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HomeMy WebLinkAbout12.18.2025 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting December 18, 2025 Convened: 6pm Adjourned: 10:20pm 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 Joshua Bradley, Vice-Chair Lawrence Slay Excused Board Member Billy O'Dell, Ex-Officio Nicole Fogarty, Board Member Darren Guettler 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) None. 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of October 16, 2025 Planning & Zoning Commission Meeting Thursday, December 18, 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, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. Fort Pierce Commerce Center - Future Land Use Map Amendment (Large Scale) Kori Benton, AICP, Planning & Zoning Manager. Mr. Benton stated that staff would be doing the presentation on 9A and 9B together and that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03. Mr. Benton presented joint petitions for the Fort Pierce Commerce Center, including a Future Land Use Map Amendment (legislative) and a Planned Non-Residential Development (PNRD) rezoning with a preliminary site plan (quasi-judicial), covering approximately 76 acres along Kings Highway. The request would change the sites Future Land Use designation to a Mixed-Use Development (MXD) with a specific activity area policies that would limit future uses to industrial development through the PNRD process to ensure detailed review, buffering, and compatibility with nearby residential areas. The PNRD proposal presented as item 9B includes three industrial buildings totaling about 836,000 square feet, direct access only from Kings Highway, and no non- residential traffic to Copenhaver Road. Over 21 acres on the east side would be preserved for wetlands, native vegetation, and buffering, with additional open space and landscaping exceeding minimum standards. Total impervious area would be just over 50%. Traffic analysis estimates up to 1,360 daily trips, with surrounding roadways operating at acceptable levels of service due to recent Kings Highway improvements. Coordination with FDOT is ongoing, including consideration of a shared signalized intersection. Utilities are available, the site is within the urban service boundary, and the development intensity is consistent with existing and planned industrial uses along the corridor. Staff emphasized environmental protection, noise mitigation, lighting controls, and a revised building orientation to shift truck loading away from nearby homes. Staff recommended approval of the Future Land Use Map Amendment for transmittal and approval of the PNRD rezoning and preliminary plan, subject to conditions addressing final landscaping, conservation easements, wetland verification, species surveys, access for an adjacent landlocked parcel, stormwater permitting, lighting, fencing placement, and relocation of truck loading areas. Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 3 | P a g e BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: Ms. Leslie Olson, AICP, with District Planning Group, presented on behalf of the applicant and explained how the project evolved in response to staff and neighborhood input. She noted the site’s strategic location along Kings Highway, with close access to I-95, Florida’s Turnpike, and Orange Avenue, making it well suited for employment-based industrial uses and consistent with the County’s long-standing vision for a job’s corridor. At staff’s request, the applicant pursued a low-intensity Mixed Use Development (MXD) future land use rather than straight industrial zoning, which allows the County greater control through comprehensive plan policies and ensures added protections due to the proximity of residential areas to the east. She explained that early neighborhood meetings raised strong concerns about traffic, flooding, wetlands impacts, residential development, and access to Copenhaver Road. In response, the applicant eliminated all proposed residential lots, removed any access to residential streets, and redesigned the project to include three warehouse/distribution buildings accessed only from Kings Highway. The plan now preserves and expands wetlands and upland habitat, removes invasive species, and creates a wide natural buffer between the development and nearby homes. Ms. Olson also described how the project resolves access to a previously landlocked parcel to the north by providing new access through Kings Highway rather than Copenhaver Road. Ms. Olson addressed staff’s concern about flipping the eastern building to move truck loading away from the residential side. She acknowledged the intent but explained that a professional sound study demonstrated the project meets County noise standards. She further noted that the current building orientation presents a higher-quality façade along Kings Highway, which supports the goal of maintaining a Class A commerce corridor and long- term property values. She emphasized that the design reflects community feedback, protects neighborhoods, preserves environmental resources, and supports economic development. Mr. Miles with Dynamic Engineering added information regarding internal