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Home My WebLink AboutBOCC Regular Meeting Minutes 05.19.26 BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA Regular Meeting May 19, 2026 Convened: 6:00 PM Adjourned: 8:52 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 Excused Commissioner Cathy Townsend, District 5 Also Present George Landry, County Administrator Jean Stasio, Assistant County Attorney Mayte Santamaria, Deputy County Administrator Thomas Carrino, Deputy County Administrator Erick Gill, Communications Division Director Brian Ingram, Environmental Planner Aimee Cooper, ERD Regulations Manager Kori Benton, Planning & Zoning Manager, Planning & Development Services Don Arellano, Planner II, Planning & Development Services Irene Szedlmayer, Senior Planner, Planning & Development Services Thomas Reetz, Planner II, Planning & Development Services Patrick Dayan, Public Works Director Daniel Zrallack, County Engineer Chris Lestrange, Road & Bridge Manager Benjamin Balcer, Planning & Development Services Director Sydney Halleran, Agenda Coordinator Vera Smith, Deputy Clerk Recording Secretary 2. INVOCATION The County Administrator led the invocation. 3. PLEDGE OF ALLEGIANCE BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 2 | Page 4. RECESS FOR SPECIAL DISTRICT MEETINGS Erosion District Meeting Environmental Control District Meeting Mosquito Control District Meeting Sustainability District Meeting 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 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 6. PRESENTATIONS There were no items scheduled. 7. PUBLIC COMMENT (excluding Public Hearing Items) Chair Fowler opened the meeting for public comment at this time. With no one wishing to address the Board, Chair Fowler closed public comment. 8. PROCLAMATIONS APPROVAL A. Resolution No. 26-069 - Proclaiming May 2026 as National Foster Care Awareness 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 Cory O'Carroll and Kenya Reinhardt of 4KIDS Treasure Coast, 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 NAYS: None EXCUSED: Cathy Townsend B. Resolution No. 26-074 - Proclaiming the Week of May 17 through May 23, 2026, as National Public Works Week in St. Lucie County, Florida BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 3 | Page The deputy clerk read the proclamation into the record. A motion was made to adopt the resolution, and it passed unanimously. Chair Fowler presented the proclamation to the County Engineer Dan Zrallack, County Public Works Assistant Director Chris Lestrange, and Department Director Patrick Dayan, who thanked the Board and accepted the proclamation. 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 9. APPROVAL OF MINUTES A motion was made to approve all minute sets, 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. Board of County Commissioners minutes for the BOCC Regular Meeting of April 21, 2026. B. Board of County Commissioners minutes for the BOCC Regular Meeting of May 5, 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 NAYS: None EXCUSED: Cathy Townsend A. WARRANTS 1. Warrant Lists 31 - 32 Adopted by Consent Vote B. AIRPORT 1. C & S Engineers C25-05-572 Work Authorization #4 Airport Safety Management System (SMS) Initial Deployment - $133,582.00 BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 4 | Page Staff recommended Board acceptance of C & S Engineers C25-05-572 WA#4 Airport Safety Management System (SMS) Initial Deployment $133,582.00 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. Convergint Using Sourcewell Contract 121024-CTL for U.S. Customs Access Control & Video System Upgrades - $143,509.45 Staff recommended Board acceptance of Convergint using Sourcewell Contract 121024-CTL for the Airport U.S. Customs Access Control & Video System Upgrades $143,509.45 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 C. COUNTY ATTORNEY 1. Resolution No. 26-089 - Proclaiming the Month of May 2026 as Brain Cancer Awareness Month in St. Lucie County, Florida Adopted by Consent Vote D. FACILITIES 1. Proposed Interlocal Agreement by and between SLC and SLCSO for K9 Training Facility Staff recommended that the Board approve the Interlocal Agreement and allow the Chair to sign the Interlocal Agreement as reviewed and approved by the County Attorney. Adopted by Consent Vote 2. State Attorney Building Roof Replacement - $280,844.00 Staff recommended Board approval to proceed with St. Lucie County State Attorney Building (411 S 2nd St) Roof Replacement as outlined in Garland Proposal #23-FL-260006, Contract #R230401 via Intergovernmental Cooperative Purchasing Agreement (MICPA) and OMNIA Partners, in the amount of $280,844.00, and authorized the Chair to sign the agreement 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 E. LIBRARY SERVICES 1. St. Lucie County Education Foundation, Inc. - In-Kind Donation BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 5 | Page Staff recommended Board approval and acceptance of the in-kind donation valued at $1,000.00 (one thousand dollars and no cents) from the St. Lucie County Education Foundation, Inc. Adopted by Consent Vote Chair Fowler Acknowledged this Item. 2. Request for Approval of Revisions to the Patron Code of Conduct (Unattended Minors) Staff recommended Board Approval of policy as amended and approved by the Library Advisory Board on May 14, 2026, as it aligns with Strategic Initiative PT1.4.1. Adopted by Consent Vote F. 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 $934,385.00 in accordance with Strategic Plan Policy PT 1.3.1 and PT 1.3.2. Adopted by Consent Vote G. PARKS & RECREATION 1. Supply and Install New Shade Structure at Weldon B. Lewis Park Playground, Florida Recreational Products - $128,917.48 Staff recommended Board approval to piggyback St Johns County School District Contract #2022- 16 Florida Recreational Products for the installation of a custom shade structure at Weldon B. Lewis Park Playground in the amount of $128,917.48, which is available in Parks Impact Fees Central Reserves - 310013.9910.599300.910000 and authorize the Chair to sign documents as approved by the County Attorney. Adopted by Consent Vote Chair Fowler Acknowledged this Item. H. PLANNING & DEVELOPMENT SERVICES 1. Revocation of Economic Incentive Resolution No.18-132 and Job Growth Investment Grant 21- 003 granted to Accel International Holdings, Inc. Staff recommended that the Board approve the draft Resolution and allow the Chair to sign documents as approved by the County Attorney. This agenda item promotes the County's Strategic Plan Priority - PT 1.2 - Commitment to Transparency. Adopted by Consent Vote BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 6 | Page 2. ROK Technologies - First Amendment to Contract for GIS Hosting and Managed Services Solution Staff recommended that the Board authorize the Chair to sign documents as approved by the County Attorney. This item furthers Strategic Plan Policy PT 1.4. Adopted by Consent Vote I. PROPERTY ACQUISITIONS 1. Revision to Unrecorded Assignment of Road Impact Fee Credit Agreement 2026-005 - Whalou Properties LLC to Kings Angle Owner LLC and SL Fort Pierce Residential LLC Staff recommended that the Board approve the revised Assignment of Road Impact Fee Credits and direct staff to record the Assignment in the public records of St. Lucie County, Florida. Adopted by Consent Vote J. PUBLIC SAFETY 1. GeoComm GIS Data Remediation and Maintenance Contract Staff recommended Board approval of the contract and authorization for the Chair to sign all documents as approved by the County Attorney. Adopted by Consent Vote K. PUBLIC UTILITIES 1. Amendment #3 to Contract C25-03-376 with Masteller & Moler, Inc. for Professional Services for the Central Area Brine, Water, and Force Main Design Staff recommends Board approval of Amendment #3 to C25-03-376 with Masteller & Moler, Inc. in the amount of $439,165.00 for the Central Area Brine, Water, and Force Main design project and authorize the Chair to sign documents approved by the County Attorney. This is in accordance with Strategic Plan Policy QI 3.3.2. Adopted by Consent Vote L. PUBLIC WORKS 1. SE Walton Road Sidewalk (SE Lennard Road to SE Green River Parkway) - Final Acceptance Staff recommended that the Board’s final acceptance of the SE Walton Road Sidewalk (SE Lennard Road to SE Green River Parkway) Project in accordance with Strategic Plan Policy QI 3.1.1. Adopted by Consent Vote 2. Approval of Work Authorization to Contract C25-03-605 with Water Resources Management BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 7 | Page Associates, Inc. (WRMA) for the Design of the Edwards Road Baffle Box Project Staff recommended Board approval for the proposal from the WRMA, Inc. to complete the design in the amount of $149,825.00 for The Edwards Road Baffle Box Project and authorize the Chair to sign documents approved by the County Attorney, in accordance with Strategic Plan Policy QI 3.1.1. Adopted by Consent Vote Chair Fowler Acknowledged this Item. 3. Award Bid No. 26-011 - Purchase of Sign Post, Sign Hardware, & Sign Blanks Staff recommended Board approval for the award of Bid No. 26-011, Purchase of Sign Post, Sign Hardware, & Sign Blanks, to the lowest responsive bidder, Universal Signs & Accessories, and authorization for 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 4. St. James Drive Pedestrian Walkway (NE Royce Avenue to NE Lazy River Parkway) Construction Engineering and Inspection (CEI) and Field-Testing Services - THIS PROJECT IS FUNDED BY THE INFRASTRUCTURE SALES TAX Staff recommended Board approval of the Construction, Engineering, and Inspection (CEI) and field-testing services provided by Culpepper & Terpening, Inc. in the amount of $137,598.00 and authorize the Chair to sign documents approved by the County Attorney in accordance with Strategic Plan Policy QI 3.1.1. Adopted by Consent Vote Chair Fowler Acknowledged this Item. M. SUPERVISOR OF ELECTIONS 1. Resolution No. 26-091 - Creating a New Election Precinct in Lakewood Park The Supervisor of Elections recommended that the Board adopt Resolution No. 26-091 and authorize the Chair to sign the resolution. Adopted by Consent Vote N. TRANSIT 1. Request to Approve a Fifth Amendment with Wendel Architecture, P.C. to Provide Additional Services Staff recommended Board approval of the fifth amendment with Wendel Architecture, P.C., and BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 8 | Page requested that the Chair sign all documents approved by the County Attorney. Adopted by Consent Vote 11. REGULAR AGENDA A. ENVIRONMENTAL RESOURCES 1. 