments such as commercial development and
hotels etc. She stated this is much better for the community and the applicant would probably
make a lot more money.
Chairman Grande asked if there were any other questions of staff.
Mr. Lounds asked Mr. Flores is there was any consideration as what the applicant will do with
Rock Road.
Mr. Flores stated they area donating an additional 41 feet of right-of-way.
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Mr. Lounds asked was it going to be paved from Orange Avenue to the canal or will it remain a
dirt road.
Mr. Lounds asked how far it is from the intersection of Orange Avenue and Kings Highway,
Noreen Dryer with the law firm of Ruden McKloskey, representing the applicant (Syntax Homes)
stated they plan to pave Rock Road and they are also donating the right-of-way. She stated this
has been required by the engineering department.
Ms. Dryer stated this is an application for a change in zoning from what is currently RM-11 to
Ms. Dryer stated they have been in this process for over a year. She stated they have worked
with the staff, the agencies and County officials to address all of their concerns on this project to
the extent that they are able. She stated they stepped up to the plate very early in the process
to enter into agreement with both the school board, as well as the fire district to address their
they agree with the conditions of approval.
As staff has indicated they have submitted a proposed development agreement to address the
transportation issues and that development agreement should take care of conditions #1-3 and
conditions # 9 and #10. She stated staff has amended their recommendation to delete condition
# 7 and with those corrections and updates on the conditions, Ms. Dryer turned the matter over
to George Gentile to explain the plan.
Mr. George Gentile, of Gentile Holloway and Associates (not the applicant; the applicant is
Syntax Homes) stated they are here to provide a brief introduction to the project and to go over
some of the issues and answer questions.
Mr. Gentile stated they already have an industrial use to the south of the development, along
Kings Highway and they are anticipating a research park to the south of that as well. He stated
they anticipate that this development will be a benefit to provide workforce housing for that use
and the general area as well.
Mr. Gentile stated they will be providing the right-of-way and the paving of Rock Road.
Mr. Gentile stated they have 210 town home, 126 villas and 195 single-family homes.
Mr. Trias asked Mr. Gentile to explain the distinction between the town homes and the villas.
Mr. Gentile stated the town homes are a two-story town home product and the villas are a
single-story villa product. He stated there is a different profile on the unit and different floor
plans.
Mr. Gentile stated Orange Avenue is to the north of the subject property, Rock Road is to the
west of the subject property and Kings Highway is to the east of the subject property.
Mr. Gentile stated they have looked at connection points on all of the areas. He stated, in
regards to the Kings Highway issues, that DOT (Department of Transportation) requires them to
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be 1320 feet from the intersection, which would put them beyond the south property line that
they have on Kings Highway.
Mr. Gentile stated, as an ability of a future endeavor to get DOT to allow that in their connection,
they have put the road there, close to the roadway for an interconnect on that particular location.
Mr. Gentile stated their interest waves on this are from the north off of Orange Avenue and
along Rock Road. He stated they have provided a future connection to the south for access into
the development potential for that area so that they are providing an interconnection into that
area as well.
In regards to the traffic analysis as a retail use, the maximum intensity that would be allowed is
two million square feet. The daily trips would be about 33, 987 trips. Under the single-
family/multi-family program, they are down to about 3,720 less trips which are about 80% less
traffic.
If you looked at reality and took that in half, the retail use at approximately one million square
feet on the entire hundred and six acres would probably be a about 20,000 trips which is about
10,000 less.
Chairman Grande asked if there was some reason why Mr. Gentile was only comparing this to
retail, as opposed to light industrial or something else.
Mr. Gentile stated the retail would be the appropriate maximum use for this particular parcel but
when they get into the next petition, the appropriate use is industrial zoned property.
Mr. Gentile stated they see many contributions that this development will provide to the public
benefits of the proposed project. He stated the project provides 4.3 acres for right-of-way and
the residential PUD has a lower traffic volume, then the potential commercial intensities.
Mr. Gentile stated they are providing substantial surrounding roadway improvements for the
proposed project. He added that they are providing housing opportunities for the research park
employees and the other industrial and commercial areas.
Mr. Gentile stated they put three product types in the development that will encourage economic
and social diversity within the project.
Mr. Gentile stated cross access to the south connects residents to the employment center and
east to the potential commercial center. He stated they tried to take that into consideration in
the planning.
