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HomeMy WebLinkAboutBOCC Regular Meeting Minutes 05.05.26 BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA Regular Meeting May 5, 2026 Convened: 6:01 PM Adjourned: 7:57 PM 1. CALL TO ORDER The meeting was called to order at 6:01 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 Excused 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 Director Benjamin Balcer, Planning & Development Services Director Morgan Phelps, Associate Planner, Planning & Development Services Kori Benton, Planning & Zoning Manager, Planning & Development Services Grant Chambers, Senior Project Engineer, Planning & Development Services Katrina Slay, Executive Aide to County Administration/Agenda Coordinator Vera Smith, Deputy Clerk Recording Secretary 2. INVOCATION The County Administrator led the invocation. 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF AGENDA - ADDITIONS, DELETIONS, REVISIONS Chair Fowler announced changes to the order of the agenda prior to approval; the changes were included under Public Hearings item 10. A.5. - Proposed Evaluation and Appraisal Review Comprehensive Plan Amendments (EAR-based Amendments) moved down to 10. A.7. so items 10. A.6. - Pitstop Mini Market, Inc. Conditional Use Permit for Packaged Alcohol Sales within the Commercial Neighborhood Zoning District, and item 10. A.7. -Linda Vista Trails (and 21st Street) Road Paving Waiver, to be heard first, due to BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 2 | Page the applicants being in attendance. She also announced changes to the Consent Agenda item 9. B.2 — Fort Pierce FBO LLC, aka APP Jet Center Ground Sublease JM Aviation and Storage, LLC, was pulled to be heard at the next meeting or soon thereafter. 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 NAYS: None EXCUSED: Cathy Townsend George Landry, the County Administrator, updated the Board and informed them that Commissioner Cathy Townsend would be absent, potentially for the next few meetings, due to a medical issue. 5. PRESENTATIONS A. Boys & Girls Clubs of St. Lucie County Updates & State Youth of the Year Winner Presentation POSTPONED TO A LATER MEETING 6. PUBLIC COMMENT (excluding Public Hearing Items) Chair Fowler opened the meeting for public comment at this time. The following people addressed the Board: • Justin Harrison addressed the Board regarding the new public comment rules and freedom of speech. With no one else wishing to address the Board, Chair Fowler closed public comment. 7. PROCLAMATIONS APPROVAL A. Resolution No. 26-068 - Proclaiming the Week of May 6 through May 12, 2026, as National Nurses Week in St. Lucie County, Florida The deputy clerk read the proclamation into the record. A motion was made to adopt the resolution, and it passed unanimously. Chair Fowler presented the proclamation to various nurses in St. Lucie County and the Florida Nurses Association, and Lisa Rivera, MSN-ED, RN, 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 BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 3 | Page NAYS: None EXCUSED: Cathy Townsend 8. APPROVAL OF MINUTES A motion was made to approve all minute sets, and it passed unanimously. RESULT: APPROVE MOVER: Commissioner District 2 Larry Leet SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend A. Board of County Commissioners minutes for the BOCC Informal Meeting of April 14, 2026. 9. CONSENT AGENDA A motion was made to adopt the consent agenda, and it passed unanimously. RESULT: APPROVE MOVER: Commissioner District 3 Erin Lowry SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend A. WARRANTS 1. Warrant Lists 29 - 30 Adopted by Consent Vote B. AIRPORT 1. Garland Roofing Material & Services Proposal for Airport Main Terminal Roof - $244,235.00 Staff recommended Board acceptance of the Garland Roofing Material & Services Proposal for the Airport Main Terminal Roof $244,235.00 and authorization for the Chair to sign documents as approved by the County Attorney. This initiative is in accordance with ECON 2.4.3. Adopted by Consent Vote 2. Fort Pierce FBO LLC, aka APP Jet Center, Ground Sublease JM Aviation and Storage, LLC The item was removed from the agenda approval and will be discussed at a later date. BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 4 | Page C. COUNTY ATTORNEY 1. Resolution No. 26-067 - Proclaiming May 2026 as Mental Health Awareness Month in St. Lucie County, Florida Adopted by Consent Vote D. COMMUNITY SERVICES 1. A Resolution of the Board of County Commissioners of St. Lucie County, Florida, Sunsetting the Veterans Advisory Council Created by Resolution No. 88-66 Staff recommended that the Board approve Resolution No. 2026-73, formally sunsetting the Veterans Advisory Council and repealing Resolution No. 88-66; and authorize the Chair to sign documents as approved by the County Attorney. Adopted by Consent Vote E. FACILITIES 1. Fairgrounds Restoration/Recoating of Roofing for Buildings A, B & C - $209,326.00 Staff recommended Board approval to proceed with restoration/recreation of Buildings A, B and C as outlined in Garland Proposal #25-FL-260360 via US Communities MICPA # PW1925, in the amount of $209,326.00 to provide a safe and dry environment for patrons at the fairgrounds, as well as preservation and continued use of the existing three buildings and authorize the Chair to sign the contract as approved by the County Attorney in accordance with Strategic Plan Policy QI.3.1.1. Adopted by Consent Vote F. HUMAN RESOURCES 1. 2026 Summer of Success - Grant Agreement Staff recommended Board approval of the grant agreement for the Summer of Success program, and authorization for the Chair to sign documents as approved by the County Attorney in accordance with Strategic Plan Policy AO 2.2.1. Adopted by Consent Vote G. OFFICE OF MANAGEMENT & BUDGET 1. Request for Proposal (RFP) No. 26-014 - Disaster Debris Monitoring Management and Consultant Services - ADD ON Staff recommended Board approval of the short-listed firms for RFP No. 26-014 and permission to: • Conduct contract negotiations with the highest-ranked proposer, Thompson Consulting Services, as the primary consultant and Debris Tech, as the secondary consultant. BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 5 | Page • If negotiations are successful, award contracts to both proposers and authorize the Chair to sign the documents as prepared by the County Attorney in accordance with Strategic Plan Policy HS 4.4. • If negotiations are unsuccessful with either firm, negotiations will be terminated with that firm, and staff will start negotiations with the next-ranked firm(s). Adopted by Consent Vote 2. Request for Qualifications (RFQ) No. 26-016 - Professional Engineering Services – Bridge and Structure Evaluation and Design Services - Continuing Contracts Staff recommends Board approval of the short-listed firms for RFQ No. 26-016 and permission to: • Conduct contract negotiations with successful short-listed firms; • If negotiations are successful, award contracts to the successful short-listed firms and authorize the Chair to sign the documents as prepared by the County Attorney. Adopted by Consent Vote 3. Request for Qualifications (RFQ) No. 26-017 - Professional Construction Engineering & Inspection Services - Continuing Contracts Staff recommends Board approval of the short-listed firms for RFQ No. 26-017 and permission to: • Conduct contract negotiations with successful short-listed firms; • If negotiations are successful, award contracts to the successful short-listed firms and authorization for the Chair to sign the documents as prepared by the County Attorney. Adopted by Consent Vote H. PARKS & RECREATION 1. SLC Children's Services Council - More Than A Game Graduation - Fee Waiver $562.50 Staff recommended Board approval to waive the facility use fee of $562.50 as outlined in this agenda memorandum and authorization for the Chair to sign documents as approved by the County Attorney in accordance with Strategic Plan Policy TC 5.2.1. Adopted by Consent Vote I. PLANNING & DEVELOPMENT SERVICES 1. Revocation of Economic Incentive Resolution No. 23-006 and Job Growth Investment Grant 23- 001 granted to Meyer Utility Structures, LLC, AKA Arcosa Staff recommended that the Board approve the draft Resolution and allow the Chair to sign documents as approved by the County Attorney. Adopted by Consent Vote BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 6 | Page 2. Revocation of Economic Incentive Resolution No. 23-007 and Job Growth Investment Grant 23- 002 for PB Holdco, LLC. (d/b/a/ Pursuit Boats) for their Tooling Building Expansion Staff recommended that the Board approve the draft Resolution and allow the Chair to sign documents as approved by the County Attorney. Adopted by Consent Vote J. PROPERTY ACQUISITIONS 1. Bryn Mawr Utility Site - Utility Easement in favor of Florida Power & Light Company Parcel ID 1410-501-0017-010-5 Staff recommended that the Board authorize the Chair to sign the Florida