HomeMy WebLinkAboutStaff Report - Southern Truss v3Planning and Development
Services Department
Planning Division
M E M O R A N D U M
Engineering Design & Construction, Inc., on behalf of John C. Byers of Wheels Leasing LLC, is requesting a
Major Adjustment to a Minor Site Plan for Southern Truss Companies. The Adjustment to the site plan
formerly known as Atlantic Truss Company, includes a 33,600 square foot manufacturing building,
expanded vehicular use and parking area, stormwater retention relocation, and landscaping.
GENERAL INFORMARION:
Property Owners: John C. Byers
Wheels Leasing LLC
2590 Kings Highway
Fort Pierce, FL 34951
Agent of Record: Brad J. Currie, AICP
Engineering Design & Construction, Inc.
10250 SW Village Parkway, Suite 201
Port Saint Lucie, FL 34987
Location: 2590 Kings Highway, Fort Pierce, FL 34951
Future Land Use: TVC (Towns, Villages, and Countryside)
Zoning: IL (Industrial, Light)
Parcel ID Number(s): 1336-231-0001-000-2 & 1336-240-0001-000-0 (To be Combined)
Parcel Size(s): 40.86-acres; 11.62-acres and 29.24-acres (To be Combined)
Existing: 63,780-sq. ft. manufacturing building, 5,000-sq. ft. office, covered storage
building 32’ X 40’ (to be removed), and associated storage areas.
Proposed Use: 33,600-sq. ft. manufacturing building, additional vehicular use and parking
areas, landscaping, open storage, and on-site stormwater retention.
Urban Service
Boundary (USB): Located within the USB (Urban Service Boundary).
TO:
Mayté Santamaria, Planning Director
THROUGH: Benjamin Balcer, AICP, Assistant Planning Director
Kori Benton, AICP, Assistant Planning Manager
FROM:
Tahir Curry, Planner I
DATE: April 20, 2022
SUBJECT:
Southern Truss Companies Major Adjustment to a Minor Site Plan
(SPMj-5202126036) PDS Order 2022-014
Project Name: Southern Truss Companies
File No.: SPMj-5202126036
2
Utilities: Well & Septic, as central water and wastewater services are not currently
available to the site. Electric services are available through Florida Power &
Light (FP&L).
Fire/EMS Protection: Fire Station # 4 – Airport is located approximately 3.5 miles northeast of the
subject property.
Aerial Map (2018 Aerial)
BACKGROUND:
The 40.86-acre (combined acreage) site is located at 2590 Kings Highway, Fort Pierce, FL 34951, east of
Kings Highway, approximately 1,300 ft. south of Saint Lucie Blvd. Southern Truss Companies is proposing
to expand their existing facility, situated on an 11.62-acre site (Parcel ID: 1336-231-0001-000-2) by
combining with a 29.24-acre parcel located east of facility, west of Taylor Dairy Road, north of the Fort
Pierce Farms Water Control District Canal (L20). The site is collectively zoned Industrial Light (IL), with a
Towns, Villages, and Countryside (TVC) Future Land Use Designation. The site is located within the Airport
Overlay Zone, the TVC overlay and the Urban Service Boundary (USB).
Previous Approvals
01/13/2004 The Board of County Commissioners approved Resolution No. 04-004, granting a Major
Site Plan for a 63,750-sf manufacturing building and a 5,000-sf office building known as
Atlantic Truss.
07/28/2020 The Planning & Development Services Director approved PDS Order 2020-042, granting a
Lot Split for the vacant 34.51-acre property (Parcel ID: 1336-240-0000-000-3) to the east of
Southern Truss’ current facility. The split intended to add 5.268-acres to their initial
expansion site to the north on St. Lucie Boulevard (Parcel ID: 1336-211-0000-000-3).
10/05/2021 The Board of County Commissioners approved Resolution No. 2021-339, granting an
Amendment to the Official Zoning Atlas from AG-1 (Agricultural – 1) to IL (Industrial,
Light for a subject 29.24-acre parcel located east of Southern Truss Companies facility,
Project Name: Southern Truss Companies
File No.: SPMj-5202126036
3
located west of Taylor Dairy Road, north of the Fort Pierce Farms Water Control District
Canal L20 in St. Lucie County, Florida. The purpose of the Amendment to the Official
Zoning Atlas request was to incorporate the site into the proposed expansion of the Southern
Truss manufacturing facility located at 2590 North Kings Highway, Fort Pierce, FL 34951.
