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File #: 2026-016    Version: Name:
Type: Public Hearing Status: Agenda Ready
File created: 12/13/2025 In control: Planning and Zoning Board
On agenda: 1/20/2026 Final action:
Title: P25-157 Sandpiper Bay Resort - Small-Scale Comprehensive Plan Amendment to the Future Land Use Map 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 (full description attached in Special Warranty Deed) This is a request to amend the Future Land Use Map to change the designation of approximately 28.6 acres from Commercial Limited (CL), Residential Low (RL), and Open Space Recreational (OSR) to Commercial General / Institutional (CG/I).
Attachments: 1. Cover Letter, 2. Staff Report, 3. Special Warranty Deed, 4. Agent Authorization Letter, 5. Public Works Traffic Memo, 6. Sandpiper RPS FLUA Traffic Analysis 010626 DSS, 7. Staff Presentation, 8. Applicant's Request to Table 1-6-26 P&Z Board Meeting, 9. Public Comment
Placement: Public Hearing - Non Quasi Judicial
Action Requested: Motion / Vote
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P25-157 Sandpiper Bay Resort - Small-Scale Comprehensive Plan Amendment to the Future Land Use Map
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 (full description attached in Special Warranty Deed)
This is a request to amend the Future Land Use Map to change the designation of approximately 28.6 acres from Commercial Limited (CL), Residential Low (RL), and Open Space Recreational (OSR) to Commercial General / Institutional (CG/I).
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Submitted By: Bethany Grubbs, AICP, Senior Planner/Public Art Program

Executive Summary: The applicant is requesting an amendment to the City's Future Land Use Map to re-designate approximately 28.6 acres of property from Commercial Limited (CL), Residential Low (RL), and Open Space Recreational (OSR) to Commercial General / Institutional (CG/I). The proposed amendment applies to three distinct portions of the property: western terminus of SE Morningside Boulevard - a previously abandoned right-of-way, the southern portion of the site - currently developed with resort buildings and associated uses, and the western open space area - currently used for sports fields affiliated with the on-site academy.

Presentation Information: Staff will provide a presentation.

Staff Recommendation: Move that the Board recommend approval of the future land use map amendment.

Alternate Recommendation:
1. Move that the Board recommend denial of the future land use map amendment.

Background: The city has received a request from Altitude Prop. Co. LLC, represented by KEITH and MPLD Consulting, for a small-scale amendment to the Future Land Use Map affecting approximately 28.6 acres w...

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