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HomeMy WebLinkAbout01.15.2026 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting January 15, 2026 Convened: 6pm Adjourned: 7pm 1. CALL TO ORDER The meeting was called to order at 6:00 PM, by Chair Binner. 2. PLEDGE OF ALLEGIANCE Chair Binner. 3. INVOCATION Commissioner O’Dell. 4. ROLL CALL Present Board Member Billy O'Dell, Board Member Ryan Binner, Board Member Larry Neese, Board Member Darren Guettler, Board Member Joshua Bradley, Board Member Lawrence Slay Excused Board Member Ed Lounds, Ex-Officio Nicole Fogarty 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) None. 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of December 18, 2025 Planning & Zoning Commission Meeting Thursday, January 15, 2026 6:00 PM 2 | P a g e RESULT: APPROVE MOVER: Board Member Darren Guettler SECONDER: Board Member Lawrence Slay AYES: Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None 8. ELECTION OF OFFICIALS 2026 A. Election of Planning & Zoning Commission Chair Election for Planning & Zoning Commission Chair Nominations for the Planning & Zoning Commission Chair were made for current Chair Binner by Commissioner Bradley & Vice-Chair Slay by Commissioner O’Dell. Chair Binner accepted the nomination to remain Chair. Vice-Chair Slay denied the nomination for Chair. The Chair votes for Commissioner Binner were: Ayes: 5 Nays: 0 RESULT: APPOINT MOVER: Board Member Joshua Bradley SECONDER: None AYES: Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None The Board elected Commissioner Binner to be the Chair of the Planning & Zoning Commission for 2026. B. Election of Planning & Zoning Commission Vice-Chair Planning & Zoning Commission Meeting Thursday, January 15, 2026 6:00 PM 3 | P a g e Election for Planning & Zoning Commission Vice-Chair Nominations were made for current Vice-Chair Slay by Commissioner O’Dell Vice-Chair Slay accepted the nomination for Vice-Chair. The Vice-Chair votes for Commissioner Slay were: Ayes: 5 Nays: 0 RESULT: APPOINT MOVER: Board Member Billy O'Dell SECONDER: None AYES: Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None The Board elected Commissioner Slay to be the Vice Chair for 2026. 9. PUBLIC COMMENT None. 10. PUBLIC HEARINGS A. Pruitt Commerce Center (AKA Project Vision) - Future Land Use Map Amendment (Large Scale) (Continued from Meeting of December 18, 2025) STAFF PRESENTATION: Irene Szedlmayer, AICP, Senior Planner, with Planning and Development Services. Ms. Szedlmayer stated that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03 and public outreach completed and minimal public comment. One property owner supported the application; nearby residents were satisfied after receiving additional information. The site is south of Orange Avenue, along Kings Highway, near the City of Fort Pierce, and may be annexed into the city in the future. The current future land use is Residential Suburban and Special District; the request is to amend the future land use designation to MXD (Mixed-Use Development), consistent with surrounding development near the I-95/Orange Avenue interchange. Existing zoning is AR-1, and future rezoning would require Planned Non-Residential Development (PNRD) approval. Planning & Zoning Commission Meeting Thursday, January 15, 2026 6:00 PM 4 | P a g e The amendment would result in an estimated 5,451 additional daily trips (about 11,000– 12,000 total), with most traffic using Kings Highway and local roads. A final certified traffic impact report is still in progress and will be completed before Board of County Commissioners review. Ms. Szedlmayer outlined surrounding approved and existing residential, commercial, and industrial developments and noted limited east-west and north-south roadway connectivity in the area. Proposed sub-area policies require high-quality employment-focused development, PNRD rezoning with public hearings, transportation concurrency compliance, mitigation for traffic impacts, potential roadway improvements, and coordination for transit, pedestrian, and bicycle connectivity. Development standards include a maximum 0.35 FAR, 35% building coverage, 25% open space, and buffers to protect nearby residential uses, particularly to the southwest. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked staff to explain the source of the traffic figures shown, given that a fully certified Traffic Impact Report was still pending. Mr. Benton explained that the applicant submitted a traffic impact analysis that was reviewed by county staff and third-party consultants. The analysis reflects updated Institute of Transportation Engineers standards, refined assumptions tied to the MXD designation, and use of an industrial park land-use code. The data has been shared with FDOT and is consistent with the county’s comprehensive plan and state law. Commissioner O’Dell acknowledged the explanation. APPLICANT PRESENTATION: Ms. Leslie Olson, AICP, with the District Planning Group, presented Project Vision as a County- initiated economic development partnership with Ashley Capital, selected through a public RFP process to redevelop the Treasure Coast Education, Research and Development Authority (TCERDA) property. The request for an MXD future land use amendment was described as necessary to implement the Kings Highway jobs corridor vision, align with surrounding industrial development, and allow for phased PNRD review with continued public oversight. Traffic analyses based on maximum buildout showed adequate roadway capacity, with more detailed reviews required at later stages. The County had fulfilled its obligations under the option agreement by removing TCERDA restrictions, and Ashley Capital was proceeding through the entitlement process before exercising its option to purchase and develop the site. Mr. Ryan Bloss, with Ashley Capital, described Ashley Capital as a long-established national industrial developer with a long-term ownership model, extensive experience in greenfield and brownfield projects, and a growing presence in Florida and the Treasure Coast. Ms. Jill Marasa, with Ashley Capital, outlined the history of the TCERDA property, including its origins as a county-owned research and education site, past investments, and the County’s efforts to spur