1313 White Oak Lane - Category 1 Wetland Waiver - WTLW-2603-000054 - 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 staff regarding the project and the minimal amount of impact. Vice-Chair Larry Leet- Spoke with staff. Commissioner James Clasby- Spoke with the applicant and staff. Commissioner Erin Lowry- Spoke with staff. Brian Ingram, Senior Environmental Planner, and Aimee Cooper, ERD Regulations Manager, presented this item to the Board. The proposed Category I Wetland Waiver request is on behalf of Brian Downing for the property owner, Joseph Lucas, of 1313 White Oak Lane in Fort Pierce. The St. Lucie County Comprehensive Plan classifies wetlands into three categories based on their size, location, and hydrologic connectivity to adjacent water bodies. Category I wetlands are those that are hydrologically connected to a natural surface water body, are 20 acres or larger, or contain Strategic Habitat Conservation Areas. Impacts on a Category I wetland or its buffer may be approved only by the Board of County Commissioners in accordance with Comprehensive Plan Policy 6.1.14.3. The subject 0.52-acre parcel is located one-half mile west of Oleander Avenue and about 1.4 miles south of West Midway Road. The property abuts a County-owned parcel on the historic Oxbow of the north fork of the St. Lucie River. The subject wetland is classified as Category I due to its size and connectivity to a larger wetland system to the west and south, as well as to the St. Lucie River and beyond. A smaller, 799 sq. ft. non-jurisdictional wetland also exists, centrally located near the northern property line of the parcel. The subject parcel is zoned Residential, Single Family (RS-3), 3, with a future land use designation of Residential Urban (RU). The parcels to the east and north-east are also zoned RS-3 with a future land use designation of RU. The adjacent parcels to the north-west, west, and south are zoned Conservation Public (CPUB) with a future land use of CPUB. The subject parcel contains approximately 383.2 sq. ft. of Category 1 wetland that is hydrologically connected to the north fork of the St. Lucie River. The limits of the wetland were verified by the Department of Environmental Protection on January 7, 2026, and by the US Army Corps of Engineers on February 4, 2026. Approximately 14,495 sq. ft. or 1/3rd acres of Category 1 upland buffer exists on the site, around 64% of the parcel. The parcel appears to have been filled since before 2004, with additional fill being added in 2009. The proposed site plan was reviewed and approved by FDEP and the US Army Corps of Engineers. A general permit was granted by FDEP for impacts to the small, 799 sq. ft. isolated Category 3 wetland near the north portion of the parcel on January 7, 2026. There is no FDEP permit necessary for impacts to the Category 1 wetland, as no impacts to that wetland are proposed. An Army Corps of Engineers-approved Jurisdictional Determination letter dated February 4, 2026, specified that the parcel does not contain waters of the U.S. and is therefore not jurisdictional to the Army Corps. There are no BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 9 | Page mitigation requirements by either FDEP or the Army Corps, as there are no direct impacts to the Category 1 Wetland, and the Category 3 Wetland is under the size threshold that would require mitigation by FDEP. The applicant submitted a site plan with a single-family residential structure totaling approximately 2,961 base area sq. ft., a 250 sq. ft. porch, 750 sq. ft. septic drain field area, and associated driveway and infrastructure. The preserved wetland and buffer areas shall be restored by the removal of invasive plants in accordance with the provided Preserve Area Management and Monitoring Plan. If areas are left bare as a result of nuisance native and invasive vegetation removal, a restoration plan will be sent to the County for approval under a separate cover. Per Comprehensive Plan Policy 6.1.14.3, the Board may grant a wetland waiver to impact a Category I wetland or its associated buffer when no other reasonable alternative exists, and avoidance and minimization of impacts cannot otherwise be achieved. Staff has reviewed the subject waiver request and made the following determinations: • The strict criteria for granting a Category I wetland waiver detailed in the Comprehensive Plan Policy 6.1.14.3 require avoidance and minimization of impacts to the greatest extent feasible while still allowing reasonable use of the property; • 0 sq. ft. of the Category I wetland onsite is proposed to be impacted. • All 383 sq. ft. of Category 1 wetland onsite will be preserved. • Approximately 0.15 acres or 6,348 sq. ft. of the wetland’s buffer is proposed to be impacted. About 1/7th of an acre or 28% of the parcel. • The remaining 0.17 acres or 7,704 sq. ft. of remaining wetland buffer shall be placed under a Conservation Easement, about 1/6th of an acre or 1/3rd of the parcel. • Efforts to avoid and minimize wetland impacts include using minimum front yard setbacks, positioning the impacts within the previously impacted/filled areas to the north of the property, and proposing a house, patio, and backyard of modest square footage. Staff recommended approval of the Category I Wetland Waiver request to the Board of County Commissioners, subject to the following conditions: 1. Prior to commencement of development, including, but not limited to, clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a Vegetation Removal Permit or Exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 2. Prior to commencement of development, including, but not limited to, clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a 100% gopher tortoise survey conducted by a state-certified gopher tortoise agent will be required per Florida Fish and Wildlife Conservation Commission (FWC) protocol. These surveys are only valid for 90 days. 3. Prior to commencement of development, including, but not limited to; clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., the developer shall provide an executed Conservation Easements and approved Preserve Area Monitoring and Management Plans (PAMMPs) as applicable with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) to the County Attorney. The applicant shall also provide a GIS shapefile or CAD file of the conservation easement boundaries to St. Lucie County. 4. Prior to commencement of development, including, but not limited to clearing, filling, BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 10 | Page excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, their successor or assigns, shall conduct a pre-construction meeting with construction personnel and Environmental Resources Department staff to verify that vegetation and preserve area protection measures have been installed. 5. Prior to issuance of a Certificate of Occupancy, all Category I-listed invasive plant species shall be eradicated from the site. 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 12. PUBLIC HEARINGS A. PLANNING & DEVELOPMENT SERVICES 1. Fort Pierce Commerce Center - Proposed Comprehensive Plan Future Land Use Map Amendment from COM (Commercial) and RU (Residential Urban) to MXD (Mixed Use District) - SECOND READING/ADOPTION HEARING - CONTINUED FROM THE APRIL 7, 2026 MEETING Item presented in conjunction with 12. A.2. Kori Benton, Planning & Zoning Manager, Planning & Development Services, and Aimee Cooper, ERD Regulations Manager, presented this item to the Board. The proposed dual presentation for agenda item 12. A.1 and 12. A.2, which includes the legislative matter for the Future Land Use Map Amendment (FLUMA) and the Quasi-Judicial hearing for the proposed Planned Non-Residential Development (PNRD) Rezoning & Preliminary Plan with the associated wetland waiver. Both items were continued from the April 6, 2026, BOCC meeting at the request of the applicant. Due to the continuance to a date certain, no formal notice was required; staff sent out mailers as a courtesy to property owners within 500 ft., providing an indication of the hearing. The application originated in late 2021 and early 2022, with a neighborhood meeting in 2022 to unveil conceptual plans. Based on feedback from staff and stakeholders, the plans were modified and discussed in a follow-up virtual meeting in May 2025. The petition site is 76 acres in size, with single-family residential units along Copenhaver Road, adjacent to Interstate-95 (I-95). Staff described the surrounding properties, including the former Fort Pierce Jai-Lai site and a legacy easement. The proposed future land use designation for the site is mixed-use development, with specific guidelines and regulations. The site is situated along the expanded Kings Highway corridor, leading to various state strategic intermodal systems and facilities. The petition site has split land use categories into commercial and residential urban, with the residential urban land use categories surrounding the north- BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 11 | Page east and east. The City of Fort Pierce has been extending its territorial limits southward of the site. The MXD is intended for unique circumstances in which specific guidelines, regulations, and intensities should be adapted to the property. The proposed MXD District specifically for the Fort Pierce Commerce Center activity area looks to restrict uses equivalent to the industrial land use designation and provide a development of the current land development process. The proposed plan includes open space buffering and environmental protections along the eastern portion of the property. The provision for access from Kings Highway was updated based on legacy easement considerations before 1990. The current zone for the petition site is split between Agricultural-1 (AG11) and Residential Single-Family-2 (RS-2), with a request to be a non-residential development. Staff outlined various development proposals in the vicinity, including the I-95 Logistics Center and Project Orchid. The proposed preliminary development plan includes a substantial preservation plan for approximately 27% of the overall land area. Buildings proposed up to a total of 826,000 sq. ft., with various impervious ratios to support access, parking, loading areas, and stormwater systems. The preservation area includes wetland lands, native trees, and understory, with plans to eradicate invasive species and plant native vegetation. The preliminary plan also provides typical landscape sections where the preservation area is not serving as appropriate buffering. The applicant has displayed intent to meet the land development code for the boundaries on the north, south, and along Kings Highway with a mixture of trees, shrubs, and, as required by the code, an 8 ft. tall opaque fence or wall. Staff provided an overview of the legacy access easement zoning guidelines and conservation protection standards. Staff highlighted the proposal's consistency with the comprehensive plan, providing MXD flexibility while requiring PNRD review, adjacent to or within proximity of similar land use designations, within the USB, and the compatibility is addressed through preserve area, conservation easement, building orientation, access limitations, buffering, and the recommended conditions of approval. The anticipated trip generation upon full build-out would be upwards of 1,360 daily trips, with a slight reduction in square footage by 10,000 sq. ft. The site plan has been revised to accommodate the legacy easement, and the southeastern building was trimmed marginally. The traffic utilizing Kings Highway to access the facilities, trip distribution as presented, has a greater series of trips to the south with both employees and potential trucker freight trips, which can change over time with new development. As proposed with the Pruitt Commerce Center, the anticipated signalized intersection at Kings Highway will serve the project's driveway and the center to the west upon a warrant analysis and need for that intersection. In the short term, there may be limited directional access at the project entrance, requiring various turn movements, including U-turns for passenger vehicles and trucks heading south to the turnpike instead of north to I-95. Staff highlighted the intent to preserve and protect the environmental assets on the eastern portion of the property to preserve the upland habitat and restore wetland areas. Transitioning from residential areas to helping out overall with some of the stormwater protection in those areas. There are larger lots to the east; it is not a master plan community and does not have a master stormwater system; therefore, many of the lands to the east capture stormwater runoff on their own property. Staff advised that the applicant submitted information regarding the noise and sound assessment to analyze the building orientation and selection to place the loading docks and BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 12 | Page truck parking on the east side of the southeastern structure. Within the information packet, the applicant highlighted the ability to comply with the County's established noise ordinances across operations, providing the geographic separation and buffer to be obtained on the eastern portion of the site. As part of the staff review and input through the Planning & Zoning Commission, the staff is recommending an alternative be prescribed for that southeastern building. That portion of the site is approximately 300 ft. from the