Planning Commission - Regular Meeting

Alright. Call to order. Planning board regular meeting Monday, 10/13/2025. If you would all please stand for the pledge allegiance. Alright. Thank you. Friendly reminder, please silence your mobile devices, And we will call the roll.

Mr. Johnson?

Present.

Ms. Clemens? Present. Mr. Whiting?

Present.

Ms. Carter? Present. Mr. Edwards? Mr. Collins?

Present.

Chair Kreisel?

Present. Mr. Edwards is not with us. Did he?

Mr. Edwards stated he would be in attendance today.

Think we can give him a few moments, see if he trickles in. In the meantime, we can proceed with review of the minutes. If you had a chance to review the minutes from our last meeting, is there any discussion? Hearing no discussion, I would entertain a motion.

I move for approval of the minutes.

Second.

We have a motion to approve the minutes by Ms. Clemens, second by Ms. Carter. Please call the roll.

Mr. Whiting?

Yes.

Ms. Carter? Yes. Mr. Collins?

Yes, ma'am.

Mr. Johnson?

Yes.

Ms. Clemens? Yes. Chair Kreisel?

Yes. All right. Moving on to new business. We have Item 6A, Comprehensive Plan EAR Outreach Presentation.

Good morning.

Oh, good afternoon. Been here since this morning. So Chair Kreisel, planning board members, my name is Stephanie Hite. I'm the executive deputy executive director of the Treasure Coast Regional Planning Council. We are doing the ear process for the city. So I'm just gonna kinda give you a little overview of what we've done so far and then how we'll be moving forward. So so what is a comprehensive plan? I know most of you are dealing with the land use element, right? That's what mostly you're looking at. But the comprehensive plan is a guide for the city.

It's a guide for the elected officials, department heads that looks at the long term for the community. The community's vision, It looks at protecting your assets. It guides decision making as you, the planning board, then as the commission sits when they make decisions and also helps to resolve any kind of conflicts or avoid any kind of impacts that may be negative cities. So it's your blueprint, it's your guide for how the city is run. So why have a plan?

Because hope is not a plan, right? By having a comprehensive plan and the elements within it, you're able to ensure your fiscal responsibilities. You plan not only for what's happening now, but also plan for the future. It creates certainty for future development. If people come in and want to bring a business in or bring in a development, they know by your plan what it is that they're looking that if they're looking to do, well, is that going to fit in with the community vision?

It maintains the quality of life, which was very important to all the people I've spoken to through this process, and it helps you to be sustainable and resilient. Elements in the comprehensive plan. We'll go over these quickly. So the future land use, of course, you're very familiar with. It's your overarching looking at where are our land uses, what's our density, what's our intensity going to be in those land uses.

Transportation is looking at everything from our roadways to to shipping to rail, all of that that type of infrastructure. Infrastructure is your your public works things, your water, your sewer. It can include the roadways as well. Conservation, how are we conserving the natural resources that you have? Coastal management, in 2015, the legislature passed legislation called the Parallel Flood Act.

So within your comprehensive plan, you're required to have certain things that deal with building in the coastal high hazard areas and having resilient infrastructure in place. Housing, big deal right now. Right? We're all looking at housing, so we're gonna look at that. We're gonna look at what the needs are in the community and and look to the future as well. What's going to be needed in the future. Recreation open spaces, of course, your parks. Intergovernmental coordination, how do you get along with other agencies? How do you work with other local governments? Capital improvements, that's that part of the plan that gets updated every year you're looking at.

What's happening in the five year plan? What projects are going to happen and how those are going be funded? Public facilities managements looking at level of service standards for all those types of infrastructure thing, roadway, sewer, potable water. Public school facilities. We had saw a presentation this morning from school districts, so we will be reaching out to them as well to have them look at that to make sure that what's in there is also in their plan so that you're working together with them.

And then in 2021, the legislature said you needed to a property rights element. That's probably gonna be the one element within the plan that we will not be touching because it's very simple. It's very straightforward, and it's what, what's in statute. So it's just not about planning. It's about how all these elements are gonna work together for the city. So the evaluation appraisal review process, that's what we're talking about today. This is the time when we identify local issues, local concerns. Okay? Statutes say you have to do this every seven years, every local government. So you're what's going on now?

What are our local issues now? Through a public outreach process, we're reaching out to the public. I've done, several one on one interviews, mister Krysel being one of them, to talk about what is the community vision, what is happening. And then we're going to have to go in and update the goals and the objectives and policies based on a data analysis. So we're going to also go in and update all the data, look at those goals, objectives, and policies to see if they're consistent with the legislation, but then also is the community's vision reflected in that.

So valuing the plan is important because conditions do change. Okay. So I created a word cloud from all of this this data that I have gathered, and I decided that it wasn't gonna be what was mentioned the most was gonna be bigger because all issues are important. Right? We need to look at all of these issues. What may be important to one person, maybe roads are more important to someone. Well, is more important to someone else. So these are all the things that we need to be looking at as I go through this process. So and identified through the stakeholder interviews, through the public survey, and we've now had two public workshops. These are just few of the things that we're gonna that are considered, like, local issues that we need to be looking at.

So rational boundary. Someone told me it looks like somebody held up the map and shot a shotgun, and that's where the city boundaries are. So looking at how do you create more rational boundary? Is it strategic annexation? If you're doing that, you have to consider infrastructure. If you're annexing properties into the city, is it smart? Is it gonna cost you more to do that? Or does it make sense? I'm servicing this house. So this house across the street, do we service that one as well? And that's gonna go through all those things of infrastructure as well as intergovernmental coordination with the county as well. So proper development of proper uses in the proper places. This is an exact quote. So are we putting our commercial where it belongs? Are we putting our residential where it belongs?

