Placement: Public Hearing - Non Quasi Judicial
Action Requested: Motion / Vote
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P25-157 Sandpiper Bay Resort - Small-Scale Comprehensive Plan Amendment to the Future Land Use Map
Location: 3500 SE Morningside Boulevard, generally located north of the North Fork of the St. Lucie River, south of SE Westmoreland Boulevard, between the western terminus of SE Pine Valley Street and the eastern terminus of SE Morningside Boulevard
Legal Description: Portions of Section 23, Township 37 South, Range 40 East (full description attached in Special Warranty Deed)
This is a request to amend the Future Land Use Map to change the designation of approximately 28.6 acres from Commercial Limited (CL), Residential Low (RL), and Open Space Recreational (OSR) to Commercial General / Institutional (CG/I).
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Submitted By: Bethany Grubbs, AICP, Senior Planner/Public Art Program
Executive Summary: The applicant is requesting an amendment to the City’s Future Land Use Map to re-designate approximately 28.6 acres of property from Commercial Limited (CL), Residential Low (RL), and Open Space Recreational (OSR) to Commercial General / Institutional (CG/I). The proposed amendment applies to three distinct portions of the property: western terminus of SE Morningside Boulevard - a previously abandoned right-of-way, the southern portion of the site - currently developed with resort buildings and associated uses, and the western open space area - currently used for sports fields affiliated with the on-site academy.
Presentation Information: Staff will provide a presentation.
Staff Recommendation: Move that the Board recommend approval of the future land use map amendment.
Alternate Recommendation:
1. Move that the Board recommend denial of the future land use map amendment.
Background: The city has received a request from Altitude Prop. Co. LLC, represented by KEITH and MPLD Consulting, for a small-scale amendment to the Future Land Use Map affecting approximately 28.6 acres within the Sandpiper Bay Planned Unit Development (PUD). The amendment applies to three areas on the southern parcel of the 219.87-acre PUD and seeks to consolidate the resort, academy, and marina under a single, appropriate future land use designation. Specifically, the proposal would reclassify land currently designated as Commercial Limited (CL), Residential Low (RL), and Open Space Recreational (OSR) to Commercial General/Institutional (CG/I).
Historically, the resort had a Limited Commercial (CL) future land use which was established with the adoption of the city’s first comprehensive plan in 1985 and a zoning designation of Commercial Resort (CR). The CR zoning designation was eliminated from the Zoning Code in 1999, and the property was assigned the General Commercial (CG) zoning district. This change created issues with compatibility between the future land use and zoning designation. In 2010 the property was rezoned to PUD, which included the resort and marina as permitted uses. The future land use and PUD were amended in January of 2025, to allow the educational academy on the northern portion of the site. The future land use was most recently amended in November of 2025 to change two small areas for the existing educational academy that encroached into the Open Space Recreation (OSR) land use area.
The RL designation applies to a previously abandoned right-of-way that was never updated on the Property Appraiser’s map. The area designated as OSR is actively used for sports fields and does not contain preserved vegetative open space. The applicant proposes to expand recreational programming in this area, including the installation of additional sports fields. The driving range is no longer planned. All proposed sports fields will be located southwest of the residential peninsula known as the “bunny ears.” The defunct golf course will remain largely unaffected, with the exception of perhaps one former hole.
Public outreach was conducted through two meetings with neighboring residents, both attended by City staff. The first meeting was held on September 16, 2024, at the Saints Golf Course in connection with the prior land use change. A second meeting was held on February 10, 2025, on-site at the property, where the applicant presented the proposed amendment and addressed resident questions. The applicant has continued outreach to the stakeholders and meeting with interested parties upon request. City staff have noticed the hearings via legal ads, mailings and posting signs, including sending out courtesy mailers.
Issues/Analysis: The purpose of this amendment is to consolidate the resort, academy, and marina area under a single, appropriate land use designation. The proposed change would reclassify three portions of the property, totally approximately 28.6 acres, currently designated as Commercial Limited (CL), Residential Low (RL), and Open Space Recreational (OSR) to Commercial General / Institutional (CG/I).
This amendment is intended to consolidate the resort, academy, and marina areas under a single, appropriate land use designation. It is a cleanup item that corrects outdated and inconsistent land use assignments and ensures the Future Land Use Map reflects the actual and intended uses of the property.
Special Consideration: N/A
Location of Project: The subject property is located at 3500 SE Morningside Boulevard, generally located north of the North Fork of the St. Lucie River, south of SE Westmoreland Boulevard, between the western terminus of SE Pine Valley Street and the eastern terminus of SE Morningside Boulevard.
Attachments:
1. Staff Report
2. Cover Letter
3. Special Warranty Deed
4. Agent Authorization Letter
5. Public Works Traffic Memo
6. Staff Presentation
7. Applicant's Request to Table 1-6-26 P&Z Board Meeting
8. Public Comment
9. Traffic Analysis