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HomeMy WebLinkAbout07.17.2025 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting July 17, 2025 Convened: Adjourned: 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 Neese. 4. ROLL CALL Present Board Member Ed Lounds, Chair Ryan Binner, Board Member Larry Neese, Board Member Darren Guettler, Vice-Chair Lawrence Slay Excused Board Member Billy O'Dell, Ex-Officio Nicole Fogarty, Board Member Joshua Bradley 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) None. 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the June 19, 2025 Meeting Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 2 | P a g e RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Larry Neese AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. Fort Pierce Commerce Center - Future Land Use Map Amendment (Continued from June 19, 2025 Meeting) THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE AUGUST 21, 2025 MEETING STAFF PRESENTATION: Kori Benton, AICP, Planning Manager. Mr. Benton stated, as the Chair noted, items A and B, regarding the Fort Pierce Commerce Center future land use map amendment and planned non-residential development are up for consideration. The applicant’s representatives have requested a continuance of the public hearing to the August 21, 2025 meeting at 6 p.m. Staff recommended that the Commission open the public hearing, allow comments from anyone who may not be able to attend in August, and then vote to continue both items to that meeting. PUBLIC COMMENTS 9A: None. BOARD DISCUSSION 9A & 9B: None. 9A: Motion: Approved; Continuation granted to the August 21, 2025, P&Z Meeting. Motioner –– Lounds - Second – Slay RESULT: CONTINUE MOVER: Board Member Ed Lounds SECONDER: Board Member Lawrence Slay AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 3 | P a g e EXCUSED: None B. Fort Pierce Commerce Center - PNRD Rezoning - THIS ITEM IS QUASI-JUDICIAL (Continued from June 19, 2025 Meeting) THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE AUGUST 21, 2025 MEETING Kori Benton, AICP, Planning Manager. Mr. Benton stated, as the Chair noted, items A and B, regarding the Fort Pierce Commerce Center future land use map amendment and planned non-residential development are up for consideration. The applicant’s representatives have requested a continuance of the public hearing to the August 21, 2025 meeting at 6 p.m. Staff recommended that the Commission open the public hearing, allow comments from anyone who may not be able to attend in August, and then vote to continue both items to that meeting. PUBLIC COMMENTS 9B: None. BOARD DISCUSSION 9A & 9B: None. 9B: Motion: Approved; Continuation granted to the August 21, 2025, P&Z Meeting. Motioner –– Lounds - Second – Slay RESULT: CONTINUE MOVER: Board Member Ed Lounds SECONDER: Board Member Lawrence Slay AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None C. Brock's Pizzeria - Land Development Code Text Amendment to the CN, Commercial Neighborhood Zoning District. THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE AUGUST 21, 2025 MEETING Kori Benton, AICP, Planning Manager. Mr. Benton stated, as the Chair noted, items C and D, regarding the Brock's Pizzeria - Land Development Code Text Amendment to the CN, Commercial Neighborhood Zoning District & Brock's Pizzeria - Conditional Use Permit for Liquor Sales for On-Premises Consumption Accessory to a Restaurant in the CN. The applicant’s representatives have requested a continuance of the public hearing to the August 21, 2025 meeting at 6 p.m. Staff recommended that the Commission open the public hearing, allow comments from anyone who may not be able to attend in August, and Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 4 | P a g e then vote to continue both items to that meeting. BOARD DISCUSSION WITH STAFF: None. PUBLIC COMMENTS 9C: None. BOARD DISCUSSION 9C & 9D: None. 9C: Motion: Approved; Continuation granted to the August 21, 2025, P&Z Meeting. Motioner –– Slay - Second – Guettler RESULT: CONTINUE MOVER: Board Member Lawrence Slay SECONDER: Board Member Darren Guettler AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None D. Brock's Pizzeria - Conditional Use Permit for Liquor Sales for On-Premise Consumption Accessory to a Restaurant in the CN, Commercial Neighborhood Zoning District at 10545 S Ocean Drive. - THIS ITEM IS QUASI-JUDICIAL- THE APPLICANT HAS REQUESTED A CONTINUANCE TO THE AUGUST 21, 2025 MEETING STAFF PRESENTATION: Kori Benton, AICP, Planning Manager. Mr. Benton stated, as the Chair noted, items C and D, regarding the Brock's Pizzeria - Land Development Code Text Amendment to the CN, Commercial Neighborhood Zoning District & Brock's Pizzeria - Conditional Use Permit for Liquor Sales for On-Premises Consumption Accessory to a Restaurant in the CN. The applicant’s representatives have