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STANDARDS FOR SITE PLAN REVIEW
AS SET FORTH IN SECTION 11.02.07 OF THE
ST. LUCIE COUNTY LAND DEVELOPMENT CODE
The St. Lucie County Land Development Code (LDC) Section 11.02.07 establishes the Standards for Review
for Site Plans, and adjustments thereof. Approval shall be granted only if the applicant demonstrates the
following:
A. Consistency with Local Ordinances and Comprehensive Plan
The proposed Site Plan Adjustment is consistent with the general purpose and standards of the LDC and the
St. Lucie County Comprehensive Plan Goals, Objectives, and Policies.
Land Development Code:
The subject property is zoned Industrial, Light (IL), which is consistent with the Towns, Villages, &
Countryside (TVC) Future Land Use Designation. The site plan complies with the applicable standards for
use and design in the IL (Industrial, Light) Zoning District, meeting the criteria in the LDC Table 7-10, Lot
Size and Dimensional Requirements. Pursuant to LDC Section 3.01.03(T), the IL (Industrial, Light) Zoning
District permits establishments primarily engaged in producing laminated or fabricated wood trusses, arches,
and other structural members of lumber, as classified under the Standard Industrial Classification (SIC Code
2439).
The site currently consists of a 63,780 sq. ft. open-air manufacturing building, a 5,000 sq. ft. office, and a 32’
X 40’ (1,280 sq. ft.) covered storage building for storage (to be removed). The 63,750 sq. ft. open-air
manufacturing building and office were approved as a Major Site Plan in 2004 by the Board of County
Commissioners. Southern Truss since acquired the site, and proposes an expansion with an additional 33,600
open-air manufacturing building, improved vehicular use and parking area, lumber laydown storage areas,
expanded landscaping, and relocated on-site stormwater retention.
The site will maintain an existing full access driveway on Kings Highway. The expanded facility will be
served by 185 vehicular parking spaces and six (6) ADA-accessible parking stalls, exceeding the minimum
103 spaces required by the Institute of Traffic Engineers (ITE) Parking Generation Manual - 5th Edition for
Manufacturing (Land Use 140) and General Office Building (Land Use 710), as proposed at build-out.
The plan provides three (3) designated 12’ X 55’ loading zones to service the operations, a bicycle rack to
serve employees, particularly with multi-use paths planned with the future Kings Highway improvements,
two (2) enclosed dumpsters, and improved landscaping along the perimeter of the property in accordance
with LDC Section 7.09.00. The site plan depicts a future sidewalk connection to Kings Highway for the
roadway improvements.
Comprehensive Plan:
The project will provide new employment opportunities, increase future ad-valorem tax revenue, support
local manufacturing and exportation. The proposed development is consistent with the County’s
Comprehensive Plan.
Manufacturing is recognized by the Comprehensive Plan as a targeted industry that produces skilled, high
paying, long term employment opportunities contributing to the overall quality of life for St. Lucie County
Project Name: Southern Truss Companies
File No.: SPMj-5202126036
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residents. The proposal includes capital investment, new employment, and support of the following
Comprehensive Plan objectives and corresponding policies:
Objective 1.1.11: St. Lucie County shall continue to work with the interested groups and agencies to
increase and broaden the County's economic base while expanding existing business and industrial
opportunities.
Policy 1.1.11.1 - St. Lucie County shall actively assist to the maximum extent practical in the
recruitment of clean high growth industrial activities and maintain an expedited permitting
process for bona fide economic development projects, especially those within the Targeted
Industry List.
Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and
promote a sound and resilient local economy, St. Lucie County shall continue to work with the
interested groups and agencies to increase and broaden the County’s economic base while
expanding existing business and industrial opportunities
Policy 1.1.13.1 - St. Lucie County shall actively assist to the maximum extent practical in the
recruitment of clean high growth industrial activities and maintain an expedited permitting
process for bona fide economic development projects, especially those within the Targeted
Industry List, and for development projects located within the Foreign Trade Zone.
