OF THE REGULAR MEETING OF THE FORT PIERCE CITY PLANNING BOARD HELD ON MONDAY, DECEMBER 9, 2024, IN FORT PIERCE CITY HALL, COMMISSION CHAMBERS, 100 NORTH US HIGHWAY 1, FORT PIERCE, FLORIDA.
Prior to roll call, Chairman Kreisl introduced the new Planning Board member, Colby Johnson. Mr. Johnson gave a brief introduction.
- Present:
- Gloria Baxevanis; Clayton Colby Johnson; Alexander Edwards; Justine Carter; Anton Kreisl, Chairman
- Absent:
- Nichelle Clemons
- Staff Present:
-
- Kev Freeman, Planning Director
- Vennis Gilmore, Assistant Planning Director
- Kerry Driver, Planner
- Alicia Rosenthal, Planning and Development Organizer
Ms. Clemons was excused.
Motion was made by Justine Carter, and seconded by Gloria Baxevanis to approve the minutes from the September 9, 2024 meeting.
- AYE:
- Alexander Edwards, Justine Carter, Gloria Baxevanis, Clayton Colby Johnson, Chairman Anton Kreisl
Passed
Mr. Gilmore gave an overview of the application. He stated the applicant is proposing to amend the Future Land Use Map from GC, General Commercial to RM, Medium Density Residential, to permit the development of single-family housing within proximity to goods, services and the State's intermodal transportation network. Mr. Gilmore said the applicant intends to rezone the property in the future to PD, Planned Development with an associated site plan. Mr. Gillmore highlighted that the change in the Future Land Use is a decrease of 1.49 units and commercial space is completely eliminated. Mr. Freeman explained to the Board that there had been discussions between the owners of the property to the north and the applicant negotiating the cross access agreement and buffers. Ms. Carter asked about the number of residences in the area and the traffic impact on the neighborhood. Mr. Freeman noted that the overall impact on traffic demands is handled by St. Lucie County and FDOT for all developments in the area and will be looked at during the site plan review.
Leslie Olson, Applicant Representative from District Planning Group, said across the street is a Planned Unit Development and to the south is an apartment complex. She noted the access to I-95 and the turnpike allows for many commercial goods and services. Ms. Olson said it is a good opportunity to add an increasing supply of housing which will be close to the Kings Highway job corridor. She explained there will be a significant decrease in traffic going from commercial to residential.
Ms. Carter asked how to predict the traffic impact with an apartment project being developed to the south of the parcel. Mr. Freeman said the site plan is needed to know the impact. He explained the Future Land Use maximum number is counting on the potential of what people are entitled to do. He noted the total number will be reduced on the site plan once the roadways and stormwater are added in. Mr. Freeman highlighted that commercial traffic happens all day when residential traffic has peak flows in the morning and afternoon.
Motion was made by Alexander Edwards, and seconded by Justine Carter to forward a recommendation of approval of the Future Land Use to the City Commission.
- AYE:
- Justine Carter, Gloria Baxevanis, Clayton Colby Johnson, Alexander Edwards, Chairman Anton Kreisl
Passed
Mr. Gilmore gave an overview of the application. He stated the applicant is proposing to amend the Future Land Use Map from RL, Low Density Residential to CO, Conservation and Open Space in compliance with the Florida Communities Trust (FCT) grant award agreement that states the subject property shall be amended to conservation, outdoor recreation, open space or similar category. Mr. Gilmore said the applicant has a concurrent application to rezone the properties from R-1, Single-Family Low Density Zone to OS-2, Conservation Open Space Zone. He noted the requested rezoning and future land use amendments to conservation open space are to reflect the properties' current use as a nature preserve. Mr. Gilmore explained the Future Land Use comparison shows a decrease of 80 residential units.