Mr. Gentile stated the project includes ample recreation with pedestrian connectivity throughout
the project and the project is proposed at the lowest density of the district. He stated this district
has a minimum density of 5 units per acre that they have to provide. He stated it can go as high
as 11 units per acre, but they kept it at the minimum which his 5 units per acre, according to the
Chairman Grande asked if there were any questions of the applicant.
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Chairman Grande stated there seems to be quite a bit of recreation area, but no plan as to what
the recreation area is. He asked if there were any kind of facilities that would work to keep
traffic in this area.
Mr. Gentile stated active recreation areas will have to be provided by the County for major
sports. He stated they are providing for a community center building, pool facilities and tot lots
in the area.
Mr. Gentile stated a community building will be put into the center of the multi-family residential
area, with pool facility and also a tot lot on that specific area.
Mr. Trias asked what the single-family dimensions are.
Mr. Gentile stated the minimum single-family dimension size is 52 X 120.
Mr. Trias asked if the ones on the corner are bigger.
Mr. Gentile said yes.
Mr. Trias asked what the overall density is.
Mr. Gentile stated the minimum density on this project that they have to meet per the
Comprehensive Plan, is 5 units per acre.
Chairman Grande asked how close the development to the Research Park to the south is.
Mr. Gentile stated the pr
Mr. Gentile stated there is a larger area, than just the proposed project property, as part of the
mixed use land use category.
Chairman Grande opened the public hearing.
Ms. Katherine McAkurn stated her concerns are the traffic control and suggested that roads
should be widened. She asked where will all of these cars going to go? She stated they have
sat at the intersection of Angle Road and Kings Highway through four and five lights, just to get
home. She stated she fails to see how the current neighbors will be able to get out of their
houses to go anywhere, when all of the other developments come in.
Ms. McAkurn stated when the other developments are developed. She stated the roads can not
accommodate the current traffic, let alone the incoming traffic of the additional thousands of
cars.
Chairman Grande closed the public hearing.
Chairman Grande stated he feels that the subject area should support the surrounding light
industry and relate to the Research Center somehow. He stated he understands the mix use
with homes included, but a mix use with all homes is not a good idea for this location.
Mr. Kelly stated the project to the west of Kings Highway, which is this one, is in a residential
corridor and this becomes the interest to that area.
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Mr. Lounds motioned to recommend that the St. Lucie County Board of County Commissioners
Associates for a Change in Zoning
from the RM-11 zoning district to the PUD (Planned Unit Development-
district. He stated he feels that it would lend itself much more to what the Research would need
to have commercialism developed into this that will support the residence that would live there
and work in the industrial park.
Mr. Lounds stated he feels that Kings Highway is an industrial corridor from Okeechobee Road
to Indrio Road. He stated he does not like the idea of dumping this much traffic on to Orange
Avenue or onto Rock Road. He added it is too many people in such a small amount of space
and area.
Mr. Trias seconded the motion.
Chairman Grande announced there was a motion and a second and asked for further questions.
Chairman Grande stated he will not be able to support this is because of the Orange Avenue
and I-95 interchange with the research park to the south. He stated they will never have a
better place to put a community that has jobs, for the people that live in it.
The role was called:
Mr. McCurdy voted for the motion.
Mr. Knapp voted for the motion.
Ms. Morgan voted for the motion.
Ms. Hammer voted for the motion.
Mr. Hearn voted for the motion.
Mr. Trias voted for the motion.
Mr. Lounds voted for the motion.
Chairman Grande voted for the motion.
Chairman Grande stated this is not the location to try to get something in on the excuse that it is
workforce housing. He stated this is the place where the jobs need to be. He stated a
unanimous vote to deny this application will be forwarded to the Board of County
Commissioners, along with the comments and testimonies that have been heard.
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AGENDA ITEM 8: GENTILE HOLLOW
Senior Planner Hank Flores stated this is the application Gentile Holloway and Associates for a
Change in Zoning from Light Industrial to the PUD (Planned Unit Development-
Zoning District.
The property is located on the east side of Kings Highway and immediately south of Orange
Avenue and adjacent to the west right-of-way of interstate 95.
The applicant is proposing a residential development of 434 dwelling units, which consist of 150
single-family lots, 116 villa units and 168 townhouse units, on 94 acres of land.
density of
the project is 5.06 dwelling units an acre.
The proposed project would create additional demands on public facilities in this area. The
developer has provided a copy of an executed agreement for contributions toward school land
acquisition, which is executed between the developer of the project and the school board.