Policy 1.1.13.6 – The County shall support the expansion and recruitment of specialized
and/or export-oriented manufacturing industries, which provide higher wage employment
opportunities and encourage the development of ‘secondary’ product sector industry and
employment.
Objective 10.1.1: Develop and implement activities designed to improve the overall prosperity of St.
Lucie County and its residents.
Policy 10.1.1.2 - Encourage redevelopment projects and business expansions that will
promote economic development opportunities.
Goal 10.2: Diversify the year-round economy and establish an economic and cultural climate that will allow
St. Lucie County to effectively compete in the global economy.
Objective 10.2.1: Support efforts to diversify St. Lucie County’s economy and to make the county an
effective competitor.
Policy 10.2.1.3 - Identify locations for and encourage development of economic clusters for
business and industry that would benefit from being located near related industries in the
area as well as for other desired contributory business users with the potential for
significant employment.
B. Effect on Nearby Properties
The Major Adjustment to the Minor Site Plan will not have an undue adverse effect upon nearby properties,
the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting the
public health, safety, and general welfare. The development is consistent with the adjacent industrial uses
and is designed to integrate with the surrounding area.
Adjacent Zoning & Future Land Uses:
Location Future Land Use Zoning District Existing Land Use
Subject Property TVC (Towns, Villages,
and Countryside) IL (Industrial, Light)
AG-1 (Agricultural – 1)
Southern Truss Manufacturing
and Office Bldg. &
Undeveloped/Previous
Agricultural Land
Adjacent North TVC (Towns, Villages, IL (Industrial, Light) Tresure Coast Vault, LLC
Project Name: Southern Truss Companies
File No.: SPMj-5202126036
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C. Adequacy of Public Facilities
Utilities: The subject property is located within the Fort Pierce Utilities Authority (FPUA) service area.
Water and wastewater services are currently not available along this segment of Kings Highway. The Florida
Department of Transportation (FDOT) has plans to expand Kings Highway to a four (4) lane highway,
during which FPUA will extend water and wastewater services along the corridor. Should water and
wastewater services become available, the applicant/property owner will connect to FPUA services as noted
on the site plan.
Traffic: The trip generation for the proposed building was calculated using trip generation rates and
equations published by the Institute of Transportation Engineers (ITE) Trip Generation Report, 10th Edition.
The trip generation for the proposed expansion, from an additional 10 employees, is projected to result in 25
daily trips, including 4 AM peak hour trips (3 entering / 1 exiting), and 4 PM peak hour trips (2 entering / 2
exiting). Access to the site is provided via one (1) existing full access driveway connection on Kings
Highway. The traffic generated is not anticipated to adversely impact the level of service for Kings Highway.
The Traffic Impact Analysis was reviewed and approved by a third-party reviewer Kimly Horn on March 21,
2022.
The Capital Improvement Plan for Kings Highway considers expansion to four (4) lanes with bicycle lanes
along this stretch, north of St. Lucie Blvd. Based upon the Traffic Impact Analysis Report prepared by
Engineering Desing & Construction, Inc., a southbound left-turn lane at the project driveway is expected to
be constructed as part of the Kings Highway/SR 713 widening project from north of Commercial Circle to
north of St. Lucie Boulevard (FDOT Item Number 438379-2). The southbound left turn lane is not warranted
at this time and is anticipated to start during the Kings Highway buildout in Fall 2026 with completion in
Fall 2030. The project received preliminary approval from the Florida Department of Transportation on July
26, 2021.
ROW Adequacy: The County has not requested right-of-way with this site plan modification. The County
owns approximately 62,756 square feet or 1.44 acres ranging between 130-150 feet in width, between the
Kings Highway right-of-way and the subject parcel, to be used for the Kings Highway Improvement Plan.
D. Adequacy of Fire Protection
The Major Adjustment to the Minor Site Plan will not impose adverse impacts on the St. Lucie County Fire
District, with planned capacity. The closest Fire Station (Station #4– S. Airport) is located at 3601 Industrial
33rd St., approximately 3.5 miles to the northeast. The developer shall provide the Fire District with adequate
access control device codes or keys to permit emergency access to the property.
