Placement: Second Reading of Ordinances
Action Requested: Motion / Vote
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Ordinance 24-75, an Ordinance of the City of Port St. Lucie, Florida, Providing for the 10th Amendment of the Planned Unit Development Document and Concept Plan for the Ravello PUD for Property Located East of the North Fork of the St. Lucie River between Westmoreland Boulevard, Cambridge Drive and Morningside Boulevard (P24-070)
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Submitted By: Bridget Kean, AICP
Strategic Plan Link: The City's Goal of planning for a thriving future.
Project Update: This item is the second reading for the 10th Amendment to the Ravello PUD. A public hearing (1st reading of the ordinance) was held on January 27, 2025 and was approved to amend the land use classification for Parcel I from Commercial to Institutional in the PUD and on the Concept Plan to resolve the City created inconsistency for the previously approved 150 unit Assisted Living Facility; to rename the PUD from Ravello to Rivella; to update the permitted uses for Parcel I to remove Child Daycare; to replace the text under Maximum Building Height from in accordance with City Code to limited to three (3) stories with a Maximum Building Height of 35 feet consistent with the Zoning Code and subject to the following condition:
1. The application for future Site Plan for Parcel I shall submit a traffic analysis as typically required for Site Plan submittals to include a separate detailed traffic count specifically for emergency vehicles for the proposed type and size for the proposed Assisted Living Facility. This study would be reviewed by the City’s third-party traffic consultant and the fees for this review would be compensated by the Applicant. The City and the third-party traffic consultant would need to be satisfied by the traffic analysis and any proposed improvements prior to the Site Plan going forward to City Council in the future.
For the second reading on February 10, 2024, the PUD has been updated and the requirement for the traffic study to include a separate detailed traffic count specifically for emergency vehicles for the proposed type and size for the proposed Assisted Living Facility has been added to the PUD document under Exhibit 6 (page 20). In addition, the PUD has been amended to make it clear that Parcel I is approved for a maximum of 150 units for an assisted living facility. Any reference to the number of independent living units that would be permitted has been removed from the PUD document.
The revised PUD was uploaded to Legistar for the second reading as Exhibit A: Rivella PUD 10th Amendment updated 2/04/2025.
Executive Summary (General Business): The City has received an application for the 10th Amendment to the Ravello PUD. The Ravello PUD is composed of approximately 426 acres. The Ravello PUD is approved for 440 residential units and a maximum of 150 units for an assisted living facility. This application will amend the PUD document and concept plan to reclassify the use for approximately seven (7) acres identified as Parcel I on the PUD Concept Plan from a commercial use to an institutional use for the previously approved 150 unit assisted living facility, rename the PUD from Ravello to Rivella, update the permitted uses for Parcel I to remove Child Daycare as a permitted use, update building height to a maximum of 3-Stories and 35 feet, and other miscellaneous changes.
There is an associated application, P24-033, for a small scale future land use amendment to change the future land use for the approximately seven (7) acre property identified as Parcel I on the PUD Concept Plan and located on the northwest side of the roundabout at Morningside Boulevard and Westmoreland Boulevard from approximately 4.9 acres of Commercial Limited (CL), approximately 2.1 acres of General Commercial (CG), and approximately .31 acres of Low Density Residential (RL) to the Institutional future land use classification.
Presentation Information: Staff may provide a short presentation.
Staff Recommendation: Move that the Council approve the revised Exhibit “A”: Rivella PUD 10th Amendment updated 2/04/2025 to clarify that Parcel I is approved for a maximum of 150 units for an assisted living facility, and with the requirement for the traffic study to include a separate detailed traffic count specifically for emergency vehicles for the proposed type and size for the proposed Assisted Living Facility added to the PUD document under Exhibit 6.
Alternate Recommendations:
1. Move that the Council amend the recommendation and approve the revised Exhibit “A”: Rivella PUD 10th Amendment updated 2/04/2025.
2. Move that the Council not approve the PUD amendment and provide staff direction.
Background: The Planning and Zoning Board recommended approval of the PUD amendment at the November 6, 2024, Planning and Zoning Board meeting by a vote of 4-2.
The Ravello PUD was first approved in 1996 and known as the Wilderness Shores PUD (P94-096). The name was changed to the River Point PUD with the first amendment (P00-017). The name was changed to Tesoro PUD with the 6th amendment in 2004 and to the Ravello PUD with the 8th amendment in 2013.
The 9th Amendment to the Ravello PUD was approved on October 7, 2017, via Ordinance 17-58. Prior to the 9th Amendment to the Ravello PUD, 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 previously approved commercial entitlements and uses for Parcel I and replaced these uses with: a maximum of 150 units allowed for an assisted living facility and Child Day Care (including VPK).
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.
Issues/Analysis: When the 9th Amendment to the Ravello PUD was approved, it was determined that an assisted living facility on Parcel I was compatible with the property’s underlying commercial future land use classifications. The Limited Mixed Use Zoning District (LMD) is compatible with both the Commercial Limited (CL) and the General Commercial (CG) land use classifications. At that time, the LMD zoning district allowed institutional uses. In 2021, the City amended its Zoning Code to remove the provision that stated that any permitted use in an Institutional Zoning District was permitted in a LMD Zoning District (OR 21-118). As a result of this City initiated change, institutional uses are no longer compatible with the CL and CG future land use classifications. Parcel I in the Ravello PUD now has a use and entitlements permitted by its zoning (150 unit assisted living facility) that are not compatible with the property’s underlying CL and CG future land uses. To address this issue, the applicant has applied to amend the future land use on the 7 acre property identified as Parcel I on the PUD concept plan from CL/CG/RL to Institutional (I) and to amend the Ravello PUD to reclassify the approximately seven (7) acre property identified as Parcel I on the PUD concept plan from commercial use to institutional use and other changes.
As noted, the PUD has been amended since the public hearing (1st reading of the ordinance) that was held on January 27, 2025 to amend the land use classification Parcel I from Commercial to Institutional in the PUD and on the Concept Plan and to clarify that Parcel I is approved for a maximum of 150 units for an assisted living facility, and with the requirement for the traffic study to include a separate detailed traffic count specifically for emergency vehicles for the proposed type and size for the proposed Assisted Living Facility. These changes were made to the Introduction on page 2, Exhibit 5 on pages 15 and 16, and Exhibit 6 on page 20. The updated pages are attached as Exhibit “B”.
Financial Information: N/A
Special Consideration: N/A
Location of Project: The property is located east of the North Fork of the St. Lucie River between Westmoreland Boulevard, Cambridge Drive, and Morningside Boulevard.
Attachments:
1. Ordinance
2. Exhibit “A” Rivella PUD 10th Amendment updated 2/04/2025
3. Exhibit “B” Updated PUD Pages
4. Staff Report
5. Application
6. Public Works Traffic Memo
7. Kimley-Horn PUD Traffic Statement
8. Hobe Sound Environmental Wetland and Wildlife Assessment Parcel I
9. Staff Presentation
10. Reference: Applicant’s Public Meeting Letter
11. Minutes from the October 23, 2024 SPRC meeting
12. Public Comment
13. Additional Public Comment
14. 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: 24311-04
Legal Sufficiency Review:
Reviewed by Carly Fabien, Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, City Attorney.