Power & Light Easement and direct staff to record the Easement in the public records of St. Lucie County, Florida. Adopted by Consent Vote 2. Taylor Dairy Road Water Treatment Facility - Florida Power & Light - Easement - Parcel ID 1313- 430-0000-000-5 Staff recommended that the Board authorize the Chair to sign the Florida Power & Light easement and direct staff to record the easement in the public records of St. Lucie County, Florida. Adopted by Consent Vote 3. Florida Department of Transportation Jurisdictional Transfer - Parcel 104 County Deed - Item/Segment Number FDIP: 438379-2-52-01 - Parcel ID 1336-232-0001-000-5 Staff recommended that the Board authorize the Chair to sign the County Deed and Resolution and direct staff to send the executed County Deed and Resolution to FDOT for recordation in the public records of St. Lucie County, Florida. Adopted by Consent Vote 4. Florida Department of Transportation Jurisdictional Transfer - Parcel 702 Temporary Easement - Item/Segment Number FDIP: 438379-2-52-01 - Parcel ID 1336-232-0001-000-5 Staff recommended that the Board authorize the Chair to sign the Temporary Easement and Resolution and direct staff to send the executed Temporary Easement and Resolution to FDOT for recordation in the public records of St. Lucie County, Florida. Adopted by Consent Vote 5. Florida Department of Transportation Jurisdictional Transfer - Parcel 801 Permanent Easement - Item/Segment Number FDIP: 438379-2-52-01 - Parcel ID 1336-232-0001-000-5 BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 7 | Page Staff recommended that the Board authorize the Chair to sign the Permanent Easement and Resolution and direct staff to send the executed Permanent Easement and Resolution to FDOT for recordation in the public records of St. Lucie County, Florida. Adopted by Consent Vote K. PUBLIC WORKS 1. Florida East Coast Railway Agreement for Signal Improvement and Maintenance at Commerce Center Drive (Go Team Crossing) - ITEM PULLED PRIOR TO MEETING 2. Ratification of Administrative Approval of the Lighting Maintenance Commitment to Maintain Forty-six New Streetlights on SR 713/Kings Highway (Project # 438379-4-52-01) and Fifty-seven New Streetlights on SR 713/Kings Highway (Project # 438379-5-52-01) under the Terms of St. Lucie County's State Highway Lighting, Maintenance and Compensation Agreement with the Florida Department of Transportation Staff recommended Board approval of the Lighting Maintenance Commitments to maintain forty-six new streetlights on SR 713/Kings Highway (Project # 438379-4-52-01) and fifty-seven new streetlights on SR 713/Kings Highway (Project # 438379-5-52-01) under the terms of St. Lucie County's State Highway Lighting, Maintenance and Compensation Agreement with the Florida Department of Transportation, 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 3. Creekside Parcel B Subdivision Improvements Acceptance - Release of Security Staff recommended Board approval of the final site improvements and release of Bond number 30079432 in the amount of $225,712.50 in accordance with Strategic Plan Policy QI 3.1.1. Adopted by Consent Vote 4. Seagrove Plat 2 Phase 3 Subdivision Improvements Conditional Acceptance - Partial Release of Security Staff recommended Board approval of the partial site improvements and authorize the partial release of Bond No. 24284040 in the amount of $3,898,348.61 in accordance with Strategic Plan Policy QI 3.1.1. Adopted by Consent Vote 5. Seagrove Plat 3 Phase 4 Subdivision Improvements Conditional Acceptance - Partial Release of Security Staff recommended Board approval of the partial site improvements and partial release of Bond BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 8 | Page No.24284042 in the amount of $1,561,490.70 in accordance with Strategic Plan Policy QI 3.1.1. Adopted by Consent Vote Changes were made to the order of agenda items during the meeting. 10. PUBLIC HEARINGS A. PLANNING & DEVELOPMENT SERVICES 1. Project Orchid - Future Land Use Map Amendment (Small-Scale) for +/-20.85 acres within the Lucie Rock MXD - ADD ON Item presented in conjunction with 10. A.2., 10. A.3., and 11. A.1. Christen Spake, of Gunster Law Firm, Legal Counsel for the applicant, requested the swearing-in of his team and staff before proceeding with the presentations. Chair Fowler instructed the staff, the applicant, and any speakers to stand and take an oath before providing their presentation or testimony. The Deputy Clerk, Vera Smith, swore in all participants who were standing. Kori Benton, Planning & Zoning Manager, presented this item to the Board in conjunction with Public Hearing Items 10. A.2., 10. A.3. and Regular Agenda Item 11. A.3. The legislative proposal is the Comprehensive Plan Future Land Use Map Amendment (FLUMA) to create a 20.85-acre subarea of the County Lucie Rock Mixed-Use Activity Area. Following public notice requirements, notices have been mailed to property owners within 500 ft. of the property, and a display ad has been placed in the local newspaper. The applicant held a community participation meeting, as required under the Land Development Code (LDC), on March 25, 2026, at the Sunshine Kitchen, attended by members of the public, a commissioner, and interested parties. The Project Orchid site is just over 73 acres in size, with some additional properties covered by the development agreement, and would contribute to some interim construction activity and potential onsite fill and grading immediately to the north. The location is north of the County Correctional Facility, west of North Rock Road, south of North Rock Road Extension (Access Road), and north of NSLRWCD Canal #44 (Relief Canal). The area has a variety of industrial uses, with the western half in the medium- intensity district and the eastern half in the high-intensity area. There's one component of the MXD categories that often has sub-area policies that are unique to approach future development, whether it's under the existing zone designation or through a planned development. The Comprehensive Plan provides that the height of all buildings and structures shall not exceed 60 ft. The subject of the proposed future land use map amendment would specifically apply to 20.85 acres of the land, allowing for the opportunity to pursue buildings and development of up to 80 ft. height. This is consistent with the underlying zoning and approved as part of the site plan/design review. This is considered a small-scale map amendment affecting less than 50 acres of land. Coupled with that is the existing zoning map of the property, with the western half being within the County Industrial Light Zoning District, the eastern half within the Industrial Heavy lands to the north, in both the Industrial Heavy and Industrial Extraction Zone Districts, further across the road. Staff provided an overall review of the surrounding area and the County Zoning map, including the Sunny Land Farms PUD. Staff advised that the site has an extensive history dating back to 2013, BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 9 | Page when the Board approved an associated site plan development agreement to build out the St. Lucie Commerce Center. The overall site plan proposes an over 1.4 million sq. ft. facility, a vertically integrated operation for the manufacturing of high-end windows, which will include a metal foundry, aluminum plant, sorting press, line production, sorting, window plant, shipping, and sorting and glass plant. A two-story 27,300 sq. ft. office building is located in front (east) of the manufacturing building. A stormwater area will serve as additional buffering on the west side adjacent to the rights-of-way. The 20.85 acres of land affected under the proposed future lands map amendment is to provide height relief of the 60 ft. cap in that particular area. The manufacturing operation, sorting, storage, and the warehouse distribution components are intended to be entirely within a building structure, concealed to control air flow, cleanliness, in the atmosphere within a building, to dampen noise, dust, odor, etc. The facility intends to be modernized and prevent some of those externalizes, but needs the additional height operational space to facilitate its complete operations. Staff provided an overview of the 20.85-acre site rezoning area, which is overlaid, allowing more within that area in the overlapping up to 80 ft., and outside to 60 ft. The site plan provides for the dedication of right-of-way, improving roadways, and offering enhancements to support their overall operations. The Development Review Committee made considerations to ensure the plan meets the minimum standards or exceeds those standards as depicted in the County LDC and the Comprehensive Plan. The foundry location, which is subject to the third public hearing for the conditional use permit, was highlighted, providing a preliminary floor plan with the height goal of 60 ft. Staff provided an overview of the various entrances and the ability to