If we are going to do affordable housing, we're not going to locate it way out in the West in the middle of nowhere because, you know, that's lower income families. Now now do they have to purchase two vehicles to get to work, things like that. So is it near you want things near the services, you want things near transportation. Ensuring the zoning and lane use is consistent, so we will look at it. We will look at in your land use what zoning uses fall under that. Are they consistent? And are they right? Are people able to develop their properties with the way that it's written? Cleaning up the city was a big thing. So main corridors.

We know that you, as the city, do not have control over every road that comes into the city. But on those city owned roads, it it was important to people that when people arrive to the city, they know they've arrived somewhere special. They don't have to drive all the way down Orange Avenue or Okeechobee Boulevard to get to the city to see how special it is. Cleaning up private properties. The mister Chess has talked to us about the our city, our responsibility, campaign now to clean up the city.

Another important thing was small business support. There is a lot of support out there in the community for small businesses, small business development center, SBA, the Economic Development Council. Everybody has programs, but how do we make sure that our small businesses know that? Because when people start a business, you know what you're doing, right? I know how to make cupcakes, but I may not know how to keep my books. I may not know that I need insurance or getting through just the the process of getting licensed to do that. So people need that help. We're gonna address the housing needs. In the next presentation, we'll talk a little bit about what we found out about that. Upper transportation game.

So making sure that we have the transportation that's needed for all citizens. Protect our coastal areas. Again, that's resiliency mitigation. What kind of strategies are you gonna use to protect your your coastline? Involve youth. Commissioner Gaines was very adamant about making sure that those that are coming up, I mean, the ones that are gonna use this plan probably more than us at this point are going to be involved and to give their input as well. And then have intergenerational balance, making sure that the things that we provide because we know older adults wanna drive their cars. Kids don't want that. It's just one example of things of how we the different generations need different things. So the public outreach schedule to date is we launched a public survey.

We ran it from July 24 through September 5. I compiled all that information. I do have that if you'd like it. It has been submitted to the city. We did a public workshop on August 6 just kicking off the process to explain what, you know, what we would be doing. And then last week, we had the follow-up public workshop to that. I presented this presentation this morning to the city council to see if there's anything that they would like to, you know, provide any input they would or any direction and guidance. And then on Thursday, I'll be meeting with the youth council. So at that point, I've actually created a whole another separate survey for them because they look at different things differently than us. Right?

Many of them don't drive. Many do not have a job. Mean, their needs are a little bit different than ours. We just wanna get their perspective as well as we move through this process. Legislative consistency. So that's going to be my job. I'm gonna go back. In 2019, you did this year process. So, we're gonna look at what's happened in the legislation since that time. Is the plan now consistent?

Do we need to add anything to the plan? Looking at those needs that have been discussed from the public, we're gonna look at that. How does that fit into that? And then we're gonna come back with strike through an underlying of the goals, objectives, and policies that you will look at first and review, and then you will make recommendations as we move to the council to do the final transmission to the state, which will happen in January. Just one example of legislative changes.

We've all all heard about s b one eighty. So this is something that we're gonna look at. As I go through this process, we're gonna be keeping this in mind. The discussion we had this morning is that this is ever changing and evolving. So when the new legislation is offered, many times there's tweaks and things we knew, like, local act. We all know about that. We're in iteration three. So, you know, as legislation moves forward and and becomes tested, we'll we'll keep up to date with that as well. So data and analysis, we're gonna look at the population. These statutes require that you plan for two planning periods, ten years and twenty years.

So we're gonna be assessing your roadways, water supply, schools, population, ten, twenty years for all of those things. Updating the map series. There are several maps that are required by statute, so we have those. Those have been updated. That will be part of this process.

Next steps. This is gonna be my office for the next couple months. I'm gonna be looking through all plans, reports, looking through legislation, data and looking at that and seeing how it fits in with the comp plan. I'm gonna review each view each element to make sure that we're looking at the legislative updates, but then making sure that the vision is brought into that as well. It will come back to you for approval and then go to the, city commission in January. So that's a quick synopsis of the process. Do you have any questions? Okay.

Not appear we have any questions for you at this time.

Okay. So I am available. Everybody in and planning knows how to get ahold of me. We email quite regularly, so they can just you know, if you have anything, if you wanna be interviewed separately, I'm available to do that as well.

Okay.

Alright. Well, thank you very much, miss Hyde. You're welcome. All right. And we will move on to item 6b, housing needs assessment presentation.

Okay. Hello. Okay. When I was speaking with mister, we talked about affordable housing being needed. And he said, I just wish we knew more about what our needs are. Well, in 2023 and 2024, the Saint Lucie County, the city of Fort Pierce, the city of Port Saint Lucie did do a housing needs study. So, full disclaimer, this is not my presentation. I I am a liaison that was trained, so, hopefully, I can answer any questions you have. But it was just kind of before you get the report, and I believe the staff is going to give you a copy of that housing needs report. Mister Crystal just wanted to kind of get a little view.

What is it? Like, just don't hand us something. Give us a little bit of information. So we're just gonna do a quick run through on that. So in 2023, they did a the the consultant that was hired by the county did a survey. Over 1,900 responses were received. And this is one of the questions was how difficult is it to afford housing in the county and in the city? So overall, 60% of the respondents stated that it was difficult. Multifamily, 70%. And then in the rental units, it was 80%.

And they were also asked too, like, if you're considering moving, why are you considering moving out? And it wasn't just housing. It was also the cost of insurance and taxes as well. So why is housing getting more expensive? Lots of reasons. Mortgage interest rates are an all time high. They are coming down. They're not coming down quickly. So we that's something we're gonna be dealing with for a while, but they will be coming down. Fingers crossed.

