HomeMy WebLinkAboutBOCC Regular Meeting Minutes 03.17.26BOARD OF COUNTY COMMISSIONERS
ST. LUCIE COUNTY, FLORIDA
Regular Meeting
March 17, 2026 Convened: 6:00 PM
Adjourned: 12:44 AM
1. CALL TO ORDER
The meeting was called to order at 6:00 PM by Chair Jamie Fowler, District No. 4.
Present
Commissioner Jamie Fowler, District 4; Commissioner Larry Leet, District 2; Commissioner James Clasby,
District 1; Commissioner Erin Lowry, District 3; Commissioner Cathy Townsend, District
Also Present
Katherine Barbieri, County Attorney
George Landry, County Administrator
Mayte Santamaria, Deputy County Administrator
Erick Gill, Communications Director
JoAnn Riley, Property Acquisitions Manager
Kori Benton, Planning & Development Services Planning Manager
Thad Crowe, Planning & Development Services Senior Planner
Don Arellano, Planning & Development Services Planner II
Irene Szedlmayer, Planning & Development Services, Planning Senior Planner
Joshua Revord, Port Director
Alexey Gilev, County Surveyor
Benjamin Balcer, Planning & Development Services Director
Sydney Halleran, Agenda Coordinator
Vera Smith, Deputy Clerk Recording Secretary
Special Guest
Tessa Toman
2. INVOCATION
The County Administrator led the invocation.
3. PLEDGE OF ALLEGIANCE
4. RECESS FOR SPECIAL DISTRICT MEETINGS
Erosion District Meeting
Mosquito Control District Meeting
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5. APPROVAL OF AGENDA - ADDITIONS, DELETIONS, REVISIONS
A motion was made to approve all additions, deletions, and revisions to the agenda, and it passed
unanimously.
RESULT: APPROVE
MOVER: Commissioner District 2 Larry Leet
SECONDER: Commissioner District 1 James Clasby
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
6. PRESENTATIONS
There were no items scheduled.
7. PUBLIC COMMENT (excluding Public Hearing Items)
Chair Fowler opened the meeting for public comment at this time. The following people addressed the
Board:
• Alfred Hernandez addressed the Board regarding his tree-top property zoned as non-buildable and
requested that the property be placed on the agenda to address zoning issues.
• Rick Reed addressed the Board and discussed the Cobra football team, a Fort Pierce team for kids
aged 6 to 14, and their difficulty in using local fields due to alleged complaints. Mr. Reed also
shared his frustration about a series of complaints filed against his restaurant, which led to a health
inspection and negative publicity.
• Pete Previtt addressed the Board and mentioned the challenge of finding good workers for
manufacturing jobs and the additional challenge of limited availability of affordable housing in the
County for those who are hired. He mentioned a partnership with St. Lucie EDC and the Center for
Economic and Educational Development to promote manufacturing opportunities to young adults.
With no one else wishing to address the Board, Chair Fowler closed public comment.
In response to public comment, Chair Fowler acknowledged Mr. Hernandez’s concerns, explained the
process, and advised that the issue would be discussed informally in April.
8. PROCLAMATIONS APPROVAL
A. Resolution No. 26-032 - Proclaiming the Week of March 15th through March 22, 2026, as "National
Surveyors Week" in St. Lucie County, Florida
The deputy clerk read the proclamation into the record. A motion was made to adopt the
resolution, and it passed unanimously. Chair Fowler presented the proclamation to the County
Surveyor Alexey Gilev, who thanked the Board and accepted the proclamation.
RESULT: APPROVE
MOVER: Commissioner District 2 Larry Leet
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SECONDER: None
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
B. Resolution No. 26-046 - Proclaiming March 2026 as "American Red Cross Month" in St. Lucie County,
Florida
The deputy clerk read the proclamation into the record. A motion was made to adopt the
resolution, and it passed unanimously. Chair Fowler presented the proclamation to the Palm
Beach and Treasure Coast Chapter of the American Red Cross, Executive Director Traci Mitchell,
who thanked the Board and accepted the proclamation.
RESULT: APPROVE
MOVER: Commissioner District 5 Cathy Townsend
SECONDER: Commissioner District 2 Larry Leet
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
9. APPROVAL OF MINUTES
A motion was made to approve all minute sets, and it passed unanimously.
RESULT: APPROVE
MOVER: Commissioner District 2 Larry Leet
SECONDER: Commissioner District 3 Erin Lowry
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
A. Board of County Commissioners minutes for the BOCC Joint Workshop with the City of Port St. Lucie
Meeting of January 14, 2026.
B. Board of County Commissioners minutes for the BOCC Regular Meeting of February 17, 2026.
C. Board of County Commissioners minutes for the BOCC Regular Meeting of March 3, 2026.
10. CONSENT AGENDA
A motion was made to adopt the consent agenda, excluding item 10. C.6. "Lease Agreement between St.
Lucie County and Ident Aviation, LLC for Property Located at Treasure Coast International Airport to be
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Developed for Aeronautical Purposes", and it passed unanimously.
RESULT: APPROVE
MOVER: Commissioner District 5 Cathy Townsend
SECONDER: Commissioner District 1 James Clasby
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
A. WARRANTS
1. Warrant Lists 22 - 23
Adopted by Consent Vote
B. AIRPORT
1. BOCC Consent to Subordination of Lease for 3804 & 3824 St. Lucie Blvd., Fort Pierce, FL - ADD
ON
Staff recommended that the Board provide consent to the leasehold mortgage documents
attached and authorize the chair to sign the consent document as approved by the County
Attorney.
Adopted by Consent Vote
C. COUNTY ATTORNEY
1. Resolution No. 26-036 - Proclaiming May 10-16, 2026, as National Police Week and Further
Designating May 15, 2026, as Peace Officers Memorial Day in St. Lucie County, Florida
Adopted by Consent Vote
2. Resolution No. 26-037 - Proclaiming May 3 - 9, 2026, as National Correctional Officers and
Employees Week in St. Lucie County, Florida
Adopted by Consent Vote
3. Resolution No. 26-038 - Proclaiming April 19, 2026, through April 25, 2026, as "Crime Victims'
Rights Week" in St. Lucie County, Florida
Adopted by Consent Vote
4. Permission to Advertise - Ordinance - Reauthorizing the Levy for the Local Option Fuel Tax
Staff recommended that the Board grant permission to advertise a public hearing to be held on
Tuesday, April 7, 2026, at 6:00 pm or as soon thereafter as the item may be heard.
Adopted by Consent Vote
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5. Nineteenth Judicial Circuit C24-01-074 - 1st Amendment to Contractual Services Agreement for
Drug Testing Services in Problem-Solving Courts
Staff recommended that the Board approve the first amendment to the contractual services
agreement and authorize the Chair to sign the agreement as prepared by the County Attorney's
Office.
Adopted by Consent Vote
6. Lease Agreement between St. Lucie County and Ident Aviation, LLC for Property Located at
Treasure Coast International Airport to be Developed for Aeronautical Purposes
Staff recommended that the Board approve the proposed lease agreement with Ident Aviation
LLC. and authorize the Chair to sign documents as approved by the County Attorney's Office.
Commissioner Townsend pulled this item for separate discussion and vote. She expressed
concerns regarding Ident Aviation, LLC, financials, and the company's lack of experience in
FBO’s. She stated for the record that it's not that she does not support the item, but she has
requested to review the financials three times and has yet to receive them. She advised that no
one has been in contact with her to show her the financials as well. She advised that the Board
should be mindful that the company does not have any experience in FBO’s or fuel. She thinks
the company should come to the County and that there is a need for the company's paint shop,
but the Board should be mindful, without proof of funds.
Commissioner Clasby asked what protections the County has within the lease agreement with
the company, as far as failure to perform/non-performance, etc. In response, Mayte
Santamaria, Deputy County Administrator, advised that there are several provisions within the
lease if the company does not perform, including a schedule of developments with specific
targets and years to accomplish them, and it is called substantial completion, if they do not
meet the target. The Board can either take away a portion of the land if only a portion was
completed, or the Board can terminate the lease as well.
Commissioner Clasby asked how long the company has to complete construction. In response,
Ms. Santamaria advised that the company has five years for completion. If the company fails to
complete construction, the Board can choose to take away the portion of the land that has not
been completed, or the lease can be terminated altogether, and the land and improvements
stay with the County.
Commissioner Clasby asked for the square footage of the lease price. In response, Ms.
Santamaria advised that the company offered .34 cents per square foot, although the appraised
value was .30 cents per square foot.
The Board did not have any further questions or comments on this matter.
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A motion was made to approve the staff recommendation, and it passed (4) to (1).
RESULT: APPROVE
MOVER: Commissioner District 1 James Clasby
SECONDER: Commissioner District 3 Erin Lowry
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry
NAYS: Cathy Townsend
EXCUSED: None
7. Resolution No. 26-045 - Ratification of the Public Safety Director's Extensions of State of Local
Emergency - ATTACHMENT ADDED
Staff recommended that the Board approve Resolution No. 26-054 ratifying the Public Safety
Director's extensions of the State of Local Emergency as set out above.
Adopted by Consent Vote
8. Termination of Regenerative Medical Group Agreement for the St. Lucie County Wellness
Program - ITEM AMENDED
Staff recommended Board approval to issue notice of intent to terminate the agreement and
Business Associate Agreement with RMG.
Adopted by Consent Vote
Commissioner Townsend pulled this item for comment. She requested clarification regarding
RMG, on whether funds from terminated contracts will go into the staff medical account or will
go back to the employees. In response, George Landry, County Administrator, advised that
currently, the contract is being paid out of the Health Insurance Fund, and the monies would
reside/stay within the fund, and continue to support the health insurance and clinics. At the will
of the Board, the funds would go back to the employees, or the funds would remain in the
health fund.
9. Bessemer et. al. vs. St. Lucie County - Settlement Offer (1103 Tilton Road)
Staff recommended that the Board approve the settlement with the Bessemers (1103 Tilton
Road) in the amount of $758,128.50, inclusive of property damages, interest, out-of-pocket
expenses, attorney fees, court costs, and damages of any nature, and survey to be provided by
Richard Creech.
Staff recommended that the Board approve the settlement reached at mediation with the
property owners, the Kanes (1101 Tilton Road), in the amount of $35,000.00 for attorney fees.
Staff recommended that the Board authorize the County Attorney and staff to execute all
documents necessary to finalize and implement the settlement.
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Adopted by Consent Vote
D. ENVIRONMENTAL RESOURCES
1. FPUA - George LeStrange Linear Facilities Request
Staff recommended that the Board review the Alternatives Analysis provided and, if in support
of the requested FPUA easement, authorize the Chair to sign the letter of support to FCT, as
approved by the County Attorney.
Adopted by Consent Vote
2. Cypress Creek, Florida Department of Environmental Protection Grant Memorandum of
Understanding and Change Order #2 - ADD ON
Staff recommended Board approval of the Memorandum of Understanding and Change Order
No. 2 to reallocate funds as detailed above and authorize the Chair to sign documents as
approved by the County Attorney.
Adopted by Consent Vote
E. GOVERNMENT RELATIONS
1. American Rescue Plan - Water Quality Project Funding Reallocation to Sheraton Plaza - THIS
ITEM IS RELATED TO THE AMERICAN RESCUE PLAN
Staff recommended Board approval to reallocate the American Rescue Plan Act funding in the
amount of $182,196.00 to the Sheraton Plaza Stormwater Project as listed in the Financial
Impact section, and authorization for the Chair to sign documents as approved by the County
Attorney. This item aligns with Strategic Plan Objective FCT 1.6.1.
Adopted by Consent Vote
F. HUMAN RESOURCES
1. Employee Health Insurance Plan - Amendment to Administrative Services Agreement (ASA) with
Blue Cross and Blue Shield of Florida, Inc.
Staff recommended Board approval of the amendment to the Administrative Services
Agreement and authorize the Chair to sign.
Adopted by Consent Vote
G. INFORMATION TECHNOLOGY
1. Unified Power Emergency Uninterruptible Power Supply (UPS) Purchase
Staff recommended the Board approve the emergency contract in the amount of $158,650.00
with Unified Power, as well as approval to waive the formal bid process and authorize the Chair
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to sign documents as approved by the County Attorney.
Adopted by Consent Vote
H. OFFICE OF MANAGEMENT & BUDGET
1. Fiscal Year 26 Budget Resolution Recognizing Unanticipated Revenue
Staff recommended Board approval of this agenda item to recognize the funds to amend the
budget by $4,181,362.00 in accordance with Strategic Plan Policy PT1.3.1 and PT1.3.2.
Adopted by Consent Vote
2. Request for Proposal (RFP) No. 26-008 - Onsite Diesel Mechanic
Staff recommended Board approval of the short-listed companies for RFP No. 26-008 and
permission to:
• Conduct contract negotiations with the two short-listed companies, Mobile Tech, LLC &
Rapid Response Disaster Services, LLC.
• If negotiations are successful, award contracts to the successful short-listed companies
and authorization for the Chair to sign the documents as prepared by the County
Attorney.
Adopted by Consent Vote
I. PARKS & RECREATION
1. Third Amendment to Interlocal Agreement for Operation of Lawnwood and South County
Stadiums
Staff recommended Board approval of the third amendment to the Interlocal Agreement for
Operation of Lawnwood and South County Regional Stadium, and authorization for the Chair to
sign documents as approved by the County Attorney, per County Strategic Vision Objective PT
1.3.1 and QI 3.1.1.
Adopted by Consent Vote
2. Blind Creek Beach Improvement Project Work Authorization 3rd Amendment
Staff recommended that the Board's approval of the 3rd Amendment to Work Authorization #1
to CAPTEC Engineering, INC., to contract C19-08-751 in the amount of $60,000.00 for the Blind
Creek Beach Improvement Project, and authorize the chair to sign documents as prepared and
approved by the County Attorney
Adopted by Consent Vote
J. PLANNING & DEVELOPMENT SERVICES
1. Resolution 2026-39 - Amending the Building Permit Fee Schedule to Clarify the Allowable Uses of
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the Automated Building Permit Fee Consistent with Section 553.80(7)(a)2., F.S.
Staff recommended that the Board adopt Resolution 2026-39 and authorize the Chair to sign the
resolution.
Adopted by Consent Vote
K. PORT, INLET & BEACHES
1. Public Transportation Grant Agreement G3G90 (Financial Project Number 455617-1-94-01) -
Regional Stormwater Design
Staff recommended Board approval of: 1) Florida Department of Transportation (FDOT) Public
Transportation Grant Agreement (PTGA) G3G90 (Financial Project Number 455617-1-94-01)
Regional Stormwater Design, including $300,000.00 in new grant funds for regional stormwater
design efforts; 2) Resolution No 2026-035 accepting the proposed grant funding from FDOT; 3) a
supporting budget resolution to be provided separately by OMB, and authorization for the Chair
to sign documents as approved by the County Attorney.
Adopted by Consent Vote
2. 2026 Florida Inland Navigation District (FIND) Small Scale Derelict Vessel Removal Grant ICW-SL-
25-03
Staff recommended Board approval of the Florida Inland Navigation District (FIND) Project
Agreement ICW-SL-25-03, along with a supporting Budget Resolution (to be performed
separately by OMB) for the previously authorized removal of the derelict vessel “Hydra Sports
SLR” and authorization for the Chair to sign documents as approved by the County Attorney. This
item is in accordance with the Strategic Initiatives PT 1.3.1 and EP 4.1.1.