move the products through the building, limiting the outdoor movements. Staff provided an overview of the transportation impacts, which are key facets of the active development agreement, as well as the review of such projects of the proposed scale. Some of the incentive discussions of the potential for substantial employment at Project Orchid, regarding employees, deliveries, and movements of goods for exploitation. The traffic assessment is critical, with the complete build-out potentially generating just over 6,000 daily trips, with 736 am, peak hour trips, and 910 pm estimated peak hour. Immediate intersection improvements are recommended in the traffic analysis, corresponding with Rock Road and Orange Avenue, including: the construction of an eastbound left-turn lane and a southbound left-turn lane; integration of a second southbound lane as a shared left/through/right turn lane; the construction of an additional eastbound receiving lane on Orange Avenue, and installation of a traffic signal. Staff provided an overview of nearby developments and proposals, and the roadway networks surrounding the project development. The Planning & Zoning Commission held public hearings on all the combined proposals, including the Future Land Use Map Amendment, Rezoning, and the Conditional Use Permit, individually. After the hearings, the Planning Commission offered a unanimous recommendation for each item. There were recommendations to the applicant and County staff to collaborate during the construction phase upon the approval of the project. The construction phase extends from 18 to 24 months. The Planning Commission briefly discussed the development scale and traffic impacts, particularly during construction of the facility, before improvements to Orange Avenue and Rock Road associated with the project. Potentially avoiding peak hours during work or school, and provide feedback and refinements of some of the operations as needed to ensure safety. Staff recommended that the Board of County Commissioners evaluate the proposed amendment BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 10 | Page and approve the Future Land Use Map Amendment for 20.85 acres (Legislative item). Applicant Presentation Katherine Barbieri, the County Attorney, confirmed that the presentation was for each item and that they should be opened individually for public hearing and comments. Christen Spake, of Gunster Law Firm, addressed the Board on behalf of the applicant seeking approval for the proposed project development. She introduced the development team that assisted with the project and submitted documents marked as Exhibit #1, which contained the resumes of all experts testifying regarding the project. Patti Tobin, HJA Design Studio, addressed the Board on behalf of the applicant, introducing the project team and reiterating the importance of staff cooperation. She provided an overview of the project, which involves a 72-acre site, formerly a grove, with a modern, fully enclosed manufacturing operation, with the intent to help protect the adjacent residential area to the west. The area was selected by a company that is headquartered in Miami, and it designed the facility to serve its customers in the southeast. It's a modern, fully enclosed manufacturing operation using advanced technology. The facility is 1.4 million sq ft., fully integrated, including a two-story office building of about 27,000 sq. ft. The staff mentioned the traffic and road improvements the applicant would be making. The applicant has met with property owners individually during community meetings, and they are pleased to hear about the improvements to the roadways. Planning & Zoning discussed the construction impacts, and they will be addressed. There will be over 1,000 jobs available over five years, paying over the minimum County wages, with a $53 million estimated annual payroll, and over $1 million in ad valorem taxes. The company selected St. Lucie County as part of its competition because of the availability of the industrially zoned land, access to workforce and training programs, strong infrastructure and utilities, proximity to their major markets, and a supportive economic development environment. The reason for the Comp Plan amendment is to allow for portions of the building to go beyond the 60 ft. limit. Due to the nature of the building, the enclosed system, and the production, about 6% of the building will need a height of 80 ft. Ms. Tobin provided an overview of the site plan, previewing medium intensity on the west side and high intensity on the east side. The rezoning includes two districts: Industrial Heavy (IH) and Industrial Light (IL), with the latter limiting building heights to 50 ft., with 6% of the buildings requiring 80 ft. of the 20.25 acres. Most of this is required as a result of the production manufacturing process. Ms. Tobin advised that the conditional use is for the foundry, which is already IH. It is not listed as a use in the IH Zoning District, so staff has recommended that the applicant apply and proceed with a conditional use permit for the foundry. The foundry is about 5.5% of the building, which is the furnace. The conditional use permit, as well as other operations, will require an air permit from the US Environmental Protection Agency, in conjunction with and in coordination with the Florida Department of Environmental Protection. The permit will address the furnace's air quality and the paint component of the manufacturing process. Once the permit is issued, it will require annual testing and semi-annual reporting. She reiterated that all operations will be conducted inside the building, and everything is enclosed; nothing will take place outside. The project meets all the environmental protection requirements, and the utilities, water, and sewer from Fort Pierce Utility BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 11 | Page Authority (FPUA), and electric from Florida Power and Light (FPL). The facility does not include any outdoor manufacturing, no exposed production areas, no noticeable odors, and no visible emissions. Ms. Tobin concluded the presentation by thanking the staff. Discussion Commissioner Leet asked about the facilities' hours of operation. In response, Yanique Virgo, with Founding Commercial, addressed the Board on behalf of the applicant and advised that the initial operations will begin one shift every eight hours for the first year. As the business progresses and employees increase to 1,000, it will run 24 hours by year five. Commissioner Clasby asked if the traffic count reflects the 24 hours of operation. In response, Ms. Tobin advised yes. Commissioner Clasby expressed his support for the project, the job production, and the average wage amount. Commissioner Clasby asked about the placement of the wall buffer either in front of or behind the retention area at the back of the building. In response, Ms Tobin advised that the applicant would be discussing the placement with staff and that the preference for the wall on the outside, suggesting it would encourage the manufacturing operation to maintain their property. Commissioner Clasby asked about the acquisition of right-of-way on Orange Avenue to accommodate turn lanes. In response, Mr. Benton presented an exhibit detailing the development agreement with St. Lucie County and the St. Lucie Commerce Center, highlighting the need for turn lanes and other improvements. The exhibit included plans for two eastbound lanes and two westbound lanes on Orange Avenue, between Rock Road and Kings Highway, with specific turn lanes and signalization at key intersections. Commissioner Clasby and staff discussed the timing of the roadway improvements versus the Certificate of Occupancy (CO), outlining the necessary infrastructure improvements before the CO and threshold obligations. Staff advised that the goal is for all necessary improvements to be constructed by the developer, with options available if that is not achievable. Commissioner Lowry commented on the significance of the project and said that it will create numerous jobs, which will be beneficial for the local economy. Chair Fowler opened the hearing 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 the public hearing. Discussion Chair Fowler asked about the foundry component of the project and whether there would be noise or vibrations. In response, Ms. Virgo explained that the foundry process begins with receiving BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 12 | Page aluminum ingots. These ingots are then conveyed into a furnace, where they are melted down. After melting, the aluminum is formed into profiles and transported to the aluminum plant, where it is assembled into window components. She has to confirm with the applicant if there is vibration with the equipment. In regard to the sound, everything is contained within the building through dampening equipment or the building itself. In addition, she advised that the foundry has an