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HomeMy WebLinkAbout05.15.2025PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting May 15, 2025 Convened: 6:00PM Adjourned: 8:44PM 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 Vice Chair Slay. 4.ROLL CALL Present Board Member Ed Lounds, Board Member Billy O'Dell, Chair Ryan Binner, Board Member Larry Neese, Board Member Joshua Bradley, Vice-Chair Lawrence Slay Excused Board Member Darren Guettler 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) None. 7.MINUTES Planning & Zoning Commission MeetingThursday, May 15, 2025 6:00 PM 2 | P a g e A.St. Lucie County Planning & Zoning Commission minutes for the meeting of April 17, 2025 RESULT:APPROVE MOVER:Board Member Ed Lounds SECONDER:Board Member Billy O'Dell AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.Indrio SHG PUD – Amendment to the Official Zoning Atlas from PUD (Planned Unit Development, lapsed) to PUD (Planned Unit Development) & Preliminary Development Plan - THIS ITEM IS QUASI- JUDICIAL STAFF PRESENTATION: Thad Crowe, AICP, Senior Planner, with Planning and Development Services. Mr. Crowe stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Crowe presented the proposed PUD rezoning, along with a preliminary development site plan for the property located on Indrio Road, east of Turnpike Feeder Road, adjacent to the Indrio Crossing Shopping Center, which is to the west, across from the historic Binny House. Mr. Crowe’s presentation included information on the location, site maps, environmental resources, preservation management plan, Fort Pierce Gardens Plat, traffic impact report, landscaping, and the proposed preliminary PUD site plan. Staff recommended the Planning & Zoning Commission review the proposal, provide input aligning with the Land Development Code and Comprehensive Plan, and forward a recommendation of approval to the Board of County Commissioners with conditions. BOARD DISCUSSION WITH STAFF: Deferred until after applicant presentation. Planning & Zoning Commission MeetingThursday, May 15, 2025 6:00 PM 3 | P a g e APPLICANT PRESENTATION: Leah Heinzelmann, ASLA, with Cotleur & Hearing of Jupiter, FL, spoke on behalf of Ryan Holmes, for Indrio SHG. Ms. Heinzelmann’s presentation to the board included information regarding the PUD rezoning, along with a preliminary development site plan for the property located on Indrio Road, east of Turnpike Feeder Road, adjacent to the Indrio Crossing Shopping Center. Ms. Heinzelmann informed the board about the previous plan, how they are addressing the staff’s landscape recommendation by adding additional trees, the preserve area management plan, Fort Pierce Gardens Plat, roads and traffic impacts. Ms. Heinzelmann asked the board for time at the end to respond to public comments and for a recommendation of approval to the Board of County Commissioners with conditions. BOARD DISCUSSION WITH APPLICANT: Commissioner Slay asked for clarification on the adjustment to the road. Mr. Crowe displayed an aerial and showed the location where Staff would like the road to go to reduce impacts on the Binny Estate and Ms. Heinzelmann explained that bending the road gives a little more variety to the roadway, which would impact the lake, giving it a little bit of a dip. Commissioner Bradley asked why not reduce the density. Ms. Heinzelmann stated that they are already below the allowable density according to the Future Land Use which is nine units an acre, and as far as purchasing the land and making it work by having that attainable housing price, we need to have a certain number of units within the project. Conversation continued. Commissioner Lounds asked about the sidewalks and where the pond drainage is. Civil Engineer, Wesley Mills, of Mills, Short and Associates, stated that the stormwater system collects into the wet pond that is onsite, and then we have a single control structure that drains into the canal just to the east of our site. Conversation continued regarding water flow. Mr. Crowe showed a visual of where the sidewalks are going to be on the property. Conversation continued regarding sidewalks and the preserve area. Commissioner Lounds asked about school bus stops. Ms. Heinzelmann stated they are still in discussion with staff and the school district about where the stops should be. Commissioner Fogarty stated that the school district is not in favor of a bus stop off Indrio Road for the very reason that it's Indrio Road, so the School District is in favor of the bus stop along Deleon Ave. Conversation continued between the board and Mr. Benton, AICP, Planning Manager regarding turn lanes and entrances and exits in and out of the development. Commissioner Bradley asked about a stop sign or light when exiting the development. Mr. Benton answered that the current approval for the development to the south, known as Indrio Woods, requires them to install span wire, initially with the ability to have a light beacon or a flashing light when vehicles are entering the roadway. Conversation continued regarding road improvements and turning lanes. Commissioner Lounds asked for clarification on the part of the road the developer will be Planning & Zoning Commission MeetingThursday, May 15, 2025 6:00 PM 4 | P a g e responsible for improving. Mr. Benton responded that the paved section terminates at the rear end of the shopping center, so they would continue from that point north to Miramar Ave. Conversation continued about the unpaved Miramar Ave., turn lanes, and traffic. PUBLIC COMMENTS: The residents voiced their concerns regarding the following. 