rear of the property line, near the large lot estates and activity areas for the Fort Pierce Commerce Center. The stormwater pond on the south side is over 200 linear ft. with some support buffering to assist in separation and dampening. Staff's recommendation aligned with the standards of review for considering site plans, so that any reasonable measures and design features can be integrated to avoid adverse effects on the surrounding properties. Therefore, staff recommends that the orientation of the building and relocation of the employee parking be situated to the east, with loading activities on the west side of the building to allow the building to serve as additional separation and buffering from the residents further to the east and protection for the residential lots to the south. The Planning & Zoning Commission evaluated the collective petitions in December 2025, offering a unanimous recommendation of approval to the Board. Subsequently, the Board transmitted the FLUMA on January 13, 2026, for state and regional agency review. Following clearance from the state agencies, no objections were received. The only modification, as noted, would allow for limited access to be pursued in the future for the undeveloped 10-plus- acre piece of land to the north of the site over at Copenhaver Road; the project would not have access through the easement area. Based on the consistency of the County's Comprehensive Plan and the criteria for review. Staff recommended that the Board approve Ordinance 2026-7, adopting the Future Land Use Map Amendment from RU (Residential Urban) and COM (Commercial) to MXD (Mixed Use District), as refined since transmittal. Upon approval of Ordinance 2026-7, Staff recommended that the Board approve Resolution 2026-56, authorizing the Zoning Atlas Amendment to PNRD, with the associated Preliminary Site Plan, subject to the recommended conditions of approval (Modifications since 4/7/2026 Publication denoted in Italic): 1. Prior to Final Site Plan approval, the following actions shall be completed: a. Finalized landscape plan consistent with Land Development Code Section 7.09.00 shall be provided; As deemed necessary to fulfill the LDC’s intent to provide adequate buffering between non-residential and residential uses, the final landscape plan may be required to integrate new tree and shrub plantings along the eastern boundary of the facility’s vehicular use area(s). Where the site plan modification, referenced in COA #4, below, is not imposed, the final landscape plan shall also provide an 8ft opaque fence or wall along this eastern boundary of the vehicular use area to support visual buffering and noise dampening. b. The following prohibited activities shall be included under Section 4.0 of the Preserve Area Monitoring and Management Plan (PAMMP): no clearing of native vegetation, no BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 13 | Page dumping or fill, no vehicular traffic including ATVs, and no storage of hazardous materials within TBD feet of the Preserve Area (except where St. Lucie County reviews, authorizes and permits limited use of the pre-existing access easement serving the abutting property, Parcel 2313-213-0000-000-1); and c. The development data table of the site plan shall be adjusted to specify the area(s) of wetlands will be preserved, consistent with the site plan's depiction and the data listed within the Environmental Impact Report. 2. Prior to commencement of development & before clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, the following actions shall be completed: a. Final Site Plan to include a note that the developer shall provide executed conservation easements over preserved areas, along with the approved Preserve Area Monitoring and Management Plan (PAMMP), with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) to the County Attorney. The applicant shall also provide a georeferenced GIS shapefile or CAD file of conservation easement boundaries to St. Lucie County. b. An ERP from SFWMD shall be provided to verify the limits of the wetlands. Should the limits of the wetland substantially deviate from the environmental consultant's delineation, a new Wetland Waiver application shall be submitted in accordance with Comprehensive Plan Policy 6.1.14.4; and c. An updated listed species surveys (i.e., crested caracara, gopher tortoise, etc.) shall be provided per state/federal survey protocol. Should any listed species be found as a result of these surveys, appropriate permits from state and federal agencies shall be required. 3. Prior to issuance of a Certificate of Occupancy, all Category I-listed invasive plants shall be eradicated from the site. 4. The Final Site Plan shall revise the southeastern building to relocate truck loading to the west façade. 5. Any fence or wall behind Samba St. properties shall be on the building (north) side of the pond. (as provided) 6. Exterior lighting shall be downcast and shielded to shield adjacent properties from glare or hazardous interference during both the construction and operational phases. 7. A minimum of 10% of parking spaces shall be designated as “reserved” and utilized as green space in the short-term, and that can be converted to paved parking in the future if deemed necessary. 8. A Site Development Permit is required prior to performing site improvement activities. Applicant Presentation Leslie Olson, of District Planning Group, addressed the Board on behalf of the applicant, Hope Commercial Holdings, LLC. She presented an overview of the project and reiterated portions of the staff's presentation. She advised that the initial MXD map was to be MXD low for the entire BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 14 | Page site, but staff recommended hatching it differently to incorporate open space and buffering in perpetuity. The site is consistent with the comprehensive plan, and is served by adequate public facilities, with some changing conditions in the area. The site is within the Kings Highway Jobs Corridor area, identified by the Economic Development Council to encourage high-quality job creation. The site has excellent access to the state's intermodal system and major highways, making it ideal for development. She provided a historical overview of the site. Initially, the applicant proposed a large residential lot to buffer the industrial site, but neighbors strongly opposed it. The team decided to preserve the environmentally sensitive land as a buffer, receiving positive feedback from the community. The preserve area monitoring and maintenance plan includes preserving wetlands and creating new wetlands, as well as planting and maintaining high-quality native habitat. An acre of wetlands will be created, and six acres of upland habitat will be restored. This may change in the final site plan due to the access easement. The neighbors' interface on the south side, and a heavily vegetated buffer and pond were implemented to ensure adequate buffering. Near Samba Street, there will be a heavily vegetated buffer, then a 200 ft. pond, and another heavily vegetated buffer, and then a wall after that. The residents on Samba will have the ability to look over the lake/buffers. The applicant held a second neighborhood meeting and received feedback from the Planning & Zoning Commission and staff. Staff then recommended that the building be flipped to minimize impacts. A neighbor came forward and advised that the flip was not necessary, and the Planning & Zoning Commission did not carry over that condition of approval as a recommendation. The applicant is not in support of flipping the building as recommended by staff due to the truck routing and the design. Ms. Olson advised that the trucks would have their own route through the site, and all passengers would have a different route. This would not be possible if the building were flipped as recommended by staff. The applicant conducted a noise study due to the concerns and found no adverse impacts above the established code levels, including nighttime levels. The applicant's team prefers to keep the current arrangement, for safety and aesthetic reasons. There are two conditions that the applicant is requesting to be eliminated, including the flipping of the building, and if the building is not flipped, placing a wall along/between the wetland/preserve area. She advised that the applicant can place the wall as requested, but the sound study does not show it is needed, and the neighbors did not request it. There will be no visual or noise impact, and the applicant would rather not place a wall in the area. The applicant is happy with all other suggestions. Discussion The Board and Mr. Olson discussed the potential need for a wall on the east side to mitigate noise and visual impacts, design, aesthetics, employee/truck traffic, and the staff's request to flip the building. The Board discussed the noise study and the potential impact on neighboring properties, with some expressing concerns about the noise cones. The Board considered the community's feedback and the potential for revisiting the wall installation if noise complaints arise in the future. Mr. Benton explained the precautionary reasons for requesting that the applicant flip the building, citing abundant caution and sound assessment, including noise concerns, potential future changes in the native trees' use, and complaints from area residents. He also discussed BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 15 | Page the code requirements for buffering between industrial and residential properties, as well as the current measures in place. In response to the Board's concerns, Ms. Olson advised that the current design meets the County's code levels for noise and that flipping the building would not significantly improve the situation. 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. The discussion continued with the conjoined item 12. A.2. 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. Fort Pierce Commerce Center-PNRD Rezoning & Preliminary Plan - THIS ITEM IS QUASI-JUDICIAL - CONTINUED FROM THE APRIL 7, 2026 BOCC MEETING Item presented in conjunction with 12. A.1. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with the Planning Staff, Environmental Resources Department staff, the applicant, and Leslie Olson. Vice-Chair Larry Leet- Spoke with staff, the applicant, and the Environmental Resources Department. Commissioner James Clasby- Spoke with staff, the Planning Department, Environmental Resources Department, the applicant, the Kings Highway corridor meetings, and the EDC regarding projects on Kings Highway. Commissioner Erin Lowry- Spoke with Ben, Kori, Planning Department, Environmental Resources Department, Leslie Olson, and District Planning. Kori Benton, Planning & Zoning Manager, Planning & Development Services, and Aimee Cooper, ERD Regulations Manager, presented the proposal from Agricultural -1 (AG-1) and Residential Single-Family-2(RS-2) to Planned Non-Residential Development (PNRD) to the Board in conjunction with agenda item 12.A.1. The PNRD preliminary site plan Rezoning and Preliminary Plan proposes three warehouse buildings totaling approximately 836,500 square BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 16 | Page feet along with associated site improvements such as driveways, parking areas, loading areas, landscape buffers, stormwater ponds, and conservation areas. The application indicates that the user will be in a Class A targeted industry-supportive industrial development, but the warehouse distribution itself is not a target industry. This amendment is contingent on the companion agenda item 12. A.1. amending the Future Land Use Map (FLUMA) for the properties from Residential Urban (RU) and Commercial (COM) to Mixed Use District (MXD). Upon approval of Ordinance 2026-7 (Agenda Item 12. A.1), Staff recommended the Board approve Resolution 2026-56, authorizing the Zoning Atlas Amendment to PNRD, with the associated Preliminary Site Plan, subject to the recommended conditions of approval with modifications from 4/7/2026 publication denoted/listed in conjunction with Agenda Item 12. A.1. 