Planning & Zoning Commission Meeting (2025-02-20)

PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting February 20, 2025 Convened: 6:03PM Adjourned: 8:37PM 1. CALL TO ORDER Chair Binner @ 6:03pm 2. PLEDGE OF ALLEGIANCE Chair Binner 3. INVOCATION Vice Chair Slay 4. ROLL CALL Dana Pirulli 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) Commissioner Guettler recused himself from the vote for Item C – Artem Cove Rezoning. 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of January 16, 2025 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, Lawrence Slay NAYS: None EXCUSED: None

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 2 | P a g e 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. True Stone Masonry LLC's Petition to Rezone a +/-1.38 Acre Parcel on North Kings Highway from the AR-1 (Agricultural, Residential - 1) Zoning District to the IL (Industrial Light) Zoning District THIS ITEM IS QUASI-JUDICIAL STAFF PRESENTATION: Thomas Reetz, Planner II, with Planning and Development Services. Mr. Reetz stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Reetz presented a proposal, the property in question is located within the urban services boundary, with surrounding areas zoned as MXD (Mixed-Use District), TBC (Towns, Villages, and Countryside), and light residential zoning. The current zoning is for a 1.38-acre parcel in the AR-1 Residential district. The proposed zoning is Industrial Light, intended for light manufacturing, wholesale, and warehousing activities that do not negatively impact the surrounding area with noise, vibration, or other disturbances. The rezoning aligns with the Mixed-Use Future Land Use Map (FLUM) and is consistent with the surrounding industrial uses along North Kings Highway. It also supports the anti-urban sprawl policies of the comprehensive plan. Urban services, including improved road access and proximity to central water and sewer, are available, though the sewer line is located a mile away. The applicant, True Stone Masonry, specializes in custom stone installation for residential clients, including features like water fountains, monuments, and columns. If the rezoning is approved, the applicant plans to request a use determination to ensure that their manufacturing of architectural concrete products aligns with the industrial light zoning standards. A site improvement plan will be submitted to ensure compliance with zoning requirements such as access, parking, and stormwater management. Based on the consistency with the comprehensive plan and zoning standards, staff recommend that the Planning and Zoning Commission forward a recommendation to approve the rezoning request to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner Lounds asked if the applicant has plans to alter some turn-ins and turnouts for this project location. Mr. Reetz replied that there is no additional need for a turning lane. Commissioner Bradley asked about the previous business that used to be on the property. Mr. Reetz stated it was a generator sales company; Mr. Benton confirmed that. Commissioner Lounds made a statement regarding FDOT and staff getting together in the future to make sure that we get some cuts in the middle of the median area so that the people of the community can have turn-ins and turnouts. Mr. Benton responded that staff and FDOT would certainly continue to work together on this matter. APPLICANT PRESENTATION: Troy Smith, with True Stone Properties, LLC, 7324 Commercial CIR, Fort Pierce, FL 34951. Mr. Smith did not give a presentation. Mr. Smith emphasized the company’s low

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 3 | P a g e environmental impact, solid community reputation, and the practical reasons for relocating to a new space that can accommodate their growth. BOARD DISCUSSION WITH APPLICANT: Commissioner O’Dell asked Mr. Smith, are they were aware that the proposed rezoning will have an impact on their taxes. Mr. Smith stated yes. Commissioner Bradley asked about outside storage and fencing. Mr. Smith answered, he does not believe the area will become an eyesore. Despite the need for some storage space, they aim to maintain a clean and visually appealing site and that there will be a fence installed to help hide materials stored on the property. The fence will be opaque (not see- through) and positioned in the front of the building to conceal up to 10-12 pallets of materials stored behind the building. Mr. Benton added, the focus is on improving the site’s visual appeal along Kings Highway through landscaping and buffering, and considering the appropriate location for storage and display areas to ensure the property complies with zoning codes and remains aesthetically pleasing. Conversation continues. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: The proposed IL zoning is consistent with similar existing industrial uses along the North Kings Highway Corridor and is within the airport mixed-use activity area which allows for commercial or industrial development, so I move to approve based on that. Motioner –– O’Dell - Second – Bradley RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Joshua Bradley AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 4 | P a g e B. Land Development Code (LDC) Text Amendment to the AG-2.5 Zoning District requested by Riverside Citrus Harvesting LLC to allow Utility Trade Contractors with Specialty Storage, engaged in the construction of water and sewer mains, pipelines, communications and powerlines, as a Conditional Use subject to the supplemental standards of Land Development Code Section 7.10.36. STAFF PRESENTATION: Thad Crowe, AICP, Senior Planner, with Planning and Development Services stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Crowe presented the Board agenda item 10B, the applicant requested a text amendment to allow Utility Trade Contractors (UTCs) as a conditional use in the AG 2.5 zoning district. Mr. Crowe provided the Commission with information on current standards, proposed changes, the reason for the amendment, the sites surrounding area, compatibility and impact. Staff recommended that the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked if conditional use permits have a sunset. Mr. Crowe asked that Kori Benton, Planning Manager, chime in. Mr. Benton stated The county's land development code provides that conditional use permits are valid for up to 12 months unless extended by the Board of County Commissioners or a zoning compliance certificate is obtained or through a governor executive order that provides any tolling or extensions of development orders such as a conditional use permit. Those would be the methods to keep a conditional use active valid. Of course once a business is established under the terms of conditional use permit, they are required to maintain compliance with any conditions, including hours of operation and use characteristics that would need to be maintained. Commissioner Slay inquired about the number of acres. Mr. Crowe stated we wanted to be realistic, and a small lot would not work for this type of operation. Commissioner Lounds asked to see an aerial view of where this is going to be. Mr. Benton displayed the aerial graphic and provided a description of the area. Conversation continued. Commissioner Slay asked about the powerlines. Mr. Benton explained that they abut the backyards of a dozen plus homes at a pre-application meeting it's likely that they would hear discouragement should they consider proposing use of the site. Chair Binner asked about the the zoning districts that would allow utility contractors to park in it right now. Mr. Benton answered, currently as a permitted use, that would be our industrial light, as well as our industrial heavy districts, there's eligibility in our commercial general district but it prescribes that everything is stored inside of building. Conversation continued regarding AG-5 and AG-2.5, conditional use approvals and zoning designations. Commissioner Bradley inquired about the code violation on the property. Mr. Benton responded with, that was probably either a complaint on this site or a complaint in the area and the code compliance team did a sweep this particular area.

