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HomeMy WebLinkAbout02.19.2026 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting February 19, 2026 Convened: 6pm Adjourned: 6:27pm 1. CALL TO ORDER The meeting was called to order at 6:00 PM, by Chair Binner. 2. PLEDGE OF ALLEGIANCE Led by Chair Binner. 3. INVOCATION Commissioner O'Dell led the invocation. 4. ROLL CALL Present Board Member Ed Lounds, Board Member Billy O'Dell, Chair Ryan Binner, Board Member Larry Neese, Vice-Chair Lawrence Slay Excused Ex-Officio Nicole Fogarty, Board Member Darren Guettler, Board Member Joshua Bradley 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) None. 7. MINUTES Planning & Zoning Commission MeetingThursday, February 19, 2026 6:00 PM 2 | P a g e A. St. Lucie County Planning & Zoning Commission minutes for the meeting of January 15, 2026 RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Larry Neese AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Lawrence Slay NAYS: None EXCUSED: None 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. RS-2 Building Lot Coverage LDC Text Change (Noble Oaks) to the Land Development Code, Chapter VII, Development Design and Improvement Standards, Section 7.04.00 - Area, Yard, Height, and Open Space Requirements to increase the allowable lot coverage by buildings, within the RS-2, (Residential Single-Family-2) Zoning District. STAFF PRESENTATION: Thad Crowe, AICP, Senior Planner, with Planning and Development Services. Mr. Benton, AICP, Planning & Zoning Manager, 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. Mr. Crowe, presented a request on behalf of Robert Dudley of Noble Oaks Estates to amend Land Development Code Section 7.04.00, Table 7-10. The proposed amendment would increase the maximum lot coverage by buildings in the RS-2 zoning district from 20% to 30%, but only for developments that are served by central water and sewer, have private streets, and include a master stormwater system. Mr. Crowe clarified that “lot coverage” refers to impervious building structures and does not include open porches or screened enclosures that allow water to filter through. The amendment was prompted by a permitting error made by County staff in the approved site plan known as Noble Oaks Estates, where three of the approximately twelve developed lots exceed the current 20% lot coverage maximum. Raising the maximum coverage limit to 30% would bring those homes into compliance. Mr. Crowe explained that the 20% standard is typical for larger-lot zoning districts, but as densities increase, such as in RS-3 and RS-4 districts, the maximum coverage rises to 30%. He stated that many subdivisions within the RS-2 zoning district function more like these higher-density districts, particularly when they include central utilities and stormwater infrastructure. Central water and sewer eliminate the need for wells and septic systems, while a master stormwater system reduces individual lot drainage requirements and flooding risks. Private streets also remove long-term maintenance responsibilities from the County. He characterized the amendment as an incentive for developments that incorporate Planning & Zoning Commission MeetingThursday, February 19, 2026 6:00 PM 3 | P a g e this level of infrastructure. Staff reviewed the amendment against required criteria and found it consistent with the Comprehensive Plan, not adverse to public facilities or the environment, and unlikely to negatively impact surrounding land uses. Mr. Crowe noted that the change positively affect property values and supports orderly development patterns. He concluded that staff recommend forwarding the amendment to the Board of County Commissioners with a recommendation of approval. APPLICANT PRESENTATION: Robert Dudley, 1425 Southeast Village Green Drive, Port St. Lucie. Mr. Dudley expressed his agreement with the proposal and stated that he fully supports the amendment. He thanked staff for their assistance, noting that they were great to work with and helpful in navigating the text amendment process. When asked if there were any questions for him, he indicated there were none at that time. BOARD DISCUSSION: Commissioner O’Dell asked the applicant whether he was a builder. Mr. Dudley responded that his wife was a builder and identified her company as Villa Delta Construction. Commissioner O’Dell expressed concern that the proposed amendment appeared to be developer-driven and centered on Noble Oaks Estates. Commissioner O’Dell stated that if approved, he wanted the record to reflect a neutral, countywide rationale rather than a code change perceived as benefiting a single builder or subdivision. In response, Mr. Benton explained that staff had evaluated the amendment broadly across all RS-2 properties in the county, including areas in Indian River Estates, White City, and near Jenkins Road. He stated that the amendment would serve as an incentive-based tool to encourage developers to provide private streets, master stormwater systems, and central water and wastewater utilities. Mr. Benton noted that this approach could reduce the need for Planned Unit Developments (PUDs) and give staff leverage to promote higher infrastructure standards. The amendment would apply wherever the criteria were met and was not limited to Noble Oaks. Commissioner O’Dell asked whether “central utilities” included electric power. Mr. Benton clarified that staff’s intent had been specifically central water and wastewater, though electric service was typically assumed for new residential construction. He added that staff would not have objected to clarifying language if desired. Commissioner O’Dell also asked whether RS-2 developments using this provision needed to be inside the Urban Service Boundary (USB). Mr. Benton explained that RS-2 zoning could technically have occurred outside the USB, though it was uncommon and would still have been subject to Comprehensive Plan limitations, including the two-units-per-acre cap and other policy considerations. When asked whether the amendment had been primarily intended to correct the Noble Oaks permitting oversight, Mr. Benton explained that while the application had been initiated by the applicant, staff had reshaped it into a broader, by-right provision rather than a conditional use process. He emphasized that the amendment also addressed practical design issues, such as allowing larger single-story homes without increasing overall density, and could have prevented unnecessary rezonings from RS-2 to RS-3 solely to obtain higher lot coverage. Planning & Zoning Commission MeetingThursday, February 19, 2026 6:00 PM 4 | P a g e Commissioner O’Dell confirmed that the proposal was not exclusive to one developer, and Mr. Benton affirmed that it would have applied broadly wherever the criteria were satisfied. Mr. Crowe added that the county allowed private applicants to request text amendments and that such requests were evaluated on their merits using established criteria, regardless of who submitted them. Commissioner Lounds then asked whether any RS-2 zoning designations existed west of the Urban Service Boundary. Mr. Benton stated that staff were not aware of any but could verify through GIS mapping. Mr. Lounds raised concerns about potential unintended consequences in rural western areas, questioning whether the amendment could later have led to development impacts in places such as Carlton Road or Angle Road. Mr. Benton responded that any such development would first have required a Comprehensive Plan amendment and rezoning analysis, including compatibility, infrastructure availability, and proximity to similar densities. He emphasized that the text amendment alone would not have overridden those broader policy safeguards. Commissioner Lounds concluded by expressing caution about making broad code changes that could have future impacts, but stated he did not oppose the amendment for the current development. Mr. Benton replied that, in his professional opinion, the amendment should not have adversely affected rural compatibility discussions or western land protections. PUBLIC COMMENTS: None. Motion: Approved with staff recommendations. Motioner –– Lounds - Second – Slay RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Lawrence Slay AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Lawrence Slay NAYS: None EXCUSED: None 10. WORKSHOPS None. 11. OTHER BUSINESS None. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 6:27pm Planning & Zoning Commission MeetingThursday, February 19, 2026 6:00 PM 5 | P a g e