Adopted by Consent Vote
3. Harbour Pointe Regional Boat Ramp - FY 2026/2027 Florida Inland Navigation District (FIND)
Waterway Assistance Program (WAP) Application Resolution for Assistance, Attachment E-5 -
Multi-Year Construction Funding Request
Staff recommended Board approval to 1) submit a FY-2026/2027 Florida Inland Navigation
District (F.I.N.D.) Waterway Assistance Program (WAP) grant application for the future
construction effort associated with the proposed regional boat ramp facility at Harbour Pointe
Park, requesting funding on the order of up to $1,500,000.00 through a multi-year WAP grant
application; 2) authorize the attached supporting grant resolution (Attachment E-5, RES 2026-43)
approving the pursuit of FIND WAP grant funding; and 3) provide authorization for the Chair to
sign documents as approved by the county attorney. This project aligns with the following
Strategic Initiatives: Economic Prosperity (2.1,2.4) and Thriving Community (5.1,5.2).
Adopted by Consent Vote
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4. Work Authorization No.03 (Tetra Tech) Construction Administration Services for Derecktor
Shipyard Pavement Improvement Project (Area 1)
Staff recommended Board approval of Work Authorization No. 03 with Tetra Tech for
Construction Administration Services associated with Derecktor Shipyard Pavement
Improvement Project (Area 1) for $151,272.00 and authorization for the Chair to sign documents
as approved by the County Attorney. This project aligns with the following Strategic Initiatives:
Economic Prosperity (2.1,2.3), Quality Infrastructure (3.1,3.3).
Adopted by Consent Vote
L. PROPERTY ACQUISITIONS
1. Resolution - Accepting a Conservation Easement and Preserve Area Monitoring and
Management Plan from Civitella LLC
Staff recommended that the Board accept the Conservation Easement and Preserve Area
Monitoring and Management Plan, authorize the Chair to sign the Resolution, and direct staff to
record the documents in the Public Records of St. Lucie County, Florida.
Adopted by Consent Vote
2. Resolution No. 2026-40 - Right-of-Way Donation - 35' of Right-of-Way along Kelly Road and a 25'
Corner Clip at the intersection of Kelly Road and Header Canal Road, Belseri L. Comerford -
Parcel ID 2214-341-0001-000-8
Staff recommended that the Board accept the Warranty Deed from Belseri L. Comerford, subject
to a Title Commitment and Phase I Environmental Site Assessment acceptable to the County
Attorney, authorize the Chair to sign the resolution, and direct staff to proceed with the closing
and record the documents in the public records of St. Lucie County, Florida.
Adopted by Consent Vote
3. Contract for Sale and Purchase - Christopher Wilson, Jr., as Beneficiary of Christopher Wilson
(EST) - 1 Parcel along Turnpike Feeder Road - Parcel ID 1406-341-0012-000-4
Staff recommends the Board approve the Contract for Sale and Purchase from Christopher
Wilson, Jr., authorize the Chair to sign the contract, direct staff to proceed with the closing, and
record the warranty deed in the public records of St. Lucie County, Florida.
Adopted by Consent Vote
4. Resolution No. 2026-41 - Right-of-Way Donation - Southerly Extension of Koblegard Road -
Indrio & I95 Development, LLC - Parcel ID 1316-311-0001-000-5
Staff recommended that the Board accept the Warranty Deed from Indrio & I95 Development,
LLC, subject to a Title Commitment and Phase I Environmental Site Assessment acceptable to the
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County Attorney, authorize the Chair to sign the resolution, and direct staff to proceed with the
closing and record the documents in the public records of St. Lucie County, Florida.
Adopted by Consent Vote
5. Easement - Lawnwood Baseball Complex - Field #5 Sports Lighting Project - 1805 Quincy Avenue
- Parcel ID 2416-504-0633-000-6
Staff recommended that the Board authorize the Chair to sign the Fort Pierce Utilities Authority
(FPUA) Utility Easement and direct staff to record the Easement in the public records of St. Lucie
County, Florida.
Adopted by Consent Vote
M. PUBLIC SAFETY
1. Inter-Local Agreement Everbridge (Alert St. Lucie) Mass Notification System between St. Lucie
County Board of County Commissioners, St. Lucie County Fire District, St. Lucie County Sheriff's
Office, Fort Pierce Police Department, and Port St. Lucie Police Department
Staff recommended the Board's acceptance of the inter-Local agreement between St. Lucie
County Board of County Commissioners, St. Lucie County Fire District, St. Lucie County Sheriff's
Office, Fort Pierce Police Department, and Port St. Lucie Police Department for the Everbridge
(Alert St. Lucie) Mass Notification System and authorization for the Chair to sign documents as
approved by the County Attorney.
Adopted by Consent Vote
2. Approval to use Opioid Abatement Settlement Funds to reimburse St. Lucie Fire District for
purchasing Two (2) Rigaku Handheld Analyzers
Staff recommended the Board's approval of reimbursement to the St. Lucie Fire District for the
purchase of the two (2) Rigaku Handheld Analyzers and authorization for the Chair to sign
documents as approved by the County Attorney.
Adopted by Consent Vote
N. PUBLIC WORKS
1. Sheraton Plaza Stormwater Treatment Area Amendment to Contract C24-12-1032 to Increase
Costs of Construction Engineering Inspections Services (CEI) - THIS ITEM IS RELATED TO THE
AMERICAN RESCUE PLAN
Staff recommends Board approval of the amendment to increase Contract #C24-12-1032 in the
amount of $90,025.00, increasing the contract amount to $413,452.50 with Culpepper and
Terpening, Inc. for CEI services on the Sheraton Plaza Stormwater Treatment Area Project and
authorization for the Chair to sign documents as approved by the County Attorney in accordance
with Strategic Plan Policy QI 3.1.1.
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Adopted by Consent Vote
2. Johnston Road Bridge over SFWMD C-25 (940071) Bridge Repair Project - Final Acceptance -
THIS PROJECT IS FUNDED BY THE INFRASTRUCTURE SALES TAX
Staff recommended the Board’s final acceptance of the Johnston Road Bridge over SFWMD C-25
Bridge Repairs Project in accordance with Strategic Plan Policy QI 3.1.1.
Adopted by Consent Vote
3. Resolution No. 2026-47 - Amendment to Resolution 2023-116 - SR-713 / Kings Highway from
North of Interstate 95 to North of Commercial Circle (Item/Segment Number FPID 438379-4-52-
01 & 438379-5-52-01)
Staff recommended that the Board approve a resolution amending the Florida Department of
Transportation right of way acquisition memorandum of agreement for the reconstruction of SR-
713 / Kings Highway from North of Interstate 95 to North of Commercial Circle (Item/Segment
Number FDIP: 438379-4-52-01 & 438379-5-52-01) and authorize the Chair to execute the
resolution and agreement and further authorize the County Attorney to execute the resolution
and agreement by approving it as to form and correctness.
Adopted by Consent Vote
4. Resolution No. 2026-54 - Drainage and Maintenance Easement in Favor of Florida Department of
Transportation for a New Drainage Connection to the Indian Hills Stormwater Pond fka
Heathcote - ADD ON
Staff recommended that the Board approve Resolution No. 2026-54 and authorize the Chair to
execute the Resolution, the Donation of Property to the Florida Department of Transportation,
the Drainage and Maintenance Easement in favor of the Florida Department of Transportation,
and direct staff to record the Easement in the public records of St. Lucie County, Florida.
Adopted by Consent Vote
11. PUBLIC HEARINGS
A. COUNTY ATTORNEY
1. Ordinance No. 26-002 - Serenoa Community Development District
Katherine Barbieri, County Attorney, presented this item to the Board. The proposed Ordinance
No. 26-002 to establish the Serenoa Community Development District (CDD). The development is
located on the south side of West Angle Road, lying directly east of the Florida Turnpike.
Staff recommended that the Board approve Ordinance No. 26-002 and authorize the Chair to sign
the ordinance.
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Ginger Wald, with Billing Cochran, P.A, addressed the Board on behalf of the petitioner for Serenoa
CDD. She provided an overview of the establishment of the CDD, an independent special-purpose
district. CDDs can finance, construct, and maintain certain public improvements and have the
ability to issue tax-exempt bonds to pay for the improvements. CDDs can levy, collect, and enforce
special assessments for debt service of the bonds and continuation of the maintenance of
improvements. They can place assessment liens on properties and contract for professional
services to provide services. CDDs cannot replace a commission, regulate land use, change zoning,
finance private improvements, issue building permits, or provide police and fire services. A petition
has been filed to establish the proposed CDD in the County, in accordance with the requirements
of the Florida Statutes Chapter 190. CDDs are governed by five supervisors elected by landowners,
who own the property within the district boundaries. Thereafter, when the district reached 250
registered voters in six years, they were required to switch to a general election. The proposed
ordinance has a requirement that once the developer reaches the 15% of sales of the homes in the
community, they must require an election of one of those homeowners to be on the Board. Which
is not required by Florida Statutes Chapter 190, but is required by the BOCC, and in the ordinance.
All the supervisors must follow the Sunshine Law. Every supervisor, now for the last two years and
ad infinitum, has to undergo four hours of required ethics training on Sunshine Law with them.
They are public officials; they must serve in the best interest of the CDD, just as the Board serves in
the best interest of the County. CDDs are required to maintain a public website that includes
specific mandatory information, as well as any additional information they wish to provide. The
Serenoa CDD is located in unincorporated St. Lucie County and consists of approximately 113.85
acres north of Orange Avenue, south of West Angle Road, and east of Florida’s Turnpike.
Ms. Wald advised that the CDD proposes to fund and maintain the stormwater management
system. The CDD will fund it with tax-exempt bonds, which is the intent, but it will also own the
stormwater management system and maintain it. Additionally, the funding for other public
improvements is anticipated, such as the water and sewer improvements and roadway
improvements within the CDD boundaries and outside of the boundaries with Angle Road. The site
plan has been reviewed and has not been approved, which will be done separately. The cost of
improvements, estimated at $19.8 million, and the intention to issue tax-exempt municipal bonds
funded by non-ad valorem special assessments. They're not going to be property taxes, even
though they may be seen on the TRIM notice and eventually the property tax. They are special
assessments and not a tax that the County is imposing, but an assessment that the CDD imposes on
the property owners. The expenses of the CDD are also only borne by those homeowners who are
living within that CDD, which is the other portion of the special assessment, the debt, operation,
and maintenance. The assessments are not paid by anyone else in St. Lucie County, only those
property owners within Serenoa. Every purchaser before signing to buy one of the single-family
homes in Serenoa, CDD is required to be disclosed that they are buying into a CDD, and there could
be bonds issued and special assessments levied upon the property. Additionally, a disclosure
brochure is required by law to inform purchasers about the CDD and potential bonds and
assessments. There will be a Homeowners Association (HOA) to deal with the private matters
within the community as well. Ms. Wald highlighted that the CDD is required to have a District
Manager by law and a District Engineer. That District Engineer will be the one who inspects and
certifies the stormwater management system, conducts regular inspections of the stormwater
management system, and also provides the reports that are required. The reports are required by
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the South Florida Water Management System and the state. Legislation was completed a few years
ago, and different reports had to be provided. In 2027, a five-year report has to be submitted to
the state, again for every CDD, including the new CDDs. She advised that it is important to be
managed by a professional manager who has an understanding of the local government and to
have a professional engineer with a CDD.
Ms. Wald advised that the proposed CDD anticipates providing services for the wetland
preservation area, ensuring compliance with permits and regulations. The requirement for the
approval of the CDD has been provided in the proposal packet, petition, and ordinance. The
petition meets the requirements of Florida Statutes Chapter 190, and the staff, including the
County Attorney's office, has been professional and responsive.
Chair Fowler opened the hearing for public comment at this time. With no one wishing to address
the Board, Chair Fowler closed the public hearing.
Discussion
Commissioner Clasby expressed his general dislike for CDDs and state regulations. He commented
on the estimated $19.8 million for improvements and asked for the anticipated borrowing amount.
In response, Ms. Wald explained that the amount has to be determined by the master assessment
methodology report, and the petitioner has not reached that point yet. The estimate as to the
improvements is the maximum amount and is required to be part of the petition. Once the CDD is
formed, a determination will be made as to how much can be financed. In the past, the full amount
has not been financed. The developer is seeking to cap the amount of the assessments that can be
passed to the end buyer. Therefore, it will not be the $19.8 million unless the interest rates are
decreased to 2.4%, which they are not at right now.
The Board had no further questions or comments on this matter.
A motion was made to approve staff recommendations, and it passed unanimously.
RESULT: APPROVE
MOVER: Commissioner District 5 Cathy Townsend
SECONDER: Commissioner District 2 Larry Leet
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
2. Ordinance No. 26-004 - Scheduling a Referendum Election on November 3, 2026, for a Proposed
0.5 Percent Local Government Infrastructure Surtax - ATTACHMENT AMENDED
Katherine Barbieri, County Attorney, presented this item to the Board. The proposed Ordinance
No. 26-004, to schedule a referendum election for November 3, 2026, for a proposed 0.5%
local government infrastructure surtax. The proposed need for a 0.5% infrastructure surtax is
to improve public roads, reduce traffic congestion, reduce neighborhood flooding, improve
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local water quality, and other similar uses. Implementation of the proposed surtax requires
that the Board adopt an ordinance that directs the Supervisor of Elections to schedule a
referendum election to allow the qualified electors of the County to vote on the levy of the
proposed surtax. The cities and villages have adopted resolutions requesting the Board to
adopt the ordinance for a period of 10 years. The draft ordinance, if adopted, would direct the
Supervisor of Elections to hold a referendum election on November 3, 2026, on the ballot
question set out in the draft ordinance. If approved by the voters on November 3, 2026, the
proposed surtax would be effective for 10 years beginning January 1, 2029. The proceeds
would be distributed to the County and municipalities pursuant to the formula set out in the
Florida statutes. Presented with the agenda are resolutions from the City of Port St. Lucie, City
of Fort Pierce, and the town of St. Lucie Village endorsing the proposal to the Board to adopt
an ordinance calling for a referendum on the 2026 general election. The notice of public
hearing was published in the St. Lucie News Tribune on March 05, 2026.
Staff recommended that the Board approve Ordinance No. 26-004 and authorize the Chair to
sign the ordinance.
Discussion
Commissioner Clasby inquired if the cities were asked to pass resolutions supporting the
proposal. In response, Ms. Barbieri advised that the Board sent the proposal to the cities for
consideration, and they responded in favor of the request.
Commissioner Townsend commented on the benefits of the surtax for maintaining roads,
swales, sidewalks, and other infrastructure. She advised that if the referendum does not pass,
it comes back to the Board, which may cause a shortfall in maintaining them.
Erick Gill, Communications Director, mentioned a presentation to the city of Fort Pierce, and
they were in support of the referendum and the formation of a working group to educate HOAs
and civic groups. He also mentioned renewed efforts for public education.
Chair Fowler opened the hearing for public comment at this time. The following people
addressed the Board.
• Leslie Olson
With no one else wishing to address the Board, Chair Fowler closed the public hearing.
The Board had no further questions or comments on this matter.
A motion was made to approve staff recommendations, and it passed unanimously.
RESULT: APPROVE
MOVER: Commissioner District 5 Cathy Townsend
SECONDER: Commissioner District 2 Larry Leet
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
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EXCUSED: None
B. PROPERTY ACQUISITIONS
1. Resolution No. 2026-20 - Public Hearing to Abandon an Unopened County Right-of-Way known
as Tupelo Street, as shown on the Plat of White City Plaza - CONTINUED FROM THE FEBRUARY
17, 2026 BOCC MEETING - THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE APRIL 21,
2026 BOCC MEETING
JoAnn Riley, Property Acquisition Director, presented the proposed continuance of the
abandonment of the County Right-of-Way known as Tupelo Street. On February 17, 2026, the
Board voted five to zero to continue the public hearing for the abandonment of Tupelo Street
to March 17, 2026. On March 10, 2026, County staff received an email from the petitioner
Patrica Carter, requesting another continuance of the public hearing until April 21, 2026, at
6:00 pm. The petitioner would like to continue to work on the details discussed during the
public hearing in February.
