Planning & Zoning Commission Meeting (2025-06-19)

PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting June 19, 2025 Convened: 6:00 PM Adjourned: 10:04 PM 1. CALL TO ORDER The meeting was called to order at 6 PM by Chair 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, Chair Ryan Binner, Board Member Larry Neese, Board Member Darren Guettler, Board Member Joshua Bradley, Vice-chair Lawrence Slay Excused Ex-Officio Nicole Fogarty 5. ANNOUNCEMENTS Commissioner Guettler recused himself from voting on Item D – 2098 Johnston Rd (PUD). 6. DISCLOSURE(S) None. 7. MINUTES

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 2 | P a g e A. St. Lucie County Planning & Zoning Commission minutes for the meeting of May 15, 2025 RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Billy O'Dell AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None 8. PUBLIC COMMENT Allen Montgomery 2376 Johnston Road – asked for clarification if the board members have taken an oath of office to uphold the ordinances and laws of St. Lucie County, the State of Florida, and the United States. Assistant County Attorney Kathrine Barbieri stated that the Florida County Commissioners take an oath, but they're elected, and the P&Z Commission are volunteer appointed members. Chair Binner added, we are just a recommendation board to the Board of County Commissioners. Nothing we do here is final. 9. PUBLIC HEARINGS B. Fort Pierce Commerce Center - Future Land Use Map Amendment Kori Benton, AICP, Planning & Development Services Manager. Mr. Benton stated, as the Chair noted, items B and C, regarding the Fort Pierce Commerce Center 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 July 17, 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 July, and then vote to continue both items to that meeting. BOARD DISCUSSION WITH STAFF: Chair Binner confirmed that there will be no presentation. Staff confirmed that it was correct. APPLICANT PRESENTATION: Leslie Olson, AICP, principal with District Planning Group and representative for the applicant, stated that new documentation has surfaced which warrants further review before proceeding. Ms. Olson thanked the board for considering the continuation to the July 17, 2025, P&Z meeting and noted she is available for any questions. PUBLIC COMMENTS: 9B None.

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 3 | P a g e BOARD DISCUSSION: None. 9B: Motion: Approved; Continuation granted to the July 17, 2025, P&Z Meeting. Motioner –– Lounds - Second – Guettler RESULT: CONTINUE (JULY 17, 2025) 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, Lawrence Slay NAYS: None EXCUSED: None C. Fort Pierce Commerce Center - PNRD Rezoning - THIS ITEM IS QUASI-JUDICIAL PUBLIC COMMENTS: None. BOARD DISCUSSION: None. 9C: Motion: Approved; Continuation granted to the July 17, 2025, P&Z Meeting. Motioner –– Lounds - Second – Guettler RESULT: CONTINUE (JULY 17, 2025) 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, Lawrence Slay NAYS: None EXCUSED: None A. Conditional Use Permit application for the Orange Avenue Growers' Market - THIS ITEM IS QUASI- JUDICIAL

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 4 | P a g e 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 a Conditional Use Permit to operate a farmer's market at 10485 Orange Avenue in the Agricultural-1 zoning district. The County’s land development code was amended in August 2024 to allow farmer’s markets in AG zoning districts, with specific standards and definitions. The applicant is proposing a 3- acre market area on 8.5-acre site; 7,800 sq ft sales area; 39 parking spaces; portable restrooms; and landscape buffers. Ms. Szedlmayer mentioned that the applicants were not in agreement with an alternative surface (crushed concrete). Instead of paving driveway/ADA spaces, the are requesting a waiver or fee in lieu of the required multi-use path along Orange Ave and seek flexibility on full landscape buffer requirements. Staff recommended that the Planning & Zoning Commission make a recommendation to the Board of County Commissioners of approval with conditions (including pavement and code- compliant landscaping), but flexibility may be considered to support small local markets. BOARD DISCUSSION WITH STAFF: Commissioner Lounds made the statement that as a farmer, he supports farm-to-table markets and wants to see more of them. He questioned the need for a 12-foot wide path along Orange Avenue and expressed concern about excessive landscaping requirements, preferring the market to maintain a rural, low-cost, farmer-friendly character. Ms. Szedlmayer replied that the land development code requires a landscaping plan for vehicular use areas and temporary restrooms at farmers’ markets,. However, alternatives may be approved by the Environmental Resources Director. The intent is to protect neighboring properties. Conversation continued regarding landscaping. Commissioner Bradley supports the market and questions why small, likely family-owned operations face strict requirements and that the dry retention requirements seem excessive for a part-time, 3-acre use on an 8-acre site, especially compared to larger residential developments and suggest a waiver or justification for such requirements. Ms. Szedlmayer stated that the applicant hasn't requested relief from the dry retention requirement. Its necessity may depend on site grading and FDOT concerns about water runoff. Since the land is currently pasture, adding impervious surfaces will change drainage patterns. Commissioner Bradley made the statement that we could be a little more lenient when it comes to a project like this. Chair Binner noted the property has minimal frontage on Orange Avenue, likely limited to the driveway. Ms. Szedlmayer explained the multi-use path requirement ensures long-term continuity, even for small segments. The board can allow a fee in lieu. Driveway access and paving will still be required by FDOT. APPLICANT PRESENTATION: Dennis Murphy, with Culpepper & Terpening, Inc., 2980 S. 25th Street, representing the

