8C3-2013-06-04 Tanah Keeta Scout Reservation

8C3
BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY
PLACEMENT: DEPARTMENTAL
PRESET:
TITLE: TANAH KEETA SCOUT RESERVATION (BOY SCOUTS OF AMERICA) – REQUEST TO
TERMINATE THE MASTER SITE PLAN DEVELOPMENT ORDER
AGENDA ITEM DATES:
MEETING DATE:
6/4/2013
COMPLETED DATE:
5/23/2013
COUNTY ATTORNEY:
5/13/2013
ASSISTANT COUNTY ADMINISTRATOR:
5/20/2013
REQUESTED BY:
DEPARTMENT:
PREPARED BY:
Name: Bradley J. Currie,
AICP, Land Design South of
Florida, Inc.
Growth Management
Joseph Banfi
Name:
Principal Planner
Procedures: Quasi-Judicial Procedures
EXECUTIVE SUMMARY:
The applicant is requesting the termination of a master site plan development order granted by the
Board on October 28, 2008 for the approximately 648-acre Boy Scout of America Tanah Keeta Scout
Reservation located between Jonathan Dickinson State Park and Palm Beach County.
APPROVAL:
LEG
ACA
CA
BACKGROUND/RELATED STRATEGIC GOAL:
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GENERAL BACKGROUND
The subject property is located between Jonathan Dickinson State Park and Palm Beach County and
has an area of approximately 648 acres. The property was given by the State to the Boy Scouts for
scout activities and has been used for scouting for over 50 years. In 2008 the Gulf Stream Council,
Inc. (Boy Scouts of America) submitted an application for master site plan approval to the County for an
ambitious development program that included an expansion to the existing uses and structures on the
property from 55,427 sq. ft. to 250,000 sq. ft.
The northern half of the property (+/- 320 acres) is
vacant and undeveloped containing native wetland and upland habitat, hiking trails, primitive
unimproved camp sites and an unpaved fire road. The approved master site plan indicates that there
are no plans to develop or alter this area of the property. Pursuant to the approved master site plan
future development will focuses on the southern half of the property (+/- 320 acres) where the existing
structures and uses are and where the proposed changes and proposed additions will occur. The
existing structures and uses; and the proposed changes and proposed additions as reflected on the
approved master site plan are summarized as follows:
EXISTING USES AND STRUCTURES
Clear lake land ship
Aquatic center
PROPOSED CHANGES AND
ADDITIONS
Existing pavilion to be enlarged to 20’x40’
with a 15’ enclosed storage
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Boat storage
Boardwalk
Camp pavilions
Latrines
Existing boat storage racks to be enlarged
to four racks 6’x30’ each
Additional boardwalks - optional elevated
boardwalks for pedestrian access across
wetland
Incorporated into proposed camp pods
All existing latrines to be removes except
as noted
Mike Machek foot trails
Fire roads
Boat docks
Parking - 200 stabilized spaces
Archery range
BB gun and rifle range
Shotgun range
Camp pods (15) - consisting of up to eight
pavilions and additional program support
structures for each pod
Showers/bathrooms (15) - up to 5000 sq.
ft. central bath/shower facility
Amphitheater - up to 10,000 sq. ft. with
additional program support structures and
seating for up to 500 scouts
Recreation field - 150’x250’ cleared and
sodded for athletic activities and scout
ceremonies
SE Midline Drive - 20’ minimum stabilized
roadway for fire protection access
Boardwalk - optional elevated boardwalk
for pedestrian access across wetland
Lakes – excavation to be used for
proposed construction
SE Clear Lake Trail – 16’ minimum
stabilized roadway for emergency and fire
protection access
Program support structures (5) – up to
5000 sq. ft., 2 stories
200 additional stabilized spaces
To be removed and replaced with an
archery range with a 40,000 sq. ft.
program area including two pavilions and
additional program support structures
To be removed and replaced with a rifle
range with a 20,000 sq. ft. program area
with cleared and soded security barrier,
one pavilion with armory and additional
program structures
To be removed and replaced with a
shotgun range with a 335,550 sq. ft.
