Placement: First Reading of Ordinances / Quasi-Judicial Hearing
Action Requested: Motion / Vote
title
Ordinance 26-16, Quasi-Judicial, Public Hearing, an Ordinance Providing for the Second Amendment of the Planned Unit Development Document and Conceptual Plan for the Sandpiper Bay Resort Planned Unit Development for Property Located at 3500 SE Morningside Boulevard, Generally Located North of the North Fork of the St. Lucie River, South of Southeast Westmoreland Boulevard, Between the Western Terminus of Southeast Pine Valley Street and the Eastern Terminus of Southeast Morningside Boulevard. (P25-158)
body
Submitted By: Bethany Grubbs, AICP, Senior Planner/Public Art Program
Strategic Plan Link: The City's Goal of a diverse local economy and employment opportunities.
Executive Summary (General Business): 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 Council approve the proposed PUD amendment as recommended by the Planning and Zoning Board with the following condition: The applicant will enter into a Revocable Encroachment Agreement prior to site plan approval.
Alternate Recommendations:
1. Move that the Board amend the recommendation and recommend approval of PUD amendment with the condition as stated.
2. Move that the Board deny the PUD amendment and provide staff direction.
Background: On January 20, 2026, the Planning and Zoning Board voted to recommend approval of the PUD Amendment to the City Council with the following condition: The applicant will enter into a Revocable Encroachment Agreement prior to site plan approval.
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 compatibility with the resort’s operational need while facilitating the resort’s revitalization.
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 is attached as Exhibit B. It was reviewed by the staff as well as the City’s third-party traffic consultant. The Public Works Traffic Memo is attached.
Financial Information: N/A
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
Business Impact Statement: N/A
Attachments:
1. Ordinance
2. Staff Report
3. Exhibit "A" PUD Amendment No. 2
4. Exhibit "B" RPS Academy Concurrency Traffic Impact Statement
5. Cover Letter
6. Special Warranty Deed
7. Agent Authorization Letter
8. Public Works Traffic Memo
9. Staff Presentation
10. Applicant's Request to Table 1-6-26 P&Z Board Meeting
11. 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: 25289-08
Legal Sufficiency Review:
Reviewed by Carly Fabien, Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, City Attorney.