Minutes from the November 15, 2021 meeting

Certificate of Appropriateness 21-19 - Kings Landing Mixed Use Development - at or near 322 North 2nd Street 

Mr. Hayek and Mr. Westbury were recused.

The clerk introduced the Certificate of Appropriateness for Kings Landing Mixed Use Development at or near 322 North 2nd Street.

Madam Chair Boardman called the proceeding to order. 

The clerk confirmed the City complied with advertisement and notice requirements. 

Madam Chair Boardman inquired with the Board regarding ex-parte communications and asked the Clerk to call the roll:     
                                                  
Mr. Broderick - yes
Mr. Johansen - yes
Ms. Theuns - yes
Mr. Benton - yes
Madam Chair Boardman - yes
 
Madam Chair Boardman opened the public hearing. 

The clerk was asked to swear in those wanting to speak during this Quasi-Judicial hearing. Individuals in the audience intending to speak on this item were asked to stand, raise their right hand, and administered an oath to tell the truth, the whole truth, and nothing but the truth. Those that were sworn in were asked to clearly state their name for the record and confirm they were sworn in at such time as they were asked to come forward to testify. 

Staff Presentation:
Ms. Hofmeister-Drew, introduced the continuation of the Certificate of Appropriateness for Kings Landing Mixed Use Development. For the benefit of the public, she explained the outcome from the last two Historic Preservation Board meetings.  Ms. Hofmeister-Drew gave a brief history of the downtown historic district and background of the development to date. Ms. Hofmeister-Drew gave a summary of the project, and she showed the original site plan, the proposed site plan, and elevations. 
 
Board questions for Staff: Mr. Broderick asked about the change in the plan to the hotel height, and he asked for clarification on the significant substantive changes to the size and scope to the buildings.  Mr. Broderick also asked if the developer has the opportunity to increase the size, mass, and scope of the project before going to City Commission.

Applicant questions for Staff: none 

Applicant presentation: Lee Dobbins, Dean Mead Law Firm, sworn, introduced himself and the team and answered questions from the Board after the presentation.

Dale Matteson, President Audubon Development, sworn, clarified and demystified the progression of the project in the last two-years.  Mr Matteson provided a short presentation to the Board highlighting the RFP objectives, significant components to be incorporated into the plan which are small town charm, a parking structure and a hotel. Mr. Matteson explained the destination and transient hotel comparisons and the market analysis.  Mr. Matteson highlighted that some local restaurants, and local merchants will be moving into Kings Landing, including a restaurant in collaboration with the Indian River State College culinary program called the "Kids are Cooking".  Mr. Matteson noted why there was a change in the hotel, which required a height increase in the residential unit building.

Pete Tesch, President of the Economic Development Council of St. Lucie County (EDC), sworn, talked about the economic impact analysis of the hotel, highlighting the direct spending, the number of jobs created, and the state and local taxes paid to the City of Fort Pierce.  Mr. Tesch also spoke about grants to improve the surrounding infrastructure.

Board questions for Applicant: Mr. Broderick asked about employee parking and the actual height of the hotel.  Mr. Benton asked about the number of acres for the autograph hotel site that was shown from Ft. Meyers. Mr. Benton asked what would fit in downtown and if Kings Landing meets the test of being a compatible, contemporary design, harmonious with the exterior architectural and landscape features of neighboring buildings, sites, and street scapes.  Mr. Benton asked, based on the feedback from the November Historic Preservation Board meeting, if there has been any contemplation to alter or amend the design or propose a modified scale for some of the buildings.  Mr. Benton asked if Mainsails hotel deal is directly correlated to a minimum residential unit threshold, such that there wasn't contemplation of taking the scale in the Historic Preservation Boards May 24, 2021, approval, and considering the hotel in the southeast corner and finding a way to maintain the level of residential units elsewhere in the project.  Madam Chair Boardman asked if the Mainsail Hotel is requiring an 11-story residential building be built, and she asked about the project development timeline and what will be built first.  Ms. Theuns asked if the developer opts to go back to an 8-story residential building, then a transient, lower quality hotel, like the Fairfield Marriott would be needed, along with a secured agreement.  Mr. Broderick asked if there has been commitments made as to parking on site for the hotel and the increased residential units.  Mr. Benton asked in the perspective rendering, if there is any rhyme or reason to the design of the buildings behind the PP Cobb building, and what would be a reasonable transition between Kings Landing and the PP Cobb building.

