Planning and Zoning Board - Regular Meeting

Approval to the City Council, recommend approval with conditions, or recommend to deny to the City Council, or if you need further information, you're more than welcome to table this application to a future meeting. This concludes my presentation, and I'm here to answer any questions that you guys may have.

Okay, and as the City is the applicant, there's no other presentation. Any members of the Board have questions?

I have a question. I'd like to see the overhead again. I guess that's not a question.

Is there a question on the overhead?

Thank you. I have a question, Mr. Chairman. Was there a requirement of a 750-foot notification for this?

Yes, sir, there was. And that was sent out, yes. Okay, great.

Thank you.

Any other questions, members of the Board? And again, this is for... Future city facilities or governmental facilities only, correct?

So again, this is part of the city hall complex. This is just bringing these properties back into compliance with what we currently have here. So this site is currently institutional. We're just bringing all the city-owned property into institutional. Again, we're just making everything the same zoning and future land use classification that is coming through. Great.

SO MR. CHAIR, IF I MAY ELABORATE, SO THERE'S NO PROJECTS PLANNED FOR ANY OF THESE CITY INITIATED LAND USE AND ZONING CHANGES. WHEN WE ACQUIRE PROPERTY, MOST OF THE CITY OWNED PROPERTY IS EITHER ZONED INSTITUTIONAL OR IF IT'S UTILITIES, IT'S ZONED UTILITY AND SAME THING WITH THE LAND USE. We expect our customers to modify their zoning and land use, and basically we have no plans for this. It's probably going to be an enhanced buffer for the residents. No plans whatsoever. This is kind of like a paperwork true-up. We own the land. We should just get all the paperwork lined up, and that's exactly what this is.

When do you decide to do this paperwork true-up?

Typically, when we acquire property, there's a list of different things that have to happen, and they're not all associated with our department. There's due diligence and paperwork, and I don't even have the list in front of me.

But it's like a standard process, so whenever you get around to it, it comes in front of the planning board.

There's a list of things to be done, and we own this property, and we're like, okay, let's just get everything squared away.

Great. Thank you. Okay. Great. Any other questions? Okay. Thank you, Francis. This is a public hearing. Any members of the public wish to speak on this item? Seeing none, close the public hearing. And any final comments from the members of the board or a motion to discussion?

I'll make a motion to approve P.2.6.105, small-scale future land use map amendment, City of Port St. Lucie, Southwest Cale Street properties. Second.

Okay, we have a motion and a second. Any further discussion? All in favor say aye. Aye. Any opposed? Okay, 7B. Francis? In public hearing? Staff?

