Planning & Zoning Commission Meeting (2025-08-21)

PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting August 21, 2025 Convened: 6:00pm Adjourned: 9:20pm 1. CALL TO ORDER The meeting was called to order at 6:00 PM, by Chair Craig Binner. 2. PLEDGE OF ALLEGIANCE Chair Binner. 3. INVOCATION Commissioner O’Dell. 4. ROLL CALL Present Board Member Ed Lounds, Board Member Billy O'Dell, Board Member Ryan Binner, Board Member Larry Neese, Board Member Darren Guettler, Board Member Joshua Bradley Excused Ex-Officio Nicole Fogarty, Board Member Lawrence Slay 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) O’Dell recuses himself from agenda items C &D.

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 2 | P a g e 7. MINUTES RESULT: APPROVE MOVER: Board Member Darren Guettler SECONDER: Board Member Larry Neese AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley NAYS: None EXCUSED: None A. St. Lucie County Planning & Zoning Commission minutes for the meeting of July 17, 2025 8. PUBLIC COMMENT 9. PUBLIC HEARINGS E. Fort Pierce Commerce Center - Future Land Use Map Amendment CONTINUED FROM THE JUNE 19, 2025 & JULY 17, 2025 MEETINGS 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 September 25, 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 9E: None. BOARD DISCUSSION 9E: None. 9E: Motion: Approved; Continuation granted to the September 25, 2025, P&Z Meeting. Motioner –– O’Dell- Second – Guettler RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Darren Guettler AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley NAYS: None EXCUSED: None

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 3 | P a g e F. Fort Pierce Commerce Center - PNRD Rezoning & Preliminary Plan- THIS ITEM IS QUASI- JUDICIAL CONTINUED FROM THE JUNE 19, 2025 & JULY 17, 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 September 25, 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 9F: None. BOARD DISCUSSION 9F: None. 9F: Motion: Approved; Continuation granted to the September 25, 2025, P&Z Meeting. Motioner –– O’Dell- Second – Guettler RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Ed Lounds AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley NAYS: None EXCUSED: None A. Land Development Code Text Amendment to Chapter XIII Building Code Regulations and Public Works Construction Manual to Create Milestone Inspection Guidelines STAFF PRESENTATION: Benjamin Balcer, AICP, Planning & Development Services Director & Michael Jerrahian, County Building Official. Mr. Balcer stated that all public notification requirements were met per St. Lucie County Development Code Section 11.00.03. Mr. Balcer stated that, the St. Lucie County Planning & Development Services Department is proposing text amendments to Land Development Code (LDC) Chapter XIII – Building Regulations and Public Works Construction Manual to add Section 13.00.03, Milestone Inspection Guidelines. Mr. Jerrahian explained what a “Milestone Inspection” is and the guidelines the county must follow.

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 4 | P a g e • Milestone inspection: Structural inspection by a licensed Florida architect or engineer to assess life safety, structural adequacy, and needed maintenance/repairs. • Two phases: • Phase 1: Visual inspection of habitable/non-habitable areas and major structural components; qualitative assessment; report required. If no substantial deterioration is found, phase 2 is not needed. • Phase 2: Required if substantial deterioration is found; may include destructive/nondestructive testing; assesses structural safety and recommends repairs. • Legal requirement (from July 1, 2025): Local governments must adopt ordinances requiring condominium/cooperative/other owners to start repairs within 180 days of receiving a phase 2 report. • St. Lucie County ordinance: Creates Land Development Code Section 13.00.03 – Milestone Inspection Guidelines, enforcing the 180-day repair requirement. Staff recommended the Planning & Zoning Commission forward a recommendation of approval with staff's recommended conditions. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked about financial impact and repairs not being able to be completed in time. Mr. Jerrahian explained that there are always opportunities to request extensions. Commissioner Lounds asked about the initiations of the inspections. Mr. Balcer answered that at the milestone inspection period (30 years, 25 years if within 3-miles of the coast) an architect or engineer will go out and inspect the structure and if they deem necessary (structurally unsound), they will contact the County for phase two inspection. Conversation continued. Commissioner Neese gets clarification on the timeline to comply after discovery. Mr. Jerrahian stated within 180 days. PUBLIC COMMENTS: None. BOARD DISCUSSION: None.

