Good evening to the November 20th LPA meeting. Boy, there's no minutes, no just new business. We're going to get out of here quickly, I hope, so that poor Mr. Morton doesn't have to pay you a whole lot for this.
>> You're working pro bono. It's okay. >> Oh, okay. [laughter] All right. So, the only matter before us tonight is NPH1 Martin Commerce Park zoning agreement and master site plan M164-010.
This is quasi judicial. Do we have any intervenors? >> No. >> Okay. Any exparte, Rick? Any exparte? I have I have spoken to the applicant.
Okay. Uh, everyone who's going to testify, please stand and be sworn in. >> Do you swear or affirm that the evidence you're about to give will be the truth, the whole truth, and nothing but the truth? >> I do. >> Okay. This has been requested by Morris
Krady of Lucido and Associated. And Mr. Elim, will you begin? Thank you members of the LPA. For the record, I'm Brian Elim, principal planner with the growth management department. A copy of my work history is on file with the clerk. This is a
request by Lceto and Associates on behalf of Martin Commerce Park LLC for resoning approval to plan unit development through a PUD zoning agreement for the Martin Commerce Park project, including a master site plan, phasing plan, and amended preserve area
management plan. Included with this application is an affidavit deferring adequate public facilities reservation. The property is approximately 167.18 acres and is located east and adjacent to I95 and south of Southwest Martin
Highway, approximately a tenth of a mile south of the intersection of Southwest Martin Highway and Southwest Martingale Drive. The future land use on the property is industrial. The zoning is LI limited industrial district which includes
limited impact industries such as research and development, light assembly and manufacturing. The property was formerly known as the Martingale Estate Subdivision which was a 21 lot single family residential subdivision platted in 2014 and included
a preserve area management plan. Two comprehensive plan amendments were approved in 2024. Ordinance 1233 authorized extension of water and sewer services to the property, created a freestanding urban services district, and placed restrictions on the property that
include no residential building square footage, a maximum non-residential building square footage of 1,100,000 square ft, and future development approval for the property would be processed as a planned unit development. Ordinance 1234 changed the future land
use on the 167.18 acre property from agricultural and agricultural ranchet to industrial and included a concurrent resolution reszoning the property to LI limited industrial district as required by ordinance 1233. The owner
has submitted an application requesting to reszone by way of the Martin Commerce Park PUD zoning agreement that includes a master site plan phasing plan and an amended preserve area management plan. The master site plan includes five phases with a maximum proposed building
floor area of 1,100,000 square ft and includes areas for trailer parking and outdoor storage. The only developer benefit identified in the application is a request to increase the maximum building height from 30 feet to 40 ft. As stated earlier, the
existing zoning district on the property is limited industrial district. The limited industrial district has a maximum building height of 30 ft but allows commercial and business uses in the district to be 40 ft.
The owner proposes the following public benefits. owner shall donate to the county land for a proposed fire station in western Palm City within 120 days of approval of the PUD agreement. And upon approval of the master site plan, the owner shall restore and preserve an
additional 2 and 3/4 acres of upland habitat as shown on the master site plan in accordance with the amended preserve area management plan. Here's the master site plan. The PUD zoning agreement proposes the LI limited industrial district development
standards for this property with the exception of the increase from 30 ft to 40 ft. Maximum building coverage is 40% and the proposed building coverage is 15.11%. Minimum open space is 20% and the
provided open space is 54.2%. Setbacks for the limited industrial district are 15 feet for the front and 10 feet for the rear and sides. Proposed setbacks for buildings are 50 feet from the property or right ofway lines and a minimum building separation
of 50 ft. Along the east side of the property, this is the east. You can see the preserve area tract of 27.3 acres that includes 16.04 04 acres
of wetlands, 8.51 acres of wetland buffer, and the additional 2 and 3/4 acres of upland preserve to be restored. Here's the proposed phasing plan. Phase one includes lot one buildings, including required access, parking, utilities, and landscaping for the
proposed buildings, and designated outdoor storage areas. Phase one includes construction of all roads, utilities, and drainage infrastructure for the entire project, as well as the preserve area management plan requirements, donation of the county fire station land, and construction of