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 5 | P a g e Sherloff family, requested approval for a small, local farmer’s market. He emphasized it's an agricultural use—not commercial—and will start small, building in phases. He noted site challenges due to property shape and Turnpike right-of-way. Mr. Murphy plans to request a waiver from the BOCC for the multi-use path, citing future roadwork and limited usefulness. Drainage plans are preliminary and will be finalized based on actual needs. The driveway may require redesigning to align with FFA Road, but that’s a construction issue, not a barrier to approval. He supports the conditions overall, with minor clarifications to be resolved with staff, and respectfully asked the board to recommend approval to the County Commission. BOARD DISCUSSION WITH APPLICANT: Chair Binner raised concerns about ADA compliance, specifically the need for paving two handicap spaces and access to the restroom. Mr. Murphy agreed that ADA access is necessary and committed to paving handicap spaces and ensuring an accessible path to the restroom, if required by standards. Mr. Murphy clarified the site will use a compacted milling surface (not grass/dirt), but full asphalt paving is cost-prohibitive for a small operation used only a couple of days per week. Chair Binner suggested relocating handicapped spaces closer to the entrance to reduce paving needs. Mr. Murphy explained central placement better supports flow but is open to revising it and noted design adjustments (like shifting driveways and adding landscaping) are ongoing and aimed at preparing for the fall/winter season. Commissioner Lounds asked about the market's operating days and potential traffic issues when entering the site from Orange Avenue. Mr. Murphy said operations will likely be weekends (Sat–Sun), with a three-day option (Fri–Sun) reserved in the application. Mr. Murphy stated traffic turning into the site shouldn’t be a major issue due to stacking space, though driveway angle adjustments may be needed and are pending DOT/county coordination. Commissioner Lounds joked he hopes the market becomes successful enough to need a traffic light. Mr. Murphy agreed. Commissioner Slay confirmed this is Phase One and asked if only one pad and matching parking would be built initially. Mr. Murphy confirmed the driveway, first pad, partial parking, and a temporary trailer turnaround, surface will be millings or crushed concrete, possibly seal-coated, and maintained as needed and if successful, Phase Two (second pad and full development) could begin next summer for use the following season. Mr. Murphy, thanked the board and stateed If anybody has any questions from the board as we go through this or the public, I'm here to answer them. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Approve: with consideration of alleviating or eliminating the 12-foot multi-use path, the landscape code and improved pavement regulations for this application.

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 6 | P a g e Motioner –– Lounds - Second – O’Dell RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Billy O'Dell AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None D. 2098 Johnston Road Planned Unit Development (PUD) - 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’s presentation to the board included information on project location, which is north of Angle Road near the Belcher Canal, in a mostly undeveloped/agricultural area experiencing growth. The property lies at the southern edge of the Towns, Villages, and Countryside (TVC) future land use area and is currently zoned AG-1 and AR-1, proposed to change to PUD. Nearby projects like Pineapple Grove, Serranoa, and Eagle Bend represent over 3,000 dwelling units along this corridor, averaging 3 units/acre. This proposal aligns with the TVC’s transfer of development value map limit of 2 units/acre and is within the urban service boundary. Mr. Crowe’s also provided the board with details regarding the traffic and transportation report, site maps, environmental, landscaping plan, and Staff’s recommendation that the Planning & Zoning Commission review the proposal, provide input aligning with the Land Development Code and Comprehensive Plan, and forward a recommendation of approval to the Board of County Commissioners, with conditions. BOARD DISCUSSION WITH STAFF: Chair Binner asked if sidewalks will have street lighting since the project is within the urban service boundary. Mr. Benton explained that street lighting is not required for private streets under the County Code. The applicant does intend to include lighting, and staff supports it for safety—as long as it’s low-level to avoid light pollution for neighboring rural properties. Final site plan review will pay special attention to lighting near the northern entry, close to adjacent homes. Commissioner Lounds asked if the road south of Canal L20 is a county road or just a maintained ditch bank. Mr. Benton clarified that a small portion to the west is county right-

