Welcome to the LPA meeting for July 17th. Uh we have no minutes to approve tonight. Uh we only have one item on and it's quasi judicial. So are there have there been any exparte communications?
No. You say no, Rick. No. And I just spoke to staff so I did have some. Any interveners? No interveners. No interven. Okay. I I just I don't think I have a conflict, but I sold this property for
somebody four, five, six years ago to these people, but I've had no contact with them since. Then you're fine. Okay. I just want to be okay. Cautious. Okay. All right. Uh all parties that are going to testify, please stand and be
sworn in. Do you swear affirm that the evidence you're about to give will be the truth, the whole truth, and nothing but the truth? I do. Okay. Staff presentation. Mr. Elim. Thank you. And good evening, members of
the LPA. For the record, I'm Brian Elim, principal planner with the growth management department. Copy of my work history is on file with the clerk. This is a request by HJA Design Studio on behalf of Finland Capital LLC for approval of a reszoning from RM8
mediumdensity residential district to a planned unit development, including a a PUD zoning agreement and master final site plan for the construction of 51 two-story town home units in 11 buildings, six three-story duplex units, and one three-story single
family home. and associated infrastructure on approximately 8.6 acres of undeveloped land, resulting in a residential density of 6.7 units per acre. Included with this application is a request for a certificate of public facilities reservation.
This proposed PUD includes one and a quarter acres or 29 a.5% of the existing native habitat to be protected by way of a preserve area management plan that is part of the PUD zoning agreement. Just to briefly uh give a brief summary of a
a PUD. It's a unified development that is planned, approved, and controlled according to the provisions of a binding written contract written document negotiated between the developer and the county as a special PUD zoning district and approved at a public hearing. The purpose of the PUD
districts is to introduce flexibility into the strict zoning and development regulations in a manner that is mutually beneficial to the county and the development. This property is located on the southeast corner of Southwest Martin Highway and Southwest 30th Avenue in
Palm City. The current zoning on the property is RMA medium density residential district and the future land use is medium density which allows a maximum density of 8 units per gross acre. Sites with a medium density future land use may be approved for a maximum of 10 units per
gross acre or have a density bonus if compliant with the comp plan policy 4.13A.74 is demonstrated for a reference. I've listed a couple of the hard requirements for uh from the comp plan for this development which
would be a 40 foot maximum building height 50% uh open space and as I stated before eight units per acre. This structure setbacks table shows a comparison of the existing RM8 zoning as
compared to the setbacks of the proposed paddock at Palm City plan unit development zoning agreement. For the purpose of providing some context to these numbers and their impact, I will discuss the two setback types listed. There's the property line setback applies to any structure on the
property in reference to the property's boundary. That would be here. The single family duplex and town home setbacks apply to the structures in reference to the lot lines created in this proposal. Deviations in the property line setback has the potential to be visually
impactful to the public as compared to what might be experienced with a standard zoning district development. So I will go over each of these setbacks to evaluate them. The front setback requirements proposed with the paddic PUD are the same as the RM8 zoning district at 25 ft.
here. The side setbacks proposed only differ from the RM8 standards for the three-story duplex and single family home located on the southern area of the property. As you can see, the fir one and two stories are are identical and the three
and four stories is where it deviates. Although the reduction in the side setback is proposed, the need for it is not present on this proposal due to the location and orientation of the structures, which I'll go over in the next slide. The PED requests relief from
rear setback requirements with twotory structures receiving a 10-ft reduction from the standard zoning requirements of 20 ft and three-story structures receiving a 20ft reduction from the standard zoning requirements of 30 ft. So you can see that here.
One story they're the same. Two stories there's a 10-ft reduction. Three stories 20ft reduction. Other requirements uh such as for the standards for specific uses uh require that town homes uh be 15 ft
between buildings uh in this development uh does that. So to take a look at the structure setbacks um the location of the structures in this proposal meet the standard RM8 front and side setbacks the
town homes bordering the STA. So, first of all, here's I wanted to point out the property boundary setbacks are to the red line. All structures on the property in reference to the the property's uh boundary. Whereas the single family, duplex, and
town home setbacks which were listed on this table up here are in reference to the lots that have been created and the structures which would be put on those there. These buildings here along the STA are really the only buildings aside from
this one and this which are really gaining any relief from what has been proposed. Uh the requirements for two stories is 20 ft on a rear set back and I believe that these come in at 13 and
3/4 ft. So it's a relief of about 6 1/2 ft and it borders uh is that state state STA doesn't actually border anyone else's home. this property down here, uh, the single family home and possibly
this the requirement for three-story would be 30 ft. And these are very close, maybe 25 at the closest point. Um, so the relief really as it has been proposed is only about 5 ft. It's not
quite as impactful as um as you might imagine. The town homes closest to Southwest 30th Avenue, where the primary access is located over here, are set back approximately 65 ft and are partially screened by a 30-foot minimum
landscape buffer and preservation area. A gated emergency access with an ox box is provided for residents um to the for emergency services out to Southwest Martin Highway. The town homes closest to 30th at or sorry, the duplex units and single
family home are located on the southern property line which is abudding Danforth Creek. Two single family homes each being on two or more acres are abuing the property to the south down here.