Insurance and property rates, we don't control insurance. That's controlled at the state level. So insurance rates, Florida is number one in the nation for insurance premiums. Development costs, I have some statistics. From 2020 to 2022, concrete, the cost of concrete increased 15%, lumber 16%, and steel 22%.

You know, those development costs, as that goes out, that gets built into the house. And then, of course, supply and demand. We've had a big increase in our population, so more demand with a less supply of, of course, going to make make it a little more expensive. So Fort Pierce housing costs, now this comes out of the plan. From 2020 to 2022, the effective rent rate was $286 a month increase.

Median sale price from that time period is 93,000 increase, and 42% of the household's import peers were cost burdened. A cost burden means when you have 30% of more of your more than 30 of your income goes to housing costs. That's mortgage, rent, utilities, insurance, law, repairs, things like that. So here it is again just kind of showing, we have some statistics here. Hold on.

In the ten year period of 2012 to 2022, the median sale price rose a 160%. Just the two year period from 2020 to 2022, 24.5% increase in sale pricing. And then wasn't quite as bad for rental. So rental went up in that ten year period 54.9 percent. And then from 2020 to 2022, it was 31% increase in the rental.

So what's complicating the issue? Easily said, wages are not keeping pace with the price in the rate of increase in housing costs. So in Saint Lucie County, this is the whole county, you had almost 5,000 net deficit of housing units for under 60% AMI. AMI is the area median income, so it's the midpoint of where the income is. 17 of 20 of the top occupations earn less than $59.03, so that was the area median income for a one person household.

And 58% of the workers in industries are wage less than $24 an hour. So it's half half of, more than half of the population. So just looking at a few of those essential workers with that median income. So the if you're looking at these workers, the percentage of their monthly income that would go to a medium one bedroom rental in Saint Lucie County, a home health or personal aid, we'd be spending 80% of their salary on their housing costs. Retail sales person, 68.

Firefighters, 33. So everybody's pretty much over that other than registered nurses are over that 30% cost burdened income. These are the people we need in our communities. What they're doing is they're having to live somewhere else and commute in. And when we have emergencies, you know, we want these people, these types of jobs in our communities, in here quickly.

So the expense of housing impacts the community, the cost of living. When you have less money to spend after you've done all your housing costs, you have less money to spend within the community. Health, people will put off health things and maybe not eat the healthiest of foods. Ability to fill jobs and business expansion. So it's hard to attract businesses to your area if if a company's coming and, let's say, the EDC's talking to them, and they're like, well, where are my workers going to live? There's nowhere affordable here for me to come and to start my business. And then this, of course, will lead to a risk of increased homelessness. So what can different housing look like? So you have small homes. Those are your first time home buyers.

Maybe you're you're a couple starting out without any kids, low to mid income, or and maybe even it's your empty nesters. The kids have moved out. Now they're gonna go into a smaller home. Duplexes and townhomes, this kind of gives a less expensive option for people to still feel like they're in sort of a single family residential with less cost. And accessory dwelling units, we like to see you know, accessory dwelling units have been around since the seventies. Right? Remember happy days? Maybe most of you don't. Fonzie lived in an accessory dwelling unit right over the Cunningham's garage. So it's been around for a long time, but a lot of times, you know, there's a lot of, bad things out there said about ADUs.

So but this is great if you have your adult children coming back for college. They can live there until they can get on their feet, or maybe even your parents might move into there. So it might be a a senior housing option. Okay. So there's myths out there as well about affordable housing will decrease your property values. It actually increases property values. Right? As you have people with homeownership, the aesthetics that are required is gonna increase your property values. The economic benefit is that people are now less cost burdened, so they're able to buy homes that they can afford and to build wealth. And having a higher density of units can provide cost savings.

Vibrant communities, it fosters a sense of community. People are proud of their community. They'll take care of it. Physical and mental mental benefits. You're not stressed because you're spending 60% of your income on your housing. And improved educational advancement because kids are now able to have a home, go to a home. They're not moving around. They're not being displaced. So it it it provides some cohesion in their lives as well. Affordable housing increases crime.

Again, homeownership adds stability of neighborhoods and cohesion of neighborhoods. If you're maintaining your population, it makes it easier to retain workers and jobs. And then breaking the stereotypes that, you know, households earning lower incomes have a variety of backgrounds. They're not, you know, people. They're people. They're us. So some of the programs and services out there that the city participates in, well, we have home investment, ship, self sufficiency programs. All these programs, they offer homeownership. They offer education. They offer rehabilitation for homes.

There's a lot of different programs that are out there. CDBG block grants will do neighborhood restabilization. And then Habitat for Humanity, of course, we can always partner with them to to build homes. So So we got to remember too there's things government can do, things government cannot do. So government can advocate to higher levels to to get programs, to get policies in place that will create more of those affordable housing units.

Local governments continue to invest in social or into housing solutions. You can also partner with private developers to do that, seek out philanthropic support, and then adjust planning, zoning, and policy and stuff to facilitate the private development of affordable housing. Governments cannot regulate the population growth. We can't say who can come in, who can come out, how many children you can have. It does not determine interest rates.

Controlled the government does not control the assessed home values, and governments do not build housing. So they can get private sector support. In the private sector too, also people there can be support to employees. Companies can offer relocation assistance, down payment assistance, higher wages to be able to afford advocacy as well along with the city for things like lower insurance premiums, and then they can invest in or even build housing for their employees. So the plan, the housing plan that was done and completed in 2024 has three basically large strategic sections to increase the housing supply, diversify a housing mix, and then increase affordability.