Staff recommended that the Board accept the request from Patricia Carter to continue the
Public Hearing to April 21, 2026, at 6:00 p.m. or as soon thereafter as the item may be heard.
Chair Fowler opened the hearing for public comment at this time for anyone who may not be
able to attend the meeting in April. With no one wishing to address the Board, Chair Fowler
closed the public hearing.
The Board had no questions or comments on this matter.
A motion was made to approve the staff recommendations, to continue the public hearing to
the BOCC April 21, 2026, meeting at 6:00 p.m. or as soon thereafter, and it passed
unanimously.
RESULT: CONTINUE
MOVER: Commissioner District 5 Cathy Townsend
SECONDER: Commissioner District 2 Larry Leet
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
C. PLANNING & DEVELOPMENT SERVICES
1. Keen Road - Petition to Rezone +/- 10 acres on Keen Road from the AG-1 (Agricultural -1) Zoning
District to the IL (Industrial Light) Zoning District - THIS ITEM IS QUASI-JUDICIAL - CONTINUED
FROM DECEMBER 2, 2025 BOCC MEETING
This public hearing was Quasi-Judicial, and the commissioners made the following disclosures
regarding this item:
Chair Jamie Fowler - Spoke with the applicant, Mayte Santamaria, Ben Balcer, and Kori Benton,
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and discussed the potential uses of the property.
Commissioner Larry Leet- Spoke with Anna Knapinska, Ashley Gonzales, the staff, and discussed
the intentions of the project.
Commissioner James Clasby - Spoke with the applicant, staff, and members of the public and
discussed the previous meeting.
Commissioner Erin Lowry - Spoke with the applicant, the neighbor, and staff, and discussed the
draft plan for the property and light commercial uses.
Commissioner Cathy Townsend - Spoke with Anna Knapinska, Ashley Gonzales, the staff, and
discussed the intentions of the project.
Don Arellano, Planner II, and Kori Benton, Planning Manager of Planning & Development
Services, presented this item to the Board. The proposed amendment to the zoning atlas from
Agricultural-1 (AG-1) to Industrial, Light (IL). On December 2, 2025, the Board voted to continue
the Rezoning petition until an uncertain date. Public notice has been provided in the form of a
single-sided sign posted along Western Keen Road right-of-way. An ad has been published in
the tribune, and an informational mailer has been sent to neighbors within 500 feet of the
boundary of the property. The 10-acre property is located on the west side of Keen Road,
approximately 1/10 of a mile south of St. Lucie Boulevard and within the Urban Services
Boundary and the airport overlay. The existing future land use is Towns, Villages, and
Countryside (TVC). Properties immediately surrounding include dedicated right-of-way, an
existing conservation easement to the east, and lands designated with the Future Land Use TVC
to the west, Industrial (IND) to the east, and Mixed-Use (MXD) to the north. The current zoning
for the parcel is AG-1. The surrounding properties have the AG-1 just south of the subject site,
IL to the east, Commercial General (CG) and IL to the west, and a mix of Commercial
Neighborhood (CN), Agricultural residential (AR-1), and IL, and RV Park (RVP) to the north. The
proposed zoning is IL. The purpose of the district is to provide and protect an environment
suitable for light manufacturing, wholesale, and warehousing activities that do not impose
undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area,
together with such other uses as may be necessary to and compatible with light industrial
surroundings. Properties seeking rezoning should not be located within 500 feet of any Aquatic
Preserve or other specially designated aquatic habitat or Category I Wetlands. The
environmental assessment provided determined that the neighboring wetland is not a
Category I wetland. It is isolated remnants of excavation activities with no immediate
connection to flowways or stormwater features. The site has access to water and sewer
connections to the north. It is not located within 500 feet of wetlands deemed Category I or
any other specially designated aquatic habitat. It does have access to the regional
transportation network. There is no anticipated degradation of surficial water quality. The
petition conforms to the Standards of Review as outlined in Section 11.06.03 of the County
Land Development Code (LDC) and is consistent with the St. Lucie County Comprehensive Plan
Goals, Objectives, and Policies.
Staff recommended that the Board of County Commissioners approve the amendment to the
Zoning on the subject site from Agricultural-1 (AG-1) to Industrial, Light (IL).
Chair Fowler opened the hearing for public comment at this time. With no one wishing to
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address the Board, Chair Fowler closed the public hearing.
The Board did not have any questions or comments on this matter.
A motion was made to approve the staff recommendations, and it passed unanimously.
RESULT: APPROVE
MOVER: Commissioner District 5 Cathy Townsend
SECONDER: Commissioner District 2 Larry Leet
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
2. Land Development Code Text Amendment to Section 7.04.00 - Area, Yard, Height, and Open
Space - Increasing Lot Coverage in the Residential Single-Family-2 (RS-2) District
Thad Crowe, Senior Planner, and Kori Benton, Planning Manager of Planning & Development
Services, presented this item to the Board—the proposed first reading of the text amendment
to the County Land Development Code (LDC). Advertising requirements have been met with an
ad in the local newspaper. The amendment request was made by Robert Dudley, a private
developer with Noble Oaks Estates LLC. The amendment aims to increase the allowable
building coverage from 20% to 30% within the Residential Single-Family-2 (RS-2) Zoning
District, specifically for properties served by a central water and electric system, private streets,
and a master stormwater system. The Planning and Zoning Commission extended the central
utilities to include power. The applicant applied to address a specific situation in a specific
subdivision, Noble Oaks Estate, located off of South 25th Street, south of Midway Road, near
the St. Lucie River. Due to the County inadvertently overlooking in the permitting process, the
building coverage percentages on the particular lots exceed the 20% lot coverage. The
amendment is justified by the need to align building coverage standards with more suburban
residential areas, which typically allow up to 30% lot coverage. The context of the amendment
notes that RS-2 Districts are held to the same standards as Agricultural Districts, despite being
different types of areas. RS-2 is often utilized for newer subdivisions coming into the County
with common-area stormwater and central utilities. Staff provided a history overview of the
recent changes to the LDC Dimensional Standards. The amendment includes changes made in
2016 and 2020 to increase block coverage in ag districts and planned developments. The
amendment is justified by the benefits of central utilities, which reduce the need for on-site
well septic systems and allow for additional building space. The amendment master
stormwater system reduces the need for stormwater storage on individual lots, and the
presence of such a system reduces the flooding potential that could be posed by higher
building coverage; the private street takes the pressure off the County and taxpayers for road
maintenance that could be exacerbated by more impervious surface and standing water.
The Planning & Zoning Commission held a public hearing in February and recommended
approval of the amendment with the clarification that water and sewer be expanded to central
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utilities. Staff advised that the amendment meets the standards of the land development code
and does not conflict with the Comprehensive Plan's goals, objectives, and policies. Staff
recommended the Board of County Commissioners evaluate the proposed text amendment as
presented below, and schedule the second reading on April 7, 2026, at 6:00 pm or soon
thereafter.
Discussion
Commissioner Clasby asked about the year the building permits were issued and about
measures taken to prevent similar errors in building permit reviews in the future. In response,
Mr. Crowe advised 2023 and explained that the error was due to a misunderstanding between
building envelopes on a lot-by-lot basis and the cumulative area of the site plan. There have
been additional notes and training implemented to ensure that lot coverage calculations are
solidified and considered with each permit. Also, the launch of the AutoCAD system and the
use of Blue Beam for precise measurements, improve the effectiveness and efficiency of land
development code standards.
Commissioner Clasby expressed satisfaction with the technology solution and asked about the
impact of the amendment on the number of lots and the requirement for central utilities. In
response, Mr. Benton outlined the areas currently designated by the RS-2 Zoning District,
including three communities with private streets, a master stormwater system, and central
utilities zoning districts. He advised that property owners in eligible areas would have the
ability to pursue additional structures upon adoption of the amendment. He advised that Other
areas zoned RS-2 would need to achieve missing elements like municipal service benefit units
or similar to meet the criteria for the increased building/lot coverage.
Chair Fowler opened the hearing for public comment at this time. With no one wishing to
address the Board, Chair Fowler closed the public hearing.
The Board did not have any further questions or comments on this matter.
A motion was made to approve the staff recommendations, and it passed unanimously.
RESULT: APPROVE 1ST READING
MOVER: Commissioner District 1 James Clasby
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SECONDER: Commissioner District 2 Larry Leet
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
3. Triangle Farms - Adoption Hearing on Future Land Use Map Amendment
Irene Szedlmayer, Senior Planner, and Kori Benton, Planning Manager of Planning &
Development Services, presented this item to the Board. The proposed adoption hearing
requests of Triangle Farms for a Future Land Use Map Amendment from Agricultural-5 (AG-5)
to Mixed Use Development (MXD) with sub-area policies. The meeting was properly noticed
with publication in the newspaper, mailed notice to surrounding property owners within 500
feet, and posting of a sign on the property. The property is approximately 88.7 acres at the
meeting of South of Okeechobee Road, between Midway Road and Shinn Road, located in a
largely rural area with some residential and agricultural development. The property is in the
Urban Service Boundary (USB). The area is close to the City of Port St. Lucie and the proposed
P-1 Motor Club, with the current zoning of the property as Agricultural-5, allowing various
agricultural uses and one dwelling unit per five acres. The proposed future land use is for the
area to be mixed, providing special public input due to the need for flexibility to address unique
circumstances. The full range of public facilities and services is expected to be provided in the
area, but they are not all there yet. The MXD designation intends to identify those areas where
innovative land use concepts are encouraged. It is to be used in those areas where traditional
land use classifications do not afford the desired flexibility and community input in land use
planning necessary to address local concerns, and areas of special or unique environmental
consideration. The MXD future land use can be accompanied by proposed sub-area policies.
The sub-area policies, or specific use activity areas, are intended to make sure that the
development doesn't precede the availability of facilities and services. The proposed sub-area
policies for the Triangle Farms future land use map amendment are:
• All rezoning shall be to the Planned Non-Residential Development (PNRD) Zoning
District.
• Rezoning to PNRD shall not be approved until development of equal or greater intensity
exists within 1/4 mile, as consistent with the intent of Comprehensive Plan Policy
1.1.2.1.
• All applications to rezone shall identify the proposed permitted, conditional, and
accessory uses.
• Desired and anticipated uses:
a. A hotel or motel.
b. Eating and drinking establishments.
c. A convenience store and gas station.
d. Retail sale of tractors for use in agriculture, landscaping, or property
maintenance.
e. Sale of heavy equipment/construction equipment as a conditional use.
f. A data center as a conditional use.
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g. Special contractor trades.
h. Indoor manufacturing.
• Prohibited Uses:
o Outdoor storage as a primary use is prohibited, including parking or storage of
recreational vehicles, automobiles, boats, or trucks.
o Outdoor display of tractors, heavy equipment, or similar for sale is distinguished
from parking or storage of such.
o Sale of new or used automobiles and the sale of used boats or used recreational
vehicles are also prohibited.
• Residential Development:
Residential development consistent with AG-5 (1 DU/5 acres) is allowed on PID 3306-232-
0001-000-8 & 3306-600-0006-000-2 (20 acres), subject to standards regarding access to
Midway & Okeechobee Roads.
(Staff noted that the residential development is limited to two of the parcels. The property is
owned by two separate property owners. One property owner was interested in retaining the
ability to provide residential development, so that residential development would continue
to be permitted, consistent with the existing AG-5 Zoning requiring one dwelling unit per five
acres per density)
• Development Standards
25% minimum open space, excluding stormwater facilities.
All development must be served by centralized water & wastewater.
Any outdoor light industrial activity must be screened & buffered from adjacent
properties and roadways.
Maximum Floor Area Ratio of 0.50.
Maximum building coverage of 35%.
Maximum height of 40 feet or 3 stories. The Board may approve a taller
hotel/motel if proposed.
Best “Dark Sky” Lighting Practices.
The Planning and Zoning Commission held a public hearing in July 2025 and recommended the
amendment for approval in December 2025, which the Board voted four to one to transmit to
state and regional reviewing agencies. Upon transmittal, comments were received from the
following reviewing agencies:
• Florida Commerce
It had no objections related to adverse impacts on important state resources or facilities.
They offered technical assistance. If a data center is proposed to the County, please notify
FL Commerce so it may have an opportunity to provide technical assistance while the use is
being considered. They also reminded the County that if comments from a reviewing agency
are not resolved, they could form the basis for a challenge to the amendment after
adoption.
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• Treasure Coast Regional Planning Council
Indicated that adverse effects on regional resources or facilities and extra-jurisdictional
impacts have been identified, particularly at the Midway Road and the Midway Road and
I95 interchange. They recommended that coordination with Port St. Lucie, the Florida
Department of Transportation (FDOT), and transit providers on transportation issues is
encouraged. They encouraged a coordinated multi-jurisdictional transportation study
regarding approved and proposed development, and additional sub-area policies may be
needed. The Council finds stated that it is unclear how the BOCC can make the required
affirmative finding regarding the comprehensive plan policy that states: "That the property
under land use amendment application is adjunct to, or within no more than one-quarter
mile of the same or greater type of land use classification." The Council finds that it does not
appear the addition of “sub-area policies” relieves the Commission of this obligation.
(Staff noted that the Treasure Coast Regional Planning Council was responding primarily to
comments received from the City of Port St Lucie regarding Midway Road and I-95 from a
previously approved new development and the traffic generation)
Other agencies that had no comments on the proposal included the Florida Fish & Wildlife
Commission, South Florida Water Management District (SFWMD), Florida Department of
Education, Florida Department of Agriculture & Consumer Affairs, Florida Department of
Environmental Protection, Florida Department of Transportation, and the Florida Department
of State.
Staff recommended that the Board evaluate the Staff Report, comments from the City of Port
St. Lucie and Treasure Coast Regional Planning Council, and consider the options presented
regarding the proposed adoption of the Triangle Farms Future Land Use Amendment (FLUMA),
which are included on page 31 of the staff report.
1. Adopt the FLUMA and Specific Use Activity Area policies as transmitted. These policies
incorporate Florida’s transportation concurrency system, which requires local
government to approve development if the developer contributes its proportionate
share of any needed transportation improvements. The state transportation
concurrency system does not permit, at the rezoning and Site Plan stage, the local
government to ensure the transportation improvements will actually be in place when
the demand is present.
2. Adopt the FLUMA and Specific Use Activity Area policies with amendments that
eliminate the proportionate share cash contribution option for mitigating
transportation impacts and expressly providing for FDOT and the City of Port St. Lucie to
participate in approving the mitigation plans for Triangle Farms’ transportation impacts.
3. Adopt the FLUMA & Specific Use Activity Area policies with a Floor Area Ratio (FAR)
limitation below 0.5, such as 0.2 or 0.25.
4. Adopt the FLUMA and Specific Use Activity Area policies with substantially reduced
development capacity for a specific time period or transportation facility improvement
(at least a four-lane Midway Road from I-95 to Okeechobee Road).
5. Provide policy direction to staff and the applicant as to what policies or strategies you
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would consider in the best interests of the County, and continue the meeting to permit
further work on the proposed policies.
6. Deny the adoption due to the inability to make the finding required by Comprehensive
Plan Policy 1.1.2.1 "That the property under land use amendment application is adjunct
to, or within no more than one-quarter mile of the same or greater type of land use
classification".
The staff's recommendation includes eliminating the proportionate share of cash contribution
as an option, providing in the sub-area policies that FDOT and the City of Port St. Lucie would
have an official seat at the table in approving mitigation plans for any transportation impacts
from the development, and providing for a reduced FAR may be appropriate until such time
there are further transportation facilities available.
Zach Ciciera of Cotleur & Hearing, Inc., addressed the Board on behalf of the applicant. Mr.