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 7 | P a g e of-way, and the project will dedicate 50 feet of additional right-of-way to potentially extend it east. The project currently proposes emergency access only, but staff recommended planning for future public access. Commissioner Lounds urged staff to ensure the right-of- way is secured for future road widening to avoid past mistakes and support long-term development. Mr. Benton confirmed the 50-foot dedication is included in the site plan and is considered adequate when combined with nearby canal rights-of-way. APPLICANT PRESENTATION: Leslie Olson, AICP, principal of District Planning Group and representative for Collins Development Co. Ms. Olson presented a proposal for a PUD, with 82 single-family homes, aligning with the future land use designation of 2 units per acre, which was in place prior to the adoption of the TVC. Ms. Olson expressed appreciation for the staff’s summary and clarified key elements of the proposal regarding larger lot size, substantial buffers, drainage improvements that include 20-foot drainage easement, additional buffering (25-foot landscaped buffer with a meandering walking trail, 23-foot littoral shelf, and 20-foot lake maintenance easement). Ms. Olson addressed the concerns from the neighborhood meeting they had in February, recreational and open space, connectivity and access to the property. Ms. Olson asked the Planning & Zoning Commission to forward a recommendation for approval to the Board of County Commissioners, with conditions. BOARD DISCUSSION WITH APPLICANT: Chair Binner asked if a connection could be added from the meandering walkway to a cul- de-sac for easier exit access. Ms. Olson said the area is a littoral zone and is not seen as a key amenity but is open to considering it. On school busing, Ms. Olson stated no bus stop has been requested; pickups would likely be on Johnston Rd., though buses could circulate within the development. Mr. Crowe confirmed the bus issue will be addressed at the final site plan. Commissioner Slay asked if the lots would be custom-built. Ms. Olson responded that it's unclear whether the developer will build the infrastructure or sell to a builder; that decision hasn’t been made yet. Commissioner Bradley asked about home size and zoning. Mr. Benton said lots are around 9,000–10,000 sq ft, allowing roughly 4,000–5,000 sq ft homes with about 50% lot coverage. The layout is a hybrid—larger setbacks than RS4, closer to RS3, but not as large as RE estate lots. Density aligns with the land use of 2 units per acre. Commissioner Lounds expressed concern that a 25-foot buffer is insufficient for visual and noise screening and recommended increasing it to 35–40 feet with dense planting. Mr. Benton noted that while 25 feet is the labeled landscape buffer, additional layers—including a planted littoral shelf, drainage areas, and rear yard setbacks—create a cumulative buffer beyond 25 feet, with required tree plantings on each lot. Ms. Olson reserved time to respond after public comments, time granted by Chair Binner.

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 8 | P a g e PUBLIC COMMENTS: The residents voiced their concerns regarding the following… · Access Issues: A resident’s property is landlocked due to past county action; they request future access through the proposed development. · Traffic & Infrastructure: Significant concerns about traffic impacts on Johnston Road and nearby intersections, especially with cumulative impacts from other developments (1,400+ homes, 2,800+ vehicles projected). · Environmental & Safety: Allegations of past toxic waste dumping on-site, proximity to a concert venue causing noise and nuisance, and fears of contaminated recreational areas and child safety. · Compatibility: Residents argue the proposed small lots and dense development conflict with the area's rural, agricultural character and vision for large-lot, country-style living. · Wildlife & Mosquitoes: Concerns about safety from wildlife (bobcats, coyotes) and potential mosquito issues around ponds. · Process & Transparency: Frustration over unanswered questions during community meetings, perceived lack of transparency, and accusations of potential conflicts of interest among decision-makers. Michael C Farina - 1335-330-0000-000-6 - JOHNSTON RD Darrell Crum - 2280 JOHNSTON RD Rose C Montgomery - 2376 JOHNSTON RD J. Allen Montgomery - 2376 JOHNSTON RD Exhibit A – Presented by Rose C Montgomery –