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 5 | P a g e Motion: Approved. 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, Darren Guettler, Joshua Bradley NAYS: None EXCUSED: None B. Dickerson Infrastructure - Petition to Rezone a +/- 43.59 Acre Parcel on North 25th Street from the CO (Commercial Office) & IX (Industrial Extraction) Zoning Districts to the IL (Industrial Light) Zoning District- THIS ITEM IS QUASI-JUDICIAL STAFF PRESENTATION: Don Arellano, Planner II, with Planning and Development Services. Mr. Arellano stated that all public notification requirements were met per St. Lucie County Development Code Section 11.00.03. Mr. Arellano presented on the sites history and proposed zoning. · Historical zoning: • 1984–1997: Parcel zoned IX (Industrial Extraction). • May 20, 2003: Rezoned IX → CO (Commercial Office) for ~6.85 acres via Resolution 03-079. • 2004: County-wide rezoning (Resolution 04-210) included the parcel, but the resolution never took effect due to documentation defects. • August 20, 2012: PDS Director confirmed to Dickerson Realty Florida, Inc. that the 2004 rezoning was invalid. · Site history: Previously used for mineral extraction; a lot split created the current parcel configuration. · Proposed zoning: IL (Light Industrial), intended for light manufacturing, wholesale, warehousing, and compatible uses that avoid excessive noise, vibration, odor, dust, or other nuisances. Staff recommended the Planning & Zoning Commission forward a recommendation of approval with staff's recommended conditions. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell raised a concern regarding conflicting language: The narrative didn’t clearly state the entire site was being rezoned, though the application acreage did. Commissioner Bradley asked the intention for the rezoning.

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 6 | P a g e Mr. Arellano clarified the applicant confirmed the entire property (CO and IX) is intended to be rezoned to IL (Light Industrial) and no project is proposed yet; the rezoning is to establish a single zoning district and support the industrial tax base. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Approve: Motioner –– Guettler - Second – Bradley RESULT: APPROVE MOVER: Board Member Joshua Bradley SECONDER: Board Member Darren Guettler AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley NAYS: None EXCUSED: None C. Brock's Pizzeria - Land Development Code Text Amendment to the CN, Commercial Neighborhood Zoning District. CONTINUED FROM THE JULY 17, 2025 MEETING 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. Benton, Planning Manager, started with the proposed land development code text amendment which does propose a modification to the county's commercial neighborhood zoning district to introduce a new conditional use option. This has been petitioned by a private applicant who does own and operates a cafe within the restaurant within the commercial neighborhood district. Mr. Crowe, summarized that the amendment proposed adding a conditional use to the CN zoning district to allow restaurants under 4,000 sq. ft. to serve distilled spirits, limited to 7 a.m.–10 p.m., with no drive-throughs but pickup windows allowed. He reviewed CN’s history of amendments (medical marijuana dispensaries in 2017, self-storage in 2020, auto supply in 2022, and food stores in 2024). Staff found the amendment consistent with the comprehensive plan, supportive of small businesses, and beneficial to neighborhood residents. Impacts such as property values and development patterns would be reviewed case by case. Staff recommended forwarding the amendment to the Board of County Commissioners for approval.