Aimee Griffin, St. Lucie County Environmental Resources Director, stated the 13.44 acre parcel was purchased in 2011 by St. Lucie County's Environmentally Significant Land Fund. She said the land abuts 10-mile creek. Ms. Griffin explained that one of the counties' primary targets was to preserve 10-mile creek along the north fork for water quality purposes, stormwater attenuation, and to reduce growth up to the edge of the river. A Florida Communities Trust grant from the states was written for 50% of the purchase price and one of the obligations for the grant is to rezone. The secondary purpose of the land is public passive recreation. She said there is another grant through the state that is allowing the county to build a bridge over the oxbo to reconnect pedestrians. The ultimate goal is to have greenways and trails connected all the way along 10-mile creek and the north fork.
Motion was made by Justine Carter, and seconded by Gloria Baxevanis to forward a recommendation of approval of the proposed Future Land Use to the City Commission.
- AYE:
- Gloria Baxevanis, Clayton Colby Johnson, Alexander Edwards, Justine Carter, Chairman Anton Kreisl
Passed
Ms. Driver gave an overview of the application and answered questions from the Board on the current use of the property and owners of adjoining property. She said the request is to annex an approximate .30 acres of land at 3302 Avenue B, which has a St. Lucie County Future Land Use designation of Commercial (COM) and a St. Lucie County Zoning classification of Commercial, General (CG). The proposed City Future Land Use designation is Residential Low Density (RL) and Zoning classification of Single-family Moderate Density (R -3). Ms. Driver noted the current value of the property is $58,266.
No one spoke for or against the annexation.
Motion was made by Justine Carter, and seconded by Alexander Edwards to forward a recommendation of approval of the proposed annexation to the City Commission.
- AYE:
- Clayton Colby Johnson, Alexander Edwards, Justine Carter, Gloria Baxevanis, Chairman Anton Kreisl
Passed
Parcel IDs: 1433-210-0003-000-9 and 1433-310-0002-000-9
Mr. Gilmore stated the request is for an annexation of two (2) parcels of land, approximately 41.63 acres, with a City Future Land Use Designation of RL, Residential Low-Density, and a City Zoning of R-1, Single Family Low-Density Zone. He said the subject properties have a St. Lucie County Future Land Use Designation of RM, Residential Medium, and a St. Lucie County Zoning designation of RMH-5, Residential, Mobile Home. Mr. Gilmore noted the current taxable value of the property is $10,607,900 and the land has an existing 55-plus Mobile Home Community. Mr. Gilmore stated the Future Land Use comparison is a decrease of 104 residential units.
Rod Jarvis, Applicant, representing Inspire Communities, owner of Tall Pines, stated Inspire Communities purchased Tall Pines in 2021 and began improving it. He said they wanted to make improvements to increase revenue. Mr. Jarvis stated they had talks with St. Lucie County, and the county said he needed to go to the city for what was being proposed. He noted he had several meetings with city staff and the commissioners and the commissioners were very interested in the annexation. Mr. Jarvis stated there are 254 spaces on site.
Peter Macomber, Vice-President of Tall PInes HOA, said there is a discrepancy in the survey and the buffer requirement.
Mr. Freeman said the buffer is a site plan issue and a signed and sealed survey is needed. The boundary line discrepancy is between the property owners and the neighboring property.
Many Tall Pine residents spoke against the annexation. A resident provided a handout to the Board showing a list of Ordinances being ignored per the plan submitted by Inspire Communities for Tall Pines. The residents complained about storage space being taken away, losing greenspace to increased units, higher taxes and garbage collection, change to quality of life, narrow access road, increased density, losing peacefulness, and no benefit of annexation to the City of Fort Pierce.
Nancy Wall, a Tall Pines resident, said an unofficial survey of all the residents was done, and they received 86 "no" responses to the changes being requested.
Mr. Gilmore explained he received an updated survey with the duplex being eliminated.
Mr. Jarvis said the benefit to the city is additional revenue and helping the city to fill in the checkerboard of city properties to become more efficient in administering city services.
Chairman Kreisl noted the great deal of disagreement between the owner and developers, and he stated he feels conflicted with the city inheriting the argument.
Mr. Freeman encouraged the applicant to have a public meeting with the Tall Pines community. Mr. Freeman said a voluntary annexation is based on state statute which looks if the property is contiguous, does it create an enclave, is the Future Land Use comparable to what is requested and does the annexation create a non-conformity. He noted it is hard for staff to suggest denial as most of the things heard from the residents are regarding the site plan.