requested a continuance of the public hearing to the August 21, 2025 meeting at 6 p.m. Staff recommended that the Commission open the public hearing, allow comments from anyone who may not be able to attend in August, and then vote to continue both items to that meeting. BOARD DISCUSSION WITH STAFF: None. PUBLIC COMMENTS 9D: None. BOARD DISCUSSION 9C & 9D: Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 5 | P a g e None. 9D: Motion: Approved; Continuation granted to the August 21, 2025, P&Z Meeting. Motioner –– Slay - Second – Guettler RESULT: CONTINUE MOVER: Board Member Lawrence Slay SECONDER: Board Member Darren Guettler AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None E. Treasure Coast Learning Center Conditional Use Permit - Daycare at 1001 W Midway Road - THIS ITEM IS QUASI-JUDICIAL STAFF PRESENTATION: Tahir Curry, Planner I, with Planning and Development Services. Mr. Curry stated that all public notification requirements were met per St. Lucie County Development Code Section 11.00.03. Mr. Curry presented to the board Treasure Coast Learning Center’s proposed conditional use approval to establish a daycare for up to 45 children (ages 6 weeks to 5 years) at a 4,400 sq ft commercial site at Midway Rd. & Elm Ave. Mr. Curry’s presentation provided the board with the following information: • Zoning: Commercial Neighborhood (daycare is a conditional use) • Hours: 6:30 AM–6:00 PM, Mon–Fri • Staff: 9 in total, 3 on-site at a time • Parking: 13 spaces (3 staff, 1 ADA) Site improvements include: • Redesigned parking for safer circulation • Sidewalk to Midway Rd. • 8-ft pedestrian buffer • Outdoor fenced play area with artificial turf • Interior renovations to meet Florida Building Code Conditions for approval: Must complete code-compliant parking, landscaping, tree survey/mitigation, and remove any invasive vegetation. Staff recommended the Planning & Zoning Commission forward a recommendation of Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 6 | P a g e approval with staff's recommended conditions. BOARD DISCUSSION WITH STAFF: Commissioner Lounds asked if there are any traffic concerns for right turns in/out on Midway Road. Mr. Curry replied that recent improvements on Midway Road and the site's driveway upgrades mean there are no major concerns with traffic flow. Mr. Benton added that: The intersection of Elm and Midway allows full access (left/right turns). Vehicles can turn onto Midway Road easily using the southeastern driveway. Traffic impact is minimal, as drop-offs will be spread out during morning and afternoon hours. The area has low-density housing, and Midway Road has multiple access points, helping disperse traffic. Commissioner Guettler asked if the site plan included any drainage improvements, since he didn’t see retention areas shown. Mr. Benton explained that: The site was already developed decades ago. The proposed plan reduced impervious surface (like concrete) by adding landscape islands with trees and shrubs. No new swales or retention areas were planned. The changes were seen as a minor improvement to drainage. Commissioner Guettler asked if the existing drainage was piped or sheet flow. Mr. Benton responded that its likely sheet flowed offsite, since the site sat slightly higher than Elm Avenue. Mr. Benton noted Elm hadn’t been significantly resurfaced, and that Public Works would review the drainage as part of the development process. Overall, removing impervious areas was seen as a net drainage benefit. Chair Binner asked what was previously at the site. Mr. Benton said the site has housed various retail and service businesses over the years, including possibly a vehicle or motorcycle repair shop. A staff member from their review team had worked in the building before, possibly in title research. From aerial views, it appeared the site may have been used by a contractor or small truck operator. Mr. Benton concluded that the proposed daycare would likely have similar or lower intensity of use and more limited hours than previous uses. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 7 | P a g e Motion: Approve: Motioner –– Lounds - Second – Guettler RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Darren Guettler AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None F. St. Lucie County Road Impact Fee Study Update and Demonstration of Extraordinary Circumstances STAFF PRESENTATION: Nilgun Kamp with Benesch, Joseph Sabater, Sr. Management Analyst, with St Lucie County’s OMB, Benjamin Balcer, Planning & Development Services Director and Kori Benton, Planning Manager. Mr. Balcer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Ms. Kamp presented to the board that St. Lucie County is growing rapidly (7th in FL for projected population growth), putting pressure on transportation infrastructure. Transportation impact fees, last updated in 