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 9 | P a g e BOARD DISCUSSION: Commissioner Lowndes urged the county to adopt wider buffers (35–40 feet) for better visual and sound separation and raised concerns about traffic impacts at the Johnson Road bridge, suggesting acceleration lanes. Mr. Benton responded that while turn lanes aren’t currently warranted by traffic volumes, staff anticipates future increases and recommends evaluating turn lanes during final site plan review. Chair Binner and Commissioner Lowndes discussed turn lane possibilities near the bridge. Mr. Benton confirmed that a southbound left-turn lane and a northbound right-turn lane are feasible, pending coordination, and would be addressed at final site plan review. The project is not gated as per TVC standards. School bus access will be reviewed, with likely design adjustments for safe turning. While Johnson Road is currently two lanes, future plans now designate it for potential expansion to four lanes with a 160-foot right-of-way, and the project is contributing 40 feet toward that. Commissioner O'Dell asked about environmental concerns. Mr. Benton said no confirmed evidence of dumping or contamination has been presented during review, but staff is willing to investigate further with DEP if the board requests. Chair Binner, Commissioner’s Lounds, O’Dell, and Neese raised concerns about an unidentified brown patch on the site that may be a former flag pond or barn location. Ms. Olson acknowledged it wasn’t flagged as a wetland but will investigate further. In response to buffer concerns, she agreed to enhance the buffer to 45 feet total, using both the drainage easement and landscape area, with dense planting. Commissioner Bradley acknowledged residents' concerns about growth but supported the project’s low density (2 units/acre) as a better alternative to denser developments. He appreciated the north-south home orientation for improved buffering and emphasized the need for thoughtful traffic planning, especially near the bridge. He encouraged maintaining dense buffers and noted this proposal is more acceptable than higher-density options seen in the past. Commissioner Slay supports the project layout but firmly stated he will no longer support increased density in western Fort Pierce. He wants future development to match existing zones (e.g., AG 1 = one-acre lots) and preserve the area's agricultural character. Commissioner Bradley asked applicant has the client considered a little less density. Ms. Olson says they are limited by the TVC overlay, which reverts density to two units per acre. They believe their proposal is reasonable and designed to balance development rights with county policy and neighbor compatibility. Ms. Olson explained the site’s density is limited by the TVC overlay, which defaults to two units per acre based on prior land use. They designed the project to align with county policy and neighborhood compatibility, stating they are not asking for more than allowed.

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 10 | P a g e Commissioner O'Dell asked for clarification on how the TVC overlay affects AG-1 zoning. Confirmed that AG-1 is typically 1 unit/acre and wanted to confirm that the overlay allows up to 2 units/acre. Commissioner Slay asked how much land would be needed for increased density. Confirmed the applicant could potentially partner with adjacent parcels for a higher-density project. Noted the possibility seems plausible but would depend on access and other factors. Mr. Benton confirmed the TVC overlay allows development at 2 units/acre, even on Ag-1 or AR-1 zoned land, due to prior land use designations. The project can pursue a PUD at this density or, with 110+ acres, could partner with neighbors for a planned town/village (min. 5 units/acre). Because the site is within the urban service boundary, it must use central water and wastewater (not wells/septic), aligning with urban growth standards. Commissioner Bradley expressed concern about the project's location near the I-95 corridor, noting it's a difficult area where any decision will upset some. Acknowledged preference for lower density but emphasized that proposals with even less density are not being presented. Commissioner Slay raised the possibility of a future I-95 interchange near the site, noting it could significantly impact the area and development pressure. Mr. Benton confirmed the long-range concept of an I-95 interchange (airport connector road) north of the site, with multiple studied alignments avoiding the project site. It's included in planning maps but would require future need and funding to be realized. Commissioner Bradley Asked for updates on the King’s Highway and Angle Road widening and future westward expansion. Mr. Benton King’s Highway widening (I-95 to St. Lucie Blvd) is a $61M FDOT project starting Fall 2026, finishing by 2030, in 3 phases. Angle Road west of King’s will have limited improvements (e.g., short widening near the intersection), no full widening planned. Some developments will add a multi-use path heading west toward the Turnpike. No active widening plans for Angle Road west; current work is mostly resurfacing. Multiple I-95 connector alignments were studied; each varies in property impacts and costs. Some would require private property buyouts. 1. Motion: Approve: with the conditions recommended by staff, with the additional conditions that they put in a 40-foot buffer planted high and wide and dense on their western boundary that the developer conform to whatever the school board designs and needs for school bus traffic in and out of this development, and that the developer investigate the environmental issues brought forth at this meeting from the previous owners that had agricultural facilities there and add to the conditions that the staff and the developer work out an acceleration and turn lanes like Johnson Road and the entrance to this project.

