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Home My WebLink AboutBOCC Regular Meeting Minutes 04.21.26 BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA Regular Meeting April 21, 2026 Convened: 6:00 PM Adjourned: 11:10 PM 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 5 Also Present Katherine Barbieri, County Attorney George Landry, County Administrator Mayte Santamaria, Deputy County Administrator Thomas Carrino, Deputy County Administrator Erick Gill, Communications Division Director JoAnn Riley, Property Acquisition Director Benjamin Balcer, Planning & Development Services Director Joshua Revord, Port, Inlet & Beaches Director Kori Benton, Planning & Development Services Planning Manager Irene Szedlmeyer, Planning & Development Services Senior Planner Don Arellano, Planning & Development Services Planner II Richard Del Toro, St. Lucie County Sheriff Dr. Jon Prince, Superintendent of St. Lucie County Public Schools Sydney Halleran, Agenda Coordinator Vera Smith, Deputy Clerk Recording Secretary 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 BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 2 | Page 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 A. Sunshine Laundry Check Presentation Brian Ketchum, St. Lucie County Aquatics and Safety Coordinator, accepted a donation from Tom Rhodes, the owner of Sunshine Laundry. The donation will allow children in St. Lucie County to participate in swim lessons at a greatly reduced cost. According to the Centers for Disease Control (CDC), drowning is one of the leading causes of unintentional injury deaths in children under the age of 18 in the United States, and the second leading cause of accidental injury deaths in children between the ages of 1 and 14. For every drowning death, multiple nonfatal near-drowning incidents result in injury, some of which result in long-term disability. Statistics show that participation in formal swim lessons can reduce the risk of drowning among children and young adults. St. Lucie County Aquatic works to make residents safer in and around the water by offering affordable swim lessons, and we wouldn't be able to do that without the invaluable relationships with organizations such as Sunshine Laundry. Thanks to Tom Rhodes of Sunshine Laundry Service, the aquatics program would not be as successful, and many children would not receive life-saving swim lessons at a reduced cost. In closing, Tom Rhodes, the owner of Sunshine Laundry, shared his commitment to providing swimming scholarships to St. Lucie County residents. Mr. Rhodes shared a personal story that inspired him to start sponsoring swimming scholarships in St. Lucie County eight years ago, aimed at preventing drowning and saving lives. Mr. Rhodes realized the impact of drowning in the community and decided to partner with St. Lucie County to provide swim lessons to those who need them. He described the growth of the program over the past 10 years, including a community washer program that donates money to local organizations. Mr. Rhodes donated $1,650, providing scholarships for children in the community. 7. PUBLIC COMMENT (excluding Public Hearing Items) Chair Fowler opened the meeting for public comment at this time. The following people addressed the Board: • Deborah McGrand addressed the Board regarding the recent news on County and City commissioners' service to the public. • Rick Reed addressed the Board and discussed the Cobra football team, a Fort Pierce team for kids, BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 3 | Page and their difficulty in using local fields. • Jeff Carlson addressed the Board regarding the culvert repair program and fee assessments for residents. With no one else wishing to address the Board, Chair Fowler closed public comment. 8. PROCLAMATIONS APPROVAL A. Resolution No. 26-053 - Proclaiming the month of April 2026 as "Child Abuse Prevention 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 Director of Preventive Services, Will Malone, who thanked the Board and accepted the proclamation. 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 B. Resolution No. 26-066 - Proclaiming April 2026 as Landscape Architecture Month and Designating Wednesday, April 1, 2026 as Professional Landscape Architecture Day 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 American Society of Landscape Architects - Florida Chapter, Lilian Crawford and Leah Heinzelmann, who thanked the Board and accepted the proclamation. RESULT: APPROVE MOVER: Commissioner District 1 James Clasby 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 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 4 | Page EXCUSED: None A. Board of County Commissioners minutes for the Public Meeting of the St. Lucie County Republican Party on March 12, 2026. B. Board of County Commissioners minutes for the BOCC Regular Meeting of March 17, 2026. C. Board of County Commissioners minutes for the BOCC Regular Meeting of April 7, 2026. 10. CONSENT AGENDA A motion was made to adopt the consent 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 A. WARRANTS 1. Warrant Lists 27 - 28 Adopted by Consent Vote B. ADMINISTRATION 1. Commissioner Lowry's Appointment to the Emergency Medical Services Advisory Council Staff recommended that the Board ratify Commissioner Lowry's appointment of Audra Macon to the Emergency Medical Services Advisory Council. Adopted by Consent Vote 2. Permission to Advertise a Request for Proposals (RFP) to Develop a Lease Parcel for Non- aeronautical Facilities (Hotel) at Treasure Coast International Airport Staff recommended that the Board approve the permission to advertise the RFP for the development of non-aeronautical facilities, more particularly a hotel and associated amenities, on approximately 20 acres at the entrance of the Treasure Coast International Airport. Adopted by Consent Vote C. COUNTY ATTORNEY 1. Resolution No. 26-065 - Proclaiming the Week of April 19 through April 25, 2026, as "4-H Volunteer Appreciation Week" in St. Lucie County, Florida Adopted by Consent Vote BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 5 | Page 2. Ordinance - Correcting a Scrivener's Error in Ordinance 26-004 - Permission to Advertise Staff recommended that the Board grant permission to advertise the Ordinance. Adopted by Consent Vote D. COMMUNITY SERVICES 1. Amendment to the State Housing Initiatives Partnership (SHIP) Program Local Housing Assistance Plan to Add a Foreclosure Prevention Strategy Staff recommended Board approval of the attached resolution amending the Local Housing Assistance Plan for Fiscal Years 2025–2026, 2026–2027, and 2027–2028 to include a foreclosure prevention strategy and authorizing the Chair to execute any necessary documents and certifications for submission to the Florida Housing Finance Corporation for final approval. Adopted by Consent Vote E. HUMAN RESOURCES 1. Employee Health Insurance Plan - Amendment Eight to Administrative Services Agreement with Blue Cross and Blue Shield of Florida, Inc. Staff recommended Board approval of the amendment and authorized the Chair to sign as approved by the County Attorney. Adopted by Consent Vote F. LIBRARY SERVICES 1. Children's Services Council of St. Lucie County - In-Kind Donation Staff recommended Board approval and acceptance of the in-kind donation valued at $5,000.00 from the St. Lucie County Children’s Services Council. Adopted by Consent Vote G. 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 $34,955.00 in accordance with Strategic Plan Policy PT1.3.1 and PT1.3.2. Adopted by Consent Vote H. PARKS & RECREATION 1. Acceptance of the Children's Services Council (CSC) Swim Lesson Grant - $16,275.00 BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 6 | Page Staff recommended Board approval to accept the CSC Grant and provide low-cost swim lessons to the citizens of St. Lucie County; and approval for the Chair to sign documents as approved by the County Attorney in accordance with Strategic Plan Policy TC 5.1.2 Adopted by Consent Vote 2. Lincoln Park Community Center Summer Camp Grant Acceptance - $52,650.00 Staff recommended Board approval to accept the Children's Services Council of St. Lucie County 2026 Summer Learning grant and approval for the Chair to sign documents approved by the County Attorney in accordance with Strategic Plan Policy TC 3.4.3. Adopted by Consent Vote 3. Sunshine Laundry Donation Acceptance - $1,650.00 Staff recommended Board acceptance of the Sunshine Laundry donation in the amount of $1,650.00 as outlined in the agenda memorandum and authorize the Chair to sign the documents as approved by the County Attorney in accordance with Strategic Plan Policy TC3.1.2. Adopted by Consent Vote 4. Lawnwood Baseball Field #6 Sports Lighting Project, Musco Sports Lighting, LLC - $798,202.00 Staff recommended Board approval to award the Lawnwood Baseball Field #6 Sports Lighting Project to Musco Sports Lighting, LLC., in the amount of $798,202.00 per the Sourcewell contract #041123-MSL, and authorize the Chair to sign documents as approved by the County Attorney. This Agenda Request aligns with St. Lucie County’s Strategic Vision QI 3.1.1. Adopted by Consent Vote I. PLANNING & DEVELOPMENT SERVICES 1. Resolution No. 2026-59 - Repealing and Replacing Resolution No. 10-060 to Clarify and Expand Expedited Building Permit Review for Affordable Housing Projects Staff recommended that the Board adopt Resolution No. 2026-59 repealing and replacing Resolution No. 10-060 to clarify eligibility and documentation standards for expedited building permit review for affordable housing projects; and authorize the Chair to sign documents as approved by the County Attorney. Adopted by Consent Vote 2. Eagle Bend PUD Proportionate Share and Impact Fee Agreement (Roadways and Parks) Staff recommended that the Board approve the Proportionate Share and Impact Fee Credit Agreement (Agreement) between WHALOU Properties LLC. and St. Lucie County, authorize the Chair to sign the Agreement, as approved by the County Attorney, and record the Agreement in BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 7 | Page the Public Records of St. Lucie County, Florida. Adopted by Consent Vote J. PORT, INLET & BEACHES 1. 2026 Florida Inland Navigation District (FIND) Small Scale Derelict Vessel Removal Grant Acceptance - Project Agreement ICW-SL-25-04 Staff recommended Board approval of the Florida Inland Navigation District (FIND) Project Agreement ICW-SL-25-04, along with a supporting Budget Resolution (to be performed separately by OMB) for the previously authorized removal of the derelict vessel “Slow Lane” 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 K. PROPERTY ACQUISITIONS 1. Revised Road Impact Fee Credit Agreement - Kings Angle Owner LLC and SL Fort Pierce Residential LLC - Parcel ID 2301-601-0001-000-2 Staff recommended that the Board approve the revised Road Impact Fee Credit Agreement with Kings Angle Owner LLC and SL Fort Pierce Residential LLC, in a manner or form acceptable to the County Attorney, authorize the Chair to sign the agreement and record the agreement in the public records of St. Lucie County, Florida, subject to clear title, an updated Phase I Environmental Site Assessment, and recordation of the associated Special Warranty Deed. Adopted by Consent Vote 2. Resolution No. 2026-012 - Right-of-Way Donation along Angle Road and the Future Extension of Jenkins Road from Kings Angle Owner LLC and SL Fort Pierce Residential LLC - Parcel ID 2301- 601-0001-000-2 - Revised Staff recommended that the Board accept the Special Warranty Deed from Kings Angle Owner LLC and SL Fort Pierce Residential LLC, in a manner or form 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, subject to clear title and phase I environmental report. Adopted by Consent Vote 3. Contract for Sale and Purchase - Glen R. Stevick, as Trustee for the Glen Cove Self Directed Trust - a Portion of Parcel ID 2430-411-0002-000-3 Staff recommended that the Board approve the contract for sale and purchase from Glen R. Stevick, as Trustee for the Glen Cove Self Directed Trust, 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. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 8 | Page Lucie County, Florida. Adopted by Consent Vote 4. Purchase and Sale Agreement between School Board of St. Lucie County and St. Lucie County: Parcel One - Edwards Road Property - Parcel ID 2428-121-0002-000-6 - 42.03 Acres Parcel Two - Edwards Road Property - Parcel ID 2428-113-0002-000-1 - 2.41 Acres Parcel Three - Lawnwood Elementary - Parcel ID 2416-504-0753-000-3 - 7.23 Acres Parcel Four - St. Lucie Elementary and Dale Cassens - Portion of Parcel ID 2416-143-0000-000-3 - Approximately 25 Acres Staff recommended that the Board approve the Purchase and Sale Agreement with the School Board of St. Lucie County, authorize the Chair to execute the Agreement as reviewed and approved by the County Attorney, direct staff to perform the Phase I Environmental Site Assessment, Title Search, and Boundary Survey, and record the documents in the Public Records of St. Lucie County. Adopted by Consent Vote 5. Possible Purchase of Turnpike Feeder Road Properties Scheduled for Tax Deed Auction on May 4, 2026 - ADD ON Staff recommended that the Board direct the Property Acquisition Manager to attend the May 4, 2026, Clerk Public Auction, bid on behalf of the County, up to the maximum amount established by County staff, and authorize the County Finance Director to wire the 5% pre-auction deposit on April 22, 2026, and final payment on May 5, 2026 by 2:00 p.m., should the auction be successful. Adopted by Consent Vote L. PUBLIC SAFETY 1. Amendment to Memorandum of Understanding St. Lucie County Fire District Staff recommended Board approval of the Second Amendment to the Memorandum of Understanding (MOU) and authorization for the Chair to sign all documents as approved by the County Attorney. Adopted by Consent Vote M. PUBLIC UTILITIES 1. Amendment #8 to Contract C23-07-554 with Wharton-Smith, Inc. for Progressive Design/Build Services for Water & Wastewater Facilities Staff recommended Board approval of the draft amendment No. 8 for the Central County Water & Wastewater Treatment Facilities in the amount of $19,975,094.00 and authorize the Chair to sign documents as approved by the County Attorney. This is in accordance with Strategic Plan Policy QI3.3.2. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 9 | Page Adopted by Consent Vote 2. Proposal #25-FL-251083 from Garland/DBS, Inc. to Repair Roof Systems for SLC Solid Waste Staff recommended Board Approval to proceed with St. Lucie County Solid Waste Roof Replacement as outlined in Garland/DBS, Inc Proposal #25-FL-251083 via US Communities MICPA #PW1925, in the amount of $1,207,976.00, and authorization for the Chair to sign documents as approved by the County Attorney. This is in accordance with Strategic Plan Policy QI 3.1.5. Adopted by Consent Vote 3. P1MC District Water Service Framework Modification Staff recommended that the Board, sitting as the St. Lucie County Utility District, approve staff direction to proceed with revised framework and to begin negotiating the necessary the bulk water purchase agreement and any related agreements necessary to ensure that the Property Owner bears financial responsibility for project-related infrastructure and associated costs, and the County and District are protected from unreimbursed capital, operational, and regulatory costs. Adopted by Consent Vote N. PUBLIC WORKS 1. Award of Bid No. 26-020, S. 33rd Street at Delaware Avenue Intersection Improvements - Construction Bid Award - THIS PROJECT IS FUNDED BY THE INFRASTRUCTURE SALES TAX Staff recommended Board approval of the Bid Award to PRP Construction Group in the amount of $782,119.25 and authorizes the Chair to sign documents as approved by the County Attorney. Staff also recommends Board approval of the CEI proposal from JMT in the amount of $131,380.00, and authorizes the Chair to sign documents as approved by the County Attorney in accordance with Strategic Policy QI 3.1.1. Adopted by Consent Vote 2. Sunrise Boulevard at Edwards Road Emergency Roadway Repair - Final Acceptance Staff recommended that the Board's final acceptance of the Sunrise Boulevard at Edwards Road Emergency Roadway Repair Project in accordance with Strategic Policy QI 3.1.1. Adopted by Consent Vote 3. Award of Bid No. 26-019, for Construction of the Walton Road Sidewalk Port St. Lucie Gap (SE Belcrest Street to SE Grand Drive) - ITEM AMENDED Staff recommended Board approval of the Bid Award to Headway Construction in the amount of $261,153.72 and authorize the Chair to sign documents as approved by the County Attorney in BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 10 | Page accordance with Strategic Policy QI 3.1.1. Adopted by Consent Vote Changes were made to the order of agenda items during the meeting. 