The proposed project will also increase traffic along Kings Highway and Orange Avenue
roadways. Prior to any final PUD (Planned Unit Development) approval, the applicant would
need to demonstrate that the proposal is consistent
requirements.
In regard to this item, the applicant has provided a draft copy of a proposed development
agreement.
An orderly logical development pattern may not result with this change in zoning. The subject
property is currently zoned industrial light, with a future land use classification of MXD which
possibly residential developments between 5 and 15 units an acre.
Staff is concerned with conversion of non residential properties, because residential projects as
land zoned for industrial uses will now not be used for those purposes. Much of the Kings
Highway frontage hazard will develop as non-residential and use of quadrants on major
intersections for residential uses while continuing non-residential uses for the balance of the
roadway may not provide for a logical development pattern, however as the prior proposal as
stated on Orange Avenue, where they were proposing residential.
Residential uses is in close proximity to the expecting employment area, will be necessary.
Staff has determined that the proposed zoning designation and preliminary planned unit site
plan are compatible with the Comprehensive Plan, future land use designation and maybe
considered compatible with existing proposed uses in the area.
The petition meets the standards of review as set forth in the Land Development Code and is
not in conflict with the Comprehensive Plan. Staff recommends that this petition is forwarded to
the Board of County Commissioners with a recommendation of approval, subject to 9 limiting
conditions.
Chairman Grande asked if there were questions of staff.
37
Mr. Hearn asked if the petition is from industrial light to residential.
Mr. Flores stated yes.
Ms. Noreen Dryer, with the law firm of Ruden McKloskey, representing the applicant, stated this
is a petition to rezone in a property area wherein their request to change the zoning, is permitted
by the land use.
She stated they have submitted copies of agreements that they have with the fire districts and
the school board, addressing their concerns. She stated if this project is approved, it will include
a contribution of 8.6 acres of right-of-way, to improve the traffic flow. She stated they request
the board
She stated the whole of the MXD area needs to be taken into consideration for the approval of
residential. She stated they ask
that the board approve a residential component of the entire Mixed Use for the MXD area.
She stated
a mix of unit types, providing adequate, recreation and connecting trails along with pedestrian
paths and traffic connectivity.
She stated the residential developments were designed to help provide the needed housing for
the research and development park. There will be a variety of employees moving into the
community, who will be working in that area.
She stated the connectivity was designed to allow those employees to move back and forth,
between their jobs and their work places. The connectivity was also designed to offer housing
that would appeal and be appropriate for the variety of employment that will be offered there.
Mixed Use
opportunity to do quality work.
Chairman Grande opened the public hearing.
Mr. Paul Jacquin stated his main concern is about the drainage ditch on the property, on the
south side of the property. He stated this drainage ditch have culverts that go under I-95, to
drain all of the area. He stated he suggests that this can cause severe problems because all of
their water drains north to the ditch.
He stated he agrees that the best use for this property is light industrial commercial. He stated
he also have concerns about the traffic on Kings Highway.
Ms. Ms. Katherine McAkurn stated she sees this portion as a perfect opportunity for a hotel.
She stated she not opposed to development. She stated the County needs more hotels in this
city.
Chairman Grande closed the public hearing.
Chairman Grande asked if there were any questions or discussion among the board.
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Mr. Lounds stated if this property across the street had some type of commercial mix with the
residential, then it will have less effect on Kings Highway. The proposed project is a piece of
property that will dump about 886 vehicles onto Kings Highway. The intersection of Orange
Avenue and Kings Highway is already very high in traffic.
He stated he feels that Kings Highway is a light industrial and commercial quarter from
Okeechobee Road to Indrio Road, which is also exactly what it should be. Mr. Lounds stated he
does not support this project.
Chairman Grande stated this area is not a good place to put intense residential developments.
Mr. Hearn motioned that the Planning and Zoning Commission recommend that the St. Lucie
County Board of County Commissioners deny the application
and Associates Inc., for a Change in Zoning from the Industrial Light Zoning District to the PUD
(Planned Unit Development-Hawks Pointe) Zoning District because of all the issues that have
been raised, not the least of the location being adjacent to an on ramp to I-95.
Mr. Lounds seconded the motion.
Chairman Grande announced that there is a motion and asked if there were any comments.
Chairman Grande stated if there is any piece of property in this entire Mixed Use area that
The roll was called.