Board discussion ensued. Ms. Carter had concerns about the density and utilities. Ms. Baxenvanis highlighted that at the City of Fort Pierce, October 19, 2024, Technical Review Committee meeting, the Fort Pierce Police department commented that the annexation would require an additional two officers.
Chaiman Kreisl re-opened the public hearing.
Mr. Jarvs asked to continue the annexation for two (2) months.
Motion was made by Justine Carter, and seconded by Gloria Baxevanis to defer the annexation to the February 10, 2025, Planning Board Meeting.
- AYE:
- Alexander Edwards, Justine Carter, Gloria Baxevanis, Clayton Colby Johnson, Chairman Anton Kreisl
Passed
Parcel ID's: 1433-210-0003-000-9 and 1433-310-0002-000-9
This item was deferred to the February 10, 2025, Planning Board meeting.
Motion was made by Alexander Edwards, and seconded by Justine Carter to defer the rezoning of the Master Planned Development to the February 10, 2025, Planning Board Meeting.
- AYE:
- Justine Carter, Gloria Baxevanis, Clayton Colby Johnson, Alexander Edwards, Chairman Anton Kreisl
Passed
The applicant is proposing to amend the Zoning Atlas Map from R-1, Single-Family Low Density Zone to OS-2, Conservation Open Space Zone, in compliance with the Florida Communities Trust (FCT) grant award agreement. The requested rezoning and future land use amendments to conservation open space are to reflect the properties' current use as a nature preserve. Per the Florida Communities Trust grant award agreement, the subject property shall be amended to conservation, outdoor recreation, open space or similar category.
Aimee Griffin, St. Lucie County Environmental Resources Director, stated the project is a key piece of property for the Greenways and Trails hub. She said there is currently a home on the property that they want to turn into a nature center. She also said there are six (6) sites for camping. Ms. Griffin stated the county has a partnership with the boy scouts, where they get to camp for free in return for work on the trails and making benches. She said eventually the preserve will be open to the public. She noted the county leaders want to see an event attraction with parking and a pavilion for weddings, graduations, and baby showers. Ms. Griffin explained they would be coming back to the city for approval. She said when the bridge is built the public will be able to walk to the nature center, and in the long term the preserve will connect to the other pieces of the Greenways and Trails.
Motion was made by Gloria Baxevanis, and seconded by Justine Carter to forward a recommendation of approval of the proposed Zoning Atlas Amendment to the City Commission.
- AYE:
- Gloria Baxevanis, Clayton Colby Johnson, Alexander Edwards, Justine Carter, Chairman Anton Kreisl
Passed
1038 S. 37th Street - Parcel ID: 2417-213-0001-000-7
Mr. Freeman gave an overview of the application. He said the request is for a Zoning Atlas Map Amendment of one (1) parcel of land, approximately 5.28 acres, to change the zoning classification from Residential Single Family (E-3) to a Master Planned Development (PD). Mr. Freeman stated the request to change the zoning to a Master PD is to accommodate a residential development comprising 60 Residential units at a density of 11.4 units per acre, which includes a 5du/acre density bonus as allowed by the City's Comprehensive Plan. He said the Low Density Future Land Use will not change. Mr. Freeman showed the site plan, and the renderings of the two and four home configurations. He said the Future Land Use will not change, and the density is not increasing. He noted the applicant is using the comprehensive plan policy to get an increase of 5 units per acre for being within a 1/4 mile of a traffic stop. Mr. Freeman said the intent of the Plan Development (PD) is for better landscaping, stormwater and better designs of the homes in the initial PD agreement. He noted the Final PD agreement would be signed by the owner and the city. Mr. Freeman said the new architectural design standards have been met. He also noted nothing can happen on the property until the approval of the Final PD, which will need to demonstrate no drainage issues with the neighboring properties. Mr. Freeman answered questions from the Board on a rezoning change if the development is not built.
Franco Prado, owner, said the bus stop is at Deberry Road and 33rd Street. He said he is excited about the PD, and he is looking to preserve the character of the city.
