PLACEMENT: Departmental - Quasi-Judicial
TITLE:
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RIO SOUTH DIXIE, LLC REQUESTS FINAL SITE PLAN APPROVAL FOR PHASE 1 (EAST) FOR THE RIO MARINE VILLAGE PROJECT (S241-016)
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EXECUTIVE SUMMARY:
executive summary
This is a request by Cotleur & Hearing on behalf of Rio South Dixie, LLC, for approval of the Rio Marine Village Phase I (East) Major Final Site Plan. The east phase contains two live/work buildings, eight multi-family buildings, one townhome building, and the marina clubhouse and pool. Phase I is generally located south of NE Dixie Highway, north of the St. Lucie River, and east of NE Martin Avenue. Included is a request for a certificate of public facilities reservation.
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DEPARTMENT: Growth Management
PREPARED BY: Name: Brian Elam, PMP
Title: Principal Planner
REQUESTED BY: Cotleur & Hearing, George Missimer, AICP
PRESET: 10:00 AM
PROCEDURES: Quasi-Judicial
BACKGROUND/RELATED STRATEGIC GOAL:
The Rio Marine Village Project received Master Site Plan approval on February 1st, 2022. The Master Plan combines residential, commercial, and marina uses on approximately 16.2 acres of previously developed land. The Master Plan includes 192 dwelling units consisting of apartments, townhomes, and live work units. The project utilizes density blending and right-of-way provisions pursuant to Martin County Comprehensive Growth Management Policies 18.4E.2. and 18.4E.3.
The future land uses of the property are CRA Center and CRA Commercial Waterfront and the zoning is Rio Redevelopment Zoning District with 10.87 acres of the Waterfront Subdistrict and 5.5 acres of the Core Subdistrict designations.
Marina activity on the subject site dates to the 1950’s. The area has been developed with several waterfront uses including marinas and restaurants. Much of the site is not currently in use. The developer has installed new seawalls where they presently exist. The redevelopment plan provides public access to the St. Lucie River waterfront and incorporates a living shoreline plan to help preserve the only area of shoreline not previously impacted by development.
The Rio Marine Village Revised Master Site Plan development will be constructed by way of two final site plans which are the Rio Marine Village Phase 1 (East) Final Site Plan and the Rio Marine Village Phase 2 (West) Final Site Plan. Both site plans are scheduled to be heard in a public meeting before the Board on November 4, 2025.
The eastern side of the property, (Phase 1), has 2 two-story live/work buildings fronting NE Dixie Highway, 8 three-story apartment buildings, 1 two-story townhome building, a marina clubhouse, boat basin, public square, and public access to the waterfront. Development on the western side of the property includes 2 existing single-family homes, 2 restaurants, a boat basin including outdoor boat storage, a marine services building, a mixed-use building, and pedestrian access to the waterfront.
The Preserve at Rio Marine Village final site plan, which lies on the north side of NE Dixie Highway, is also scheduled to be heard in a public meeting before the Board on November 4, 2025.
There are several easements and dedication of right-of-way that cross over Rio Marine Village Phase 1 (East) and Phase 2 (West). There is also an easement and dedication for The Preserve at Rio Marine project. All dedications and easements related to the Rio projects are described in detail below and have been consolidated and presented in this agenda item for approval.
This agenda item is for the approval of the Rio Marine Village Phase 1 (East) Final Site Plan. Pursuant to Section 10.5.F.6.e.1), Land Development Regulations, Martin County, minor technical adjustments to the approved revised master site plan were made during the staff review of the Phase 1 (East) and Phase 2 (West) final site plans. A resolution to approve the Revised Master Site Plan is included with this agenda item.
As a condition of approval of the Preserve at Rio Marine Village Final Site Plan, Rio Marine Village East Phase 1 Final Site Plan and Rio Marine Village Phase 2 West Final Site Plan projects, Rio South Dixie LLC, a Florida limited liability company, as has agreed to provide:
• three (3) Warranty Deeds for Right of Way along the north side and south side of NE Dixie Highway; and
• a Quitclaim Deed for a Right of Way hiatus along the north side of NE Dixie Highway.
• a seventy-foot (70’) Drainage Easement; and
• a ten foot (10’) Public Access Easement; and
• a Flow-Through Drainage Easement; and
• a Drainage, Access and Maintenance Easement; and
• a Public Transit Stop Easement on the south side of NE Dixie Highway.
