Quasi-Judicial Hearing - Review and approval of an application for a Site Plan (Development and Design Review) by property owner, BGDN LLC, and representative, Leslie Olson, Principal of District Planning Group, to construct a 312-unit multi-family luxury apartments development with a Clubhouse, Barbeque and Pool area, Indoor Gym, Tot Lot, and associated site improvements at or near the SE Corner of Graham Road and S. Jenkins Road and approximately 669 feet south of Graham Road in Fort Pierce, Florida, more specifically located at Parcel Control Number(s): 2418-333-0004-000-0, 2418-333-0003-000-3, 2418-333-0002-000-6, 2418-333-0001-000-9.

• Request for review of an application for a Site Plan (Development Review and Design Review) to construct a 312-unit multi-family luxury apartments development with a Clubhouse, Barbecue and Pool area, Indoor Gym, Tot Lot, and associated site improvements.

• The applicant is requesting approval of proposed 312 dwelling units on approximately 18 acres for a density of 17.33 dwelling units per acre based on the following: 

  The underlying Future Land Use allows for a density of up to 18 units per acre. The adopted Zoning of High-Density Residential permits up to 15 units per acre for a conventional development before the application of density bonuses provided in the Land Development Ordinances and Comprehensive Plan. The City’s Comprehensive Plan, Policy 1.1.9, provides an undefined density bonus for voluntary contributions to needed public infrastructure

• The City will allow density bonuses if the developer provides or makes contributions above minimum requirements to facilities that provide a public benefit. Such contributions shall include park land dedication or park facilities, infrastructure and transportation facilities, beach access and fishing piers. In establishing the value of the facilities and the appropriate density bonus, the following will be considered: 

  A.Hard costs—All material and labor costs for the construction of the facility.
  B. Soft costs—Fees and costs required for the design of the facility.
  C. Land costs—Land to be transferred to the City or other public agency associated with the facility.
• The developer of Regatta Luxury Apartments proposes to construct a sidewalk on their site, connecting to Samuel S. Gaines school to the south, then complete the off-site sidewalk connection gaps on the east side of Jenkins Road between the subject site and Okeechobee Road in exchange for an additional 2.33 units of density. The applicant also states that the proposed development also qualifies for Innovative Residential Development, which would provide for up to an additional 3 units of density, but the applicant and owner/developer has not requested that designation.

• The applicant has submitted the hard costs of the public benefit facilities that exceed the City Code requirements.
  
  Therefore, Staff recommends APPROVAL of the density increase 2.33 units per acre.

Planning Staff is recommending APPROVAL of the proposed 312-unit multi-family development with the following conditions: 

 

1. A completion certification by a landscape architect, cost estimate and landscape bond pursuant to City Code 123-6 shall be required before the Final Certificate of Occupancy is approved for the site.
2. Prior to the issuance of any site clearing permits, the applicant shall provide a Tree Mitigation Survey and coordinate with the City of Ft. Pierce Arborist for the required mitigation of the City regulated trees proposed to be removed as a result of this site’s development/construction activity.
3. If a monument sign is proposed, please consider installing a landscaped area around the proposed monument sign base which extends a minimum distance of three (3) feet in all directions. Such landscaped area shall be completely covered by ground cover and shrubs, hedges, or similar vegetative materials.
4. A Unity of Title with the St. Lucie County Clerk of Courts and a Parcel Combination with the St. Lucie County Property Appraiser shall be completed prior to the issuance of any Building Permit.
5. After completion of the Unity of Title and Lot Combination, a General Address Request Form for the newly created Parcel ID and for each proposed building and residential unit shall be submitted to the Planning Department.
6. All required Right-of-Way Permits must be approved and installation of the proposed southern sidewalk extension to Okeechobee Road must be completed prior to Final Certificate of Occupancy is approved for the site.
7. Preparation for a school bus stop/shelter within the multi-family development be discussed with the St. Lucie County School Board.
8. Electric Vehicle infrastructure be installed as part of the proposed parking.

• Approval with alternate conditions
• Denial

Vennis Gilmore, Assistant Planning Director

• Technical Review Committee
• Planning Board