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 The Board and Ms. Olson continued to discuss the staff's request to flip the building, and the potential need for a wall on the east side, noise management, the importance of the Kings Highway corridor for commercial and industrial development, stormwater management/improvement, a wet pond, dry detention to help surrounding properties, and the role of wetlands in filtering water. The Board and staff also discussed the possibility of installing a wall if noise levels exceed the County code, the amount, and the time frame of the residential complaints to trigger the wall installation. Bob Raynes, of the Gunster Law firm, addressed the Board on behalf of the applicant, and advised that the conditions of approval are fine, mentioning that the condition should include if the proposed site exceeds the noise level of the code versus the number of complaints received from residents to trigger the wall installation. A motion was made to approve the staff's recommendation to approve the PNRD Rezoning and Preliminary Plan, allowing the building to stay in its current configuration (no flipping), with the caveat that no wall is required on the east side, if no more than three sound violations occur within six months to trigger installation. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendations, with the addition of allowing the building to stay in its current configuration (no flipping), with the caveat that no wall is required on the east side, if no more than three sound violations occur within six months to trigger installation, and it passed unanimously. BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 17 | Page RESULT: APPROVE 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 3. 322 & 340 Kitterman Rd PUD - Rezoning from RM-5 and RM-9 to Planned Unit Development (PUD) and Preliminary Site Plan - THIS ITEM IS QUASI-JUDICIAL - THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE JUNE 2, 2026 BOCC MEETING This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Jerrod Purser, WGI Inc. staff, property owner, Planning & Development staff, and viewed the Planning & Zoning meeting. Vice-Chair Larry Leet- Spoke with staff, the applicant, and WGI Inc. staff. Commissioner James Clasby- Spoke with members of the public, staff, the applicant, and viewed the Planning & Zoning meeting. Commissioner Erin Lowry- Spoke with Ben, Kori, and the applicant regarding the site plan and the project. Kori Benton, Planning & Zoning Manager, Planning & Development Services, presented this item to the Board. The proposed requests for continuance of the applicant request to amend the Official Zoning Atlas from Residential, Multiple Family- 5 (RM-5) and Residential, Multiple Family-9 (RM-9) to PUD (Planned Unit Development) and a Preliminary PUD Site Plan proposing a townhome community of up to 117 units. Staff recommended that the Board continue the approval of the proposed PUD Rezoning and Preliminary Site Plan to the June 2, 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 hearing on the continuation date. With no one wishing to address the Board, Chair Fowler closed the public hearing. Discussion Commissioner Clasby mentioned discussions with the applicant regarding the number of townhouses, the separation, and possibly fewer units for the project. He also mentioned the changes to the code and the effects of Senate Bill 180 on zoning code changes. 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 BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 18 | Page request 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 2 Larry Leet SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 4. Sunnyland Farms - Proposed Amendment of the Official Zoning Atlas and Preliminary Development Plan - THIS ITEM IS QUASI-JUDICIAL - CONTINUED FROM THE APRIL 21, 2026 BOCC MEETING - THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE JUNE 2, 2026 BOCC MEETING - ADD ON Item presented in conjunction with 12. A.5. and 12. A.6. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Brian Nolan with Lucido & Associates, the applicant, Ben, and Kori with Planning. Vice-Chair Larry Leet- Spoke with staff, Ben, Kori, and the applicant. Commissioner James Clasby- Spoke with staff, the applicant, and attended the Project Orchid neighborhood meeting and heard commentary on how the project would affect the proposed item. Commissioner Erin Lowry- Spoke with staff, Ben, Kori, and the applicant. Kori Benton, Planning & Zoning Manager, 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 June 2, 2026, at 6:00 PM or soon thereafter. Staff recommended that the Board continue the proposed rezoning and preliminary PUD site plan to the June 2, 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 hearing on the continuation date. With no one wishing to address the Board, Chair Fowler BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 19 | Page 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 June 2, 2026, Board of County Commissioners 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 EXCUSED: Cathy Townsend 5. Sunnyland 44 - Proposed Future Land Use Map (Small-Scale) Amendment from RS (Residential Suburban) to MXD (Mixed-Use Development) - CONTINUED FROM THE APRIL 21, 2026 BOCC MEETING - THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE JUNE 2, 2026 BOCC MEETING - ADD ON Item presented in conjunction with 12. A.4. and 12. A.6. Kori Benton, Planning & Zoning Manager, 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 June 2, 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 June 2, 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 hearing on the continuation 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 June 2, 2026, Board of County Commissioners meeting at 6:00 pm or soon thereafter, and it passed unanimously. RESULT: CONTINUE MOVER: Commissioner District 2 Larry Leet BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 20 | Page SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 6. Sunnyland 44 - Proposed Amendment of the Official Zoning Atlas and Preliminary Development Plan - THIS ITEM IS QUASI-JUDICIAL - CONTINUED FROM THE APRIL 21, 2026 BOCC MEETING - THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE JUNE 2, 2026 BOCC MEETING - ADD ON Item presented in conjunction with 12. A.4. and 12. A.5. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Brian Nolan with Lucido & Associates, the applicant, Ben, and Kori with Planning. Vice-Chair Larry Leet- Spoke with staff, Ben, Kori, and the applicant. Commissioner James Clasby- Spoke with staff, the applicant, and attended the Project Orchid neighborhood meeting and heard commentary on how the project would affect the proposed item. Commissioner Erin Lowry- Spoke with staff, Ben, Kori, and the applicant. Kori Benton, Planning & Zoning Manager, 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 June 2, 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 June 2, 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 hearing on the continuation 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 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 BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 21 | Page SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 7. White Marsh Conditional Use Permit Major Adjustment - THIS ITEM IS QUASI-JUDICIAL - ATTACHMENT AMENDED Item presented in conjunction with Regular Agenda item 13. A.1. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Planning & Development staff, and Mike McCarty. Vice-Chair Larry Leet- Spoke with staff and Like McCarty. Commissioner James Clasby- Spoke with residents in the surrounding area, staff and the applicant. Commissioner Erin Lowry- Spoke with staff, Ben, Kori, and Mike McCarty regarding any questions or concerns. Thomas Reetz, Planner II of Planning & Development Service, presented this item to the Board. The proposed modification to the stormwater facilities within individual lots and replacing the approved common stormwater tract with an additional Utility Trade Contractor (UTC) lot. Per the County Land Development Code(LDC) Section 11.07.05. (E.), modification of the stormwater tract with the addition of the UTC lot requires a modification to the originally approved Conditional Use permit. Public notice was provided in the form of a single-sided sign being posted along Shinn Road, an ad published in the local newspaper, and an informational mailer was sent to neighbors within 1,000 feet of the four corners of the property. In accordance with LDC Section 11.02.01, the applicant and representative held a neighborhood meeting at 3500 Shinn Road on April 21, 2026, to share details of the subject proposal. One neighboring property owner attended and indicated he was not opposed to the request for the major adjustment to the approved Conditional Use Permit. The property is located on the east side of Shinn Road, approximately 1.5 miles north of Okeechobee Road. The 87-acre subject parcel is located outside the Urban Service Boundary (USB), within the rural agricultural area of central St. Lucie County, and utility trade contractor businesses, with appropriate location, design, and operation standards compatible with agricultural operations. The parcel is also zoned Agricultural-5 (AG-5) with five dwelling units per acre and designated within the AG-5 Agricultural Future Land Use category. The Conditional Use Permit (CUP) and the Major Site Plan (MJSP) include the construction of a private road and cul-de-sac to access six lots. Currently, the existing driveway exceeds the maximum width requirements and will be corrected. The lots range in area from approximately 7.9 acres to 19 acres. There are currently four buildings on the site with a 1,020 sq. ft. single-family building, a 2,000 sq. ft. garage, a 6,800 sq. ft. warehouse on the existing Lot No. 2, and a 5,000 sq. ft. office building on proposed Lot No. 4. The original proposal included three additional 12,000 sq. ft. warehouse buildings with covered bays and offices of similar size and designs on Lots 1, 3, and 5. Lot No. 2 is not BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 22 | Page included in the application, which is 7.87 acres. Lot No. 6 was approved and designated completely for central stormwater. The proposed conditional use permit with major site plan proposes providing stormwater facilities within individual lots, replacing the approved common stormwater track with an additional utility contractor's lot replacing the approved common stormwater track with an additional utility contractor's lot. The major adjustments, considered by staff to be in substantial conformity with the original approval, may bypass the Planning and Zoning Commission for a hearing before the Board. The proposal includes Littoral plantings at the wet retention areas on the individual lots, and 30 feet of enhanced perimeter landscape buffer at the additional UTC lot. The major adjustment proposes various areas for primary and reserved paved parking areas, and storage areas, as an unpaved but stabilized surface. Required landscaping applies to primary and secondary parking areas. The standards of review in accordance with the LDC, the staff has reviewed the petition to ensure the Conditional Use does not have any negative effects on the environment or adjacent properties, has adequate public facilities and fire protection, and is consistent with the LDC and Comprehensive Plan. Two response forms were received from property owners in favor of the adjustment to the conditional use permit, with no responses received that were not in favor. Staff recommended that the Board of County Commissioners approve the Major Adjustment to the Conditional Use Permit and the associated Major Adjustment to the Major Site Plan, to allow for the modification of the stormwater tract with the addition of the UTC lot, consider any reasonable conditions including those recommended by Staff, and adopt Resolution2026- 86 (Conditional Use Permit Adjustment) and Resolution 2026-90 (Major Site Plan Adjustment), authorizing the Chair to sign documents as approved by the County Attorney. Recommended Conditions: 1. The Conditional Use Permit shall comply with the St. Lucie County noise ordinance, pursuant to Section 28-110 – Sound Level Limitations. 