Placement: First Reading of Ordinances / Quasi-Judicial Hearing
Action Requested: Motion / Vote
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Ordinance 24-75, Quasi-Judicial, Public Hearing, 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.
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 and to identify that the previously approved 150 unit assisted living facility can include up to 75 units for independent living units as allowed by City Code, 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 PUD amendment as recommended by the Planning and Zoning Board.
Alternate Recommendations:
1. Move that the Council amend the recommendation and approve the PUD amendment.
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.
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” 10th Amendment to the Ravello/Rivella PUD
3. Staff Report
4. Application
5. Public Works Traffic Memo
6. Kimley-Horn PUD Traffic Statement
7. Hobe Sound Environmental Wetland and Wildlife Assessment Parcel I
8. Staff Presentation
9. Reference: Applicant’s Public Meeting Letter
10. Minutes from the October 23, 2024 SPRC meeting
11. Public Comment
12. Additional Public Comment
13. 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.