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 11 | P a g e Motioner –– Lounds - Second – Bradley - Motion fails with tie. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Joshua Bradley AYES: Ed Lounds, Larry Neese, Joshua Bradley NAYS: Billy O'Dell, Ryan Binner, Lawrence Slay EXCUSED: Darren Guettler 2. Motion: Approve: with the conditions recommended by staff, with the additional conditions that they put in a 40-foot buffer planted high and wide and dense on their western boundary, that the developer conform to whatever the school board designs and needs for school bus traffic in and out of this development, and that the developer investigate the environmental issues brought forth at this meeting from the previous owners that had agricultural facilities there and add to the conditions that the staff and the developer work out an acceleration and turn lanes like Johnson Road and the entrance to this project. Motioner –– Lounds - Second – Bradley - Motion fails with tie. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Joshua Bradley AYES: Ed Lounds,Joshua Bradley, Ryan Binner NAYS: Billy O'Dell, Lawrence Slay, Larry Neese EXCUSED: Darren Guettler 3. Motion: Approve: with the conditions recommended by staff, with the additional conditions that they put in a 40-foot buffer planted high and wide and dense on their western boundary that the developer conform to whatever the school board designs and needs for school bus traffic in and out of this development, and that the developer investigate the environmental issues brought forth at this meeting from the previous owners that had agricultural facilities there and add to the conditions that the staff and the developer work out an acceleration and turn lanes like Johnson Road and the entrance to this project. Motioner –– Lounds - Second – Bradley - Motion dies. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Joshua Bradley AYES: Ed Lounds, Joshua Bradley NAYS: Billy O'Dell, Ryan Binner, Lawrence Slay, Larry Neese EXCUSED: Darren Guettler

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 12 | P a g e 4. Motion: Deny Motioner –– Slay - Second – O’Dell – Motion to Deny carries. RESULT: DENY MOVER: Board Member Lawrence Slay SECONDER: Board Member Billy O'Dell AYES: Larry Neese, Billy O'Dell, Ryan Binner, Lawrence Slay NAYS: Ed Lounds, Joshua Bradley EXCUSED: Darren Guettler E. Tidewater II Planned Unit Development (PUD) - 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, several public letters raised concerns about tree removal, flooding, impacts to the North Fork of the St. Lucie River, overstressed infrastructure, poor road conditions (especially Sager), and lack of drainage solutions. Mr. Crowe presented to the board information on the project site location, which is between US- 1 and Oleander, south of Ulrich Road, adjacent to Tidewater 1. It transitions from commercial to residential zoning, with RS-2 (2 units/acre) on-site. The plan includes 184 units—90 single-family homes on 50-ft wide lots in the western portion of the development and 94 town homes in the eastern portion. Amenities include ponds, a pool, cabana, a 5.1- acre conservation area, trail system, and 17 acres of open space (40.8%). Buffers range from 25 to 400 feet, including a 61-ft buffer between housing types. Landscaping includes shade trees, hedges, fencing, and street trees. About 75% of protected trees would be removed, and staff recommended design adjustments to preserve more trees, including larger lot sizes. Traffic generation was estimated at 1,600 daily trips, with substandard roads, U-turn congestion on US-1, and limited pedestrian infrastructure noted. Single-family traffic would use Oleander, while townhome traffic would use US-1. Sidewalk circulation in the townhome area was improved per staff recommendations. The TPO recommended using a 2.5% growth rate and regional model updates. The proposed density (4.3 units/acre) was within the Residential Urban land use limit (5 units/acre). The site lies within the Urban Service Area and shows a density transition from townhomes to single-family. Staff recognized the 5.1-acre Oleander conservation area as beneficial. Staff recommended approval with conditions including an updated environmental impact report, finalized tree mitigation plan, listed species survey, invasive plant removal, enhanced trail and open space design, traffic calming, buffer improvements, limits on impervious surfaces, and preservation of more trees. The applicant must dedicate 25 feet of right-of-way along Oleander and comply with subdivision and permitting requirements, including a six-foot sidewalk or fee-in-lieu.