program area with 185,900 sq. ft. cleared
and soded containing six fire stations, two
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Chapel
skeet releases, one pavilion with armory
and additional program structures with
security fencing
To be removed and replaced with a chapel
with 2000 sq. ft. pavilion and seating ring
Activity field – 200,000 sq. ft. program
area
Craft center
Ranger residence
Maintenance yard
OA lodge
Ft. Blanchard with lock out tower
Pool/pool house
Enlarged with greater pool decking,
bathroom facilities and emergency access
Staff quarters (6 cabins and 2 dorms)
Additional 5000 sq. ft., one story staff
quarters
Program support structures (52)
Multi-use building (former dining hall)
Enlarged to 15,000 sq. ft. with additional
bathroom facilities and add up to 15,000
sq. ft., 2 stories with outdoor amphitheater
Multi-use building (trading post)
Enlarged trading post/leader’s retreat up
to 7000 sq. ft., 2 stories
Pavilion adjacent to dock
Health lodge
Enlarged headquarters clinic up to 7000
sq. ft., 2 stories
Cart bridge
Enlarged for emergency vehicles
Cope course
Expanded to include additional low and
high course elements and additional
program support structures
Cope course pavilion
Basketball
Additional basketball hard surface court
Climbing wall
To be removed
Volleyball
Additional volleyball sand court
Skateboard ramp
Boat ramp
Boat house
Enlarged to 5000 sq. ft., one story with an
additional boat house to be constructed
SE Muskogee Trail - 16’ minimum
stabilized roadway for emergency and fire
protection access
SE Range Lane - 16’ minimum stabilized
roadway for emergency and fire protection
access
Flags field – 150’x225’ cleared and soded
athletic field and activities and ceremonies
area
Repelling tower – multi-story tower for
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repelling in Project Cope Program area,
with pavilion and storage
SUMMARY
EXISTING USES AND STRUCTURES
PROPOSED CHANGES AND
ADDITIONS
Buildings – 55,427 sq. ft.
Buildings – 250,000 sq. ft.
Program areas – 94,015 sq. ft.
Program areas – 600,000 sq. ft.
The master site plan was approved on October 28, 2008 with conditions and a timetable of
development. The special conditions of approval are as follows:
1.
The Rifle Range and Skeet Range are to be reversed.
2.
The wetland delineations shall be corrected or modified with current information.
3.
No automatic weapons shall be allowed.
4.
The incidental take permit for scrub jays shall be obtained prior to any final site plan
for any phase as determined by Florida Fish and Wildlife Conservation Commission.
5.
The not-for-profit timetable set forth in Section 10.11.D.8.b, Land Development
Regulations, Martin County Code (LDR, MCC) shall be applicable.
6.
The number of shooting positions at the proposed rifle and shotgun ranges shall be
no more than the number which exist on October 28, 2008.
7.
The proposed changes to the master site plan and conditions of approval are subject
to the review and approval by staff to insure consistency with the Comprehensive
Plan and all applicable Land Development Regulations.
8.
The two separate phases for the emergency access to the pool shall be combined
into one Phase 9.
9.
The proposed borrow lake and the Cub World element pod structure shall be moved
into Phase 2 on the master site plan.
10. Exhibit C, attached hereto, is applicable to the master site plan.
11. Exhibit D, attached hereto, is applicable to the master site plan.
The timetable of development for the master site plan is as follows:
Pursuant to Section 10.11.D.8.b. the final site plan for the first discrete phase of
development of a major development shall be obtained no later than three years after the
date of the master site plan approval. The approval of the final site plan for the last
phase shall be obtained no later than five years after the date of master site plan
approval.
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The referenced code section in the condition of approval #5 is as follows:
b.
Where the applicant is an exempt organization pursuant to Section 501(c)3 of the
Internal Revenue Code, the final site plan for the first discrete phase of development
shall be obtained no later than three years after the date of the master site plan
approval and the final site plan for the last phase shall be obtained no later than five
years after the date of the master site plan approval. The County may authorize
timetable extensions provided that the final site plan for the last phase of
development is obtained no later than ten years after the initial master site plan
approval.
