Placement: First Reading of Ordinances / Quasi-Judicial Hearing
Action Requested: Motion / Vote
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Ordinance 26-48, Quasi-Judicial, Public Hearing, an Ordinance of the City of Port St. Lucie, Florida, Providing for the Sixteenth Amendment to the Master Planned Unit Development Regulation Book and Concept Plan for the Tradition Master Planned Unit Development (Tradition MPUD) Located South of the Crosstown Parkway, West of I-95 and North and South of Tradition Parkway (P26-026)
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Submitted By: Bridget Kean, AICP, Deputy Director
Strategic Plan Link: N/A - Development Application
Executive Summary (General Business): Winding River Crosstown, LLC, the owner of approximately 9.48 acres of property located at the southwest corner of Crosstown Parkway and SW Fairgreen Drive has applied to amend the use designated for the property in the Tradition MPUD from Residential use to Office/Commercial use. The approximately 9.48 acre property is currently within the area identified as Parcel 10 in Exhibit 5, of the Tradition MPUD, Exhibit 8, the Tradition MPUD concept plan, and Exhibit 8B, the Tradition MPUD conceptual land use plan. Parcel 10 is designated for residential use. This application will remove the 9.48 acres from Parcel 10, reclassify the 9.48 acres as Parcel 11A, and designate the use for Parcel 11A as Retail/Office to provide for the property to be developed for commercial and other uses in the future. The subject property was previously Phase C of Heritage Oaks at Tradition. A conceptual site plan was submitted in 2006 for approximately 106 townhome units by the Site Plan Review Committee. There were no follow up applications for the development of the property.
Presentation Information: Staff may provide a short presentation.
Staff Recommendation: Move that the Council approve the amendment subject to the conditions of approval outlined in the adopting ordinance as recommended by the Planning and Zoning Board.
Alternate Recommendations:
1. Move that the Council amend the recommendation and approve the amendment a subject to the conditions of approval outlined in the adopting ordinance.
2. Move that the Council not approve and provide staff direction.
Background: The Tradition MPUD is approximately 3,038 acres and is located south of the Crosstown Parkway, West of I-95, and North and South of Tradition Parkway. The development plan divides the project into major districts or uses consistent with the NCD future land use sub-district categories. The land use sub-districts/areas with the MPUD are Residential, Mixed Use, Village Center, and Town Center. As shown in Exhibit 5 of the MPUD regulation book, Exhibit 8, the MPUD concept plan, and Exhibit 8B, the MPUD conceptual land use plan, the acreage in the Tradition MPUD is divided into parcels for planning purposes.
Issues/Analysis: A public hearing before the Planning and Zoning Board was held on April 7, 2026. Staff recommended approval with a condition to require future development of the property to include the installation of an architectural wall and enhanced landscaping along the south and east boundaries of the property due to proximity to residential development. The Planning and Zoning Board voted to table the item to the May 5, 2026, Planning and Zoning Board meeting due to the Board’s request for additional information on traffic. At the May 5, 2026, Planning and Zoning Boad hearing, the applicant provided a presentation that addressed transportation, supported staff’s recommendation for landscape buffer walls along the eastern and southern boundaries of the property, and proposed two additional conditions of approval. The additional conditions of approval would eliminate any potential access to Heritage Oaks at Glenbrook Drive, and require site lighting to be shielded and/or oriented to minimize impacts to adjacent residential development.
At the May 5, 2026, Planning and Zoning Board public hearing, the Planning and Zoning Board voted to recommend approval subject to the following conditions:
1. Future development of Parcel 11A shall require a minimum ten-foot enhanced landscape buffer strip and architectural wall in accordance with the Landscape Code along the eastern and southern boundaries of the property. The landscape buffer strips shall be located on the inside and outside of the architectural wall. One tree, at least 12 feet in height, shall be provided for each 20 linear feet of the landscape buffer strip, or fractional part thereof, and the wall shall be installed on a one (1) foot berm.
2. All lighting shall be shielded and/or oriented to prevent light spillover. A photometric plan shall be required with each site plan for future development of Parcel 11A.
3. The right-of-way connection to SW Glenbrook Drive shall be eliminated through legal documentation approved by the City Attorney’s Office.
Financial Information: N/A
Special Consideration: N/A
Location of Project: The subject property is generally located at the southwest corner of Crosstown Parkway and SW Fairgreen Drive.
Business Impact Statement: N/A
Attachments:
1. Ordinance
2. Exhibit A Tradition MPUD Amendment No. 16
3. Staff Report
4. Warranty Deed - Winding River Crosstown, LLC,
5. Staff Presentation
6. Applicant’s Presentation
7. Public Comment
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: 26069-07
Legal Sufficiency Review:
Reviewed by Elizabeth L. Hertz, Senior Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, City Attorney.