site circulation and safety. He explained that the proposed layout clearly separates truck movements from employee vehicle traffic, reducing internal conflict points and improving safety for workers and drivers. He stated that flipping the eastern building, while potentially appearing more compatible at first glance, would introduce daily conflicts between trucks and passenger vehicles within the site. Based on traffic operations and safety considerations, he concluded that the proposed orientation is the safer and more functional design while still complying with noise standards and supporting compatibility with surrounding properties. BOARD DISCUSSION WITH APPLICANT: Commissioner Lounds asked detailed questions about the distance between the eastern warehouse building and nearby homes on Copenhaver Road, the width and effectiveness of buffers, and whether enhanced landscaping or barriers would mitigate truck noise if the building orientation were not changed. He focused particularly on how the buffer protects adjacent residences and whether it would remain natural and well maintained. Ms. Leslie Olson (District Planning Group) responded that the building is roughly 300–500 feet Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 4 | P a g e from the nearest residential lots and that a substantial native buffer—approximately 200–300 feet wide—exists between the development and homes. She confirmed that the area between the buildings and residences consists of preserved wetlands and uplands with mature native vegetation and stated that the applicant intends to leave the area natural and commit to long- term maintenance of the preserve. Mr. Benton (Planning & Zoning Manager) clarified buffer requirements and explained that the proposed buffering far exceeds standard code requirements. He described the buffer as including preserved wetlands, wetland buffers, and extensive native vegetation with mature trees, noting that the County’s typical 10–15-foot landscape buffers are minimal by comparison. He stated that staff believes the existing and preserved natural buffer provides more protection than additional new landscaping would. Mr. Spotnick (Ecological Consulting of Florida), the applicant's environmental consultant, provided on-the-ground environmental details, explaining that the buffer area includes a mature forested wetland and uplands with dense native vegetation that already blocks views and dampens sound. He noted that invasive species such as Brazilian pepper and Australian pine would be removed and replaced, improving the buffer’s effectiveness. He emphasized that the preserved wetlands and uplands together create a significant visual and noise barrier. Commissioner Lounds concluded that preserving and maintaining the native vegetation, while removing invasives, is the best possible buffer and expressed satisfaction with the applicant’s commitment to perpetual maintenance, stating that he was convinced the project was moving in the right direction regarding buffering. Commissioner Slay commended the applicant’s plan, stating it was well-thought-out and comparable to his own experience living near industrial uses without significant impacts. He supported the building placement, access to the landlocked parcel, traffic flow analysis, and preservation design. Commissioner Lounds commended Ms. Olson and her firm for committing themselves to maintaining the preserved area in its natural state, noting it could serve as a model for future developments. Commissioner Bradley echoed the positive feedback, applauding the applicant for being thoughtful, responsive to neighbors, and preserving the natural environment. He suggested a possible added buffer but said it was not critical. He then asked whether the zoning could expose the county to liability under the Live Local Act. Mr. Benton responded that under the Live Local Act, sites with planned development zoning that include commercial or industrial uses are not fully exempt. However, he explained that the detailed preliminary development plans showing preservation areas, buffers, access, parking, and building spacing—would make it very difficult to convert the site to residential density without substantial modifications and additional processes. Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 5 | P a g e Chair Binner questioned why the applicant changed an earlier site layout that would have placed semi-truck activity between buildings and reduced visibility from Kings Highway. He stated he preferred the original configuration because it better screened truck activity. Ms. Olson explained the layout was changed primarily due to fixed Florida DOT access points tied to Kings Highway and a planned signalized intersection. Those access requirements made the original layout unsafe and unworkable, especially with heavy truck traffic, and also reflected some neighbor feedback. Commissioner Bradley asked about the likelihood and timing of a traffic signal at the access point, noting concerns with recent E-turn performance. Ms. Olson responded that the northern access aligns with the Pruitt Commerce Center entrance and, together, qualifies for a signalized intersection. She