the traffic signal at Southwest Martin Highway except for phase one. Oh, get that. So, development review staff have found the Martin Commerce Park LLC application to comply with the applicable
regulations of the comprehensive growth management plan as detailed in the staff report. And staff recommends approval of the resoning quest by Martin Commerce Park LLC from LI Limited Industrial Zoning District to the planned unit development
and the Martin Commerce Park PUD zoning agreement, including master site plan, phasing plan, and the amended preserve area management plan. That concludes my presentation. >> Any questions? Rick, >> I live in Stro West. So, the light when
will it >> when will they put us up a traffic light? >> We'll talk about that in my presentation. >> Okay. >> Anything else? >> Um, and the water and sewer is there. How do we get it into Steuart West? That may be off. [laughter]
>> Yes, that is off subject, >> Mr. Brown. >> No, sir. No question. I have no questions at this time. Mr. Krady. >> Yes. Uh, good evening. For the record, my name is Morris Krady. I'm senior partner with Lceto and Associates here on behalf of the applicant. I do have the proof of notice to surrounding
property owners. >> Right. >> I do have a brief PowerPoint. I think we put it on the screen already. All right, Brian. Should be on the desktop. >> Yes. >> Okay. Okay, thank you. So, the the
notice included today's meeting and also the county commission meeting on December 9th and I think um Brian went over the uh the location and a lot of the characteristics. We agree with everything he's saying and um agree with staff recommendation. I do have to make some adjustments to the setbacks and
I'll go over that in a moment. Um but the site is at the I95 Martin Highway interchange. I just wanted to show you the relationship to the Florida Turnpike here to the to the right of the screen. And again, this is the existing condition. There is a paved road that goes all the way down to the end. And
there's two um roads here that were to service these um these lots that were that are that have been platted. So, part of our application is to replplat those into the the to meet the project. Um, as was mentioned, we when we got the
land use change uh last year, we did agree to certain text amendments that would apply specifically to this property. Uh, there are no residential uses allowed on the property. We're limited to 1.1 million 1.1 million square ft of industrial building area,
not including any mezzanine or storage areas. and uh we have to move forward as a plan unit development which is why we're here today um with this application. Um and then prior to the issuance of the first CO is actually when the um the um traffic signal has to
be in place prior to the first CO of the of the first industrial building. And we are working on phase one and trying to get that submitted this month. So it it's going to hopefully happen uh sooner than later. And we're working with DOT right now to finalize the permitting
requirements which has taken longer than expected but we're moving forward. And the last one was that we would pay the full cost of capital facilities needed to address the impacts of such development. And that was really related to the water and sewer that that the developer has paid towards the extension
of water and sewer to the site and and the traffic improvements associated with the project are being totally funded by the developer. Um there are PUB benefits provided um by the developer. The you know the main benefit is the project itself. It does
it is going to relate uh or uh result in a substantial tax increase and and uh property tax revenue. Um but also we are donate donating a fire station site at the frontage and I'll show you where that is. still kind of being worked out
by the uh county's uh public works department, but we are committing to the donation of a fire station site on property adjacent to the PUD. Um we are so increasing the we're currently the preserve areas and lakes are easements on the lots. We're creating separate
tracks as part of the replat to make those dedicated to the uh property owners association for perpetual maintenance of those areas in accordance with the amended pimp. The Amanda pimp does include additional upland habitat that we're restoring in between the wetland preserves to serve as a wildlife
corridor and um connect all those areas. And we're increasing the open space from a minimum 20% to uh 54%. Um and I did um we meet all of the requirements. I didn't put in here the height. I I I apologize but I I I know the industrial
the the maximum height of industrial land use is 40 ft but the limited commercial or the limited industrial does restrict it to 30 ft. So we are that's the only developer benefit we're getting is we're increasing the height of the buildings from 30 feet to 40 ft
but no other exceptions waiverss or variances are are being requested or needed and we do exceed most of the county's um typical development requirements. This is a This is just an enhanced aerial showing you some of the surrounding uses. This is where the