11. REGULAR AGENDA A. COUNTY ATTORNEY 1. Referendum to Continue Levy of Millage for Operational Needs of the School District Katherine Barbieri, County Attorney, presented this item to the Board. The proposed Resolution 26-050 requests to continue the levy of the millage for operational needs at the School District. The School Board has requested that a referendum be held in the November general election to consider approving the continued levy of an operational needs millage. On March 10, 2026, the School District adopted a resolution that directed the Board of County Commissioners to call a referendum election to determine if the electors of the School District approve continuing the levy of a millage for operational needs of the District for a period of 4 years, commencing on July 1, 2027, and ending on June 30, 2031. The official School District resolution and official ballot language were provided to the Board in the agenda packet. Staff recommended that the Board adopt Resolution No. 26-050 as drafted by the School District Attorney and authorize the Chair to sign the resolution The Board had no questions or comments on this matter. A motion was made to approve the staff recommendation, 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 12. PUBLIC HEARINGS A. 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, AND MARCH 17, 2026 BOCC MEETING JoAnn Riley, Property Acquisition Director, presented the proposed abandonment of Tupelo Street to the Board, following prior hearings on February 17 and March 17. Per County code and statute, she read into the record details of the abandonment. On September 23, 2025, and September 30, 2025, a Notice of Intent was published by Patricia Carter in the St. Lucie News Tribune, and no objections were received. On December 9, 2025, the Board approved permission to advertise the BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 11 | Page public hearing. On February 2, 2026, County staff notified property owners within 500 feet of the abandonment area, and one verbal objection was received. On February 3, 2026, County staff advertised the initial public hearing on February 17, 2026. On February 6, 2026, Mrs. Carter posted the required signage on the property. During the February 17, 2026, meeting, the Board requested that Mrs. Carter negotiate a landscape buffer with the abutting property owner, Sun Grove Montessori School. To date, Mrs. Carter has negotiated a declaration of the buffer area with Sun Grove Montessori School. Staff has provided this document to the school, and staff have received written acceptance for the declaration of buffer area. Staff recommended that the Board approve Resolution No. 2026-20, authorize the Chair to sign the Resolution, instruct staff to publish the final notice of abandonment, and record the resolution, proof of publications, and Declaration of Buffer Area in the public records of St. Lucie County, Florida. Chair Fowler opened the hearing for public comment at this time. The following people addressed the Board. • Shauna Noble With no one else 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 recommendation, and it passed unanimously. RESULT: APPROVE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None EXCUSED: None B. PLANNING & DEVELOPMENT SERVICES 1. Sunnyland Farms - Proposed Amendment of the Official Zoning Atlas and Preliminary Development Plan - THIS ITEM IS QUASI-JUDICIAL - CONTINUED FROM THE APRIL 7, 2026 BOCC MEETING - THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE MAY 19, 2026 BOCC MEETING Item presented in conjunction with 12.B.2 and 12.B.3. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Brian Nolan, Kori, Ben, and the applicant via phone. Vice-Chair Larry Leet- Spoke with Brian Nolan, staff, and Kori on the project. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 12 | Page Commissioner James Clasby- Spoke with the applicant, the property representative, and staff. Commissioner Erin Lowry- Spoke with the applicant and staff regarding the site plan and infrastructure. Commissioner Cathy Townsend- Spoke with Brian Nolan, staff, and the applicant. Kori Benton, Manager, and Irene Szedlmayer, Senior Planner, of Planning & Development Services, presented this item to the Board. The proposed continuation request on behalf of the applicant, Sunnyland Farms, for an Amendment of the Official Zoning Atlas to rezone from Planned Unit Development (PUD) (expired) to PUD (active) with a Preliminary Development Plan. The applicant is requesting a continuance to a date certain on May 19, 2026, at 6:00 PM or soon thereafter. Staff recommended that the Board continue the proposed rezoning and preliminary PUD site plan to the May 19, 2026, Board of County Commissioners meeting at 6:00 PM or soon thereafter. Chair Fowler opened the hearing for public comment at this time for anyone unable to attend the May 19th meeting date. With no one wishing to address the Board, Chair Fowler closed the public hearing. Commissioner Clasby asked the reason for the applicant's continuation request and if there were any modification requests to the application. In response, staff advised that there was no written indication of proposed changes received via email from the applicant, but a suggestion that they are evaluating the plan, so there may be some potential changes proposed. Currently, in written email form, there are no modification requests. The Board had no further questions or comments on this matter. A motion was made to approve the staff's recommendation of the applicant's continuance request until the May 19, 2026, Board of County Commissioners meeting at 6:00 pm or soon thereafter. RESULT: CONTINUE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None EXCUSED: None 2. Sunnyland 44 - Proposed Future Land Use Map (Small-Scale) Amendment from RS (Residential Suburban) to MXD (Mixed-Use Development) - CONTINUED FROM THE APRIL 7, 2026 BOCC MEETING - THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE MAY 19, 2026 BOCC MEETING Item presented in conjunction with 12.B.1 and 12.B.3. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 13 | Page regarding this item: Chair Jamie Fowler- Spoke with Brian Nolan, Kori, Ben, and the applicant via phone. Vice-Chair Larry Leet- Spoke with Brian Nolan, staff, and Kori on the project. Commissioner James Clasby- Spoke with the applicant, the property representative, and staff. Commissioner Erin Lowry- Spoke with the applicant and staff regarding the site plan and infrastructure. Commissioner Cathy Townsend- Spoke with Brian Nolan, staff, and the applicant. Kori Benton, Manager, and Irene Szedlmayer, Senior Planner, of Planning & Development Services, presented this item to the Board. The proposed continuation request on behalf of the applicant, Sunnyland 44 - Proposed Future Land Use Map (Small-Scale) Amendment from Residential Suburban (RS) to Mixed-Use Development (MXD) with specific use area policies. The applicant is requesting a continuance to a date certain on May 19, 2026, at 6:00 PM or soon thereafter. Staff recommended that the Board approve the continuation request for the proposed Future Land Use Map Amendment until the May 19, 2026, Board of County Commissioners meeting at 6:00 pm or soon thereafter. Chair Fowler opened the hearing for public comment at this time for anyone unable to attend the May 19th meeting date. With no one wishing to address the Board, Chair Fowler closed the public hearing. Commissioner Clasby asked the reason for the applicant's continuation request and if there were any modification requests to the application. In response, staff advised that there was no written indication of proposed changes received via email from the applicant, but a suggestion that they are evaluating the plan, so there may be some potential changes proposed. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendation of the applicant's continuance request to the May 19, 2026, BOCC Meeting at 6:00 pm or soon thereafter, and it passed unanimously. RESULT: CONTINUE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None EXCUSED: None 3. Sunnyland 44 - Proposed Amendment of the Official Zoning Atlas and Preliminary Development Plan - THIS ITEM IS QUASI-JUDICIAL - CONTINUED FROM THE APRIL 7, 2026 BOCC MEETING - THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE MAY 19, 2026 BOCC MEETING Item presented in conjunction with 12.B.1 and 12.B.3. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 14 | Page This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Brian Nolan, Kori, Ben, and the applicant via phone. Vice-Chair Larry Leet- Spoke with Brian Nolan, staff, and Kori on the project. Commissioner James Clasby- Spoke with the applicant, the property representative, and staff. Commissioner Erin Lowry- Spoke with the applicant and staff regarding the site plan and infrastructure. Commissioner Cathy Townsend- Spoke with Brian Nolan, staff, and the applicant. Kori Benton, Manager, and Irene Szedlmayer, Senior Planner, of Planning & Development Services, presented this item to the Board. The proposed continuation request on behalf of the applicant, Sunnyland 44 - Proposed Amendment of the Official Zoning Atlas from Agricultural-1 (AG-1) to Planned Unit Development (PUD) with a Preliminary Development Plan. The applicant is requesting a continuance to a date certain on May 19, 2026, at 6:00 PM or soon thereafter. Staff recommended that the Board approve the continuation request of the rezoning and preliminary development plan until the May 19, 2026, Board of County Commissioners meeting at 6:00 pm or soon thereafter. Chair Fowler opened the hearing for public comment at this time for anyone unable to attend the May 19th meeting date. 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's recommendation of the applicant's continuance request until the May 19, 2026, Board of County Commissioners meeting at 6:00 pm or soon thereafter. RESULT: CONTINUE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None EXCUSED: None 4. Madden Commercial (Bedner Farms) PRW - Planned Retail/Workplace Rezoning & Preliminary Development Plan - THIS ITEM IS QUASI-JUDICIAL - ADD ON This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Ben, Kori, Brad Currie, Jennifer Morton, Pat Madden, and Dean Rosenbach regarding the overall site plan and conditions of approval. Vice-Chair Larry Leet- Spoke with staff, Michelle Sullivan, Brad Currie, Jennifer Morton, Pat Madden, Dean Rosenbach, and Julie Thompson regarding the site plan and development. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 15 | Page Commissioner James Clasby- Spoke with staff and the applicant regarding the project. Commissioner Erin Lowry- Spoke with staff, the applicant, and the developer regarding the site plan. Commissioner Cathy Townsend- Spoke with staff, Michelle Sullivan, Brad Currie, Jennifer Morton, Pat Madden, Dean Rosenbach, and Julie Thompson regarding the site plan and development. Irene Szedlmayer, Senior Planner, and Kori Benton, Manager of Planning & Development Services, presented this item to the Board. The proposed request for a zoning atlas amendment and preliminary regulating plan. The property is currently zoned Planned Retail Workplace (PRW) zoning district, but the proposed development plan is not in substantial conformity, so the application is treated as a rezoning. The public hearing was properly noticed with signs and mailed notices to all property owners within 500 feet, publication in the local newspaper, and the applicant held a community meeting. The Bedner Farms PRW Preliminary Development Plan includes 178 acres, with 47.9 acres in the southwest quadrant commercial portion set for the proposed site development. Staff illustrated the preliminary development plan, showing single- family residential areas, townhouses, multi-family development, and referenced the layout of the Alton Town Center in Palm Beach Gardens. Staff provided an overview of the proposed preliminary development plan, with the changes, including individual retail buildings and lots instead of just parking. The new plan includes two warehouse retail lots and a highway service lot, with a small convenience store and gas station. Additional land has been dedicated to stormwater management, increasing from 6.18 acres to 8.5 acres. The proposed plan includes a dry detention area for stormwater management. The proposal includes a warehouse retail lot, an outparcel retail lot, a parking lot, and a flowway tract. Staff provided a development overview as an example of the new development and relevant code excerpts to allow the Board to consider and approve alternative lot types and alternative street types. The Land Development Code (LDC) provides that an applicant may propose additional lot types during the PRW rezoning process, provided the lot types comply with the intent of the Towns, Villages and Countryside (TVC) Element. In the TVC code, the Mixed-Use Building lots, the Retail Building Lot, and the Livework Building Lots must have an entrance facing a street or public open space. The building code does not anticipate any buildings being surrounded by parking. Similarly, the applicant may propose additional street types and streetscape standards during the PRW rezoning process, provided they comply with the intent of the TVC Element. Staff is recommending approval of the preliminary planned retail workplace regulation plan with the following conditions: 1. The Final Site Plan shall provide for: a) Modification of Lane-2, Lane-1, and Alley-4 so the sidewalk does not switch back and forth between the east and west sides of the street. b) Modification of Avenue-1, Avenue-2, Avenue-4, Avenue-5, and Avenue-6 (at a minimum from Spanish Lakes Blvd. to AV-4) to provide sidewalks on both sides of the street. c) Modification of the Outparcel Lots to front the building and provide customer access from the AV-2 and AV-3 sidewalk, with parking provided on the sides and/or rear of the lots. Outparcel Lot-1 (with drive-through service) shall provide a 6-ft landscape buffer between the drive-through lanes and the sidewalk on AV-2 or AV-3. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 16 | Page d) Acceptance of the proposed 25-foot-wide landscape buffer along the southern property boundary, which is reduced from 50 feet as approved in the April 2024 Plan, provided it includes a more robust shrub and understory tree layer in addition to canopy trees and a hedge (closed forest) to provide fuller, more opaque coverage and screening of the Outparcel Lots from Indrio Road, the multiuse path, and the on-ramp to I-95. e) Compliance with the standards in LDC 3.01.03.EE.2.p. applicable to flow ways, including provision of a pedestrian and bicycle trail system along at least one side of the flow way system (LDC 3.01.03.EE.2.p.(3)) and the width and design of littoral zones and native upland edge vegetation (LDC 3.01.03.EE. 2.p.(4)). Notwithstanding the foregoing, the references to transect zones in LDC Sections 3.01.03.EE.2. p. (2) ii., and 3.01.03.EE.2. p. (3) ii. shall not be applicable. Further, LDC (LDC 3.01.03.EE.2.p.(5), 3.01.03.EE.2.p(6)i(1), (4) and (5) and LDC 3.01.03.EE.2.p(6)ii. shall not be applicable. LDC 3.01.03.EE.2.p(6)i(2) and (3) shall be applicable. Specifically, a pedestrian and bicycle trail shall be provided along the eastern shore of the western flow way that connects to Spanish Lakes Blvd. Additionally, a Lake Management Plan shall be provided, and a single entity, acceptable to the County, should be responsible for the long-term operation, maintenance, and compliance monitoring. f) A 10-foot-tall masonry wall, or the combination of a wall and berm, along the north side of Alley-1 and the adjacent service area, in addition to the proposed landscape buffers, to screen the loading zones of the Warehouse Retail Lots from Spanish Lakes Blvd. and the residential neighborhood to the north. g) Additional details for each lot, including identification of all crosswalks, bicycle parking, lighting, a sign plan, plant species schedules for the landscaping, flow way design, and architectural elevations. h) Submission of a revised Traffic Impact Analysis that is certified by the County’s third-party reviewer, as the Preliminary Traffic Impact Analysis was based on a 199,400 sq. ft. shopping center and a 1,620 sq. ft. convenience store/gas station with 20 fueling stations. As indicated by the Concurrency Deferral Affidavit, no trips are vested at the time of a Preliminary Development Plan approval. i) Clear identification of the locations in front of the Warehouse Retail Lots intended to accommodate loading and unloading from passenger vehicles. Vehicles shall be physically prevented from encroaching onto the pedestrian area in other locations in front of the store. j) The pedestrian crosswalks on AV-4 shall be demarcated with a change in material such as brick, paving stones, or contrasting stamped concrete pavement, as provided for those locations where the trails cross drive aisles. k) A civic gathering space/green space shall be provided in the interior of the site. l) The sidewalk along Koblegard Road and Spanish Lakes Boulevard shall be provided as a multi-use path, 12 feet in width. Alternatively, the sidewalk shall be 8 feet in width and BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 17 | Page street trees shall be provided between the sidewalk and the curb, subject to a revocable license agreement and installation of root barriers. 