2. All on-site crane and forklift equipment shall be equipped with a White Noise Back-Up Alarm, approved by the Occupational Safety & Health Administration (OSHA), pursuant to Title 29 CFR 1926.601(b)(4) and 1926.602(a)(9)(ii). 3. Prior to commencement of development, including, but not limited to, clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, an Environmental Resource Permit from South Florida Water Management District (SFWMD) shall be provided. 4. Prior to commencement of development, including, but not limited to, clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., a Vegetation Removal Permit or Exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 5. Prior to commencement of development, including, but not limited to, clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a 100% gopher tortoise survey conducted by a state-certified gopher tortoise agent will be required per BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 23 | Page Florida Fish and Wildlife Conservation Commission (FWC) protocol. These surveys are only valid for 90 days. 6. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plant species shall be eradicated from the site. 7. Building permits are required for the unpermitted structures, including the primary building, site lighting, dumpster enclosure, access gates, fencing, backup generator system, refueling station, and irrigation. The permits must be applied for within 120 days of Conditional Use Permit approval and obtained/closed prior to issuance of a Certificate of Zoning Compliance. 8. The associated Major Site Plan shall delineate all areas proposed for parking or storage of motorized vehicles. All primary and reserved vehicle use areas shall be paved with asphalt or concrete in compliance with County standards. Storage areas may incorporate pervious paving systems as approved by the county engineer. 9. Prior to issuance of a Site Development Permit, the applicant shall submit an updated Traffic Impact Analysis, evaluating the full approved development program, including all existing and proposed building areas and associated utility trade contractor operations. Any improvements required by the County Engineer shall be incorporated into the Site Development Permit plans and completed or otherwise secured prior to issuance of a Certificate of Zoning Compliance or Certificate of Occupancy, as applicable. 10. The associated Site Development Permit and Plat shall document that the proposed private street is designed to be expandable and shall not be designed or function as a permanent dead-end roadway. Staff noted changes to condition #9 as follows: "Any improvements recommended by a Traffic Impact Analysis accepted by the County Engineer and designated Third-Party Traffic Engineer shall be incorporated into the Site Development Permit plans and completed or otherwise secured prior to issuance of a Certificate of Zoning Compliance or Certificate of Occupancy, as applicable". The changes are due to an updated traffic analysis received, which incorporated additional and collective square footage for the proposal and is being reviewed by the County's consulting engineer. The revised condition allows any recommended improvements to be incorporated into the site development permit plans and completed or secured prior to the issuance of a Certificate of Occupancy (CO) or a Certificate of Zoning Compliance. Applicant Presentation Mike McCarty with McCarty Land Planning & Design addressed the Board and provided context and background, explaining the original approval in February 2024 and the need for a phased approach due to internal restructuring by the tenant. 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 19, 2026 6:00 PM 24 | 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 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 8. Project Orchid - First Amendment to the St. Lucie Commerce Center (AKA Lucie Rock) Development Agreement - THIS ITEM IS QUASI-JUDICIAL - SECOND READING - ADD ON This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Kadian Knight, Wes McCurry, EDC, the applicant team, viewed the Planning & Zoning Commission meeting, and the Planning & Development team. Vice-Chair Larry Leet- Spoke with staff and the EDC staff, Andrea Zambino, Jeanine Valentine, Andrew Sanini, Ted Elon, Patti Tobin, Yanique Virgo, Kadian Knight, and Wes McCurry. Commissioner James Clasby- Spoke with staff, the applicant, members of the public, attended the neighborhood meeting, EDC staff, and viewed the Planning & Zoning Commission meeting. Commissioner Erin Lowry- Spoke with Ben, Kori, staff, the applicant, Wes McCurry, EDC, regarding the economic value the project is bringing to SLC. Kori Benton, Planning & Zoning Manager, Planning & Development Services, presented this item to the Board. The proposed second reading of the first amendment to the St. Lucie Commerce Center development agreement, also known as the Project Orchid development agreement. The public hearing was adequately noticed with a display ad in the local newspaper, and notice was provided during the first reading on May 5, 2026. The development agreement covers approximately 94.25 acres of land, at the northern portion of Rock Road, beyond Orange Avenue and south of Interstate-95 (I-95). There is a single parcel to be removed, reducing the acreage to just over 85 acres for the land sought for acquisition Project Orchid. There are two parcels next to Rock Road known as the access road. The two parcels in question are Parcel One to the south and Parcel Two to the north, with the majority of the development planned for Parcel One. The previous site plan has been overhauled, on May 5, 2026, to improve the project work and site plan, conditional use, and adopt the land use map amendment and rezone. Staff highlighted that the active development agreement was established in September 2013, covering 94.26 acres, with a 10-year initial period extended via state EDO. The proposed refined adjusted amendment includes Industrial Light (IL) and Industrial Heavy (IH) activities, with the opportunity to extend the agreement one time for up to five years. The 1.4 million sq. ft. will have a maximum height of 80 ft., with the group master site and landscape plan merged with the development agreement. Various petitions and BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 25 | Page onsite/offsite improvements were merged into the adjusted development agreement, as discussed at the May 5 meeting. The transportation improvements 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 a 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 (subsequently defined), within the timeframes set forth. One of the new concepts with the new revised iteration of the development agreement links the time frames for transportation improvements to a period before the issuance of the first Certificate of Occupancy (CO). Manufacturing operations will commence after the building, equipment, and prepping staff are in place, allowing for off-site improvement completion. There is an additional line authored and presented, with the County Administrator, after receiving a written request by the developer and a recommendation of the County Engineer, may extend the off-site road traffic improvements timeframes provided above by up to 120 days. In a scenario with active roadway improvements underway, buildings nearing completion, equipment prepared, and employees ready to begin work, and they County has received written guidance indicating that some final paving for the offsite improvements will require additional time to complete. The applicant may request, through the County Administrator and County Engineer, an additional amount of time, sometimes during construction activities, providing additional time flexibility should it be requested and presented appropriately. Staff advised that in the draft agreement related to the Developers' Best Efforts to pursue and seek to acquire the right-of-way needs for the commercial parcel on the north side of Orange Avenue between Rock Road and Kings Highway. with a particular timeline. Documentation seeking acquisition and purchase will be distributed, covering essential costs up to 150% of the appraised value, if unable to achieve the acquired right-of-way on behalf of the County to participate in the roadway improvements. Modified roadway designs will be pursued if right-of- way acquisition is not achieved, with proportionate share contributions from the development to allow for future improvements or other offsetting improvements. The variety of transportation improvements previously presented remains, including: 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. BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 26 | Page 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 driveway. Staff highlighted the proposed development agreement exhibits to be replaced and various stages of improvements for Orange Avenue, Rock Road, the intersection serving both segments, and the preliminary design for Rock Road on the northern portion accessing the eastern side of the project with designated turn lanes. Staff recommended that the Board review the proposed Development Agreement, explore any content with the applicant and staff, and approve the First Amendment to the St. Lucie Commerce Center (TKA Project Orchid) Development Agreement as presented in Staff’s Draft. Applicant Presentation Christen Spake, of Gunster Law Firm, Legal Counsel for the applicant, addressed the Board and thanked staff for their hard work, and expressed the development team's readiness to answer any questions. 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 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 9. Ordinance No. 2026-15 - Revocation of Ad Valorem Tax Exemption Ordinance No. 2024-23 for Accel International Holdings, Inc. Benjamin Balcer, Planning & Development Services Director, presented this item to the Board. The proposed Ordinance No. 2026-15, which revokes the ad valorem tax exemption ordinance previously granted to Accel International Holdings Incorporated. In 2018, the Board approved BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 27 | Page an economic incentive resolution for Accel, making the company eligible for a job growth investment grant and an ad valorem tax exemption in connection with a proposed 150,000 sq. ft. manufacturing and distribution facility in Port St. Lucie. In 2021, the Board approved a job growth investment grant agreement to create 125 new jobs over four years. That job creation schedule was amended several times between 2022 and 2024 due to project delays, and it was also revised in 2024 to reflect performance timelines. Accel shifted the job creation obligations to a three-year schedule and reduced its year-one requirement. Also in 2024, the Board approved a 10-year ad valorem tax exemption ordinance, providing a 100% exemption for the first five years, followed by reduced exemption levels in years 6 through 10. Accel met their year one job creation requirement of 18 jobs in the first year, and received their incentive benefit. However, through the company's required annual reporting, staff became aware that Accel did not meet the additional 44 jobs required for their next reporting period. At the March 10, 2026, Informal Board Meeting, staff was directed to terminate the existing incentive agreements and allow Accel to renegotiate or reapply under the County's updated economic incentive criteria. On April 24, 2026, Accel submitted a letter supporting the termination of the existing ad valorem exemption. Staff is recommending that the Board adopt Ordinance 2026- 15, revoking the Accels ad valorem exemption, while also allowing the company to reapply for incentives in the future if they choose to do so. Staff recommended that the Board approve the proposed ordinance and allow the Chair to sign documents as approved by the County Attorney. This agenda item promotes the County's Strategic Plan Priority - PT 1.2 Discussion Commissioner Clasby clarified that leniency was provided to Accel and that the Board is in agreement with revoking the tax exemption due to failure to meet job creation obligations. The Board is revising the incentive program to make it more challenging to qualify, but is also lowering the tiers that companies may qualify for, which may not provide the full benefit. Chair Fowler commented on the approved companies not meeting the criteria of the incentive program, and as staff presented the criteria, the Board made a decision for a revision of the incentive program to ensure higher wages and greater community impact. 