Placement: Second Reading of Ordinances
Action Requested: Motion / Vote
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Ordinance 24-13, an Ordinance to Rezone Approximately Three Hundred Ninety (390) Acres of Property Located North of Becker Road, South of SW Hegener Drive Road Right-of-Way, East of N/S A Road Right-of-Way, and West of N/S B Road Right-of-Way for a Parcel of Land Legally Described in Exhibit 14 of the Attached Composite Exhibit “A” from the Zoning Designation Of AG-5 (SLC Agriculture-5) to the City’s Mpud (Master Planned Unit Development) Zoning District for a Project Known as Wilson Groves Parcel A MPUD (P21-148)
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Submitted By: Bridget Kean, AICP, Deputy Director Planning and Zoning
Strategic Plan Link: The City’s Mission to plan for smart and balanced growth.
Executive Summary (General Business): ACR Acquisition, LLC, has applied to rezone approximately 390.375 acres of property located with the Wilson Groves DRI from the zoning designation of St. Lucie AG-5 (1 dwelling unit per five acres) to City of Port St. Lucie MPUD (Master Planned Unit Development). The subject property is located north of Becker Road, south of SW Hegener Drive (FKA Paar Drive), and between N/S A and N/S B in the area identified as Parcel A on Map H of the Wilson Groves DRI.
As proposed, the MPUD will provide for a gated residential subdivision for up to 1,180 residential uses along with clubhouse, other civic uses, and public or private recreation uses consistent with the property’s underlying residential land use sub-district. As depicted on Exhibit 16A, the MPUD concept plan, primary access will be provided along Becker Road. A secondary access point will be located on future road N/S A. A designated emergency access driveway for emergency services will be located on future road N/S B.
Exhibit 11 of the Wilson Groves Parcel A MPUD provides the general standards for the MPUD per Section 158.187 of the City of Port St. Lucie Code of Ordinances. On November 11, 2023, the City Council adopted Ordinance 23-53 updating Section 158.187 to codify the access requirements for MPUDs for residential development. Per Section 158.187, the minimum number of residential development access points shall be determined per the National Fire Protection Association 1141 Standard for Fire Protection Infrastructure for Land Development in Wildland, Rural, and Suburban Areas, 2017 Edition (NFPA 1141 ), or as determined by a traffic study or the Fire Marshall, whichever is more stringent.
In accordance with these requirements, City staff is recommending that Exhibit 11 of the Wilson Groves Parcel A MPUD be revised to include the triggers for the construction of the secondary access along N/S A and the emergency access along N/S B. The proposed changes are attached as Exhibit “B” of proposed Ordinance 24-13 and will require the construction plans for the second, paved, resident full access connecting to N/S A and continuing south to Becker Road to be submitted to the City for review with the plat that includes the 600th dwelling unit of the Parcel A MPUD and the contracts let for the construction of the road prior to the issuance of the 600th residential building permit. The EMS access on N/S B is to be provided with the development of the phase in which the access is located and to be available upon removal of the other emergency accesses along N/S A or Farm Road A.
Presentation Information: Staff may provide a short presentation.
Staff Recommendation: Move that the Council approve the MPUD rezoning as recommended by the Planning and Zoning Board with the condition that the MPUD be amended to include revised Exhibit 11 (Exhibit B to proposed Ordinance 12-13).
Alternate Recommendations:
1. Move that the Council amend the recommendation and approve the MPUD rezoning with the condition noted above.
2. Move that the Council not approve the MPUD and provide staff direction.
Background: At the March 5, 2024 Planning and Zoning Board meeting, the Planning and Zoning Board recommended approval with conditions of the proposed MPUD rezoning. The first condition was a requirement for the traffic study to be updated to remove all references to age-restricted units prior to the Public Hearing by the City Council. The traffic study that was submitted for the Planning and Zoning Board hearing included as estimate of the number of trips that would be generated by the number of residential units in the MPUD based on the ITE Code for single-family residential units. The study also included an estimate of the number of trips that would be generated based on the ITE Code for age restricted residential units. Since the transportation requirements in the Wilson Groves DRI are based on single-family trip generation rates, staff recommended the traffic study be revised to remove all references to age-restricted units prior to the public hearing before the City Council. The traffic study has been revised to remove references to ages restricted units and approved by the Public Works Department.
The second condition stated that the MPUD should be revised to reflect additional transportation requirements to establish a timeline for the completion of N/S A from Becker Road going north to the second entrance of this Parcel A MPUD consistent with Section 158.187 (B)(1)a) of the City of Port St. Lucie Code of Ordinances prior to the public hearing before the City Council. As noted above, this condition is addressed in staff’s proposed revisions to Exhibit 11 of the Wilson Groves Parcel A MPUD (attached as Exhibit B to proposed Ordinance 24-13).
Issues/Analysis: The subject property is located within a residential land use sub-district and the proposed MPUD is consistent with Policies 1.2.2.2 and 1.2.2.3 of the Future Land Use Element regarding the development of residential neighborhoods within an NCD District and Policy 1.2.3.4 regarding the provision of pedestrian/bicycle paths to interconnect residential and non-residential areas.
Financial Information: N/A
Special Consideration: N/A
Location of Project: The property is generally located north of Becker Road, west of future roadway N/S B, east of future roadway N/S A and south of the future extension of SW Hegener Drive.
Attachments:
1. Ordinance
2. Exhibit “A” Wilson Groves Parcel A MPUD
3. Exhibit “B” Revised Exhibit 11 of the Wilson Groves Parcel A MPUD
4. Staff Report
5. Public Works Traffic Memo
6. Applicant’s Traffic Study (Updated)
7. Warranty Deed
8. 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: 23268-06
Legal Sufficiency Review:
Reviewed by Elizabeth L. Hertz, Senior Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, Interim City Attorney.