Due to the size of these lots and the density of not more than one unit per two acres, the comp plan tiering PL policy does not apply here. Here are the development standards for the RM8 zoning district and the proposed PUD.
I would like to note that uh lot area and lot width do not apply to town home construction. So that's just there because because the information is there, but these actually don't apply to that. The
Paddock Palm City PED proposes 58 single family lots comprised of three products which are town homes, duplexes, and one single family home, resulting in a density of 6.7 units per acre. Of the three products proposed in the PUED, town homes which do not have lot area
and lot width requirements could achieve the greatest density. This proposal in straight zoning would allow approximately 40 town home lots. Permitted uses on this property include multif family dwellings. Development of
multif family apartments or condominiums could achieve maximum density on the property at 40 ft in height with a 20ft front setback from the property line. Medium density future land use as I mentioned uh previously allows eight dwelling units per acre and the property
is 8.6 acres. The maximum density the land use allows is 68 dwelling units or 86 units at 10 dwelling units an acre if the requirements of the comp plan are met. This is a the first sheet of the of the
site plan. So this would be Southwest Martin Highway up here and 30th over here where the main entrance is. And it just shows you the distribution of first of all it shows you these uh these
setbacks closest to Southwest Martin Highway are set back a pretty decent distance 66 ft and set back on the side from 30th Avenue by almost 100 ft really.
So there's a pretty decent buffer around from the street and on this side is the STA over here which is a significant buffer on the south side where the three-story duplexes in the one single family home that's three stories. Uh
they have approximately at least a minimum 25 or greater set back from the property line here. So, this proposal for reszoning to the PUD, including a master final site plan, is for the purpose of constructing the
51 two-story town homes and 11 buildings, six three-story duplex units, and one three-story single family home, and the associated infrastructure and amenities on the property, and includes one and a quarter acres or 29.5% of the existing native habitat is protected by
way of a preserve area management plan that is part of the zoning agreement. The applicant has asked for relief on setbacks, minimum lot sizes for the duplex and single family units as well as relief on standard parking dimensions for some of the units. The applicant has
proposed public benefits that include a donation of $50,000 towards the Palm City CRA improvements on Map Road and $50,000 for projects and/or improvements at Hidden Oaks Middle School that would be released at the time of the first building permit.
Development review staff have found the Finland Capital LLC application to comply with all applicable regulations and the comprehensive growth management plan is detailed in the staff report and staff recommends approval of the resoning application submitted by
Finland Capital LLC. That concludes my presentation. I'd be happy to answer any questions. Rick, do you have any questions? No. All right. Yep. Uh I have a a few.
So what your act what's the actual ask deviation here? Because I'm a little confused about what the actual why we're going for a PUD and what is the deviation from the code. So the deviation is in the setbacks.
Okay. So let's go through that just the deviation for the set for the setbacks right now. Just tell me. Oh. Oh. So I've listed them here in this. So here is is the standard RM8 straight zoning.
So we have 25 for front. What they have for property line is is the same. It's identical. So what you would see in this development as compared to a straight zoning is the same. In other words, all the structures, this isn't going to look
any different. Um over here for the rear they're asking for 10. So they're asking for a relief of 10 for a twotory and um basically 20 for a threetory. But what that translates to in this particular
proposal, what they actually have presented to us is they're they're 25 feet in the rear on a three-story and it's required to be 30. So the relief is 5T and that's only for one of the units which you could forget.