This provision of code referenced in the condition of approval #5 permits extensions for Section 501(c)3
of the Internal Revenue Code organization projects to permit the final site plan for the last phase of
development to be obtained no later than ten years after the initial master site plan approval.
CURRENT REQUEST
Due to economic conditions the applicant cannot follow through with the ambitious development
program that was originally contemplated for the Boy Scout property. Instead, the applicant wishes to
pursue a small, scaled-back project which includes the addition of a 5500 sq. ft. headquarters/office
building and a 5500 sq. ft. open covered porch around the headquarters/office building, a total of
11,000 sq. ft., to the area where active development has occurred and is established. The proposed
structure will consolidate activities and uses that are currently on the property.
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Article 10 does not permit two (2) development orders for different plans to be active for the same
property. The proposed headquarters/office building has been submitted to the County for
development approval as a minor final site plan pursuant to Section 10.11.C, Land Development
Regulations. The applicant has documented compliance with the Comprehensive Growth Management
Plan and the Land Development Regulations for the proposed structure. Before a development order
can be issued for the headquarters/office building, the master site plan development order must expire
on October 28, 2013 or the master site plan development order must be formally terminated by the
original decision maker which, in this case, was the Board of County Commissioner (Board). The
applicant is requesting to terminate the development order so that the proposed headquarters/office
building can be approved by staff as a minor final site plan and construction of the building can proceed
as quickly as possible while funding is available for the project.
ISSUES:
If the development order is terminated the approval of the master site plan, the conditions of approval
and the timetable of development will become null and void. There may be a desire to retain some of
the conditions of approval so that they can be incorporated into future development orders and
implemented for the existing and future uses on the property. The applicant has indicated to staff that
they are in agreement and intend to do so. The original conditions of approval that should be retained
include the following:
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2.
The wetland delineations shall be corrected or modified with current information.
3.
No automatic weapons shall be allowed.
4.
The incidental take permit for scrub jays shall be obtained prior to any final site plan
for any phase as determined by Florida Fish and Wildlife Conservation Commission.
10. Exhibit C, attached hereto, is applicable to the master site plan.
11. Exhibit D, attached hereto, is applicable to the master site plan.
If the Board agrees that these original conditions should be retained the termination resolution for the
master site plan should contain a requirement to add original conditions of approval #2, #3, #4, #10 and
#11 to any future development order for the subject property. This includes the pending development
order for the headquarters/office building.
RECOMMENDED ACTION:
RECOMMENDATION
Staff recommends the approval of the applicant’s request to terminate the master site plan
approval for the Boy Scouts of America Tenah Keeta Scout Preservation subject to the
requirement to the requirement to add original conditions of approval #2, #3, #4, #10 and #11 to
any future development order for the subject property. If the Board concurs and approval of the
request is granted authorization is requested for the Chair to sign the resolution contained in the
packet for this agenda item.
ALTERNATIVE RECOMMENDATIONS
Based on findings and conclusions reached by the Board that may differ from the findings and
conclusions identified by staff, the Board has the options to deny the applicant request.
FISCAL IMPACT:
RECOMMENDATION
Costs associated with the preparation of this agenda item.
Funding Source
County Funds
Non-County Funds
Authorization
Subtotal
Project Total
ALTERNATIVE RECOMMENDATIONS
Same as recommendation.
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DOCUMENT(S) REQUIRING ACTION:
Budget Transfer / Amendment
Chair Letter
Grant / Application
Ordinance
Notice
Contract / Agreement
X Resolution
Other:
ROUTING:
_ ADM
_ GSD
X CA
_ BLD
_ ITS
X ACA
_ CDD
_ LIB
X LEG
_ COM
_ MCA
_ ENG
_ MPO
_ FRD
_ PRD
_ GMD
_ USD
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QUASI-JUDICIAL PROCEDURES
1. Ex parte disclosures by County Commissioners.
NOTE: Chairman asks: "Do any commissioners have ex parte disclosures that have not been previously
filed with the Clerk?"
NOTE: Commissioners use written disclosure forms to disclose communications they had
prior to this public meeting with persons interested in this matter. Copies of the disclosure
are forms available from the Clerk.
2. If applicable, verification by Applicant that return receipts for notices have been filed with
the Clerk.