Mr. McCurdy voted for the motion.
Mr. Trias voted for the motion.
Mr. Knapp voted for the motion.
Ms. Morgan voted for the motion.
Ms. Hammer voted for the motion.
Mr. Lounds voted for the motion.
Chairman Grande voted for the motion.
The application will be forwarded to the Board of County Commissioners with a unanimous
recommendation to deny.
Chairman Grande stated he hopes that the applicant takes this as an opportunity to go back and
redesign the use of this land for Mixed Use and Light Industrial.
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AGENDA ITEM 9: QUAIL MEADOWS, LLC
Senior Planner, Sheryl Stolzenberg stated this proposal is a Land Use Amendment. She stated
staff views this Land Use Amendment in terms of some basic state requirements. They are
guided by sub section 9J11.0061b of Florida Administrative Code. Staff also views the
surrounding Future Land Use Designations and the existing uses that are on land, surrounding
it. Staff also looks at the availability of and demand on Sanitary Sewer, Solid waste, Drainage,
Potable Water, Traffic Circulation and Recreation. In addition, staff views the compatibility of
the proposed Land Use Amendment, with not only the objectives and policies of the Land Use
element, but those of other elements as well. This arises from the requirements of Chapter 161
Florida Statutes that requires that the elements of the local Comprehensive Plan shall be
coordinated and consistent and that the Comprehensive Plan as a whole should be
economically feasible.
The proposal is an application by Quail Meadows LLC for a Change in Future Land Use
Designation from RS (Residential Suburban) which allows 1 to 2 units per gross acre, to RU
(Residential Urban) which allows 5 units per gross acre on 114 acres, located in the southwest
corner of Angle Road and Old FFA Road.
The surrounding Land Use Designations for the Future Land Use include RS (Residential
Suburban) and the Florida Turnpike to the west. There is Mixed Use-Specific Use area to the
--Specific Use area,
Florida Turnpike to the south.
The surrounding existi The
land to the west is classified single-family by the Property Appraisers. The land located to the
- residential
sites, single-family homes and other vacant acreage and the land to the south is un-built land.
This site is located within the Urban Service Area and is located within the Ft. Pierce Utilities
Authority Service Area. The significance of that is that the County is beginning to experience
Land Use Amendment applications from areas outside of the Urban Service Area, that are not
within the TVC area and this is indicating a strong and increase demand for additional
residential development, which makes the overall intent of guiding development into the Urban
Service are an important consideration.
Ms. Stolzenberg stated the applicant was requesting the change in zoning for a number of
reasons:
1. The proposed project can be use to create a unified development plan, featuring a range
of workforce housing options, including single-family and two types of multi-family.
2. The subject property is south of the boundary of the proposed TVC Element.
3. The PUD proposed for this site will incorporate many of the village designed
characteristics, although it is smaller in size, and will not contain commercial uses.
However, it will include trails and other types of amenities that will increase connectivity
to surrounding proposed areas such as Sunnyland Farms.
4. The use of the higher density will allow clustering, that will preserve a lot of the
environmental assets on the site.
Ms. Stolzenberg stated retaining the existing land use designation does not allow for the use of
multi-family, but it does allow for the use of PUD.
40
Ms. Stolzenberg stated the increase in density will allow the developer to develop mixed
multiple types of housing units (multi-family), if the developer maintains a RS (Residential
Suburban) Zoning District.
Ms. Stolzenberg stated one of the first things that have to be examined when looking at a Future
Land Use Amendment is Future Land Use Element Policy 1.1.5.3., which requires that the
property under the Land Use Amendment application is adjacent to, or no more than one
quarter of a mile from the same or greater type of land use classification.
Within the surrounding Land Use Designations, there are two mixed use areas which are both
classified as Specific Use areas. Under the Comprehensive Plan requirements, when
something is classified as a Specific Use area, the Specific Use areas are restricted to what is
specified, unless otherwise amended through the Comprehensive Plan Amendment process.
The Specific Use area to the north (the PUD, Woods of St. Lucie) will remain as that Specific
Use, until the land use plan is changed and likewise with the Specific Use area for Golden
Ponds.
There are remaining additional parcels around the area. There is one parcel that will remain RS
(Residential Suburban). However, because of the surrounding mixed use areas, it was their
judgment that this change would not be incompatible.