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 further questions or comments on this matter. A motion was made to approve the staff recommendations, and it passed unanimously. RESULT: APPROVE BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 28 | Page MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 10. Ordinance No. 2026-16 - Revocation of Ad Valorem Tax Exemption Ordinance No. 2024-21 for A-1 Industries of Florida Inc. Benjamin Balcer, Planning & Development Services Director, presented this item to the Board. The proposed Ordinance No. 2026-16, which aims to revoke the ad valorem tax exemption previously granted to A-1 Industries of Florida. In 2020, the Board approved an economic incentive resolution for A-1 Industries, making the company eligible for a Job Growth Investment Grant (JGIG), Impact Fee Mitigation, and Ad Valorem Tax Exemption. In 2021, the Board approved a job growth investment grant agreement to create 28 new jobs over one year. A-1 Industries met the job creation commitment in 2021 and 2022 and received a job growth investment grant award totaling $46,200 for those years. In 2024, the Board approved a six-year ad valorem tax exemption ordinance for the company. The exemption schedule provided for a 100% exemption in year one, followed by a 90%, 80%, 60%, 40%, and 20% over the remaining years. A-1 Industries received the 100% exemption for year one and the 90% exemption for year two. However, the company's 2026 annual report shows that it has only maintained 22 of the required 28 jobs. At the March 10, 2026, Informal Board Meeting, staff was directed to terminate the existing incentive agreements and allow the company to negotiate or reapply under the County's updated economic incentive criteria. Due to the company no longer meeting the required job commitment. Staff is recommending that the Board adopt Ordinance 2026-16, revoking the A-1 Industries ad valorem tax exemption. Staff also recommends that A-1 Industries be allowed to reapply for the incentives in the future under the County's revised economic incentive criteria, if they choose to do so. Staff recommended that the Board approve the ordinance and allow the Chair to sign documents as approved by the County Attorney. This agenda item promotes the County's Strategic Plan Priority - PT 1.2. 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 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 BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 29 | Page NAYS: None EXCUSED: Cathy Townsend 11. Ordinance No. 2026-17 - Economic Development Impact Fee Mitigation Program Item presented in conjunction with Regular Agenda Item 13. A.2., and 13. A.3. Benjamin Balcer, Planning & Development Services Director, presented this item to the Board. The proposed consolidated in conjunction with Regular Agenda Items 13.A.2. and 13.A.3. presentation to overview the county's proposed economic incentive updates. The updates include the revised job growth investment grant program, the new scoring matrix and application, the ad valorem tax exemption program updates, and the impact fee mitigation ordinance. The goal is to create a more transparent, consistent, and accountable incentive framework tied to measurable economic outcomes, including higher wages, job creation, capital investment, and long-term public benefit. Several statutory provisions that provide the legal framework for the County's economic development program incentives. Section 125.045 of the Florida Statutes (F.S.) authorizes counties to use economic development tools for a valid public purpose, including attracting and retaining businesses, and supporting job creation. Section 196.1995 of the F.S. governs economic development ad valorem tax exemptions, which is a unique program due to the required voter authorization, applying only to qualifying new or expanding businesses. Section 288.005 of the F.S. defines targeted industry businesses, which are generally those businesses that provide economic benefit to create jobs and support growth within the local economy. The County has the authority to provide incentives, but those incentives should be tied to a measurable public benefit, which is the foundation of the updates. The County currently has three primary performance-based economic incentive programs: job growth investment grant, impact fee mitigation, and ad valorem tax exemption. Historically, eligibility has been tied to minimum thresholds, such as creating at least 10 jobs and paying wages of at least 107% of the County's average wage, which is $26.33 per hour. The threshold established a baseline, but does not distinguish between projects that provide modest economic benefits and projects that provide for much higher wages, larger job creation, or greater capital investment. The updates aim to raise wage expectations and better differentiate economic incentive levels based on the actual value provided to the County. The County already has some elements in place, including the scoring criteria for the ad valorem tax exemption program, performance thresholds, and the job growth investment grant program. Also, the compliance reporting requires annual compliance reporting, clawback provisions, and performance provisions. However, these elements are not applied consistently across all three of the programs. The gaps have been identified, including the lack of a consistent scoring system, limited differentiation between the projects, inconsistent application across the programs, and the need for stronger compliance and enforcement tools. Under the current incentive structure, each program is evaluated independently, which means they each involve different criteria, different review approaches, and different award considerations. Under the proposed structure, the County would use one unified incentive framework. The scoring matrix that has been created would apply across all of the incentive programs and would serve as the primary tool for evaluating eligibility and incentive levels. This creates a standardized, transparent process for applicants, staff, and the Board. Staff provided an overview of the BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 30 | Page major changes; previously, incentives were negotiated or based on typical historical schedules. Under the updated framework, incentives are tied directly to a project score. For a job growth investment grant, the score determines the percentage of the eligible grant amount. For the ad valorem tax exemption, the score determines the maximum exemption percentage and the recommended duration. For the impact fee mitigation program, the score determines the maximum percentage of mitigation. The intent is to create a link between the level of incentive and the measurable economic impact of the project. The job growth investment grant is currently structured as a per-job incentive tied to job creation and wage thresholds. Under the existing program, an eligible targeted industry expansion or relocation project must create at least 10 jobs and pay an average wage of at least 107% of the County's average wage. The current program includes a base amount per job and bonuses based on job creation, higher wages, local hires, and the use of local contractors. The program has been successful, but it is being updated to align the grant amounts with the overall project score and provide consistency with the other incentive programs. Staff advised that the updated scoring matrix is the core of the new incentive framework. The minimum incentive eligibility threshold is 30 points, but the project scoring between 30 and 49 points may only qualify for limited incentives. Importantly, impact fee mitigation requires a minimum score of 50 points to be eligible. Staff felt that it was very important because mitigating impact fees requires the County to use other legally available funds to absorb the cost. Staff advocated for higher eligibility floors, so impact fee mitigation is reserved for projects that demonstrate a stronger public benefit. The matrix includes 105 base points and up to 40 bonus points for a maximum score of 145. Base points are awarded for job creation, wage levels, and capital investment. Bonus points are available for catalytic project designation and very large-scale job creation. The scoring matrix is intended to make incentive decisions more objective, consistent, and proportional to the overall public benefit. The updated program also defines and recognizes catalytic projects. The designation identifies projects with extraordinary economic impact. The catalytic designation provides a bonus within the scoring matrix, but it does not create an automatic approval or an entitlement to economic incentives. To qualify, a project must meet at least two of the listed criteria, which are a capital investment of over $200 million, creation of 500 or more jobs, average wages of at least 135% of the County's average wage, or have a significant regional or industry-wide economic impact as determined by the Board. One important theme is that the Board retains ultimate discretion. The catalytic designation is intended to recognize transformational projects, but the final incentive award remains subject to the Board's approval. Staff advised that the proposed updates also address locally owned and operated businesses. These businesses may continue to be evaluated under the incentive programs. Staff recognizes that local small businesses may not always fit the standard targeted industry model. For that reason, the proposed draft resolution directs staff to return to the separate locally owned and operated business incentive program tailored to local business expansion, reinvestment, job retention, and small business growth. This program is not being adopted at this time, but would require separate eligibility criteria and implementing documents for the Board's consideration. Staff provided an overview of the updated framework, which also includes a standardized economic incentive application. The goal is to simplify the initial review for staff regarding the BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 31 | Page eligibility, ensure that all applicants provide the same core information, job creation, wages, capital investment, project schedule, program request, and justification for the economic incentive. Each request that is anticipated to exceed over $100,000. The County will now require a fiscal impact analysis, unless that analysis is waived by the Board. The analysis needs to identify projected direct, indirect, and induced employment, payroll, and economic output, estimate new County revenue, revenues attributable to the project, and demonstrate a minimum net fiscal benefit ratio of 1.2 to 1 over the term of the incentive. Requiring this analysis provides another safeguard to ensure larger economic incentives are supported by measurable fiscal benefits. Under the revised job growth investment grant structure, the Board retains full discretion to approve, reduce, or deny any grant. The base per job value is $1,500 per qualifying full-time equivalent job. The per-job value may be increased based on wage levels, capital