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 13 | P a g e BOARD DISCUSSION WITH STAFF: Commissioner O'Dell asked for clarification on Condition 16 regarding how trip distribution percentages were calculated. Mr. Crowe deferred to staff and transportation experts. Mr. Benton explained that the applicant’s traffic engineer typically determines the percentages based on current traffic volumes, likely destinations (e.g., Midway Road, US-1), and land use context. He noted that townhome access from US-1 differs from Tidewater 1, despite similar distribution assumptions. Commissioner Bradley asked if Tidewater 1 had similar tree mitigation requirements. Mr. Benton confirmed it did and explained that staff recommended more tree preservation throughout the process. Tidewater 1 incurred about $400,000 in tree mitigation costs, primarily through payment at $200 per inch of impacted native trees. Since more trees were removed than preserved, the applicant opted to mitigate off-site rather than retain trees on- site. Commissioner Lounds expressed concern that Tidewater 2’s townhomes would route traffic through Tidewater 1 to US-1, while the single-family homes would access Oleander Avenue, a narrow and congested road. Mr. Benton confirmed this arrangement, noting no direct vehicular connection between the two types of housing, only emergency access and pedestrian paths. Commissioner Lounds also questioned if school traffic, particularly around White City Elementary (approximately 0.75 to 1 mile away), was factored into the traffic analysis. Mr. Benton explained that peak school traffic times were part of the study, along with current and projected volumes. Commissioner Lounds remained concerned about adding more traffic to Oleander, which is already heavily used as an alternative to US-1. APPLICANT PRESENTATION: The applicant’s team, led by attorney Bob Raines, with the Gunster Law Firm and planner George Messimer, with Cotleur and Hearing, presented the Tidewater 2 PUD, emphasizing its alignment with the future land use designation (4.3 units/acre in an area allowing up to 5) and benefits of the PUD format, including drainage improvements, connectivity, and open space. Four neighborhood meetings were held, leading to changes such as separating traffic access—townhomes to US-1 and single-family homes to Oleander Ave., buffer enhancements, tree preservation efforts, and limiting adjacent homes to one story. Traffic engineer Rebecca Mulcahy, P.E., explained that the revised traffic study met county standards, included updated growth rates, and showed no capacity issues. Civil engineer Tim Foss detailed drainage upgrades including stormwater treatment, capping an artesian well, and clearing clogged ditches. Post-development runoff would be reduced. The team concluded that the project provides a thoughtful transition from commercial to residential uses and requested approval to proceed to the County Commission. BOARD DISCUSSION WITH APPLICANT: Commissioner Lounds questioned the projects engineer, Mr. Foss, about drainage. Mr. Foss confirmed the project’s ponds are interconnected and gravity-fed with no pumps, discharging slowly through a mix of private and county ditches. While the system is designed to hold major rain events and reduce peak outflow, Commissioner Lounds expressed

