PORT ST. LUCIE — The Planning & Zoning Board unanimously recommended approval Oct. 7 of the fourth amendment to the Pine Trace Planned Unit Development, also backing a special exception to adjust the commercial portion of the project. The change would allow construction of an 11,000-square-foot Dollar General on the 2.2-acre site.
Environmental Planner Marissa Da Breo opened the hearing with a brief history of the development.
“The original PUD was approved in 2004 and has had three amendments,” she said. “Tonight’s fourth amendment removes previous uses on Parcel A, adds retail/personal service as a permitted use, requires a special exception for retail over 5,000 square feet, and caps development at 11,000 square feet.”
Da Breo noted the need for a “unified control” document, missing from the application, which became a key discussion point.
“Evidence of unified control for the entire PUD is required, but we were not able to obtain it from the applicant,” she said.
Acting Chairman Jim Norton asked for clarification.
“Explain unified control,” he said.
Deputy City Attorney Elizabeth Hertz explained it ensures a development operates as intended and is usually handled through a homeowners’ or commercial association. “This parcel was accepted from an HOA, so it’s not under unified control with the rest of the PUD. The applicant can explain further,” she said.
Norton asked if the city was at risk without it. Hertz responded, “Our code specifies when unified control is required to amend a PUD; it’s one factor for consideration.”
Engineer Jeremy Anderson spoke on behalf of the applicant.
“Parcel A was originally a professional tract,” he said. “In 2009, it became mixed-use, allowing 35,000 square feet. We’re requesting 100 percent retail in an 11,000-square-foot building, reducing the previously entitled space. All prior commercial uses have been removed.”
Attorney Scott Baker explained the missing unified control documentation.
“The property was carved out of the residential HOA, making it a stand-alone piece,” he said. “We can’t vote in the HOA or pay assessments, yet their consent is technically required. We’ve tried since May to get cooperation but received no response. We ask that you recommend approval.”
Hertz noted, “Whether there’s unified control is a legal issue to resolve before City Council. Residents’ concerns will be considered in that process.”
Several Pine Trace residents spoke against the special exception, mainly citing traffic and safety issues.
Barbara Meinhardt said, “Traffic for our 130 homes is already a concern, especially turning north onto St. James Boulevard. The proposal doesn’t include a median cut, so all northbound traffic would exit through Pine Trace.”
Clare Davis worried about delivery trucks. “All traffic for a retail store would affect the neighborhood. Trucks would have to navigate around islands or through the subdivision to exit,” she said.
After hearing from additional residents, the Board voted unanimously to recommend approval of the amendment.
Planner Sofia Trail presented the special exception request, which prompted further debate about the lack of a median cut on St. James Boulevard. Board Member Eric Reikenis noted, “Development will happen regardless of the SEU. There must be ingress and egress. Southbound traffic will have to make a right and U-turn. When is that addressed?”
Public Works Inspections Manager Clyde Cuffe said, “These issues will be addressed during the site plan review. We’ll consider median improvements and delivery truck access to mitigate neighborhood impact.”
Following discussion, the Board voted 5-2 to recommend approval of the special exception, with Reikenis and Rose Mocerino dissenting.