Good evening again, Board. This application in front of you now is the City of PSL 142 Southwest Thanksgiving Street property. Again, this is another small-scale comprehensive plan amendment. Again, for the record, I am Francis Horman. I am with the Planning and Zoning Division. This is another small-scale future land use map amendment request, and this is to change the designation of approximately 0.23 acres from low-density residential to institutional. Again, we as the City of Port St. Lucie are the property owners, and this is located on the south side of Southwest Thanksgiving Street, west of Southwest DeRosa Boulevard. This is moving to the northern portion of the City Hall complex. This is a single standalone lot, as you can see from the aerial. The subject site is outlined here in yellow. The aerial is a bit dated. I do apologize, but that site is currently vacant. That house that you're seeing does not exist anymore. It is no longer there. The overall area does have an existing land use classification of low density residential, or RL, with the city complex again being institutional in future land use like the previously stated one again many parts of the comprehensive plan and the master plan and the future service needs the city is able to acquire these properties and when they do they're allowed to bring them in and again none of these changes to the future land use or zoning or anything of that nature do not dictate construction they're just again it's more of a true up before bringing everything into to cohesion and compliance AGAIN, THE SUBJECT PROPERTY DOES CONTAIN ONE PARCEL IMMEDIATELY ADJACENT TO THE COMPLEX. THE PARCEL DOES HAVE A CONCURRENT REZONING APPLICATION. AND THE PURPOSE OF THIS APPLICATION AGAIN IS TO CHANGE THE FUTURE LAND USE FROM LOW DENSITY RESIDENTIAL TO INSTITUTIONAL. THE CHANGE DOES DETERMINE THAT IT WOULD INCREASE THE potable water per gallons per day as well as the wastewater. But again, we do have ample amount of wastewater capacity as well as the traffic would also increase by one average daily trip. There is no impacts to the parks or the schools as well as the flood area is a minimal risk and there is no wetlands on this property. As stated before, it does CORPORATE TO POLICY 1171 AS WE HAVE REVIEWED IT. THE SUBJECT PROPERTY DOES HAVE A CONCURRENT REZONING APPLICATION WHICH YOU'LL HEAR LATER AND THE INSTITUTIONAL FUTURE LAND USE DESIGNATION WOULD ALLOW FOR ANY USES SUCH AS PUBLICLY OWNED BUILDINGS OR ANYTHING WITHIN THE INSTITUTIONAL ZONING DISTRICT. AGAIN PLANNING AND ZONING DEPARTMENT STAFF DID REVIEW THE POSITION AND WE DO FIND IT CONSISTENT WITH THE INTENT OF THE DIRECTION IN THE CITY'S COMPREHENSIVE PLAN AND YOU AGAIN AS THE BOARD HAVE THE ABLE TO APPROVE, RECOMMEND APPROVAL TO THE CITY COUNCIL, RECOMMEND IT WITH CONDITIONS OR RECOMMEND DENIAL BASED OFF YOUR DECISION. THIS INCLUDES MY PRESENTATION AND AGAIN I'M HERE TO ANSWER ANY QUESTIONS YOU MAY HAVE FOR US.

AND AGAIN THE APPLICANT IS THE CITY SO YOU DON'T NEED ANY FURTHER PRESENTATION. ANY QUESTIONS MEMBERS OF THE BOARD? AGAIN THIS IS BASICALLY LIKE A LAND BANKING LIKE WE DID FOR THE LAST TIME. AND AT ANY, ALTHOUGH WE HAVE IMPACT noted on for traffic and water. There's no intention in the near future to do anything right now.

Correct. And if I may, so when we evaluate a land use change, just by process, we always have to evaluate the highest and most impactful use of what, you know, what are we now and what are we going to? And you know, as you review those regularly, if you're going from like single family residential to a restaurant, right, that, you know, really is informative to you. this instance is kind of a paper exercise because the city bought that property the house has been demolished and it's just the last piece of property and our frontage there there's no plans to develop it but we're still going through the you know paperwork analysis because that's what we do that's the process correct okay any other questions

All right. This is a public hearing. Any members of the public wish to speak on this item? Seeing none, close the public hearing. Any final comments? Members of the board, entertain a motion.

I'll make a motion to approve P26-107, small-scale future land use map amendment, City of Port St. Lucie, 142 Southwest Thanksgiving property.

Second. Motion is second. Any further discussion? Hearing none, all in favor say aye. Aye. Any opposed? Okay, 7C. Open a public hearing. And Ms. Grubb.