Ciciera provided an overview of the proposed item and reiterated portions of the staff's
presentation. He provided clarity on staff presentation, explaining the Board's decision to
expand the urban service boundary to the property and the potential for future development
of the fairgrounds. He advised that the site will remain quiet until a PNRD is approved, which
requires Board approval and aligns with the comprehensive plan's MXD designation. The MXD
designation gives you flexibility and stronger governance for innovative development, so you
can choose from several development options. Mr. Ciciera questioned whether the fairgrounds
are at their maximum intensity and compared it to the proposed development on the 88-acre
site. He mentioned that the site includes a portion of industrial and commercial land uses,
which is considered a significant intensity. He highlighted that the South Florida Water
Management Standards are restrictive and limiting, affecting the development's feasibility. The
proposed development includes a small warehousing operation for contractor supplies, which
is less traffic-intensive than standard commercial uses. He advised that the property owner
prefers incremental development over a single, large-scale project, as communicated to the
County. Mr. Ciciera expressed the need to work collaboratively over the next few years to
develop a plan that meets the needs and expectations of the County. He requested approval
and adoption of the proposal as transmitted, and acknowledged the concessions made in sub-
area policies for the site. He advised that a reduction in the FAR would not work with the South
Florida Water Management standards. The site plan/rezoning will be presented in the future,
and any concerns can be addressed at that time.
Chair Fowler opened the hearing for public comment at this time. With no one wishing to
address the Board, Chair Fowler closed the public hearing.
Discussion
Commissioner Clasby asked for clarification on mixed-use area policy number seven in the
standards of review on page 13 of the staff report, referencing the comprehensive plan 1.1.2.1,
and how development would not be allowed until it is satisfied. In response, Mr. Benton
explained that the referenced comprehensive plan is an evaluation point that the Board would
be making at the current stage for the future land use assignment. The approach is designed to
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allow updates to the future land use map, facilitating a mix of uses with some limitations,
including those necessary for residential planning and rezoning. The expected outcome of the
established sub-area policies is to implement a thorough rezoning process that facilitates
coordination and evaluation of specific traffic impacts related to site plans and designated uses
that fall within the parameters of the MXD. Additionally, it includes limitations that enable the
Board to consider future PNRD proposals in reflection of nearby properties. Mr. Benton also
explained the importance of compatibility and the role of essential services in the area.
Commissioner Clasby and staff discussed the urban services boundary and the need to rezone
properties within it. He also discussed the MXD zoning change, mobility fee structure,
evaluation criteria for rezoning, traffic impacts, and compatibility with existing land uses.
Commissioner Leet commented in support of the MXD zoning change for the fairgrounds and
expressed concerns about a data center in the area.
Chair Fowler expressed concerns regarding the premature approval of a developer project
without a comprehensive plan. She highlighted the need for a detailed plan before approving
any development. She referenced the staff report, recalled past issues with unfulfilled
development promises, and discussed the importance of understanding the proposed plan to
prevent urban sprawl. She suggested postponing the approval and for the applicant to return
to the Board with a plan before approval.
Mr. Benton mentioned that two parcels are not owned by the applicant, Mr. Dekker, totaling
21 acres. He advised that the sub-area policies as presented would limit residential density to
occur in Agricultural-5 (AG-5) with one dwelling unit per five acres. Between the two parcels, it
would be between four and five units, as opposed to an uptick in the MXD without sub-area
policies or particular use. One of the built-in policies would keep one dwelling unit per five
acres as the standard for Triangle Farms, which is one of the protections. Reviewing the
Treasure Coast Regional Planning Council input that was, one highlighted response was that
the cap was already built in and a point of advocacy for staff.
Commissioner Townsend mentioned that the sub-area policies state that the applicant must
return to the Board for the PNRD, and the Board has a say. She also advised that the sub-area
policy also clarifies that PNRD shall not be approved until the development exists with the
stated intensity within a quarter of a mile, and it is within the urban service boundary. She
mentioned that the prior Board viewed the area as an entertainment district, which was a
targeted area. She would like the FDOT and the City of Port St. Lucie to have some input. She
expressed her support for the proposal moving forward.
Commissioner Clasby asked for clarification on the allowable uses under the zoning change.
Ms. Szedlmeyer explained that when the PNRD returns to the Board, allowable uses will be
identified. The proposal specifically calls out light industrial and commercial uses. The only
exception for residential for the 20 acres.
Commissioner Clasby expressed concerns about PNRD and Agricultural uses, roadway uses,
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traffic, establishing concurrence, development standards, residential uses, and limitations on
the dwelling units. He commented on protections moving forward with the proposal and
updating the western land study. He supports the approval but not future rezonings. In
response, Ms. Szedlmeyer advised that there are limitations on local governments' ability to
address transportation under the current concurrence system. Someone can pay their fair
share as a pay and go of a roadway improvement, but it may not be adequate to make the
improvement.
Commissioner Clasby asked if the applicant does not go under the PNRD and is approved for
the AG-5 zoning, how many lots could be platted on the property to conform to an AG-5
neighborhood? In response, Mr. Benton advised that the allowable would be an estimated 16–
17 residential units with the opportunity for a guest home on each lot.
Commissioner Clasby inquired about the conditional use status of the data center and whether
the applicant intended to apply for it, as well as the Board's ability to deny the request. In
response, Mr. Benton explained the considerations for conditional use permits, including scale,
intensity, adverse effects on public facilities, size of the building, water and power
consumption, and compatibility with the area. When the Board reviews the conditional use
permit, it must find consistency with the land development code for the surrounding area. If it
does not, the Board has the authority to deny the conditional use permit for the data center.
With any other uses, such as a hotel, would be the main exception. If a conditional use is
established under the PNRD or is eligible under this framework, the Board has the authority to
set hours of operation and other reasonable conditions, which could impose certain limitations
on intensity and scale.
Commissioner Clasby inquired about the maximum hotel that could potentially be authorized
under the PNRD. In response, Mr. Benton advised that, unless the Board wanted to prescribe a
particular limit at this time, typically, 36 units/hotel rooms per acre is considered viable within
hotel resort consideration. The limitations on stories would be part of the PNRD, where the
Board could set height limitations (3–4 stories, etc.), considering adjacency compatibility. As
the building is taller, the Board could support greater setbacks and separation from property
lines. Through the FLUMA, the Board could prescribe maximum floor area ratios, applying
broadly to any use proposed in the future or apply specifically to anything but hotels, allowing
for some greater flexibility for hotels. The Board could also prescribe that the hotel is a
conditional use to allow the Board to impose additional levels of scrutiny now or in the future.
Commissioner Townsend mentioned that the Board could strike any of the conditions that
would not be allowed, including the data center, etc.
Commissioner Lowry commented that the data center was not intended to be an option for the
applicant.
The Board, staff, and the applicant representative collectively discussed traffic impacts, MXD
zoning changes, premature approval without a site plan, FAR decrease, the potential for a
hotel, and other non-residential uses in the future. The Board discussed the allowable uses for
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PNRD, AG-5, and others under the proposed change. The Board debated whether to classify
hotels as conditional uses, density, the rezoning process, and the potential for various uses
under the MXD zoning. The Board discussed the six options presented by the staff.
Mr. Ciciera of Cotleur & Hearing, Inc., commented on behalf of the applicant and advised that
the applicant agrees to classify the hotel as a conditional use and prohibit the data center at
the Board's request.
Commissioner Townsend suggested that the motion state that the hotel would be a conditional
use, and the data center would be struck from the language.
Mr. Benton provided an overview of the development of the 80-acre site and explained the
FAR limits and alternatives. He advised that the FAR limitation of 0.2 or 0.25 may be perceived
as being too restrictive in Option #3, but the Board can explore other options.
Commissioner Townsend asked, with the hotel as a conditional use and the striking of the data
center, if the applicant would agree to Option #3 of the staff recommendation. In response,
Mr. Ciciera advised that the applicant would like a less restrictive option. Due to the restrictions
that the applicant and the Board would have, moved forward on leasing the land from Mr.
Dekker. The developers would prefer to avoid the risk of being unable to build or facing
difficulties if amendments are needed when leasing the property. The applicant can come
down from the .5 FAR, but would need more flexibility. The applicant's representative
requested a .4 FAR. The applicant's request to the Board would be to approve Option #1 with
the conditions of the hotel as a conditional use, prohibiting the data center and bringing the
FAR from .5 in the sub-area policies to .4.
Commissioner Townsend made a motion to approve staff recommendation Option#1, with the
.4 FAR and changes to the language, with the hotel as a conditional use and prohibiting the
data center.
Commissioner Clasby asked for clarification on what the FAR implies in the proposed request.
In response, Mr. Benton explained that the Floor Area Ratio (FAR) would apply to the overall
acreage (88 acres). With a FAR of .4, the overall square footage of the 88 acres, multiplied by
.4, would generate the potential across the entire district of approximately 1.53 million square
feet. Once divided into individual parcels, it would allow a future commercial or light industrial
user through the PNRD to propose up to 121,900 square feet. The number is cut in half
depending on the height (1–3 stories, etc.) of the building. The considerations also include that
the floor area typically is what correlates to employees and the traffic impacts a different scale
of the project. Staff provided several examples of a buildable FAR.
Ms. Szedlmeyer mentioned that the floor area ratio of one is the whole parcel covered by one
story; half of the parcel would be two stories, and a third of the parcel could be three stories.
She advised with a FAR of .5, one story could be built on half of the lot, and with half of that,
one story on half of the lot, and to make two stories, there would be two stories on one
quarter of the lot.
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Commissioner Clasby asked if the applicant would consider a .2 FAR if gas stations and hotels
were exempt. In response, Mr. Ciciera, advised on behalf of the applicant, no. He advised that
the request is for more flexibility, and the reason for the .5 FAR request is that it is less
restrictive, and the limitations imposed by height, setback, and landscape buffer requirements.
He mentioned that the sub-area policy states that stormwater lake areas cannot be counted as
open space, and the drainage retention that is now required by the SFWMD. He explained the
flexibility needed for future development to allow more options to be presented to the Board.
Commissioner Clasby requested that the motion be restated. In response, Commissioner
Townsend made a motion to approve staff recommendation Option#1, with the .4 FAR, striking
the data center and the hotel as a conditional use. She mentioned that Option#1 addresses the
requirement of transportation improvements as well.
Commissioner Townsend mentioned she was not in favor of Option #2, which eliminates the
proportionate fair-share, and she would like the applicant/developer to be held accountable.
Chair Fowler requested clarity on Option#2 proportionate fair-share cash contribution, pointing
out that if the developer/applicant builds improvements versus paying the fair-share. In
response, Mr. Benton explained that it was essentially the direction, but through the rezoning,
the specifics would need to be established on the approach.
The Board and staff continued to debate the options, considering various FAR options of .4 and
.5, the developer requirement of contributions to its proportionate fair-share, conditional uses
(gas station/hotel), and mentioned coordination with the Florida Department of
Transportation.
Commissioner Townsend mentioned that the motion with Option #1 could include eliminating
the proportionate share cost contribution option, with the .4 FAR, striking the data center and
the hotel as a conditional use. This way, it would state that the applicant/developer would have
to do their fair share. The motion was not seconded, and Chair Fowler advised that the motion
died.
Commissioner Lowry asked if the applicant would agree to an FAR of .3 meeting the Board in
the middle. In response, Mr. Ciciera advised that the applicant could agree with the .3 FAR,
with the exception of the hotel and gas station. He advised that the FAR is separate from the
lot coverage, the applicant would naturally have more pervious area due to the sub-area policy
governing lakes not being covered as open space. He advised that everything would be figured
out at the site plan level.
Commissioner Townsend reiterated the motion to approve Option #1, designating the hotel as
a conditional use with a .3 FAR, no the data center, and requiring the applicant/developer to
contribute their proportionate fair share toward roads.
The Board did not have any further questions or comments on this matter.
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A motion was made to approve the staff recommendations, Option #1, designating the hotel as
a conditional use with a .3 FAR, no data center, and requiring the applicant/developer to
contribute their proportionate fair share toward roads, and it passed (3) to (1).
RESULT: APPROVE
MOVER: Commissioner District 5 Cathy Townsend
SECONDER: Commissioner District 2 Larry Leet
AYES: Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: Jamie Fowler
EXCUSED: None
Commissioner Townsend requested to abstain from the next items due to a close personal
relationship with the attorney involved in item 11. C.4 concerning the Indrio Groves Rezoning
to PUD and 11. C.5 regarding the Indrio Groves PUD Development Agreement. To maintain
fairness and ensure the proceedings are free from bias, Commissioner Townsend abstained
from these items and stepped down from the dais. Chair Fowler granted her request.
8:24 PM - Recess taken
8:36 PM - Reconvened
4. Indrio Groves - Rezoning to PUD and TVC Hamlet Preliminary Development Plan - THIS ITEM IS
QUASI-JUDICIAL - CONTINUED FROM THE MARCH 3, 2026 BOCC MEETING - ATTACHMENT
AMENDED
Commissioner Townsend abstained from this item.
Item presented/discussed in conjunction with 11. C.5.
This public hearing was Quasi-Judicial, and the commissioners made the following disclosures
regarding this item:
Chair Jamie Fowler - Spoke with staff, Ben, Kori, Cynthia Angelos, Leslie Olson, Bob Raynes,
Dave Canfield, and Greg Pettibon regarding the project and site plan.
Commissioner Larry Leet- Spoke with staff, Leslie Olson, the applicant, Bob Raynes, Dave
Canfield, Greg Pettibo, and Troy Holloway regarding the development, specifically the
agricultural portion.
Commissioner James Clasby - Spoke with members of the public, the applicant, and County staff
regarding the application.
Commissioner Erin Lowry - Spoke with Ben, Kori, Irene, staff, and Mayte regarding the project,
definitions of the hamlet, and explanation of the TVC and site plan. Also, spoke with Robert
Raynes, Leslie Olson, District Planning, the applicant, and Lennar Homes.
Court Reporter
Monica Goldmann, US Legal
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Robert (Bob) Raynes, of Gunster Law Firm, Legal Counsel for the applicant, requested the
swearing-in of his team and staff before proceeding with the presentations. Chair Fowler
instructed the staff, the applicant, and any speakers to stand and take an oath before providing
their presentation or testimony. The Deputy Clerk, Vera Smith, swore in all participants who
were standing.
Irene Szedlmeyer, Senior Planner, and Kori Benton, Planning Manager of Planning &
Development Services, presented this item to the Board. The proposed Indrio Groves Hamlet
Planned Unit Development (PUD) request to amend the official zoning atlas and preliminary
development plan, continued from the March 3, 2026, meeting. The hearing was properly
noticed, due to the continuance to a date certain, the public notice for the March 3rd meeting
suffices. Mailers were sent to 97 owners within 500 feet of the property, including 13 in Indian
River County, an advertisement was published in the St. Lucie News Tribune, and two signs
were posted on the property. Staff received one telephone call in response to that notice.
Additionally, the applicant hosted two community meetings at the Lakewood Park Community
Center. The site is located in the north of the County, sharing boundaries with Indian River
County and Spanish Lakes Fairways, on the West of Koblegard Road, East of Spanish Lakes
Boulevard. One-half Mile North of Indrio Road and South of the boundary with Indian River
County. The property is 1,027.11 acres currently zoned Agricultural – 1 (AG-1), allowing one
dwelling unit per acre, and has the Towns, Villages and Countryside (TVC) land use designation.
The applicant is requesting a PUD zoning district for a TVC Hamlet, to allow up to three dwelling
units per acre. The applicant is proposing 3,081 dwelling units, with 83% single-family homes,
7% townhomes, and 10% apartments. The open space for the proposed area 41.5% (426.6
acres), with 24.44 acres dedicated to a K-8 future School Site, 10.68 acres will be dedicated to
right-of-way, and 9.2 acres for commercial development that will include a childcare center.