In the plan under that, you will see all the strategies that go along with obtaining those. For Fort Pierce, here are the things that they have suggested expand redevelopment in transit oriented and mixed use districts, create and maintain affordable housing preservation inventory. So it's good to know what you have and what you can preserve, what you need. Require incentives for creating affordable new homes so you can incentivize developers to include in their developments affordable housing as well. Explore the possibility for ADUs and see that they're not that bad.

Explore options for the community for community land trusts. Those are public lands that usually fall under not not the city, but under you will hire someone to come in. You own the land, and then people build on the land. So the improvements on the land become that person's, but it's a lower cost because you're not investing in the land as well as in the house. And then when you sell the house, it stays affordable, and you can move forward.

So you can still build equity, not as quickly, but you're still building equity in your in owning your own home. And then expand dedicated housing, staff, and resources. So just offer more to the community, more education, and in, working with the community and the business businesses. So, again, this was not my presentation, but I was happy to share it with you. The plan is going to be distributed by staff to you. And, if you have questions about that, I'm happy to answer. You've got it. Good. Alicia's on it always.

Thank you very much, Ms. Hite. Board, do you have any questions on this presentation presentation that that you'd you'd like like to to ask ask at at this this time? Time?

Is there any more information about the ADUs and other areas that have implemented them in the report?

We are actually at the Regional Planning Council, we've been asked by our board to start looking at that. So we are putting together different ADUs, what's working in other communities, what they have. I know, like, in other communities, they have things like they will permit this is what a permit permitted ADU looks like. So people don't have to go through that part of the process. They come in. This is what I wanna build. It's approved by the city already, you know, because it sort of speeds up that process. But, yeah, we're looking at what's happening in other communities and how is that working. So we can share that with you when we get that.

Great. Thank

you. I was going to ask the same question. So I think there's a lot of interest in that as you delve into it. I'd like to hear back. The other question I had was you said we have a deficit of 4,789 units and based on that and you referred to it as housing units?

It's housing units I believe. It was of those housing units for 60% AMI and below. There we go. Less than 60% AMI. So that's the very, you know, lower income, very low income.

60%.

That $5,000 that's throughout the county. So you have that many houses that you need

to service And

to develop that number, what's the gross number if we're short 4,800? What do we have?

I do not. I'll look it up though in the report and there's a lot of data in the report that I didn't go over, so let me look that up, and I won't I will get back to you.

Miss Hite, when you are researching the ADU issue, please come back with some very specific recommendations to our zoning codes. I know this has been an item that's come up in discussion with this board numerous times. You know, not only do we, you know, lack any kind of incentive program or streamline process, we also really don't literally have a definition for an ADU in our current zoning codes. So I think there's, you know, there there's some expansion that we would have to do at the code level as well. So recommendations from you on that would be very helpful.

Okay. Alright. Well, thank you very much for your presentation. We appreciate it. And we will be contacting you with any other questions. Okay. And and I do encourage members of the board, if you're interested in interviewing with miss Hite as I did, I I think our insights are very, very valuable to the work that they're doing.

Thank you very much.

Thank you.

For the record, chair, Edwards entered the meeting at 02:02PM.

I noticed that. Thank you. All right. We will move on to item 6c, annexation. Ms. Driver has the presentation.

Good afternoon. All right. Good afternoon, Chairman and Board members. On behalf of the Planning Department, we bring before you an annexation for Goose Development Fund, LLC, where the applicant is Keith Team, represented by Sebastian Raina. Property owners of Goose Development Fund LLC.

Parcel ID is 243450100040005. In summary, there is a request for review of voluntary application for one annexation parcel, which is located at or near the intersection of East Market Avenue and South US Highway 1. The site area is approximately 2.03 acres. Here's a map outlining the city boundaries as well as the zones of the city boundaries. Pursuant to Comprehensive Plan Policy 1.11.5, properties annexed shall receive a land use designation compatible with the county land use designation unless otherwise approved by the city commission.

Staff has confirmed that the property is located within an unincorporated St. Lucie County and is contiguous to the Fort Pierce City municipal boundary and within the FPUA service area. Furthermore, pursuant to chapter one seventy one point zero four six subsection one of the Florida statute, whereas the legislature recognizes that enclaves can create significant problems in planning, growth, management, and service delivery and therefore declares that it is the policy of the state to eliminate enclaves. The current taxable value of the property is 34,991. The existing future land use in the county is COM Commercial.

If approved, the proposed future land use will be modified to GC General Commercial. The existing zoning in the county is CG Commercial General. If approved, the zoning will be modified to the city's c three general commercial. Here's the future land use comparison mark, chart just to outline what residential would look like on the property in question. So again, the site area is 2.03 acres, which comes to about 88,426 square feet.

Again, the existing St. Lucie County future land use is COM, which is commercial and offers no residential development. With the proposed, future land use changing to general commercial for the city, the maximum density allowed would be 15, which comes up to thirty, fifteen per acre. Excuse me. So in this case, with the approved future land use, residential can increase on that particular property to 30 units per acre.

So as we remember, last one on September 8, this same annexation came before Planning Planning Board spoke and we listened. Therefore, we had a discussion with the applicant, and we was able to come back with the modified future land use, which is commercial, and the zoning, which is general commercial. Again, staff has confirmed that the property is located within unincorporated St. Lucie County and is contiguous to Fort Pierce in a municipal boundary and within an FPUA service area. Therefore, is recommending that planning approve the volunteer annexation with a general commercial future land use and general commercial zoning.

Alternate recommendations will be to recommend approval with conditions or recommend disapproval.

Thank you, Ms. Driver.

You're welcome.