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 7 | P a g e BOARD DISCUSSION WITH STAFF: Commissioner Lounds asked about the difference between a drive-through lane and a pickup window, and Mr. Crowe explained that drive-throughs served cars while pickup windows were walk-up. Commissioner Lounds then asked about location, and Mr. Benton clarified the amendment applied countywide within CN zoning areas. Chair Binner questioned whether beer and wine could be sold outside the 7 a.m.–10 p.m. limit, and Mr. Crowe confirmed only distilled spirits were restricted. Chair Binner raised concerns about late operating hours and enforcement. Mr. Benton responded that conditions could be tailored case by case, enforcement would involve code staff and the sheriff, and violations could lead to revocation by the County Commission. Commissioner Bradley asked about the 4,000 sq. ft. limit, and Mr. Benton explained it was intended to keep uses small-scale and neighborhood-oriented, excluding larger chain restaurants. Commissioner Neese asked about distance requirements from homes. Mr. Benton said none existed but could be added through conditions such as buffering or landscaping. APPLICANT PRESENTATION: Mr. Nicolas Gieseler, attorney for the applicant Fi Ventures LLC, introduced the property owners and their land planner. Mr. Gieseler explained that the request was not for rezoning but for a conditional use, as recommended by staff, to allow county oversight and conditions. Mr. Gieseler emphasized the business had operated for nearly 30 years, was not seeking to expand or become a bar or spring break destination but simply wanted to offer existing customers the option of distilled spirits with meals. He noted a public outreach meeting had already addressed many concerns and assured that conditions in the application would ensure compatibility with the neighborhood. PUBLIC COMMENTS: The residents voiced the following concerns…. · Lack of mailed notice; petition circulated instead · Potential harm to property values and community character · Increased traffic, parking shortages, and noise · Narrow streets becoming unsafe for families and elderly pedestrians · Business activities (trash, smoking, deliveries, break areas) occurring at the neighborhood rear · Trash odors and speeding delivery vehicles · Loss of privacy and view due to removed fence and lack of landscaping · Overflow parking in front of homes and inadequate on-site parking · Concern that music should remain indoors and end by 8 p.m. · Fear of future zoning or liquor license expansions once the ordinance changed · Objection to county-wide text change without site-specific protections · Requests for distance, buffering, parking, and noise standards

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 8 | P a g e All speakers urged the Commission to prioritize neighborhood safety, property values, and quality of life. William G Sullivan - 69 S LAS OLAS DR Rockie S Brock - 99 EL MAR DR Lisa M Mooney - 95 S LAS OLAS DR Tom Mooney - 95 S LAS OLAS DR Lawrence (Bob) Doyle - 128 N LAS OLAS DR BOARD DISCUSSION: Chair Binner clarified that adding distilled spirits as a conditional use only allowed eligibility to apply, not automatic approval, and that concerns such as distance, noise, and hours would be addressed during review. Mr. Benton confirmed this, explaining that each case would be evaluated through staff review, public hearings, and code compliance with conditions such as parking, landscaping, hours, and buffering tailored to each site. He noted violations could lead to revocation by the County Commission. He also explained state licensing requirements, available license types, and how county approval must precede state approval. Commissioner Lounds asked about the process for restaurants already selling beer and wine, and Mr. Benton confirmed they would need conditional use approval first, then a state license. Commissioner Bradley sought a plain-language explanation, and Benton confirmed the 4,000 sq. ft. limit and conditional use process ensured case-specific regulation. The board then moved to approve staff’s recommendation, with Commissioner Lounds making the motion and receiving a second. Motion: Motion to approve with staff’s recommendations. Motioner –– Lounds - Second – Guettler RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Darren Guettler AYES: Ed Lounds, Ryan Binner, Darren Guettler, Joshua Bradley NAYS: Larry Neese EXCUSED: Billy O'Dell D. Conditional Use Permit for Distilled Spirits (Liquor) Sales for On-Premise Consumption Accessory to