Parcels and Countryside) Approved Site Plan
AG-1 (Agricultural – 1) Helseth Holdings LLC
Undeveloped Agricultural Land
AG-1 (Agricultural – 1) Simu Properties Vacant
Undeveloped Agricultural Land
South
TVC (Towns, Villages,
and Countryside) AG-1 (Agricultural – 1) Philip C Gates Jr (TR)
Undeveloped Agricultural Land
AG-1 (Agricultural – 1) Grand Reserve HZE LLC
Undeveloped Agricultural Land
East TVC (Towns, Villages,
and Countryside) IL (Industrial, Light) La Fortuna Gardens Inc.
Vacant land
West Right-of-Way Right-of-Way St. Lucie County
Project Name: Southern Truss Companies
File No.: SPMj-5202126036
6
The Fire District’s final review and approval will be required before finalizing the associated site
development and building permit(s).
E. Adequacy of School Facilities
The St. Lucie County School District has reviewed the nonresidential project and determined it will not
create additional demand on public school facilities.
F. Environmental Impact
Background: The Environmental Resources Department (ERD) is in receipt of the February 24th, 2022 date-
stamped submittal from Planning and Development Services. The applicant is seeking approval of a Major
Adjustment to a Minor Site Plan that proposes the addition of a 33,600 sq. ft. manufacturing building to an
existing manufacturing site with accompanying drainage and infrastructure, and landscaping. There is an
existing 63,780 sq. ft. manufacturing building, a 5,000 sq. ft. office area and a 1,280 sq. ft. covered storage
area onsite. The 40.86-acre site is located at 2590 Kings Highway, in unincorporated St. Lucie County,
Florida.
Findings: An Environmental Assessment (EA) prepared by EDC, Inc., dated April 26th, 2021, was provided,
and reviewed. The subject site does not contain native habitat as the western parcel was fully developed in
2003 under the Atlantic Truss Company major site plan (MJSP-03011, Resolution 04-004), and the eastern
parcel was previously impacted by agricultural activities. Additionally, no listed species or wetlands were
observed onsite.
A landscape plan prepared by Conceptual Design Group, Inc., dated 2/23/2022, was reviewed and found to
be consistent with the land development code (LDC). Tree mitigation for the proposed removal of 286” of
oak trees is to be met via the preservation of 372” of oak trees, which is consistent with the tree mitigation
standards outlined in LDC 6.00.05.D. Additionally, sixteen (16) cabbage palms are proposed to be relocated,
an additional sixteen (16) cabbage palms are proposed to be preserved, and a number of existing native trees
not credited towards mitigation, are successfully incorporated into the landscape plan.
Recommendation: ERD has no objection to the proposed major adjustment to the minor site plan with the
collective conditions outlined below.
STAFF RECOMMENDATION:
Staff has determined that the proposed Major Adjustment to the Minor Site Plan meets the standards for
review outlined in LDC Section 11.02.07 and is consistent with the Goals, Objectives, and Policies of the
Comprehensive Plan, therefore, staff recommends approval of PDS Order 2022-014, containing the
following conditions along with standard disclosures for new development:
1) Within 30 days of the recorded order date of this approval, the applicant and/or property owners shall
record warranty deeds in the St. Lucie County Public Records to combine Parcels ID#s 1336-231-
0001-000-2 and 1336-240-0000-000-3 under one (1) combined parcel ownership.
2) Within 90 days of the recorded order date of this approval, the applicants, property owners,
developers, successors, or assigns, shall remove the existing 23’ X 40’ covered awning building.
3) Prior to issuance of a Vegetation Removal Permit/Exemption, listed species surveys including but
not limited to the state-protected gopher tortoise and federally-protected northern crested caracara,
may be required per state and/or federal survey protocol. Should any listed species be found as a
result of these updated surveys, appropriate permits from state and federal agencies shall be required.
4) Prior to the issuance of a Certificate of Occupancy, all Category I listed invasive species shall be
eradicated from the site.
5) The project shall connect to central water and sewer services when made available through Fort
Pierce Utilities Authority.
Project Name: Southern Truss Companies
File No.: SPMj-5202126036
7
Attachments:
- Site Plan
- ERD Final Report
- Boundary/Topographic Survey
- PDS Order No. 2022-014