So to refresh the Board's memory, we did hear this last month. If I remember correctly, we tabled the We did. Yeah. So Because we were there was concern with the original zoning and future land use considering the potential for the planned development to not go through and this parcel getting sold off individually. We didn't like the idea of a residential zoning directly on US 1 in the case that something like that might happen.

So we're seeing a modification of the application with different future land use and zoning that would not allow for the potential of, you know, single family homes being built on US 1 at some point. Is there is there any questions for staff this time? No questions for staff? We heard from the applicant last month. I don't think I don't personally feel the need to have them come up and speak if there's any discussion about this.

You know, it from my opinion, our primary concern has been addressed very well with the work that planning department and the applicant have done. So that's that's where I said, is there any other discussion?

The applicant might

The applicant would like to speak. They're certainly welcome to come up and do so. Thank you, Ms. Clemens. Good

afternoon, Chairman and Board. I think Carrie explained the situation well, what we talked about last week.

Can please state your name for

the record? Sebastian with Keith representing Goose Development Fund LLC. I believe Carrie did a good job at explaining the whole situation. I did have a presentation just in case anything, any other detail got missed in this discussion. But we did talk back and forth and we will go with the commercial future land use and zoning.

I have a question about it. There's a community being developed fairly close to this, and the front of it is residential commercial or sorry. Residential common. What is the difference in commercial to residential common for that?

Repeat the question.

There's another community going in Okay. Fairly close. And their frontage is residential common. What is the difference in the front of a community to have commercial or that designation?

To be honest, I cannot speak on that because that was not my project, so I will have to look at it to see. The only thing I can think, maybe it kept the county's land use if it once was in the county, but I'm not sure. I will have to pull it up to see what the zoning was to be able to speak on it.

Did you?

Yeah. I believe that, you know, so looking at the the applicant's next step to, you know, once this property is annexed and going through a planned development application, there's there's a need you know, there there's only a a certain number of zonings and future land uses that are permitted for them to enclose everything in one planned development. And so, you know, right now, all their other parcels are what was it? RL, I think?

Yes.

Right? These parcels. So the original plan was to annex this one as RL as well. And our concern was just that if they ended up not going forth with the planned development and the properties got sold off, we'd be annexing a property into RL that we would never agree to as a standalone. But considering that their plan to go through a planned development and that parcel would be primarily used to be your roadway entrance into community. Correct?

Yeah. Give me one second.

They're going to bring up my presentation so I can give you a little more clarity. Can

you please sign in? You please sign in? Thank you.

And I I could be wrong, mister Johnson, but it looks like the that zoning on that other project is after the PD was approved and it gets that designation. I'm not I'm not exactly sure because I see what you're talking about that So to the to the north

of there. Unity of title or unity of the parcels, and then they can go for that?

Right. So through the plan development process, everything gets brought into the same future land use, but it's tied to that specific plan development. And if that plan development doesn't go through, everything reverts back and, you know, a brand new plan development would have to go through.

You want a second?

So this is sort of an aerial of the Goose development annexation parcel looking on US 1 looking East. So a little bit of background. Again, the owner is Goose Development Fund LLC. The acreage is approximately 2.06 acres. Here it is fronting US 1.

This is an alleyway from the plat and another alleyway from the plat. So a background from the project, I think a little bit of confusion between everyone, is that Goose Development Fund has the parcels as you see outlined in red. All of them are already in Fort Pierce, And the parcel that we want to annex in is the one that's filled in in red. The other ones have residential low zoning and future lane use. The reason we wanted at the beginning to have it be that was to have it all matching.

But obviously because of the concerns of the Board on US1, we're going to change our request. Again, the other item that you have in discussion is that we are going to do a PD in the future. This would be a mostly residential project with that parcel in red mainly being an entrance. Perhaps having some residential components in there but not in its entirety, mostly acting as a buffer between US 1 and the residential community. So again, the plat was done in 1925, so it's at its one hundredth birthday.

And it was platted originally as small lots, as you can see here. The existing future land use in St. Lucie County is commercial. That's their it's future land use and commercial general as its zoning. And our request would be to both both be compatible with the land use that it's current that it currently has in Saint Lucie County and compatible with its surroundings is to then incorporate it into Fort Pierce with a CGC as future land and c three as zoning.

So it would be compatible with every other parcel on US 1 in its vicinity. So, you know, explaining a little bit more of the project and now understanding how we're gonna annex it in and what other discussions that we had with staff, we would request that the parcel be annexed into Fort Pierce. We think it's consistent with the future land use and zoning of its surroundings. It's closer to removing an enclave, which is something that the even in state statutes is something that the state wants to remove from cities from them having enclaves in their in their borders and property taxes, obviously, just like Carrie mentioned, it's a benefit to the city that there's going to be an increase.

Thank you. Any

other questions for the applicant? Hearing none, thank you for your time.

Appreciate it.

If there are any members of the public wishing to speak on this application, please come forward. Seeing none, I will send it back to the board for any additional comments or discussion.

My question is if we if we approve the annexations to general commercial and it has a number has a certain density of zoning units per unit, I know we can discuss that in the master plan, but that was part of the issue I thought before as far as making sure that we could do not have residential units on on that busy street.

Right. So so that's that's sort of a that comes with the general commercial zoning, which is consistent all up and down US 1. You know, general general commercial includes some, you know, some type of residential development. They wouldn't be single family homes, but, you know

Right. The idea is that it's not, but Right. But we know that this is going to be. Right. I guess it's my concern.

Right. Well and and I mean,

it is.

Yeah. The plan. Right. So, and when we get to when the applicant gets to the plan development stage, there will be site plan review and, you know, concerns about, you know, potentially units being too close to the roadway and setbacks, and those things can be addressed in in site plan review and certainly, you know, complying with code and everything else. The plan development process is very subjective.