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 5 | P a g e Commissioner Lounds made a statement regarding Orange Ave not being maintained well and a past project on Shin Rd. and being concerned and cautious about how much we put out there. Mr. Benton agreed. Conversation continued. Commissioner Slay inquired about who was the utility trade contractor. Mr. Benton answered FPL, but the property is owned by the applicant. Conversation continued. Commissioner Bradley asked when the applicant purchased this property and how many cases may be out in this area regarding this. Mr. Benton did not know and deferred to Katherine Barbieri, Assistant County Attorney. Attorney Katherine Barbieri stated a handful, maybe six. Mr. Benton added that the property considered for this conditional use has been owned but the applicant since 2005. Commissioner Slay inquired about the three or four houses right on Cocoa Road, being notified. Mr. Benton replied, because this is a land development code text amendment and it's not site-specific, the notice is via an ad in the newspaper. Conversation continued. Commissioner Guettler enquired that Mr. Benton mentioned the conditional use was valid for 24 months. Mr. Benton replied 12 months, once they acted on the site plan and began construction, there was no need to renew it. The use could have continued indefinitely, unless the property was sold. Conversation continued, regarding the intention of the conditional use and what it entails for the property. Commissioner Slay asked for an aerial of the property and clarification of what the board is looking at. Commissioner Bradley makes a statement regarding unsightliness and then asked if there was a better use of the area under the industrial light or industrial heavy. Mr. Benton said, the Planning & Zoning Commission could provide a recommendation for an annual inspection for this type of use within the AG-2.5 zoning district. Conversation continued. Commissioner Lounds made a statement regarding code enforcement. APPLICANT PRESENTATION: Logan Wellmeier, of Dean, Mead, Minton and Moore Law Firm, Fort Pierce. Mr. Wellmeier requested a Text Amendment to the St. Lucie County Land Development Code (LDC), Section 3.01.03(B)(7), AG-2.5 Zoning District Conditional Uses, to allow utility trade contractors with specialty storage, engaged in the construction of water and sewer mains, pipelines, and communication and powerline construction. BOARD DISCUSSION WITH APPLICANT: Commissioner Bradley said that most people would agree that the proposed use is probably the best option due to the presence of power lines and that his concern, however, is how development might spread from that location. Emphasizing that under the current amendment, the parcel in question is intended for conditional use, not permanent development. Mr. Wellmeier agreed and made a joke about the board only giving them the