intense filtration system to ensure clean exhaust, which led to obtaining an air permit. Chair Fowler asked about the noise ordinance and whether the foundry will exceed the noise limits, affecting neighboring residents. In response, Mr. Benton explained that the conditional approval number four seeks the implementation of control measures to minimize noise impacts, particularly on residential properties. The County noise ordinance addresses receiving properties, particularly residential, which would potentially extend further to the west and southwest, far from the foundry, but definitely, the overall facility would need to adhere to it. The conditions of approval include noise limits of 60 DBA from 7 am to 10 pm and 55 DBA during evening and early morning hours. Chair Fowler raised concerns about the environmental impacts. She suggested that, before the applicant becomes operational for at least 90 days, monitoring the air quality in the area should be conducted for baseline monitoring before operations begin. She suggested fence-line and staff monitoring to ensure the safety of residents and address potential issues with outside agencies. She highlighted the importance of understanding the type of furnace used and implementing measures like HEPA-filtered vacuums and monitored stacks to control emissions. She expressed the need to address environmental concerns in the developer agreement or conditions of approval. In response, Mr. Benton recommended that the chair address the environmental concerns and potential adverse effects on adjacent properties in the third public hearing, item 10. A.3. with the conditional use permits. Chair Fowler also expressed her support for the project, including entry-level positions with competitive wages. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendations, 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 NAYS: None EXCUSED: Cathy Townsend 2. Project Orchid - Rezoning +/-20.25 Acres from IL, Industrial Light to IH, Industrial Heavy - THIS ITEM IS QUASI-JUDICIAL - ADD ON Item presented in conjunction with 10. A.1., 10. A.3., and 11. A.1. BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 13 | Page This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Fowler- Spoke with the applicant team, the Economic Development Council, Kadien Knight, and Wes McCurry regarding the company and potential incentives, jobs/employment, the County Team planning to administration, the County Attorney, and watched the Planning & Zoning meeting. Vice-Chair Leet-Spoke with staff, Kori and Ben, the County Attorney, the applicant, the Economic Development Council, Andrea Zambino, Jeanine Valentine, Andrew Sanini, Elon, Patti Tobin, Kadian Knight, and Wes McCurry. Commissioner Clasby- Spoke with the applicant team, staff, the general public, attended the neighborhood meeting at Sunshine Kitchen, and attended the Planning & Zoning Commission meeting on April 16th. Commissioner Lowry- Spoke with members of the Economic Development Council regarding the economic value being brought to St. Lucie County, Ben, and Kori, regarding the site plan, rezoning, and building height, and the applicant regarding the building/company and the economic value being brought to St. Lucie County. Kori Benton, Planning & Zoning Manager, presented this item to the Board in conjunction with Public Hearing Items 10. A.1., 10. A.3., and Regular Agenda Item 11. A.3. The Quasi-Judicial proposal is the Amendment to the Official Zoning Atlas Rezone 20.25 acres from Industrial, Light (IL) to Industrial, Heavy (IH). A concurrent Small-Scale Comprehensive Plan Future Land Use Map Amendment (FLUMA) is proposed to create a +/- 20.85-acre subarea of the Lucie Rock Mixed Use Activity Area (initially established as an extension of the Mixed Use Orange Avenue/I-95 Activity Area), which provides an 80-foot building height limit within the established Medium and High Intensity Development Area The petition set, which also includes a Major Site Plan and Conditional Use Permit, support the proposed Project Orchid which proposes construction and operation of a windows manufacturing facility which includes a metal foundry in which aluminum is melted, formed into components, combined with glass, and assembled into finished windows. All processes are proposed to take place indoors. Staff recommended that the Board of County Commissioners evaluate the proposed amendment and approve the rezoning of +/- 20.25 acres from the IL (Industrial, Light) Zoning District to the IH (Industrial, Heavy) Zoning District (Quasi-Judicial item). 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 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 BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 14 | Page NAYS: None EXCUSED: Cathy Townsend 3. Project Orchid Metal Foundry - Conditional Use Permit in the IH, Industrial Heavy Zoning District on N. Rock Road - THIS ITEM IS QUASI-JUDICIAL - ADD ON Staff recommends that the Board approves the Project Orchid Conditional Use with conditions as contained in Resolution 2026-83, authorizing the Chair to sign documents as approved by the County Attorney. Item presented in conjunction with 10. A.1., 10. A.2., and 11. A.1. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Fowler- Spoke with the applicant team, the Economic Development Council, Kadien Knight, and Wes McCurry regarding the company and potential incentives, jobs/employment, the County Team planning to administration, the County Attorney, and watched the Planning & Zoning meeting. Vice-Chair Leet-Spoke with staff, Kori and Ben, County Attorney, the applicant, the Economic Development Council, Andrea Zambino, Jeanine Valentine, Andrew Sanini, Elon, Patti Tobin, Kadian Knight, and Wes McCurry. Commissioner Clasby- Spoke with the applicant team, staff, the general public, attended the neighborhood meeting at Sunshine Kitchen, and attended the Planning & Zoning Commission meeting on April 16th. Commissioner Lowry- Spoke with members of the Economic Development Council regarding the economic value being brought to St. Lucie County, Ben, and Kori, regarding the site plan, rezoning, and building height, and the applicant regarding the building/company and the economic value being brought to St. Lucie County. Kori Benton, Planning & Zoning Manager, presented this item to the Board in conjunction with Public Hearing Items 10. A.1., 10. A.2., and Regular Agenda Item 11. A.3. The Quasi-Judicial proposal is the Conditional Use Permit 76,200 sq. ft. metals foundry. The applicant has petitioned for a Conditional Use Permit to develop and operate a +/-76,200 square foot metal foundry as part of a window manufacturing facility, at the northwest portion of the subject site, currently in the IH (Industrial Heavy) Zoning District, as part of a companion Major Site Plan application for the entire +/-73.48 acre site. The purpose of the collective requests is to allow for the development of a window manufacturing facility approximately 1,390,000 square feet in size, with associated site improvements such as parking, landscape buffers, and stormwater ponds, within the IL, Industrial Light and IH, Industrial Heavy Zoning Districts. Staff recommended that the Board approve the Project Orchid Conditional Use with conditions as contained in Resolution 2026-83, authorizing the Chair to sign documents as approved by the County Attorney. Staff recommended that the Board review the proposed Conditional Use BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 15 | Page Permit and approve the Permit with Conditions recommended by Staff, including: • The applicant shall implement site-specific control measures to minimize off-site impacts related to noise, vibration, and odor on adjacent properties. • Exterior lighting shall be downcast and hooded to minimize light trespass. • The western landscape area shall feature a berm and an integrated opaque wall of fence, totaling 8 ft, to further screen dumpster locations to minimize dumpster loading noise. Chair Fowler opened the hearing for public comment at this time. With no one wishing to address the Board, Chair Fowler closed the public hearing. Discussion Chair Fowler inquired about the best way to incorporate the concerns and suggestions made in item 10. A.1. within the motion of approval to ensure transparency, reporting, and accountability, in case an issue occurs with the project. In response, Mayte Santamaria, Deputy County Administrator, referenced Resolution 2026-83, under Provision B, the conditional use permit states that the applicant shall implement site- specific control measures to minimize off-site impacts related to noise, vibration, and odor on adjacent properties. She suggested adding provisions for obtaining EPA and DEP permits and providing monitoring reports. Chair Fowler advised that she would also like to add the 90 days of baseline air quality monitoring done ahead of operations, and to ensure monitoring or stack monitoring systems, and, depending on the type of