2022, were capped and discounted and did not cover city roads. A new road impact fee study proposes shifting to multimodal impact fees, allowing use of impact fee funds for sidewalks, bike lanes, and transit infrastructure. Fees only fund new capacity, not maintenance, and must follow legal requirements (e.g., proportionality, benefit to payer). Benefit districts ensure fees are spent near where they’re collected. State legislation (HB 337, SB 1080, HB 479) placed limits on fee increases and added stricter requirements, including data recency and interlocal agreements. The impact fee formula uses local cost and travel demand data; cost per person-mile capacity is about $600. Example fee: For a 2,000 sq ft home: Urban area: ~$12,300 Rural area: ~$15,800 Port St. Lucie: ~$4,600 (due to ~60% discount) Fort Pierce: ~$12,000 (minor discount) Construction costs have risen sharply since the pandemic. The county has $285 million in unfunded transportation projects, and 20% of roads will be over capacity even after planned projects. Extraordinary circumstances (e.g., high growth, rising costs) may justify higher fees, but a new state law makes this more difficult following October 1, 2025 (requires unanimous approval). Next steps: 2nd workshop and first hearing of the Draft Road/Multi-modal impact fee will occur on August 19th. The Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 8 | P a g e Adoption hearing is tentatively scheduled on September 2nd at the BOCC meeting beginning at 6PM. Ms. Kamp and Staff recommendation to update the County's Road Impact Fee at the fully recommended rates via Ordinance to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Vice Chair Slay asked for a simple explanation of the goals and challenges of the proposed impact fee increases. Mr. Benton explained that rapid growth in St. Lucie County is putting pressure on roads, and current impact fees are too low to fund needed improvements. Vice Chair Slay said raising fees to match market rates is necessary for new development to help pay for itself, otherwise the burden shifts to taxpayers. Mr. Benton confirmed fees could be phased in and acknowledged that past shortfalls won't be covered. Vice Chair Slay raised concerns about infrastructure lagging growth and asked about throttling development. Mr. Benton agreed it's time to “rip the band aid off” and said if fees aren’t raised, alternative funding (like sales tax or state/federal grants) would be limited and hard to secure. Commissioner Lounds asked if impact fees differ for individual lot builders versus large developers and inside vs. outside the urban service area. Mr. Benton explained that currently there's no fee difference, but the Board could choose to adopt one, with higher fees justified outside the urban area due to longer travel impacts. Commissioner Lounds added that redevelopment projects may get credits, and targeted industries can receive fee abatements. Ms. Kamp explained that a multimodal impact fee allows use of funds beyond just roads, including sidewalks, bike lanes, and bus stops. Commissioner Lounds asked about past and proposed fee amounts. Ms. Kamp and Mr. Balcer clarified that in 2022, the recommended full impact fee was $8,708, but the Board at that time adopted a reduced rate and the current rate, that was phased in is only $5,771 currently. The new full recommended rate is $12,273 for a typical single-family home, if the new home is located in the urban service boundary, which the old fee rates did not differentiate between new construction inside or outside the urban service boundary.[BB1] Commissioner Lounds expressed concern that local residents rebuilding homes are treated the same as large developers, even though they're not adding new traffic. Mr. Benton and Mr. Sabater clarified that there is no fee difference—all pay the same impact fee per unit, regardless of scale. Mr. Benton and Mr. Sabater also explained that a $3,000 per unit shortfall from not adopting full impact fees in 2022 has now grown due to increased development. Permit activity has risen from 4,700 to 6,000 per year, further amplifying lost revenue. If rates aren’t increased, the funding gap will continue to burden current residents through alternative sources like sales tax. Mr. Benton explained that current total impact fees for a 2,400 sq ft home are about $16,600 and would rise to $23,200 if the proposed increase is adopted. This excludes building permit costs. City Comparisons: Fort Pierce has an impact fee moratorium in some areas; Port St. Lucie uses a mobility fee structure and is considering a notable increase, which varies by home size. Affordability Concerns: Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 9 | P a g e Commissioners Guettler and Slay expressed concern that fee hikes may worsen housing affordability and suggested phasing increases instead