Yes, please. So I did the measurements for this and this these are are beyond the 30. So they are compliant with with a straight zoning setback but possibly the corner of this on my measurements is somewhere around 25. A
straight zoning would be 30 and some point in here is similar. um not less than 20 on my measurements. So for threetory the ask is maybe 5 or 10 ft at the most um relief. The relief on the
rear setbacks for here are approximately seven because for a two-story town home it's going to be 20 ft. And these are the the smallest measurement I think was 13 what was it? Uh
is it 138? So it's only about a relief of of 7 ft. So the ask is well then also for town homes though the lot area and lot width don't don't even count. So that's not really an ask. Uh but it is an ask I guess you would
say for uh the single family home. I don't think there are no and the duplexes I guess. So we have a little bit smaller lot sizes. a tiny uh a little bit of relief on some of the units. I don't think it's the end units, but the middle units here
for our standard parking would be 10 by 20. I think a few of them are slightly smaller than that, like 8x4, no 10 by 18. No, that was this was approved by uh public works. So, it maybe a foot
10 by 18. 10 by 18 by 18. So, two feet and not I don't believe that's on all of them. It's only on some of them. They have, I think, possibly a three-foot reduction on the standard
right of way for their driveway. Okay. Um, so how many how many cars does the driveway take? Uh, I think each unit is two. So, what about guest parking? Do they need it by code?
So they meet the requirements for parking is two units per acre and there is available on street parking if there was guests and there is some parking down by the pool area as well. And does it meet code? It does. Okay.
And do you do you have a landscape plan anywhere? Um pull that up but I can see there's one on the agenda. You got it. Oh, I I did. Um, so this is their landscape.
First page is tree disp disposition. There you go. So, walk me through the landscape plan if you don't mind because it's not that clear for for me here. So up here we have
this would be the emergency access. So we're up on Martin Highway over we Oh yeah. So this would be southwest Martin Highway uh the narrower you know width of the property uh facing that. So this is all preserve area here. So that's going to be preserved under
the PAMP and that and everything done on there is going to be per per the direction of the PAMP. So, it's going to be removal of exotics, restoration if that needs to take place. How large an area is it? Uh, it's one and a quarter acre.
Okay. But I from from there until the until the end of the property is about how much? Cuz that's part of your barrier. Are you looking for the linear or the width? The width is fine. I don't need the linear. Oh. Um, again, I can't Okay.
It's nine 90 feet. 90 feet. Yeah. Okay. And so all along the western side and then up here in the front uh it's the same. It wraps around here. This is uh you
know narrower. It's 56 56 I think. So 66 66 ft. Well that's actually the setback. So it's it's something less than that. uh has to be 50 to it's got to be got requirement.
And then over here we just have um our standard landscaping requirements for for plants and and it's all native, right? I believe it is. Okay.
And so take me to where it abuts the uh pond or whatever the STA. Oh, that's over here. The detention area. Yeah, that's all along this area here. Okay. And and so you got a wall up for the around the detention area, in other
words. A retaining wall. Yeah. Oh, it's a retaining wall. And how how tall is that wall? 28 in. 30 28 in. Okay. So, where's the Are we doing
plantings around that around the wall? I don't see any. And I don't see any planting. Not on this side. Not on the rear of these units. Okay. All along. Uh
why aren't we doing it? just they must have satisfied our landscape. I'm sure they did otherwise you wouldn't be here. But yes, uh I I didn't discuss that with her. Okay. Um I'm sure that the applicant has spent a lot of time with our landscape architect
and it could give you great detail about why this is been accepted. Okay, that's all the questions I have. Okay. The applicant's turn. Hey, Brian, can I have a mask this time,
please? Thank you. Welcome. I washed my hands. Hello. Good evening. Um, chair and LPA members, did you turn in your mailing? Oh, yes, I do. I have it right here. I did. Here you go.
Thank you. Okay. I have a little bit of a barrier in between me and this. It'll go away. It will. Uh my name is Erica Bitler uh with HJ Design Studio. Um I am the agent
applicant to the the agent to the applicant. Sorry. Um and this is the paddock at PU um Palm City PUB. Um, we have worked diligently with staff over the last few years, and we're proud to present a plan that not only aligns with
the Martin County land development regulations, but also reflects a very thoughtful planned community um, compatible with the surrounding context and meaningful pe public benefits. So, as Brian mentioned, this site is
located on uh the southeast corner of uh SE uh 714 Martin Highway and 30th Avenue. Uh across from Heden Oaks Middle School uh and Danforth Creek borders the south. Magnolia Ridge PUB community um
to the east and is amongst uh a lot of comm residential communities. Uh this project is proposed residential PUD but under an RM zoning uh consistent with the surrounding context and the
medium density residential future land use designation. The site's current RM8 zoning allows allows for a range of housing and civic uses alike with a maximum density of eight units per acre.