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 9 | P a g e a Restaurant (Brock's Pizzeria, 10545 S. Ocean Dr.) in the CN, Commercial Neighborhood Zoning District at 10545 S Ocean Drive. - THIS ITEM IS QUASI-JUDICIAL- CONTINUED FROM THE JULY 17, 2025 MEETING 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 explained that the request was for conditional use at Brock’s, with all notice requirements met. He outlined the site context, noting nearby subdivisions, condominiums, and the County Park. The area was a small neighborhood commercial node serving surrounding residents. Mr. Crowe reviewed site details, including parking arrangements, a vacant lot used informally, and issues such as employee and right-of-way parking spilling onto Los Olas Drive. Brock’s has operated since 1996 with 120 seats and hours from 3–10 p.m., which the applicant did not plan to change. Mr. Crowe described proposed improvements, including landscape planters, screening, blocking vehicle access to Los Olas, and prohibiting parking on grass. He noted that outdoor dining in the side setback would have to be relocated, and outdoor amplified sound prohibited. Deliveries would be limited to the front or south side before opening hours. Parking met code requirements, with 30 spaces provided, though cross-access agreements would be needed if off-site spaces were used. Additional landscape islands and downcast lighting were required. Mr. Crow summarized public input: 340 mailers were sent, with 30 responses (18 in favor, 10 opposed, 2 neutral), plus 11 emails and one letter. Concerns focused on liquor service, parking, and traffic impacts, though staff found no evidence that serving mixed drinks would significantly increase congestion. Mr. Crowe concluded that the restaurant would remain small in scale, conditions would address neighborhood impacts, and staff recommended approval with the listed requirements. Staff recommended the Planning & Zoning Commission forward a recommendation of approval with staff's recommended conditions. BOARD DISCUSSION WITH STAFF: Commissioner Bradley asked if studies showed liquor service increased business more than beer and wine, and whether adding parking would create more demand than adding liquor. Mr. Benton said staff had no data but assumed liquor could broaden appeal and extend visits. He noted impacts varied by restaurant, with Brock’s hours and location limiting demand compared to others. Parking and building size already constrained capacity. Commissioner Lounds asked if staff required reduction of outdoor seating. Mr. Crowe confirmed the current outdoor seating encroached into the 10-foot setback and must be moved. Mr. Benton added the code prohibited seating in setbacks, though the applicant could seek a variance or adjust the layout. He emphasized this review required full code compliance. Commissioner Lounds questioned the need, noting the adjacent building was gone. Mr. Benton explained the code still applied, regardless of adjoining structures.

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 10 | P a g e Chair Binner asked how staff could require fencing on a vacant lot the applicant didn’t own. Mr. Benton said it would only apply if an agreement was made to use the lot for parking; otherwise, it was not enforceable. He confirmed Brock’s had a revocable license with the county for eight employee spaces, which would need updating. Mr. Binner asked about enforcement of employee-only parking, missing “no parking” signs, and garbage service. Mr. Benton said signage must be installed and maintained as part of the conditions, and staff could tie it to the revocable license. Mr. Crowe clarified that garbage was handled with roll-out carts, not dumpsters, with trucks collecting from A1A. APPLICANT PRESENTATION: Nicholas Gieseler, Bartlett, Loeb, Hinds, Thompson & Angelos, 1001 Water Street, Suite 475 Tampa, FL 33602, on behalf of FL Ventures RE, LLC. Mr. Gieseler (attorney for the applicant) explained that the application was quasi-judicial and must be decided based on competent substantial evidence, primarily the staff report and expert testimony rather than public opinion. Mr. Gieseler outlined the four standards for conditional use: compliance with the code and comp plan, compatibility with neighborhood uses, adequacy of public facilities, and environmental impact. Mr. Gieseler emphasized that three nearby restaurants already served distilled spirits, the applicant’s character and hours would not change, and conditions tailored with staff would ensure compatibility. Mr. Gieseler stated there would be no impact to public facilities or the environment, and that conditions would improve existing issues such as landscaping, parking, delivery patterns, noise, and outdoor seating. Mr. Murphy (land planner for the applicant) confirmed his credentials, noted his long career with St. Lucie County, and testified that his firm prepared the site plan. He stated the plan complied with county regulations and accurately reflected property conditions. Mr. Gieseler concluded the presentation and invited board questions. BOARD DISCUSSION WITH APPLICANT: Commissioner Bradley asked if the applicant objected to the county’s requirements, and Mr. Giesler confirmed they had no objections. PUBLIC COMMENTS: Residents raised concerns regarding the issues of noise, trash, traffic safety, parking overflow, loss of buffer fencing, and enforcement doubts, all intensified by the proposal to expand alcohol sales. · Proximity: Brock’s location was within ~50 feet of homes, unlike other restaurants cited as comparisons. · Setbacks: Residents argued setback rules still applied despite building changes. · Trash & Noise: Trash trucks arrived at 4:30 a.m.; employees gathered outside late at night, causing noise and smoking issues. · Parking: Far more than the permitted spaces were used; overflow parking spread into the neighborhood and vacant lots. · Traffic & Safety: Delivery drivers sped through residential streets (30–40 mph in a 10-mph zone); posted signs had been removed. Residents worried about elderly pedestrians and circling cars.