of implementing them all at once. Commissioners Slay also emphasized the need to support local families and long-time residents. Developer Impact Fee Credits: Ms. Kamp explained that developers can receive impact fee credits when they build improvements beyond their project's needs. These credits can be transferred or sold within the same or adjacent zones under certain conditions. Market Impact: Mr. Benton stated that increased impact fees likely wouldn’t slow development significantly, since fees are a small percentage of total home cost (currently ~1.6%, proposed ~3%), and developers tend to adjust prices accordingly. Fee Structure: There’s no bulk discount for developers. Multi-family units have lower fees due to less traffic impact. In contrast to Port St. Lucie, St. Lucie County charges the same fee regardless of home size. Revenue Shortfall & Projections: Without increasing fees, the County collects only ~$10 million/year, while $285 million is needed over time. The proposed increase could add $8–9 million/year, totaling over $90 million in five years. Goal: Commissioners asked whether this proposal would prepare the county for growth. Benton said it would align the county with current and future needs, preventing further lag. Commissioner Neese opened with concern about the high cost of road construction, noting that spending $6.2 million per lane mile feels like getting very little in return. He framed the issue starkly: either raise impact fees significantly or stop building altogether, because the current funding simply isn’t covering the county’s needs. Chair Binner responded by pointing out that land values have risen substantially, giving developers more room to absorb increased fees. He emphasized that if the county doesn’t make new development pay its fair share, the burden falls on sales tax, which disproportionately affects seniors and low-income residents. He suggested a $7,000 increase phased over two years would be reasonable and manageable, especially given how fees now represent a smaller percentage of home values than they did in 2010. He added that higher impact fees might even lower land prices, rather than drive up home costs, and said the county should "rip the Band-Aid off" now, rather than delay. Chair Binner also asked if developers could profit from building more infrastructure than necessary and then selling their unused fee credits. Mr. Benton explained that developers already get credits for improvements they make related to improvements made above their project specific impacts, but not beyond that. He confirmed that the next formal fee study would be in four years, so any decisions made now would last that long. Vice Chair Slay noted that property values have skyrocketed, citing an example of a $27,000 lot that now sells for $150,000. In that context, a $7,000 fee increase is relatively minor. He asked if the staff had prepared a phasing plan and commented that a phased approach may be more about “optics” than true economic relief. Vice Chair Slay also asked what’s really driving construction cost increases—materials, labor, or land? Mr. Sabater replied that last time fees were phased in over four years, but this time they could phase it over two or four years, depending on the BOCC’s direction. He explained that state law limits impact fee increases to 50% every four years, unless the board proves “extraordinary circumstances”—which this situation qualifies for. He also said that if the board wants to increase fees beyond 50%, it will now require a unanimous vote after Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 10 | P a g e October 1, 2025. Regarding fee credits, Mr. Sabater said developers receive credits equal to actual infrastructure costs. If fees are kept artificially low, developers might profit by using excess credits, especially if they build more than needed. However, staff controls this to ensure it doesn't become a loophole. He reminded the board that fees can be lowered quickly but raising them requires new studies and a 90-day notice. Ms. Kamp added historical perspective, noting that during the Great Recession, many counties paused or lowered impact fees to stimulate development. She confirmed that reducing fees only takes a board vote but raising them is a complex and lengthy process. Commissioner Guettler asked if developers and the public had been properly included in the process. He wanted to know whether stakeholders were engaged and how the board had communicated with industry groups and chambers. Mr. Balcer responded that they held stakeholder meetings, public workshops, and included the Chamber of Commerce. He confirmed the Board of County Commissioners is fully aware of the proposal and that staff recommend implementing the full increase by January 1. Mr. Balcer warned that phasing in the fee doesn’t help with immediate