The other concerns regarding Future Land Use Element Policy 1.1.5.3 is that the property under
Land Use Amendment consideration lies within the five year capital improvement program of the
to be served. The Ft. Pierce Utilities Authority has indicated that they will be able to serve.
Ms. Stolzenberg stated staff has received supporting documentation that was submitted by the
Ft. Pierce Utilities Authority. Staff has also received a letter that was submitted from the school
district.
Mr. Hearn asked what the public benefits of making this Land Use change are.
Ms. Stolzenberg stated from her perspective as a planner, the public benefit is the ability to
encourage a mixture of housing types and at the same time preserve some environmental
assets that can be preserved if there is no mix of housing types. In addition, the mix of housing
types is something that will become a demand and will be needed to create the possibility of
allowing for housing for people of different income levels and also to answer to those who are
now going out into areas beyond the Urban Service Boundary looking for affordable housing.
She added the land is cheaper, takes place on well and septic and takes place on large lots etc.
If some of the demand can be accommodated within the Urban Service Area by allowing a little
additional density, then it is better to try to attract that into the Urban Service Area than to allow
it to sprawl in the rural area.
Chairman Grande asked if there were any other questions of staff.
Ms. Noreen Dryer, with the law firm of Ruden McKloskey, representing Quail Meadows LLC (the
applicant) and their request for Future Land Use Change from RS (Residential Suburban) to RU
(Residential Urban) stated they also have an application for a Planned Unit Development on this
41
property. She stated they have a concept plan that was submitted with the Future Land use
immediately after the application for the Future Land Use and they also submitted an application
for a PUD. She stated they hope that at the end of this process, when it is time to adopt the
Land Use Change that they are requesting, that there will also be the rezoning to PUD before
the board, so that they will know exactly what is intended to be built on this property.
Ms. Dryer stated they believe that the proposed project is in the exact location where it makes
good sense to look at a future land use change. They are within the Urban Service area and
their proposed project does provide for a mixture of housing types and a range of housing to
accommodate various price points for it to address the workforce housing needs of the
community.
The surrounding land uses and entitlements are compatible with what they are requesting.
They are working diligently with the school board to assists the school district in finding a
location for a school site. At the conclusion of the hearing, the applicant requests that the Local
Planning Agency would approve their request to transmit this Land Use Amendment to the
County Commissions for their consideration.
Ms. Julia Shucheck with Jordan, Jones and Golding, on the behalf of Quail Meadows stated
their request to receive the privilege to go from a RS (Residential Suburban) to a RU
(Residential Urban) Land use in this location, for this project is justified.
She stated they are within the Urban Service Area. She stated they there are clusters of multi-
type housing in the proposed project. There are also single-family Residential, small and large
town houses and recreation amenities all over the project.
The native upland habitat is a minimum of 100 feet wide.
There are a total of 502 dwelling units at this point, which are 4.4 units to the acre. The
continuous chunk of the native upland preserve is 35.34 acres, which amounts to 31% of the
property. The lake tracks are 11%, and other open-spaces such as landscape areas and the
isolated pockets of the native habitat amount up to another 30%, which altogether amounts to
about 72.6% of open-space on the property. The open-space requirement is about double of
what is currently being required for PUDs and a third if buildings.
Ms. Shucheck stated inside of the Urban Service Area, the project is located between two
major-major highway corridors, which are I-95 and the Turnpike. It is an infill between high
intensity uses, which include the turnpike, the MXD to the north, Golden Ponds and then I-95.
Because they can increase the density, there is a reduce construction cost because there is a
lot more efficient use of the land and more efficient use of the infrastructure, because with less
infrastructure, you serve more units.
Ms. Shucheck stated they are creating place throughout the neighborhood where people want
to be, such as community centers, pools, tot lots, ball fields and green spaces, all through out.
She stated they have worked with the school board and during their meetings they has
suggesting locating the school bus stop at the community center, so that when the parents pick
up and drop off their kids, they can have social events. She stated they are trying to turn the
streets into public spaces with sidewalks and bicycle paths.
42
Ms. Shucheck stated 33% of the units will be below $150,000. She stated this is a price point
and it is 40% below the average market point. She stated 31% of native upland preserve is also
a public benefit. She also added 72% of the site is open-space, which is also another public
benefit. The recreation amenities on site lessens the demand for County facilities and their
bicycle and pedestrian connectivity with the sidewalks throughout the development will be
connect to the trail system that is proposed along Balcher Canal and also connected to the
south to the proposed Sunnyland Farms community park.