Public comment: 
Tim Gunther, sworn, spoke in favor of the application.
Rebecca DeManuel, sworn, read a letter in favor of the application from 23 of the Downtown Business Association owners.
Muise Beryl, sworn spoke in favor of the application.
Hoyt Murphy, sworn, spoke in favor of the application.
Brooke Harris, sworn, spoke in favor of the application.
Jeanne Johansen, sworn, spoke in favor of the application.
Don Spaeth, sworn, spoke in favor of the application.
Jose Ruiz, sworn, spoke in favor of the application.
Tim O'Connell, sworn, spoke in favor of the application.
James Clasby, sworn, spoke against the application.
Gary Morris, sworn, spoke against the application.
Steve Tarr, sworn, spoke against the application.

Applicant final comments: None

Staff final comments: None

Madam Chair Boardman, seeing no one else, closed the public hearing. 

Comments by the Board: Madam Chair Boardman stated the Historic Preservation Board does not look at the economics of an application, the Board determines if the buildings are compatible with the historic areas of downtown. She said she feels pressure that the hotel is holding the developers feet to the fire if they don't meet the demands, then Mainsail hotel will not come to Fort Pierce.

For context, Mr. Benton stated the steam stacks of the former HD King Power Plant were 15 stories in height and the building mass was closer to 60 feet in height.  Mr. Benton said there were past projects that were approved immediately to the south of the proposed Kings Landing project, One Marina Place and Melody Lane development. They were all in the 55 - 60 foot scale showing a comparison to the PP Cobb building, prior HD King Power Plant site and infill. Mr. Benton stated that in 2008 the Treasure Coast Regional Planning Council developed a charette report with the publics input on the height, scale, massing, compatibility of the 1980s land development code, and the future vision of the community and the waterfront. They presented different design concepts that were harmonious and contemporary in design for downtown.  Mr. Benton noted that this concept did not originate in the past 24 months.  Mr. Benton concluded that this is a marketable and viable project that will productively contribute to the downtown, but the Board has a task to do considering if the design is compatible, harmonious and contemporary.

Ms. Theuns stated she has made 21st century changes to her historic house.  She said the reason the Historic Board succeeds is they compromise with historic homeowners and recognize it is the 21st century and the needs are not the same.  Ms. Theuns said this is an excellent project for downtown because the heights vary, the density is adequate, the lower levels connect to the existing properties, and there is infill potential along Indian River Drive, and next to the PP Cobb building.  Ms. Theuns highlighted that this is the beginning of the renaissance property of downtown and that it will all come together as a cohesive unit in the future.  The decision of this magnitude and the potential for development should rest with the elected officials. Ms. Theuns noted that Historic structures are compatible with 21st century design and this design is better than most. 

Mr. Broderick stated one of his governing tenants was to not create additional delay in applicants moving their project forward. There is a higher responsibility to be fair to the development team, city staff and most importantly to be fair to the citizens of Fort Pierce who own the property.  The elected body of the City Commission understands the concerns of the Historic Preservation Board.  Being a volunteer Board, and not an elected body, it is the Board's responsibility to move this application forward to the City Commission. It is not responsible for the Historic Preservation Board to burden the applicant with a legal process to make their case to the City Commission to make the ultimate decision. Mr. Broderick stated he is not necessarily a supporter of the project in its context that it is currently in. Mr. Broderick said if the project changes again, it will have to come back before the Historic Preservation Board.  

Administratively Approved Certificates of Appropriateness - November 2021