Good evening, Mr. Chair, members of the board, Bethany Grubbs with the Planning Department. The application before you is another city-initiated project entitled Commerce Center South. It's a small-scale comprehensive plan amendment. The request is to change the land use for approximately 24.98 acres of land from recreation open space and commercial service to conservation open space for property that's located west of Commerce Center Drive, north of Maidstone Drive in the PGA Reserve Village neighborhood, and east of Commerce Lakes Drive. The subject property as a whole, because it does consist of two properties, is outlined in yellow. And here you see just north of PGA, east of the industrial development. And what you see on the north side of the roadway is Commerce Center North, which was before you as part of our lands acquisition management plan, which is slated for a passive park in the future. This project with this land use, it contains mostly a lake and is just to be preserved as part of our conservation lands initiative with land banking. at this time. And the existing land use is split OSR and commercial service. The proposed land use is conservation open space. And the current zoning is industrial. However, later on in this agenda, we have a companion application to rezone the property to OSC for consistency. We were deeded, the city was deeded the properties to satisfy the reserve DRI requirements. And also the 2.12 acre parcel was deeded to the city by the PGA Village POA. And again, both parcels will be preserved as open space through the city's conservation lands program. The current future land use of the designation, the one parcel, the larger one, is 17.27 acres of OSR. And as I said, it's split 7.7 acres of that one parcel is CS. THE COMPREHENSIVE PLAN ACKNOWLEDGES CONSERVATION OPPORTUNITIES THROUGH ENHANCED PUBLIC OWNERSHIP OF LAND, AND THIS LAND USE AMENDMENT FURTHERS GOAL 5.2, WHICH STATES THAT THE CITY SHALL CONSERVE, PROTECT, AND MANAGE NATURAL RESOURCES OF THE CITY IN A MANNER WHICH MAXIMIZES THEIR FUNCTIONS AND PURPOSES. There are adequate facilities present to serve the parcel. Again, this is an exercise. While there's no development plans, the state requires that you look at the most intense use of a development potential based off the land use. However, there will be, based off of that, a decrease in public facilities. services the Planning and Zoning Department staff finds the petition to be consistent with the intent and direction of the city's comprehensive plan and recommends approval the board may recommend approval approval with conditions or denial that concludes my presentation I'm here to answer any questions as the city's the applicant and again the applicant is the city so any questions from members of the board

All right. Seeing none, just to confer, this property is going to stay as is. We're not going to touch it and do anything with it, correct?

There are no plans to develop the property.

Okay. And although we had testified that there's impact potential, there's actually going to be no impact on water or traffic, correct?

There would be a decrease as the property is currently service commercial and OSR, which are higher intense uses.

Okay, great. All right. This is a public hearing. Any members of the public wish to speak on this item? Seeing none, we'll close the public hearing and we'll entertain a motion.

Motion to approve P26-116, Commerce Center Drive South. Second.

Your motion is second. Any other discussion? All in favor say aye. Aye. Any opposed? Okay. Okay, items 8A through 8C are quasi-judicial in nature. Anyone who wants to speak on this item, please fill out a comment card and give it to the clerk, and our city attorney will go over the quasi-judicial procedures. Madam City Attorney.

Good evening. All of the items listed under Section 8 of your agenda tonight are quasi judicial in nature. This is when the board steps out of its legislative policy policymaking role and instead applies existing policy and regulations to applications and the facts presented before them. Additionally each board member will disclose whether they have engaged in any ex parte communications prior to each item moving forward and any Anyone who wishes to speak on any of these four items should stand now to be sworn in by the clerk.

Please raise your right hand. Do you swear or affirm the testimony you offer today is the truth and nothing but the truth? I do. Thank you.

Okay, thank you. 8A, from left to right, any ex parte communication? Pete? Peter, any ex parte communication?

None, none.

NONE. I DID SPEAK WITH THE APPLICANT'S REPRESENTATIVE. NONE.

NONE. NONE.

OKAY. ITEM 8A, WE OPEN THE PUBLIC HEARING AND HAVE STAFF PRESENTATION.

GOOD EVENING, BOARD. Planning and Zoning Department, I have been sworn in and the official files were provided to the clerk at least five days prior to this meeting. Madam Clerk, please enter the file into the record. The project before you tonight is a Wilder Master Sign Program Amendment Number 1, Project P23057-A1. The owner of the property is Greenpoint LLC and applicant Derek Phillips of Lucida Associates. The property is located west of Interstate 95, north of Glaze Cutoff Road and west of West Midway Road. Here's the property outlined in yellow. So north, we have Midway Road and agricultural land in St. Lucie County. At the south, we have residential and vacant land also in St. Lucie County, and we have Glaze Cut-Off Road. To the east, we have vacant property, FPL facility, and infrastructure, and to the west, residential and utility. The Wilder Master Size Program provides signage and regulations for all of the development within LTC Ranch or Wilder development of regional impact. The primary focus of the proposed amendment is to indicate the location of signs from curbing, edge of pavement, or edge of travel lanes and include verbiage requiring a Public Works Department approval letter for signs located in the public right-of-way. Another amendment is to increase the allowable area for the wayfinding and directional signs from 15 to 36 square feet. Other proposed changes include update to exhibit C. The site plan review committee recommended approval of the mass assigned program amendment on December 20, 2025. Staff finds the proposed amendment complies with the requirements of Section 15503 of the city's sign code and recommends approval. This is the end of the presentation. Do you have any questions?