The proposal aims to increase density from one to two dwelling units per acre, with 9%
dedicated to workforce housing, as provided in the County's Comprehensive Plan and Land
Development Code (LDC). The applicant is also requesting to increase the density up to three
dwelling units per acre by adding an addition to the 9% of the dwelling units being dedicated to
workforce housing, and they will provide a daycare center on site. The Comprehensive Plan and
the LDC enable an applicant or a Hamlet PUD to reduce the minimum open space from 60% to
50% by having a mix of residential, civic, and common open spaces and having active and
passive recreation within a quarter mile of the majority of the residents. The minimum amount
of open space can be reduced further by providing for at least one local store that can help
meet the daily needs of the residents. The proposed site is 1.6 square miles, with 1 mile east to
west, along the northern boundary; 1.25 miles east to west at the widest section; and almost 2
miles north to south. The proposed PUD covers a significant area of various types of residential
lots, including 70-foot-wide lots, 50-60 foot-wide lots, and 328 multi-family apartments. The
map of the area depicts front-loaded detached single-family lots, rear-loaded detached single-
family lots, 50-foot-wide cottage lots, and townhouses, with garages and driveway parking
accessed from the rear. The rear-loaded, detached single-family houses represent about 11%
of the total units. Some of the garages and the parking will be accessed from the front of the
public street, but the garages are set back from the front facade of the house. The minimum
distance between the front of the house and the front of the garage is seven feet. There is an
extensive flowway system around the perimeter of the site and many stormwater lakes. The
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proposed development designates 41.5% of the land area as open common space, totaling
426.5 acres. This includes lakes that cover 164.2 acres, accounting for 16% of the total site area
and 38% of the common open space. Other open spaces consist of 90.1 acres, landscape
buffers with paths (36.9 acres) and without paths (27.3 acres), along with parks, greens, and
pocket parks totaling 76.1 acres. Additionally, the amenity campus spans 17.5 acres, while the
community green covers 14.5 acres, both located near the center of the development.
Staff advised that the detached single-family lots include 35 and 40-foot-wide lots (3,850-5,200
sq. ft.), 50 and 60-foot-wide lots (5,550-7,800 sq. ft.) The lot sizes include 50-foot-wide lots
(5,750 sq. ft.), 70-foot-wide lots (6,600-9,100 sq. ft.), and 40-foot-wide lots (4,600 sq. ft.). The
area in square feet for the 35 and 40-foot-wide lots ranges from 3,850 to 5,200 square feet for
the 50 and 60-foot-wide lots. 83% of the proposed residential development will be detached
single-family houses. The setbacks proposed for the different lot sizes all have a 15-foot
minimum front setback, a 22-foot front setback for the garage, a 5-foot setback for the sides,
an accessory setback for the side of 2-feet, corner setbacks of 15-feet, a rear setback of 10-
feet, rear accessory structure setback of 3-feet. If a lot is adjacent to a common open space 5-
feet, and if the rear of the lot abuts a common open space, there is no minimum rear setback.
The townhouse lots vary in width depending on their type: internal units range from 16 to 20
feet wide, end units range from 21 to 25 feet wide, and corner units range from 21 to 35 feet
wide. All townhome lots share the same depth, which ranges from 80 to 125 feet. The area in
square feet for the townhomes is for an internal unit (1,280-2,500 s.f.), an end unit (1,680-
3,125 s.f.), and a corner unit (2,480 -4,375). The townhomes represent 7% of the dwelling units.
The internal street network features a variety of proposed street types. The main boulevards,
which enter the area, have a right-of-way of 110 feet and do not allow on-street parking. A
100-foot right-of-way will serve the school and commercial area, allowing for on-street parking.
An 80-foot right-of-way is open to the public with parking available on both sides. Additionally,
there are fifty 50-foot rights-of-ways, with one allowing on-street parking and the other
without designated parking. The proposed streets are consistent with the TVC zoning, featuring
sidewalks on both sides of the streets and tree lawns between the sidewalk and curb. The
internal and external connectivity of the 3,081 dwelling units will all connect to the exterior
street network by two roads, Koblegard Road and Spanish Lakes Boulevard. There is a
proposed future access point when Koblegard Road gets constructed. There are proposed gates
to prevent cars from entering certain residential streets. There are emergency access-only
streets as well, providing alternative access for neighboring developments in the event of an
emergency. Staff provided an overview of the connecting neighborhoods, ranging from A-H,
with a proposed pedestrian link and a golf cart link. Staff recommended additional vehicular
connectivity to improve circulation within the development, given the limited connectivity to
exterior roadways. There is no possibility for any additional connectivity to the west or north of
the proposed development, as there are no existing roadways. A roundabout is being proposed
off of Spanish Lakes Boulevard and Koblegard Road. The developer is proposing to construct
Koblegard Road from the project entrance to the canal. The developer is committing to
building Russos Road between Koblegard Road and Johnston Road, creating an east-west
route. The trip distribution traffic impact analysis includes the potential impact of the Russos
Road link. Although it has not been fully studied by the third-party consultant or the Public
Works Department. The link from Russos Road to Johnson Road shows 14% of the Indrio Road
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trips will head in that direction. Most of the trips will come down Spanish Lakes Boulevard or
down Koblegard Road and then disperse from that point. But measurable impact on the US-1,
the Indrio Road link between Kings Highway and US-1.
The Planning and Zoning Commission held a public hearing and voted 5 to 0 in favor of
recommending approval of the rezoning and preliminary development plan, subject to the
following recommended conditions:
• Townhome lots should have a minimum width of 25 feet.
• Front-loaded single-family dwelling lots should have a minimum width of 45 feet, a
minimum side setback of 7.5 feet, and a minimum rear setback of 15 feet.
• A green break should be provided after every 15 single-family homes in a row.
• Vehicular or golf cart connection from the southern neighborhood to the school should
be further explored.
• The civic space on the Spanish Lakes Boulevard should be developed as a park that can
accommodate youth athletics.
Staff is recommending approval with conditions of approval, and from the staff's
understanding, the applicant's team has agreed to all of the staff-recommended conditions of
approval:
1. The Final Site Plan or development agreement shall provide for a detailed phasing plan
for the amenity center, central green, landscape buffers and walking trails, childcare
center, and local store. Childcare (at least 4,000 SF) and local store (at least 1,500 SF)
before the Certificate of Occupancy (CO) of the 2,054th dwelling. An annual report on
operations will be required.
2. The Final Site Plan shall provide a detailed phasing plan for Workforce Housing. Build
and CO prior to 1,682nd market rate dwelling.
3. Roadway Improvements:
• Vehicle Trip Threshold for Russos Road as provided for in the Development
Agreement (DA)/Final Site Plan (FSP)
• Spanish Lakes Boulevard Roundabout needs to be constructed before 1,000 daily trips
• Indrio Road and Kings Highway intersection improvements must be completed before
1,465 trips
• Indrio Road and Johnston Roads intersection improvements must be completed
before 7,481 trips
• Koblegard Road must be completed with 2-lanes, curbs, drainage, sidewalk along the
western side, and pedestrian-scaled lighting before 8,601 trips
• Interchange of I-95 and Indrio Road improvements must be completed before 21,296
trips
4. FSP for Multifamily Neighborhood shall comply with the Building Spacing Formula, must
provide passive and active recreation, and, in addition to a swimming pool and
clubhouse, an outdoor recreation area of at least 1/3 acre.
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5. All FSPs shall comply with Flow Way standards, including pedestrian and bicycle trail
system, width, and design of the littoral zones and native upland edge vegetation, and
navigability by non-motorized vehicles.
6. FSPs shall provide vehicular connectivity between Neighborhoods B, D, and G in the
vicinity of the school and commercial area.
7. FSP shall provide landscaped “block breaks” at least 25-ft wide, in addition to the
current block-end “green space” areas, and must provide at least every 15 lots for lots
at least ≥45 ft. wide or at least every 10 lots for lots that are under <45ft. wide.
8. Identified detached single-family (SF) lots in Neighborhood D shall be modified to
provide rear-loaded off-street parking as detailed in the staff report.
9. Prior to FSP, revisions to the landscape plan are required.
10. Prior to FSP, there must be a provision for phased conveyance of common open space.
11. Prior to FSP approval, identify future potential transit stops in proximity to the project
entrance on Koblegard Road and in proximity to the multifamily site on Spanish Lakes
Boulevard.
12. Prior to FSP, certification of the revised Traffic Study, including Russos Road, is
required.
13. Prior to FSP, compliance with tree mitigation standards is required.
14. Code compliance update of endangered and threatened species surveys and removal of
native vegetation.
Staff has also identified a couple of issues for the Board's attention, including:
• The Preliminary Development Plan depicts and identifies 35-ft. and 40-ft. wide lots as
the same, on the preliminary development plan, and 50-ft. wide and 60-ft. wide lots are
also depicted as the same. If the Board wishes to ensure a certain percentage of these
lots are a certain size or the larger size, please specify.
• For both detached SF and townhomes, the Preliminary Development Plan (PDP)
provides for “typical” lot depths and widths and “minimum” lot depths and widths,
resulting in varying lot areas.
If the Board wishes to ensure minimum lot areas, please specify. Staff recommended approval
of the Indrio Groves Rezoning and Preliminary Development Plan, subject to the Conditions of
Approval.
Discussion
Commissioner Leet asked for clarification on a specific point in the staff's presentation
regarding 9% other open space. In response, Mr. Benton explained that 90 acres were
partitioned throughout the proposed community, along some of the proposed flow ways and
lakes around the perimeters. They have different categories depending on which portion of the
community is located within, including upland buffer, flow way links, major roadways,
roundabouts, landscaping area, native vegetative plantings, and intermixing with different
areas along streets.
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Commissioner Leet inquired about the interconnectivity between subdivisions, specifically
regarding gates and access between neighborhoods. In response, Ms. Szedlmeyer advised that
neighborhoods A and C have direct access, while neighborhoods A and B are proposed to be
interconnected for future use. The applicant is to provide more detailed information on the
interconnection and access through the gates.
Robert (Bob) Raynes, of Gunster Law Firm, Legal Counsel for the applicant, addressed the
Board and introduced his team and consultants set for testimony and presentations. He
provided an overview of the site and the timeline of the project. He explained the project's
long development history, starting in 2004 when Lennar Homes purchased the property. In
2005, Lennar submitted a development application for 3000 units and major site plans. The
County introduced the concept of TVC in 2006, leading to extensive discussions and Lennar's
withdrawal of the development application in 2007. The County requested Lennar to pause and
focus on the TVC, which led to the introduction of the hamlet concept in 2022. The hamlet was
finally adopted in 2024, and Lennar's project aligns with the TVC's vision and regulatory
requirements. He advised that the project meets the intent and spirit of the TVC and adheres
to the land development code and comprehensive plan. Unlike typical PUD applications, this
project does not seek relief from development codes but is required as part of the TVC. The
project aims to follow all rules and regulations, ensuring compliance with the county's vision.
Mr. Raynes introduces Troy Holloway and Brian Good, consultants who will provide further
details and presentations. Troy Holloway introduced himself as a landscape architect with a
degree from Ohio State and extensive experience in South Florida. Brian Good introduced
himself as a licensed consulting engineer in Florida for 29 years. Both consultants were sworn
in for the meeting.
Troy Holloway of 2GHO, Landscape Architecture and Planning, addressed the Board on behalf
of the applicant and reiterated portions of the staff's presentation and discussed the overall
hamlet preliminary master plan, which covers 1,027 acres and includes a mixed-use community
with 3,081 total units. The plan includes 277 workforce housing units, a mix of front and rear-
loaded single-family homes, townhouses, and apartments. The project is bisected by several
east-west canals, ranging in 80–90-foot right-of-way widths, dividing it into four quadrants. The
east side entry from Koblegard Road includes a commercial village, a 24-acre school site, the
County dedicated teacher development, and a centralized 35.2-acre manatee campus and
community green. Surrounding the entire project is the flow-away system, water management
system, and linear parks, upland plantings, and littoral plantings. The northern section consists
of neighborhoods A and B. In the middle section, there are two quadrants containing
neighborhoods C, D, and E. Below that are neighborhoods F, G, and H at the bottom, and there
is a triangular area. A and B are located in the north section, with emergency access to the
Spanish Lakes Community as requested by the residents. The project features a pedestrian trail
system along the flowways, with paths ranging from 6 to 8 feet in width. Front-loaded single-
family homes and alley-loaded single-family lots are interspersed with active and passive
recreational spaces. There are large open spaces and smaller pocket parks scattered
throughout. There's an additional gated access point in the northeast corner that will connect
to the future Koblegard Road. He advised that neighborhoods C, D, and E are developed in a
Traditional Neighborhood Development (TND) style, with more alleys and rear-loaded homes.
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There are larger green spaces around the townhomes, a centralized amenity campus, and a
community green as well. The entry roundabout from Koblegard Road leads to a commercial
village with a divided median road and parallel parking. Townhouses are alley-loaded, with
large green spaces around them, and single-family homes are front-loaded or alley-loaded. The
centralized amenity campus and community green provide a variety of amenities, including
community gardens, dog parks, and sports courts. Some of the greens are really wide, a little
over 200 to 300 feet in width. Two golf cart connections will also have vehicular connections
providing access and interconnected between neighborhoods B and D to the north, and then D
and G to the south. On-street parking will be available in these quadrants, providing around
800 parallel spaces. Additionally, most townhomes and homes will have two-car garages and
parking in the driveway. South neighborhoods, F, G, and H, are gated communities with a
roundabout entry on Spanish Lakes Boulevard. The main boulevard is a divided median road
with no parallel parking, creating a green parkway.
Mr. Holloway advised that neighborhood G has gated access to the future Russos Road,
providing a back door for residents. The pedestrian trail system connects to the perimeter
buffers and sidewalks within the development. there. There are no alley-loaded lots in these
three neighborhoods as they are all front-loaded, single-family lots. An 8-foot path will connect
Spanish Lakes Boulevard to the southern limits of Indrio Groves. The southern triangular
portion of the project includes a 14.8-acre civic park site with two proposed access points. One
main access point from the Spanish lakes, and possible access on the eastern side it will
connect. The multi-family site will have two gated access points, one on Spanish Lakes and the
other on the north side, connecting to the future Russo's Road. The multi-family sites will have
a 100-foot buffer from Spanish Lakes Boulevard and I-95. There are two entry roundabouts,
with one on Koblegard Road and one on Spanish Lakes Boulevard. The Spanish Lakes
roundabout was specially designed by Kimley-Horn due to residential concerns regarding
getting in and out and access. There are more than 50 miles of interconnected pedestrian paths
and walks. The project features 11 existing and future off-site connections, including a
connection to the future Russos Road. Pedestrian connections include 13 external pedestrian
connections to existing roadways. The project provides more than 427 acres of open space,
with 263 acres of common open green spaces. Contiguous one-acre green spaces total 263
acres, with additional smaller parks and green spaces within the rights-of-way. A part of the
greenspace, there are community lakes and flowways that cover 164 acres, with littoral and
upland plantings for wildlife and marine life. The project includes a variety of green spaces,
including buffers along flowways, pocket parks, and amenity campuses. The amenity campus,
35.2 acres, will provide for an aggregate Community Farm, gardens, dog parks, hunting greens,
pavilions, amphitheater, aquatic centers, sport courts, community buildings, a gym for the
residents, male center, and children's playgrounds. Community gardens will be managed by a
farm manager, who could also provide green markets and sell produce. The separation from
the Spanish Lakes homes to Indrio Grove homes is over 700 feet from home to home. He
provided an overview of the buffers: 100-foot buffer, 10-foot berm, 6-foot fence, and
landscaping. The tree preservation park is a north-south linear park with over 1,060 trees,
providing a buffer between the school and residential areas. The commercial center will
provide up to 40,000 square feet with a daycare center and is strategically placed next to the
future Koblegard Road. The commercial center features a traditional Main Street design with
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storefronts facing the street and convenient parking, convenient shopping, and retail options
close to home. The project aims to create a commercial node for future area development,
with low lighting and colorful protective lines.
