Placement: Public Hearing - Quasi Judicial
Action Requested: Motion / Vote
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P24-111 Sandpiper Bay PUD (fka Club Med Sandpiper) Amendment No. 1
Location: 3500 SE Morningside Boulevard, generally located at the SE Pine Valley Street and SE Monte Vista Steet intersection.
Legal Description: See attached survey.
This is a request for the 1st Amendment to the Sandpiper Bay Planned Unit Development (PUD) to revise the PUD concept plan, update to the permitted uses, and other miscellaneous changes.
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Submitted By: Bethany Grubbs, Senior Planner
Executive Summary: The primary objective of this land use amendment is to ensure compatibility with the existing operational use of the property, which currently hosts a school that focuses on sports training and includes ancillary soccer fields and to make improvements towards revitalizing the resort. This application will amend the PUD document and concept plan to reclassify certain uses on the PUD concept plan.
Presentation Information: Staff will provide a presentation.
Staff Recommendation: Motion to recommend approval to the City Council with the conditions as follows:
1. Any outstanding technical review comments shall be resolved prior to City Council.
2. All comments outlined in the Consultant’s October 28, 2024, letter Traffic Consultant must be addressed in a manner satisfactory to the Public Works Department prior to this item being considered by City Council.
3. If condition 1 is not met, this application, at staff’s discretion, will either (i) not go forward to City Council until the condition is met; (ii) receive a recommendation from staff to be tabled until the condition is met; or (iii) receive a recommendation from staff of denial.
• Motion to recommend approval to the City Council
• Motion to recommend denial to the City Council
Background: The site has been developed with a commercial resort with recreational facilities consisting of an 18-hole golf course, tennis, watersports, basketball, pickleball, fitness center, spa, marina, conference space, and a school with soccer fields.
The Sandpiper Bay PUD (fka Club Med Sandpiper) was first approved in 2010 (P09-047) at which time the hotel and golf course were rezoned under the master PUD from CG and OSR to PUD. It was determined that the presence of a school facility on Parcel A was incompatible with the property’s underlying future land use classification of Limited Commercial (CL). This determination is in accordance with Policy 1.1.4.13 of the Future Land Use Element, which establishes the zoning districts compatible with the City’s Future Land Use classifications. The proposed amendment seeks to resolve these compatibility issues while supporting the operational needs of the school and enhancing the overall functionality of the resort as it undergoes renovations.
The following changes are proposed:
1. Adding school (public, private or parochial, kindergarten (including VPK) and grades 1 through 12) as a permitted use.
2. Adding accessory food service structures as a permitted use.
3. Amending the concept plan to reflect the private school and soccer fields.
4. Deleting language pertaining to architectural design. All future buildings and renovations shall adhere to the citywide design standards.
5. Updates to property ownership and the regulation documents.
6. Change the name of the PUD.
7. Increase the building height.
Issues/Analysis: This application and the most updated Traffic Impact Letter for Club Med prepared by Simmons & White dated October 16, 2024 submitted with this PUD has been reviewed by the Public Works Department and our 3rd party traffic consultant, WSP USA. Currently the site is partially utilized by a private school that was not originally allowed in the PUD documents. Based on this, the school was not included in any original traffic approval. This Traffic Impact Statement included an analysis for 150 private high school students.
According to the Institute of Traffic Engineers Trip Generation Manual, 150 private high school students would generate 60 PM Peak hour trips. The private school is currently operating with 117 students which is 47 PM Peak hour trips. Even though the school traffic was not originally approved, the increase in students over what is currently operational will result in only 13 additional PM Peak hour trips over what is existing today. This amount of traffic is considered to be negligible impacts for the area.
The City’s 3rd party Traffic Consultant (the “Consultant”), WSP USA, has indicated that at a high level the amendment can be approved from a traffic impact perspective. However, the Consultant did indicate that the current version of the traffic statement contains some inconsistencies and incomplete sections, as described in the Consultant’s October 28, 2024, which need to be addressed prior to approval.
Special Consideration: There is an associated application (P24-130) to change the land use for 6.83 acres of Limited Commercial (CL) to General Commercial (CG) / Institutional (I).
Location of Project: 3500 SE Morningside Boulevard, generally located at the SE Pine Valley Street and SE Monte Vista Steet intersection
Attachments:
1. Staff Report
2. Cover Letter
3. PUD Amendment No. 1
4. Concept Plan
5. Overall Layout Plan
6. Conceptual Landscape Plan
7. Agent Authorization Letter
8. Deed
9. Public Works Traffic Memo
10. Traffic Impact Statement
11. Staff Presentation