stated the signal will be constructed as part of the Pruitt Commerce Center project, which is moving forward concurrently with development. PUBLIC COMMENTS 9A: 9A. The public expressed general support for the proposed industrial development, noting appreciation that the project is non-residential and appears thoughtfully designed with consideration for nearby residents. One speaker contrasted it favorably with nearby apartment developments that have increased traffic and raised concerns about potential crime. A nearby resident discussed the distance and buffering between the project and surrounding properties, emphasizing the heavily wooded buffer area. While overall supportive of the plan, the resident requested that, if future noise becomes an issue, consideration be given to extending the proposed wall along the southern portion of the site to provide additional noise mitigation. The residents also supported keeping the buffer area natural. 9A - Anthony Stracuzzi - 1862 Copenhaver Rd 9A - Jack Privateer - 1751 Copenhaver Rd 9A: Motion: Approved Motioner –– Bradley - Second – Slay RESULT: APPROVE MOVER: Board Member Joshua Bradley SECONDER: None AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 6 | P a g e B. Fort Pierce Commerce Center - PNRD Rezoning & Preliminary Plan - THIS ITEM IS QUASI-JUDICIAL See 9A for presentation from staff and applicant. PUBLIC COMMENTS 9B: 9B. Laney Francisco, Esq., with Jones Foster, 505 South Flagler Drive, West Palm Beach, Florida, expressed support for the project and stated that the adjacent landowner, whose property is landlocked, intends to continue working with the developer to reach an agreement on an access easement. No objections or concerns were raised. 9B -Laney Francisco with Jones Foster, 505 South Flagler Drive, West Palm Beach, Florida BOARD DISCUSSION 9A & 9B: None. 9B: Motion: Approved Motioner –– Lounds - Second – Neese RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Larry Neese AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None C. Pruitt Commerce Center (AKA Project Vision) - Future Land Use Map Amendment (Large Scale) 9C. Pruitt Commerce Center (AKA Project Vision) - Future Land Use Map Amendment (Large Scale) STAFF PRESENTATION: Kori Benton, AICP, Planning & Zoning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Benton reported that Agenda Item 9C, a proposed Future Land Use Map amendment for the Pruitt Commerce Center mixed-use land use category and related sub-area policies, was properly noticed and advertised. Earlier in the day, staff received a request from the applicant to continue the item to the January 15, 2026, Planning and Zoning Commission meeting at 6:00 p.m. or soon thereafter. The request was made to allow additional time for the applicant to coordinate with staff on recommended sub- area policies, including potential roadway improvements and related agreements. Staff recommended opening the public hearing to allow any members of the public present to speak, noting they would also have the opportunity to do so at the continued hearing if the item is postponed. Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 7 | P a g e BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: Public expressed concern that continued warehouse development along the Kings Highway corridor is causing significant negative impacts, while emphasizing the comments were not anti-development but in favor of strategic growth. Key concerns included increased traffic congestion from semi-trucks, deterioration of road conditions and potholes, and safety issues on nearby roads that limit children’s ability to ride bikes and residents’ ability to travel safely. Additional concerns included environmental impacts such as increased air pollution, loss of dark skies, and stormwater runoff from extensive paving, which has led to flooding of nearby pastures and risks to livestock health. The speaker also raised public safety concerns, citing increased risks of crime and human trafficking associated with heavy trucking activity near major highways. Finally, the speaker warned that continued industrial development threatens the rural character, agricultural land, and open space that attracts residents to the area. Nicole Clark - 526 Campbell Road BOARD DISCUSSION: None. Motion: Motion to Continue approved Motioner –– Lounds - Second – Neese RESULT: CONTINUE MOVER: Board Member Ed Lounds SECONDER: Board Member Larry Neese AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 8 | P a g e D. Indrio Groves - Rezoning to PUD and TVC Hamlet Preliminary Development Plan 9D. Indrio Groves - Rezoning to PUD and TVC Hamlet Preliminary Development Plan) — THIS ITEM IS QUASI-JUDICIAL Note: The applicant’s Attorney Robert Raines requested that the item be treated as a quasi- judicial hearing and asked that all individuals who would provide testimony, including staff and the applicant’s witnesses, be sworn in before speaking. Staff confirmed the matter was a site-specific rezoning and should proceed as quasi-judicial, and the request to swear in witnesses was accepted. 