Leslie Olson, of District Planning Group, addressed the Board on behalf of the applicant and
provided an overview of the project's off-site benefits. She discussed the 10-acre commercial
parcel and advised that, as a result of feedback from the planning board, Lennar Homes will be
dedicating 14.8 acres to the County. Lennar is extending water utilities up to the Spanish Lakes
development, ensuring it is connected to St. Lucie County utilities and emergency access. The
project includes the construction of Russos Road and the dedication of 24 acres for a school
site, which the School Board has expressed interest in. There will be multiple roadway and
intersection improvements planned, enhancing the overall infrastructure of the area. She
discussed the inclusion of a park, noting the planning board's recommendation for additional
ball fields in North County. The project will feature a 4-H farm area and a community park,
fulfilling the County's needs for recreational spaces. Lennar will construct a barn for the 4-H
and the necessary parking facilities, while the County has flexibility in developing the rest of the
park. The school site is strategically located behind the commercial area, with easy access both
on and off-site, and roadway improvements are part of the plan. Ms. Olson discussed the
extensive coordination with Spanish Lakes and outreach to adjacent neighbors, as well as
community outreach efforts. She advised of an educational website that includes Project
Details, FAQs, and a feature to ask questions. The applicant went beyond the 1,500-foot
notification and reached more than 1,500 households, including a fact sheet, benefits,
amenities, and answers to community concerns. Multiple open houses were held in 2022 and
2025, with hundreds of people attending. Ms. Olson discussed the mixed-use community
design, integrating traditional neighborhood design with a typical suburban design. The
community offers various housing options, catering to different preferences and long-term
growth. Infrastructure improvements include new roundabouts, intersection upgrades, and
dedicated land for future road expansions. Emergency access and improved response and
evacuation routes, along with a new water main to Spanish Lakes. She mentioned that over 400
acres of open space are planned, including 145 acres of parks and greens, 50 miles of walking
paths, and biking paths. Wildlife corridors and 24 acres for a school, along with 14 acres for a
civic site, are part of the development. She highlighted that the project is expected to generate
$31 million per year in property tax revenue once fully built out. Nearly $100 million in fees will
be paid to the County, supporting schools, roads, utilities, and public services. She reiterated
that the development includes 277 workforce housing units, representing 9% of the density,
with a variety of housing types and sizes. She expressed the importance of building
infrastructure before it becomes a public cost issue. Land is dedicated to reducing future public
costs, adopting a balanced approach to growth, conservation, and community needs. She
mentioned that the shared backyards and commons are planned to foster neighborly
relationships and community engagement. Ms. Olson advised that the applicant agrees with all
of the conditions of approval.
Brian Good of Kimley-Horn addressed the Board on behalf of the applicant and provided an
overview of the off-site roadway improvements. He discussed the intersection capacity
improvements at Kings Highway and Indrio Road, Indrio Road and Johnston Road, and at Indrio
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Road and I-95 southbound on and off ramp. The construction of Koblegard Road for
approximately one and a half miles as a two-lane road meeting the County standards. The
applicant agrees to construct eight-tenths of a mile of Russos Road between Johnson Road and
Koblegard Road as a two-lane road. In addition to the capacity improvements, the applicant is
dedicating a right-of-way for the future extension of Koblegard Road to the north, aligning with
Kings Highway in Indian River County. Which could be an additional north-south arterial
connecting the adjacent County to the north. The applicant is dedicating the right-of-way
between Spanish Lakes Boulevard and Koblegard Road for the future extension of Russos Road.
There are utility improvements consisting of a 12-inch water main extension for approximately
a mile and a half along Koblegard Road to provide potable water service in the community. As
well as a 16-inch water main along Spanish Lakes Boulevard to the west, providing a looped
potable water service. Mr. Good noted that the applicant has agreed to extend the potable
water main approximately 800 feet to the entrance of the Spanish Lakes Community to enable
connection to county potable water service.
Testimony
Robert (Bob) Raynes of Gunster Law Firm, as the applicant's legal counsel, requested the
testimony of Troy Holloway of 2GHO, Landscape Architecture and Planning.
Mr. Raynes asked if Mr. Holloway was familiar with the St. Lucie County Comprehensive Plan,
the TVC Elements, and the Land Development Code. In response, Mr. Holloway answered, yes.
Mr. Raynes asked if, in his professional opinion, Mr. Holloway, does the project meet all the
requirements. In response, Mr. Holloway answered, yes.
Mr. Raynes concluded the presentation on behalf of the applicant and expressed appreciation
for the hard work of the staff involved in the project.
Commissioner Leet expressed his support for the project's plan, green space, and farming, etc.,
but expressed traffic concerns similar to those in St. Lucie and Tradition. In response, Ms. Olson
advised that the development is not particularly dense, with only three units per acre. There
are a lot of units because of the amount of land. Also, in response, Greg Pettibon of Lennar
Homes advised that the Tradition project has around 25,000 units, which is a much larger scale,
and the current project is significantly smaller, with only over 3,000 units.
Commissioner Clasby expressed concerns regarding the updated developer's agreement being
received before the meeting and not having time to review the updated copy. He expressed
the importance of the developer agreement and suggested a continuation of the item to the
next BOCC meeting to allow the Board and public time to review the changes.
Chair Fowler clarified that once the proposed Indrio Groves preliminary development plan is
approved, it is approved and the developer agreement item 11.C.5., proposed approval is only
for the first reading, and it would still come back to the Board for final approval. She agreed to
combine both items, so that the developer agreement (11.C.5) should be approved together
with the project plan (11.C.4). She advised that the discussion should continue with the Board's
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comments and concerns, just in case something needs to be added to the developer's
agreement.
Chair Fowler asked about the allowance of private gated streets in the TVC. In response, Ms.
Szedlmeyer explained that private gated streets are an option that the Board can approve in
the hamlet. There is a PUD policy in the staff report that states there are no private streets, but
in the comp plan and LDC, regarding the hamlet TVC, it provides more flexibility and states that
gated or private streets may be approved. The proposed site is a hybrid, and some streets are
open to the public, and all sidewalks and open paths are open to the public. There are no gated
closed communities, but there will be some streets closed to the public, but accessible to the
public with legitimate reasons.
Chair Fowler asked about the connectivity between the apartment component and the rest of
the development without going to Spanish Lakes and back. Chair Fowler also questioned the
connection for multi-family children to get to school other than by vehicle. In response, Ms.
Szedlmeyer advised that there is a proposed future connection to Russos Road. There is a canal
separating the multi-family site from Neighborhood H. There is no pedestrian bridge or
roadway bridge across the canal from the apartments to Neighborhood H currently planned.
The connection will be along Spanish Lakes Boulevard. She also advised that, other than
sidewalks and bike lanes, there is no direct connection between the multi-family and the school
services. When Russos Road is constructed, it will be a little more connected, but not a direct
connection for school services.
Commissioner Clasby asked about where in the Hamlet portion of the TVC code does is
discussed the appropriate setbacks and lot sizes/widths. He also asked about the typical lot
sizes in Spanish Lakes. In response, Ms. Szedlmeyer advised that it does not; it falls under the
standards of review with orderly and logical development patterns. Mr. Benton provided
details on a variety of lot sizes in Spanish Lakes, including 52-foot lot widths and 12-foot
building-to-building setbacks.
Commissioner Clasby expressed concerns regarding the workforce housing and affordable
housing rental rates. He inquired about the workforce housing percentage and its
requirements. In response, Ms. Szedlmeyer explains that 9% of the total dwelling units will be
workforce housing, with CO required before 60% of market-rate housing. She advised that
rents will be based on household income, with 30% of the income being devoted to rent and
utilities. There will be some variations in the workforce housing units based on the area median
income (AMI). The median income changes by household size.
Commissioner Clasby asked about the multi-family open space requirement. In response, Mr.
Benton advised that a minimum of 30% allocated for the multi-family site plan in the future,
with at least a 1/3 of an acre green or pocket park located near.
Commissioner Clasby commented on the project being the second largest in St. Lucie County
and suggested reviewing the final site plan for any major deviations. He inquired about the
surrounding area being classified as rural and the littoral shoreline. In response, staff advised
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not to the west but everywhere else can be classified as rural. Staff also explained that the
shoreline will adhere to the land code requirements, with a 60-foot-wide littoral zone for the
aquatic areas labeled as a flowway. With the areas designated as more interior lakes, that
would be the standard split of littoral and upland buffer plantings. In the flowway, the littorals
are required to be 20 square feet per linear foot of the shoreline, and 20 square feet of upland
edge vegetation per linear foot of shoreline. 25% of the shoreline is supposed to be designed as
a wide littoral with a 60-foot littoral. The normal standards for shore water detention basins
are 10 feet per linear foot, and the flowway requires more. Staff noted that the Board has the
opportunity to address any major deviations as far as the PUD to request that with the
concurrence of the motion.
Commissioner Lowry asked about the acreage of Neighborhood E, excluding the daycare and
commercial areas. In response, staff advised an estimated 40 acres, including the flow way.
Commissioner Lowry highlighted the need for sports facilities within the neighborhood to
reduce travel distances for parents and children. She expressed concerns regarding the
proposed five-foot setbacks for detached single-family dwellings, suggesting they are too
narrow. Commissioner Lowry supports the concept of an agrihood and mentioned the
importance of considering setbacks in conjunction with the developer agreement.
The Board, staff, and the applicant reps discussed interconnectivity and access, open space,
mix of lot sizes, gate access, green spaces, flexibility in lot widths, the proposed development's
density, the hamlet PUD, the Spanish Lakes community, and the developer's agreement. They
discussed the community design, lot sizes, setbacks, and dwelling units per acre. Concerns were
expressed about the proximity of the closest high school, and a suggestion was made that the
4-H site should be next to the school to avoid a disconnect between children and animals.
There was a discussion regarding a partnership between the school system, Children's Services
Council, and the Early Learning Childhood Coalition for a daycare facility. A concern was raised
regarding 97% of the lots being unable to accommodate a detached garage or backyard
workshop, indicating a lack of housing variety. A suggestion was made to increase the
workforce housing component from 9% to 10% to provide more density and support for
essential housing with both single-family and multi-family homes. A proposal was made
regarding giving preference to senior and veteran workforce units to address the needs of
vulnerable populations.
In response to the Board's concerns, staff clarified that the workforce housing is all multi-family
and that the rear-loaded townhouses can have detached garages.
In response to the Board's concerns, Greg Pettibon of Lennar Homes acknowledged the need
for more time and expressed commitment to collaboration with the Board. He mentioned it
would be hard to accommodate the setback changes as stated by the Board. If modifications
are made to the setbacks, it cuts into the density and the count to offset the cost of the
development. He discussed challenges of balancing affordable housing with project costs,
including off-site roadway construction and utility expenses. A density study will be needed to
evaluate relocating the County Community Park within the project area, in response to the
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Board's request to relocate the park. The applicant will try to make as many accommodations
as they can.
Mr. Raynes commented and requested distribute timely written comments from staff/Board be
distributed, so the applicant can respond and revise materials before the next hearing. He
asked if the Board could move forward with the first reading of the developer agreement item
(11.C.5.) so everything could be brought forward at the same time.
George Landry, County Administrator, commented and advised that the intent was to request
approval of the first reading item (11.C.5.) at the Board's discretion and continue the proposed
item (11.C.4.) to keep the pacing going of both items being heard together.
Commissioner Clasby reiterated his concerns regarding the approval of the first reading of the
developer agreement item (11.C.5.), without sufficient time to review it.
Mayte Santamaria, Deputy County Administrator, clarified that the development agreement
item has been published/advertised. It was the development agreement submitted by the
applicant as well as the staff's version, and further discussions were had. There is no secondary
development agreement yet; the Board received the staff copy. The staff was going to review
the edits, and if the Board is amenable to them during the second hearing, the Board would
receive the updated development agreement. She advised that item (11.C.5) has been
advertised for the public hearing, and the Board would still need to open the item even if it is
continued.
Chair Fowler opened the hearing for public comment at this time. The following people
addressed the Board.
• Nick Kramer
• Charlie Canjenoli
• Frank Sakuma
With no one else wishing to address the Board, Chair Fowler closed the public hearing.
The Board continued to discuss PUD rezoning regarding the hamlet:
Commissioner Clasby continued to express his concerns regarding the continuance of the item,
the overall hamlet, the urban service boundary, the density of homes in the area, the
developer agreement, affordability, and the TVC. He suggested getting as close as they can to
the Planning & Zoning Commission recommendations for the development.
Commissioner Leet expressed concerns regarding traffic issues and density, suggesting
relocating the park closer to the children for better accessibility. He suggested destination
areas in the County. He expressed support for the project and mentioned the possibility of
continuing the meeting for another week to address issues.
Mr. Landry suggested asking the developer for a reasonable timeframe for a continuance and
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mentioned the upcoming meetings on April 7 and April 21.
Mr. Raynes and Mr. Pettibon commented on the positive feedback from the public, indicating
the project's positive impact. He requested that the first reading of item (11. C.5) of the
developer agreement be approved if continued. They requested that the first reading of the
developer agreement (11. C.5) be approved, and they return for the second reading of the
developer agreement and the PUD on April 7, so the Board can consider both items at that
meeting. They asked for flexibility in addressing comments and finding solutions, and expressed
the importance of timely evaluation.
The Board had no further questions or comments on this matter.
A motion was made to approve continuing the item to the April 7, 2026, Regular Meeting
Agenda at 6:00 PM or soon thereafter, and it passed unanimously.
RESULT: CONTINUE
MOVER: Commissioner District 3 Erin Lowry
SECONDER: Commissioner District 1 James Clasby
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry
NAYS: None
EXCUSED: Cathy Townsend
5. Indrio Groves PUD Development Agreement - THIS ITEM IS QUASI-JUDICIAL - CONTINUED
FROM THE MARCH 3, 2026 BOCC MEETING
Commissioner Townsend abstained from this item.
Item presented/discussed in conjunction with 11. C.4.
This public hearing was Quasi-Judicial, and the commissioners made the following disclosures
regarding this item:
Chair Jamie Fowler - Spoke with staff, Ben, Kori, Cynthia Angelos, Leslie Olson, Bob Raynes,
Dave Canfield, and Greg Pettibon regarding the project and site plan.
Commissioner Larry Leet- Spoke with staff, Leslie Olson, the applicant, Bob Raynes, Dave
Canfield, Greg Pettibo, and Troy Holloway regarding the development, specifically the
agricultural portion.
Commissioner James Clasby - Spoke with members of the public, the applicant, and County staff
regarding the application.
Commissioner Erin Lowry - Spoke with Ben, Kori, Irene, staff, and Mayte regarding the project,
definitions of the hamlet, and explanation of the TVC and site plan. Also, spoke with Robert
Raynes, Leslie Olson, District Planning, the applicant, and Lennar Homes.
Robert (Bob) Raynes, of Gunster Law Firm, Legal Counsel for the applicant, requested the
swearing-in of his team and staff before proceeding with the presentations. Chair Fowler
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instructed the staff, the applicant, and any speakers to stand and take an oath before
presenting their testimony. The Deputy Clerk, Vera Smith, swore in all participants who were
standing.
