PLACEMENT: Public Hearings - Quasi-Judicial
TITLE:
title
REQUEST FOR REZONING APPROVAL TO PLANNED UNIT DEVELOPMENT (PUD) THROUGH A PUD ZONING AGREEMENT FOR THE MARTIN COMMERCE PARK PROJECT, F.K.A MARTINGALE ESTATES SUBDIVISION, INCLUDING A MASTER AND PHASING PLAN (M164-010)
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EXECUTIVE SUMMARY:
executive summary
This is a request by Lucido & Associates on behalf of Martin Commerce Park, LLC for rezoning approval to Planned Unit Development (PUD) through a PUD Zoning Agreement for the Martin Commerce Park Project, including a Master Site Plan and Phasing Plan. The master site plan includes five phases with a maximum cumulative building square footage of 1,100,000 square feet and includes areas for outdoor storage. The property is approximately 167.18 acres located on the southeast quadrant of Interstate I-95 and SW Martin Highway.
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DEPARTMENT: Growth Management
PREPARED BY: Name: Brian Elam, PMP
Title: Principal Planner
REQUESTED BY: Lucido & Associates (Morris A. Crady, AICP)
PRESET:
PROCEDURES: Quasi-Judicial
BACKGROUND/RELATED STRATEGIC GOAL:
The subject property initially received final site plan approval for a 21-lot single-family residential subdivision known as Martingale Estates Subdivision on April 14, 2006. The Martingale Estates plat was recorded July 22, 2014. Site plan approval included a Preserve Area Management Plan (PAMP), which the current owner has brought into compliance after acquiring the property in 2022.
Comprehensive Plan Amendment (23-09) authorized extension of water and sewer services to the property, created a freestanding urban services district and placed the following restrictions on the property with the approval of Ordinance 1233.
a. Residential units shall be prohibited by this policy and deed restriction.
b. The maximum non-residential building square footage on the entire project site shall be limited to a cumulative total of 1,100,000 square feet.
c. All future application for development approval shall be processed as a Planned Unit Development (PUD).
d. Prior to the issuance of the first Certificate of Occupancy, the owner/developer of Martin Commerce Park shall construct a traffic signal at the intersection of SW Martin Highway and SW Stuart West Boulevard.
e. The owner/developer shall plan and appropriately fund public facilities consistent with Policy 14.1B.2 which requires that future development pay the full cost of capital facilities needed to address the impacts of such development. This shall include an amendment to the Capital Improvements Element, if needed, and a PUD Agreement that addresses public facilities, infrastructure, and the timing of development.
Comprehensive Plan Amendment (23-10) amended the Future Land Use Map and changed the land use from Agricultural and Agricultural Ranchette to Industrial with Ordinance 1234. The property was concurrently rezoned to LI, Limited Industrial, by way of resolution 24-11.6.
This application seeks approval of the Martin Commerce Park PUD Zoning Agreement that is consistent with the Comprehensive Growth Management Plan including the specific rights and restrictions detailed in Ordinances 1233 and 1234.
This proposal includes a Master Site Plan, Phasing Plan, and Amended Preserve Area Management Plan. The master site plan includes five (5) phases with a maximum building square footage of 1,100,000 square feet. Included in the application is an affidavit deferring adequate public facilities.
The proposed uses within the PUD include light industrial development; Targeted Industry Business (TIB) development and Life Science; Technology and Research (LSTAR) development; warehouse; agricultural processing; and indoor and outdoor storage, including without limitation aircraft, watercraft, and motor vehicle parking or storage.
The only deviation from LI, Limited Industrial, District development standards, is the request for a maximum building height of 40 feet, which is allowed in the LI zoning district for all commercial and business uses permitted in the LI zoning district.
The proposed public benefits are the donation of land to the County for a proposed fire station in western Palm City within 120 days of approval of the PUD Agreement and the restoration of an additional 2.75 acres of Upland Habitat as shown on the master site plan in accordance with the Amended Preserve Area Management Plan.
This matter was heard by the Local Planning Agency (LPA) on November 20, 2025. The LPA recommended approval with a vote of 3-0.
The following supporting items are attached:
Staff Report
PUD Zoning Agreement (to be provided by Supplemental Memo)
Exhibit D Master Site Plan
Exhibit E-1 Phasing Plan
Amended Preserve Area Management Plan
Resolution to approve rezoning
Exhibit A Legal Description
Application Materials
Disclosure of Interest
Legal Ad
Sample Letter
Surrounding Property Owners’ Certification
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 rezoning from LI, Limited Industrial, District to Planned Unit Development and approve the Martin Commerce Park PUD Zoning Agreement including the Master Site Plan, Phasing Plan and Amended Preserve Area Management Plan.
ALTERNATIVE RECOMMENDATIONS
None
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:
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