2. If at the time of Final Site Plan approval, the Madden Commercial PRW is required to make improvements to Koblegard Road, south of proposed AV-5, the improvement shall include providing a 12-ft multiuse path to better continue the 12-ft multiuse path provided along Indrio Road and the 12-ft multiuse path provided on Koblegard, north of AV-5, and the 8-ft sidewalk provided on Koblegard Road, south of Indrio Road. Staff recommended that the Board adopt a motion to approve the Zoning Atlas Amendment (Revised PRW) and the new Preliminary PRW Regulating Plan, subject to incorporation of the staff- recommended conditions of approval, and the additional or alternative conditions the Commission deems appropriate. Bradley Currie, with Haley Ward, addressed the Board on behalf of the applicant. He introduced the development that assisted with the project and thanked the staff for the presentation. Mr. Currie provided an overview of the proposed 47.9-acre property located on the northwest corner of Koblegard Road and Indrio Road and reiterated portions of the staff's presentation. He explained that the future land use is TVC and the zoning is PRW. In 2024, the applicant received the original approval of the rezoning and PRW. The northeast and northwest sections of the property are currently under construction for single-family homes and townhouses, with the overall project being around 1,000 units in size, 420,000 sq. ft. of non-residential, commercial-type development. This proposed amendment is only for the commercial site area. The applicant is requesting an amendment to the previously approved plan, focusing on the commercial aspect, with changes to road and lot types compared to the original PRW plan. No modifications are being made to the residential portions of the project. Mr. Currie explained the similarities and differences between the original PRW plan and the proposed amendment. The proposed plan maintains the 420,000 square feet of commercial space and most access points, with some adjustments to internal roads and lot types. The same layout with buildings along the north side and the south side of the outparcels. The biggest difference is the buffer along Indrio Road, which was originally 50 ft and was reduced to 25 ft. and relocated to the north. The approved PRW regulating plans have one access with a right-in access off Indrio Road, two access points with a right-in/right-out off Koblegard Road, and three access points off Spanish Lakes Boulevard for full access. From an access standpoint, things are the same. The proposed plan includes two east-west roadways on the south portion, an alley to the north, and maintained stormwater retention areas on the western portion of the property adjacent to I-95. The South Florida Water Management District changed its standards at the end of last year, which requires a ton more pre-treatment, and some areas were lost for commercial development due to stormwater treatment. The east-west roads will have landscaping on both sides, and the north-south roads will have landscaping on both sides as well. The approval request is for the regulating plan, not a site plan. The applicant will have to come back in for a final site plan, which will show the locations of the buildings. The project is described as a normal shopping center with significant pedestrian connections and landscaping, unlike typical shopping centers. The proposed parking arrangement is narrower than other facilities, posing a challenge to getting approval. He reviewed the conditions of approval and requested some adjustments: BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 18 | Page Staff Condition of Approval #1a The applicant agrees to the full intent of the condition. Staff Condition of Approval #1b The applicant does not agree with the full intent of the condition and requested/proposed a modification. The applicant requested/proposed that the condition be stated: “Modification of Avenue 1 and Avenue 5 (from Spanish Lakes Blvd. to AV-4) to provide sidewalks on both sides of the street.” Staff Condition of Approval #1c The applicant does not agree with the full intent of the condition and requested the removal. Due to the significant amount of landscaping already being provided. Staff requested another 6 ft. landscape buffer on the south side of the sidewalk. The applicant feels it is excessive and requested that the condition be removed. (Removal Requested) Staff Condition of Approval #1d The applicant does not agree with the full intent of the condition and requested the removal. The applicant advised that the original plan showed a 50 ft. buffer on the south side with a 12 ft. multi- use path. The applicant has moved the path outside of the buffer, and the path will be along the right-of-way. The applicant proposed a 25-ft. buffer along the south side of the property. The condition also uses the term opaque screening along Indrio Road, and the applicant would like to have a successful shopping center, and people would like to see the outparcel sites. The applicant requested that the screening not be opaque. The applicant feels the buffer displayed is excessive and would like to keep the buffer shown on the regulating plan. (Removal Requested) Staff Condition of Approval #1e The applicant does not agree with the full intent of the condition and requested/proposed a modification. The applicant expressed concerns about the Towns, Villages and Countryside (TVC) flow way condition, arguing that the 60-foot requirement is impractical. The applicant does not want to agree to the condition of approval and is not able to meet the South Florida Water Management District (SFWMD) requirements. The applicant requested/proposed that the condition be stated: “The drainage system will meet South Florida Water Management District (SFWMD) requirements”. Staff Condition of Approval #1f The applicant does not agree with the full intent of the condition and requested/proposed a modification. The applicant proposed two options: a 3-4 ft. berm with a 6 ft. wall, or a 3 -4 ft. berm with additional landscaping. The applicant requested/proposed that the conditions be stated: “A 6- foot-tall masonry wall, and a 3-4-foot-tall berm along the north side of Alley-1 and the adjacent service area, with increased landscaping in the proposed landscape buffers, to screen the loading zones of the Warehouse Retail Lots from Spanish Lakes Blvd. and the residential neighborhood to the north”. Staff Condition of Approval #1g The applicant does not agree with the full intent of the condition and requested/proposed a modification. The applicant requested/proposed that the condition be stated: Additional details for BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 19 | Page each lot, including identification of all crosswalks, bicycle parking, lighting, a sign plan, plant species schedules for the landscaping, and architectural elevations. Staff Condition of Approval #1h The applicant agrees to the full intent of the condition. Staff Condition of Approval #1i The applicant does not agree with the full intent of the condition and requested the removal. The applicant advised that the front area of the storefront is not meant to be a load zone. The drive aisle is 30 ft. wide to keep people off the sidewalk, and the applicant proposed bollards at the entrance of the store to keep cars from running into the entrance. Staff Condition of Approval #1j The applicant agrees to the full intent of the condition. Staff Condition of Approval #1k The applicant does not agree with the full intent of the condition and requested/proposed a modification. The applicant requested/proposed that the condition be stated: “An additional 0.35 acres of civic gathering space/green space shall be provided in the interior of the site”. Staff Condition of Approval #1l The applicant agrees to the full intent of the condition. Staff Condition of Approval #2 The applicant agrees to the full intent of the condition. Mr. Currie provided the Board with a documented overview of the requested/proposed changes to the staff's recommended conditions of approval. With the correction of the staff's recommended condition of approval #1j, in which the applicant agrees with and requested removal by mistake - (ATTACHMENT) Discussion Commissioner Clasby discussed the design of big box stores, similarities in masonry walls and loading areas, and a 6-ft height requirement. Commissioner Leet expressed support for the berms and additional landscaping, preferring maintenance on new plants over painting and repairing walls. He agrees with the applicant that the proposed sidewalks are sufficient and that not all the recommended sidewalks are necessary. Commissioner Leet questioned the SFWMD stormwater dry retention area requirement, seeking clarification on its appearance and function. In response, Mr. Currie explained that the dry retention area is a depressed area that will have grass, maintaining the water table at one foot above the control elevation. The area will be grass, not dirt, and will be mowed and maintained. Chair Fowler and staff discussed Bucee’s sight plan of approval and requirement similarities. She suggested a consistent approach with a 3 to 4 ft. berm and a 6 ft. wall for consistency. She does not agree with the recommended number of sidewalks. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 20 | Page Commissioner Lowry commented in agreement with the applicants' sidewalk proposal, also leaving out the extra landscaping. She agrees with the location of the civic space, and with the 6 ft. wall with the 3 to 4 ft. berm. Commissioner Lowry questioned the front of the property, and not doing a denser landscaping plan, with the possibility of doing a berm along the edge of the property, so it does not have straight trees off Indrio Road to add elevation. In response, Mr. Currie advised that the width of the buffer is 25 ft. and the applicant could provide a two-foot berm along the front property edge. The applicant agreed to the 2 ft. berm along the front of the property. Commissioner Clasby inquired about the 30 ft. drive aisle in front of the big box store, as discussed by staff, and if it was a requirement of that tenant. He also inquired about root barriers for trees adjacent to the roadway. In response, Mr. Currie confirmed yes, and he explained that the placement of trees along the south side of landscape islands and planter boxes against the building, and no street trees on the north side, would make it difficult to shift street trees for more shade. Mr. Currie advised that root barriers are typically next to utilities, but not typically next to sidewalks. Ms. Szedlmeyer mentioned that if the area were a public right-of-way, root barriers would be required, but the area would be privately owned and maintained. Commissioner Clasby asked if parking for the outparcels would be on all four sides of the building. In response, Mr. Currie advised that there could be parking on all four sides, depending on the user. Commissioner Townsend commented in support of all the applicants' requests in the conditions of approval. She also acknowledged the stringent requirements of the South Florida Water Management. Chair Fowler opened the meeting for public comment at this time. The following people addressed the Board: • Justin Harrison With no one else wishing to address the Board, Chair Fowler closed public comment. Commissioner Clasby commented regarding Indrio Road and Spanish Lakes Boulevard and asked if there was an additional road dedication for turn lanes. In response, Mr. Benton explained the provision for the potential for additional right-of-way dedication at the southeast portion of the project or the southwest portion of Spanish Lakes Boulevard as it approached Indrio Road. The expansion would be as needed, depending on the final outcome of the traffic impact report. Commissioner Clasby mentioned that the project would not resemble Port St. Lucie, due to the outlay and configuration of the project, in response to public comment. Commissioner Townsend made a motion to approve the staff's recommendations, including the applicant's recommendation/request. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 21 | Page Mayte Santamaria asked for clarification of the applicant's agreement for Staff Condition of Approval #1j, to remain as a condition of approval. In response, Mr. Currie confirmed yes. Commissioner Lowry requested confirmation of her request for a 2 to 3 ft. berm along the south side of the property to be included in the motion. In response, Mr. Currie confirmed, yes, and the request could replace Staff Condition of Approval #1d, stating: “The south 25 ft. buffer should include a 2 ft. berm”. Chair Fowler asked if the motion was clean enough. In response, Katherine Barbieri, County Attorney, confirmed that the motion was understandable, with the two modifications. Commissioner Townsend confirmed the motion of approval with the two modifications. The Board had no further questions or comments on this matter. A motion was made to approve the staff's recommendations, with the applicants' recommended changes/requests. The motion of approval includes Staff Condition of Approval #1j, which was stricken by mistake. The motion of approval also includes the replacement of Staff Condition of Approval #1d, stating: “The south 25 ft. buffer should include a 2 ft. berm”, 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 5. Scrap Gators, LLC Scrap and Waste Recycling - Conditional Use Permit - THIS ITEM IS QUASI- JUDICIAL This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Kori and Ben, regarding the project. Vice-Chair Larry Leet- Spoke with staff and Brad Currie. Commissioner James Clasby- Spoke with staff and the applicant. Commissioner Erin Lowry- Spoke with staff. Commissioner Cathy Townsend- Spoke with staff. Don Arellano, Planner II, and Kori Benton, Manager of Planning & Development Services, presented this item to the Board. The proposed petition for a conditional use permit to utilize an existing industrial site for a Scrap and Waste Recycling Operation. Public notice has been provided in the form of a single-sided sign posted on the property, an ad in the St. Lucie Tribune, and an BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 22 | Page informational mailer was sent to owners within 500 feet of the boundary of the property. Two responses were received in favor of the conditional use, and before the meeting, one response was not in favor. Also, a community meeting was noticed and held by the applicant at Islamorada Brewery and Distillery on February 24, 2026. The 1.22-acre property is located on the west side of Industrial 31st Street, approximately .15 of a mile south of St. Lucie Boulevard. The property is within the Urban Services Boundary and the Airport Overlay. The existing land use is Industrial (IND). The properties immediately surrounding include a dedicated Right-of-Way (ROW) to the north and IND just north of that, as well as to the east, west, and south. The current zoning for the parcel is Industrial Light (IL). All surrounding properties are within the IL Zoning District. The Current zoning is IL. The purpose of this 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. All materials with the Scrap and Waste Recycling Operation will be non-ferrous. The applicant states that many of the recycling operations occur off-site as the business brings its team to sort, process, and recycle materials on different sites, reducing potential impacts of noise and light. Staff has provided a condition of approval that no staging or outdoor storage of materials of any kind shall be permitted, and activity will be limited from 7:00 A.M. to 4:00 P.M. The site has an existing approved landscape plan that will be modified to satisfy the conditional use standard. The site is currently surrounded by an 8 ft. high chain link fence with 1 tree for every 30 linear ft. As well as existing 4 ft. shrubs along the rear property line and 4 ft. hedges within the required front landscape buffer. Staff has provided a condition of approval that an additional 2 ft. hedge, which will grow and be maintained at 4 ft., will be installed along the required front landscape buffer before issuance of occupancy. The existing site plan was approved for 16,500 sq. ft. and constructed 16,352 sq. ft. The applicant is proposing to utilize the existing site for a Scrap and Waste Recycling Operation, modify the existing parking layout, and provide additional screening and landscaping. The applicant is proposing the off-site collection of non-ferrous materials for processing on-site, with no outdoor storage of materials, and no reprocessing into any other products. Staff advised that the petition conforms to the Standards of Review as outlined in Section 11.07.03 of the St. Lucie County Land Development Code and is consistent with the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. On March 19, 2026, the Planning & Zoning Commission held a public hearing for this item and voted unanimously to forward a recommendation of approval to the Board of County Commissioners. Staff recommended that the Board of County Commissioners approve the Conditional Use Permit for Scrap Gators LLC. Bradley Currie, with Haley Ward, addressed the Board on behalf of the applicant. He advised that the applicant has reviewed the conditions of approval and is in agreement with them. Commissioner Townsend expressed concerns regarding the project and the size of the property, and the potential impact on the airport's future direction, and asked where the items would be stored once collected. In response, Mr. Currie advised that inside the building. He clarified that the BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 23 | Page building is an existing facility and that the materials will be stored inside, alleviating concerns about outdoor storage. Chair Fowler opened the hearing for public comment at this time. With no one wishing to address the Board, Chair Fowler closed public comment. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendation, and it passed unanimously. RESULT: APPROVE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None EXCUSED: None 6. Indrio Groves - Rezoning to PUD and TVC Hamlet Preliminary Development Plan - THIS ITEM IS QUASI-JUDICIAL - CONTINUED FROM THE MARCH 17, 2026, AND APRIL 7, 2026 BOCC MEETING Item presented/discussed in conjunction with 12. B.7. Court Reporter Monica Goldmann, US Legal This public hearing was Quasi-Judicial, and the commissioners made the following disclosures regarding this item: (Note: This is consistent with what was in the previously continued meetings.) Chair Jamie Fowler - Spoke with Leslie Olson, Cynthia Angelos, Bob Raynes, Dave Canfield, Greg Pettibon, and Troy Holloway on four separate occasions to discuss the project. Commissioner Larry Leet- Spoke with staff, Leslie Olson, Cynthia Angelos, Bob Raynes, Dave Canfield, Greg Pettibon, and Troy Holloway on four separate occasions to discuss the project. Commissioner James Clasby - Spoke with members of the public, the applicant team, and County staff regarding the application. Commissioner Erin Lowry - Spoke with Ben, Kori, Irene, Katherine Barbieri, Lennar Homes, Robert Raynes, Leslie Olson, District Planning, several times regarding the plan, changes, and development agreement. Commissioner Townsend abstained from this item. 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 BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 24 | Page standing. Irene Szedlmayer, Senior Planner, and Kori Benton, Manager of Planning & Development Services, presented this item to the Board. The proposed Indrio Groves Rezoning and Preliminary Development Plan, which was continued from the March 17, 2026, and April 7, 2026 Board of County Commissioners meetings. The meeting was properly noticed due to the continuance notices carried over from the March 17, 2026, meeting. The 1,027.11-acre property is located near the northern County boundary between Koblegard Road and Interstate-95 (I-95), and to the east of Spanish Lakes Fairways Community. The current zoning is Agricultural – 1 (AG-1), and the request is to rezone to Planned Unit Development (PUD). The property has the Towns, Villages, and Countryside (TVC) future land use designation. The proposed development includes 3,081 dwelling units, which is 3-dwelling units per acre, with 83% being single-family homes, 7% townhouses, and 10% apartment units. The development commits to no less than 426.6 acres of open space, including a 24.44-acre site for a future K-8 school site, 10.68 acres or 1% right-of-way for the site, and 9.2-acre parcel/parcels to provide the commercial node, which will include a childcare center. Since the continuation, in March, there have been changes to the site in response to input received by the Board. The changes include a 13.6-acre Family and Children’s Farm and County Park on Koblegard Road, in neighborhood E, which was previously identified on Spanish Lakes Boulevard, and now the 14.8-acre site is identified as for an unspecified future development. The single-family rear-loaded lots, with parking in the rear, will be relocated from the Family and Children’s Farm and County Park area to the western edge of the amenity campus. The applicant has eliminated the 35-40 ft. wide lots and is now using 40-45 ft. lots (4,400 to 5,850 sq. ft.). Similarly, the 50-60 ft. lots have been increased in size to 55-65 ft. wide lots (6,500 to 8,450 sq. ft). The side setbacks have been increased from 5 ft. to 7.5 ft. on the front-loaded single- family lots. The rear yard has been increased to 15 ft. for all front-loaded single-family lots. The workforce housing commitment has been increased from 9% to 10% of the total dwelling units, with 15 units being “for sale” workforce housing. There will be a need to adjust some of the figures and the details on the common open space, given the reconfiguration of the amenity campus, but the commitment to total open space has not been diminished. The 50 ft. wide lots increased to 55 ft. (6,325 sq. ft.). The 70 ft. wide lots have remained the same, and the 40 ft. wide lots increased to 45 ft. (5,175 sq. ft.), so the lot areas have increased. Similarly, the lot width has increased by 5 ft. except that the 70 ft. wide lots remain the same, the side setbacks increased from 5 ft. to 7.5 ft., and the minimum rear setbacks increased from 10 ft. to 15 ft. These changes are on all of the detached single-family lots. The townhouse lots have also been revised, with the minimum 16 ft. wide townhouse being eliminated, and now for the internal units, the minimum width is 18 ft. The 21 ft. wide townhouse end units have been eliminated and are now 25 ft. wide townhouses. The corner lot townhouses remain the same, but with the increase in the minimum lot width, the minimum lot area has also changed. With the workforce housing, the increase of 9% of total dwelling units to 10% total dwelling units increases the units from 278 to 308 units, and 15 of the 308 units will be “for sale” (18 ft. wide townhomes). The layout image of the townhome lots has garage parking, detached garage parking, two-car driveways, and private backyards. Staff provided images of the proposed internal roadways as discussed in the March meeting. There is a variety of roads, including a 110 ft. wide road for the main boulevard entering the community, a 100 ft. 80 ft. and 50 ft. wide right-of-way with on-street parking, and a 50 ft right-of- way with no designated parking, but informal parking can occur when needed. The applicant has BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 25 | Page agreed to provide additional vehicular connectivity between neighborhood B and neighborhood D, and similarly, between neighborhood D and neighborhood G, to make access to the commercial area and schools more convenient. The external road network that the applicant will be constructing includes Koblegard Road from the entrance of the project down to the canal, due to Bednar Farms constructing the other section. Then, the east-west road/Russos Road or an alternative alignment will be constructed to connect Koblegard Road to Johnston Road. There will be a roundabout constructed at Koblegard Road and the project entrance, and a roundabout constructed on Spanish Lakes Boulevard and the project entrance. The projected trip distribution from the site projects that 14% using the new East-West road, 32% heading south on Koblegard Road, and 5% heading north on Koblegard Road and disperse from there. The 14% on Russos Road or the other east-west alternative is projected to travel north on Johnston Road. Some trips are expected to go south after using Russos Road to travel east, given the school, for example. Staff recommended, and the developer accepted numerous conditions of approval, in the summarization of the staff report, including: 1. Final Site Plan (FSP) to provide a detailed phasing plan for the amenity center, central green, landscape buffers and walking trails, childcare center (≥ 4,000 SF) & local store (≥ 1,500 SF). Child care and local store before the Certificate of Occupancy (CO) for the 2,054th dwelling. Annual report for operations. 2. FSP to provide a detailed phasing plan for the Workforce Housing; to be built and obtain CO prior to the 1,682nd market-rate dwelling unit. 3. Roadway Improvements – we will get back to these. 4. Multifamily shall comply with the Building Spacing Formula, provide passive and active recreation, and, in addition to a swimming pool and clubhouse, an outdoor recreation area at least 1/3 acre. 5. All FSPs shall comply with Flow Way standards (pedestrian & bicycle trail system, width & design of littoral zones & native upland edge vegetation, & navigability for 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, beyond current block-end “green space” areas, at least every at least every 15 lots for ≥ 45ft lots, or at least every at least every 10 lots for < 45ft lots. 8. Identified detached Single-Family (SF) lots in Neighborhood D shall be modified to provide rear-loaded off-street parking. 9. Prior to FSP, revisions to the landscape plan are required. 10. Prior to FSP, provide 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 Blvd. 12. Prior to FSP, certification of a revised Traffic Study, including Russos Rd. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 26 | Page 13. Prior to FSP, compliance with tree mitigation was required. 14. Code compliance update of endangered and threatened species surveys and removal of native vegetation will be required. Regarding the roadway improvement, which was addressed in this item and the next proposed item 12.B.7. Indrio Groves PUD Development Agreement. Any reference to vehicular trips has been eliminated, and the development thresholds that would trigger the requirement for certain railway improvements to occur will all be based on the Certificate of Occupancy (CO), based on a certain number of dwelling units. Roadway Improvements: • Spanish Lakes Blvd. Roundabout before the 110th residential CO. • Indrio Road and Kings Highway intersection before 162nd residential CO. • Indrio Road and Johnston Road intersection before 831st residential CO. • Koblegard Road to be completed with 2-lanes, curbs, drainage, and sidewalk along the western side, and the roundabout at Cocoanut Shores Way, before 1,292nd residential CO; • Interchange of I-95 and Indrio Road improvements before 2,366th residential CO. • Russos Road or East-West Koblegard and Johnston Roads Connector will be constructed. • The Right-of-Way (ROW) for East-West Road connecting Koblegard Road and Johnston Road. o The developer shall lead the effort to acquire ROW. o Prior to FSP that includes 1,028th dwelling, the Developer shall:  obtain appraisals;  obtain sketch and legal descriptions;  make a good faith offer to property owners to purchase required property interests;  The developer is authorized to offer up to 150% of the appraised value. (Staff noted that there will be an alignment study, which is a typical procedure and process that is undergone when new roadways are proposed. They will look at the best alignment, consider the research road alignment and up to three other alignments, and then present a preferred alignment for that East-West Road and a second alternative.) o If the Developer is unsuccessful in obtaining ROW for East-West Road,  The County shall direct the Developer to design and construct improvements to the intersection of Koblegard Road and Indrio Road (including an additional westbound through lane) OR  The County shall pursue ROW acquisition for East-West Road.  If the County pursues a ROW acquisition, the Developer shall pay the County 150% of the appraised Fair Market Value (FMV) of the required land and shall be responsible for all costs associated with the acquisition of the ROW. • If the County acquires ROW for the East-West Road within 24 months, the developer shall BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 27 | Page complete the design, permitting, and construction of the East-West Road. • If the County does not acquire ROW for East-West Road within 24 months, the County shall:  Direct Developer to design and construct improvements to the intersection of Koblegard Road and Indrio Road (additional westbound through lane), OR  Direct Developer to pay 115% of the total cost of East-West Road (including ROW acquisition, permitting, and construction). • If construction has commenced on either the intersection of Indrio and Koblegard Road (additional westbound through lane) or the East-West Road connecting Koblegard Road and Johnston Roads, and the County possesses a Performance Bond associated with the improvement, OR • The developer has paid 115% of the total costs of East-West Road (including ROW acquisition and design, permitting, and construction. This development condition is deemed satisfied and may obtain approval of FSP for dwellings exceeding 2,054. Staff recommended that the Board consider the proposed Preliminary Development Plan, staff- recommended and developer-accepted Conditions of Approval, the additional commitments made by the Developer and set forth in the documents titled Developer's proposed Conditions March 27, 2026, Developer's proposed Conditions — PUD Exhibit 03-27-26, and the Developer’s presentation, and adopt a motion reflecting the Board's determination. Discussion Commissioner Clasby asked if the conditions were originally in the developer agreement or the rezoning. In response, Ms. Szedlmeyer advised yes, as conditions of approval in the event that a development agreement is not agreed to, it would still be conditions of approval for the rezoning and preliminary plan. Commissioner Clasby asked if the developer agreement would supersede the conditions. In response, Ms. Szedlmeyer advised that they are intended to be identical. Applicant Presentation Robert (Bob) Raynes, of Gunster Law Firm, Legal Counsel on behalf of the applicant, addressed the Board. He introduced the development team that had assisted with the project. Mr. Raynes submitted documents labeled Exhibit #1 (ATTACHMENT) on behalf of the applicant, which consisted of the complete agenda packet for the item. He submitted another document labeled Exhibit # 2 (ATTACHMENT) on behalf of the applicant, which consisted of a letter of support from Terrance O’Leary, Chief Operations Officer of St. Lucie County Schools, dated April 2, 2026, regarding the relocation of the proposed 4-H farm to the dedicated school site. Mr. Raynes provided an overview of the proposed site and noted that dedicated experts would present on this item. He advised that the area is part of the St. Lucie County Towns, Villages and Countryside (TVC) and that Lennar Homes has been involved since 2004 and has not sought any land use or comprehensive plan text amendments. The applicant is following the County’s TVC concepts. Lennar was a part of the TVC visioning, and on numerous occasions throughout the timeline, put BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 28 | Page their projects on hold in an effort to try to cooperate with the County and the residents. He explained that the applicant would provide substantial evidence