Court Reporter
Monica Goldmann, US Legal
Irene Szedlmeyer, Senior Planner, and Kori Benton, Manager of the Planning and Development
Services, presented the proposed Development Agreement for the Indrio Groves PUD,
continued from the March 3, 2026, meeting. Therefore, the advertising and public notice for
the March 3 meeting continuation to a date certain, suffices for this meeting. The only
difference is the sign on the property requirement. The development agreement addresses
roadway improvements and other obligations, with roadway improvements being a significant
part of the proposal. Staff provided an overview of the trip distribution from the traffic impact
report, which is under review. The development agreements are provided for by the State Law
and County Land Development Code (LDC) to assure a developer that upon approval of the
proposed development, it may proceed in accordance with existing laws and policies, subject
to the conditions of the development agreement. It memorializes the developer's rights and
obligations. The development agreement intends to encourage capital facilities planning,
ensure adequate public facilities for development are available concurrent with impacts,
encourage efficient use of resources, and reduce the economic cost of development. The staff
draft in the agenda packet included two draft development agreements: the staff draft and the
developer's application, with the staff report mostly addressing the staff draft, setting forth the
uses, densities, and height. The staff draft specifies the 3,081 dwellings, including 2,539
detached single-family, 214 townhomes, 328 apartments, of which 277 shall be Workforce
Housing. There will be up to 40,000 sq. ft. of commercial including a local store and childcare
center, at least 426.5 acres of common open space, and a dedication of 24.4 acres for a future
K-8 school site. The agreement requires the specification of maximum building heights for
different structures: detached single-family homes (two stories or 35 feet), townhouses (up to
three stories and 40 feet), multi-family units (four stories and 50 feet), and other structures
(four stories and 50 feet), or as proposed. The terms of the agreement are that it is valid for 10
years and can be extended by mutual agreement of the parties, with no single extension
exceeding five years, as the LDC provides. The Certificate of Occupancy/Concurrency (CO) has a
three-year life span. The development agreement can be for up to 30 years, by state statute,
but the local code is more conservative. It provides that a childcare center be constructed
before the 128th dwelling units and addresses the roadway improvements. The roadway
improvements include a roundabout at Spanish Lakes Boulevard before 1,000 trips, Koblegard
Road is required before 8,601 trips, or the CO for the 1,028th unit, and the Koblegard Road
roundabout before 11,633 trips. The agreement also includes improvements to the intersection
of Indrio Road and Johnston Road, including changing signal timing and lengthening turn lanes,
required before 7,481 trips. The lengthening of turn lanes at the intersection of Indrio Road
and Kings Highway is required before 1,465 trips, and lengthening turn lanes southbound off of
I-95 and southbound onto I-95 is required before 21,296 trips. Regarding Russos Road, the
developer must initiate and document efforts to acquire the right-of-way (ROW) before 20,024
trips and potentially sooner. In the phasing, the developer intends to dedicate 14.8 acres to the
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County for fire, library, park, or similar public purpose, such use to be determined by the
County. This will be subject to a separate agreement; impact fee reimbursement may be
available, pursuant to County Code. If the County declines to accept this dedication, the
property may be sold or leased for civic use or uses as civic uses are defined in the LDC. No
timeline or development threshold was identified for the dedication. The staff draft provides
for impact fee credits consistent with the code; the impact fee credits are available for the
capacity that is being provided, which is not being consumed by the project. The developer is
entitled to 39.7% of the cost to acquire the right-of-way, design permit, and construct
improvements for Koblegard Road. Impact fee credits equivalent to 80.3% of the cost to
acquire the right-of-way and design permit and construct improvements for Russos Road and
50% of the cost to design, permit, and construct improvements for King's Highway and the
Indrio Road intersection. These are terms from the previously circulated development
agreement. Some proposed alternatives to that include the following:
• Child Care Center (4,000 SF min.) and Local Store (1,500 SF min.) – before issuance of
building permit for 2,054th dwelling unit.
• Roadways–
• Koblegard Road and Koblegard Road Roundabout must be completed before
8,601 trips or CO for the 1,028th dwelling unit.
• Russos Road:
The developer shall initiate and document efforts to acquire the ROW for
road and stormwater prior to approval of a Final Site Plan that exceeds
1,027 dwellings.
The developer is authorized to offer up to 150% of the appraised value,
including attorney’s and consultant’s fees.
If County and Developer agree that Developer is unable to acquire the
ROW, the developer shall pay to County 150% of the appraised value.
County shall acquire ROW within 24 months of receipt of funds.
If County successfully acquires the ROW, the Developer then shall
complete final design, permitting, and construction of a 2-lane rural road
and reimburse the County for all costs associated with acquisition.
If County does not acquire ROW within 24 months, the Developer shall
pay to the County 115% of the engineer’s cost estimate to construct the
road and thereby satisfy its obligation for Russos Road.
Upon payment to the County of 150% of the Fair Market Value of the
ROW, development may proceed up to 2,054 dwellings.
Only upon acceptance by the County of completed Russo Road roadway
improvements, or acceptance by the County of funds equivalent to 115%
of the roadway construction costs, the development may proceed past
the 2,054th dwelling.
Staff provided an overview of the comparison of the agenda packet published and the
alternatives submitted:
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Staff recommended that the Board explore and evaluate the Development Agreement and any
appropriate refinements, and adopt a motion scheduling the second public hearing on the
Development Agreement on April 7, 2026, at 6:00 PM or soon thereafter, and guiding any
suggested changes for further consideration.
Discussion
Chair Fowler clarified her comment regarding the receipt of the development agreement and
advised that she has read the backup agreement for the agenda item attached to the agenda.
Commissioner Clasby questioned the use of daily trips and unit counts and whether the daily
trips were directly tied to the number of units. In response, Mr. Benton advised yes and
explained the correlation between the Institute of Transportation Engineers' average trip rates
on a per-unit basis. I may be linked to the single-family detached units since that is the
predominant percentage of unit types proposed. The use can be captured both
interchangeably and consistently.
Commissioner Clasby questioned the term "initiate and document efforts" and the language
“150% of appraised value for right of way.” He requested clarification on what it entails. In
response, Mr. Benton explained that it includes providing willing seller notices, outreach,
certified letters to adjacent property owners, and actively pursuing right-of-way acquisition.
Sending an email could be a component of notice, but it is not sufficient. Mr. Benton clarified
that the language refers to the appraised value of the right-of-way needed for Russ Road.
Commissioner Clasby asked if Russo Road was a requirement for the development. In response,
Mr. Benton advised that, from the staff's perspective, the road is essential to fulfill the intent of
the hamlet PUD, requirements to ensure the development as designed has no adverse effects
on the adjacent, arterial, or collector roads. Russo Road is essential to the longevity of the
community and future development.
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Commissioner Clasby asked how many units the development would be allowed with the
current zoning, and would that number trigger the need for Russos Road. In response, Mr.
Benton advised that the maximum density would be one dwelling unit per acre or 1,027 units,
which would potentially decrease once the dedication of roadways and stormwater systems is
factored in. Staff would advocate for Russos Road as part of a major site plan, but some of the
standards of review are not parallel the hamlet PUD. The applicant could advocate to be able to
demonstrate if they meet the basic concurrency requirements at 1,027 units. Staff noted that
the agenda packet for the preliminary PUD had two different traffic studies from the applicant,
one that was dated earlier in 2025, which did not have Russos Road presented and trips
assigned to it, and one that was dated November 2025, received a few weeks ago, and is out
for evaluation by third-party consultants. Which provided for 14% on Russos Road. But both
reports that the applicant provided are certain traffic related to other projects for background
traffic and other background improvements.
Commissioner Clasby expressed concerns regarding the traffic counts and the number of units,
development outpacing infrastructure. He suggested using unit counts for a more concrete
number and prefers standardizing the developer agreement to use unit counts. He expressed
concerns regarding the necessity of Russ Road and questions about the use of eminent domain
if other options fail. He advised that he does not support the County implementing eminent
domain to acquire land specifically for one development. He considers the eminent domain a
private benefit and not a public benefit. He suggested crafting the developer agreement that
would not rely on the County using eminent domain as a means to satisfy the requirements of
the developer agreement.
Mr. Benton mentioned that the Board, as policy makers, has the final say on whether to guide
staff, County Administration, and the County Attorney’s office to proceed with eminent domain
in terms of a development agreement. The proposed land is outside of the urban service
boundary, but the adopted policy, in both the land development code and comprehensive plan,
allows development to be pursued at the proposed density.
George Landry, County Administrator, clarified that Option A is where the developer takes care
of Russos Road on their own, or they cannot move forward past a unit, traffic, or trip count,
etc., as prescribed by the Board, and Option B is where, if the developer attempts and it fails, if
falls to the County, and if the County can acquire Russos Road, either does not get built or the
County explores whatever means possible. He advised that if the Board does not want to use
eminent domain, Option A would be a better choice.
Chair Fowler expressed concerns regarding the development plans for Russos Road, currently
proposed at 83% of total build-out, and asked the third-party reviewer for
suggestions/recommendations on the percentage. In response, Salman A. Rathore, P.E., Project
Manager, Transportation and Mobility Department, third-party reviewer for the County,
commented via Zoom, explaining that due to his recent receipt of the updated traffic impact
study report, it would be difficult to provide a recommended percentage without having the
opportunity to review the submitted report. Within the next week, he should have the
opportunity to review the report he will be in a better position to address the question.
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Robert (Bob) Raynes, of Gunster Law Firm, Legal Counsel for the applicant, addressed the
Board and clarified whether Russos Road was needed for the project. He explained that other
road improvements were going to meet the requirements for the project, and the applicant
was asked by County staff to do the Russos Road extension, as opposed to the other
improvements suggested by the applicant. He advised that Russos Road is not needed for the
project, and the applicant has other alternatives they were proposing.
Greg Pettibon, of Lennar Homes, the owner/applicant, addressed the Board and explained the
collaborative approach taken in the traffic study. He advised that the original traffic study had
additional extensions and widening of Koblegard Road and Spanish Lakes Boulevard to the
intersection of Indrio Road, and then expansion along Indrio Road to I-95, which would have
satisfied the requirements of this project. The applicant tried to be collaborative with staff and
staff's recommendations, also with the dispersed traffic to the east over to Johnston Road. This
would play into the County’s right-of-way protection plan with the east/west roadway. The
eminent domain would eventually be included in the right-of-way protection plan and the
overall roadway network planned by the County. If changes are required, they would insist on
reverting to the original improvements if the County is unwilling to secure the right-of-way for
Russos Road through eminent domain.
Brian Good of Kimley-Horn addressed the Board on behalf of the applicant, explained that the
original traffic study submitted to the County did not include Russos Road, and all the traffic
included going down Spanish Lakes Boulevard, Koblegard Road, and Indrio Road. The report
had the proposed project's traffic, Bucee’s, Bednar Farms, Publix at Indrio Road, Cabo Rio Vista
Resort, Sable Palm Grove, Indrio Woods, 4540 North King's, Sugar Sands Apartments, Indrio
SAG, and Alco Groves Mine traffic, including background growth. He advised that with that
report, and without Russos Road, the applicant met the County's level of service standards for
intersection operation and roadway segments. He clarified that the study that was submitted
and reviewed by County staff and the third-party reviewer never had Russos Road in it, and
was reviewed and approved as meeting concurrency.
Chair Fowler asked if the submitted traffic study showed 14% of the traffic going to Russos
Road. In response, Mr. Good explained that there was a study that was reviewed and approved
without Russos Road; it had 14% of the project traffic going down Koblegard Road, going east
on Indrio Road, and up Johnston Road. After the review of the study planning/staff suggested
an alternative route rather than pushing all the traffic to Indrio Road and Koblegard Road, and
the applicant agreed to the alternative route. The 14% of the traffic was pushed onto Russos
Road to go over to Johnston Road rather than going south. The study submitted to the
consultant, which is being reviewed, is the exact same study, and the only difference is that the
14% is shown to go over on Russos Road over to Johnston Road. The original traffic projection
that was reviewed by FDOT, County, third party reviewer agreed on 14% of the project traffic
going over to Johnston Road. The only reason it was done is that the County asked for Russos
Road and for the applicant to consider the inclusion. So, the applicant had to project how much
traffic was going over to Russos Road.
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Mr. Raynes clarified that the reason the difference was pointed out is due to comments made
that the project could not move forward without Russos Road. The applicant may not want to
use eminent domain because it was for their project specifically, and the applicant has
alternatives.
Chair Fowler asked, aside from Russos Road, what were the other roadway improvements
offered by the applicant that the County rejected. In response, Mr. Good advised that in the
study that was reviewed and approved, the additional improvement was an additional
westbound through lane from Koblegard Road to the interchange of I-95. With the inclusion of
Russos Road, that project was taken away because it wasn't required, because they were taking
the 14% of the traffic and were no longer going through that intersection. So, the reason they
preferred that is that it didn't require right-of-way acquisition, and the applicant cannot acquire
right-of-way if someone doesn't want to sell their right-of-way. With that as a condition, they
cannot move forward. The applicant can attempt to get appraisals and make offers, but if they
cannot acquire the right-of-way, they cannot build the road. Mr. Good explained that the right-
of-way acquisition would require approximately 14 to 15 acres from multiple owners, which is
a significant amount of acquisition to get a corridor to build the road. It would take a significant
amount of acquisition to get a County road that's identified on the roadway right-of-way
protection map, which is the extension of Russos Road. The applicant's concern is to obtain a
condition requiring the acquisition of right-of-way when they do not possess the ability to
acquire the right-of-way. It is not their property, and they cannot force the sale of it.
Mr. Pettibon reiterated the willingness to revert to the original study if the right-of-way cannot
be secured. He suggested a high-level concept to approve the current plan with a clause
allowing a reversion back to the original improvements that had them going south and making
improvements on Indrio Road to I-95, if necessary, if they can't secure the right-of-way for
Russos Road.
George Landry, County Administrator, clarifies comments made regarding the previously
approved report. He explained that the applicant initially submitted a traffic report before the
second report, which was sent to the third-party consultant and was looked upon as a
validated report. But the approval process still comes before the Board; the report cannot be
approved at the staff level. The report was validated but not approved at the Board level. It
was a valid report, and the third party confirmed that it was accurate.
Mr. Raynes commented that the applicant agrees with what is currently being proposed with
the staff's recommendations and the language; the applicant does not dispute it. The report
submitted shows that the applicant can meet concurrency, should the applicant not be able to
get to Russos Road. The proposal is not for the approval of the developer agreement; it is just
to move forward to the second reading.
Chair Fowler requested clarification on what the applicant agreed to rather the applicant and
team are okay with the staff development agreement or the updated version that includes
changes? In response, Mr. Raynes advised that the applicant agreed with the staff’s changes
presented; the applicant does not have any changes to the development agreement. He
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advised that the applicant submitted the development agreement, and staff made significant
changes and edits, and they accepted almost all the changes, and part of the changes were
related to the Russos Road issue.
Commissioner Clasby expressed concerns regarding utilizing eminent domain, and wanted
Russos Road after 1,028 units, approving the developer agreement with the language
“potentially sooner,” and waiting for the traffic study. Commissioner Leet agrees and suggested
changing the language to the unit number.
Mr. Raynes mentioned that the applicant agrees with Option B.
Mr. Good clarified Commissioner Clasby's request to have Russos Road constructed by the
1,028 units. He advised that it had not been presented or agreed upon by the applicant.
Mr. Pettibon (applicant) advised that there would be significant challenges upon execution of
the request to have Russos Road constructed by the 1,028 unit, and they were accepting what
was presented based on the functionality of road construction, permitting, etc. In
collaboration, if presented with the approval of Option B, they can achieve that. He requested
a continuation of the item.
Chair Fowler asked about the flexibility of changing developer agreement parameters after
approval of either Option A/Option B. In response, Mayte Santamaria, Deputy County
Administrator, explained that changes can be made between hearings if they are published
accurately. The Board is policymakers, so adjustments can be made between hearings.
Katherine Barbieri, County Attorney, commented and confirmed that if it is published, noticed,
and processed, changes can be made to trip count, dwellings, units, etc.
Mr. Landry stated that the concerns of the third-party reviewer, staff, and the Board can all be
discussed before the next meeting. If continued, the issues will be addressed and published
before the meeting and finalized in the last discussion.
Mr. Raynes expressed concerns regarding Option A and advised that it is not acceptable for the
applicant. As the applicant would not be in control of Option A, if they cannot get the right-of-
way, they cannot go any further. The applicant agrees with Option B or reverting to the original
plan.