economic development. She explained how Ashley Capital was selected through a public RFP process and how the project advanced to the current entitlement stage. Ms. Olson explained that the MXD designation was required to implement the County’s vision, citing changed conditions such as the RFP process, the designated jobs corridor, and improved transportation infrastructure. She stated the project was consistent with the Comprehensive Planning & Zoning Commission Meeting Thursday, January 15, 2026 6:00 PM 5 | P a g e Plan and compatible with surrounding industrial and commercial uses. Ms. Stephanie Guerra, P.E., with Kimley Horn, summarized the applicants transportation analysis, noting that traffic studies for both short- and long-term buildout showed sufficient roadway capacity. She explained that the analysis assumed maximum development intensity to cap trips and that more detailed, site-specific traffic reviews would occur during the PNRD process, with full compliance with transportation concurrency requirements. Mr. Lee Dobbins, Esq., with The Dean Mead Law Firm, explained the option agreement between Ashley Capital and the County, noting that the County had satisfied its obligations by removing TCERDA restrictions and that Ashley Capital was now required to complete the entitlement process. He stated that the structure protected both parties and allowed the project to proceed once approvals were secured. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: Motion: Approved with staff recommendations. Motioner –– Guettler - Second – O’Dell RESULT: APPROVE MOVER: Board Member Darren Guettler SECONDER: Board Member Billy O'Dell AYES: Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None B. County Initiated Land Development Code Text Amendment for Fencing 10B. County Initiated Land Development Code Text Amendment for Fencing STAFF PRESENTATION: Ben Balcer, AICP, Planning and Development Services Director. Mr. Balcer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Balcer presented a county-initiated land development code text amendment to allow limited use of cattle wire, chicken wire, or similar fencing materials in specific residential zoning districts. He stated the item was properly advertised and intended to address concerns arising from prior fence material restrictions. Mr. Balcer explained the amendment applied Planning & Zoning Commission Meeting Thursday, January 15, 2026 6:00 PM 6 | P a g e only to residential properties one acre or larger, with a permitted dwelling, located on unpaved, privately maintained roads, and within specified residential zoning districts. He reviewed prior Board actions that restricted these materials and noted this proposal was a narrow refinement, not a policy reversal, intended to reflect rural development patterns. Mr. Balcer emphasized that all other fence standards would remain unchanged, the criteria were narrowly tailored to avoid unintended impacts, and the amendment was consistent with the Comprehensive Plan. Staff recommended forwarding the amendment to the Board of County Commissioners with a recommendation for approval. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell questioned why the proposed fence material exception excluded barbed wire, noting that cattle wire and barbed wire are often used together, and asked whether a single strand of barbed wire could be allowed for agricultural purposes. Mr. Balcer responded that the Planning and Zoning Commission could recommend allowing a limited amount of barbed wire, such as a single strand, as part of its recommendation to the Board of County Commissioners. Commissioner Guettler asked why the amendment applied only to properties on unpaved, privately maintained roads and whether similar large-lot properties on paved roads would be excluded. Mr. Balcer explained that the amendment was narrowly tailored to specific residential zoning districts within the urban service boundary and that most western county properties with paved frontage were zoned agricultural and already permitted those fence types. Commissioner Bradley supported adding limited barbed wire and asked about permitting and survey requirements for fences on privately maintained roads. Mr. Balcer confirmed that all fences would require permits, were not agriculturally exempt, and would require surveys when applicable to ensure road and easement access was not obstructed. PUBLIC COMMENTS: None. BOARD DISCUSSION: Commissioner O’Dell made a motion to approve the item with Board recommendations. Chair Binner asked about the dollar threshold that triggers a survey requirement, noting that some fences are inexpensive. Mr. Balcer explained that the current survey requirement threshold was $10,000. Commissioner Bradley expressed concern that the high threshold could create enforcement and safety issues on privately maintained roads, arguing that the lack of County involvement could lead to disputes. He suggested lowering the threshold or otherwise requiring surveys to avoid future conflicts. Chair Binner asked whether the Board could recommend a lower threshold or require surveys Planning & Zoning Commission Meeting Thursday, January 15, 2026 6:00 PM 7 | P a g e specifically for this type of rural fencing. Mr. Balcer confirmed the Board could recommend either lowering the threshold or requiring a signed and sealed survey for this fencing in the applicable zoning districts. Commissioner Bradley reiterated concerns about private roads, lack of maintenance structures, and potential conflicts without clear survey requirements. Chair Binner asked Commissioner O’Dell whether he wished to amend his motion. Commissioner O’Dell amended the motion to require a survey and to allow a single strand of barbed wire where needed. Motion: A motion to approve the item was made by Commissioner O’Dell, amended to include a survey requirement and allowance of single-strand barbed wire, and seconded by Commissioner Bradley. The motion passed unanimously. Motion: Approved Motioner –– O’Dell - Second – Bradley RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Joshua Bradley AYES: Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None 11. WORKSHOPS None. 12. OTHER BUSINESS None. 13. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 7pm.