In addition, Martin County has agreed to release:
• an Easement.
The released easement will be covered by a new easement listed above.
Real Property has confirmed ownership and there are no mortgages encumbering the dedication or easement premises.
Section 139.31 and 139.32, General Ordinances, Martin County Code require that any conveyance of an interest in land to Martin County for any public purpose shall be accepted and approved by Resolution from the Board of County Commissioners of Martin County and pursuant to Section 336.08, Florida Statutes, the Board may designate the right-of-way property as a public County road.
The project is within the Primary Urban Service District and water and wastewater will be provided by Martin County Utilities.
Pursuant to Sec. 10.5.F.9, review of this application by the Local Planning Agency is not required.
The following supporting documents are attached:
Staff Report
Resolution to Approve Revised Master Site Plan
Exhibit A Legal Description, Master Site Plan
Exhibit B Revised Master Site Plan
Resolution to Approve Phase 1 (East) Final Site Plan
Exhibit A Legal Description, Phase 1 (East)
Exhibit B Phase 1 (East) Final Site Plan
Resolution to Approve Accepting Easements
Executed Drainage Easement North
Executed Drainage Easement West
Executed Public Access Easement
Executed Flow-Through Drainage Easement
Executed Public Transit Stop Easement
Resolution Approving and Accepting Right-of-Way
Executed Warranty Deed Phase 1 East ROW
Executed Warranty Deed Phase 2 West ROW
Executed Warranty Deed Rio North ROW
Executed Quitclaim Deed ROW
Release of Easement by Martin County
Rio Marine Village Easement and Dedication Exhibit
Application Materials
Landscape Plans
Elevations
Disclosure of Interest
Sign Posting Affidavit
Resolution to Deny
Staff Presentation
ISSUES:
None
LEGAL SUFFICIENCY REVIEW:
Because this request involves the application of a policy to a specific application and site, it is a quasi-judicial decision. Quasi-judicial proceedings must be conducted with more formality than a legislative proceeding. In quasi-judicial proceedings, parties are entitled - as a matter of due process - to cross-examine witnesses, present evidence, demand that witnesses testify under oath, and demand a decision based on a correct application of the law and competent substantial evidence in the record.
RECOMMENDED ACTION:
RECOMMENDATION
1. Move that the Board receive and file the agenda item and its attachments including the staff report as Exhibit 1.
2. Move that the Board adopt the Resolution approving the minor technical adjustments to the Revised Master Site Plan.
3. Move that the Board adopt the Resolution approving the Rio Marine Village, Phase 1 (East) Final Site Plan.
4. Move that the Board adopt a Resolution accepting and approving, as required for the approval of the Preserve at Rio Final Site Plan, and Rio Marine Village East Phase 1 Final Site Plan, and Rio Marine Village Phase 2 West Final Site Plan:
• three (3) Warranty Deeds for Right of Way on the north side and south side of NE Dixie Highway along with a Quitclaim Deed for a Right of Way hiatus along the north side of NE Dixie Highway
5. Move that the Board adopt a Resolution accepting and approving:
• a seventy-foot (70’) Drainage Easement; and
• a ten foot (10’) Public Access Easement; and
• a Flow-Through Drainage Easement; and
• a Drainage, Access, and Maintenance Easement; and
• a Public Transit Stop Easement
6. Move that the Board approve a Release of Easement.
7. Move that the Board authorize the Chair to sign all documents necessary to complete the transaction.
ALTERNATIVE RECOMMENDATIONS
None
FISCAL IMPACT:
RECOMMENDATION
The applicant has paid the $9,127.00 application fee and the $290 Completeness review fee.
ALTERNATIVE RECOMMENDATIONS
None
DOCUMENT(S) REQUIRING ACTION:
☐Budget Transfer / Amendment ☐ Chair Letter ☐Contract / Agreement
☐Grant / Application ☐Notice ☐Ordinance ☒Resolution
☒Other: 4 resolutions total
This document may be reproduced upon request in an alternative format by contacting the County ADA Coordinator (772) 320-3131, the County Administration Office (772) 288-5400, Florida Relay 711, or by completing our accessibility feedback form at www.martin.fl.us/accessibility-feedback <http://www.martin.fl.us/accessibility-feedback>.