proposed fire station site will be going. Again, >> how big is that site? >> Pardon? >> How big is that site? >> Uh the fire station sites probably between six and seven acres. This site is actually 19 acres in total. And they're looking at a site on this end right here. So, we're waiting on them to
give us a site plan and a final description, but that's that will hopefully be done before we go to the county commission or close to it. Um, so this is the actual subject property. Uh, you can see the roads that have been built. There is a conservation easement
that separates us from the um adjacent property. Uh, that's that has been maintained and managed by Ashley Capital along with the preserve areas on the subject property. And then at our frontage is the Martingale Commons PUB um which is a transient oriented
commercial development. It's not part of this application, but it does allow for um certain uh uses oriented to the traveling public, but nothing is proposed at this time. Um the the access here is there's a lot of DOT rightway
that that goes into the property. So, we're working with DOT now to to rework this right away to provide safe and convenient access into the property and put in the uh intersect or the signal at the intersection of Steuart West Boulevard and and um Martin Highway. So,
I just kind of turned it sideways so you can see how it relates to the site plan. Um again, these are the existing roads, uh paved roads. We'll be taking out these two fingers. We're leaving in the uh the the existing road here and putting in the water and sewer in that
ride ofway. And um again, you can just see how the project is going to look. Now, the your master site plan doesn't look like that like this, but this is how we created the master site plan from this concept. Um we didn't want to show every building on the master site plan
because we didn't want to have to come back for a PUD amendment every time we made minor adjustments. So the master site plan that you have is really just the showing the tracks and the lots and the uh preserve areas. It doesn't show the individual buildings but this is the
concept from which that was created. Um and you can see that's that turned into this plan. Basically the preserve area tracks the the the lake track is a separate water management track. The lots have been identified. Um and again the first phase is six five buildings on
lot one and one building on lot two and we're working on those final site application. It will also include all of the project infrastructure. So we'll be we'll be expanding this existing lake to um accommodate the uh storm water
requirements modifying this lake. All of the dry retention areas u will be constructed as part of the first phase. So the storm water management system will be in place. All of the preserve area requirements will be met as part of phase one. And again this the the
proposed signalized intersection will be part of phase one. So uh just getting back to the developer Ashley Capital is a a long-standing reputation of a one of the nation's top privately held investment companies. They have a proven track record of
acquiring developing and operating light industrial parks. They are not going to be selling these lots. They're going to be retaining ownership and operating the the park hopefully for the long term. Um, and they embrace the opportunity to create a premier light industrial park that will enhance the neighborhood with
investments in public infrastructure and also provide highways, jobs, and capital investments in Martin County to enhance the tax base. Um they also they've they spent a lot of time and money um since they acquired the property uh enhancing the um the
preserve areas on the property and in the conservation easement next to the property. And so with their improvements, they'll be able to maintain that preserve area in perpetuity. Um the one thing I wanted to mention as far as the setbacks, let me
just go back to the site plan. Um, we do have a setback on here that says the setback from the between the buildings and the um parking would be 15 ft. That's actually 10 ft. And also between the the parking and the um and
the uh right ofway it says was going to be 20 ft and that's actually going to be 10 ft. So, we're we're correcting a couple setbacks under the building data, but those are the only changes that we're making. the buildings will still be set back 50 ft from the right of way
and there's also 50 ft of separation between the buildings. So, with that understanding, I'll be glad to um answer any questions. We do have uh members from Ashley Capital here that will um explain or answer any questions about the type of of uh
tenants we're looking to attract and um we'll go from there. Rick, >> the the stop the traffic light [cough] and I'm sure you don't have any control over this, but it would be really nice if that traffic light and it makes sense to me is that when I leave there between
if if I leave between before 5:30, there's not much traffic and after about 9:00, the traffic really slows down in the morning. Mhm. >> So it' be nice to have it, you know, operating then and then in the afternoon from 3:30 or 4 till 6:30 or 7 at night