foundry, if applicable, the assurance that there is no dry sweeping and it is all enclosed handling. Also, for the reports to be accessible via the applicant's website or directly to the Board. Commissioner Clasby asked what the Board's ability was to have the applicant complete a pre- construction environmental study or air quality study. In response, Katherine Barbieri explained that if the applicant agrees, there should not be a problem and that she would need to research whether the state preempts local authorities on these matters. Yanique Virgo, of Foundry Commercial, addressed the Board on behalf of the applicant and advised that they agree to the monitoring. She explained that as part of the air permit, the initial permit that is submitted to the Florida Department of Environmental Protection (FDEP) includes documentation, which was the initial permit to begin construction. A second permit is required before they can open and start operations. The applicant would need to install all the equipment, start the machinery, and FDEP comes in and tests everything, and sets a threshold. And then, every year, the applicant completes an annual or semi-annual reporting, they have to maintain the base threshold, which is for the life of the facility. The applicant can share the records after submittal to FDEP. George Landry, the County Administrator, commented that staff planned to suggest that when BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 16 | Page the applicant submits their report and all the information to FDEP, they should provide a copy to the Board as well as the feedback from FDEP. Commissioner Clasby requested that staff describe the foundry and its exhaust systems. In response, Mr. Benton advised that the site plans and preliminary renderings, and exhibits do not depict some of the internalization of the systems. At this stage, staff do not have the full comprehensive architectural design details, which would come through the Florida Building Code Review and Fire Prevention Code Review. Where there is any mechanical equipment and projections on the roof, traditionally, staff recommended parapets and other architectural design features to provide for concealment. Commissioner Clasby asked about the height restrictions for chimneys and other architectural features as part of the building. In response, Mr. Benton explained the height definition and refinements allowed for the latitude of some architectural features or mechanical equipment not to exceed 20% or 12 ft. above the maximum height to capture things such as chimneys, solar equipment, etc., on rooftops. Ms. Virgo mentioned that the facility has a fume treatment system that is a part of the foundry, which will be screened and located on its east side. The design team, mechanical engineer, and air permitting consultant are ensuring it meets FDEP requirements and St. Lucie County codes for height, noise, and vibration. Commissioner Clasby made a motion to approve the staff's recommendation, including the additional conditions for the applicant as suggested by Chair Fowler and read into the record by Mayte Santamaria, Deputy County Administrator: • Submit copies of the EPA and DEP permits • No dry sweeping to be conducted • Enclosed dry handling required • Monitoring reports submitted to EPA and DEP are to be submitted to the County within 30 days of submission to agencies. • 90 days of baseline monitoring to be provided (part of permit documentation). The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendation, including the additional conditions as listed, 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 NAYS: None EXCUSED: Cathy Townsend 4. Project Orchid - First Amendment to the St. Lucie Commerce Center (AKA Lucie Rock) BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 17 | Page Development Agreement - THIS ITEM IS QUASI-JUDICIAL - FIRST READING - ADD ON This item is associated with Public Hearing agenda items 10.A.1, 10.A.2, 10.A.3, and Regular Agenda item 11.A.1. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: (same as disclosed for agenda item 10.A.2) Chair Fowler- Spoke with the applicant team, the Economic Development Council, Kadien Knight, and Wes McCurry regarding the company and potential incentives, jobs/employment, the County Team planning to administration, the County Attorney, and watched the Planning & Zoning meeting. Vice-Chair Leet-Spoke with staff, Kori and Ben, the County Attorney, the applicant, the Economic Development Council, Andrea Zambino, Jeanine Valentine, Andrew Sanini, Elon, Patti Tobin, Kadian Knight, and Wes McCurry. Commissioner Clasby- Spoke with the applicant team, staff, the general public, attended the neighborhood meeting at Sunshine Kitchen, and attended the Planning & Zoning Commission meeting on April 16th. Commissioner Lowry- Spoke with members of the Economic Development Council regarding the economic value being brought to St. Lucie County, Ben, and Kori, regarding the site plan, rezoning, and building height, and the applicant regarding the building/company and the economic value being brought to St. Lucie County. Kori Benton, Planning & Zoning Manager, presented this item to the Board. The proposed first reading of the First Amendment to the St. Lucie Commerce Center, also known as the St. Lucie Rock Development Agreement. The public hearing for this specific item was dually noticed, with a separate notice displayed in the newspaper and a mailer sent to property owners within 500 ft. The development agreement, as established, covers a collective acreage of 94 acres, the terminus of Rock Road. The proposed amendment would trim the acreage, eliminating one parcel, and retaining the balanced acreage to be acquired as part of the Project Orchid development. As previously discussed, the parcel on the north side of the access road potentially contributes to temporary construction lay-down areas, stormwater, as well as some filling movement of material to the site. The active development agreement is linked to the previous site plan for the St. Lucie Commerce Center. Staff is seeking the proposal to be adapted to the Project Orchid Development plan schedule. The current development agreement has key facets, approved in September 2013, covering 94.26 acres with an initial term of 10 years, extended to November 2027 via action at the state level. The uses are linked to the Industrial Light (IL) and Industrial Heavy (IH) Zoning Districts, with intensity and future land use category associated with Lucie Rock, MXD, medium and high intensity areas. The development agreement does have a cap at 1,232,835 sq. ft. of building space, which will be increased with the amendment. Currently, the 60 ft. height maximum would be transitioned, including retooling the associated site plan, landscape details, off-site improvements, utilities, and stormwater to serve the proposed development. The proposed amendment includes trimming the acreage down to 85.52 acres, with a new 10-year term with an option for a one- time extension of up to five years, retaining the Industrial Light (IL) and Industrial Heavy (IH) use options, and aligning with the Zoning Atlas as approved by the Board. The intensity will BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 18 | Page remain within the Lucie Rock MXD with changes from the small-scale amendment as approved by the Board. The amendment also includes increasing the building space to 1,400,000 sq. ft. and adjusting the maximum height to 80 ft. as integrated into the approved site plans and development designs. Reflecting on the updated site plan and landscape plans, providing for off-site traffic improvements, the new detail threshold improvements, and selecting proportionate fair share alternatives. Also, the utilities and stormwater will be adapted to the services needed for the development plan. The site plan and development approach have been reviewed in great detail, with roadway improvements on the east and north side proposed to serve the project itself. The amendments and conditional use permit are molded into the development agreement adjustment. The transportation improvements have key provisions provided that the developer agrees to make the following contributions toward off-site traffic improvements and their associated support stormwater facilities, by either (1) constructing said improvements, or (2) providing proportionate share payment to the County for the purpose of such improvements, at the election of the County except where subject to Developer’s Best Efforts, within the timeframes set forth. In the Developer’s Best Efforts, as acknowledged in the amendment, the public right-of-way acquisition will be required to facilitate the permitting and construction of the roadway/traffic improvements described in detail and their associated support stormwater facilities. The Developer shall lead this right-of- way acquisition effort, initiating and documenting the formal acquisition proposal. With the details set forth, the development is also authorized to provide compensation for up to 150% of the Fair Market Value (FMV) appraisal, which is inclusive of the costs of the land purchase, the property owner's attorney's fee, and consultant fees. Should the pursuit of the acquisition be unsuccessful, it provides that obtaining the right of way, the option to provide the proportionate share contribution for those improvements. Staff provided an overview of the transportation improvements: Intersection Improvements (Orange Avenue and Rock Road) • Eastbound Left-Turn Lane: Construct a 245-foot lane. • Westbound Right-Turn Lane: Extend the existing lane to 245 feet. • Southbound Left-Turn Lane: Construct a 650-foot lane. • Traffic Signal: Start installation within 12 months of receiving official warrant and authorization from FDOT or the County. Orange Avenue Expansion • Westbound Lane: Add a second lane (~2,080 ft) from N. Rock Rd. to west of Kings Highway (Developer covers 66% of costs). • Eastbound Lane: Add a second lane (~2,080 ft) across the same stretch. Rock Road Improvements • Widening: Expand Rock Rd. to at least 24 feet wide up to the Correctional Facility driveway (~1,950 ft). • Paving: Pave the remaining section to the project’s north driveway (~1,800 ft) and construct a 24-foot-wide paved roadway within the east-west segment of the right-of-way. • Project Access: Construct a northbound left-turn lane at the project’s south BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 19 | Page driveway. Staff advised on one aspect of the draft development agreement that was presented during the first reading. Actions to approve or modify development agreements require two public hearings and two meetings before the Board. As drafted under state law, the potential for impact fee credits from the County is assigned to the developer or those who will be improving roadways or providing payments in lieu of roadway improvements. There is a background consideration for economic development incentives. One facet of the eligible incentives includes the road impact fee waiver or mitigation waiver, if possible. For Board consideration, presented this potential clause within the development agreement amendment that, where or if road impact fee credits are provided to the developer for such offsite improvements, the County may elect to limit or reduce the corresponding value of an economic development impact fee waiver for the project. The Board can contemplate as part of the development agreement and explore it with the applicant requesting the adjustment to the establishment. Staff recommended that the Board evaluate the proposed development agreement as modified, exploring content with the applicant and staff, and schedule the Second Reading for the May 19, 2026, meeting at 6:00 pm or soon thereafter. 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 questions or comments on this matter. A motion was made to approve the staff recommendation, scheduling a second reading for May 19, 2026, at 6:00 pm or soon thereafter, and it passed unanimously. RESULT: APPROVE 1ST READING MOVER: Commissioner District 3 Erin Lowry SECONDER: Commissioner District 1 James Clasby AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 5. Proposed Evaluation and Appraisal Review Comprehensive Plan Amendments (EAR-based Amendments) - ADOPTION HEARING - ADD ON Benjamin Balcer, Planning & Development Services Director, presented this item to the Board. The proposed adoption hearing for the County's Comprehensive Plan Evaluation and Appraisal Review, also known as the EAR-based Amendments. These amendments are required by the state every seven years and ensure that the County's comprehensive plan reflects these current conditions and plans for at least 10 years into the future. The last update was in 2018, and this round includes new census data, new population projections, and adjustments for applicable state law changes. The proposed adoption hearing is a continuation of last year's September 2 public hearing, where the entire comprehensive plan was reviewed for transmittal to the state. BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 20 | Page At that meeting, the Board voted to transmit the amendment to the state, which provided written comments and objections that need to be addressed before the board takes action on the adoption. The Board voted to transmit the amendment to the state, which provided written comments and objections that need to be addressed before the Board takes action on the adoption. The state land planning agency, Florida Commerce, identified five policies that are considered more restrictive or burdensome than the currently adopted comprehensive plan. This stems from the 2025 statutory changes limiting local governments from adopting land use regulations that are more restrictive or burdensome than those in place prior to August, 2024. Staff monitored this legislative session for clarifications. However, no changes were adopted, and as a result, the staff has revised the amendments to address the state's concerns. As reviewed in the transmittal hearing, the County's Comprehensive Plan includes 10 elements that the state requires, as well as four optional local elements. Based on the comments from the state, the staff has made additional amendments to five of the required elements. They include the future land use element, transportation element, infrastructure element, the Coastal Management element, and the capital improvements element. All the changes since the transmittal hearing are included in the agenda materials and are highlighted in yellow and in strike-through, an underlying format, making it easy for the public and the Board to view. Staff provided a brief overview of the changes. First, the state identified three policies within the future land use element as more restrictive or burdensome that needed to be reverted back to the current adopted policy before the Board acts on the adoption. The first two policies are related to Policy 1.1.1.2 (A) and 1.1.1.2 (B), which describe the County's Agricultural-5 (AG-5) and Agricultural-2.5 (AG- 2.5) land use designation. In that case, staff in the transmittal package changed the highlighted word “should” to “shall”, with regard to the need for development activity unrelated to crop production in excess of 200 acres, to identify appropriate funding mechanisms to operate and maintain infrastructure. While the County's land development regulations already require infrastructure to be in place concurrent with development. The state interpreted the change from “should” to “shall” as more restrictive. The state's other objection in the future land use element was in Subsection (J) of the same policy, and this relates to the commercial land use designation. Where staff added language that would require all commercial development to be served with public or private services or facilities prior to development. To address the state's concerns, staff has removed the added language and reverted back to the current adoptive policy within this section of the Comprehensive Plan. Staff advised that the Florida Department of Transportation (FDOT) did not provide any objections, but they did provide some technical assistance, comments, and the staff addressed those through amendments to the transportation element. The first one is staff amended outdated terminology of the word “accident” to “crash”, which is the industry standard. Next, at the FDOT's request, staff added language to Policy 2.1.1.3, which adds a consultation component with the FDOT when the County is considering infrastructure needs on the state strategic intermodal system. The last suggestion by FDOT was to include language as a footnote in the table. Policy 2.3.1.2. allowing the County to consider assisting in funding the construction of sidewalk gaps along Indrio Road (SR-614), US-1 (SR-5), Kings Highway, and Turnpike Feeder Road (SR-713), and Okeechobee Road (SR-70). This doesn't create a mandate for the County, but it preserves the County’s ability to consider future funding for sidewalks within those areas. The Florida Commerce also identified updates to the Level of Service (LOS) standards and the BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 21 | Page infrastructure element as more restrictive. While these standards reflect current utility planning documents, the state considers them more restrictive when incorporated into the comprehensive plan. To address this, staff reverted to the existing adopted standards and will revisit these updates through future comprehensive plan amendments. The Florida Department of Environmental Protection (FDEP) provided a technical assistance comment related to Policy 4.D.1.5.3, where they requested adding a deadline to adopt language required by Section 163.3177 Subsection (6) (c) that requires all local governments containing developments of more than 50 residential lots, with a density more than one septic system per acre to consider the feasibility of providing sanitary sewer services within a 10 year planning horizon. In order to comply with the FDEP comment, staff added the deadline of December 28 to update the comprehensive plan in order to comply with that state statute. The next addition to the coastal management element was an error where staff admitted the word “County” in Policy 5.1.4.13, which has since been added to that policy. Similar to the LOS standard, reverting to the infrastructure element, the table within Policy 9.1.1.12, of the capital improvements element has been changed to reflect the outdated LOS standards for Fort Pierce Utility Authority (FPUA), portable water, and County solid waste generation rates. Based on the technical review comments from the South Florida Water Management District (SFWMD), the list of potable water and sanitary sewer projects has been updated to include several of the recent or soon-to-be- undertaken infrastructure improvement projects by the County. Staff provided a highlighted Capital Improvement Projects (CIP) table list, which was also updated to reflect the Phase Five expansion project at the County's landfill, which was omitted in the transmittal. Also, the future land use element, which contains a series of maps, has since been updated to reflect the most current available data since it had changed from the transmittal hearing. Based on the revisions, the staff recommended approval of the EAR-based amendments as presented to ensure compliance with state law, allowing the County to move forward with the updated, comprehensive plan. Staff recommended the Board vote to adopt the proposed EAR- based amendments. Chair Fowler opened the hearing for public comment at this time. With no one wishing to address the Board, Chair Fowler closed the public hearing. Discussion Commissioner Clasby commented on the existence of Senate Bill 180 and the changes required from "shall" to "should." He mentioned he has a few suggestions for the County once the Bill expires in October. He suggested adding something to the EAR amendments and discussed the code that requires rezoned areas to be designated as PUDs. Mr. Balcer mentioned the expiration date of Senate Bill 180 is in October 2027. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendations, and it passed unanimously. RESULT: ADOPT MOVER: Commissioner District 1 James Clasby BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 22 | Page SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 6. Pitstop Mini Market, Inc. Conditional Use Permit for Packaged Alcohol Sales within the Commercial Neighborhood Zoning District - 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 staff. Vice-Chair Larry Leet- Spoke with staff. Commissioner James Clasby- Spoke with staff, attended the April 16, 2026, Planning & Zoning meeting, and Gabe Atkinson. Commissioner Erin Lowry- Spoke with staff. Morgan Phelps, Associate Planner, and Kori Benton, Planning & Zoning Manager, of Planning & Development Services, presented this item to the Board. The proposed Pitstop Mini Market conditional use petition to allow the sale of packaged alcoholic beverages for off-site consumption in the Commercial Neighborhood (CN) Zoning District. Public notice was advertised in the St. Lucie County News Tribune on April 22, 2026, and mailers were sent to 43 surrounding property owners within a 500-ft radius of the subject property, and the sign posted on the property was updated to include the date of today’s meeting. No responses were received. A neighborhood meeting was held on March 27, 2026, with 20 people in favor of the project. The site consists of a 4,481-sq. ft. commercial suite, the applicant will not be making any physical changes to the site. The subject parcel is located between Pandora Avenue, Palamar Parkway, and Turnpike Feeder Road. Staff provided an overview of the site, identifying the loading zone and the dumpster, with a condition of approval for an enclosure for the dumpster within 60 days of approval. The property is located in a strip of commercial neighborhood zoning, surrounded by primarily residential zoning with Residential Mobilehome-5 (RM-5) to the north. This petition generally conforms to the Standards of Review as set forth in St. Lucie County Land Development Code Section 11.07.03 and is consistent with the St. Lucie County Comprehensive Plan goals, objectives, and policies. Staff recommended that the Board of County Commissioners approve, subject to the following Conditions: • A boundary and topographic survey shall be required for any exterior site alterations or expansion of alterations related to the Conditional Use, with the exception of landscaping and signage. • The hours of operation shall comply with the Code of Ordinances of St. Lucie County and the State of Florida Statutes, Chapter 561 (Beverage Law: Administration). (no sales between 2:00 am - 7:00 am) • All alcoholic beverages sold on-site shall be packaged for off-premise consumption BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 23 | Page only. No on-site consumption shall be permitted. • Pitstop Mini Market, Inc. shall implement procedures to ensure that no alcohol is sold to persons under 21, including employee training and ID verification policies. • Alcohol-related signage shall comply with County sign regulations and shall not be excessive or directed toward minors. • The applicant shall obtain and maintain a valid license from the Florida Division of Alcoholic Beverages and Tobacco (ATB) prior to commencing alcohol sales. • Within 60 days of approval, an enclosure and screening shall be provided for the dumpsters on site. The Planning & Zoning Commission, meeting on April 16, 2026, held a public hearing to review this petition and voted unanimously in recommendation of approval, subject to the previously listed conditions. Chair Fowler opened the hearing 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 the public hearing. Discussion Commissioner Clasby questioned the hours of operation for Pitstop Mini Market. In response, Ms. Phelps advised that the hours of operation are from 7:00 am to 11:30 pm. Ms. Phelps mentioned that Pitstop Mini Market previously operated across from Palamar Parkway for 13 years with no code violations. Catherine Potter, Manager of Pitstop Mini Market, addressed the Board and provided the current hours of operation: 5:30 am to 11:30 pm from Monday to Saturday and 6:00 am to 10:30 pm on Sundays. Commissioner Clasby expressed concerns about the restriction of alcohol sales to 11:30 pm and suggested extending the hours to midnight or later, aligning with state mandates. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendation, with the removal of the 11:30 pm restriction for alcohol sales, and revert to align with state law, 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 NAYS: None EXCUSED: Cathy Townsend BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 24 | Page 7. Linda Vista Trails (and 21st Street) Road Paving Waiver - 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 the planning team and Scott Mosher regarding the overall project. Vice-Chair Larry Leet- Spoke with staff and neighbor Connie Childs regarding the project. Commissioner James Clasby- Spoke with staff. Commissioner Erin Lowry- Spoke with staff regarding the lots and nearby roads. Morgan Phelps, Associate Planner, Kori Benton, Planning & Zoning Manager, and Grant Chambers, Senior Project Engineer of Planning & Development Services, presented the proposed road paving waiver of Linda Vista Trails to the Board. The item was properly noticed with a display in the local newspaper on April 24, 2026, mailed notices to property owners within 500 ft. of the property, with one response, no objections or in favor. The site is located between South 21st Street and Linda Vista Avenue, with Edwards Road approximately 900 ft. to the north. The zoning map shows the entire area as RS-4, with a small piece of RM-5 to the south. The proposed site plan involves splitting the area into five parcels, with the existing home still accessible via Linda Vista Avenue and two new units accessible via Linda Vista and two via South 21st Street on the west. Traffic will be divided. The lots will meet the 8,000 sq. ft. minimum and will be connected to the central water and sewer. Both South 21st Street and Linda Vista Avenue are county-owned and maintained, and are substandard. Currently, the County does not have Linda Vista Avenue or South 21st Street in its 5-year road program for paving. The existing right-of-way width is sufficient to meet the County standards. Staff advised that the access roads are moderately narrow and are appropriate for residential streets and are in good condition. Staff outlined the road paving criteria, specifically applying to criterion number one: 1. That the road paving is not essential to provide adequate access to the proposed development and through the surrounding area, or 2. That the road will be