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 11 | P a g e · Fence Removal: A fence that once buffered the neighborhood was removed and not replaced. · Ingress/Egress: Commercial traffic now entered through residential streets, which had never been allowed before. · Community Impact: Residents questioned whether conditions would truly be enforced and worried about increased business if liquor sales were added. · Timing: Some felt the application was timed when many “snowbird” residents were away. · Comparisons: Other restaurants with liquor sales were not comparable because they weren’t embedded in residential neighborhoods. William G Sullivan - 69 S LAS OLAS DR Rockie S Brock - 99 EL MAR DR Lisa M Mooney - 95 S LAS OLAS DR Tom Mooney - 95 S LAS OLAS DR Lawrence (Bob) Doyle - 128 N LAS OLAS DR BOARD DISCUSSION: Chair Binner asked staff to clarify roadway and waste pickup issues. Mr. Benton explained that Las Olas was a platted public roadway, with commercial zoning on the east side and residential on the west. He noted staff would follow up with Waste Pro on garbage pickup timing and suggested options like joint dumpsters and improved buffering. Commissioner Guettler motioned to approve with staff’s recommended conditions, seconded by Commissioner Bradley. Commissioner Bradley confirmed the conditions included the setback issue, and Mr. Benton noted the applicant had accepted them. The motion carried. Motion: Motion to approve with staff’s recommendations. Motioner –– Guettler - Second – Bradley RESULT: APPROVE MOVER: Board Member Darren Guettler SECONDER: Board Member Joshua Bradley AYES: Ryan Binner, Darren Guettler, Joshua Bradley NAYS: Ed Lounds, Larry Neese EXCUSED: Billy O'Dell G. Pereira Sand Mine Conditional Use - Proposed Conditional Use Permit to Mine Sand (Borrow Pit) within the AG-5 (Agricultural – 5) Zoning District, on a 77.67-acre parcel - 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 explained that the 77-acre site was zoned AG-5, where sand mining is allowed as a conditional use. The proposal involved creating a 44-

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 12 | P a g e acre lake up to 40 feet deep, with excavation limited to weekdays, 7 a.m. to 4 p.m., over a three-to-five-year period. Up to 200 trucks daily would haul sand south to Okeechobee Road, with no northbound traffic. To address impacts, the applicant agreed to construct a 12-foot landscaped berm along the east and northeast property lines, keeping mining activities more than 1,200 feet from nearby homes. Groundwater would be maintained by a phased excavation plan, and the applicant committed to monitoring wells, covering repair costs if problems arose. Traffic concerns on Sneed Road would be mitigated by paving Plume Road to the site entrance, widening Sneed Road lanes to 12 feet, and adding a northbound left-turn lane. Safety features and truck queuing plans would also be required. Environmental protections included capping artesian wells, dust control, noise limits, white-noise backup alarms, shielding lights, and monitoring vibration. A reclamation plan would restore the site with native vegetation once mining ended, backed by a bond. Mr. Crowe noted that public opposition had been received, but it did not reach the threshold for requiring a supermajority vote by the County Commission. Staff recommended approval with conditions. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked if the conditional use permit had a sunset given the projected three-to-five-year operation. Mr. Benton explained that while the mining permit class sets duration limits, the County Commission could impose a specific timeline, though state law allows extensions during emergencies such as hurricanes. Commissioner O’Dell then asked if the applicant’s commitment to cover well repairs was backed by a bond or enforceable agreement. Mr. Benton confirmed that, as with similar projects, a surety or bond would be required under the mining permit, and noted the applicant had gone further by offering to cover well issues without requiring proof they were directly caused by the mining. Commissioner Guettler questioned the accuracy of the opposition map and noted missing parcels. Mr. Benton confirmed six unique property owners had responded and agreed to audit the parcels in question, explaining that opposition within 500 feet could trigger a supermajority requirement based on acreage, not parcel count. Commissioner Lounds asked about sand extraction methods, water management, berm construction, excavation depth, and tree preservation. Mr. Benton explained that mining would begin with wet excavation, then shift to dry; water discharge would be regulated by South Florida Water Management and the North St. Lucie River Water Control District; berms would be built before full mining began; staff recommended a 40-foot depth limit despite the applicant’s request for 50 feet; and tree relocation and mitigation would be required with a surety to ensure compliance. Commissioner Bradley asked about other Stewart Materials permits. Mr. Benton detailed existing operations near Indrio Road, recent expansions, other regional mines, and additional petitions under review. Chair Binner asked about the state project to the south and truck routing. Mr. Benton said