and the rest of the time it could be flashing. So when you when you work with FDOT, maybe they could make that happen. >> Good evening. Uh for the record, Stephanie Gar with Kimley Horn on behalf of the applicant. Um I'm the traffic engineer on the project and we've been
meeting with FDOT as part of the project. They typically are not in favor of having a light that's flashing for part of the day and then fully operational for the other parts of the day. Um we have talked to them about having it flashing until it meets the
warrant criteria. Um but we we could talk to them a bit more about considering that option. Um but the anticipation is, you know, we do have a a signal warrant analysis that we did to show that the signal will be warranted
um in support of the the proposed signal as part of phase one. And as part of that um we are proposing for it to be operational for for the entirety of the day. Um, it could be, you know, depending, we could work with the county
to look at timing of that signal so that it could be actuated so that it's only being triggered when somebody's coming out of the Steuart West or Martingale approaches so that there is uh that continuous green time uh throughout throughout the rest of the day um so
that it provides minimal disruptions during the day. But we'll we'll continue to work with FDOT and with the county to to look at what those options are. >> Thank you. Thank you. >> Anything else for Mr. Brown? >> Yes, sir. >> Um, so I do have a question Morris or
two. >> Why are you going to 40 ft? >> Well, I think that's probably the industry standard right now. I mean, the, you know, 30T for an industrial building is uh not typical. I mean, all all the
buildings out at South Florida Gateway, for instance, are 40 ft. Um, I mean, I think it's critical to your tenant needs. Correct. I mean, you guys want to speak to that? >> I take it you have been sworn in, Mr. Morton.
>> Uh, no. >> Do you swear or affirm the evidence you're about to give will be the truth, the whole truth, and nothing but the truth? >> Yes, ma'am. the 40 fts that's of course to the parapits Tom >> um sorry Rick Morton work with Chapel um
the of the 14 15 buildings 13 will be 28T clear the other two larger ones will be uh 32T clear but you have a joist above that and then you have roof and parapit so I don't happen to know the exact
number but I believe it's even on the larger buildings. Tom, you're looking at 36 ft. And the real reason you do this is because as everything goes forward, the forklifts get better, the floors get flatter, the tenants want to stack higher and
higher. >> So So, and this is really for I guess for you, Paul. Why don't we change the code since this is not the only one that goes that wants to go to 40 feet? They have to ask for
it. If if that is the new standard and it doesn't go above our height limit for anything else, why shouldn't we just change the code? Uh Paul Schilling, growth management director. Uh Mr. Chairman, that that uh
requirement is um the 30 ft within the LI uh with the exception being the other uses uh is fairly recent. Um I'm trying to remember maybe how many years ago that was. the Palm Pike application in Palm City, the applicant requested to
change commercial uses to 40 feet. Uh there are PUDs throughout Martin County that have that 40 foot requirement too. Um that is something that we could bring up to the board that if they wanted to initiate the change to make it wholesale cross. I just think if the applicants
are going to ask for it, perhaps we need to change our standard as long as it doesn't go above the 40 ft and we have other problems. This would make everyone's life easier, [clears throat] including the applicant. Thank you.
And the other question I have, and maybe someone else will answer it, what are we going to when when you dig out the lakes or you're making them deeper, I take it. Where's that? Where's the fill going to go? >> We actually aren't making the existing again, for the record, Morris Kra, the
existing lakes deeper. We're just expanding them. And the fill is being used on site. >> Okay. So, it's not going off site. >> Correct. >> Okay. >> Those are my questions. Does the school board have any questions for the many students that this will bring? [laughter]
>> So, what she's really saying, there should be children working on the site. [laughter] >> Okay, back to the Are there any Did you want to say something else, Rick? Are there any uh any public comment?
Seeing none, back to the board. Are there any other questions? >> So then I'll entertain a motion of some sort. >> Make a motion. Say yes. >> Motion to approve. Seconded by Mr. Brown. All in favor?
>> I. >> Thank you. >> Paul. Mr. Chairman. Yes. Paul Shelling for the record. So, we do have a couple items that have been advertised for December 4th. That'll be our next meeting. >> Okay. I will be there. >> Thank you.
>> December 4th. >> Yes, sir. >> Yeah. >> Thank you very much. >> We should have at least quorum. >> Thank you very much. >> Anything else, Paul? >> No. Thank you. >> Seeing nothing else, we are adjourned. Thank you.