investment, local workforce participation, and the use of local contractors. However, the total per-job grant value cannot exceed $2,500 per qualifying FTE. The proposed resolution also increases the standard per project cap from $1.5 million to $2.5 million, unless a higher amount is approved by a super majority vote of the Board. The overall purpose is to better align the value of the grant project score and overall public benefit. Staff provided an overview of the job growth investment grants bonus structure. Wage enhancements are available for projects paying at least 120%, 135%, or 150% of the County's average wage. Capital investment enhancements are available for projects investing more than $100 million, and another category for projects investing over $300 million. There is also a research firm enhancement for qualifying research and development activities, as well as local enhancements for projects with at least 90% local hires, or at least 75% of the construction costs performed by local contractors. The revised framework continues to require annual reports to verify wage and employment records. Grant payments are proportional to performance, subject to a minimum 70% performance threshold. No payments are made to the thresholds below 70% unless approved by the Board. The County may also require repayment for failure to meet the performance obligations, and full repayment is required in the event of relocation outside of the County or the business closes operations. Staff explained the ad valorem tax exemption update, a local option tax incentive that may qualify a new or expanding targeted industry business from the St. Lucie County portion of ad valorem taxes. The ad valorem tax exemption is governed by Section 196.1995 of the F.S. and requires voter authorization. The program requires voter authorization and has been authorized by voters in 1992, 2002, 2012, and most recently in 2022. The exemption applies only to taxes levied where St. Lucie County is the tax authority. Historically, the county has often used a 10-year declining schedule for ad valorem exemptions. The typical schedule has provided 100% exemption for the first five years, followed by a declining exemption in years 6 through 10. Each exemption requires annual reporting to the County, as well as the Property Appraiser. The schedule has become a one-size-fits-all model. The proposed resolution creates a more structured approach, and the exemption value and duration are tied to the overall project score. The revised ad valorem tax exemption framework ties to the maximum exemption percentage and the recommended duration for project scores. Lower-scoring projects may receive shorter and smaller exemptions, while higher-scoring projects may be considered for longer and more significant exemptions. For example, a limited impact score project scoring 30 to 49 points may be considered for up to three years, while exceptional BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 32 | Page impact projects scoring 110 to 145 points may be considered for up to 10 years. The schedules are simple recommendations. The board retains full discretion to award less, modify the schedule, or deny the exemption based on project-specific public benefit. The goal is to align the value and duration of the exemption with the actual impact of the project, like the other incentives. The ad valorem tax exemption updates also strengthen compliance recapture. Residents must provide annual reports to verify compliance, and the County and Property Appraiser must verify compliance before the exemption continues for the next tax year. If the recipient achieves at least 70% of its required performance obligations, the Board may authorize a pro-rated exemption based on actual performance. If performance falls below 70%, the incentive for that year is forfeited. Repayment may also be required if performance obligations are not met, or if the company relocates outside St. Lucie County or ceases operations. Staff provided an overview of the impact fee mitigation program update. Currently, the program has several separate eligibility pathways, including job and wage-based mitigation amounts, capital investment-based mitigation, and a separate locally owned small business pathway. While the structure provides options, it is not aligned with the unified scoring approach and can be more difficult to administer consistently. The proposed ordinance replaces those separate pathways with a scoring-based mitigation framework. Impact fee mitigation is treated differently because it directly affects infrastructure funding, with eligibility beginning at 50 points, not 30. Again, the Board retains full discretion to award, reduce, or deny any application. The mitigation amount is tied to the project score, with higher-scoring projects eligible for a higher mitigation percentage. The ordinance also requires annual reporting and provides for repayment if obligations are not met, and the company relocates or ceases operation. Staff provided an overview of the summarized accountability changes across all of the incentive programs under the old structure. Under the old structure, the programs were performance-based, but enhancement or enforcement mechanisms were limited and not always consistent across all of the incentive programs. Under the new framework, there are clear performance-based payments and enforcement mechanisms built into the proposed resolutions. A minimum 70% performance threshold applies for prorated benefits. Below 70%, no payment or benefit is provided unless otherwise approved by the Board. The Board also has direct clawback and repayment authority across all of the programs, and the repayment obligations survive termination of the agreement. The updated framework also includes a 24- month commencement deadline, so approved incentives do not remain open indefinitely. The policy goals addressed through the updates include increasing wage expectations from the 107% threshold to a minimum of 115% of the County's average wage, which equals $28.30, which is a $2.00 hourly increase. Staff advised that the update created a scoring matrix to allocate points based on the desired outcomes: higher wages, increased job creation, and capital investment. The update provided recognition of catalytic projects and large-scale job creators, established sunset provisions requiring commencement of construction or operations within 24 months of approval, unless extended by the Board for good cause. The update strengthened compliance and clawback provisions across all incentive programs. The updates respond directly to the Board's prior direction to make the County's incentive programs more performance-driven and more BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 33 | Page accountable. The overall result is a more transparent and defensible incentive program, and the incentives will be tied to measurable outcomes. Projects will be evaluated more consistently across the programs. Public funds will be better protected through annual reporting, fiscal impact analysis, and clawback authority. Applicants will have a clearer expectation up front, and most importantly, the Board retains full discretion on authorizing the incentives. The scoring matrix provides structure and consistency, but it does not create an entitlement program for any of the economic incentives. Public Hearing Agenda Item 12. A.11 – Impact Fee Mitigation Ordinance: Staff recommended that the Board approve Ordinance 2026-17, amending the code of ordinances, establishing a scoring-based mitigation system, defining catalytic projects, implementing the requirement for a 50-point minimum score for impact fee mitigation eligibility, and providing fiscal safeguards and compliance protections. Regular Agenda Item 13. A.2 – JGIG, Scoring, Application Staff recommended that the Board approve Resolution 2026-94, revising the County’s Job Growth Investment Grant program, adopting the County’s Economic Incentive Scoring Matrix, and adopting the Standardized Economic Incentive Application. This resolution establishes the unified scoring framework and updates the job growth investment grant, so grant awards are tied to wages, job creation, capital investment, and verified performance. Regular Agenda Item 13. A.3 – Ad Valorem Exemption Program Staff recommended that the Board approve Resolution 2026-95, revising the County’s Ad Valorem Tax Exemption program, aligning with the County’s Economic Incentive Scoring Matrix. This resolution updates the exemption guidelines, establishes a scoring-based exemption level and recommended durations, and strengthens compliance and reporting, as well as recapture provisions. Chair Fowler opened the hearing for public comment at this time. The following people addressed the Board. • Wes McCurry, President of the SLC Economic Development Council • Justin Harrison With no one else wishing to address the Board, Chair Fowler closed the public hearing. Discussion The Board discussed the history of the project policy, economic incentives, the updated impact fee mitigation policy, the points system, clawbacks, the application to small businesses, and a 10-year commitment. They acknowledged the work of staff and the EDC and expressed support for the proposed changes. Commissioner Comments Discussion Mayte Santamaria, Deputy County Administrator, commented in clarification that the Impact BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 34 | Page Fee Mitigation program (Public Hearing Item 12. A.11) and Ad Valorem Program (Regular Agenda Item 13. A.3) both still included a 70% threshold, suggesting a modification/adjustment to the motions to include 85% to be consistent with the changes to the Economic Incentive Program Scoring Matrix (Public Hearing Item 13. A.2). Jean Stasio, Assistant County Attorney, suggested the need to rescind the votes for (Public Hearing Item 12. A.11) and (Regular Agenda Item 13. A.3) and remake the motions to reflect the 85% threshold to be consistent with (Public Hearing Item 13. A.2). Commissioner Clasby made a motion to reconsider the motion to approve the Impact Fee Mitigation program (Public Hearing Item 12. A.11). The motion was seconded by Commissioner Lowry, and it passed unanimously. The initial motion, which included a 70% threshold, was rescinded and replaced with a new motion. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendations, with the increased 85% threshold, and it passed unanimously. RESULT: APPROVE - 85% THRESHOLD MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 3 Erin Lowry AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: None 13. REGULAR AGENDA (continued) A. PLANNING & DEVELOPMENT SERVICES 1. White Marsh Major Site Plan - Major Adjustment -THIS ITEM IS QUASI-JUDICIAL - ATTACHMENT AMENDED Item presented in conjunction with Public Hearing item 12. A.7. This public hearing was Quasi-Judicial, and the Commissioners made the following disclosures regarding this item: Chair Jamie Fowler- Spoke with Mike McCarty and Planning staff. Vice-Chair Larry Leet- Spoke with staff, applicant, Mr. McCarty. Commissioner James Clasby- Spoke with staff and the applicant. Commissioner Erin Lowry- Spoke with staff and the applicant. Thomas Reetz, Planner II of Planning & Development Service, presented this item to the Board in conjunction with Public Hearing item 12. A.7. The proposed Major Adjustment to the approved Major Site Plan (MJSP) associated with a Conditional Use Permit (CUP) permitting a utility trade contractor facility, codified through Resolutions 2025-36 and 2025-56. The Major BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 35 | Page Adjustment to the MJSP proposes providing stormwater facilities within individual lots and replacing the approved common stormwater tract with an additional UTC lot. Staff recommended that the Board approve the Major Site Plan Adjustment as provided for in Draft Resolution 2026-90, authorizing the Chair to sign documents as approved by the County Attorney. 