Thank you, Marissa.

Any questions for Marissa?

I have a question. Eric, why it seems 15 to 36 is a pretty dramatic increase. Is that typical?

Let me go back. YES. SOME OF THE SIGNS ARE LOCATED IN FRONT OF THE LARGER DEVELOPMENTS. SO THEY WILL PROVIDE DIRECTION FOR RESIDENTS. AND THE APPLICANT IS HERE SHOULD YOU HAVE ANY ADDITIONAL QUESTIONS.

THANK YOU. ANY OTHER QUESTIONS FOR MARISA? THE APPLICANT IS HERE.

Good evening, board. Derek Phillips, Lucido and Associates. I just want to thank staff for the review. I know it's taken quite some time. And I'm here to answer any questions.

We got a question, Eric. I'll just repeat the question. Is it pretty typical to go from 15 square feet to 36? Seems like a dramatic increase.

Yeah, with the master sign program with the city of Port St. Lucie, they allow 15 square feet per sign. Our total is going to be a cumulative square footage. So directional and wayfinding signs, whether it's in a mixed-use community, residential, commercial, it's just the additional non-governmental signs that will assist the residents or patrons.

Patrons. Just to follow up on that, does that mean we're talking about arrows pointing in certain directions or are we talking about, can you describe or elaborate a little bit on the directional signs, wayfinding signs?

Yeah, well, it just depends on the type of development. It's your normal. So I'll just use a hospital, for example. Hospital's a big site. Obviously, it'll direct you to the emergency room, any special rooms within the private site. So these will not be in the public right of way. As we did state, anything that will be in the public right of way would have to go through an additional review with Public Works and get their approval.

OK. Any other questions? Okay, Derek, let me just elaborate on that a little bit. So this is all going to be within the development? This is going to be within the entire LTC. DRI?

Yes.

And how large is that?

Just ballpark it. A few thousand acres.

Okay. So 36 square feet for a few thousand acres. Not that big of a deal? Correct. And really, basically, you're just trying to clean up the language in the current DRI? Is that what you're doing here?

Yeah, just as new developments will come within LTC, we restart maximum in certain type of signs. Right. So we're just adding additional signs to accompany the clients that are coming online.

Probably not unlike any other developments going on.

No. It's larger developments. Majority of the new tenants need bigger signage or they fit within the water signage program or city code.

All right. Any other questions for the applicant? OK. Any other questions for staff? Any comments? This is a public hearing. Any members of the public wish to speak on the item? Seeing none, close the public hearing. Any further comments from applicant or staff? OK.

So we will call for a motion to approve P23-056-A1, the LTC Ranch Wilder Master Sign Program.

I'm sorry, I'm showing I'm on P23-057-A1. Is that the project number? Yeah.

As I see it.

We'll just reread what you're saying.

Motion to approve P23-057. I'm sorry. A1 LTC Ranch. Wilder Master Sign Program. I'll second.

Okay, we have a motion and a second. Any further discussion on the item? Seeing none, all in favor say aye. Aye. Any opposed? Okay. We are on item 8B, P26-106, City of Port St. Lucie. Welcome back, Mr. Foreman. Thanks, Port St. Lucie. Before we go on, any expertise from left to right? Peter?

None. None.

None. None. None. None. None. And just as an update, this is these are companion items to the ones we previously discussed.