Ms. Shucheck stated they are working with the school board to make a school site somewhere
in the north county. She stated the school bus stop site on site, at the community center is a
public benefit. In regards to improvements to old FFA Road and Angle Road, Sunnyland Farms
is going to pave
at the canal and goes all the way to Angle Road. She added this is also another public benefit.
Mr. Hearn asked if the improvements that they propose to make are in regards to the applicant
paving the road.
Ms. Shucheck stated yes.
Ms. Shucheck stated if they stay under the AG-1 zoning and the RS land use, a developer can
come up with 141 acre lots and preservation of native upland is not required as well as
preservation of open-space. She stated there is no recreation amenities, no recreation or trail
connectivity and it will be just a regular subdivision. She added there will be no sidewalks and
bicycle paths. She stated there will be not architectural control.
The lots will be on well and septic and may limited road improvements.
Ms. Shucheck closed stating they hope that the Board favorably considers this project. She
In a professional plan that everyone dislikes for different reasons, is a success. A plan
that everybody dislikes for the same reason is a failure and a plan that everyone likes for the
same reason is a
Mr. Trias asked how all of the units are able to fit into the project with the 70% open-space. He
also asked what is the net density and how is the project balanced.
Ms. Shucheck stated the density is 4.4 units to the acre. She stated they are counting the
native upland preservation as open-space, which is 31% of the site, along with the lake areas-
11% and other landscape areas and open-space areas which are the isolated pockets of
landscaping, which adds up to another 30% of site. This total open-space adds up to 72%
open-space.
Mr. Trias asked how much of the site is the roads and the parking lots.
Ms. Shucheck stated they have not done those calculations in detail yet. She stated the
calculations of the roads and the parking lots within the site would be a part of the Preliminary
PUD.
Chairman Grande asked if there were any other questions of the applicant.
43
Ms. Hammer asked if the applicant has considered adjusting the community center to have
hurricane impact resistant doors, window, and generators etc., so that it can be a self contained
community.
Ms. Dryer stated that would really be an item concurrent with the PUD because it is not a
condition of land use, however, the applicant is willingly to make those types of improvements to
a community center.
Mr. Lounds asked if Ft. Pierce Utilities Authority will service the proposed project.
Ms. Shucheck stated yes.
Mr. Lounds asked if the utilities will come through Angle Road.
Ms. Shucheck stated the utilities are already at Golden Ponds.
Mr. Lounds asked if this will give the residents living at Abbalon Mobile Home Park the
opportunity to hook on to this line as it comes to the proposed project.
Ms. Shucheck stated this question will be addressed in the PUD review.
Chairman Grande asked if there were any other questions of the applicant.
Chairman Grande opened the public hearing.
Mr. Chet Mosley stated he has been living in the subject area for approximately 12 to 13 years.
He stated he has seen a tremendous amount of wildlife in the area. He stated he has seen
foxes, fox squirrels and even a Florida Panther. He stated his concern is that the developer
stated they are going to improve the road. He stated shortly after old FFA Road ends, it turns
into a dirt road.
Mr. Mosley stated he is concerned about the dirt road and whether or not if the developer will
pave this road and if so, then how far are they going to pave it.
He also stated he has concerns about the water management.
Mr. Mosley stated one of his main concerns is how much will his taxes be raised and whether or
not he will be force to hook up to any of the utilities that they bring down that road. He stated
his concerns are in regards to how this development will affect him in the long run.
He stated his taxes have recently been doubled because he acquired a property that his father
has owned for about 17 years. Since then, the County has re-asset the property that he
acquired and doubled the value of it, along with his taxes. He stated he does not want his taxes
to go up any higher.
Mr. Mosley stated the road is a two-lane road. He stated he has traffic concerns about the new
development, with regards to the traffic impact.
Ms. Heather Buckstin stated one of their neighbors wanted them to consider the traffic impacts.
She stated the roads are narrow.
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Ms. Buckstin stated currently they do not have much property from the road to their front yard,
because the county owns the area from the ditch, forward. She also had concerns about the
property taxes affecting them.
Ms. Buckstin stated she also has concerns about the wildlife.
Ms. Buckstin also has traffic concerns. She stated it has taken many years and many accidents
before a traffic light was put up at She added that this
has always been a busy intersection.