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 13 | P a g e much material stayed on-site but routes could vary depending on state agreements. He assured the board that trucks would not queue along Flume Road next to homes, as staging would be required within the site or further west. Mr. Benton noted that one response form for 3355 Sneed Road, dated August 14, appeared to represent parcels on both sides of the canal. Pending GIS verification, this likely meant the opposition exceeded 50%, triggering a supermajority requirement for Board of County Commissioners approval of the conditional use APPLICANT PRESENTATION: Charles Tysinger, with Pereira Investment Group LLC, 9150 S. Dadeland Blvd., Suite 1508 Miami, FL 33156. Mr. Tysinger, representing Pereira Investments, stated that the applicant addressed safety and community concerns. The owner committed to widening Sneed Road to 24 feet at their expense, reducing truck counts by a third, directing all truck traffic south, and paving Flume Road to county standards. Hydrology reports showed no risk of saltwater intrusion and only minor water table fluctuation. The plan included buffers, a 12-foot berm with landscaping, tree relocation, continuous water monitoring, dust control, and noise- reducing equipment. He added that the owner intended to donate the property to the county after mining ended. BOARD DISCUSSION WITH APPLICANT: Commissioner Lounds questioned Mr. Tysinger on extraction methods, noise, and materials. Mr. Tysinger explained the operation would use excavators with dewatering pumps, not dredges, and pumps would run continuously with sound dampening and monitoring to meet noise limits. Mr. Tysinger confirmed the material was mostly brown sand with no clay. Commissioner O’Dell asked if the applicant agreed to staff’s conditions, and Mr. Tysinger said yes, including the required turn lane. PUBLIC COMMENTS: The residents’ overall objection to the project is that it threatens their ability to enjoy and develop their property as intended. Specifically, they believe the mining operation would prevent them from building their planned retirement home, create constant noise from pumps running 24/7, and jeopardize their only water source by potentially drying up private wells. They view the project as impractical, disruptive, and harmful to nearby property owners, most of whom also oppose it. James Payne - 5910 PALM DR Roberta West - 3795 SNEED RD Vardish Chanakrishnan (Ojhus LLC) - 3355 SNEED RD BOARD DISCUSSION: Commissioner Lounds raised concern about a house to the west of the project site and the lack of a berm for protection. Mr. Benton explained that the parcel qualified as a non- conforming lot of record, which could allow a single-family dwelling if legal access through a recorded easement was established. Commissioner Lounds added that noise impacts had

Planning & Zoning Commission MeetingThursday, August 21, 2025 6:00 PM 14 | P a g e been addressed through berms, landscaping, and possible acoustic fencing, but monitoring and pump placement would be important for mitigation. Commissioner Lounds asked if the county could monitor noise at the start of mining, and Mr. Benton confirmed that noise monitoring devices could be required alongside water monitoring. Commissioner Lounds acknowledged the county’s need for sand but remained uneasy about noise, water impacts, and truck traffic on Sneed Road, expressing doubt that all trucks would avoid traveling south. Commissioner Bradley agreed, stating he supported the business concept but strongly objected to the location, citing Sneed Road’s poor condition and the heavy truck traffic such operations generate. Commissioner Lounds concluded that while he did not oppose mining itself, he wished this project were located elsewhere. Commissioner O’Dell moved to deny the application, citing the discussion and public input. Commissioner Neese seconded the motion. Chair Binner clarified that a “yes” vote would be a vote to deny. Motion: Deny passed. Motioner –– O’Dell- Second – Neese RESULT: DENY MOVER: Board Member Billy O'Dell SECONDER: Board Member Larry Neese AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley NAYS: None EXCUSED: None 10. WORKSHOPS None. 11. OTHER BUSINESS None. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 9:20pm.