1. Traffic and Road Safety: •Indrio Road, particularly east of Kings Highway, is already heavily burdened and unsafe, with drivers often exceeding the posted 25 mph speed limit. •Residents cited previous traffic studies (e.g., 2006) that indicated the road could not support additional development. •The proposed projects could add over 3,200 new vehicle trips daily to an already congested road, raising the total to over 9,000 daily trips. •Residents emphasized that Indrio Road is narrow, deteriorating, and lacks sufficient infrastructure to support increased traffic. •Concerns were raised about the absence of planned improvements until 2050, despite the upcoming designation of Indrio Road as a state road. •Multiple residents reported frequent near-miss accidents, especially when turning into their neighborhoods. •Suggestions included relocating or eliminating the proposed entrance/exit on Indrio Road and using Deleon Avenue instead, where a traffic light could improve safety. 2. Flooding and Stormwater Management: •There are long-standing drainage issues in the area, exacerbated by previous storms and hurricanes. •Residents are concerned that new development will worsen flooding on their properties. •Requests were made for independent reviews of stormwater management systems to ensure compliance with county requirements and protect existing homes. 3. Wildlife Displacement: •The development would clear wooded areas that are home to native wildlife such as bobcats and coyotes. •Residents have already experienced increased wildlife activity and encounters in residential areas, raising public safety concerns. •Calls were made to require wildlife impact assessments and preservation of natural buffer zones. 4. Community Character and Compatibility: Planning & Zoning Commission MeetingThursday, May 15, 2025 6:00 PM 5 | P a g e •Long-term residents emphasized that the area remains primarily rural and that the proposed high-density housing does not fit the existing character. •There were concerns about the visual impact of multi-story homes and the loss of trees and natural vegetation. •Some questioned whether the new units would be rental or owner-occupied, and how that might affect neighborhood stability. 5. Access to Preserved Land: •A question was raised about whether residents outside the development would have access to preserved wetlands and whether parking would be provided for them to visit the area safely. 6. Infrastructure and Legal Obligations: •Residents stressed that approving new development without concurrent infrastructure improvements violates the St. Lucie County Land Development Code. •There were calls for the Board to uphold legal obligations to protect the health, safety, and rights of current residents, not just accommodate developer interests. 7. General Sentiment: •Residents expressed frustration over being surrounded by rapid development and feeling increasingly enclosed. •Many urged the Board to delay or deny approvals until critical infrastructure improvements are made, including road upgrades, drainage systems, and public safety measures. Dennis Jurkiewicz - 6701 INDRIO RD Laura Lucas - 4870 CONLEY PL Janie Baugh - 6701 INDRIO RD Maria Alejandra Cepeda - 7501 LAKELAND BLVD Robert E Dooling - 7201 SANTA ROSA PKWY BOARD DISCUSSION: Chair Binner asked about the property being owned, not rented and the access/parking. Mr. Crowe stated they do have visitor parking areas, but there is some overflow parking essentially that might serve the public. Ms. Heinzelmann added, yes, they will be privately owned and there is parking along the roadway where the preserve area is, so to the question about access from outside, someone could come and park and then walk the trails. Ms. Heinzelmann addressed some of the community’s concerns. Chair Binner asked about moving the location of the entrance. Ms. Heinzelmann replied that there were no discussions about that, but her client would be open to having a discussion and removing the Indrio Rd. access and having their main access off Deleon Ave. Conversation continued regarding access. Commissioner Slay made comments supporting moving the main entrance to Deleon Ave or Planning & Zoning Commission MeetingThursday, May 15, 2025 6:00 PM 6 | P a g e Royal Palms Ave for better traffic flow. He emphasized finding "win-win" solutions, especially considering the impacts on nearby residents like Mr. Dennis. He acknowledged inevitable growth and the need to adapt. He preferred the entrance to be near the plaza due to existing road widening and better chance for a turn lane and appreciates the inclusion of public open space and stated he is open to supporting the project if the entrance is relocated and a second entrance is added. Commissioner Bradley added his concerns about overloading inadequate roads with traffic from both developments, infrastructure being insufficient for the increased density, the lack of nearby fire services as a safety concern and believes that the area is being overbuilt beyond what it can handle. Mr. Benton replied that there are talks on a fire station site off Taylor Dairy Rd. due east. Conversation continued about affordability. Conversations between the Board and Staff took place regarding road improvements and whose responsibility it is to keep them up. Commissioner O’Dell left the meeting at 7:41pm, quorum still achieved. Chair Binner asked, when it comes to road improvement projects, how often is it that roads are improved proactively instead of reactively. Mr. Benton answered that infrastructure planning is often reactive, using impact fees and state/federal/local funds to address gaps, the TPO (Transportation Planning Organization) helps identify deficiencies and plan improvements. Mr. Benton gave an example of Kings Highway needing upgrades for years, showing delays in addressing known issues. Conversation continued regarding speeding and actions being taken to prevent it. Commissioner Lounds inquired about where the ditch to the east drains to. Mr. Benton responded, Fort Pierce Farms Water Control District manages the canal. A conversation took place regarding removing some units for green space and the reduction of traffic. The applicant acknowledged the comment. Conversation continued. Ryan Johnson of