through expert testimony regarding the project, and that it meets the laws and the policies of the County's comprehensive plan and the Land Development Code. He mentioned that the plan was for the County and not Lennar Homes as far as what was to occur in the area. Mr. Raynes advised that the proposed plan meets the standards and concepts that the County approved for the TVC area. Mr. Raynes stated that landowners and developers need clarity regarding what they can do with their projects. They should be confident that by adhering to the comprehensive plan and following the land development codes, they can develop their property as intended. He advised that Lennar has worked hard to address the Board's and neighbors' concerns and has made changes based on feedback. Mr. Raynes introduced expert testimony in support of the project, meeting the comprehensive plan and land development codes, detailing the changes made and addressing concerns. Testimony Robert (Bob) Raynes of the Gunster Law Firm, serving as the applicant's legal counsel, introduced the following sworn experts to provide testimony detailing their extensive backgrounds: Expert #1 Leslie Olson from the District Planning Group confirmed her identity and swearing-in and shared her professional background. She advised that she has worked for St. Lucie County as the Planning & Development Services Director and Planning Manager. She was the Interim Assistant Director of Planning for the City of Fort Pierce and the Historic Preservation Officer. She began her educational journey as a Theology Major. Ms. Olson identified and confirmed Mr. Raynes' receipt of her current resume. Mr. Raynes asked if Ms. Olson was familiar with the St. Lucie County Comprehensive Plan and the Land Development Codes. In response, Ms. Olson answered yes. Mr. Raynes asked Ms. Olson, in her professional opinion, if the project presented meets all the requirements. In response, Ms. Olson answered yes. Expert #2 Troy Holloway of 2GHO, Landscape Architecture and Planning, confirmed his identity and swearing-in, and shared his professional background. He advised that he graduated from Ohio State University with a Degree in Landscape Architecture and shared his 35-year partnership with 2GHO Landscape Architecture and Planning. Mr. Holloway identified and confirmed Mr. Raynes' receipt of his current resume. Mr. Raynes asked if Mr. Holloway was familiar with the St. Lucie County Comprehensive Plan and the Land Development Codes, specifically the TVC. In response, Mr. Holloway answered yes. Mr. Raynes asked Mr. Holloway, in his professional opinion, if the project presented meets the requirements. In response, Mr. Holloway answered yes. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 29 | Page Expert #3 Ed Weinberg, of EW Consulting Inc., confirmed his identity and swearing-in and shared his professional background. He advised that he is a graduate of St. Bonaventure University with a Degree in Biology and has a Master's Degree in Oceanography from the Florida Institute of Technology. He has worked as an Environmental Consultant on the Treasure Coast for about 40 years. Mr. Weinberg identified and confirmed Mr. Raynes' receipt of his current resume. Mr. Raynes asked Mr. Weinberg, in his professional opinion, if the project presented with respect to the environmental items was consistent with the Comprehensive Plan and the Land Development Code. In response, Mr. Weinberg answered yes. Expert #4 Brian Good of Kimley-Horn confirmed his identity and swearing-in and shared his professional background. He advised that he is a graduate of the University of Central Florida with a Civil Engineering Degree. He has been a registered professional engineer in the state of Florida and a practicing consulting engineer in the Treasure Coast for 30 years. Mr. Good identified and confirmed Mr. Raynes' receipt of his current resume. Mr. Raynes asked Mr. Good for his professional opinion if the project presented meets the Comprehensive Plan and the Land Development Codes of St. Lucie County. In response, Mr. Good answered yes from a traffic aspect. Mr. Raynes asked Mr. Good if traffic was his expertise. In response, Mr. Good answered yes. Expert#5 Michael LaCoursiere, of Michael B. Schorah & Associates, Inc., confirmed his identity and swearing-in and shared his professional background. He advised that he graduated from the University of Florida, School of Civil Engineering in 1984. He has been with Michael B. Schorah & Associates and a Consulting Engineer since 1984, serving nearly 42 years in the Treasure Coast and southeast Florida. Mr. LaCoursiere identified and confirmed Mr. Raynes' receipt of his current resume. Mr. Raynes asked Mr. LaCoursiere if he was familiar with the St. Lucie County Comprehensive Plan and the Land Development Codes, with respect to the engineering. In response, Mr. LaCoursiere answered yes. Mr. Raynes asked Mr. LaCoursiere, in his professional opinion, if the project presented meets the requirements. In response, Mr. LaCoursiere answered yes. In conclusion of the expert testimony, Mr. Raynes submitted the expert resume documents labeled Exhibit #3 (ATTACHMENT) on behalf of the applicant. Expert Presentations Troy Holloway of 2GHO, Landscape Architecture and Planning, addressed the Board on behalf of the applicant and discussed the overall Hamlet PUD, which covers 1,027 acres and includes a BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 30 | Page mixed-use community with 3,081 total units. The project includes 295 workforce housing units, with a mix of front and rear-loaded single-family homes, cottage homes, townhomes, and apartments. The project is bisected by several drainage canals, varying in 80–90-foot widths, creating four quadrants and nine neighborhoods with a commercial village and civic set-asides for future development. There is A 35-acre amenity campus and community green area centrally located, with a flow rate system meeting TVC standards. Neighborhoods A and B feature emergency access to Spanish Lakes and a pedestrian trail system connecting to pocket parks. The neighborhoods include a mix of front-loaded single-family homes and alley-loaded single-family lots, along with active and passive recreation spaces. Flowways border the neighborhoods, and gated vehicular access connects to the future Koblegard roadway. Mr. Holloway provided a visual scale of the massive green spaces and multi-family units along alleys and roadways. Neighborhoods C, D, and E follow a traditional neighborhood design, with the main entrance on Koblegard Road. The commercial village is located on the eastern side, with a mix of alley-loaded townhouses, single-family homes, and front-loaded cottages. A tree preservation linear park separates residential, school site, and commercial areas, and the flow way system runs throughout the community. On-street parking includes 800 parallel spaces. Southern neighborhoods F, G, and H are located in the southwestern part, with a roundabout entry on Spanish Lakes. Gated access connects neighborhood G to the future Russos Road, and a pedestrian trail system follows the floodway system into all the green spaces. The neighborhoods feature passive parks, pocket parks, and green spaces, with front-loaded single-family homes and an 8 ft. path connecting to Spanish Lakes Community through the southern portion of Indrio Groves. The southernmost triangular parcel includes multifamily apartments with two access points: one from Spanish Lakes and one from the future Russos Road. Also buffered from Spanish Lakes and I-95 with a 100 ft. buffer. The 8 ft. path will continue down to the southern limits. Mr. Holloway advised that the project includes two roundabouts on Spanish Lakes and one on Koblegard Road, providing easy access for residents. There are publicly accessible roads and alleys with private roads, initially intended for golf cart connections, but to be changed to vehicular access points. The internal pedestrian connections within the community include walks and paths on both sides of streets, with large rights-of-way and open-space paths. There are over 50 miles of interconnected paths and walks that provide connectivity throughout the community. The project provides for 11 off-site connections as well as a connection to Johnston Road. Also, 13 external pedestrian connections are proposed as well. The project offers more than 427 acres of open space, with 263 acres as green space and 164 acres as community lakes and flowways. There are green breaks provided every 10 to 15 lots. Neighborhood G features green breaks every 15 lots, with amenities like shared backyards, play courts, and various sports courts. Buffers include 100 ft. buffers for I-95 and 50-ft. perimeter buffers, with 40-ft. landscape buffers for canals. The 35-acre amenity green provides various amenities, including an aggregate, dog parks, and sports courts. The separation from the Spanish Lakes homes to the Indrio Grove homes is over 700–800 ft. in distance. The tree preservation linear park, running north to south, separates residential and commercial areas and includes over 1,000 trees. The park has a width of 250 ft. and 14.4 acres, providing a significant buffer between different land uses. The commercial center will feature commercial uses facing the main road, with parallel parking and majority parking behind the buildings. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 31 | Page Leslie Olson, of District Planning Group, addressed the Board on behalf of the applicant and provided an overview of the project's substantial community benefits, exceeding the requirements of the TVC. The applicant is seeking no relief from the TVC code. The applicant is offering a 14.8-acre civic parcel donation and a water utility extension to Spanish Lakes, and emergency access and improved response and evacuation routes. The applicant will be building an offsite road. She mentioned the challenges for developers in acquiring right-of-way from private property owners and building roads and the importance of creating a grid network in northern St. Lucie County. Ms. Olson listed the various roadway and intersection improvements, including a 24.4-acre K-8 school site dedication. The 4-H farm is now on the school site. She discussed the Spanish Lakes Boulevard improvements and Koblegard Road right-of-way dedication, the Russos Road extension, Koblegard Road improvements, as well as the intersection improvements on Indrio Road, Johnson Road, Spanish Lakes Boulevard and Kings Highway. Ms. Olson detailed the 12-inch water main extension on Koblegard Road and a 16-inch water main extension going down Spanish Lakes Boulevard, then extending it an additional 780 linear ft. to Spanish Lakes for a cost to Lennar of $120,000 for the benefit of Spanish Lakes. There has been extensive community outreach, including mailings and meetings, with positive feedback. She described the mixed-use community design, including housing, public space, and open space for long-term growth. Ms. Olson mentioned the roundabouts and intersection upgrades, as well as the 1.5 miles of Koblegard Road widening and Russos Road extension, both designed and constructed, along with land dedicated for future road expansions. The project will have over 440 acres of open space on site, 145 acres of active greens, 50 miles of walking and biking paths, wildlife corridors, and water quality improvements. She provided an overview of the requirements that the applicant exceeded for the TVC, and requested by the Board and the P&Z Board, including the increased side setbacks from 5 ft. to 7 ft., rear setbacks from 10 ft. to 15 ft. for all lots, and all lot widths increased by 5 ft. except for the 70 ft. lots. The changes include the elimination of 16-foot interior lot widths for the rear-loaded townhomes, with the smallest being 18 ft, the 25 ft. minimum end unit lot width, increasing the workforce housing from 9% to 10%, and adding 15 units provided as “for sale” homes. The changes include the relocation of the 4-H farm and County Park to Neighborhood E, Russos Road, Childcare, Local Store, vehicular connectivity between the neighborhoods, multifamily site standards, green breaks, County Park, school site, benefits for Spanish Lakes, perimeter trail, emergency access, path for Spanish Lakes, landscaping and relocation of neighborhoods. Ms. Olson advised that the applicant agrees to all the conditions of approval and the applicant is not seeking any waivers of the TVC code. Mr. Raynes concluded the applicant's presentation and thanked the Board and reiterated the commitment to meeting all the conditions of approval. Discussion Commissioner Clasby asked about the continuation of previous meetings, confirming that this meeting is not a new meeting but a continuation, due to his not being able to complete his thoughts from the first iteration. In response, Katherine Barbieri, County Attorney, confirmed that the current meeting is a continuation of the previous sessions and that all the information provided is still relevant. Chair Fowler opened the meeting for public comment at this time. The following people addressed BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 32 | Page the Board: • Justin Harrison • Diana Harrison With no one else wishing to address the Board, Chair Fowler closed public comment. Discussion Commissioner Clasby provided a handout summarizing excerpts of the staff report to all the voting commissioners, administration, and the County Attorney for the record. (ATTACHMENT) Commissioner Clasby asked planning staff to confirm for the record the current zoning of the subject property and the future land use. In response, Mr. Benton confirmed that the current zoning is Agricultural-1 (AG-1), and the land use category is Towns, Villages and Countryside (TVC). Commissioner Clasby asked planning staff to confirm whether the current AG-1 Zoning District is considered compatible with the current TVC Future Land Use Designation. In response, Mr. Benton explained that the AG-1 Zoning District is compatible with the TVC designation based on a consistency matrix in the Land Development Code (LDC). He stated for the record in March 2023, based upon the staff's presented report analysis, the Board did grant a rezoning for a portion of land in the TVC land use category in the TVC overlay from the RS-4 Zoning District to AG-1. Commissioner Clasby asked staff to confirm if the subject property could be developed under the current AG-1 zoning without rezoning. In response, Mr. Benton confirmed that the property could be developed under the AG-1 zoning, referencing LDC section 40.40.03(E). Staff explained that the AG-1 Zoning District allows for various development options, including hamlets, towns, and villages. Commissioner Clasby requested confirmation whether the staff report states that the maximum number of dwelling units developable under the existing AG-1 Zoning would be less than 1,027, due to the acreage required for roads and stormwater. In response, Mr. Benton referred to the metrics and requirements for compliance with South Florida Water Management District standards in AG-1 Zoning Districts, which mandate a minimum lot size of 43,560 sq. ft., resulting in fewer than 1,027 primary homes. The AG-1 Zoning District allows guest homes, but they are not rented or sold, limiting the number of such homes. Commissioner Clasby asked if staff agrees that it has been established that the property has current zoning, that the current zoning remains compatible with the future land use, and that some development potential exists currently without approving the zoning. In response, Mr. Benton agreed that the statement was reasonable. Commissioner Clasby asked staff to read into the record LDC section 11.06.03(C) and excerpts on the bottom of page 57 through page 58, including Table 10 of the staff report. In response, Ms. Szedlmeyer read the standard of review stating “Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses: The PUD Zoning District provides BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 33 | Page for substantially more intensity and density than the existing uses to the north, east, and south. To the west, Spanish Lakes Fairways is developed at a density of 3.6 dwelling units per acre, a higher density than proposed for the Indrio Groves Hamlet." Staff explained that Table 10 identifies the north, south, east, and west. The future land use designation to the north is in Indian River County, which is AG-1, allowing 1-dwelling unit per five acres. To the south and east of the subject site is the TVC future land use designation. The west portion of the site is in the Residential Urban (RU) area, which allows up to 5-dwelling units per acre. With regard to the zoning districts to the north, Indian River County AG-1 permits 1-dwelling unit per 5 acres. To the south and east of the subject site, the zoning is AG-1, which allows 1-dwelling unit per acre. And the west is PUD zoning, which is the Spanish Lakes Fairways. The last column of the table identifies the existing land uses. Commissioner Clasby asked staff if it was fair to state that even with the revised conditions, the overall development remains substantially more intense than the surrounding Agricultural pattern on three sides. In response, Ms. Szedlmeyer answered yes, what is requested is 3-dwelling units per acre, and Table 10 provides 1-dwelling unit per acre to the east and south, and 1-dwelling unit per five 5 acres to the north. Commissioner Clasby asked staff to read into the record LDC section 11.06.03(D) and excerpts from Page 58 of the staff report. In response, Ms. Szedlmeyer read the standard of review, stating, “Whether there have been any changed conditions that require an amendment: “The amendments to the Comprehensive Plan and the Land Development Code were adopted in 2024 to allow a Hamlet PUD in the TVC as an alternative option to a Town, Village, Planned Country Subdivision, or one-acre residential lots. The amended code does not mandate the rezoning, but rezoning has been anticipated for many years on this property and the proposed Indrio Groves Hamlet PUD, though perhaps subject to some suggested modifications, is substantially consistent with the governing policies and code. Another change that has occurred and is occurring is the increased development interest and activity in the TVC. This increased activity also does not mandate the amendment of the Zoning Atlas but provides examples of other amendments to the Official Zoning Atlas that have been approved or are under review in the TVC.” Commissioner Clasby asked if it was correct to state that the staff report does not identify any site-specific change condition that requires the Board to approve the rezoning. In response, Ms. Szedlmeyer answered that the statement is correct. Commissioner Clasby asked if it was correct that the 2024 code amendments created the hamlet option, but did not require the Board to grant your rezoning on the property? In response, Ms. Szedlmeyer answered, yes, from her understanding. Commissioner Clasby asked staff to read into the record LDC 11.06.03(E) and excerpts from Pages 50-51 of the staff report. In response, Ms. Szedlmeyer read the standard of review, stating, “Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit and emergency medical facilities. (2) Fire Protection and Emergency Medical Services: “Fire protection and Emergency BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 34 | Page Medical Services are available via dispatch from St. Lucie County Fire District Station 7, located at 4900 Fort Pierce Blvd., approximately 4.5 miles south and east of the subject site. Planning is underway for Station No. 7 to be relocated to Taylor Dairy Road, south of Indrio Road. St. Lucie County Fire District Station 4, located at 3601 Industrial 33rd Street, is 11 miles away (assuming travel by US 1 and Indrio Road from the Airport location). A location for a new Fire Station is included in the approved Indrio and I-95 Planned Towns and Villages, about 3 miles from the Spanish Lakes Blvd. entrance to the subject site, however there is no committed timeline for construction, equipping, and staffing that station. Currently, the County does not have an adopted Level of Service (LOS) for emergency response, in terms of, for example, average response time within the Urban Services Boundary (USB) or average response time outside the USB. St. Lucie County’s emergency medical needs are largely fulfilled by three area hospitals: Lawnwood Regional Medical Center and Heart Institute, with approximate automobile travel times from the subject site being 20 to 35 minutes; St. Lucie Medical Center, with average travel times ranging from 35 to 55 minutes, and Tradition Hospital, with travel times averaging 25 to 35 minutes. Additionally, given the North County location of the Indrio Groves site, Indian River Memorial Hospital, Inc. is also an option, with average automobile travel times ranging from 25 to 40 minutes. Commissioner Clasby asked if it was correct that the report reflects hospital travel times from the site are up to 55 minutes away, depending on the destination. In response, Ms. Szedlmeyer answered yes. Commissioner Clasby asked if it was correct that there is no committed timeline for the construction, equipping, and staffing of the nearby future station referenced in the report. In response, Ms. Szedlmeyer answered yes, as far as she understands. Commissioner Clasby asked if it was correct that the County does not currently have an adopted Level of Service (LOS) for emergency response. In response, Ms. Szedlmeyer advised that the statement was correct. Commissioner Clasby asked who determines the appropriate level of emergency response and whether the Board would be responsible. In response, Mr. Benton explained that for any development proposal that warrants site plan review, rezoning on this scale, the project is distributed to the Development Review Committee, in which the County Fire District has staff that serves on the committee; they evaluate proposals, water access, etc. It is a fair assessment as part of the consideration of rezoning and site plan for the Board to determine. He mentioned subsection J references any matters as deemed by the Planning & Zoning Commission and the Board. Commissioner Clasby asked staff to read into the record portions of the staff report related to roadway connectivity, including the number of dwelling units referenced on page 42 of the staff report. In response, Ms. Szedlmeyer read “As stated previously, some 3,081 dwellings (+/- 7,703 people) will have only two certain connections to the exterior street network—Spanish Lakes Blvd. and Koblegard Road—and Spanish Lakes Blvd. and Koblegard Roads themselves are not a part of a robust roadway network. These roads merge and intersect Indrio Road.” BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 35 | Page Commissioner Clasby asked if it was fair to state that even with the recent revisions presented, the broader transportation and access concerns remain. In response, Mr. Benton explained that the introduction of Russos Road, for which staff have advocated, would provide an additional link to the east. Although the staff report identifies two certain connections, there are some caveats of trying to acquire the right-of-way, facilitate it, and provide the link east to Johnston Road, which is the TVC element provided for in the future street network. It is not solely reliant upon that future street network, essentially prescribing a minimum network necessary with the County's right-of- way protection plan; additional links have been added over the years. With more density and units, alternative means should be explored for to and from work, school, the interstate, fire & emergency, commercial civic uses, county parks, etc. He advised that Russos Road adds a substantial link to improve connectivity and the conditions of the linked roadways. Commissioner Clasby asked staff to read into the record (H) standards of review from the staff report, page 63. In response, Ms. Szedlmeyer read “Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern, specifically identifying any negative effects of such patterns.” Commissioner Clasby asked staff to read into the record the standards of review from the staff report, pages 20-22. In response, Ms. Szedlmeyer read “The 'lot typicals’ provide both a 'typical' and a 'minimum.” For lot depth and lot area, the “typical” is the higher number and the minimum is the lower number in Table 6 (located on the staff report pg. 20). Staff understands the need to retain some flexibility at the Preliminary Development Plan stage, but remain concerned about the applicant’s intent because the differences between the lot typicals and the lot minimums yield substantially different lot areas. Final Site Plans will be reviewed and approved administratively. If the Board wishes to ensure certain minimum lot areas, elimination of the minimum lot depths is an option. Limiting the total number of units with the minimum lot depth is another option. The Board could also specify the number or proportion of lots that may be constructed with the different lot widths. Commissioner Clasby asked if, under the revised conditions submitted by the applicant, modifying the lot sizes, the largest front-loaded, detached lot is still 70 ft., and if they remain only a small share of the overall project, roughly 3% under the planned buildings. In response, Ms. Szedlmeyer advised, yes, and the 70 ft. wide lots are only 3% of the total dwelling units. Commissioner Clasby asked for comparison purposes, if staff could confirm the minimum detached single-family lot within the County's most dense conventional RS-4 Zoning District. In response, Ms. Szedlmeyer advised 75 ft. with a difference of 5. Commissioner Clasby asked staff to read into the record the standards of review from the staff report on page 18. In response, Ms. Szedlmayer read “While clustering workforce housing units in one location is not prohibited by the LDC, the Board may wish to consider whether the Hamlet form of development, with a maximum density of 3 dwelling units per acre was intended to accommodate 328 apartment units on 33.9 acres at a density of 9.7 dwelling units per acre, or whether the overall maximum density of 3 dwelling units per acre is expected to be distributed BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 36 | Page more evenly throughout the development to achieve an orderly and logical development pattern as required by LDC Section 11.06.03 H and the distributed mix of housing types envisioned for Hamlet developments under Comp. Plan Policy 11.1.4.6.” Commissioner Clasby asked staff to read into the record the standards of review from the staff report on page 6 3 (H). In response, Ms. Szedlmayer reads: “While the 3 DU/A proposed density is lower than the adjacent Spanish Lakes-Fairways community, which is developed at approximately 3.6 DU/A, and the TVC Comprehensive Plan and LDC provide for the Hamlet form of development, the domination by detached single-family dwellings on small lots (80% of proposed dwellings) and the proposal to concentrate all required workforce housing units in the southwest corner, physically separated from the rest of the community, may fall short of Comprehensive Goal 11.1 for a “sustainable development pattern that preserves the rural character of St. Lucie County, protects and enhances the natural environment and increases the quality of life of the Citizens.” Commissioner Clasby asked if it was fair to state that, even after the revisions, the broader density and scale concerns remain part of the staff report record. In response, Ms. Szedlmeyer explained that, as a planner, they do not have individual concerns about density or scale. She did write the report, and there are many factors involved in analyzing projects of this scale. It remains in the staff report. Commissioner Clasby asked staff to read into the record the standards of review from the staff report on pages 63-64 (I). In response, Ms. Szedlmeyer read “Whether the proposed amendment would conflict with the public interest and is in harmony with the purpose and intent of this Code. “However, the lack of internal vehicular connectivity across Canals No. 10, 11, and 12 is inconsistent with the Comp. Plan policies and LDC standards for a street grid network with connections every one-quarter to one-half mile. Similarly, limiting connectivity to the external street network to just two places is also inconsistent with the desired one-quarter to one-half mile street grid.” Commissioner Clasby asked if it was correct that the limited connectivity has implications not just for circulation, but also for emergency response and school access. In response, Ms. Szedlmeyer answered yes. Commissioner Clasby asked if it was fair to state that even after the recent revisions, all the connectivity concerns read are named as part of the record. In response, Ms. Szedlmeyer answered, yes. Commissioner Clasby requested to make a motion based on the findings. In response, Ms. Barbieri, County Attorney, provided the applicant with an opportunity for rebuttal for due process to address concerns. Mr. Raynes addressed the Board on behalf of the applicant and expressed disappointment about the timing of Commissioner Clasby’s concerns, noting that many meetings had been held previously. He requested a continuance to address the issues properly, ensuring that the record is built correctly. He advised that the continuance would provide a chance for the staff report to be BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 37 | Page updated upon speaking with the staff. Ms. Szedlmeyer mentioned that the staff report had not been updated due to the expedited review and submission of the revised plans. Mr. Raynes reiterated the need for a continuance to address the concerns raised and update the staff report. Commissioner Clasby asked why the continuance was granted in the last two meetings. In response, Mr. Raynes advised that it was to address the Board's concerns, and the last meeting was due to the Chair not being in attendance. Mr. Raynes asked if there were any additional concerns to address for the record, to avoid bringing in new issues at the next meeting. In response, Commissioner Clasby expressed concerns about the lot sizes provided, the consistency, and the lack of an orderly, logical development pattern. He would like to see larger lots on the site. Commissioner Clasby advised that he laid out his concerns to the Board and the record regarding the project. Commissioner Lowry commented on the complexities of the TVC and the need to maintain the rural character of St Lucie County. Commissioner Leet commented on the potential legal and financial risks if the project is not approved, including the cost of a lawsuit. He suggested continuing the discussion to address Board concerns and ensure compliance with approved standards. Commissioner Clasby questioned the basis for a lawsuit, noting the substantial evidence to deny the project. In response, Commissioner Leet stated that the issues were not brought up in the last statement, and the applicant has addressed everything that the Board has brought up. Katherine Barbieri, County Attorney, advised that, for due process, she recommended that the applicant be granted another continuance. Chair Fowler requested clarification on the status of gate components in the LDC. In response, Ms. Szedlmeyer advised that in the LDC, streets can be gated in The Hamlet, leaving it to the Board's decision. Mr. Benton also referenced a section on the Comp. Plan 70.10.4 subsection (5G) allowing all roadways exclusive of interior parking and access aisle areas, regardless of ownership, shall be located a minimum of 22 ft. from any external building walls, except for security gate houses or similar security structures located in a private street or road right-of-way, except for residential and non-residential structures in which garage parking is provided rear. Chair Fowler expressed concerns and questioned the monitoring of the workforce housing units and the County park location. She proposed moving the multi-use fields back to a more accessible community location along Spanish Lakes Fairways. Commissioner Clasby asked, given the unique situation of only four commissioners, what would happen if there was some sort of scenario in the future where it was a two-to-two vote, either a BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 38 | Page denial or approval? In response, Ms. Barbieri, County Attorney, advised that the motion would not proceed either way for denial or approval. The motion would die for lack of action, and the project would not move forward. The Board discussed the continuation timeline and debated the project's compliance, legal risks of lawsuits, and the need for further board review. George Landry, County Administrator, commented on the continuation of the item and explained the need to allow staff time to review the changes and prepare proper reports. The Board, staff, and the applicant debated the continuation date, proposing June 2nd or July 7th as a tentative date, with flexibility to move if necessary. Mr. Raynes reiterated and asked if any other concerns of the Board needed to be addressed before the next meeting regarding the project that needed to be taken care of, along with the other suggestions. Commissioner Clasby reiterated that his concerns mostly have to do with the lot widths, setbacks, the amount of space behind homes, and onsite storage, and that the remaining concerns were already addressed. Chair Fowler asked the Board if there were any additional concerns or considerations regarding the project for the applicant to consider. In response, Commissioner Clasby expressed concerns regarding the overall impact of traffic going from AG-1 to the proposed project development. He also expressed the need to consider the property rights of surrounding property owners. The Board had no further questions or comments on this matter. A motion was made to approve the staff/applicants' recommendation for continuation until the July 7, 2026, BOCC Meeting at 6:00 pm or soon thereafter, and it passed unanimously. RESULT: CONTINUE MOVER: Commissioner District 2 Larry Leet SECONDER: Commissioner District 1 James Clasby AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None RECUSED: Cathy Townsend 7. Indrio Groves PUD Development Agreement - THIS ITEM IS QUASI-JUDICIAL - SECOND READING - CONTINUED FROM THE APRIL 7, 2026 BOCC MEETING - ATTACHMENT ADDED Item presented/discussed in conjunction with 12. B.7. Court Reporter Monica Goldmann, US Legal BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 39 | Page This public hearing was Quasi-Judicial, and the commissioners made the following disclosures regarding this item: (Note: This is consistent with what was in the previously continued meetings.) Chair Jamie Fowler - Spoke with Leslie Olson, Cynthia Angelos, Bob Raynes, Dave Canfield, Greg Pettibon, and Troy Holloway on four separate occasions to discuss the project. Commissioner Larry Leet- Spoke with staff, Leslie Olson, Cynthia Angelos, Bob Raynes, Dave Canfield, Greg Pettibon, and Troy Holloway on four separate occasions to discuss the project. Commissioner James Clasby - Spoke with members of the public, the applicant team, and County staff regarding the application. Commissioner Erin Lowry - Spoke with Ben, Kori, Irene, Katherine Barbieri, Lennar Homes, Robert Raynes, Leslie Olson, District Planning, several times regarding the plan, changes, and development agreement. Commissioner Townsend abstained from this item. Irene Szedlmayer, the Senior Planner, and Kori Benton, the Manager of Planning and Development Services, presented this item to the Board. There was no presentation because the combined item 12.B.6, related to the Indrio Groves Rezoning to PUD and the TVC Hamlet Preliminary Development Plan, has been continued until July 7, 2026, at 6:00 PM or shortly thereafter. Staff recommends that the Board continue the proposed Preliminary Development Plan in conjunction with the Rezoning to PUD. Chair Fowler opened the hearing for public comment at this time. With no one wishing to address the Board, Chair Fowler closed public comment. Discussion Commissioner Clasby requested a full presentation of the developer agreement, noting updates since the last meeting for public clarity. In response, Mr. Landry advised that, based on discussions that may occur before July, there may be substantial changes to be served on the Board, which may affect the presentation. Commissioner Clasby expressed the importance of providing a full presentation for public transparency, even if the agreement is expected to change. The Board discussed the development agreement presentation, which may have misled the public. The Chair explained the importance of the developer agreement, which outlines the developer's obligations, and why some commissioners prefer not to discuss it in detail. There was support regarding waiting until the next meeting to avoid unnecessary changes. Mr. Raynes submitted documents labeled Exhibit #1 (ATTACHMENT) on behalf of the applicant, in reference to the agenda packet. The Board had no further questions or comments on this matter. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 40 | Page A motion was made to approve the staff recommendation for continuation until the July 7, 2026, BOCC Meeting at 6:00 pm or soon thereafter, and it passed unanimously. RESULT: CONTINUE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None RECUSED: Cathy Townsend 8. Pruitt Commerce Center (AKA Project Vision) - Future Land Use Map Amendment (Large Scale) - ADOPTION HEARING Irene Szedlmayer, Senior Planner, and Kori Benton, Manager of Planning & Development Services, presented this item to the Board. The proposed adoption of the future land map amendment for the Pruitt Commerce Center, also known as Project Vision. The public hearing is a legislative action, and was adequately noticed with a newspaper ad in the local newspaper, mailed notice as a courtesy to property owners within 500 ft., and a sign posted on the premises. The applicant hosted a neighborhood meeting for the proposed hearing, and with the prior conditional use as well. The site is located on Kings Highway, north of Okeechobee Road and south of Orange Avenue. St. Lucie County owns the site and is under contract with the potential purchaser. There is an option agreement, and the applicant is seeking approvals to fulfil some of their contractual obligations for the transfer of the property. The property is in an annexation area of the City of Fort Pierce. The area is the City of Fort Pierce utility service area serving the Pruitt Commerce Center property, which will eventually be annexed. The subject sites' existing future land use is Residential Suburban (RS) and Special District (SD), and the proposed future land use is Mixed Use Development (MXD). The existing zoning is Agricultural, Residential-1 (AR-1), and any future rezoning will be to the Planned Non-residential Zoning District (PNRD). With the MXD future land use designation, there are certain proposed sub-area policies of the intent and uses. The proposed Sub-Area Policies: 1. Intent and Uses - Development of superior quality, primarily designed to accommodate and promote targeted industries and employment-generating uses. 2. All development shall occur through the PNRD Zoning District. 3. Transportation Concurrency  The Pruitt Commerce Center (PCC) shall be subject to the County's transportation concurrency requirements and shall provide sufficient access capacity, circulation, and connectivity needed by the development.  Traffic that exceeds the adopted Level of Service (LOS) shall be mitigated by PCC through a schedule of roadway construction projects, payments, or legally available alternatives. The timing and sequence of any such construction, payments, or alternatives shall be tied to specific development thresholds and determined during the PNRD review. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 41 | Page a. The Traffic Impact Report (TIR) shall evaluate reasonable transportation improvements necessary to maintain adopted LOS standards, including roadway connectivity and circulation within the surrounding transportation network, which may include roadways such as Graham, Picos, and Rock Roads. The determination of whether transportation improvements are required and the timing, sequencing, and any proportional responsibility for such measures shall be made during PNRD review based on the TIR, State Law, County Code, and Comprehensive Plan. Prior to approval of the final site plan for any phase, the Applicant shall provide legally sufficient and enforceable assurances, in a form acceptable to the County Attorney, to address transportation concurrency and any transportation improvements, payments, or legally available alternatives required for such. b. In coordination with St. Lucie County (SLC) Area Regional Transit, PCC shall identify potential location(s) for future transit stops to serve the subject site and shall provide for internal connectivity for pedestrian and bicycle travel. 4. Development Standards: a. Maximum Floor Area Ratio (FAR) is 0.35. b. Maximum coverage by buildings is 35%. c. Minimum open space is 25%. d. PCC shall provide an appropriate landscaped buffer to properly protect adjacent non- industrial uses. On February 3, 2026, the Board held a Public Hearing and approved the transmittal of the proposed Future Land Use Map Amendment (FLUMA) to the state and regional reviewing agencies. This included transmittal to nine agencies and the City of Fort Pierce. Two comments were received from the South Florida Water Management District (SFWMD), with one being that an Environmental Resource Permit may be required for future development. The second was that the plan amendment does not address water conservation Best Management Practices for commercial and industrial development, including high-efficiency plumbing fixtures, Florida-Friendly Landscaping, and smart irrigation technologies, consistent with regional water supply planning efforts. In response, during the final site plan review, the staff alerts developers and applicants that other permits may be required for other state and or federal agencies. With regard to the best work conservation management practices, staff suggested that it can be addressed more appropriately at the PNRD rezoning stage and site plan approval, considering the more site-specific considerations. Rather than discussing smart irrigation technologies at a future land use amendment phase. Staff recommended that the Board adopt a motion approving the adoption of the Pruitt Commerce Center FLUMA. Chair Fowler opened the meeting for public comment at this time. With no one wishing to address the Board, Chair Fowler closed public comment. Lee Dobbins of Dean, Mead, Minto & Moore addressed the Board on behalf of Ashley Capital. He acknowledged the staff's presentation and had nothing to add. He advised that the applicant is in BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 42 | Page the process of the PNRD, which is the next step in the project approval. The PNRD is part of the option agreement between Ashley Capital and the County. Commissioner Townsend thanked Ashley Capital for their partnership and expressed excitement about the upcoming projects. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendation, and it passed unanimously. RESULT: ADOPT MOVER: Commissioner District 5 Cathy Townsend SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None EXCUSED: None 8:05 PM - Recess taken 8:20 PM - Reconvened 9. Creekside Planned Unit Development (PUD) Major Adjustment - THIS ITEM IS QUASI-JUDICIAL - ADD ON This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with the applicant, Kori, and Ben regarding the applicant's request. Vice-Chair Larry Leet- Spoke with Johnathan Gomez, Mike Dula, Wyatt Rudd, and staff. Commissioner James Clasby- Spoke with staff and the applicant. Commissioner Erin Lowry- Spoke with the applicant and staff. Commissioner Cathy Townsend- Spoke with staff and the developer. Kori Benton, Planning & Zoning Manager of Planning & Development Services, presented this item to the Board. The proposed major adjustment to the Creekside final Planned Unit Development (PUD) site plan, as petitioned by the developer D.R. Horton, represented by Kimley-Horn. The public hearing was adequately noticed with signs posted on the two petitioned areas, mailed notices to property owners within 500 ft., and a display ad in the local newspaper. The Creekside development has a 20-year history, with the original PUD approval dating back to 2005 for 800 dwelling units across approximately 364 acres of single-family detached homes, multi-family via the proposed two townhome segments, which include an amenity center, recreational space, and a BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 43 | Page neighbored commercial opportunity. Staff provided an overview of the two proposed pods (Parcel E and Parcel F) proposed for modification on different segments of the site on the east and west sides. The townhome community proposed Parcel E (119 lots) and Parcel F (136 lots). In 2024, the Board had previously considered a major adjustment to the Creekside PUD, which provided for lot typicals for the town communities' final design plans. It refined some of the common areas, open space improvements for walks, walking trails, and different phasing aspects of the community. The applicant has been advancing some of the townhome plats and fine-tuning permitting, and has had challenges regarding the prescribed dimensions of the driveway, over the parking capacity, for households and families. The petition is seeking to alter the townhome lot design, specifically parcels E and F, by increasing the driveway width from 10 to 16 feet. This expansion involves changes to the front yard green space and landscape area, as well as alternative design refinements for end units. The proposed modifications include relocating entry doors and modifying sidewalk links to those entries. Staff presented a side-by-side exhibit comparing the approved 2024 plan and design with the proposed modified plan, highlighting the landscape, pedestrian walkway, the changes in the expanded driveway width, and the reduced green space. Staff presented a potential hybrid that staff presented to the applicant, which would keep the width of the driveway apron at the street within the private street right-of-way, at 10 ft., and the expanding and widening. The applicant's proposal includes planting smaller-stature trees and shrub material to mitigate the loss of front-yard green space. Staff provided an example of one alternative design consideration of a newer-built townhome in a newer community, an eight-unit building in which some of the driveways are larger and more expansive, and some are narrower at 10 ft. in width, providing options in the marketplace for larger families and still maintaining front yard space. Staff submitted the staff report and evaluation with the recommended modifications, or alternatives presented by staff, to find the petition to meet the standard review outline development code outlined in Sections 11.02.07 and 11.02.05. F. of the St. Lucie County Land Development Code and is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan; therefore, staff recommended approval of this Major Adjustment subject to the following conditions of approval outlined in Resolution No. 2026-077: 1. The Adjusted Final Site Plan shall retain at least two (2) driveways per townhome building at a 10ft width or maintain a 10ft apron width through the provided sidewalk before transitioning to the proposed 16 ft. width, in order to retain as much front yard and planting area(s) as possible. 2. Each townhome lot shall provide tree plantings, at a minimum, at one (1) native canopy tree for every 2,500 square feet of the subject lot or parcel of land, up to a maximum planting of seventeen (17) trees measuring 2.5” diameter at breast height (DBH), or a total of 42.5" DBH per LDC 7.09.04.I. and 3. Consistent with the Creekside PUD Preliminary Plans and Land Development Code, Parcels E and F shall provide street trees to offset the proposed vehicular use areas (streets) as approved and to be expanded by the increased driveway area. Mike Dula, representing D.R. Horton, addressed the Board regarding the project. He advised that BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 44 | Page the goal of the project is to ensure future residents have adequate parking and utilize the garage for storage. The project involves 20-foot-wide platted townhomes and fee simple. with no on- street parking. There really is no on-street parking here or accessory parking, with the goal to provide as much parking as possible. The original townhome plan included code-minimum landscaping with single-car driveways, while the proposed plan enhances landscaping and increases driveway widths. Although they lose six feet of width of planting space in the front yard, the new plan includes more trees, shrubs, and lower-level plantings compared to the initial proposal. There is articulation on the end units provides two-part garages and more parking. Side entries have been added to units to maintain green space and enhance the natural feel of the entries. In the rear, a tree has been added for every lot in the backyard. The extensive additional plantings have been coordinated with the Development Review Committee and the Environmental Resources Department. Mr. Dula advised that the filter Marsh has been fully constructed and is being planted, and the amenity Certificate of Occupancy (CO) has been granted, and will be open within a month. He expressed concerns regarding the first condition of approval, which would limit a third of the driveways to single-car driveways or require them to taper. The objective is not to create additional density or create a worse product, but rather to provide more than enough parking space and limit the amount of on-street parking. The only other issue to note is the second condition of approval, they are in line with providing the trees per 2,500 sq. ft. They thought the requirements were related to the square footage of the building rather than the footage of the lot. He also asked if the site plan submitted was compliant with it. He also requested that the major adjustment be approved without condition one. In response to Mr. Dulas concerns, Mr. Benton confirmed that the tree provision is per square footage of the lot, and the site plan submitted is compliant. Chair Fowler opened the meeting for public comment at this time. With no one wishing to address the Board, Chair Fowler closed public comment. Discussion Commissioner Clasby commented and advised the public that the proposed item is not a new development project; the proposed item is a modification to an existing project approved in 2004- 2005. He asked the applicant if they were willing to delete an end unit to provide more parking, since the proposed item is a major amendment. In response, Mr. Dula explained that the proposed item is a 20-year-old PUD, and they are trying to make the offering as best they can for the residents who will be living in the homes. Some of the townhomes have already been purchased. Commissioner Clasby expressed his concerns regarding the limited space for parking in townhomes and compact housing, and the lack of street trees. He asked if the street trees are different from the landscaping requirements of the lot. In response, Mr. Benton explained the importance of street trees in PUDs and the criteria for their placement. He advised that the goal of meeting minimum criteria on a per-lot basis is to ensure the vehicle use area is offset by trees as needed. This would be in the common area street tract, or common area, open space. Commissioner Clasby questioned the possibility of maintaining street trees in a super compact area. In response, Mr. Benton explained it would limit the type of tree; he suggested that cabbage BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 45 | Page palms, or native palms, might be used between driveways, offering less shade but not causing vision issues. Commissioner Clasby asked if the street trees were moved to the rear yard. In response, Mr. Dula advised yes and that the rear yard trees meet the one tree per 2,500 sq. ft. lot requirement. The street tree requirement will still be met, but in areas that are rather between the larger buildings or on the sides of the right-of-way, where there is no building frontage. The requirements will be met, just not between the driveways themselves. He mentioned the material used for the driveways and the intention to install paver driveways throughout Parcel E. Chair Fowler expressed concerns about the density of the townhome units and suggested reducing the number of connected units. She also expressed concerns regarding the impact of tree removal on the community/resident. In response, Mr. Benton explained that vegetation removal permits and replanting are required to maintain minimum compliance. Commissioner Lowry commented and suggested the removal of some of the units to allow more space. The Board, staff, and the applicant discussed the street trees of the project and the location, the benefits and potential issues with street trees, code enforcement monitoring of tree removals, bond requirements for tree removals, and smaller driveways to preserve front yard space. The Board discussed driveway expansion and additional garage space, density of the units, lack of green space, the amount of concrete, limitations on the number of connected townhome units, a decrease in the number of units to make more space, and the lack of a maximum number of townhouses in the County's code. A suggestion was made to the applicant, providing the option to postpone the Board's decision to allow more time for adjustments to be made or for the Board to make a decision during the hearing. Mr. Dula commented and reiterated the intention to improve the community, better than what was originally approved. He could not decide at the time and expressed concerns regarding the driveway expansion and additional garage space. He advised that the space and density issue is a separate discussion from the driveway concern. Mr. Dula requested the postponement of the Board's decision. He advised that he would like to meet with each commissioner to address concerns before the next meeting date. The Board had no further questions or comments on this matter. A motion was made to approve the item's continuance until the June 2, 2026, Board of County Commissioners meeting at 6:00 PM or soon thereafter, and it passed unanimously. RESULT: CONTINUE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 46 | Page EXCUSED: None C. COUNTY ATTORNEY 1. Resolution No. 26-017 - Local Option Gas Tax - Notice of Intent to Levy Katherine Barbieri, County Attorney, presented this item to the Board. The proposed resolution 26- 017, Local Option Gas Tax - Notice of Intent to Levy, establishes a formula for the distribution, because the gas tax goes to municipalities as well. Staff recommended that the default statutory formula be utilized. Staff recommended that the Board approve Resolution No. 26-017 and authorize the Chair to sign the resolution. 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. Commissioner Clasby commented on the item and advised that if the gas tax were to be lowered by the Board, there would be no guarantee that the gas station would lower its prices to the same amount. Most likely, the gas station would keep the prices the same, because residents would not know the difference, and they would profit from the additional five/six cents. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendation, and it passed unanimously. RESULT: APPROVE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None EXCUSED: None 2. Ordinance No. 26-006 - Reauthorizing the Levy for the Local Option Fuel Tax The County Attorney requested to present item 12.C.2. before item 12.C.1. because the resolution outlines how the ordinance is implemented. Katherine Barbieri, County Attorney, presented this item to the Board. The proposed Ordinance 26- 006 reauthorization of the levy for the local option fuel tax. The Board has previously adopted the six-cent ($0.06) local option tax upon every gallon of motor fuel and diesel fuel sold in the County pursuant to Section 336.025(1)(a), and a five-cent ($0.05) local option tax upon every gallon of motor fuel sold in the County pursuant to Section 336.025(1)(b) of the Florida Statutes. The levy of these taxes is scheduled to expire on December 31, 2026. The County Administrator is BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 47 | Page recommending that the local option gas tax be extended through December 31, 2028. Staff recommended that the Board approve Ordinance No. 26-006 and authorize the Chair to sign the ordinance. Commissioner Clasby commented on the item, referencing statements made by Governor Ron DeSantis at a recent press conference. He advised that the gas tax is a consumption tax, which he believes is one of the fairest forms of taxation, because taxes are only paid when the products are consumed. Gas tax in the County is essential for maintenance, road work, and state roads. He also stated that since the state is seeking to end property taxes, some type of funding mechanism is needed to pay for the roads. He is in support of the approval. 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 had no further questions or comments on this matter. A motion was made to approve the staff recommendation, and it passed unanimously RESULT: APPROVE MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry, Cathy Townsend NAYS: None EXCUSED: None 13. REGULAR AGENDA (continued) 1. Opioid Litigation - National Opioid Settlement - Six Remnant Defendants Katherine Barbieri, County Attorney, presented this item to the Board. The County filed suit against various companies, including the Distributors and Settling Defendants, in what has been referred to as the National Prescription Opiate Litigation. The County Attorney was contacted by Eric Romano, an attorney from the firm representing the County in litigation, to provide notice of a new national opioid settlement with Six Remnant Defendants. The attorney recommended that the County add the following Remnant Defendants: (1) Associated Pharmacies, Inc. (and American Associated Pharmacies), (2) J M Smith Corporation, (3) Morris and Dickson Co., L.L.C., (4) Louisiana Wholesale Drug Company, Inc., (5) North Carolina Mutual Wholesale Drug Company, Inc., and (6) United Natural Foods, Inc. (and SuperValu). Staff recommended that the Board elect to participate in the Six Remnant Defendants National Opioid Settlement and authorize the County Attorney to sign the Participation Form and any other required documents. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 48 | Page The Board had no questions or comments on this matter. A motion was made to approve the staff recommendation, 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 B. 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: • Minor Adjustment to a Major Site Plan - Pineapple Grove PUD. No formal vote is necessary as this was only a discussion item. 14. COMMISSIONER COMMENTS Commissioner Townsend introduced the County's new Deputy Administrator, Thomas Carrino, and welcomed him aboard. Commissioner Townsend addressed issues related to not attending a press conference/meetings due to prior commitments and meetings with residents. She advised that she did not agree with prior statements made and clarified her attendance record, mentioning personal and medical reasons for missing meetings. She explained that everyone runs their own offices and is entitled to take vacations and sick leave, and mentioned that she missed only eight meetings in ten years, most of which were medically related. Commissioner Townsend discussed the importance of freedom of speech and the right to public comments and the decision to block public comments during meetings, stating that it was not agreed upon by the Board. She also clarified her recusal from certain decisions to avoid perceived conflicts of interest. Commissioner Clasby commented and explained that the Board implemented decorum in public comments by consensus, not by vote. He acknowledged the challenges of managing public comments and the potential for manipulation of statements. He agrees with the First Amendment right for the public to come up and say what they need to say. He does not know if the decorum of public comment is extended to public hearings. He also acknowledged the ERD staff and the attendance at the Earth Day festival, and the County bus system. BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 49 | Page Commissioner Leet wished the County Administrator, George Landry, a Happy Birthday, and the Board joined in. Chair Fowler discussed the research she has done, referencing Pasco County, and ex parte disclosure forms for quasi-judicial hearing items, and a policy going forward where disclosers are a part of the record. She discussed the importance of transparency and accountability in public meetings. She mentioned the need for current employees to list their external employment, business ownerships, consulting, and if they sit on any Boards due to a conflict of interest. She requested that the County Administrator provide an update on the Cobra Football Team utilizing County parks/recreation. In response to the Chair's concerns, Mr. Landry confirmed that staff in the works are gathering information regarding County employees' external employment, the legal aspects of implementation, and what can be displayed on the County website. Staff will provide more information to the Board within the next 30 days. He also explained that the Cobra Football Team situation stemmed from a conflict of interest, with a County employee serving as the head of the youth football league. All beyond the County and based on the commission of ethics, the employee changed their position within the organization to resolve the conflict. He advised that the resolution was done at a non-profit level, not at a County function. In response, Chair Fowler confirmed that there was no punishment for the Cobra Youth Football League, just a resolution of the conflict by the commission of ethics. Chair Fowler mentioned that St. Lucie Village reached out to her regarding the airport and asked the County Administrator to work on setting up quarterly or bi-annual meetings with Cameron Howard, the Airport Director, and St. Lucie Village, either in person or remotely, for better communication. In response, Mr. Landry suggested the meetings be twice a year at the will of the Board. He provided an update on the complaints process. Chair Fowler also addressed the recusal process regarding decisions and votes. The Board had no further questions, comments, or updates on this item. 15. UPCOMING MEETINGS A. The Board of County Commissioners will hold a Regular meeting on Tuesday, May 5, 2026, at 6 pm in the Commission Chambers of the Roger Poitras Administration Annex located at 2300 Virginia Avenue, Fort Pierce, FL. B. The Board of County Commissioners will hold an Informal meeting on Tuesday, May 12, 2026, at 9 am in the Commission Chambers of the Roger Poitras Administration Annex located at 2300 Virginia Avenue, Fort Pierce, FL. 16. ANNOUNCEMENTS A. The Tiny Tots program returns, as St. Lucie County’s Parks & Recreation staff hosts a four-week BOCC Regular Meeting Tuesday, April 21, 2026 6:00 PM 50 | Page basketball and soccer program that’s underway now. Staff is offering a new Tiny Tots Soccer and Basketball program every Tuesday and Thursday from 10 to 11 a.m. at Lawnwood Stadium, through Thursday, May 14. Designed for ages 3 to 6, parents are required to stay on-site as students develop essential skills, improve coordination, and socialize in fun and engaging drills focused around soccer and basketball. The cost is $5 per student per session. For more information, please call the Parks & Recreation staff Monday through Friday from 8 a.m. to 4 p.m. at 772-462-2110. B. In recognition of National Kids to Parks Day, St. Lucie County’s Parks & Recreation staff is scheduled to host a free event at Museum Pointe Park, located at 414 Seaway Drive on South Hutchinson Island, on Saturday, May 16, from 11 a.m. to 2 p.m. This free, family-friendly event encourages children and families to get outside and enjoy local parks, featuring Rec & Roll activities such as interactive games, sports, a bounce house, and hands-on recreation. 17. MOTION TO ADJOURN With no other information to be brought for consideration before the Board, the meeting was adjourned at 11:10 PM. 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. 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 ElCITY XOUNTY OTHER LOCALAGENCY Fort Pierce Saint Lucie NAME OF POLITICAL SUBDIVISION: St. Lucie County Commissioner District 5 DATE ON WHICH VOTE OCCURRED MY POSITION IS: April 21, 2026 ELECTIVE O 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 813-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 April 21 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 12.13.6. and 12.6.7. to assure a fair proceeding free from potential bias or prejudice. Board of County Commissioners April 21, 2026 BOCC Meeting Item 12.B.6. - Indrio Groves - Rezoning to PUD and TVC Hamlet Preliminary Development Plan Item 12.B.7. - 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. April 22, 2DZLP 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 MORE OF 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 813-EFF.11/2013 PAGE 2 Adopted by reference in Rule 34-7.010(1)(f),F.A.C. Public Hearing Item 12.B.4. Bednar Farms PRW- Document Submittal of Bradley Currie (Proposed Changes to Staffs Conditions of Approval) Public Hearing Item 12.B.6. Indrio Groves Rezoning PUD- Robert Raynes Document Submittal: Exhibit #2 Public Hearing Item 12.B.6. Indrio Groves Rezoning PUD- Robert Raynes Document Submittal: Exhibit #3 Public Hearing Item 12.B.6. Indrio Groves Rezoning PUD- Commissioner Clasby's Document Submittal Public Hearing Item 12.B.7. Indrio Groves PUD Development Agreement- Robert Raynes Document Submittal: Exhibit #1