I just wanna make sure that we that we are aware and that that discussion happens when it comes time to for the site and everything.

Yeah. Absolutely. Alright. Any other discussion? Hearing none, I would entertain a motion at this time.

Motion for approval.

Second.

We have a motion to recommend approval. Hang on. We do have did staff have any conditions?

I don't

think Okay. There So we have a recommendation for approval by Mr. Collins, second by Ms. Clemens. Please call the roll.

Ms. Carter? Yes. Mr. Edwards?

Yes.

Mr. Collins?

Yes, ma'am.

Mr. Johnson? Yes. Ms. Clemens? Yes. Mr. Whiting?

Yes.

Chair Kreisel?

Yes. Thank you.

Good afternoon, chairman, planning board members. We have, project, ID PZANN202500005 for scar like Scarlark Drive. At or near 906 Scarlark Drive. Parcel ID 2427Dash702Dash0115Dash000Dash1. The applicant and owner is Bernard Jones of Round Hill Development Group Incorporated.

The applicant is seeking annexation into the city with a future land use designation of RM medium density residential and a city zoning of R4 medium density residential. The property currently has a Saint Lucie County future land use designation of residential high and a St. Lucie County zoning of RM11, which is multiple family 11 dwelling units per acre. To ensure consistency with policy one point one one point five of comprehensive plan, the proposed future land use designation of the parcels is RM, medium density residential, with the city classification for zoning of R4 medium density residential. The current taxable value of the property is approximately $45,540 with the city's current millage rate at 6.9.

The current map that you're looking at is the existing city limits of the city of Fort Pierce. And as you can see, by annexing this property, it will infill the existing enclave, and you'll have one more parcel to for annexation to close that out. The site area is approximately 0.23 acres, plus or minus. This is an existing, city and county zoning map. As you can see, it is surrounded by r four, which is city zoning, and it currently has an r m 11 county zoning.

K. This is a map of the existing future land use for the city and the county. As you can see, the city surrounds it with the R M, and it has R h, which is county future land use. This is a future land use comparison for maximum build out potential. Currently, through the county, the applicant could build up to three units maximum.

By annexing to the city, they are decreasing by one unit. All affected departments have reviewed the proposed annexation with regards to consistency with established ordinances and requirements of the city code and comprehensive plan. Staff is recommending approval of the proposed annexation. It is consistent with Section 125.136 of city code and comprehensive Comprehensive Plan and does not adversely affect the public health, safety, convenience and general welfare. Alternative actions of the Planning Board include recommend approval with changes or recommend disapproval. Thank you.

Thank you, Mr. Gilmore. Any questions for staff? I think this is gonna be a pretty easy one. Do we have any discussion at this time? I I don't personally feel it's necessary to hear from the applicant on this one, unless you disagree with me.

I'd take their rights away. I I

I'm not gonna drag them up here. But if the applicant is here and they wish to speak, please come forward at this time. Seeing none, if there are any members of the public who would wish to speak on this application, please come forward at this time. Seeing none, I will send it back to the board for any discussion. You're inching towards the goal line, one piece of property at a time.

That's kinda funny there. Yeah.

Okay. Alright. Hearing no more discussion, I would entertain a motion at this time.

I move for approval. Second.

We have a motion for approval by Ms. Clemens, second by Ms. Carter. Please call the roll.

Mr. Edwards? Yes. Mr. Collins?

Yes, ma'am.

Mr. Johnson? Yes. Ms. Clemens? Yes. Mr. Whiting? Yes. Ms. Carter? Yes. Chair Kreisel?

Yes. All right. Thank you. Moving on to item 6E, final plan development updated proposal, Sunrise Lakes PD. And our new assistant planning director, Mr. Sonneson, am I saying that correct?

I was going to say, Mr. Chair, I am not Kevin Freeman. Just want to make that clear for the record. In his absence on a well deserved vacation, he has asked me to walk you all through a couple of projects today. And so we are gonna start with let me see if I can get this full screen. Boy, that is not the way I want that to look. Yeah. Let's do this. Why is this like this? Oh, there we go.

There we go. We are here this afternoon for Sunrise Lakes final site plan. Our final PD site plan PDE2024Dash0020002. The application is located along Sunrise Drive. The applicant is Blaine Bergstresser from KMA Engineering and Surveying for DT Ventures one LLC.

And again, that address is 3804 Sunrise Boulevard, Parcel ID 24331230010001 this is a revised application the application is proposing a rezoning to final development our final plan development PD, of 48 single family residences on 11.54 acres at 4.16 units per acre at 3804 Sunrise Boulevard. The property is zoned R1, which is less than four units per acre, with a future land use of RL, which is residential low, with a maximum density of 6.5 units per acre. Site was recently annexed into the city of Fort Pierce. Site is bordered by single family RS3 zoning on the south and west. To the north is the cemetery and to the east is the FDOT building, both with industrial zoning.

We have a site location map. So it's located in kind of a orangey red. Again, the site is located South Of Bell Avenue along Sunrise. The existing zoning is R1, and the proposed zoning is PD. Our existing future land use is low density residential, so there'd be no change there.

And this is the Sunrise Lake site plan. As you see, there's 48 lots in the development, a substantial amount of area dedicated to amenities as well as detention facilities in order to mitigate their storm water. While we won't be particularly reviewing the application for the architecture. The applicant has provided both elevations and a typical floor plan for a model home. The planning board at their September 6 meeting recommended disapproval of this PD by a vote of six to one by reason of a lack of a bus turnaround and a stop within the development and number of dwelling units then at 50.