Mr. Marty Sanders, with the school district stated he appreciates the applicant working with
them trying to locate a school site in the proximity. He stated he forwarded a letter on
th
September 6. He stated the standards of review for amendments to the Land Development
Code under 11.06.03 item E is whether to the extent of which the proposed amendment would
result in demands on public facilities on whether it is the extent that the proposed amendment
would exceed the capacities of such public facilities included by not limited to transportation
facilities, sewer facilities, water supply, parks, drainage and schools.
Mr. Sanders stated he has spoken to the group before. He stated in this area they have a short
fall of student stations in elementary, middle and high schools. He stated they need a school
site in this area. He stated he feels that the land use is an appropriate land use between the
Turnpike and Golden Ponds. He stated he feels that the proposed project is something that can
be supported, but only with finding a school site in the proximity.
Mr. Sanders stated the school district does not object to this application being forwarded to the
County Commission and DCA for a recommendation of approval. He stated they ask that there
will be a similar provision on this as with Sunnyland Farms, that a final development order is not
issued until a school site is found in the proximity.
Ms. Noreen Dryer stated they are clear on what the school board is requesting of them and they
are working diligently towards assisting them and finding a school site in the area. She stated
they understand that if they come in for a final development order and there is not a school site
available that the school board will not be happy with that.
Mr. Chet Mosley stated he does not have problems with the development, however, has would
like to see less density.
Chairman Grande closed the public hearing.
Mr. Knapp stated he has problems with the 70% open-space. He stated he has concerns about
the open-space on that small piece of property.
Mr. Trias agreed with Mr. Knapp. He stated in his view, a PUD at the existing land use density
would be appropriate.
Mr. Lounds stated he feels more comfortable with this request than he did with the previous
utility services to the surrounding areas and he finds it to be a great benefit to the Abbalon
Mobile Home. He stated the type of dwelling that will be there will add the residential area that
the park itself.
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Mr. Hearn stated he does not support this future land use plan because it gives away density to
the developer to bring more overgrowth problems into the community.
Chairman Grande stated he thinks that this is a good plan; however, it may be in the wrong
place. He stated he has concerns about planning to build houses this close to a major highway.
He stated there is 100 feet between the highway and single-family homes to the south and town
homes to the north.
Mr. Lounds made a motion to recommend that the Local Planning Agency of St. Lucie County
recommend that the St. Lucie County Board of County Commissioners approve transmittal of
the application of Quail Meadows LLC for a Change in Future Land Use Designation for RS
(Residential Suburban) to RU (Residential Urban) to the State Department of Community Affairs
for consideration of this amendment, because he feels that it will fit there better than it does on
Ms. Morgan seconded the motion.
Chairman Grande announced that there is a motion and a second and asked if there were any
comments on the motion.
Ms. Hammer asked if there were any possibilities of tying this land use designation change to
the PUD that have been submitted.
Mr. Kelly stated in past times, the PUD has been brought forth at the time of adoption; however
this is the process of transmittal, which allows the state and other agencies to review this.
Chairman Grande asked if there were further comments.
The role was called.
Mr. McCurdy voted for the motion.
Mr. Trias voted against the motion.
Mr. Knapp voted against the motion.
Ms. Hammer voted for the motion. She stated she like the project as a PUD. She state she
believes the proposed project may be a good idea and she expects the PUD plan to be better.
Mr. Hearn voted against the motion.
Ms. Morgan voted for the motion.
Mr. Lounds voted for the motion.
Mr. Grande voted for the motion. He stated if the PUD plan comes back and does not move
away from the highway, he will not be able to support the PUD.
This application will be forwarded to the Board of County Commissioners with a
recommendation to be forwarded to DCA.
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Mr. Kelly stated they have a request from the city of Port St. Lucie for the state to give them a 3
foot easement. The state will not do so, unless the Local Planning Agency says that it is not in
Comprehensive Plan. Staff has looked at it and believes that it is not
Comprehensive Plan. He stated they need a letter from the
ChComprehensive Plan.
The Local Planning and Zoning Commission/ Local Planning Agency agreed to give the city of
Port St. Lucie their request of the 3 foot easement and their vote on the approval was
unanimous.
ADJOURNMENT
Meeting was adjourned at 2:00 A.M.
Respectfully submitted: Approved by:
_____________________________ _______________________________
Talea Owens, Sr. Staff Assistant Charles Grande, Chairman
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