Ryan Homes spoke to the board about what he believes an affordable house looks like in this day and time. Discussion continued. Ms. Heinzelmann adds that the comprehensive plan shows that they are aligned with what the area and everything else looks like as far as the density goes and what the county has proposed in the past. Discussion took place among the Board regarding taxes, mortgages, cost of living, the extensions of PUD’s and the overall growth of the community. Bob Raines, a land use attorney with the Gunster Law Firm, representing Ryan Homes, spoke Planning & Zoning Commission MeetingThursday, May 15, 2025 6:00 PM 7 | P a g e to the Board. Mr. Raines commented that all projects will increase traffic, but required roadway and fire capacity exist, concurrency requirements must be met before final approval and claims of no current capacity are inaccurate. Commissioner Bradley responds that he did not say there is no existing capacity. Discussion continued regarding property rights. Mr. Benton added that the hearing is for a rezoning and preliminary PUD plan, and the final site plan will include full details (traffic, landscape, building layout, etc.), and infrastructure capacity is officially determined and certified at the final site plan stage and final decision made by the Board of County Commissioners. A discussion took place regarding deficiencies and adjustments needing to be made in the future. Discussion regarding entrance and exits, and bus stops took place, and the applicant agreed. Motion: Approve: With staff recommendations and the following conditions: •Primary entrance to be moved to Deleon Ave. •Preserve Indrio Road entrance as green space. •The developer and staff determine the drainage ditch location and make improvements if needed. •Add turn lanes on Deleon Ave., including southbound traffic. •Include a second entrance. •Continue coordination with the school district for the bus stop location due to entrance changes. 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, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None B.Land Development Code Text Amendment to require community participation meetings for certain types of development applications and allow certain permitted as-of-right uses in conformity with the Comprehensive Plan and Land Development Code, as well as development applications that are Planning & Zoning Commission MeetingThursday, May 15, 2025 6:00 PM 8 | P a g e in substantial conformity with an approved Preliminary Planned Development Plan, and any Live Local Affordable Housing applications meeting the provisions of Section 125.01055, F.S. to be processed as a Minor Site Plan. STAFF PRESENTATION: Ben Balcer, AICP, Planning & 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 to the Board a County Initiated Land Development Code Text Amendment. Mr. Balcer’s presentation included information regarding mandatory community meetings for major development applications, expanding the minor site plan eligibility for certain projects, allowing administrative approval of final plans if consistent with preliminary plans, aligns code with state laws like the Live Local Act and removes outdated DRI references, and updates department names and improves clarity and efficiency. Staff recommended that the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION WITH STAFF: Commissioner Slay made a comment regarding expanding community notices from 500 feet to 1,000 feet. Mr. Balcer replied that as a recommendation board, you can obviously make that recommendation to the Board of County Commissioners, and it will be presented as such. Commissioner Slay followed up with a comment regarding not being a fan of the live local act and inquiring about what constitutes affordable housing. Mr. Balcer answered anything up to 120% of AMI qualifications. St. Lucie shares AMI with Martin County, making it slightly inflated. Typical qualifiers include teachers, firefighters, police, and county employees. Chair Binner and the rest of the Board continued discussion on the expanding community notices from 500 feet to 1,000 feet. Commissioner Bradley stated that he believes that there should be two public hearings, just in case of inclement weather. Mr. Balcer clarifies that this amendment would require mailed notices to be sent 15 days prior to the community meeting. Commissioner Lounds made the statement that this would push the developer to have a community meeting. Mr. Balcer stated certain development applications, particularly the ones that come before this board and are heard before the Board of County Commissioners at a public hearing. Conversation continued regarding expanding community notices. APPLICANT PRESENTATION: None, County Initiated Land Development Code Text Amendment. PUBLIC COMMENTS: None. Planning & Zoning Commission MeetingThursday, May 15, 2025 6:00 PM 9 | P a g e BOARD DISCUSSION: Commissioner Fogarty wanted clarification on requiring a 500-foot notification radius for projects within the Urban Service Boundary and increasing it to 1,000 feet for those outside the boundary. Or should we set it to 1,000 feet for all projects, regardless of location. Commissioner Lounds requested 1000 ft. inside the urban service area and 1500 ft. for projects outside the USB. Short conversation regarding applicant community meeting requirements, led by Mr. Kori Benton. Motion: Approve the following conditions: Meeting notices shall be sent to all owners within 1,000 ft. if the petition site is within the urban service boundary and 1,500 ft. if the site is outside the urban service boundary. Motioner –– Lounds - Second – Neese RESULT:APPROVE MOVER:Board Member Ed Lounds SECONDER:Board Member Larry Neese AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 10.WORKSHOPS None. 11.OTHER BUSINESS Brief conversation regarding preservation of the rural area in the County. 12.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 8:44pm.