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Martin County LPA approves Phase 9 dormitory-style employee housing at Jupiter Hills Village PUD
Summary
The Local Planning Agency unanimously approved a 22nd amendment to the Jupiter Hills Village PUD to convert a 4.59-acre Phase 9 parcel from commercial use to a 32-bed dormitory for seasonal employees, with conditions including a 1-space-per-bed parking minimum and native-vegetation preservation.
The Local Planning Agency on Jan. 16 approved a 22nd amendment to the Jupiter Hills Village planned unit development that changes Phase 9 from commercial use to employee housing and clears a final site plan for a one-story, 32-bed dormitory on about 4.59 acres.
Staff recommended approval after finding the application complies with Martin County regulations and the comprehensive growth management plan. John Sennott, senior planner with Growth Management, told the board the amendment establishes a minimum parking rate of one space per bed, requires residents to be at least 18 years old, and updates the master site plan to show the new use. Sennott said staff found the application in compliance and recommended approval.
Applicant Brian Nolan, representing Lucido & Associates, said the dormitory is intended for seasonal employees of Jupiter Hills Club, primarily PGA-certified professionals who work multiple clubs during the year. Nolan described site features including a right-in/right-out access from U.S. 1, a sidewalk with ADA-compliant ramp, a dry detention area, a lift station and refuse enclosure, a bike rack and 49 parking stalls on the plan. He said the proposal preserves about 1.15 acres (25 percent of the site) of upland native habitat, retains an additional 0.85 acres of existing native vegetation, and includes 0.83 acres of landscaping and buffer that will use native plantings where feasible.
Board members asked about connections between the dormitory and the clubhouse: the applicant and staff said the facility sits roughly one mile from the clubhouse and there is no internal access across the golf course; employees would reach the club on foot along the sidewalk or travel on local roads. Attila Cardonis, representing Jupiter Hills Club, said the club uses vans to transport employees and that golf carts cannot legally be used on the U.S. 1 sidewalk.
During public comment, a nearby resident (identified in the record as the Campani comment) criticized the concept as exploitative and likened it to “plantation housing.” LPA members acknowledged those concerns; one member said he was troubled by the appearance of dormitory housing on private club property but also noted local affordable-housing shortages and potential energy and transportation benefits from housing employees on or near site.
The board moved to approve the staff recommendation and voted in favor. The motion passed unanimously (4-0). The approval authorizes the 22nd PUD amendment and the Phase 9 final site plan as presented in the staff report, subject to any standard conditions listed in the report.
The applicant and staff indicated they will continue design-level work addressing grading and landscaping along U.S. 1 and will confirm any transportation accommodations (for example, whether the club will provide additional shuttle or cart service) during final engineering and site-plan review.