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 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: Cathy Townsend 2. Resolution No. 2026-94 - Revisions to SLC Economic Incentive Program - JGIG, Scoring Matrix, Application Item presented in conjunction with Public Hearing Item 12. A.11., and Regular Agenda Item 13. A.3. Benjamin Balcer, Planning & Development Services Director, presented this item to the Board in conjunction with Public Hearing Agenda Items 12. A.1. and 13.A.3. The subject resolution adopts the St. Lucie County Economic Incentive Scoring Matrix as the primary evaluation tool for County-administered economic development incentives, including the Job Growth Investment Grant, Ad Valorem Tax Exemption, Impact Fee Mitigation, and any other economic development incentives that may be established or amended by the Board. The scoring matrix is intended to create a uniform, transparent, and performance-based framework for evaluating incentive requests and determining maximum award eligibility. The resolution also amends the JGIG Program by tying grant eligibility and maximum award levels directly to the scoring matrix. The JGIG framework retains a base per-job grant value and allows performance-based enhancements for higher wages, major capital investment, research and development activity, local hires, and local contractor participation. The maximum JGIG award for an individual project is established at $2.5 million, unless a higher amount is approved by a supermajority vote of the Board. In addition, JGIG awards will be administered as performance-based reimbursements rather than upfront payments. Staff recommended that the Board approve Resolution 2026-94, revising the County’s Job Growth Investment Grant program, adopting the County’s Economic Incentive Scoring Matrix, and adopting the Standardized Economic Incentive Application. BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 36 | Page This resolution establishes the unified scoring framework and updates the job growth investment grant, so grant awards are tied to wages, job creation, capital investment, and verified performance. Discussion Chair Fowler discussed removing upper-level executives from wage calculations. She proposed a tiered system based on the number of jobs created and increasing the prorated performance obligation to 85%. Commissioner Clasby asked for an explanation of the wage calculation method, including bonuses, wages, and commissions. In response, Mr. Balcer explained that, for the average wage calculation, the top two executives or the top two earners are excluded to calculate the average wage for that calendar year for that company. If someone is making an exorbitant amount that throws off that average, the positions are automatically taken out. The County follows the state standard. The top two are removed to balance the number. The Board and staff discussed incentivizing jobs with lower wages and suggested looking at each job individually. They discussed the challenges of manually reviewing payroll for large companies, job incentive packages, average/fair wage calculations, incentive agreements, exemptions, and the 70% versus 85% prorated performance issue. A suggestion was made to suggest a minimum wage threshold for incentivized jobs to ensure fairness. There was a proposal to use the term "employees" instead of "management" to simplify the calculation. Concerns were raised about incentivizing jobs below a certain wage and the need for a minimum wage floor. The Board discussed the potential gap between current and future incentive rules and the need for a locally owned program. Staff explained the current prorated performance structure and the reduction from 85% to 70%, and job creation incentives for exemptions. The Board expressed support for returning the prorated performance to 85% and allowing time for further adjustments. Commissioner Clasby made a motion to approve the staff's recommendation with the commentary to change the prorated performance amount to 85%. The motion was seconded by Commissioner Lowry. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendations, including changing the prorated performance amount to 85%, 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 NAYS: None EXCUSED: Cathy Townsend BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 37 | Page 3. Resolution No. 2026-95 - Updating Guidelines for SLC Economic Development Ad Valorem Tax Exemption Program. Item presented in conjunction with Public Hearing Item 12. A.11., and Regular Agenda Item 13. A.2. Benjamin Balcer, Planning & Development Services Director, presented this item to the Board in conjunction with Public Hearing Agenda Items 12. A.1. and 13. A.2. The proposed resolution aligns the Ad Valorem Tax Exemption Program with the County’s broader Economic Incentive Scoring Matrix. Under the revised framework, eligibility and exemption levels are evaluated based on projected and verified job creation, wage levels, and capital investment. The resolution also clarifies that any preliminary evaluation or indication of support for an Ad Valorem Tax Exemption is advisory and does not constitute approval, create vested rights, or replace the required final application process, including submission of Form DR-418 and adoption of a separate tax exemption ordinance by the Board. Staff recommended that the Board approve Resolution 2026-95, revising the County’s Ad Valorem Tax Exemption program, aligning with the County’s Economic Incentive Scoring Matrix. This resolution updates the exemption guidelines, establishes a scoring-based exemption level and recommended durations, and strengthens compliance and reporting, as well as recapture provisions. Commissioner Comments Discussion Mayte Santamaria, Deputy County Administrator, commented in clarification that the Impact Fee Mitigation program (Public Hearing Item 12. A.11) and Ad Valorem Program (Regular Agenda Item 13. A.3) both still included a 70% threshold, suggesting a modification/adjustment to the motions to include 85% to be consistent with the changes to the Economic Incentive Program Scoring Matrix (Public Hearing Item 13. A.2). Jean Stasio, Assistant County Attorney, suggested the need to rescind the votes for (Public Hearing Item 12. A.11) and (Regular Agenda Item 13. A.3) and remake the motions to reflect the 85% threshold to be consistent with (Public Hearing Item 13. A.2). Commissioner Clasby made a motion to reconsider the motion to approve the Ad Valorem Program (Regular Agenda Item 13. A.3). The motion was seconded by Commissioner Leet, and it passed unanimously. The initial motion, which included a 70% threshold, was rescinded and replaced with a new motion. The Board had no further questions or comments on this matter. A motion was made to approve the staff recommendations, with the increased 85% threshold, and it passed unanimously. RESULT: APPROVE BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 38 | Page MOVER: Commissioner District 1 James Clasby SECONDER: Commissioner District 2 Larry Leet AYES: Jamie Fowler, Larry Leet, James Clasby, Erin Lowry NAYS: None EXCUSED: None 4. Administrative Approval Update from the PDS Director Benjamin Balcer, Planning & Development Services Director, presented this item to the Board. A brief presentation on the Planning & Development Services on Development Projects received administrative approval in the prior month. • Silver Line Plastics - Minor Adjustment to Minor Site Plan The purpose was to notify the Board of projects that qualified for administrative approval. No formal vote is necessary for this agenda item. This item was presented to the Board for informational purposes only. 14. COMMISSIONER COMMENTS Commissioner Clasby shared his attendance at the City of Fort Pierce Commission meeting to discuss the City Attorney and mentioned a project on Delaware Avenue that is included in the pavement management plan for FY 27 and needs more budget allocation. He suggested during the scheduled joint meeting with the City of Fort Pierce, asking them to contribute CRA dollars for a road reduction on Delaware Avenue to create more parking near Elks Park. The project could potentially accommodate parallel parking, addressing the lack of space at Elks Park. He mentioned the portion of 33rd Street from Okeechobee to Peterson Road was recently repaved, surprising many residents. He suggested, in addition to the Delaware project, to also pave 600 ft. along South 36th Street in connection with Orange Avenue. Chair Fowler commented on the administrative approval update and the follow-up with the company to tour the site with the EDC soon. Mayte Santamaria, Deputy County Administrator, commented in clarification that the Impact Fee Mitigation program (Public Hearing Item 12. A.11) and Ad Valorem Program (Regular Agenda Item 13. A.3) both still included a 70% threshold, suggesting a modification/adjustment to the motions to include 85% to be consistent with the changes to the Economic Incentive Program Scoring Matrix (Public Hearing Item 13. A.2). Jean Stasio, Assistant County Attorney, suggested the need to rescind the votes for (Public Hearing Item 12.A.11) and (Regular Agenda Item 13.A.3) and remake the motions to reflect the 85% threshold to be consistent with (Public Hearing Item 13.A.2). Commissioner Clasby made a motion to reconsider the motion to approve the Impact Fee Mitigation program (Public Hearing Item 12. A.11). The motion was seconded by Commissioner Lowry, and it passed unanimously. (item updated) BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 39 | Page Commissioner Clasby made a motion to reconsider the motion to approve the Ad Valorem Program (Regular Agenda Item 13. A.3). The motion was seconded by Commissioner Leet, and it passed unanimously. (item updated) 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, June 2, 2026, at 6 pm in the Commission Chambers of the Roger Poitras Administration Annex located at 2300 Virginia Avenue, Fort Pierce, FL. 16. ANNOUNCEMENTS A. St. Lucie County will host three Tire Amnesty Events to provide residents a way to recycle unused tires at no cost to them as a way to reduce mosquito breeding, as unused tires stored around yards are notorious for collecting water and becoming prime habitat for disease-carrying mosquito species. This initiative will provide a no-cost option to get those tires recycled. St. Lucie County residents will have the option of recycling up to six non-commercial tires (26 inches or less) at any of the scheduled tire amnesty events. Tires will only be accepted without rims. Each resident will also need to provide a valid photo ID to recycle their tires. Residents can take part in St. Lucie County’s tire amnesty program on: • Saturday, May 23, from 9 a.m. to 2 p.m. at the St. Lucie County Baling & Recycling Facility, located at 6120 Glades Cut-Off Road in Fort Pierce • Saturday, May 30, from 9 a.m. to 2 p.m. at the Paula Lewis Branch Library, located at 2950 SW Rosser Blvd. in Port St. Lucie • Saturday, June 13, from 9 a.m. to 2 p.m. at St. Lucie County’s Mosquito Control and Public Works Compound, located at 3150 Will Fee Road in Fort Pierce B. Rec & Roll returns this summer as St. Lucie County Parks & Recreation brings family-friendly activities out into the community. Designed for students who aren’t able to attend traditional camps, Rec & Roll brings summer camp fun directly to neighborhood parks at no cost. The program takes place Tuesdays through Fridays in June and July from 10 a.m. to 1 p.m. with staff providing games, sports, and activities such as kickball, basketball, flag football, and more. A special Archery Day will take place every Wednesday at Lawnwood Stadium. Archery is limited to the first 15 participants, and there is a $10 fee per student. To register, please visit: https://stluciecountyfl.perfectmind.com. 17. MOTION TO ADJOURN With no other information to be brought for consideration before the Board, the meeting was adjourned at 8:52 PM. BOCC Regular Meeting Tuesday, May 19, 2026 6:00 PM 40 | Page 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.