Ms. Carter inquired about the location of the playground due to flooding and plans for median income housing. Mr. Prado stated he does not want to out price the residents, and he is looking at a median price or lower.
Motion was made by Justine Carter, and seconded by Alexander Edwards to forward a recommendation of approval of the Master PD to the City Commission subject to the following fourteen (14) conditions:
1. A Final PD shall be required prior to any development activities associated with the Master Site Plan by Art of Engineering, project number 2023-057, dated 2024.09.26.
2. The minimum Open Space shall be 35% of the Final PD site area.
3. The minimum Pervious Area shall be 50% of the Final PD site area.
4. The Final PD plan shall conform to the requirements of the City Code of Ordinances and be subject to the general standards for approval of Planned Development Zoning.
5. The Final PD site plan submittal shall include a wetland jurisdictional survey.
6. Prior to submittal of Final PD site plan, a Gopher Tortoise Survey shall be carried out on site.
7. A detailed stormwater and drainage plan and statement shall be submitted at the time of Final PD site plan application.
8.The Final PD site plan shall be in unified control and property ownership. All land intended to be included in the planned development shall be under the legal control of the applicant.
9. The Final PD site plan shall include a general description of the buildings and streetscapes including standards for height, building coverage, parking areas, and public improvements proposed for the development.
10. The Final PD site plan shall include quantitative data for the parcel sizes; proposed lot coverage of buildings and structures; total amount of open space.
11. The Final PD site plan shall include all agreements, provisions and covenants which govern the use, maintenance, and continued protection of the planned development and any of its common open space or other shared areas. This material shall include material which binds successors in title to any commitments concerning completion of the project and its maintenance and operation.
12. The Final PD site plan shall contain the following information, at minimum:
a. A Landscape and irrigation plan per section 125-314. c. of the City Ordinance.
b. Proposed lot lines and other divisions of land for management, use or allocation purposes.
c. The location, size and height of present and proposed buildings and structures.
d. The existing and proposed vehicular circulation system, including off-street parking, and loading areas.
e. The pedestrian circulation system, including its interrelationships with the vehicular circulation system, within the development to adjacent streets, showing all curb cuts and sidewalks.
f. The existing and proposed utility systems, including sanitary sewers, storm sewers and water, electric and gas lines.
13. Any required sidewalk or roadway improvements to S 37th ST shall be identified through the Final PD site plan process.
14. The property shall be platted prior to any vertical construction activities.
- AYE:
- Clayton Colby Johnson, Alexander Edwards, Justine Carter, Gloria Baxevanis, Chairman Anton Kreisl
Passed
There were no comments from the public.
Mr. Freeman said the port district and overlay district will be coming forward to the January Planning Board meeting. He said the port has been in the works since 2020 and was requested by the City Commission.
Mr. Freeman said the city secured a new Senior Planner, Svetlana Sena.
Mr. Freeman stated he received advisory comments from consultants and city departments regarding confusion to the definitions in the PD process. He said he would be clarifying the definitions of the Master PD.
Mr. Freeman said, underlying the department's strategic movement, he is working on the new landscape code, including tree species, sizes, variety of plants, clustering, understory planting, different shrubs, and tree heights.
Mr. Freeman said combining architectural guidelines, innovative development and landscaping is intended to create a different image that is consistent with the history of Fort Pierce. Being able to encourage the thought of the design of buildings becomes important in how the project impacts people and will provide more visual improvement to the city. At the same time, maintain affordability and economic value of property and provide housing for employers.
Mr. Freeman said a new strategic plan will be coming out in January and a presentation will be given to the Planning Board in January 2025 of all the Planning code changes that have taken place in the past year.
Mr. Freeman said there will be a presentation to the City Commission from the consultant regarding the proposed Law Enforcement Impact fee. The consequence is the cost of building a home will be going up.
Mr. Freeman thanked the Planning board for all they do, and he said it is quite exciting sitting in front of a board that talks, discusses and asks the right questions.
Ms. Carter asked for a bigger viewpoint on what is going on in the city to help make better decisions.
Chairman Kreisl asked for a map showing a satellite view of what is going on in an area to help Board members that might not be aware.