Placement: First Reading of Ordinances / Public Hearing
Action Requested: Motion / Vote
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Ordinance 26-53, Public Hearing, an Ordinance of the City of Port St. Lucie, Florida, Amending the Comprehensive Plan of the City of Port St. Lucie to Provide a Large-Scale Amendment to the Future Land Use Map at the Request of Founder’s Crossing, LLC, as Follows: (1) Change the Future Land Use Designation for Property Located South of Midway Road and West of McCarty Road from Approximately 30 Acres of RL (Low Density Residential) to Approximately 18 Acres of CG (Commercial General) and Approximately 12 Acres of ROI (Residential, Office, Institutional); (2) Change the Future Land Use for Approximately 18 Acres Of Property Located South of Midway Road and East of McCarty Road from CG (Commercial General) to RL (Low Density Residential); and (3) to Change the Future Land Use for Approximately 12 Acres of Land Located South of Midway Road and East of McCarty Road from ROI (Residential, Office, Institutional) to RL (Low Density Residential); Amending Conditions of Approval Set Forth in Section 1.B of Ordinance 03-169 (P25-113).
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Submitted By: Bridget Kean, AICP, Deputy Director Planning and Zoning
Strategic Plan Link: N/A - Development Application
Executive Summary (General Business): This is the transmittal hearing for a large-scale comprehensive plan future land use map amendment for approximately 60 acres of land within the Founder’s Crossing PUD and amendment to conditions contained in prior large-scale comprehensive plan amendment Ordinance 03-169.
The purpose of the land use amendment is to shift the location of 18 acres of CG (Commercial General) land and 12 acres of ROI (Residential, Office, Institutional) land from the east side of McCarty Road to the west side of McCarty Road to provide for a proposed amendment to the Founder’s Crossing PUD (P25-130). At present, the 18 acres of CG (Commercial General) land use is located at the southeast corner of Midway Road and McCarty Road, and the 12 acres of ROI land use is located approximately one-half mile south of Midway Road on the east side of McCarty Road. The proposal will relocate the 18 acres of CG land to the southwest corner of Midway Road and McCarty Road and move the 12 acres of ROI land use to the west side of McCarty Road directly below the 18 acres of CG (Commercial General) land use.
The proposed Ordinance 26-53 also amends and restates conditions contained within Ordinance 03-169 to align with revised development plans and provides for roadway improvements.
Presentation Information: Staff may provide a short presentation.
Staff Recommendation: Move that the Council approve the amendment for transmittal to the Florida Department of Commerce (state land planning agency) subject to the conditions of approval included in proposed Ordinance 26-53 as recommended by the Planning and Zoning Board.
Alternate Recommendations:
1. Move that the Council amend the recommendation and approve the amendment for transmittal as noted above.
2. Move that the Council not approve the amendment and provide staff direction.
Background: The Planning and Zoning Board recommended approval with the roadway conditions contained in Exhibit C at the June 2, 2026 Planning and Zoning Board meeting. Exhibit C has been refined and updated since the Planning and Zoning Board meeting to more closely align with a proposed amendment to the annexation agreement for Founder’s Crossing (P26-032).
Issues/Analysis: Founder’s Crossing, LLC, has applied for a large-scale future land use map amendment to amend the land use as follows:
(1) changing the future land use for property located south of Midway Road and west of McCarty Road from approximately 30 acres of RL (Low Density Residential) to approximately 18 acres of CG (Commercial General) and approximately 12 acres pf ROI (Residential, Office, Institutional); and
(2) changing the future land use for approximately 18 acres of property located south of Midway Road and east of McCarty Road from CG (Commercial General) to RL (Low Density Residential); and
(3) changing the future land use for approximately 12 acres of land located south of Midway Road and east of McCarty Road from ROI (Residential, Office, Institutional) to RL (Low Density Residential) (collectively the “2026 Amendment”).
The property that is the subject of the 2026 Amendment is part of a larger 386 acre property known as Founder’s Crossing PUD located on land that was annexed into the City in 2004 and was the subject of a large scale comprehensive plan amendment adopted on July 19, 2004, Ordinance 03-169, that amended the future land use map from 386 acres of St Lucie County AG-5 and AG 2.5 land uses to 342.6 acres of RL (Low Density Residential) land use, 18 acres of CG (General Commercial) land use, 12 acres of ROI (Residential Office Institutional) land use, and 13.4 acres of OSC (Open Space Conservation) land use (“Initial FLUM Amendment”), subject to specified conditions in Section 1 of Ordinance 03-169 (“Conditions”). The Conditions constitute data and analysis of the availability of facilities and services to support the Initial FLUM Amendment, pursuant to Section 163.3177 and to guide the development of the property. The City and Founder’s Crossing, LLC, agree it is appropriate to amend the Conditions within Ordinance 03-169 to provide consistency with the modifications to the Future Land Use Map requested by the applicant through the 2026 Amendment that involve property within the area controlled by the Initial FLUM Amendment and its corresponding Conditions.
Staff’s recommended conditions of approval recognize the Developer’s obligations with regard to the County and include additional City requirements for utility easements, the timing of improvements, and requirements for the conveyance, construction, and completion of Newell Road from McCarty Road to Wylder Parkway and McCarty Road from Midway Road to Newell Road. The proposed amendment to the related Annexation Agreement will be scheduled for the same City Council meeting as the adoption hearing for this comprehensive plan amendment.
Financial Information: N/A
Special Consideration: N/A
Location of Project: The subject property is generally located on the south side of Midway Rd., approx. 2.5 miles west of l-95, and on the east and west sides of McCarty Road.
Business Impact Statement: N/A
Attachments:
1. Ordinance
2. Exhibit “A” to Ordinance 26-53 -- Legal Description
3. Exhibit “B” to Ordinance 26-53 -- Future Land Use Map
4. Staff Report
5. Exhibit “A” Existing Future Land Use
6. Exhibit “B” Proposed Future Land Use
7. Application, Cover Letter, and Letter of Authorization
8. Public Works Traffic Memo
9. Exhibit “C” City Staff Recommended Conditions of Approval
10. Floodplain Exhibit and Associated Documents
11. Ref. Existing Annexation Agreement
12. Ref. OR 03-169 Founder’s FLUM Ordinance
13. Ref. Contribution Agreement with St. Lucie County
14. Ref. School Agreement with St. Lucie County School Board
15. Staff Presentation
NOTE: All of the listed items in the “Attachment” section above are in the custody of the City Clerk. Any item(s) not provided in City Council packets are available upon request from the City Clerk.
Internal Reference Number: 26057-15
Legal Sufficiency Review:
Reviewed by Elizabeth L. Hertz, Senior Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, City Attorney.