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 Development Code Section 11.00.03. Ms. Szedlmayer presented the Agenda Item regarding a request to amend the zoning atlas from AG-1 to a Hamlet-style PUD and approve a preliminary development plan for the 1,027-acre Indrio Groves Hamlet PUD. The public hearing was properly noticed, and the applicant held multiple neighborhood meetings. Key elements of the proposal include: • 3,081 dwelling units (approximately 83% single-family detached, 7% townhomes, 10% multifamily). • Over 43% open space (about 432 acres), with extensive trails and active/passive recreation. • Workforce housing commitment of 9%, enabling increased density of up to 3 units per acre. • Dedication of 24 acres for a future K–8 school, a 9.2-acre commercial node (up to 40,000 sq. ft., including childcare), and roadway right-of-way dedications. • Multiple residential lot sizes to transition surrounding agricultural and estate areas. • Construction of external roadway improvements, including portions of Cobble Guard Road, Russo’s Road, sidewalks, and roundabouts. • Emphasis on walkability, pedestrian connectivity, and adherence to Towns, Villages, and Countryside (TVC) standards. Staff identified connectivity as a major issue, noting physical constraints such as canals and adjacent development. While full external connectivity is limited, staff encouraged consideration of future vehicular connections between certain neighborhoods and to future roadways, as well as careful consideration of gated neighborhoods. Additional staff concerns and recommendations included: • Refinements to lot size ranges, setbacks, and potential minimum percentages of larger lots. • Exempting townhouses from the building spacing formula. • Enhanced landscape buffers, particularly along Spanish Lakes Boulevard and near multifamily areas, to address noise and visual impacts. Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 9 | P a g e • Detailed phasing plans to ensure timely delivery of amenities, workforce housing, childcare, and local commercial uses. • Requirements for tree surveys, tree mitigation, environmental report revisions, construction access planning, and limits on construction activity hours. Staff recommended approval, subject to listed conditions and Planning and Zoning Commission input on connectivity, setbacks, lot size distribution, and future access considerations, with final approval to be forwarded to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Chair Binner asked staff whether there are comparable developments in the area with very small lot sizes, including 16–20-foot-wide townhomes and 35-foot-wide single-family lots, and followed up with questions about setbacks and densities in similar projects. Ms. Szedlmayer responded that small lots are increasingly common and are anticipated under the Towns, Villages, and Countryside (TVC) code. She cited Bedner Farms as an example, noting it includes 35-foot single-family lots and 16-foot townhomes, with parking accessed from rear alleys to preserve sidewalks and streetscape quality. She explained that stormwater lakes are allowed to count toward required open space and highlighted that this project provides more pedestrian access to lakes and trails than most recent developments. Mr. Benton clarified details of Bedner Farms, explaining that interior townhome lots are 22 feet wide, with wider end units due to setbacks. He described applicable setbacks, rear-loaded parking, and noted that initial five-foot side setbacks for single-family lots were later increased. He confirmed Bedner Farms was approved with higher densities (up to nine units per acre) under a mixed-use framework and explained how the TVC future roadway network is intended to function through multiple interconnected two-lane roads rather than wider arterials. Commissioner Lounds raised concerns about whether stormwater lakes function as usable open space and questioned the long-term fiscal sustainability of very small residential lots, expressing doubt that they would generate enough tax revenue to offset service costs. He also emphasized the importance of ensuring buffers along Spanish Lakes Boulevard and I-95 are adequate and that overall density is properly justified. Commissioner Bradley focused on transportation impacts, questioning whether two-lane roads would realistically accommodate the proposed density, especially given other approved or pending developments in the area. He expressed skepticism about traffic studies, cited existing roadway issues elsewhere in the county, and raised concerns that infrastructure improvements could ultimately fall on taxpayers. He asked staff whether the county has budgeted funds to address potential roadway deficiencies if impact fee credits are insufficient. Mr. Benton responded that while applicants are proposing roadway improvements that may qualify for impact fee credits, the county has not identified specific capital improvement projects tied to this development. He acknowledged that the county’s adopted level of service Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 10 | P a g e allows roads to operate at Level of Service D but recognized the commissioner’s concern about long-term infrastructure and funding challenges. APPLICANT PRESENTATION: All speakers were