This is a context looking north. Um as you see the sites here uh located in established community presents prime opportunity for infill development. The site benefits from immediate proximity to key infrastructures including major roadways such as the turnpike high
meadows to 95 and the county road 714. Um, and it offers strong connectivity to surrounding uh schools such as Hidden Oaks, Palm City Elementary. There's also
a um preschool here and one proposed in Palm Pike Crossing, perfect for uh families and has various commercials and light industrial uses nearby as well. It's robust robust ex um framework provides
strong foundation for a new community here. So regarding landscape that's a little better to see than the black and white. Um thank you. Yeah, always I try to avoid a black and
white image but um so this is a walkable neighborhood that promotes a sense of place. That's what we are trying to do here over the last years. Um it's really the major positive I think about this project is it provides a mix of unit
options um is one of the reasons that we are here today. We have 51 town homes, two-story town homes um in this light color here that um border the east property, this preserve and we do have
one in the entrance. um three duplex uh buildings, so six units, and a custom home in the southeast corner. Um these are all twotory buildings. The duplexes, they're proposed at three and
the custom home, but um architecture, we're we're working through that. Um we just wanted flexibility for parking standards. Um we have over 29 29.5%
preservation uh in this west and north uh corner of the site which is 4 and a.5% more than required. Um this is a tight site but we are trying to make it as environmentally uh efficient as
possible. There is an enhanced 30foot type three landscape buffer here. little little detail um with a emergency exit only to 714. We our primary access is off of
Southwest 30th um to not disturb any additional uh traffic onto the um 714. Um we are um h using the 50 foot minimum
preservation of uh the existing pylons uh pine flatwood. So um that we will enhance as needed towards the south of the property. We are um adding uh the
engineer can speak on this but uh updated um I don't know the right words for it but we're improving the road um from past where the the new construction of that commercial industrial parcel to
our west is and we're going to enhance it all the way to the end of this road. And also um one of our benefits is um this updating this 8-oot easement to maintain access for Marin County for
Danforth Creek. We are dedicating 55% of this site to open space which is 5% more of what's required. And um we have a central located clubhouse, a gated entrance as discussed
and um really overall in mind we're trying to um make sure that it's a walkable community. To the point of your um setbacks on driveways, we do have a 20 foot setback on all of the town
homes. Um we since went back and forth with county staff and the minimum requirement for parking is 10 by 20. So we are meeting at least the setback so we don't have uh cars parked in the you know interfering one-sided sidewalk
here. This is a 42 foot rideway so there is also relief from the typical 50 foot ride ofway is another part of our request. storm water. We are um have wet wet retention in the south uh west
corner and um drainage improvements that meet or exceed the county standards. The reason we do not have planting in the rear is because it's very tight site and we're trying to maximize what we can do
preserve environmentally but also function for storm water purposes. So, we do which this uh civil here to speak on if necessary. We do have a a small retaining wall holding in the grade that
will also have um a fence that matches Magnolia Ridg's um the black like fence. So, it's a cohesive design, but we have storm water drains in this area and it's just a pretty tight fit. We don't want to have
conflicts with root systems and and so forth. But as you can see, this is the open space exhibit that was submitted with the application and it breaks down lot open space um common open space um
preserve and also uh under the comp plan we can calculate some of the water retention as well. But we do meet the minimum 40% upland by 7% over and then we can count the additional damfor creek and wetland
a wet detention area. So regarding zoning relief, the proposed um PUB seeks targeted relief just from from the standard RM8 which is to support more flexible contextsensitive
site design but maintaining compatibility with its surrounding uses. So the lot width reduction, it's really applicable as mentioned earlier um to the duplex lot and to um
by 13 ft. So we have a I forget what the size is. I didn't include the lot typical but um we've worked diligently staff back and forth for a few years on this. So um the front setbacks is 5 foot
for town homes and this is from the lot line internal setbacks not from the property line 10 ft for duplexes is the um is what we're requesting. So it's a 15t relief um for
the front and 20 foot for singles. So, as I mentioned earlier about the parking on the town homes, um the driveway depth is is appropriate, but for the duplexes and for the custom home, those are tight. And we're using the garage as
parking spaces for that. It's a onecar garage, right? Actually, it's two. It's two. Let me go back. How do I go back here? Here we are. Yeah. Um, I believe it I believe these
are two. The town home is one though, right? Well, they're the end units are two and the interior are one plus the plus the Yes, sir. Yeah. Um so the rear setback is is another um
ask we're doing let's see here by story um which is 5 foot deviation for the rear setback of the town homes four for the duplexes and this is for to the lot line not the property line so the internal like duplex
um where it's going to be platted for ownership and um 10 foot for the single family, but as we go up in stories, it it also increases. We're still it we did write on paper that it's threetory, but
we we're we're working out some some architecture and we may, you know, we want the flexibility, but I just wanted to throw that out there because we don't have it shown on this um data chart. And then side setbacks is a 10-ft
deviation from lot lines. Even though an RM8 it's um a zero lot line is permitted, but for this purpose here we are we're requesting 10 foot. Um it's important though to note that
the request does not increase density. Um we are in fact 10 units below what is required. I mean what is allowed. Um, so we want to emphasize that we're committed to being responsible low packed in infill development. We're not
trying to max out as um as much as we can for density, but want to really make it a nice community. So just um I think that's important to note. Also important to note is the public benefits that we are prom we're
proposing. The uh applicant will donate 50,000 towards Palm City CRA improvements on Map Road and 50,000 to Hidden Oak Middle School improvements. So, as mentioned by first building permit, Danfork Creek, we are adding an
additional 8ft maintenance easement along that um county creek for maintenance improvements and make sure that it maintains the stabilized banks. Um and then the increase of preservation. It's always good when we
can add a little more preserve. Who doesn't want more preservation on a developed land? Um so 4.5% more of the minimum 25% requirement. And then we are providing 100% native vegetation. I'd
like to do that not only for maintenance purposes but for to maintain some habitat especially as it is along Danforth Creek. And then additional open space as that exhibit showed we're at 55% which is 5% more or half an acre.