Good evening, board. The item before you is another city initiated rezoning. So this is, again, the city of PSL Southwest Kale Street properties. For the record, I am my name is Francis Foreman. I'm with the Planning and Zoning Division. I have been sworn in in the city. Official city file has been given to the city clerk's five days prior to this meeting. Madam Clerk, if you could please enter that file into the record. The item, again, the request before you is to rezone five parcels totaling 1.23 acres from the single-family residential zoning district to the institutional zoning district. The owner of the property is the city of Port St. Lucie, with this site being located on the east side of Southwest Kale Street, north of Southwest Port St. Lucie Boulevard. So you are correct, Chair. This is the companion rezoning to the future land use amendment that you guys saw just a moment ago. Again, this is an aerial of the overall area with the subject sites being outlined here in yellow. Again, the current land uses of the overall area are a mix of low residential density and institutional with some general commercial to the south. There are compatible zoning districts to that future land use district with, again, RS2, some general commercial, and some professional as well. The purpose of this application, again, is to just rezone the five parcels of property to institutional, which, again, is just to be consistent with the overall city hall complex, just so that everything, all the properties that are owned by the city within this complex are institutional in nature. THE PROPOSED REZONING IS CONSISTENT WITH THE PROPOSED COMPREHENSIVE PLAN AMENDMENT PER POLICY 11413 WHICH JUST ESTABLISHES THE FUTURE LAND USE CLASSIFICATIONS WITH THEIR COMPATIBLE ZONING DISTRICTS. THE PLANNING AND ZONING DEPARTMENT STAFF FINDS THE PETITION TO BE CONSISTENT WITH THE INTENT AND DIRECTION OF THE CITY'S COMPREHENSIVE PLAN AND DOES RECOMMEND APPROVAL. You, as a board, can recommend approval to the city council, or if you wish, recommend denial to the city council. Or if you need further clarification or more information, you can more than welcome to table this to a future hearing down the road. This concludes my presentation, and I'm here to answer any questions that you may have for staff.

Okay, again, the applicant is also the city. This is a public hearing. Any members of the public wish to speak on this item? Seeing none, we close the public hearing. Any questions of the applicant?

I'll make a motion to approve P26-106, City of PSL, Southwest Kale Street Properties, rezoning.

Second. Okay, we have a motion and a second. Any further discussion on the item? Seeing none, all in favor say aye. Aye. Motion carries. Okay, 8C. Welcome back, Mr. Foreman. Okay. Are we open to public hearing? Ex parte. Ex parte. Thank you. None.

None. None. None. None.

None.

Good evening again, Board. Again, this is another, this is the second companion city-initiated project known as City of PSL 142 Southwest Thanksgiving Avenue Properties. This is the companion rezoning to the future land use map amendment that you heard earlier. Again, for the record, Francis Ormond with the Planning and Zoning Division. I have been sworn in, and the official city file has been given to the city clerks five days prior to this meeting. Madam Clerk, if you could please enter that file into the record. This request is to rezone the single parcel totaling in 0.23 acres from single family residential TO THE INSTITUTIONAL ZONING DISTRICT. AGAIN, THE OWNER OF THE PROPERTY IS THE CITY OF PSL, WITH THIS SITE BEING GENERALLY LOCATED ON THE SOUTH SIDE OF SOUTHWEST THANKSGIVING AVENUE, WEST OF SOUTHWEST AROSO BOULEVARD. AGAIN, JUST FOR YOUR REFERENCES, THIS IS THE OVERALL AREAL FOR THE SUBJECT SITE BEING OUTLINED HERE IN YELLOW. THIS IS ON THE NORTH SIDE OF THE CITY COMPLEX. The overall area does have land uses of low density residential with institutional being the city complex with compatible zoning districts of RS2 or single family residential and institutional. The subject property, again, is just one vacant residential parcel immediately adjacent to the city complex with the purpose of this application to be to rezone the property to institutional to, again, make all city-owned property just coherent and consistent with institutional. This application rezoning does meet the comprehensive plan of policy 11413 of the future land use element, which just establishes the future land use designations with the compatible zoning districts. PLANNING AND ZONING DEPARTMENT STAFF DID REVIEW THE PETITION AND DOES FIND IT CONSISTENT WITH THE INTENT AND DIRECTION OF THE CITY'S COMPREHENSIVE PLAN. AND AGAIN, YOU AS A BOARD CAN RECOMMEND APPROVAL TO CITY COUNCIL OR DENIAL OR AGAIN, TABLE IF YOU NEED MORE INFORMATION. THIS CONCLUDES OUR PRESENTATION AND I'M HERE TO ANSWER ANY QUESTIONS THAT YOU MAY HAVE FOR STAFF. AGAIN, FOR THE PUBLIC, THIS APPLICANT IS A CITY.