sworn in at the beginning of the presentation and testified as qualified professionals on behalf of the project. Attorney Robert Raines (Guster Law Firm, representing the applicant/Lennar) outlined the long history of the project, noting work on the property dating back to 2005 and extensive coordination with the County through the TVC process. He stated the application meets the Comprehensive Plan and Land Development Code, agreed with staff’s recommendation for approval, and formally proffered the development team as expert witnesses. Ms. Leslie Olson, AICP (District Planning Group, representing Lennar) served as the coordinating presenter. She explained the project’s location within the Towns, Villages, and Countryside (TVC) area and described the proposal as a new “Hamlet”–style, compact, walkable development. She summarized the multidisciplinary team, emphasized consistency with the TVC vision, and highlighted extensive community outreach, particularly with Spanish Lakes residents, which led to design refinements. Attorney Cynthia Angelos (Bartlett, Loeb, Hines, Thompson & Angelos, representing Lennar) provided historical context, explaining Lennar’s long-term property rights, the evolution from earlier DRI efforts to the TVC framework, and the County’s request that Lennar wait and work within that process. She stated the current proposal complies with all applicable TVC and Hamlet standards. Troy Holloway (2GHO, planner/landscape architect for the project) presented the master plan for the 1,027-acre site. Key points included: • 3,081 total residential units, including 278 workforce housing units. • A mix of single-family homes, cottages, townhomes, and apartments. • A traditional neighborhood design with higher density toward the center and lower density toward the edges. • A central 35.4-acre amenity campus and community green. • A commercial village (up to 40,000 sq. ft.) designed as a walkable main street. • Two civic sites (a 24-acre school site and a 3.4-acre county civic parcel). • Over 444 acres of open space (about 45% of the site), including parks, buffers, lakes, and flow-ways. • Extensive pedestrian and bicycle connectivity (over 50 miles of paths). • Significant buffers, including 100-foot landscaped buffers, which include berms, along sensitive edges such as Spanish Lakes and I-95. Frederick Roth, P.E. (Engineer, representing the project) was introduced and qualified as an expert engineer supporting land development and infrastructure design. Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 11 | P a g e Edward Weinberg (EW Consultants, environmental consultant for the project) was qualified as the environmental expert, responsible for environmental review and preservation elements, including flow ways and natural areas. Brian Good, P.E. (Traffic Engineer, representing the project) presented transportation and roadway improvements, including: • Roundabouts at Koblegard Road and Spanish Lakes Boulevard to improve safety and traffic-calming. • A special bypass lane design at Spanish Lakes Boulevard to address resident concerns. • Multiple new vehicular and pedestrian connections to surrounding roadways. • Dedication and construction of segments of Russo’s Road and right-of-way for future Koblegard Road extensions. • Off-site intersection and roadway improvements to support project traffic. Mr. Benton (County staff) answered questions on compliance with County standards and infrastructure planning. Overall Summary: The applicant’s sworn expert team presented a comprehensive master-planned community that complies with the TVC and Hamlet standards, provides significant open space and infrastructure improvements, addresses traffic and buffering concerns, includes workforce housing, and reflects extensive coordination with County staff and surrounding neighborhoods. The applicant requested a recommendation for approval, committing to continuing working with staff on remaining conditions. BOARD DISCUSSION WITH APPLICANT Chair Binner opened questioning by asking the applicant to clarify how the workforce housing and childcare components—both tied to increased density—would be delivered. He noted workforce housing must be in place by 60% of certificates of occupancy and asked whether the childcare center would also be completed by that point. Mr. Dave Canfield (Lennar, Applicant Representative) confirmed workforce housing must be delivered by 60% COs. He stated the childcare center is planned as part of the commercial center and would likely be delivered after the 60% threshold, though it could be accelerated if demand warranted. Chair Binner then asked about the timing of Koblegard Road improvements relative to unit construction. Mr. Brian Good (Traffic Engineer for the Applicant) responded that approximately 1,100 homes could be built before Koblegard Road improvements are required. He explained the traffic study assumed full buildout of surrounding developments by 2035 and confirmed that Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 12 | P a g e with required improvements, key intersections would operate at Level of Service D, which meets county standards. Chair Binner expressed concern that LOS D