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 6 | P a g e conditional use. PUBLIC COMMENTS: None. BOARD DISCUSSION: Commissioner Lounds made a statement regarding consideration from staff and Board of County Commissioners when they review this to review and echo the comments from this board and its concern for the expansion and the number of these facilities that we could be opening it up to and our consideration of Code enforcement. Commissioner Bradley made a statement regarding establishing a clear boundary by determining how much of the land could be developed, with a cap on the percentage that can be used for the proposed purpose. Chair Binner explains that with a conditional use, approval is not automatic applicants must still come before the board for approval. Conversation continued. Motion: Approve with the Board’s recommendations. Motioner –– O’Dell - Second – Lounds 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, Lawrence Slay NAYS: None EXCUSED: None C. Artem Cove Petition to Rezone from AR-1 (Agricultural, Residential - 1) to RS-2 (Residential, Single- family-1) THIS ITEM IS QUASI-JUDICIAL 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 to the board agenda item C, requests amendment of the Official Zoning Atlas from AR-1 (Agricultural, Residential – 1) to RS-2 (Residential, Single-Family-2) for a 5.7-acre parcel with the RS (Residential Suburban) Future Land Use designation which allows a maximum of two dwelling units per acre. A companion application for a Minor Site Plan, which proposes ten single-family residential lots, is dependent upon the amendment of the Zoning Atlas and is eligible for administrative approval is currently under review. Staff recommend that the Planning and Zoning Commission provide a recommendation for approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked about the notices and asked for an overlay. Ms. Szedlmayer responded 54 notices went out and pulled up the overlay for visual. Conversation takes place regarding a site plan that is not on agenda.

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 7 | P a g e Chair Binner asked what the minimum lot square footage for RS-2 is. Ms. Szedlmayer responded with 15,000 square feet. Conversation continued regarding lot-sizes, non-confirming lots, density, and requirements for RS-2. APPLICANT PRESENTATION: Blaine Bergstresser, P.E., with KMA Engineering & Surveying, LLC 3001 Industrial Ave. 2, Fort Pierce. Mr. Bergstresser did not have a presentation, he just answered questions from the Commission. BOARD DISCUSSION WITH APPLICANT: Commissioner O’Dell inquired about the traffic pattern here, including ingress and egress How would that be accomplished off 25th Street. Mr. Bergstresser replied, now, a left-hand turnout of the property on 25th Street is not allowed. The only option would be to make a right-hand turn. However, further south, there is a dedicated left-hand turn lane, and a U- turn could potentially be made there. Mr. Bergstresser confirmed that they are not requesting a median cut for a direct left-hand turn out of the property and have already discussed this with staff. Commissioner Bradley asked about the trees that were removed from the property after the fire. Mr. Bergstresser said maybe some pines that might have been cleared and, maybe during some of those storms, some trees that had blown over. Conversation continued regarding trees and keeping as many native trees as possible when it comes to the site plan. Commissioner Lounds asked where the dry pond to the west (visual was on screen) drains too. Mr. Bergstresser responded with to the St. Lucie Canal to the south. Conversation continued regarding maintenance of the lake. Commissioner Bradley asked if there is any type of restrictions there with their utilities in the roadways. Mr. Benton answered, our public works team has advised the applicant that this would need to be maintained as a private street. It’s anticipated essentially to be a dead end If it were to be extended it would serve only a couple other homes, there's not a regional or global public benefit. Commissioner Slay asked if it was rezoned to RS-2, would this come back in front of the board for a site plan. Ms. Szedlmayer answered no it would be administratively approved. St. Lucie County Environmental Resource Department, Brian Ingram explained that another code case had been opened regarding unpermitted tree clearing, which stemmed from a minor site plan application. The issue is still ongoing, but efforts are being made to resolve it. The situation is complicated by a fire that occurred in April 2024. A tree survey, which lists all the trees on the site as of February 2024, is available, and the plan is to review it to determine what trees were removed and address the situation appropriately. PUBLIC COMMENTS: The residents expressed concerns about the traffic issues in the neighborhood, which

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 8 | P a g e already has one way in and one way out and the blind spot on 25th Street as they exit their development. They highlighted the dangerous traffic situation on 25th Street, noting that there was a fatality nearby and that traffic flow is already out of control. They worry that with the proposed expansion of the property, traffic will double, increasing the risks for residents, especially since they share an intersection with no way to stop incoming traffic. They urged the board to seriously consider the traffic situation before moving forward with the plan, as it poses a serious safety hazard for the neighborhood. Joyce Meyer – 5419 Stately Oak Street Michael Jenkins - 2204 Grand Oak Avenue BOARD DISCUSSION: Commissioner Lounds asked who controls the median at 25th St. Mr. Benton answered the County. Conversation continued regarding how to make it safer and maybe proposing a U- turn lane. Commissioner O’Dell expressed opposition to increasing density in the area, citing the unsafe intersections and traffic patterns on 25th Street. They argued that adding more traffic to an already busy and unsafe road would make the situation even more hazardous. Commissioner O’Dell emphasized that the current traffic conditions are already dangerous, and increasing density would only worsen the problem. Therefore, he is against any rezoning that would lead to higher density in the area. Chair Binner explained that if the property were kept under the AR-1 zoning and divided into five one-acre parcels, each parcel would be allowed to be a guest house. This would effectively result in ten residences (the main house and a guest house on each parcel). Thus, even with the current zoning, the development could still lead to ten residences, like what might be allowed under a rezoning for higher density. Ms. Szedlmayer clarified that a guest house is typically meant for temporary occupancy by friends and family and cannot be rented out, meaning it doesn't count as an additional dwelling unit for density purposes. If the property remained under AR-1 zoning, the developer might only be allowed four dwelling units, depending on the space required for the roadway and stormwater management. AR-1 zoning also requires a minimum lot size of one acre, which means the density would be lower than one unit per gross acre. While the zoning would allow some development, it would not result in as high a density as the proposed rezoning. Mr. Bergstresser added, if it was kept at AR-1, and we had to do one-acre lots, you'd be looking at more flag-shaped lots, where we would have multiple driveways on 25th St. instead of one central one, which would cause even more of a traffic issues when it comes to the safety of people pulling out of separate driveways. Commissioner O’Dell asked Mr. Bergstresser if the traffic statement in the packet was based off AR-1 or RS-2. Mr. Bergstresser answered, if you are looking at the traffic statement, it lists the number of units, so that's based off ten units and the trip generations are based off the daily trip estimates. Conversation continued. Commissioner Bradley addressed the board, emphasizing the importance of keeping development at a lower density. He noted that if approved as a Planned Unit Development (PUD), the traffic could potentially quadruple compared to what is proposed under RS-2 zoning, which would be the worst-case scenario. He acknowledged that while they support