SO MEMBERS OF THE BOARD HAVE ANY QUESTIONS? OKAY, SEEING NONE, ANY MEMBERS OF THE PUBLIC WISH TO SPEAK ON THIS ITEM? SEEING NONE, WE'LL CLOSE THE PUBLIC HEARING. And we'll call for a motion.

Make a motion to approve P26-108, City of Port St. Lucie, 142 Southwest, Thanksgiving Avenue, property rezoning.

Second. Okay, we have a motion and a second. Any further discussion? Hearing none, all in favor say aye. Aye. Any opposed? Okay, carries. 8D, members of the board, any ex parte communication, Pete?

None. None.

None. None. None. None. None. Okay. Ms. Grubbs.

Good evening. Bethany Grubbs with the Planning Department. I have been sworn in and the official file has been provided to the clerk at least five days prior to this meeting. The application is the companion application to the comp plan amendment heard before. This application is City of Port St. Lucie Commerce Center South rezoning application. and it's a request to rezone the two parcels totaling 24.98 acres from the Industrial Zoning District to the Open Space Conservation Zoning District. The applicant and property owner is the City of Port St. Lucie and the property is generally located south and west of Commerce Center Drive, north of Maidstone Drive and east of Commerce Lakes Drive. The entire property is outlined in yellow. It's currently zoned industrial. This is a request to rezone the property to open space conservation. Again, the city was deed at the 24.98 acres under two separate transactions previously. And this proposed rezoning request to OSC zoning designations consistent with the proposed OSC land use. The rezoning supports the city's comprehensive plan by promoting the conservation, protection, and management of natural resources and advances goal 5.2 of the comprehensive plan to preserve, protect, and manage natural resources of the city in a manner which maximizes their functions and purposes. The Planning and Zoning Department finds the petition to be consistent with the intent and direction of the City's Comprehensive Plan and recommends approval. The Board may recommend approval to the City Council, recommend approval to the City Council with conditions, or recommend denial to the City Council. That concludes my presentation. I'm here for any questions.

Thank you, Ms. Grubbs. And again, the applicant is also the City. Any members of the Board have any questions for Ms. Grubbs? MR.

CHAIR, I JUST WANT TO MAKE A COMMENT. SO I COMMEND THE CITY FOR DOING THIS BECAUSE A LOT OF RESIDENTS HAVE REQUESTED THAT MORE LAND BE PRESERVED FOR WILDLIFE AND SO FORTH. SO THIS IS GREAT. I WISH THERE WAS A ROOM FULL OF PEOPLE TO SEE THAT THE CITY IS DOING THIS.

I SECOND THAT. GREAT JOB. IT IS. THANK YOU.

ANY OTHER COMMENTS OR QUESTIONS? SEEING NONE, THIS IS A PUBLIC HEARING. ANY MEMBERS OF THE PUBLIC WISH TO SPEAK ON THE ITEM? UNFORTUNATELY SEEING NONE, I WILL CLOSE THE PUBLIC HEARING AND I WILL ENTERTAIN A MOTION.

I'LL MAKE A MOTION TO APPROVE P26-117, CITY OF PSL COMMERCE CENTER SOUTH REZONING APPLICATION.

I'LL SECOND. WE HAVE A MOTION AND A SECOND. ANY FURTHER DISCUSSION? SEEING NONE, ALL IN FAVOR SAY AYE. AYE. ANY OPPOSED? AYE. AGAIN, I ECHO PETE'S COMMENTS AND ERIC'S COMMENTS, DOING A GREAT JOB PRESERVING OUR OUR LAND, APPRECIATE THAT. ANY NEW BUSINESS, MAYOR? NO, SIR.

I HAVE SOME NEW BUSINESS, JUST WANTED TO SAY CONGRATULATIONS, MR. NORDEN, IN CASE I MISSED IT AT THE BEGINNING OF THE MEETING. Congratulations, sir.

We all win. I do want to take a point of personal privilege here as we are coming into college football season. Go Canes. Any old business, Mayor? No, sir. All right. Any public wishes to be heard? Seeing none, we're adjourned.