Placement: Second Reading of Ordinances, Public Hearing
Action Requested: Motion / Vote
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Ordinance 24-04, Public Hearing, an Ordinance of the City of Port St. Lucie, Florida, Amending the Comprehensive Plan of the City Of Port St. Lucie to Provide for a Large-Scale Amendment to the Future Land Use Map for 464.50 Acres of Land to Change the Future Land Use Designations from 90 Acres of Commercial Service/Light Industrial/Heavy Industrial (CS/LI/HI), 311.5 Acres of Commercial Service/Light Industrial, Residential, Office, and Institutional (CS/LI/ROI), and 63 Acres Of General Commercial/ Residential, Office, and Institutional (CG/ROI) to 397.89 Acres of Low Density Residential (RL), 34.25 Acres of General Commercial/Commercial Service/Institutional (CG/CS/I), 13.93 Acres of Open Space Recreation (OSR), and 18.43 Acres of Open Space Conservation (OSC) for a Parcel Legally Described in Exhibit “A”, and generally located between Glades Cut-Off Road and the C-24 Canal Road and to Provide for Text Amendments to the Future Land Use Element to Amend Policies 1.1.4.18 and 1.1.4.19 as Requested by Lulfs Grove, LLLP (P22-336).
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Submitted By: Bridget Kean, AICP, Deputy Director Planning and Zoning
Strategic Plan Link: The City’s Mission to plan for smart and balanced growth.
Executive Summary (General Business): This application is the adoption hearing for a large scale comprehensive plan amendment to amend the future land use map and Policies 1.1.4.18 and 1.1.4.19 of the Future Land Use Element for a project known as Lulfs Groves. Lulfs Groves is approximately 464.5 acres in size and located west of Glades Cut-Off Road and immediately south of the City of Port St. Lucie Glades Wastewater Treatment Facility and property within the LTC Ranch DRI. The Lulfs Groves property was annexed into the City in 2008 and is subject to an executed and recorded annexation agreement. The existing land uses are: 90 acres of Commercial Service/Light Industrial/Heavy Industrial (CS/LI/HI), 311.50 acres of Commercial Service/Light Industrial/Residential, Office and Institutional (CS/LI/ROI) and 63 acres of Commercial General/Residential, Office and Institutional (CG/ROI). The comprehensive plan includes sub-area policies that identify Lulfs Groves as a mixed use business park with industrial, commercial, office, institutional, and limited residential entitlements. The Lulfs Groves project is approved for a maximum of 2.4 million square feet of industrial entitlements, 600,000 square feet of office, retail, and institutional entitlements, and up to 500 dwelling units.
The proposed comprehensive plan amendment will convert Lulfs Groves to a primarily single-family residential development consisting of 397.89 acres of Low Density Residential (RL) land use, 34.25 acres of General Commercial/Commercial Service/Institutional (CG/CS/I) land use, 13.93 acres of Open Space Recreation (OSR),and 18.43 acres of Open Space Conservation (OSC) It changes the development to 400,000 square feet of office, retail, and institutional uses and a maximum of 1,350 residential dwelling units..
Presentation Information: Staff may provide a presentation.
Staff Recommendation: Move that the Council deny the proposed comprehensive plan amendment as recommended by the Planning and Zoning Board.
Alternate Recommendations:
1. Move that the Council table the item and provide staff direction.
Background: At the January 2, 2024, Planning and Zoning Board meeting, the Planning and Zoning Board recommended denial of the proposed amendment by a vote of five to one with one member abstaining.
A transmittal hearing on the proposed comprehensive plan amendment, P22-336, was held on January 22, 2024. The amendment was approved for transmittal to the state land planning agency for review. The staff recommendation was for denial due to city staff’s concerns about the conversion of industrial and commercial land for additional residential development, the potential incompatibility of residential development adjacent to the City’s Glades wastewater treatment plant, and other concerns.
At the January 2, 2024 Planning and Zoning Board hearing and at the January 22, 2024 transmittal hearing, the Director of the Utility Systems Department provided an overview of the day to day operations of the Glades Wastewater Treatment Facility and spoke to the City’s experience in dealing with the complaints about smells, sounds, truck traffic, etc. from residents who purchased property adjacent to or near a wastewater treatment facility due to the General Development and General Development Utilities practice of locating the these facilities near future residential development.
Issues/Analysis: The applicant has requested that the City hold the adoption hearing for the associated proposed comprehensive plan amendment, P22-336, on September 22, 2025. City staff and the applicant’s team have been negotiating the proposed amendment to the annexation agreement for over a year and there is still no consensus on certain roadway requirements, right-of-way width requirements, and utility requirements. The Planning and Zoning Department does not support the transition of 90 acres of CS/LI/HI (Service Commercial/Light Industrial/Heavy Industrial) land use, 311.5 acres of CS/LI/ROI (Service Commercial/Light Industrial/ Residential Office, and Institutional) land use, and 63 acres of CG/ROI (Residential, Office and Institutional) land use to primarily low density residential land use. The City has a sufficient supply of residential land as well as residential entitlements within approved developments of regional impact to accommodate future population growth. The City does not have sufficient commercial, industrial, and institutional land to support economic development and to provide services to current and future residents. Goal 1.1 of the Future Land Use Element addresses the need for the City to provide an appropriate mix of land uses to meet the needs of current and future residents. Goal 8.2 of the Economic Development Element of the City’s Comprehensive Plan addresses the need for the City to support the retention and growth of the industrial sector. Policy 8.2.1.1 states that the City should ensure the allocation of an appropriate quantity of lands that are desirable for commercial and industrial purposes to serve future growth needs of the City.
Financial Information: N/A
Special Consideration: N/A
Location of Project: The Lulfs Groves property is located west of Glades-Cut Off Road, immediately south of the City’s Glades Wasterwater Treatment Plant and property within the LTC Ranch DRI.
Attachments:
1. Ordinance
2. Exhibit “A” Legal Description
3. Exhibit “B” Existing and Proposed Future Land Use Maps
4. Exhibit “C” Proposed Changes to Policies 1.1.4.18 and 1.1.4.19
5. Staff Report
6. Application and Authorization
7. Applicant’s Justification Statement
8. Public Works Traffic Memo
9. City’s 3rd Party Traffic Consultant Kittelson and Associates Traffic Review Memo
10. O’Rourke Engineering Traffic Analysis for Lulfs Groves
11. Florida Department of Commerce and Agency Review Comment Letters
12. Warranty Deed
13. 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: 23228-05
Legal Sufficiency Review:
Reviewed by Carly Fabien, Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, City Attorney.