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 9 | P a g e controlled development and lower density, the situation could be much worse if the property were developed as a PUD. They pointed to nearby examples of apartment complexes with very high density, such as one with 200 units on 10 acres, suggesting that such developments would lead to even worse traffic problems. He mentioned that the Department of Transportation (DOT) often approves U-turns, and while the road isn’t a DOT- managed road, it still influences the situation. He reassured the public that, although the worst-case scenario could be high-density development, there might be adjustments made to the site plan that could alleviate some concerns. Resident Joyce Meyer came back to the mic and made a statement about getting out of the neighborhood safely. Conversation continued (Binner, Slay, Lounds, Residents, Bradley, and Bergstresser) regarding the blind spot coming out of the community and the other growth that is happening with in the City of Port St Lucie limits, and the neighborhood meeting that did not take place. Mr. Benton stated that neighborhood meetings are not required, just highly suggested by staff. Commissioner Lounds asked Staff and Attorney Katherine Barbieri if there was any code regarding barriers that have created a traffic hazard. Attorney Katherine Barbieri responded that nothing specific was coming to mind, but suggested that they could review the original site plan to check for any modifications or changes over the years that might not have been properly permitted. This would help ensure everything is in order and address any potential issues. Mr. Benton added 25th Street was reconstructed in recent decades and there's a very good chance that the travel lane shifted closer to that wall. Conversation continued about the changing of the lanes and the exit out of the community. Commissioner O’Dell quoted from the agenda packet, noting that St. Lucie County adopted a zoning ordinance in 1984, which assigned the subject property the AR-1 zoning district. They pointed out that the county's population has increased from 87,000 in 1980 to an estimated 385,543 in 2025, a fourfold increase. However, improvements on 25th Street have not kept up with this population growth, particularly in terms of traffic infrastructure. The speaker reminded the board that one of their key responsibilities, along with the county government, is to maintain the quality of life for residents. Emphasizing that the proposed rezoning from AR-1 to RS-2 would increase density and, consequently, traffic, which raises significant safety concerns. The speaker urged the board to consider that increased residency would lead to increased traffic and, by extension, greater danger for the community. Vote 1: Motion: Deny: Based on safety issues and increased traffic, which increases the danger. Motioner –– O’Dell - Second – Neese RESULT: DENY MOVER: Board Member Billy O'Dell SECONDER: Board Member Larry Neese AYES: Ed Lounds, Billy O'Dell, Larry Neese NAYS: Ryan Binner, Joshua Bradley, Lawrence Slay EXCUSED: Darren Guettler Due to Commissioner Guettler’s recusal, voting ended in a tie and a new motion had to be presented.

Planning & Zoning Commission MeetingThursday, February 20, 2025 6:00 PM 10 | P a g e Conversations between board members and staff continued regarding rezoning, the future site plan, and a previously rejected project of the same kind. They also discussed what other options could go there and what the best option would be. Ms. Szedlmayer also mentioned that this project is not eligible for a live local application, which is the state law that allows affordable housing on commercially zoned and industrially zoned property. Vote 2: Motion: Approve: With Staff and neighbors’ recommendations. Motioner –– Bradley - Second – Slay RESULT: APPROVE MOVER: Board Member Joshua Bradley SECONDER: Vice-Chair Lawrence Slay AYES: Ryan Binner, Ed Lounds, Larry Neese, Lawrence Slay, Joshua Bradley NAYS: Billy O'Dell EXCUSED: Darren Guettler 10. WORKSHOPS None. 11. OTHER BUSINESS Conversation about how to help the existing community and the blind spot they have exiting the community. 12. ADJOURN 8:37pm.