represents only the minimum acceptable standard and asked whether additional improvements could achieve LOS C, particularly at Indrio Road, Koblegard Road, and the I-95 ramps. Mr. Good replied that the applicant is proposing improvements to meet the county’s adopted comprehensive plan requirements and is not proposing enhancements beyond those standards. Chair Binner shifted to site design, stating that the northern portions of the project show long, uninterrupted rows of single-family homes with fewer green breaks than the central and southern areas. He suggested more frequent green breaks to reduce visual monotony, especially given the prevalence of narrow lots and front-loaded garages. Mr. Greg Pettibon (Vice President, Lennar Homes) stated the development team has no opposition to adding additional green breaks. He explained that final lot layouts have not yet been completed and emphasized Lennar’s focus on quality-of-life features that support marketability and livability. Chair Binner raised concerns about rear-loaded garage configurations where front doors face internal greens but lack practical access, stating that such layouts undermine the walkability intent of alley-loaded designs. Mr. Holloway (Project Designer / Planner) responded that these configurations are common and highly sought after, noting that guests typically park in driveways or on internal streets and access homes via sidewalks. He stated the design works as long as excessively long runs are avoided. Chair Binner questioned whether the plan truly complies with land development standards, citing reduced rear setbacks, narrow side setbacks, and potentially high lot coverage that could exceed typical residential norms. Mr. Holloway replied that the project complies with the Towns, Villages, and Countryside (TVC) code, which allows reduced rear setbacks. He clarified that the exhibits show maximum allowable envelopes, not actual house footprints, and stated homes would not be built to the extreme limits shown. Vice-Chair Slay then questioned the difference between active and passive recreation. Mr. Holloway explained passive areas include paths, benches, and scenic lake access, while active areas include programmed amenities such as pools and recreational facilities. Commissioner Lounds expressed concern that the design lacks usable yard space for children, stating that front yards are too small and rear yards may be insufficient, forcing children to rely Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 13 | P a g e on distant parks. Mr. Pettibon responded that the project is designed for families and is comparable to other successful Lennar communities s. He stated children play in rear yards and common greens and that passive areas can still accommodate informal play. Commissioner Lounds reiterated his opposition to 35-foot and 40-foot lots, stating wider lots would allow larger yards. Mr. Pettibon responded that a mix of lot sizes is necessary to meet TVC requirements and provide attainable price points for homeownership. Commissioner Lounds asked whether Lennar could extend Kobleguard Road further north to complete the corridor. Mr. Pettibon deferred to legal counsel. Attorney Raines (Project Attorney) asked for clarification of the question. Mr. Good explained that portions north of the project lie outside Lennar’s ownership and that extending the road would not serve the project’s traffic needs. Commissioner Lounds argued that failing to complete the road would eventually shift the burden to the county. Mr. Good responded that the applicant is already funding approximately $25 million in roadway improvements, including 85% of Koblegard Rd., and has agreed to construct the Russo Road extension even though it was not required by the traffic study. Vice-Chair Slay stated he is not a supporter of the TVC framework but acknowledged the applicant is working within county-imposed standards. He praised Lennar for agreeing to the Russo Road extension and asked about project phasing and buildout timing. Mr. Holloway (Applicant Representative) explained the project would begin near Spanish Lakes Boulevard and move northward, with later phases dependent on infrastructure completion and market conditions. He stated the unit count is capped at 3,081 units, with flexibility to adjust lot sizes as the market evolves. Mr. Pettibon added that while market downturns could slow development, large master- planned communities in viable areas typically build out over time. He emphasized the applicant has worked with staff for over 20 years to bring the project into compliance. Vice-Chair Slay stated that despite his dislike of TVC, he believes this is one of the better TVC projects presented and suggested modest density reductions. Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 14 | P a g e Commissioner Bradley stated that road standards were his primary concern and advocated for higher levels of service than LOS D. He appreciated the school site dedication but noted it increases taxpayer service responsibilities. He asked about the vision for the civic/commercial area. Mr. Pettibon explained the civic/commercial land is intentionally flexible and could accommodate public uses such as a fire station, library, or community services. He also noted Lennar voluntarily preserved a large oak hammock as a greenbelt. Commissioner Bradley encouraged consideration of regional parks and athletic facilities to serve both residents and the broader community. Mr. Pettibon stated Lennar is willing to engage with staff on parks and recreation opportunities. Commissioner Lounds asked about areas designated for community gardens. Mr. Pettibon described a potential agri-hood concept modeled after Arden, including orchards and community farming, though final approval has not been secured. Chair Binner closed by asking whether non-vehicular connectivity, such as golf cart or multi- use paths across canals to the school area, was being considered. Mr. Pettibon responded that such connections are under consideration but would require coordination with the drainage district. PUBLIC COMMENTS: Residents expressed concern that the proposed development would significantly change the area’s rural character and lifestyle and questioned whether the scale and density were appropriate. Primary concerns focused on traffic, with residents stating that surrounding roads were already congested and unsafe and that cumulative impacts from other approved developments, roadway classifications, and reliance on older traffic data had not been adequately addressed. Additional concerns included stormwater management and flooding due to increased impervious surfaces, potential impacts to the Indian River Lagoon from runoff and chemical use, and whether existing infrastructure and public services, including emergency and medical facilities, would be sufficient to serve the growing population. Mat Van Ert – 5400 25th St Jeyanthi Rajaselvarasu – 5425 Koblegard RD BOARD DISCUSSION: After public comment closed, Chair Binner stated general support for the project but raised concerns about lot widths and setbacks, particularly objecting to narrow lots with front-loaded garages receiving the same reduced setbacks intended for rear-loaded, alley-served homes. He recommended larger minimum lot widths for front-loaded homes, restored rear and side Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 15 | P a g e setbacks, required green breaks every 15 homes, minimum widths for townhomes, and consideration of pedestrian or golf-cart connectivity to schools to reduce vehicle trips. Commissioner Bradley agreed and added a desire to see a land donation for parks or recreation. Commissioner Lounds expressed concern about stormwater impacts, emphasizing the loss of agricultural land’s natural absorption and questioning where runoff would be stored during major rain events. It was also noted that stormwater design is regulated through required engineering review and that the board has limited authority if standards are met. Chair Binner and Vice-Chair Slay acknowledged frustrations with traffic Level of Service D, noting it is the adopted standard under the comprehensive plan and cannot be tightened by the board. Chair Binner reiterated that, while compliant, LOS D represents a degraded condition and reinforced concerns about traffic impacts from front-loaded, narrow-lot design. Commissioner Lounds stated that although he disliked several aspects of the project, he believed the applicant had worked in good faith within the TVC framework and that housing was needed. He expressed hope that staff and the developer would address the board’s concerns during subsequent review stages. The board then discussed potential conditions for a recommendation, including minimum 25- foot townhome lots, 45-foot minimum widths for front-loaded single-family lots, restored setbacks for front-loaded homes, mandatory green breaks, and enhanced non-vehicular connectivity. Traffic questions followed regarding Johnston Road’s Level of Service. Mr. Benton and Ms. Szedlmayer explained that recent traffic counts indicated current LOS C for portions of Johnston Road, based on 2023 data, but noted that planned or future developments were not included and no roadway improvements were currently scheduled north of Indrio Road. Debate continued regarding the Russo Road extension, with some commissioners questioning whether it would simply shift traffic problems to Johnston Road, while others noted the applicant’s significant infrastructure contributions, including road construction and land dedications. Commissioner Slay moved to recommend approval incorporating Chair Binner’s outlined conditions, including lot width minimums, setbacks, green breaks, and connectivity considerations, and Commissioner Bradley suggestion for additional recreational or community-serving amenities beyond the project gates. Motion: Motion to approve with staff and board recommendations. Motioner –– Slay - Second – Lounds RESULT: APPROVE MOVER: Board Member Lawrence Slay SECONDER: Board Member Ed Lounds Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 16 | P a g e AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None 10. WORKSHOPS None. 11. OTHER BUSINESS Voting for Chir & Vice-Chair will take place at the January 15, 2026 P&Z meeting. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 10:20pm.