PD2024-00005
Master Plan Development - Tall Pines
Parcel ID(s): 1433-210-0003-000-9 and 1433-310-0002-000-9

*THIS ITEM WAS PULLED BY THE APPLICANT AT THE DECEMBER 9th, 2024 PLANNING BOARD MEETING*

The subject site is located approximately 1,300 feet south of St. Lucie Boulevard, between North 25th Street and North U.S. Highway 1. It is comprised of 41.63 acres and identified by the parcel numbers 1433-210-0003-000-9 and 1433-310-0002-000-9. The subject site is under the jurisdiction of St. Lucie County and is proposed to be annexed to the City of Fort Pierce. The existing future land use (FLU) designation is Residential Medium (RM), and the zoning classification is Residential, Mobile Home-5 (RMH-5). The existing uses are manufactured homes and outdoor storage.
 
The Tall Pines development is primarily surrounded by residential uses including two mobile home parks, duplexes, and single-family homes. Immediately northwest and west of the subject site are single-family homes. Northeast are mobile homes, buffered from the subject site by Taylor Creek. East of the subject site, also buffered by Taylor Creek are two mobile home parks – Colony Club Mobile Home Park and Ridge Coast Mobile Home Park – and vacant land. Further east, along North U.S. Highway 1 are an automobile sales & rental dealer, the PUP self-storage facility, and the PUP Storage Plaza. Across Canal I to the south are additional single-family homes and a public park. Properties to the north and east of the subject site fall under St. Lucie County Jurisdiction, while properties to the west and south have mixed jurisdiction between St. Lucie County and the City of Fort Pierce.
 
EXISTING
Tall Pines is currently a 55-plus mobile home community that consists of 214 manufactured homes, 40 unoccupied manufactured home lots, a clubhouse, amenities including a pool, pickleball courts, shuffleboard courts, bocce courts, and an outdoor storage area. Ingress and egress to and from the manufactured home development is via Cherokee Avenue along the northern boundary of the subject site. While Bryant Road on the west does connect to the subject site, an existing fence limits access to the park.
 
PROPOSED
The Master PD Zoning application proposes the addition of a recreational vehicle (RV) park consisting of 33 spaces on the southeast portion of the subject site, replacing the existing outdoor storage area in that location. The access on Bryant Road along the western property boundary will be utilized for the proposed RV park with an automatic gate and keypad entry. RVs will be restricted to this access for entering and exiting the site and will be prohibited from using the north access along Cherokee Avenue. Personal vehicles are anticipated to be towed with many of the RV users to allow them to travel to local destinations such as the store, beach, etc., without unhooking the RV. These personal vehicles will be restricted to access on Cherokee Avenue for travel to and from the development. The anticipated length of stay for RV users is a minimum of 4 months, with a typical stay of 4 – 6 months (usually during the season, November – late March). Additional amenities, including a new pool and cabana building with restrooms and showers, are proposed adjacent to the existing clubhouse amenity area for use by the manufactured home residents and RV park users. The existing pickleball and bocce courts are being relocated and re-oriented to better serve the residents. Additionally, eight manufactured homes are proposed in the center of the existing development.

STATEMENT OF PD BENEFITS
The PD zoning designation allows the applicant to propose a mix of uses (low density residential and limited commercial) on the subject site. Additionally, as the original Tall Pines development was constructed in the 1970s per St. Lucie County Property Appraiser, the zoning designation allows the development to waive standards not in compliance with current standards due to the characteristics of the existing development.
 
In addition, the overall development will be enhanced by the proposed amenity improvements and the replacement of an existing outdoor storage area with the proposed RV parking use. Connectivity will be improved by the implementation of the Bryant Road access for the RV park and the addition of pedestrian walkways from the access to the central amenity features and RV parking. The Bryant Road access and the pedestrian walkways, as well as the new amenity package are all offered in response to requests by the existing residents of Tall Pines. Approval of this request will facilitate a general upgrade to the aesthetics and economic viability of Tall Pines.
 
 

Based on the submittal, staff recommends APPROVAL of the proposed Master Planned Development Zone with one (1) condition.
 

Conditions of Approval:
 

1. The applicant and developer of the proposed Master Planned Development Plan shall adhere to and meet all requirements of the Planned Development and Traffic Contribution Agreement submitted with the application for Major Amendment to a Planned Development Zone.

• Recommend APPROVAL of the proposed (Master Planned Development) with the associated development plan with changes and/or alternative conditions. 
• Recommend DENIAL of the proposed (Master Planned Development) with the associated development plan.

Vennis Gilmore, Senior Planner

Technical Review Committee