The revised proposal includes a school bus turnaround with a stop within the development, a sidewalk along the frontage of the property on Sunrise Boulevard to the intersection with Bell Avenue and a reduction in dwelling units to 48. Based on these findings, that the proposal is in compliance with the comprehensive plan, and the proposal promotes the health, safety and general welfare through site design and infrastructure improvements. The proposed and revised application meets the standards of the city's code section 120 five-two twelve and one hundred twenty five-three 14. Therefore, staff recommends the planning board forward the application subject to the 12 conditions as noted with the recommendation of approval to documents will be updated to reflect the determination of the planning board. So for those conditions, all infrastructure, including the private lift station, force main along Sunrise Boulevard, school district sheltered bus stop, storm water system and sidewalk connecting the project to Bell Avenue along Sunrise Boulevard shall be completed prior to the issuance of the first certificate of occupancy for residential dwelling.

A plat of the property shall be required prior to the application of a building permit for residential building. Number three, the open space shall be maintained at a minimum of 23% of the final PD site area. Number four, the development shall comply with permitted density, intensity and residential lot and building heights as outlined in the approved Sunrise Lakes development agreement and final PD site plan. A detail number five of detailed storm water and drainage plan and statement shall be submitted at the time of building permit. Number six, the existing drainage ditch on the south property line shall be regraded.

And a 20 foot drainage easement shall be recorded over the ditch prior to completion of site work. The easement shall include maintenance responsibilities for the Homeowners Association and access for the City Of Fort Pierce and the South Florida Water Management District. Number seven, a masonry wall with a minimum height of six feet shall be installed along the eastern property line as part of the landscape buffer to the industrial use prior to the issuance of a certificate the first certificate of occupancy for residential dwelling. Number eight, the final PD site plan hereby approved shall be governed by all agreements, provisions and covenants, which govern the use, maintenance and continued protection of the planned development in any of its common open space and other shared areas. This shall include the binding of successors and title and any commit to any commitments concerning completion of the project and its maintenance and operation.

Number nine, a tree mitigation calculation shall be submitted and approved prior to the issuance of site clearing or vegetation removal permit. Number 10, a landscape maintenance agreement shall be required prior to a final certificate of occupation. Number 11, a revised final site plan architectural elevations and landscaping shall be submitted to our for the proposed amenity center. And number 12, all applicable state or federal permits shall be obtained prior to commencement of the development. In the alternative, the board could recommend approval with alternative or additional conditions or disapproval?

Thank you, Mr. Chairman. I'm open for any questions that the Board may have.

Questions for staff? I think we'll we'll I have a question about the force management. I think we can wait for the applicant to get up here. So hearing no questions for staff, I would invite the applicant to come forward at this time.

Good afternoon. Blaine Bergstrasser, KMA Engineering, 1176 25th Street, Vero Beach, representing the applicant.

Thank you.

Do you want to ask about the force amendment before I start the presentation?

We can get to that after.

Okay.

So briefly, I wanted to give a quick history of the project, where we started and where we are today. So back in December 2023, we met with city staff planning specifically to discuss a potential townhome project located on this Oh, you're fine. Located on this parcel that was in unincorporated St. Lucie County. The way we looked at it, we had the cemetery to the North and the FDOT center to the East.

So we thought this was a perfect transition zone for a townhome project. Based off of staff suggestions, they recommended that a single family be more appropriate for the area. Going off that, we developed a site plan, annex applied for annexation in February 2024 and then submitted a site plan. And then we went through the site plan process with the city. We came to this board back in May 2025, where the previous site plan was approved 05/00.

And then we got tabled at the city commission in July, updated our plans, and then came back to the Planning Board. We listened to some of your guys' concerns when it came to the bus stop being one of the major ones. So we've made some revisions to the site plan, and that's what I'm going to be sharing with you guys today. So this is the updated site plan from our last meeting. As you can see and as staff has presented, we have eliminated two units that was on the previous plan as well as incorporated a bus stop and a turnaround that is off of Sunrise Boulevard.

If you guys remember, previously, the buses were just going to stop on Sunrise and then have the capabilities of coming on-site and making a loop. We presented this to the school board. They were in agreement with it and just asked for us to provide some parking spaces for parents to wait for their children while they drop off and did pick up. Going off that, this is a section of the 4 Pier Zoning Code about what the purpose of a planned development is. This was brought up during City Council, so I wanted to touch on it briefly.

So the 10 is to establish a resilient living and working environment through the application of enlightened and imaginative approaches to community planning, stormwater infrastructure and property design, and which provide a variety of natural features, scenic areas, efficient and economical land use, improved amenities, orderly and economic development, and the protection of adjacent existing future development. So in this presentation, I've kind of broken it down for each of those items that were listed at the end. So first one was variety of natural features in scenic areas. So as you can remember on the site plan, we had three dry ponds that we're proposing for this project. Working through staff, we've presented in our landscape plans that the middle pond will be what we call a bioswell.

So it won't be just your typical sodded open space hole in the ground. This will be something that will be planted with different types of plants when it comes to cypress trees, palmettos, as well as filled in with, as you can see here, caprocks and large agrocks. On top of that, the two other ponds will be planted with existing sable palms that we're going to relocate along the banks. This bottom right hand photo is just kind of a render of what it would look like with cypress trees, spartana grass planted at the bottom and then the relocated sable palms. Talking with staff, they also recommended that we create a walking trail along our middle ponds.

We've added a mulch pond that the residents can utilize around there. Going off that, one of the other items that got brought up during the planning board was about preserving the natural trees that are on-site. So this is an updated mitigation plan that we have provided to staff. So as you can see here, there are a lot of existing oaks, pines and sables on the site. So as you can see, we've really tried to focus around the perimeters.