paved as part of the County's five-year road program, or an approved municipal service taxing or benefit unit, or 3. That the access road does not have adequate right-of-way in which to construct the necessary paving improvements in accordance with County standards. Staff advised that the proposal falls under criterion number one, where no additional paving is required, in order to sufficiently access the site. In staff analysis, both Linda Vista and South 21st Street are not in the County's five-year road paving program. Linda Vista Avenue and South 21st Street are county-owned and maintained, but substandard. The existing Right-of-Way width is sufficient to meet the County’s standards. The Board may consider whether the road paving is essential to provide adequate access to the proposed development or replating of lots. Staff advised that the Road Paving Waiver conforms to the Standards of Review outlined in St. Lucie County Land Development Sections 7.05.07(B)(2), which is consistent with the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan. Staff recommended that the Board of County Commissioners approve the Road Paving Waiver, and BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 25 | Page associated Proportionate Fair Share Contribution Waiver, subject to the Condition of Approval outlined in the draft resolution: 1. The developer shall include language on the Plat stating that the owners, heirs, and assigns of the lots known as Linda Vista Trails to participate and shall be a “yes” vote in any lawfully established MSTU, MSBU, or other special assessment district created for the purpose of providing paving and/or drainage improvements to Linda Vista Ave or 21st Street adjacent to the site(s) Chair Fowler opened the hearing 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 the public hearing. The Board had no questions or comments on this matter. A motion was made to approve the staff recommendations, and it passed unanimously. RESULT: APPROVE MOVER: Commissioner District 3 Erin Lowry SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend B. COUNTY ATTORNEY 1. Ordinance No. 26-011 - Correcting a Scrivener's Error in Ordinance 26-004 Katherine Barbieri, County Attorney, presented this item to the Board. The proposed correction for the scrivener's error in Ordinance 26-004 with Ordinance 26-011. On March 17, 2026, the Board adopted Ordinance No. 26-004, which scheduled a referendum on November 3, 2026, to allow the electors to consider continuing to levy the 0.5 percent infrastructure surtax. Due to the scrivener's error, the ordinance had unclear language in Section 42-253, which appeared to exclude pre-paid calling arrangements, which are covered under Section 212.054(2)(b), Florida Statutes, and required to have the taxes applied. The Department of Revenue brought this issue to the staff's attention, and they have approved the new language in the ordinance to comply with Florida Statutes. This error did not affect the ballot language that the Board approved. Staff recommended that the Board approve Ordinance No. 26-011 and authorize the Chair to sign the ordinance. 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. BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 26 | Page The Board had no questions or comments on this matter. A motion was made to approve the staff recommendations, 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 NAYS: None EXCUSED: Cathy Townsend 11. REGULAR AGENDA A. PLANNING & DEVELOPMENT SERVICES 1. Project Orchid - Major Site Plan on N. Rock Road - THIS ITEM IS QUASI-JUDICIAL - ADD ON Item presented in conjunction with 10. A.1., 10. A.2., and 10. A.3. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Fowler- Spoke with the applicant team, the Economic Development Council, Kadien Knight, and Wes McCurry regarding the company and potential incentives, jobs/employment, the County Team planning to administration, the County Attorney, and watched the Planning & Zoning meeting. Vice-Chair Leet-Spoke with staff, Kori and Ben, County Attorney, the applicant, the Economic Development Council, Andrea Zambino, Jeanine Valentine, Andrew Sanini, Elon, Patti Tobin, Kadian Knight, and Wes McCurry. Commissioner Clasby- Spoke with the applicant team, staff, the general public, attended the neighborhood meeting at Sunshine Kitchen, and attended the Planning & Zoning Commission meeting on April 16th. Commissioner Lowry- Spoke with members of the Economic Development Council regarding the economic value being brought to St. Lucie County, Ben, and Kori, regarding the site plan, rezoning, and building height, and the applicant regarding the building/company and the economic value being brought to St. Lucie County. Kori Benton, Planning & Zoning Manager, Planning & Development Services, presented this item to the Board in conjunction with Public Hearing Items 10. A.1., 10. A.2., and 10. A.3. The Quasi- Judicial proposal is the Major Site Plan for the overall facility. The applicant has petitioned for a Major Site Plan to develop an approximate 1,390,000 sq. ft. window manufacturing facility, with associated site improvements such as parking, landscape buffers, and stormwater ponds, at a +/- 73.48 acre site within the IL, Industrial Light and IH, Industrial Heavy Zoning Districts. The proposal has a companion Conditional Use Permit request to develop and operate a +/-76,200 square foot BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 27 | Page metal foundry as part of the facility, in the northwest portion of the subject site, currently in the IH (Industrial Heavy) Zoning District. The applicant has also proposed a Comprehensive Plan Future Land Use Map Amendment (Small-Scale) to create a +/- 20.85-acre subarea of the Lucie Rock Mixed Use Activity Area. Staff recommended that the Board of County Commissioners consider the Major Site Plan in relation to the Standards of Review, explore any pertinent matters with Staff and the Applicant, and approve the Major Site Plan subject to the Conditions of Approval in Draft Resolution 2026-84 and those imposed by the associated Development Agreement, as may be amended, governing the property. The Board did not have any questions or comments on this matter as previously discussed in conjunction with Public Hearing item 10. A.1. A motion was made to approve the staff recommendations, 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 NAYS: None EXCUSED: Cathy Townsend 12. COMMISSIONER COMMENTS Commissioner Leet expressed the need for changes in PUDs and the diverse communities within the County. He suggested reducing sidewalks and curves to incentivize larger lots, in comparison to other areas. He suggested more discussions on how to modify PUDs to encourage developers to create more diverse living spaces. Commissioner Lowry commented to publicly thank nurses, firefighters, and teachers for their essential roles in the community. Commissioner Clasby commented and added a special thanks to teachers, their foundational role in society, and their current challenges, especially during testing week. He mentioned the upcoming traffic diversion on North Bridge, starting May 15, weather permitting, and the demolition of the old bridge. Commissioner Clasby asked about the timeline for reopening the boat ramp once completed. In response, Mr. Landry explains that the boat ramp will be reopened once construction is fully operational to avoid interfering with ongoing work. Commissioner Clasby mentioned that the construction should be completed by 2027, expressing hope for the reopening of the North Bridge causeway program. Chair Fowler highlighted May as Mental Health Awareness Month and encourages wearing gray in honor of it. She reminded everyone about the employee recognition picnic, set for the next day, with hot dogs and prize giveaways. She also mentioned changes to SB 180, with a suggestion to revisit the requirements BOCC Regular Meeting Tuesday, May 5, 2026 6:00 PM 28 | Page for open space, including solar and water features. Commissioner Clasby acknowledged Christine, his executive aide, for her first anniversary and her significant contributions to the district. The Board had no further questions, comments, or updates on this item. 13. UPCOMING MEETINGS A. 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. B. The Board of County Commissioners will hold a Regular meeting on Tuesday, May 19, 2026, at 6 pm in the Commission Chambers of the Roger Poitras Administration Annex located at 2300 Virginia Avenue, Fort Pierce, FL. 14. ANNOUNCEMENTS A. Summer is right around the corner, and the Oxbow Eco-Center has week-long day camps for students from elementary school through high school, taking place June 8 through July 31. Some camps already have a waitlist, so don’t delay. For details, visit www.oxboweco.com. 15. MOTION TO ADJOURN With no other information to be brought for consideration before the Board, the meeting was adjourned at 7:57 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.