3. Request for identification of any Intervenors. (In order to be an Intervenor, a person must qualify
to receive mailed notice of the subject application in accordance with Section 10.6.E, Land Development
Regulations, Martin County Code (property owners within 300 feet of the project if it is inside the urban
service boundary, and within 600 feet of the project if it is outside the urban service boundary). Any
person who qualifies may choose to be an Intervenor. In addition, an Intervenor must file a form of intent
with the County Administrator not less than 7 days prior to the Board meeting. No fee will be assessed on
Intervenor. If the Intervenor is representing a group/association, he/she must file a letter on official
letterhead signed by an authorized representative of the group/association, stating that he/she is
authorized to speak for the group.)
4. *Administration of oath to all witnesses.
5. Staff introduction of application.
6. Questions for Staff from County Commissioners.
7. Applicant presentation. (Applicant is encouraged to keep presentation clear, concise and to the point,
at a maximum of 45 minutes. Applicant’s questions for staff are to be asked during Applicant’s 45 minute
presentation. Staff responses to questions will be at the conclusion of the Applicant’s presentation. All
dvd, cd or video cassette tapes must be submitted for review by the County Administrator by the Friday
prior to the meeting.)
8. Questions for Applicant from County Commissioners, Intervenor, and Staff.
9. Intervenor presentations. (Intervenors are encouraged to keep presentation clear, concise and to the
point, at a maximum of 45 minutes for all Intervenors collectively. Intervenors’ questions for staff are to
be asked during Intervenors’ collective 45 minute presentation. Staff responses to questions will be at the
conclusion of Intervenors’ presentation(s). All dvd, cd or video cassette tapes must be submitted for
review by the County Administrator by the Friday prior to the meeting.)
10. Questions for Intervenor(s) from Board of County Commissioners, Applicant, Staff.
11. Public Comments.
12. Intervenor(s) rebuttal and/or final comments (maximum 20 minutes collectively).
13. Applicant rebuttal and/or final comments (maximum 20 minutes).
14. Staff Final Comments.
15. County Commissioners’ final questions, deliberation and decision.
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MARTIN COUNTY BOARD OF COUNTY COMMISSIONERS
REQUEST TO INTERVENE
Date:________________Proposal/Project Name: _______________________________________________
Agenda Date: ______________________
Agenda Item Number: __________________
An “intervenor” is a person who qualifies under the Land Development Regulations to receive mailed notice
regarding the subject matter (property owners within 300 feet of the project if it is inside the urban service
boundary, and within 600 feet of the project if it is outside the urban service boundary). Any person who
qualifies may choose to be an Intervenor, or to just offer public comment. Someone who does not qualify to
be an Intervenor, or could qualify, but chooses not to be one, will be allowed to speak briefly on his or her
own behalf, either to present facts or to state opinions, during public comments on the application.
It should be noted that being an Intervenor in a matter under consideration by the Board does not guarantee
that the Intervenor can challenge or appeal the final decision in a judicial or administrative proceeding. Also,
being an Intervenor here may not even be a prerequisite to filing a challenge or appeal of the final decision,
depending upon what state laws or court rules require.
Please complete the following information and return this form to the County Administrator at least seven
(7) days prior to the hearing on the matter. No fee will be assessed. If requesting to intervene as a group,
provide on group’s letterhead, signed by an authorized representative of the group, stating the name of the
group and the name of the individual who is authorized to speak for the group. Only one request needs to be
submitted per each matter for which status as an Intervenor is sought, irrespective of the number of hearings
to be held on the matter. All dvd, cd or video cassette tapes must be submitted for review by the County
Administrator (or designee) by the Friday prior to the meeting.
A Request to Intervene may be used only for the purpose of presenting evidence and testimony on a matter,
and not merely to extend the time allowed to an individual to speak during public comments.
(PLEASE PRINT CLEARLY)
Name (individual or group representative):______________________________________________________________________
Group Name (if applicable):_______________________________________________________________________________
Address: ___________________________________________________________ City: _____________________________
Zip Code: __________________ Telephone: ____________________________ Email: ____________________________
1. Explain what interest(s) you, as an individual or group, believe will be impacted by the proposal. Examples of interests
include health and safety, police and fire protection service systems, transportation facilities, and economic, environmental or
natural resources. (Attach separate sheet, if more space is needed.)
