Placement: Public Hearing - Quasi Judicial
Action Requested: Motion / Vote
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P25-158 Sandpiper Bay Resort PUD Amendment No. 2
Location: 3500 SE Morningside Boulevard, generally located north of the North Fork of the St. Lucie River, south of SE Westmoreland Boulevard, between the western terminus of SE Pine Valley Street and the eastern terminus of SE Morningside Boulevard
Legal Description: Portions of Section 23, Township 37 South, Range 40 East
This is a request for the 2nd Amendment to the Sandpiper Bay Resort Planned Unit Development (PUD) to amend the PUD concept plan, update to the permitted uses, update property ownership, and other miscellaneous changes.
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Submitted By: Bethany Grubbs, AICP, Senior Planner/Public Art Program
Executive Summary: The city has received a request for the second amendment to the Sandpiper Bay Resort Planned Unit Development (PUD), submitted by Altitude Prop. Co., LLC, the property owner, and represented by KEITH and MPLD Consulting. The subject property is located at 3500 SE Morningside Boulevard and consists of approximately 219.87 acres. The property currently includes five Future Land Use designations: Commercial General / Institutional (CG/I), Commercial Limited (CL), Residential Low (RL), Open Space Recreation (OSR), and Open Space Preservation (OSP). The site maintains a single zoning designation of Planned Unit Development (PUD). As part of this request, the applicant has submitted a concurrent Future Land Use Amendment to change the CL designation (21.8 acres), the RL designation (0.4 acres), and a portion of the OSR designation (6.4 acres) to CG/I, resulting in a total of 28.6 acres under the Commercial General / Institutional category.
Presentation Information: Staff will provide a presentation.
Staff Recommendation: Move that the Board recommend approval to the City Council with the following conditions as recommended by staff.
1. The applicant will enter into a Revocable Encroachment Agreement prior to site plan approval.
2. The applicant will coordinate with the city on appropriate roadway mitigation which may include proportionate share as part of the site plan approval.
Alternate Recommendations:
1. Move that the Board recommend approval to the City Council.
2. Move that the Board recommend denial to the City Council.
Background: This application underwent expedited review with the Planning and Zoning, Building, Public Works, and Utility Systems Departments prior to scheduling for the Planning and Zoning Board. The Sandpiper Bay PUD was first approved in 2010 (P09-047) at which time the hotel and golf course were rezoned under the master PUD from CG and OSR to PUD. In 2024, the city approved the 1st amendment to the PUD (P24-111) to ensure compatibility with the existing operational use of the property.
The property is developed as a resort with extensive recreational amenities, including a golf course (now inactive), sports courts and fields, watersport facilities, fitness center, spa, marina, conference space, and other accessory structures. The northern parcel remains as privately owned open space following the cessation of golf course operations.
Issues/Analysis: The primary objective of this amendment is to support the school’s expansion, allowing for enhanced sports offerings, and ensure land use compatibility with the resort’s operational need while facilitating the resort’s revitalization under a new operator.
The proposed PUD amendment represents the second modification to the Sandpiper Bay Resort PUD (formerly Club Med Sandpiper) and includes the following key changes:
1. Revising the Concept Plan to reflect expanded sports courts and fields
2. Updating ownership information and regulatory documents
3. Amending permitted uses consistent with the removal of the Commercial Limited Future Land Use designation
4. Adding additional buffering requirements to ensure compatibility with surrounding uses
5. Miscellaneous clean-up revisions for clarity and consistency
The proposed PUD amendment aligns with the associated Future Land Use Amendment for 28.6 acres identified on the PUD Concept Plan. This amendment changes the existing Commercial Limited (CL), Residential Low (RL), and a portion of Open Space Recreation (OSR) designations to Commercial General/Institutional (CG/I). This change is consistent with the City’s Comprehensive Plan policies. Policy 1.1.4.2 states that the Commercial General (CG) land use accommodates hotels and resort uses, while Policy 1.1.4.4 provides that the Institutional (I) land use is intended for public and private institutional sites, including schools and their accessory uses. These policies support the proposed amendment.
A traffic impact statement was prepared by Simmons & White and reviewed by the City’s third-party traffic consultant. The proposed development is anticipated to generate approximately 894 new daily trips, including 111 AM peak hour trips and 131 PM peak hour trips. Based on the findings of this report, the applicant will continue to coordinate with the City of Port St. Lucie regarding potential roadway mitigation measures. Although ITE trip generation rates suggest a potential increase of 14,581 daily trips, the traffic consultant’s refined analysis anticipates approximately 894 new daily trips, reflecting the specific conditions and scope of the proposed amendment.
As identified in the traffic study, attached as Exhibit “B”. The link analysis identified SE Westmoreland Boulevard between SE Port St. Lucie Boulevard and SE Morningside Boulevard would require capacity improvements. There are no improvements to these roadways identified in the City’s Transportation Element of the Comprehensive Plan. Per the traffic study, the applicant will coordinate with the city on appropriate roadway mitigation which may include proportionate share.
Special Consideration: As part of this request, the applicant has submitted a concurrent Future Land Use Amendment to change the CL designation (21.8 acres), the RL designation (0.4 acres), and a portion of the OSR designation (6.4 acres) to CG/I, resulting in a total of 28.6 acres under the Commercial General / Institutional category.
Location of Project: 3500 SE Morningside Boulevard, generally located north of the North Fork of the St. Lucie River, south of SE Westmoreland Boulevard, between the western terminus of SE Pine Valley Street and the eastern terminus of SE Morningside Boulevard
Attachments:
1. Staff Report
2. Exhibit "A" PUD Amendment No. 2
3. Exhibit "B" RPS Academy Concurrency Traffic Impact Statement
4. Cover Letter
5. Special Warranty Deed
6. Agent Authorization Letter
7. Staff Presentation
8. Applicant's Request to Table 1-6-26 P&Z Board Meeting
9. Public Comment