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Agenda Item # 10.d.
City Commission Regular Meeting
Meeting Date:
07/06/2015
Re
Planned Development (PD) - Rocla Concrete Tie Manufacturing Plant - 600 S 3rd St
Submitted For:
Rebecca Grohall

SUBJECT:

Approve with conditions a final development plan (PD - Planned Development ) submitted by the property owner, FEC RR, applicant, Rocla Concrete Tie, Inc., and representative Stephan Matthes of Culpepper & Terpening, Inc. for the development of an industrial concrete railroad tie manufacturing plant.

SUMMARY:

  • The property owner and applicant are requesting the review and approval of a Planned Development (PD) to rezone and authorize the development of an industrial manufacturing plant at 600 South 3rd Street. The subject property is 7.18 acres, as is currently zoned I-1, Light Industrial.
  • The proposed development plan consists of a 16,850 sq. ft. manufacturing facility, 2,625 sq. ft. support office, two concrete batch storage silos, and a large stabilized area for the storage and staging of finished product.  The plan also incorporates an estimated 550 ft. railroad spur to accommodate deliveries to and from the site, vehicular parking, site lighting, landscaping, and storm water facilities to support the proposed plant. 
  • The plant is intended to supply FEC with new, and replacement, concrete ties for existing railways as well as the proposed All Aboard Florida (AAF) railway expansion project.  Manufacturing operations are presented to commence six (6) days a week with (2) two, eight hour work shifts daily. The work shifts are presented to be from 7 AM to 3 PM and 7 PM to 3 AM.
  • The  manufacturing structure is proposed at 38 ft. in height, with the proposed storage bin structures extending to a peak height of 45’ 7”.The proposed architectural design is reflective of a pre-engineered metal building with various architectural embellishments to improve the mundane presentation of a sizeable industrial structure.
  • The proposed project is anticipated to generate 112 additional daily trips, including industrial traffic for the delivery of concrete materials.
  • The Planning Board, at their June 9th, 2015 meeting, voted 7-3 to recommend approval of the requested Zoning Atlas Amendment and associated Planned Development (PD), further affirming the use as light-industrial.
  • A total of 184 notifications of the proposed Zoning Atlas Amendment and Planned Development (PD) were mailed to the owners of property located within 500 feet of the subject property.  As of June 29, 2015, 13 responses have been received. Of these responses, 4 are in opposition, and 9 are in support of the request. An update will be provided to the City Commission, at the meeting.

RECOMMENDATION:

Approval on the proposed Planned Development contingent upon final approval of the concurrent request for a Zoning Atlas Amendment, with the following conditions:
  1. Adoption of a defined delivery route for the facility, which deters use of, and minimizes conflicts with residential or non-industrial roadways;
  2. The facility confines operational hours for the rail component, servicing the site, to reflect the established time schedule for transitioning of noise limitations (limiting operations between 11 pm – 7 am);
  3. The property owner and/or applicant provide necessary, and reasonable, contributions to roadway improvements, not to exceed $50,000, in order to offset impacts of the facility operations prior to issuance of a Certificate of Occupancy;
  4. The existing chain-link, barbed wire, fence presently securing the western portion of the site is replaced with an appropriate alternative to comply with established design review guidelines.
  5. The property owner and/or applicant provide payment in-lieu of providing a sidewalk along South 3rd Street, prior to building permit issuance;
  6. The property owner and/or applicant record a unity of title for the project boundaries, prior to building permit issuance;

ALTERNATIVES:

  • Approval with alternative conditions
  • Denial

RESPONSIBLE STAFF:

Kori Benton, Senior Planner

COORDINATED WITH:

Rebecca Grohall, AICP, Planning Manager
Nicholas Mimms, PE, Deputy City Manager

Fiscal Impact

Budgeted Y/N:
Fiscal Year:
Account:
Amount:

OTHER INFORMATION:

Staff is awaiting verification from the St. Lucie County Property Appraiser, as to the taxable status of the subject property is uncertain, based upon ownership by FEC Railroad, and the current tax exemption applied to the property.

The portion of Ad-valorem taxes due to the City of Fort Pierce is approximately $64,548, if the estimated, collective, tax assessment of $250,000 provided by the applicant and the St. Lucie County Economic Development Council is applied.

Furthermore, Rocla Concrete Tie, Inc. has presented a commitment to provide a contribution of up to $50,000.00 to assist the City of Ft. Pierce in the development of a conceptual design and improvement costs to the surrounding offsite roadways and resurfacing of 3rd Ave.

Attachments

Form Review

Inbox Reviewed By Date
City Manager rbradshaw 07/02/2015 09:04 AM
Form Started By:
kbenton
Started On:
06/26/2015 11:20 AM
Final Approval Date:
07/02/2015