______________________________________________________________________________________________________
______________________________________________________________________________________________________
______________________________________________________________________________________________________
2. State your position regarding the proposal. (Attach separate sheet, if more space is needed.)
______________________________________________________________________________________________________
______________________________________________________________________________________________________
____________________________________________________________________________________________________
3. State all facts you believe support your position. (Attach separate sheet, if more space is needed.)
______________________________________________________________________________________________________
______________________________________________________________________________________________________
____________________________________________________________________________________________________
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Prepared By:
Martin County
Growth Management Department
2401 S.E. Monterey Road
Stuart, FL 34996
____________________________________________________________________________________
[space above line provided for recording data]
BEFORE THE BOARD OF COUNTY COMMISSIONERS
MARTIN COUNTY, FLORIDA
RESOLUTION NUMBER __________
[REGARDING THE TERMINATION OF THE
TANAH KEETA SCOUT RESERVATION (BOY SCOUT OF AMERICA)
MASTER SITE PLAN
WHEREAS, master site plan approval for Tanah Keeta Scout Reservation (Boy Scout of
America) was obtained on October 28, 2008, pursuant to the development order resolution recorded in
the Official Records, Book 2392, Pages 593-607, Martin County, Florida.
WHEREAS, pursuant to the master site plan development order the final site plan for the first
discrete phase of development of a major development shall be obtained no later than three years after
the date of the master site plan approval. The approval of the final site plan for the last phase shall be
obtained no later than five years after the date of master site plan approval.
WHEREAS, the approved master site plan development order contained the following
conditions of approval:
1.
The Rifle Range and Skeet Range are to be reversed.
2.
The wetland delineations shall be corrected or modified with current information.
3.
No automatic weapons shall be allowed.
4.
The incidental take permit for scrub jays shall be obtained prior to any final site plan for
any phase as determined by Florida Fish and Wildlife Conservation Commission.
5.
The not-for-profit timetable set forth in Section 10.11.D.8.b, Land Development
Regulations, Martin County Code (LDR, MCC) shall be applicable.
6.
The number of shooting positions at the proposed rifle and shotgun ranges shall be no
more than the number which exist on October 28, 2008.
7.
The proposed changes to the master site plan and conditions of approval are subject to the
review and approval by staff to insure consistency with the Comprehensive Plan and all applicable Land
Development Regulations.
8.
The two separate phases for the emergency access to the pool shall be combined into one
Phase 9.
1
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9.
The proposed borrow lake and the Cub World element pod structure shall be moved into
Phase 2 on the master site plan.
10.
Exhibit C, attached hereto, is applicable to the master site plan.
11.
Exhibit D, attached hereto, is applicable to the master site plan.
WHEREAS, the property owner has submitted a request to terminate the master site plan
development order.
WHEREAS, this Board considered such application at a public meeting on June 4, 2013.
WHEREAS, at the public meeting all interested parties were given an opportunity to be heard.
NOW, THEREFORE, BE IT RESOLVED BY THE
COMMISSIONERS OF MARTIN COUNTY, FLORIDA, THAT:
BOARD OF COUNTY
A. The request for the termination for the master site plan development order approved on
October 28, 2008 is approved subject to a requirement to add original conditions of approval #2, #3, #4,
#10 and #11 to any future development order for the subject property.
B. This resolution shall be recorded in the public records of Martin County. A copy of this
resolution shall be forwarded to the applicant(s) by the Growth Management Department subsequent to
recording.
DULY PASSED AND ADOPTED THIS 4TH DAY OF JUNE, 2013.
ATTEST:
BOARD OF COUNTY COMMISSIONERS
MARTIN COUNTY, FLORIDA
BY:
CAROLYN TIMMANN
CLERK OF THE CIRCUIT COURT
BY:_____________________________
SARAH HEARD
CHAIR
APPROVED AS TO FORM AND CORRECTNESS:
BY:______________________________
KRISTA A. STOREY
SENIOR ASSISTANT COUNTY ATTORNEY
2
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