funding needs, while full implementation does. Commissioner Lounds voiced support for the fee increase, arguing that impact fees are a fairer way to fund growth than raising taxes on everyone. He said these fees target the builders, not all residents, and warned against phasing them in too slowly. He also criticized efforts to lower the property tax rate (millage) while trying to expand services, saying those two goals are incompatible. PUBLIC COMMENTS: Residents are concerned that the fee increases are being rushed without sufficient analysis, public input, or exploration of alternative funding strategies. Other concerns are: Short Notice & Transparency Issues: • Stakeholders claimed they were given less than 24 hours' notice about the meeting. (Staff noted that proper noticing took place). • The earlier presentation was brief and lacked the depth of the evening session, limiting opportunities to ask informed questions. (Staff noted that the earlier presentation was limited to a workshop on the Extraordinary Circumstances provision) Housing Affordability: • Proposed increases in impact and mobility fees (potentially exceeding $50,000 per home) will be passed on to homebuyers. • This could price out local residents, especially younger or first-time buyers, and drive people to relocate elsewhere. Development Slowdown Risks: Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 11 | P a g e • Impact fees are funded through development; slowing development would reduce revenue, potentially worsening infrastructure issues. Lack of Broader Financial Context: • The study didn't address other revenue sources, such as increased sales tax from population growth or major commercial developments like Buc-ee's. • Suggested alternatives like bond financing were not discussed. Market Conditions: • The housing market is currently weak, with unsold inventory and builders offering buy-downs. • Additional costs could worsen the market downturn. Equity Concern: • New residents feel they are unfairly burdened with high fees simply for moving into the area. Lee Dobbins – 1903 S 25th Ste 200 Fort Pierce Deb Frazier (Executive Officer for Treasure Coast Builders Association) – 6721 NW Cloverdale Port St Lucie BOARD DISCUSSION: Commissioner Lounds began by making a motion to approve staff’s recommendations and forward it to the County Commission at the proposed levels and percentages. He emphasized this was for discussion purposes. Chair Binner supported the idea of an increase, arguing that doing nothing would ultimately penalize current residents by either creating a budget shortfall or leaving them to deal with congested and subpar roads. He clarified that any increase would only affect new development, not existing homeowners. Vice Chair Slay pointed out that most locals can’t afford to build or buy in the area anymore. He noted that many residents are staying put because of high home prices and questioned who the new developments are really for. He also referenced the overdevelopment and poor infrastructure in Port St. Lucie, warning that Fort Pierce could face similar problems if growth isn’t better managed. Chair Binner agreed, saying that while some people may move further north to areas like Vero Lake Estates, the infrastructure there is far less desirable—dirt roads, septic tanks, etc. Vice Chair Slay continued, stressing that unless impact fees are increased to support proper infrastructure, the area could end up with the same traffic and congestion problems seen elsewhere. He argued that either fees must go up or development must slow down. Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 12 | P a g e Chair Binner added that Port St. Lucie has fewer buildable lots now than before COVID, suggesting that future development will mostly shift north into zone one and two in St. Lucie County. Commissioner Lounds reiterated his motion and reasoned that raising impact fees now could help avoid raising taxes or millage rates that would affect all residents. Vice Chair Slay asked for clarification on alternative funding options, like bonds or sales tax. Mr. Sabater responded, explaining that bonds still require revenue to repay them, so they’re not a solution unless the county has sufficient funding to secure them. He said the county faces a projected $285 million shortfall that’s only going to grow. On Port St. Lucie’s proposed fee, he explained that it’s an all-inclusive rate that wouldn’t be added on top of the county’s fees. In the city, the county’s impact fee is lower—around $4,500—because the city also collects a mobility fee and pays for city roads separately. Chair Binner asked about sales tax revenues. Ms. Kamp clarified that the county already gives credit for other revenue sources, including sales tax, in their impact fee calculations. Most of that revenue, she said, is already committed to maintenance and resurfacing of existing roads, leaving very little for road capacity expansion. As a result, the county must rely mostly on impact fees to fund capacity projects. Chair Binner concluded by stating that even the proposed $12,000 fee only covers the cost of new roads, not the backlog from years of under-collection. The county has been subsidizing growth by keeping fees artificially low, and that’s not sustainable. Motion: Motion to approve staff’s recommendations and forward it to the County Commission. Approved. 