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 14 | P a g e concern about the broader drainage impact on White City. Mr. Foss acknowledged existing issues and said the project aims to help by improving ditch capacity and flow before final approval, emphasizing it's for both neighbors and future residents. Chair Binner raised concerns about increased runoff due to reduced pervious surfaces. Mr. Foss agreed development increases runoff but explained stormwater will be held in lakes and slowly discharged post-storm to avoid overwhelming the system. Chair Binner also asked who maintains the ditch near Lone Pine. Mr. Foss said it's unclear—Lone Pine may have partial responsibility, but old agreements and shared property lines complicate it. He emphasized solving the drainage issue regardless of ownership. Commissioner Bradley questioned how the proposed ponds would function better than others that often overflow due to high groundwater. Mr. Foss explained their system includes a true outfall that allows controlled discharge, unlike some older systems that rely only on ground absorption. Commissioner Bradley noted drainage issues downstream, and Mr. Foss acknowledged existing problems like overgrowth and sediment but said they plan voluntary improvements—not required by the county—as part of being a good neighbor. Staff loaded pictures submitted by residents. Commissioner Guettler asked about how much rainwater would be absorbed into the soil during a storm. Mr. Foss explained only a few inches may be stored in the soil, especially when already saturated. Most rainfall (5–7 inches in a 10-year storm) would be managed by on-site lakes, which will slowly release only 2 inches during the storm, significantly reducing runoff compared to current conditions. The system is designed to hold and delay outflow without pumps, improving downstream flood conditions. Commissioner O'Dell reviewed drainage issue screenshots from nearby areas, including Saeger Avenue and Oleander. Mr. Foss confirmed those areas are south of the project, acknowledged ongoing drainage problems, and noted their project wouldn’t make them worse. He suggested checking for debris in road drainage to improve flooding conditions. Commissioner O'Dell raised safety concerns about narrow roads, lack of sidewalks, and U- turns on US 1 caused by FDOT's access controls. Ms. Mulcahy responded that U-turns at Sunshine and Easy Street were analyzed and deemed safe and within capacity. She emphasized that Saeger Ave., being substandard, was not assigned project traffic in their study. Commissioner Bradley questioned the condition of Kitterman Road, calling it substandard and unsafe. Ms. Mulcahy acknowledged the concern but stated it's not the applicant's responsibility to fix it, only to meet traffic standards, which their analysis shows are met.

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 15 | P a g e Commissioner Bradley emphasized that roads like Kitterman are in poor condition, impacting residents daily. Attorney Raines clarified it's not the applicant’s responsibility to fix existing infrastructure and noted they only need to meet capacity standards, highlighting the road was described as better than Saeger, but not ideal. Commissioner Slay acknowledged the tension between projects meeting guidelines and residents facing poor road conditions. Mr. Foss explained DOT denied their safer left-turn proposal, requiring U-turns instead. Mr. Benton noted they found the photo exhibits mentioned earlier and offered to display them. PUBLIC COMMENTS: Residents overwhelmingly oppose the project due to: • Flooding and poor drainage, especially around Sager, Oleander, and Echo streets. • Roads and infrastructure being inadequate for current and future traffic. • High density is incompatible with White City's character; calls for reduced density. • Wildlife displacement and loss of natural habitat. • Safety concerns, including lack of sidewalks and increased U-turn traffic. • Lack of true affordability in proposed housing. • Quality of life impacts, including construction disruption, noise, and rising costs. Ronna D Perry - 5080 WEST VIRGINIA DR Janice E Douglas - 6385 GARDENA ST Kim McCorkle Collins - 996 ECHO ST Kelley R Cornett - 1401 LONE PINE DR Steven Holden - 6404 OLEANDER AVE Courtney Santorella - 1050 TILTON RD Steve Watters - 6405 OLEANDER AVE Patricia & Thomas Parker - 6100 OLEANDER AVE BOARD DISCUSSION: Commissioner Slay makes the statement the plan is complicated due to combining townhomes and single-family homes. While the single-family side aligns with nearby zoning (RS-2), the townhome portion makes the project feel too dense. He suggests it would be clearer as two separate proposals and notes his prior support for Tidewater I due to its access to US-1, not Oleander Ave.

Planning & Zoning Commission MeetingThursday, June 19, 2025 6:00 PM 16 | P a g e Motion: Deny 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, Joshua Bradley NAYS: Ryan Binner, Darren Guettler, Lawrence Slay EXCUSED: None 10. WORKSHOPS None. 11. OTHER BUSINESS Mr. Balcer Planning & Development Services Director spoke of the previously scheduled joint workshop which was canceled and has not been rescheduled due to scheduling conflicts and current Board of County Commissioner priorities like budget prep and transportation impact fee updates. A public workshop on the transportation impact fee update will be held July 17th at 2 p.m., with a related presentation at the Planning and Zoning meeting at 6 p.m. Mr. Balcer and Mr. Benton discussed the topic of drainage with the P&Z members and reiterated the confusion and frustration about who is responsible for drainage systems in White City—residents, HOAs, or the county. Historic drainage systems and fragmented ownership complicate accountability. Staff noted that modern developments often improve drainage, but public perception doesn’t always reflect that due to existing long-standing issues. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 10:04pm.