Placement: First Reading of Ordinances / Public Hearing
Action Requested: Motion / Vote
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Ordinance 24-76, Public Hearing, 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 for approximately Seven (7) Acres from Limited Commercial (CL), General Commercial (CG), And Low Density Residential (RL) to Institutional (I) for a Parcel Legally Described as Tract A, Tesoro Preserve Plat No. 4, and Generally Located North of SE Morningside Blvd and West of SE Westmoreland Blvd (P24-033)
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Submitted By: Bridget Kean, AICP, Deputy Director
Strategic Plan Link: The City's Goal of planning for a thriving future.
Executive Summary (General Business): The City has received an application from Ryan Law Group, PLLC, acting as the agent for Ravello Development, LLC, owner, for a small-scale future land use map amendment for property within the Ravello PUD. The subject property is approximately seven (7) acres of land that is located on the northwest side of the Morningside and Westmoreland Boulevard roundabout and identified as Parcel I on the Ravello PUD concept plan. The proposal will amend the future land use for the seven acres from 4.9 acres of Commercial Limited (CL), 2.1 acres of Commercial General (CG), and .31 acres of Low Density Residential (RL) to the Institutional future land use classification. As set forth in the approved 9th Amendment to the Ravello PUD (OR 17-58), Parcel I is approved for a maximum of 150 units for an assisted living facility. Due to changes that were made to the City’s Code after the 9th Amendment to the Ravello PUD was approved, an assisted living facility is no longer compatible with either the subject property’s CG or CL future land use classifications. The applicant is applying to amend the future land use for the subject property to Institutional to be consistent with the permitted uses and entitlements (150 units for an assisted living facility) in the Ravello PUD.
The Ravello PUD prohibits the following uses on Parcel I: nursing home, convalescence home, substance abuse rehabilitation facility, community residential homes and group care homes.
Presentation Information: Staff may provide a short presentation.
Staff Recommendation: Move that the Council approve the small-scale future land use amendment as recommended by the Planning and Zoning Board.
Alternate Recommendations:
1. Move that the Council amend the recommendation and approve the small scale future land use amendment.
2. Move that the Council not approve and provide staff direction.
Background: The Planning and Zoning Board held a public hearing on the application on May 7, 2024. The Planning and Zoning Board recommended approval by a 6 to 1 vote. At that time, the proposal was to amend the future land use on the seven (7) acre subject property from 4.9 acres of Commercial Limited (CL), 2.1 acres of Commercial General (CG), and .31 acres of Low Density Residential (RL) to Medium Density Residential (RM)/Institutional (I). The Medium Density Residential (RM) was included in the application based the applicant’s proposal to include up to 75 units of independent living within the previously approved 150 unit assisted living facility. Following the Planning and Zoning Board meeting, Planning staff reviewed the City’s definition of an assisted living facility with the City Attorney’s Office and it was determined that the RM future land use was not needed because the definition for an assisted living facility includes independent living units.
Issues/Analysis: The 9th Amendment to the Ravello PUD was approved on October 7, 2017, via Ordinance 17-58. Prior to the 9th Amendment, Parcel I was approved for 65,900 square feet of commercial development and the permitted uses for Parcel I included: office, retail, restaurant, automobile and truck sales, hospital, nursing or convalescent home, and recreation amusement facility. The 9th Amendment to the PUD removed all commercial entitlements and all commercial uses for Parcel I and replaced them with two uses: a maximum of 150 units for an assisted living facility and Child Day Care (including VPK).
There is an associated application for the 10th amendment to the Ravello PUD (P24-070) that will reclassify the use for Parcel I from commercial use to institutional use for the previously approved 150 units for an assisted living facility. The proposed PUD amendment also removes Child Day Care (including VPK) as a permitted use for Parcel I. It identifies that the 150 units for an assisted living facility can include up to 75 units can be used as independent living units and other miscellaneous changes to the PUD document.
Financial Information: N/A
Special Consideration: N/A
Location of Project: The subject property is located on the north side of SE Morningside Blvd. and west side of SE Westmoreland Blvd.
Attachments:
1. Ordinance
2. Exhibit “A” Proposed Future Land Use
3. Staff Report
4. Application
5. Public Works Traffic Memo
6. Applicant’s Traffic Study
7. Hobe Sound Environmental Wetland and Wildlife Assessment Parcel I
8. Staff Presentation
9. Reference: Applicant’s Public Meeting Letter
10. Public Comment
11. Additional Public Comment
12. 3rd Submittal of 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: 24129-02
Legal Sufficiency Review:
Reviewed by Carly Fabien, Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, City Attorney.