PLACEMENT: Public Hearings - Quasi-Judicial
TITLE:
title
PUBLIC HEARING TO REQUEST APPROVAL OF THE SIXTH AMENDMENT TO THE ISLAND CROSSINGS COMMERCIAL PLANNED UNIT DEVELOPMENT (PUD) ZONING AGREEMENT (R059-011) INCLUDING A REVISED MASTER SITE PLAN AND OUTPARCEL “A” FINAL SITE PLAN
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EXECUTIVE SUMMARY:
executive summary
This is a request by McCarty & Associates Land Planning & Design on behalf of Buhl Land South LLC for approval of the Sixth Amendment to the Island Crossings Commercial PUD Agreement, including a revised master site plan and final site plan for Outparcel “A”. The proposed development of Outparcel “A” consists of a two-story, 99,922 square-foot residential storage facility and associated infrastructure. Outparcel “A” consists of approximately 6.83 acres located at 11850 SE Federal Highway, Hobe Sound. Included is a request for a 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 Outparcel “A” of the Island Crossings (f/k/a Roscommon Square) Commercial PUD consists of a two-story, 99,922 square-foot residential storage facility and associated infrastructure. Outparcel “A” is approximately 6.83 acres and currently consists of a portion of SE Florida Avenue, a stormwater retention area, and undeveloped land. Outparcel “A” is located at 11850 SE Federal Highway, approximately 500 feet west of the intersection of SE Federal Highway and SE Bridge Road, in Hobe Sound. The proposed facility on Outparcel “A” is also known as Bridge Road Self-Storage.
There is a 2.30-acre area on Outparcel “A” subject to an existing Preserve Area Management Plan (PAMP). No changes are proposed to the PAMP. Exotic vegetation removal will be conducted within the preserve area in accordance with the existing PAMP during site development activities. As a final site plan condition of approval, the Outparcel “A” owner will be required to construct turn lanes, including a right turn lane in the SE Bridge Road right-of-way, as well as left and right egress lanes in the existing internal drive connecting to SE Bridge Road.
The proposed final site plan for Outparcel “A” includes a request for parking rate adjustment pursuant to Section 4.625, Land Development Regulations, Martin County Code (LDR). 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. The request for parking rate adjustment is subject to approval by the final decision-maker for the development application, the Board of County Commissioners. The parking rate adjustment results in 10 required parking spaces, which the proposed final site plan currently provides.
Additionally, in consideration of the proposed residential self-storage use for Outparcel “A”, the applicant is proposing alternative compliance from the primary façade transparency/fenestration provision of Division 20, Commercial, Multifamily, and Industrial Design, Article 4, LDR.
The Island Crossings (f/k/a Roscommon Square) Commercial PUD Zoning Agreement was initially adopted in August 1989. The PUD Agreement was most recently modified via the Fifth Amendment in August 2007. The proposed Sixth Amendment to the PUD Agreement adds residential storage facility as a permitted use for Outparcel “A” and clarifies that South Martin Regional Utility shall be the water/wastewater service provider. The proposed Sixth Amendment also removes the 0.23-acre Outparcel “G” from the PUD boundaries, as it is currently within the Hobe Sound Community Redevelopment Area, Corridor Subdistrict. Additionally, the proposed Sixth Amendment includes a revised master site plan and revised timetable of development for Outparcel “A”. The revised master site plan reflects an increase in maximum allowable building square footage and the removal of Outparcel “G” from the PUD boundaries.
In accordance with Comprehensive Growth Management Plan Policy 4.1E.8, the applicant is proposing the following PUD public benefits:
• A pedestrian plaza in the southeast corner of Outparcel “A”;
• Approximately 0.52 acres of additional native upland vegetation to be preserved in landscape buffers on Outparcel “A”, north and south of the proposed building; and
• The applicant will contribute $25,000 to the Hobe Sound Historical Society to be used for the restoration and maintenance of the Hobe Sound Railroad Station.
The applicant has obtained no objection letters from four of the six other owners within the Island Crossings Commercial PUD. The letters are attached to this agenda item.
This item has been scheduled for consideration by the Local Planning Agency on March 5, 2026, and the recommendation will be provided to the Board of County Commissioners.
The following supporting items are attached:
Staff Report
Sixth Amendment to the PUD Zoning Agreement
Exhibit D Revised Master Site Plan
Resolution to Approve Outparcel A a/k/a Bridge Road Self-Storage Final Site Plan
Exhibit A Legal Description
Exhibit B Outparcel A a/k/a Bridge Road Self-Storage Final Site Plan
Application Materials
No Objection Letters
Landscape Plan
Architectural Plan
Disclosure of Interest Affidavit
Legal Ad
Sample Letter to Surrounding Property Owners
Surrounding Property Owners Certification
Sign Posting Affidavit
Draft 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 approve the Sixth Amendment to the Island Crossings Commercial PUD Zoning Agreement including the Revised Master Site Plan.
3. Move that the Board adopt the Resolution approving the final site plan for the Island Crossings PUD, Outparcel A project a/k/a Bridge Road Self-Storage.
ALTERNATIVE RECOMMENDATIONS
Direct staff accordingly.
FISCAL IMPACT:
RECOMMENDATION
The applicant has paid the $13,800.00 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: