Placement: First Reading of Ordinances / Public Hearing
Action Requested: Motion / Vote
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Ordinance 21-46, Public Hearing, An Ordinance amending the Comprehensive Plan to Provide a Large-Scale Amendment consisting of Text Amendments to The Future Land Use Element on Behalf of Mattamy Palm Beach, LLC, and the Port St. Lucie Governmental Finance Corporation (GFC) (P20-256).
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Submitted By: Bridget Kean, AICP, Senior Planner
Strategic Plan Link: The City’s Mission to plan for smart and balanced growth.
Executive Summary (General Business): This is the transmittal hearing for a large-scale comprehensive plan text amendment that was submitted by Mattamy Palm Beach, LLC, and the Port St. Lucie Governmental Finance Corporation (GFC). The text amendment proposes to amend Figure 1-4 of the Future Land Use Element, Policies 1.2.9.1 and 1.2.9.2 of the Future Land Use Element, and Maps FLU-2b, TRN-2, TRN-3a, TRN-11 and TRN-12. Figure 1-4 is the conceptual land use plan for the Southern Grove NCD District. Policy 1.2.9.1 sets forth the density and intensity for the Southern Grove NCD District. Policy 1.2.9.2 sets a minimum overall average density for a residential area near an Employment Center or a Mixed Use area. Map FLU-2b is the vacant land use map. Map TRN-2 depicts the future number of roadway lanes. Map TRN-3a shows the future functional classification of the roadways and Map TRN-11 shows the Existing/Future Transportation network for 2035. Map TRN-12 depicts the southwest annexation area roadway plan. This application is associated with a proposed amendment to the Southern Grove DRI (P21-012) to revise development entitlements based on the market analysis and recommendations of the Southern Grove Master Plan and other changes. The proposed 8th amendment to the Southern Grove DRI is scheduled for the September 7, 2021 Planning and Zoning Board meeting.
As the City Council may be aware, the State of Florida recently updated its requirements for comprehensive plans. Effective July 1, 2021, each local government is now required to adopt a property rights element into its comprehensive plan. The property rights element has to be adopted before a local government can adopt amendments to its comprehensive plan. City staff received confirmation from Department of Economic Opportunity (DEO) that any amendments that were heard by the local planning agency prior to July 1, 2021 can proceed with the amendment process prior to the adoption of a property rights element. The public hearing before the Planning and Zoning Board was held on May 4, 2021.
Presentation Information: Staff will provide a presentation.
Staff Recommendation: Move that the Council approve the transmittal of the proposed comprehensive plan to the Florida Department of Economic Opportunity (DEO) Community Planning Division (State Land Planning Agency) as recommended by the Planning and Zoning Board.
Alternate Recommendations:
1. Move that the Council amend the recommendation and approve the transmittal to DEO.
2. Move that the Council not approve and provide staff direction.
Background: At the May 4, 2021 Planning and Zoning Board meeting, the Planning and Zoning Board recommended approval of the proposed amendment.
The Port St. Lucie Governmental Finance Corporation owns approximately 1,183 acres of land within the Southern Grove DRI that is located in the area west of Interstate 95, east of SW Village Parkway, south of Tradition Parkway and north of Becker Road. In October 2019, the City engaged the Treasure Coast Regional Planning Council (TCRPC) to create an updated land development and infrastructure master plan for the GFC owned land in Southern Grove, including a financial and market analysis, review of competitive markets, and strategies for property disposition. Based on a review of market conditions, the Southern Grove Master Plan recommended a reorganization of the land uses, infrastructure, and modifications to the DRI development entitlements to produce a more sustainable, economically viable development program for Southern Grove.
Issues/Analysis: Figure 1-4 is required by Policy 1.2.1.3 of the Comprehensive Plan to illustrate how the land use sub-categories (Residential, Neighborhood/Village Commercial, Employment Center, Regional Business Center and Mixed Use) are allocated, where they are located, and how they would function in relation to each other in the Southern Grove Development. The adopted Southern Grove Master Plan recommended increases to industrial and workplace uses, multi-family residential units, and hotel rooms and decreases to retail, office, and research/development square footage to better align with market conditions. The proposed amendment revises Figure 1-4 to reclassify approximately 7.8 acres of land located at the northeast corner of the intersection of Paar Drive and SW Village Parkway from the Neighborhood/Village Commercial subdistrict to the Employment Center subdistrict. In addition, approximately 48 acres of land located on the north side of Paar Drive and directly west of Interstate 95 is reclassified from the Mixed Use subdistrict designation to the Employment Center subdistrict and the Regional Business Center subdistrict. The proposed amendment removes the eastern portion of Paar Drive from SW Anthony F. Sansone, Sr. Blvd east to Interstate 95 and the Paar Drive/I-95 overpass.
The proposed changes to Policy 1.2.9.1 increases the development thresholds for residential, non-residential, and hotel uses. Residential density is increased by 286 units from 7,388 residential units to 7,674 units. Non-residential square footage is increased by 182 square feet from 13,187,743 square feet to 13,187,925 square feet. Hotel rooms are increased by 260 rooms from 791 rooms to 1,051 rooms. Policy 1.2.9.2 is proposed for deletion.
The proposed changes to Policy 1.2.9.1 correspond to a proposed amendment to the Southern Grove DRI that updates the DRI entitlements as shown below:
The various future land use series maps are updated to remove the Paar Drive and I-95 overpass and the eastern portion of Paar Drive from SW Anthony F. Sansone Sr. Blvd east to Interstate 95.
The submittal packet includes an updated traffic study that was prepared for the associated Southern Grove DRI (P21-012). The traffic study was completed in July 2021 following review and comment by the City’s Third-Party Traffic Consultant. As identified in the traffic study, the proposed changes to entitlements can be accommodated within the planned roadway network for the Southern Grove DRI. The Paar Drive overpass could be removed from the Southern Grove DRI with no adverse impacts to the regional roadway network. The Public Works Department has approved the traffic study for transmittal of the large-scale comprehensive plan text amendment to the state land planning agency (DEO) and the reviewing agencies for review and comment.
Financial Information: N/A
Special Consideration: N/A
Location of Project: The property is located directly west of Interstate 95, between Tradition Parkway and the C-23 Canal and bordered to the west by both the Tradition and Riverland/Kennedy DRIs.
Attachments:
1. Ordinance
2. Exhibit A-1 Figure 1-4
3. Exhibit A-2 Policies 1.2.9.1 and 1.2.9.2
4. Exhibit A-3 Map FLU-2b, Vacant Lands with Future Land Use
5. Exhibit A-4 Map TRN-2, Future Number of Lanes Map
6. Exhibit A-5 Map TRN-3a, Future Functional Class
7. Exhibit A-6 Map TRN-11, Existing/Future Transportation (2035)
8. Exhibit A-7 Map TRN-12, SW Annexation Area Roadway Plan
9. Staff Report
10. Attachments A - C: Figure 1-4; Policies 1.2.9.1 and 1.2.9.2; Changes to Future Land Use Map Series
11. Attachment D: Southern Grove Master Pan Executive Summary
12. Attachment E: Southern Grove Master Plan Market Analysis
13. Application
14. Public Works Traffic Memo
15. Southern Grove Traffic Study 2021
16. Warranty Deed (Mattamy)
17. Warranty Deed (GFC)
18. 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: 5983
Legal Sufficiency Review:
Reviewed by Elizabeth L. Hertz, Deputy City Attorney. Approved as to Legal form and sufficiency by James D. Stokes, City Attorney.