Placement: New Business
Action Requested: Motion / Vote
title
Approve a Major Site Plan for PSL Westmoreland ALF (P25-079)
body
Submitted By: Bethany Grubbs, AICP, Senior Planner/Public Art Program
Strategic Plan Link: N/A - Development Application
Executive Summary (General Business): The applicant seeks approval of a two-phase site plan for a 150-unit assisted living facility on a 7.1-acre Institutional-designated parcel within the Rivella PUD. Phase I includes 124 assisted living units and Phase II adds 26 memory care units.
Presentation Information: Staff will provide a presentation upon request.
Staff Recommendation: Move that the Council approve the site plan as recommended by the Site Plan Review Committee.
Alternate Recommendations:
1. Move that the Council amend the recommendation and approve the site plan.
2. Move that the Council deny the site plan and provide staff direction.
Background: The Major Site Plan has been reviewed for compliance with the applicable City Code and PUD development standards. The Site Plan Review Committee reviewed the application on September 9, 2026, and recommended approval.
Rivella PUD Amendment No. 10 (P24-070) was approved by City Council on February 10, 2025, to amend the PUD Regulation Book and Conceptual Plan for the Rivella PUD (fka Ravello PUD). The amendment reclassified the subject 7.1 acres identified as Parcel I from Commercial to Institutional to accommodate the previously approved 150-unit assisted living facility, updated permitted uses, clarified maximum building height standards, and renamed the PUD from the Ravello PUD to the Rivella PUD.
Issues/Analysis: As part of the January 27, 2025 City Council action, the PUD amendment was required to include a condition stating that any future site plan for Parcel I must provide a comprehensive traffic analysis, along with a separate emergency-vehicle traffic count specific to the proposed assisted living facility-and that both the City and its third-party traffic consultant must review and approve these findings before the site plan can return to Council.
Accordingly, the applicant provided multiple traffic submittals, all of which were reviewed by the City’s third-party consultant. The analyses show that an assisted living facility generates relatively low traffic, and that using the more conservative ITE land-use code resulted in higher estimated trips, further demonstrating acceptable operations under future conditions. Both the Westmoreland Boulevard and Morningside Boulevard driveways operate acceptably with the proposed median cut and left-turn lane, and the nearby roundabout also performs well under existing and projected traffic volumes. Emergency-response data collected from four comparable facilities over an 8.5-month period indicate an average of about 21.7 emergency calls per month, or less than one per day, and the Fire District confirmed that sirens are typically used only when clearing traffic, minimizing noise impacts. The overall traffic and emergency-response analysis is considered complete and satisfactory, and staff notes that installation of the Westmoreland Boulevard access will require removal of existing landscape trees and plantings within the median.
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.
Business Impact Statement: N/A
Attachments:
1. Staff Report
2. Site Plan
3. Landscape Plan
4. Building Elevations
5. Floor Plan: Phase I
6. Floor Plan: Phase II
7. Operational Staffing Statement (Parking)
8. Traffic Analysis
9. 3rd Party Traffic Review Memo
10. St. Lucie County Fire District Memo
11. SFWMD Wetland Determination (2025)
12. Agent Authorization Letter
13. Special Warranty Deed
14. 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: N/A
Legal Sufficiency Review: N/A