So with that said, um Paddock at Palm City represents a well balanced um code complement residential community and we seek to capitalize on the strategic location introducing a range of unit
types um but also supporting the local nature of this area residential area contributing to a long-term vibrancy of this area. Um and we support our um the open space provided the
enhanced environmental features and we would uh are contributing financially local infrastructure and education needs. So we respectfully um we respectfully request your recommendation of approval and we are
here to answer any questions and help you understand this project. Do you have any respectful questions for the applicant? disrespect. Please don't disrespect questions. Um, bring it back up the uh plan for us.
Just a second. The um the what? The the plan. Yes, sir. Right there. That's it. Now, I know that it looks very tight on your property. That's such an
ugly STA. Now, I know you've designed, not you, but your office has designed nicer STAs and other projects, and you haven't designed this one, but is there any way you could add
something to make it not so bare? That's an FDOT tension area. I smile at you because uh over the last 5 years we've been um we went down very far down this avenue of
designing a whole plan for this STA pond, but with the time that it took um with their team and just just life in general, uh FDOT has acquired it. And so with that is sort of out of county's
say. Um, believe me, we we would like to um potentially. I mean, it's an avenue that we would have to go to the state with. Okay. I like that answer and I hope you remember it for Tuesday. Yes, sir. Uh, and my other question is, why are
you contributing to the CRA if you're not in the CRA? Because we love Palm City. We want to be good community members. You like at least one commissioner. No, that's not I mean, we're in Palm City. it makes sense to donate. I mean, there are benefits that could be
negotiated. So, I mean, it doesn't necessarily have to be Palm City. No, I'm just I'm just asking because you're not in the CRA and Understood. Um, I have no other questions. Yes, sir. Thank you. Uh, if there's nothing else,
do we have any public comment? No. Oh, come on up, sir. Did you fill in a card? I have just leave this up. Okay. After you speak, you have to fill out a card, please. After you speak. Thank you. You're welcome. Okay. After you speak, sir, you can come
up now and speak. My name My name is Johnny Long. I've been a Martin County resident for 54 years. I've lived at 2833 Horseshoe Trail for 48 years. It is just across the uh the
creek uh Danforth Creek from where they proposed to put this development. Um everything on the other side of the creek is agricultural. Um I just like to speak in opposition to
this zoning change. We don't have any three-story buildings u in this area. And uh I just I just wanted to to be here and oppose it. Okay. Anything else?
Anything else, Mr. Long? Can we clarify something? This is not a zoning change. This is not a zoning change. You know, Rick, he could say whatever he wants. We don't have to question. It is a zoning change because we're
changing from the I think RM8 to PUB zoning. So technically it is a zoning change. Yes. Thank you. Okay. Just uh any other public? Very hard to tell the public from the
players. Okay. So back to the board. Make a motion to approve it. Okay. I'll second it. Have a We have a motion in a second. Any more discussion on the motion? Seeing none, all in favor? I I passes unanimously. 3 0
and I'm sure Mr. Long you will be there on Tuesday. Yes. Is there any other business from Mr. Chairman? Uh Paul Shelling for the record. So we do have two items scheduled for the August 7th meeting. Could we
I shall be there. Thank you. I will be there. Thank you. Probably not. Okay. Thank you. I appreciate it. Okay. Any other business? How's the school board? We're great. Okay.
You're an A school. Thank you. Bring us children. A district. That's right. Isn't that exciting? That is exciting. If there's nothing else, meetings adjourned.