Mr. Pettibon commented on Option A and the challenges as a home builder, developer, and
landowner, and needed assistance from the Board for the right-of-way. He advised that Option
B promotes the progression of the project.
Commissioner Clasby asked when the last time the County acquired land by eminent domain
was and if the County would be able to acquire right-of-way via eminent domain within 24
months. In response, Ms. Barbieri stated that she is not aware of any instances where the
County has used eminent domain, and she does not know the timeline for it for the same
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reason. If the Board wants to proceed, further research is required.
Mr. Clasby asked if there were any penalties if the County could not acquire the right-of-way in
24 months. In response, Ms. Santamaria explained that if the County cannot acquire it, then
the applicant pays the construction cost. They have already paid 150% for the acquisition. If the
County cannot acquire it, then the applicant pays 115% of the cost towards the construction
cost. Which the County has in the bank to use potentially if it is ever acquired.
Commissioner Clasby commented that if the County cannot acquire right-of-way in 24 months,
the applicant makes a payment to the County and can continue to build. He expressed
concerns about a potential failed roadway, and not the alternative improvements, and no
Russos Road. In response, Ms. Santamaria advised potentially, but the process is similar to
state law, with traffic concurrency and paying the proportionate share. If the developer has a
binding agreement and pays their contribution, they can continue building.
The Board, the staff, and the applicant discussed the right-of-way, number of units, alternate
development plans for Russos Road, alternative options/recommendations as to a trip
threshold, Russos Road extension, using eminent domain, third-party traffic analysis, and the
traffic impact evaluation. Concerns were expressed about approving the developer agreement
without standardizing language, regarding trip counts and units, and negotiations before
considering eminent domain, along with the cost of attorneys' fees. A suggestion was made to
wait for the consultant's final number before proceeding with the developer agreement. The
Board debated moving forward with the first reading of the project without more information.
A suggestion was made for more research on whether 24 months is a reasonable timeframe to
acquire the right-of-way. The Board debated between the Option A/Option B
recommendations, eminent domain, penalties, and incorporated changes to the number of
dwelling units, converting the trip counts to units, trip generation, and the language.
Mr. Landry suggested that if the Board is inclined to move forward, an alternative should be
considered by the next meeting. However, if all information is not received by then, the
language could be amended to reflect the suggested options.
Mr. Raynes raised concerns about Option A, stating that it is not acceptable for the applicant.
Since the applicant does not have control over Option A, they cannot proceed if they are
unable to secure the right-of-way. The applicant agrees with Option B or prefers reverting to
the original plan.
Mr. Pettibon mentioned that if the property owners along the Russos Road alignment are not
interested in selling the property, he suggested Option B with a reverter back to the original
study and/or an alternative east/west roadway other than Russos Road. He requested the
approval with Option B, with the caveat that, if they cannot secure the opportunity for Russos
Road under the current alignment, they would have an equivalent alternative alignment, and if
that could not be approved, they would revert back to the original traffic study. And they
would satisfy the condition by the continued expansion of Spanish Lakes Boulevard out to I-95
and Indrio Road. He asked from a procedural perspective if the proposal is moved forward,
BOCC Regular Meeting Tuesday, March 17, 2026 6:00 PM
49 | Page
would there be any legal requirements that the project approval be aligned the same night as
the developer's agreement.
The Board, staff, and applicant continued to discuss the language of the options, appraised
values, eminent domain, and Russos Road. A suggestion was made to the applicant to approach
the landowners and offer to buy the property to prevent eminent domain as an option. They
continued to discuss the best option (A/B) and added a clause only to be triggered if eminent
domain fails. The Board discussed the applicant continued to discuss the right-of-way and the
protection map, timeline for approval, research, County protections, conditions of approval,
the third-party reviewers' response, traffic distribution/traffic report, daily trips, Russos Road,
alternative roads, acquisition of land, and staff recommendations.
Chair Fowler opened the hearing for public comment at this time. With no one wishing to
address the Board, Chair Fowler closed the public hearing.
Before the motion was made, the Board discussed the consensus between Options A and B,
noting that Option A could stall the project at a certain number of units, and Option B has a
backup option that could ultimately have the County utilize eminent domain to guarantee the
road is acquired and built. Concerns were raised about the accuracy of percentage and
timeframe figures. It was suggested to increase these numbers, except for the dwellings, to
ensure coverage and ask for research between now and the next meeting. Concerns were
raised about acquiring the right-of-way and suggested looking for alternate routes if necessary.
A suggestion was made to keep the staff's original recommendation, understanding that the
developer agreement can be modified as necessary. The Board debated the originally proposed
Option A and Option B after collaboration with the developer.
Commissioner Clasby requested clarification on eminent domain proceedings. In response, Ms.
Barbieri explained that the eminent domain process has not been done in the County. To
establish eminent domain, the need for a public necessity must be found, and a 30-day notice
must be given, which may take longer. It is a two-step process; the County may then file suit,
and an order of taking may be filed first to see if it could be obtained. If the County cannot
come to terms on an amount, then the County would ask a jury to establish an amount for the
County.
Commissioner Clasby proposed adding a clause to Option B that allows the County to choose
the original option if eminent domain fails. In response, Ms. Santamaria clarified his request
that with Option B, if the County cannot satisfy eminent domain, the County chooses the
original alternative for the other improvements. Commissioner Clasby confirmed: “Option B
with the reverter for the alternative east/west.”
Ms. Barbieri advised the Board that both options could move forward with the reverter; the
hearing is only for the approval of the first of two hearings. The only approval needed is a
motion forwarding this item to the second hearing, unless staff needs more direction. The item
can move forward with the staff's direction to work with the developer. The Board did not
need to select an option at this meeting. This is only the approval of the first reading. From the
BOCC Regular Meeting Tuesday, March 17, 2026 6:00 PM
50 | Page
discussion, the developer is aware of what is needed, and staff will work with them before the
next meeting. If everything is not resolved and the Board is still not satisfied, the Board can
continue the hearing again for a certain date.
Chair Jamie Fowler passed the gavel to Vice-Chair Larry Leet. Commissioner Fowler made a
motion to move the developer agreement forward to the April 7, 2026, BOCC meeting at 6:00
pm or soon thereafter. Commissioner Erin Lowry seconded the vote. After the vote, Vice-Chair
Leet passed the gavel back to Commissioner Fowler, and she retained her position as Chair.
The Board had no further questions or comments on this matter.
A motion was made to move the developer agreement forward to the April 7, 2026, BOCC
meeting at 6:00 pm or soon thereafter, and it passed unanimously.
RESULT: APPROVE 1ST READING
MOVER: Commissioner District 4 Jamie Fowler
SECONDER: Commissioner District 3 Erin Lowry
AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend
NAYS: None
EXCUSED: None
12. REGULAR AGENDA
A. PLANNING & DEVELOPMENT SERVICES
1. Administrative Approval Update from the PDS Director
There was no presentation. Due to the lateness of the meeting, staff will update each Board member
personally regarding the following projects:
• ST 320, LLC – Minor Site Plan
• ORR Pod #7 – Meridian by Meritage – Minor Adjustment to PUD
• The Atlantic PUD- Minor Site Plan
No formal vote is necessary as this was only a discussion item.
13. COMMISSIONER COMMENTS
The Board had no questions, comments, or updates on this item.
14. UPCOMING MEETINGS
A. The Board of County Commissioners will hold a Regular meeting on Tuesday, April 7, 2026, at 6 pm in
the Commission Chambers of the Roger Poitras Administration Annex located at 2300 Virginia
Avenue, Fort Pierce, FL.
BOCC Regular Meeting Tuesday, March 17, 2026 6:00 PM
51 | Page
B. The Board of County Commissioners will hold an Informal meeting on Tuesday, April 14, 2026, at 9 am
in the Commission Chambers of the Roger Poitras Administration Annex located at 2300 Virginia
Avenue, Fort Pierce, FL.
15. ANNOUNCEMENTS
A. The St. Lucie County Chamber of Commerce is teaming up with St. Lucie County’s Planning &
Development Services staff to host a free Before you Sign the Lease Workshop on Monday, April 13,
from 11:30 a.m. to 1 p.m. This free workshop is essential for business owners looking to create a new
business or buy, build, or lease to expand their current organization. To register, visit -
https://stluciechamber.org/event/before-you-sign-the-lease/.
B. Don’t miss the largest Earth Day celebration on the Treasure Coast as St. Lucie County’s
Environmental Resources Department hosts its Annual Earth Day Festival on Saturday, April 18, from
10 a.m. to 4 p.m. at the Oxbow Eco-Center, located at 5400 NE St. James Drive in Port St. Lucie. This
free, family-friendly event features food, music, environmental education displays and activities, and
more. For a detailed schedule of events, visit www.oxboweco.com.
16. MOTION TO ADJOURN
With no other information to be brought for consideration before the Board, the meeting was adjourned
at 12:39 AM.
Please note: Final minutes are recorded in the official minute books filed with the Clerk of the Circuit
Court and Comptroller, which are available for inspection upon request.
girlo LUCRE—
TRANSMITTAL SLIP
DATE: March 18, 2026
TO: Vera Smith, Board Recording Secretary
FROM: Kellie Harris, Legal Assistant, 772-462-1416
RE: Memorandum of Voting Conflict — Commissioner Townsend — Board of County
Commissioners Meeting on March 17, 2026
Attached please find the executed original of the above referenced form for agenda items 11.C.4
Indrio Groves— Rezoning to PUD and TVC Hamlet Preliminary Development Plan and 11.C.5. —
Indrio Groves— PUD Development Agreement.
Please include in the minutes for the March 17, 2026, Board of County Commissioners meeting.
Please process accordingly.
Enc.
klh
FORM 8B MEMORANDUM OF VOTING CONFLICT FOR
COUNTY, MUNICIPAL, AND OTHER LOCAL PUBLIC OFFICERS
LAST NAME—FIRST NAME—MIDDLE NAME NAME OF BOARD,COUNCIL,COMMISSION,AUTHORITY,OR COMMITTEE
Townsend, Cathy St. Lucie County Board of County Commissioners
MAILING ADDRESS THE BOARD,COUNCIL,COMMISSION,AUTHORITY OR COMMITTEE ON
2300 Virginia Avenue WHICH I SERVE IS A UNIT OF:
CITY COUNTY CITY XOUNTY OTHER LOCAL AGENCY
Fort Pierce Saint Lucie FLOFPpLIT ALSU DIVISION:
ucle oun y Commissioner District 5
DATE ON WHICH VOTE OCCURRED
March 17, 2026 MYPOSITIONIS:
ELECTIVE APPOINTIVE
WHO MUST FILE FORM 813
This form is for use by any person serving at the county, city, or other local level of government on an appointed or elected board, council,
commission,authority,or committee. It applies to members of advisory and non-advisory bodies who are presented with a voting conflict of
interest under Section 112.3143, Florida Statutes.
Your responsibilities under the law when faced with voting on a measure in which you have a conflict of interest will vary greatly depending
on whether you hold an elective or appointive position. For this reason, please pay close attention to the instructions on this form before
completing and filing the form.
INSTRUCTIONS FOR COMPLIANCE WITH SECTION 112.3143, FLORIDA STATUTES
A person holding elective or appointive•county, municipal, or other local public office MUST ABSTAIN from voting on a measure which
would inure to his or her special private gain or loss. Each elected or appointed local officer also MUST ABSTAIN from knowingly voting on
a measure which would inure to the special gain or loss of a principal (other than a government agency) by whom he or she is retained
including the parent,subsidiary,or sibling organization of a principal by which he or she is retained);to the special private gain or loss of a
relative;or to the special private gain or loss of a business associate.Commissioners of community redevelopment agencies(CRAs)under
Sec. 163.356 or 163.357, F.S., and officers of independent special tax districts elected on a one-acre, one-vote basis are not prohibited
from voting in that capacity.
For purposes of this law, a "relative" includes only the officer's father, mother, son, daughter, husband, wife, brother, sister, father-in-law,
mother-in-law, son-in-law, and daughter-in-law.A"business associate" means any person or entity engaged in or carrying on a business
enterprise with the officer as a partner, joint venturer, coowner of property, or corporate shareholder (where the shares of the corporation
are not listed on any national or regional stock exchange).
ELECTED OFFICERS:
In addition to abstaining from voting in the situations described above,you must disclose the conflict:
PRIOR TO THE VOTE BEING TAKEN by publicly stating to the assembly the nature of your interest in the measure on which you are
abstaining from voting; and
WITHIN 15 DAYS AFTER THE VOTE OCCURS by completing and filing this form with the person responsible for recording the
minutes of the meeting,who should incorporate the form in the minutes.
APPOINTED OFFICERS:
Although you must abstain from voting in the situations described above, you are not prohibited by Section 112.3143 from otherwise
participating in these matters. However, you must disclose the nature of the conflict before making any attempt to influence the decision,
whether orally or in writing and whether made by you or at your direction.
IF YOU INTEND TO MAKE ANY ATTEMPT TO INFLUENCE THE DECISION PRIOR TO THE MEETING AT WHICH THE VOTE WILL BE
TAKEN:
You must complete and file this form (before making any attempt to influence the decision)with the person responsible for recording the
minutes of the meeting,who will incorporate the form in the minutes. (Continued on page 2)
CE FORM 8B-EFF.11/2013 PAGE 1
Adopted by reference in Rule 34-7.010(1)(f),F.A.C.
APPOINTED OFFICERS (continued)
A copy of the form must be provided immediately to the other members of the agency.
The form must be read publicly at the next meeting after the form is filed.
IF YOU MAKE NO ATTEMPT TO INFLUENCE THE DECISION EXCEPT BY DISCUSSION AT THE MEETING:
You must disclose orally the nature of your conflict in the measure before participating.
You must complete the form and file it within 15 days after the vote occurs with the person responsible for recording the minutes of the
meeting,who must incorporate the form in the minutes.A copy of the form must be provided immediately to the other members of the
agency,and the form must be read publicly at the next meeting after the form is filed.
DISCLOSURE OF LOCAL OFFICER'S INTEREST
l Cathy Townsend hereby disclose that on March 17 2o26
a)A measure came or will come before my agency which(check one or more)
inured to my special private gain or loss;
inured to the special gain or loss of my business associate,
inured to the special gain or loss of my relative,
inured to the special gain or loss of by
whom I am retained;or
inured to the special gain or loss of which
is the parent subsidiary,or sibling organization or subsidiary of a principal which has retained me.
b)The measure before my agency and the nature of my conflicting interest in the measure is as follows:
I have a close personal relationship with Cynthia Angelos, the Developer's attorney, and am abstaining
from voting on items 11.C.4. and 11.C.5. to assure a fair proceeding free from potential bias or prejudice.
Board of County Commissioners
March 17, 2026 BOCC Meeting
Item 11.C.4. - Indrio Groves - Rezoning to PUD and TVC Hamlet Preliminary Development Plan
Item 11.C.5. - Indrio Groves PUD Development Agreement
If disclosure of specific information would violate confidentiality or privilege pursuant to law or rules governing attorneys, a public officer,
who is also an attorney, may comply with the disclosure requirements of this section by disclosing the nature of the interest in such a way
as to provide the public with notice of the conflict.
Date Filed Signature
NOTICE: UNDER PROVISIONS OF FLORIDA STATUTES §112.317, A FAILURE TO MAKE ANY REQUIRED DISCLOSURE
CONSTITUTES GROUNDS FOR AND MAY BE PUNISHED BY ONE OR MOR F THE FOLLOWING: IMPEACHMENT,
REMOVAL OR SUSPENSION FROM OFFICE OR EMPLOYMENT, DEMOTION, REDUCTION IN SALARY, REPRIMAND, OR A
CIVIL PENALTY NOT TO EXCEED$10,000.
CE FORM 86-EFF.11/2013 PAGE 2
Adopted by reference in Rule 34-7.010(1)(0,F.A.C.