4-1 Motioner –– Lounds - Second – Slay RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Lawrence Slay AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None G. Land America Self-Storage at Wawa Conditional Use Permit - THIS ITEM IS QUASI-JUDICIAL Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 13 | P a g e STAFF PRESENTATION: Tahir Curry, Planner I, with Planning and Development Services. Mr. Curry stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Curry presented to the board a request for a conditional use permit to develop a three-story, 100,008-square-foot climate-controlled self-storage facility on a 3.24-acre site located at the northwest corner of Midway Road and Selvitz Road, directly west of the existing Wawa. The site is zoned Planned Non-Residential Development (PNRD) with a commercial future land use designation and lies within the urban service boundary. Originally rezoned in 2019, the Wawa was developed in 2022, and in 2023 the PNRD was amended to allow self-storage facilities as a conditional use with a maximum height of 45 feet. The proposed facility will be 43 feet tall. The development includes office space, 13 parking spaces, two loading zones, a bicycle rack, sidewalk connectivity throughout the site, landscaping, and a secured access system. Architectural elements have been incorporated to match the Wawa and meet code requirements. A perimeter wall will be extended and built to provide screening from adjacent residential areas. The facility is expected to generate minimal traffic, especially in comparison to the existing Wawa. A neighborhood meeting was held in March 2025, where some residents expressed concerns, primarily about building design and cross-access. One written objection was received, though no specific reason was provided. Staff determined that the proposal complies with the St. Lucie County Land Development Code and the Comprehensive Plan. They recommend approval, contingent upon final site and architectural plan approvals, completion of a traffic study (which has already been submitted and approved), and the fulfillment of environmental requirements such as tree mitigation, vegetation removal permits, and a site development permit. The application is recommended to be forwarded to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION WITH STAFF: Chair Binner asked if the environmental conditions for the project included consideration of turtles or if they were limited to trees. Mr. Benton responded that a gopher tortoise survey is required as part of the environmental review. He explained that although the site is heavily wooded which makes tortoise presence less likely there’s still a decent chance they could be found, and the survey would account for that. Mr. Curry confirmed that the gopher tortoise condition is included, noting he may have skipped over it during his earlier presentation. Commissioner Lounds then asked what types of uses might go on the undeveloped portion of the site between the self-storage building and the Wawa. Mr. Curry explained that the area is approved for commercial neighborhood uses, so possibilities include things like a car wash, small office building, or a restaurant. If more intense use is proposed in the future, it would require an amendment similar to what was done for the storage facility. APPLICANT PRESENTATION: Mr. Dobbins, representing LandAmerica, briefly addressed the Planning and Zoning Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 14 | P a g e Committee to request approval of a conditional use permit for a self-storage facility. He noted that the PNRD amendment allowing this use was approved by the Board of County Commissioners in May of the previous year, after which LandAmerica purchased the site from Wawa. He emphasized that the building was designed to be attractive and office-like, given its location on a major corridor. Dobbins confirmed that staff found the project met all review standards and recommended approval with conditions, to which the applicant has no objections. If approved, the next step would be final site plan approval. He concluded by offering to answer any questions. BOARD DISCUSSION WITH APPLICANT: Vice Chair Slay asked Mr. Dobbins if LandAmerica had acquired the entire property, including the area intended for a future phase. Mr. Dobbins confirmed that LandAmerica purchased the entire site, which includes both the current self-storage project and the remaining undeveloped portion. Commissioner Lounds then praised Mr. Dobbins and the development team for designing a building that looks more thoughtful and attractive than the typical box-like structure. He expressed appreciation for their effort to enhance the county’s appearance. Mr. Dobbins thanked him and said he would share the compliment with the team, and Commissioner Lounds asked him to be sure to do so. PUBLIC COMMENTS: Vince Peterson, 4911 Selvitz Rd, property directly north of the proposed site, expressed concerns regarding: · Fence Quality: Concerned that the proposed vinyl fence is too flimsy; referenced past damage during a storm at the Wawa site and inadequate repairs. · Lack of Maintenance: Landscaping along the barrier has not been properly maintained; many sound-buffering trees have died. · Noise Issues: Existing barrier does not provide sufficient soundproofing from nearby development. · Security Concerns: Worries about vagrants entering his property from neighboring easements, citing past incidents including an attempted break-in. · Privacy Issues: Concerned about second- and third-story windows overlooking his property, impacting privacy. · Property Zoning: His adjacent land is zoned agricultural with farm animals; worried about how the development will affect that area. · 24-Hour Operation: Requested proper security due to the development operating 24/7 and being located behind his property, out of public view. · Resale Value: Wants to ensure his property value and future resale prospects are not negatively impacted. · Public Notice Issue: Did not receive the mailed public notice and only found out about the project through signage and follow-up with staff. · Lack of Follow-Through (Wawa): Past discussions with Wawa representatives were not honored once construction began; he fears a repeat with this project. · Requests Recommendations: Asks the board to consider his concerns and make recommendations on his behalf due to his limited knowledge of the process. Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 15 | P a g e Chair Binner clarified that many details (e.g., fencing, windows, landscaping) would be addressed during the site plan phase, not the current conditional use permit request. Peterson also noted he didn’t receive a public notice letter and wants stronger guarantees for privacy and security. BOARD DISCUSSION: Chair Binner expressed concerns over fence and landscape maintenance, suggesting a solid wall for durability and proportional landscaping for the large building. Commissioner Lounds emphasized the need for a 40-ft north buffer for sound and sight screening, privacy protection, and dense plantings like Clusia hedges. Mr. Benton explained the code enforcement process, existing barrier/landscape requirements, and noted a 40-ft buffer could conflict with stormwater design, outlining the current multi-species landscape plan. Applicant’s civil engineer David Baggett of Haley Ward clarified Wawa’s fence issues are unrelated, confirmed plantings on both sides of the barrier, and agreed to consider stronger screening while warning about layout impacts. Attorney Dobbins supported using Clusia for screening and committed to ensuring no real windows face north toward the farm. Motion: Approve: move that we approve item number 9G with the added conditions that the fence on the north property line be thick enough to provide privacy and that the applicant show concern on the windows for the north side building to prevent the ability for customers to look into the yard of the single-family lot to the north. Motioner –– Lounds - Second – Slay RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Lawrence Slay AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None H. Triangle Farms Future Land Use Map Amendment Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 16 | P a g e STAFF PRESENTATION: Irene Szedlmayer, Senior Planner, with Planning and Development Services. Ms. Szedlmayer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Ms. Szedlmayer, Senior Planner, presented the public hearing for the Triangle Farms proposed Future Land Use Map amendment, requesting a change from AG-5 to Mixed Use Development (MXD) with specific use activity area policies. The amendment would allow commercial, light industrial, and limited residential uses. The site is about 88 acres at the intersection of Shinn Road, Midway Road, and Okeechobee Road, recently placed within the urban services boundary and adjacent to the county fairgrounds and the City of Port St. Lucie. While the surrounding area remains largely rural/agricultural, nearby residential developments and proximity to I-95 suggest potential for future growth. Staff identified that current adjacent uses are less intense than the proposal, so rezoning would only be allowed once equal or more intense development exists within 1,320 feet. Proposed policies would prohibit heavy manufacturing, outdoor storage, and large vehicle sales, with an exception for small-scale farm product processing. Residential driveways would not directly access major roads, and all development must use centralized utilities, maintain at least 25% open space (excluding stormwater facilities), follow dark-sky lighting standards, and limit floor area ratio to 0.5, building coverage to 35%, height to 40 feet or three stories, and require indoor light industrial uses. Transportation concurrency would apply, and neighborhood meetings will be required before the Board’s transmittal hearing. Staff recommended approval of the transmittal to the Board of County Commissioners with conditions, including completion of a revised transportation impact analysis and possible policies for shared access to Shinn Road. BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: Zach Ciciera with Cutler & Herring and Jupiter. Mr. Zach Ciciera, representing the property owner, supported the request to change the Future Land Use from AG-5 to Mixed Use Development (MXD), noting it would provide flexibility for both commercial and industrial uses as outlined in the sub-area policies. He emphasized that any rezoning would require Planned Non-Residential Development zoning, with certain high-impact or undesirable uses prohibited, while maintaining AG-5 residential density (one home per five acres) to preserve the owner’s entitlement. Requirements include 25% open space (excluding lakes/stormwater), centralized utilities, and transportation concurrency with mitigation for traffic impacts. Ciciera highlighted the site’s unique infrastructure advantages, including an existing fiber optic hub on Shinn Road and available 75,000-volt electrical capacity, which together could attract major technology industry users. He stressed the importance of leveraging these assets and welcomed feedback on refining the sub-area policies. BOARD DISCUSSION WITH APPLICANT: Chair Binner asked about using the site’s electricity and fiber optic capacity for an AI center, Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 17 | P a g e and Mr. Ciciera replied that while it couldn’t support a large AI headquarters, it could accommodate an internet or cellular provider. Chair Binner noted the quarter-mile intensity restriction would prevent such development immediately, and Mr. Ciciera acknowledged this but compared the potential impacts of a tech or data center to nearby public facilities like a jail or government building, suggesting their impacts would be similar even though MXD is considered a more intense land use. Discussion focused on Wolf Road and surrounding infrastructure. Commissioner Lounds noted the dirt road with a canal, and Mr. Benton clarified that Wolf Road north of Midway is not planned as a future arterial but expected to serve only local traffic south of Midway. Chair Binner asked about nearby annexations, and Mr. Benton explained the City of Port St Lucie has expanded west along Rangeline Road, aligning with its utility service territory. Planned developments such as Willow Lakes (with a surf park and mixed uses) and Sunrise Residential will trigger Midway Road improvements, including widening up to Arterial A/Wilder Parkway through phased projects, with possible future widening further west depending on development needs. PUBLIC COMMENTS: Mary Savage Dunham, representing the City of Port St. Lucie, expressed concerns about the Triangle Farms proposal, citing the already overburdened Midway Road and uncertainty about necessary roadway improvements. She noted that existing and planned developments, including in Fort Pierce and the city’s Northwest Annexation Area, will likely require significant upgrades—possibly widening Midway to eight lanes and improving the I- 95 interchange. She cautioned against relying solely on proportionate fair share payments, which do not add capacity or accelerate projects, and stressed that required improvements should be in the county’s CIP and timed with development impacts. Given these concerns and the limited time, the city had to review the project, she requested postponing action until the traffic study is complete and specific roadway mitigation measures are identified. BOARD DISCUSSION: None. Motion: Approve: Motion to take staff's recommendation for approval. Motioner –– Guettler - Second – Neese RESULT: APPROVE MOVER: Board Member Darren Guettler SECONDER: Board Member Larry Neese AYES: Ed Lounds, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None Planning & Zoning Commission Meeting Thursday, July 17, 2025 6:00 PM 18 | P a g e 10. WORKSHOPS None. 11. OTHER BUSINESS None. 12. ADJOURN The meeting was adjourned at 9:22pm.