PLACEMENT: Departmental - Quasi-Judicial
TITLE:
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REQUEST APPROVAL OF THE FINAL SITE PLAN FOR HERITAGE RIDGE PLANNED UNIT DEVELOPMENT, PARCEL C-4, LOT 2B, FOR THE STORAGE PLACE HOBE SOUND PROJECT (K024-006)
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EXECUTIVE SUMMARY:
executive summary
This is a request by McCarty & Associates Land Planning & Design, LLC, on behalf of 8280 Constitution, LLC, for final site plan approval to construct a three-story, 64,260-square-foot residential storage facility and associated infrastructure within Parcel C-4, Lot 2B, of the Heritage Ridge Planned Unit Development (PUD). The 1.5-acre undeveloped site is located on SE Constitution Boulevard, approximately 440 feet northeast of the intersection of SE Federal Highway and SE Constitution Boulevard, in Hobe Sound. Included is a request for Certificate of Public Facilities Reservation.
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DEPARTMENT: Growth Management
PREPARED BY: Name: John Sinnott
Title: Principal Planner
REQUESTED BY: McCarty & Associates Land Planning & Design, Mike McCarty
PRESET:
PROCEDURES: Quasi-Judicial
BACKGROUND/RELATED STRATEGIC GOAL:
The proposed development of Parcel C-4, Lot 2B, consists of a three-story, 64,260-square-foot residential storage facility and associated infrastructure. The subject 1.5-acre site is currently undeveloped and fronts SE Constitution Boulevard. Ingress/egress will be provided via an existing easement through the adjacent Dollar General property to the west. The project will connect to the water and wastewater services of South Martin Regional Utility. The site is located within the Primary Urban Services District.
The Heritage Ridge development of regional impact (DRI) and PUD Zoning Agreement were approved by the Board of County Commissioners on October 31, 1978, to include residential units, recreational areas, golf course, open space, public service areas and commercial areas, together with accessory buildings, utilities and other related improvements. The 1978 PUD Agreement is recorded in Official Records Book 467, Page 1922. Within Exhibit F-1 of the PUD Agreement, Item #9 states “Parcel C-4 shall be developed as if zoned B-1 business district, as according to the Martin County Florida zoning regulations.”
The Ninth Amendment to the Heritage Ridge PUD Agreement, approved on September 12, 1989, and recorded in Official Records Book 829, Page 261, revised Item #9 of Exhibit F-1, to set forth that “Parcel C-4 shall be developed as if zoned General Commercial, according to the Martin County Zoning Regulations, as amended from time to time. This parcel may be subdivided by record plat as approved by the Board of County Commissioners.” The Plat for Parcel C-4, which divided the parcel into three lots, was recorded in Plat Book 12, Page 16, on November 7, 1989. Lot 2 of Parcel C-4 was subsequently divided into Lot 2A and Lot 2B with the Hobe Sound BTS Retail Plat, as recorded in Plat Book 18, Page 19, on February 25, 2019.
Additionally, the Ninth PUD Amendment establishes that the total allowable commercial area within the PUD is 84,600 square feet. The proposed 64,260 square-foot residential storage facility and the existing 9,100 square-foot Dollar General on the adjacent Lot 2A property are within the allowable threshold.
Although the current maps show a land use designation of low density, the land use policies applicable to this parcel should be construed to be those for the General Commercial land use as set forth in the original PUD Agreement executed prior to the adoption of the Comprehensive Plan. The proposed development is required to meet all current site design standards and code requirements associated with the general commercial land use policies of the CGMP and with the development standards associated with the GC zoning district as set forth in Article 3, Land Development Regulations (LDR), Martin County Code.
The proposed final site plan for Parcel C-4, Lot 2B, includes a request for parking rate adjustment pursuant to Section 4.625, LDR, Martin County Code. The applicant proposes a parking rate of approximately 0.1 spaces / 1,000 square feet of gross floor area (GFA) in lieu of the 1 space / 1,500 square feet GFA, as specified for residential storage facilities in Table 4.14.1, Section 4.624, LDR, Martin County Code. The request for parking rate adjustment is subject to approval by the Board of County Commissioners as the final decision-maker for the development application. The proposed final site plan provides 9 parking spaces.
Additionally, in consideration of the proposed residential self-storage use, the applicant is proposing alternative compliance from the primary façade transparency/fenestration provision of Section 4.872.B.5(a), Division 20, Commercial, Multifamily, and Industrial Design, Article 4, LDR, Martin County Code. The applicant is also proposing alternative compliance from the dumpster location criteria of Section 4.873.D.2. Division 20, LDR, Martin County Code. Additional landscape buffering is proposed to mitigate visibility from SE Constitution Boulevard.
Pursuant to Article 10, Table 10.5.F.9, LDR, Martin County Code, review of this application is not required by the Local Planning Agency (LPA).
The following supporting items are attached:
Staff Report
Resolution to Approve the Final Site Plan
Exhibit A Legal Description
Exhibit B Final Site Plan
Architectural Elevations
Landscape Plans
Application Materials
Disclosure of Interest Affidavit
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, and
2. Move that the Board adopt the Resolution approving the final site plan for the Heritage Ridge PUD, Parcel C-4, Lot 2B project a/k/a Storage Place Hobe Sound.
ALTERNATIVE RECOMMENDATIONS
Direct staff accordingly.
FISCAL IMPACT:
RECOMMENDATION
The applicant has paid the $9,127.00 application fee and the $290.00 completeness fee.
ALTERNATIVE RECOMMENDATIONS
None
DOCUMENT(S) REQUIRING ACTION:
☐Budget Transfer / Amendment ☐ Chair Letter ☐Contract / Agreement
☐Grant / Application ☐Notice ☐Ordinance ☒Resolution
☐Other: