Placement: Second Reading of Ordinances
Action Requested: Motion / Vote
title
Ordinance 25-10, an Ordinance of the City of Port St. Lucie, Florida, Amending the Comprehensive Plan of the City of Port St. Lucie to Include a Small-Scale Amendment to the Future Land Use Map to Change the Future Land Use Designation of Approximately 1.45 Acres from Residential, Office, Institutional (ROI) to Institutional (I) for a Parcel Legally Described as Port St. Lucie Section Thirty, Block 1543, Lots 14, 15, 16, 17, 18 and 19, as Recorded in Plat Book 14, Pages 10, 10A Through 10I, Located at 2277 SE Lennard Road (P24-219)
body
Submitted By: Bethany Grubbs, Senior Planner
Strategic Plan Link: The City's Goal of a high-performing city government organization.
Executive Summary (General Business): This is a request to change the future land use designation from Residential, Office, Institutional (ROI) to Institutional (I). The 1.45-acre property is located at 2277 SE Lennard Road, generally located at the northeast corner of SE Lennard Road.
Presentation Information: Staff will provide a presentation.
Staff Recommendation: Move that the Council adopt the amendment as recommended by the Planning and Zoning Board.
Alternate Recommendations:
1. Move that the Council amend the recommendation and adopt the amendment.
2. Move that the Council not approve the amendment and provide staff direction.
Background: The applicant is seeking approval for a small-scale Future Land Use Map amendment to change the future land use classification from Residential, Office, Institutional (ROI) to Institutional (I). The subject property is located at the northeast corner of SE Lennard Road and SE Longhorn Avenue and the address is 2277 SE Lennard Road. The property has a zoning designation of Institutional (I). It is currently developed as a 50-bed assisted living facility in a 14,731 square foot building. The applicant is seeking to change the use from an assisted living facility to a nursing or convalescent home and because this is a nonconforming use, the land use must be revised before any change of use or intensification of use can move forward.
Issues/Analysis: This land use amendment is being requested in order to change the property’s use from an assisted living facility to a nursing or convalescent home. The Institutional (I) zoning district permits a number of uses, including nursing and convalescent homes. By amending the land use designation to Institutional (I), the property owner will be able to change the use from an assisted living facility to a nursing or convalescent home. Once the land use is changed any use permitted in the Institutional zoning district could be developed on this site in the future.
As part of the Comprehensive Plan map amendment process, staff evaluates the potential impacts of the proposed land use change, specifically focusing on the highest and most intense potential use associated with the requested land use. This analysis considers the maximum demands that could result from the new land use designation, versus the existing land use designation, regardless of the specifics of the proposed development. The amendment is projected to have no adverse effects on traffic operations or roadway performance. In evaluating the most intense potential land uses, it is noted that even with the development of the highest traffic-generating use, such as a library, no off-site improvements, including additional turn lanes or signalization, are required for the surrounding roadways. Accordingly, there will be no detrimental impacts on Level of Service (LOS) standards as specified in the Transportation Element of the Comprehensive Plan.
Financial Information: N/A
Special Consideration: In 2021, the City adopted a text amendment to Policy 1.1.4.13 of the Future Land Use Element of the Comprehensive Plan, which removed the Institutional (I) zoning district as a compatible zoning district with the Residential, Office, Institutional (ROI) land use designation. The impetus for the 2021 text amendment was that there was a desire to limit the proliferation and intensification of institutional uses in the conversion areas due to the constraints of the corridors and proximity to single family uses. As a result, the existing I zoning district became incompatible with the ROI land use designation, rendering the assisted living facility a nonconforming use, grandfathered under the previous regulations. The applicant has expressed a desire to change the assisted living facility to a nursing or convalescent home, which can only be done if the future land use and zoning are institutional. The Institutional (I) zoning district permits nursing and convalescent homes. By amending the land use designation to Institutional (I), the property owner will be able to change the use from an assisted living facility to a nursing or convalescent home or any permitted use in the Institutional zoning district. No exterior building improvements are proposed as part of this amendment that would trigger the need for site plan approval. However, the applicant will be required to submit an updated Use and Occupancy application as part of the process.
Location of Project: 2277 SE Lennard Road, generally located at the northeast corner of SE Lennard Road and SE Longhorn Avenue.
Attachments:
1. Ordinance
2. Staff Report
3. Cover Letter
4. Deed
5. Agent Authorization Form (1)
6. Agent Authorization Form (2)
7. 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: 24345-10
Legal Sufficiency Review:
Reviewed by Carly Fabien, Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, City Attorney.