Those are usually the areas that require less grading, make it easier to save trees, but also it creates a better natural buffer than you can from just planting new landscaping. So along the western portion here along Sunrise, we're going be preserving 26 sable palms, 26 existing oaks, as well as five total pines. So as you can see here, vast majority of the Sunrise that existing buffer as you drive by is going to be preserved. The blue trees here on this plant are existing sable palms that are located around the site. We're going to relocate two twenty eight of those sable palms either around the dry ponds or in clusters along the north and south perimeter of the site.

This one's real quick efficient economic land use. As part of this project, we pushed our driveway as far north as we can to efficiently use the property. This allows us to create a much larger buffer on the south property line. So instead of the typical 10 foot buffer that's required for PD, we're actually providing a 36 foot buffer between the closest lot line and our property line, which is where our only residential neighbor is located. Going off that, one of things is improved amenities.

I believe on our first rendition when we submitted this to the Planning Board, we weren't showing any amenities. Since then, we've revamped that. As you can see, we've relocated our driveway to have this bus turnaround. So we provide a dog park, a male kiosk for residents to drive up to, as well as a tot lot right here next to Lot 33, and a pool and clubhouse for the residents to utilize right here across from Lot 29. The big talking point at the last pine board, like I said, was the bus stop.

So as you see here, we have the bus stop in the same location. Our plan that we've worked with staff and that we've worked with the school district now has our bus coming off of Sunrise, picking up kids at this bus stop, and then allowing the bus to come here, make a loop and then exit onto Sunrise Boulevard. Protection of adjacent existing developments. Like I stated, the main concern when it came to how we affect the neighbors was the property to the south of us. So as you can see here, there was drainage that was occurring along the south property line.

We have now are going to regrade that ditch as well as provide a 20 foot drainage easement. In between that 20 foot drainage easement and the closest lots, we're going to have a 16 foot landscape buffer. So when you take into account that our project's proposing 15 foot rear yard setbacks, we're going have about 51 feet between the closest house on our project and our south property line. So right here is just a typical buffer section, so we can show you what the neighbor what you would see coming on sunrise. So this is just depicting some of the existing pines, the existing oaks, as well as some of the relocated sable palms that we'll be planting.

Our landscape buffer also includes three foot tall hedges as well as 12 foot tall understory trees. So it kind of gives you a layered buffer between sunrise and the neighborhood. So it's not just large specimen trees that you could kind of look under and see These are just I just have a couple of renderings of what the project would look like with the landscape buffer. So this is driving on Sunrise. This right here is that existing drainage that I was referring to that we'll be putting into an easement.

So here's another angle of this. These are existing Australian pines that are on our neighbor to the South's property. So this would be the existing drainage ditch, some relocated sable palms as well as some new plantings that we'd be proposing on our landscape plan. Just one more quick. This is just looking from Sunrise as well with the existing oaks and some of the new plantings that we'll be providing.

One of the other items I want to touch briefly on is the added benefits. So we're talking with the school district and staff. We really wanted to realize that there's not really many safe areas for pickups in this area. So we're already going to be adding a sidewalk along our frontage of Sunrise, but we're also proposing an extra ten thirty one feet of sidewalk all the way here to Bell Avenue. So there's existing sidewalk right here where my mouse is shown.

So this would allow if other residents in the nearby neighborhoods would like to utilize our bus stop, because it might feel a little bit safer. We'll have a sidewalk they can use to come all the way here or even parents from other neighborhoods could come here, drop their kids off or park right here. So we really kind of the goal was this, to have a bus stop that's sheltered, that could be utilized by other people who might not live in this development. Going off of that, we also will be extending a four inch force main, about twelve ninety liter feet along our frontage here. Currently, the neighborhoods right here where my mouse are and everyone down here does not have sanitary sewer.

They are all on septic. By us extending this force main, this will give them the option in the future to easily connect to a centralized sanitary system. And then I have the developer with me who's also the contractor. So I really wanted him to come up here real quick and kind of explain some of what their architectural laws are and kind of what their plan is for the neighborhood.

Good afternoon. So just to introduce myself, Joe Shanti, Integrity First Construction is the name of my company. I've been here in St. Lucie County for about eighteen years, currently own a home on Hutchinson Island. We decided to do this and I just kind of want to let everyone know.

So I'm not a national builder. I'm not interested in these cheap for lack of other terms homes that don't provide anything to the community. Although this has been a long process, I do feel that the product that we have now and the changes that we've made with planning really gives the best that I can give to the community as far as bus stop, safety, sidewalk, forced main in the future that other residents could use, landscape buffers, pool for people. I mean this is it's I mean in my opinion above and beyond. On top of that, like the way that I build, again I don't do big developments.

We provide metal roofs, twenty five, thirty year warranties standard. There's no upcharges, impact windows, all porcelain tile throughout, no carpet. I mean it might not mean anything to you guys but it is a value to the homeowner. No Formica countertops, it's all quartz. I mean these things they're very nice houses.

We've done one before on Mohawk Avenue right off of St. Lucie Boulevard. And some of the city commissioners were out there and they love the product and just want to appeal that we've made all the concessions that the planning has asked for as well as met with the city commissioners and listened to them with the beautiful landscape buffers and somebody wanted signage up front and lighting and nature walks and all that. So I just want to appeal to all of you and hope we could give a good product to the neighborhood there.

And I'm available for any questions that you guys might have.

Okay. Yeah. You you answered my question about the force man. I was just trying to understand that kind of this start and stop of your scope of the project, but you laid it out pretty well. So thank you. All right. Any questions for the applicant?

Reconfirming what you said with the school board that setup that roundabout that position, there's some confirmation from the board itself that they really like that?

Correct. Yes. So we actually, the staff had sent it to them with the comments about wanting us to add those

sorry, I'm trying to go back

those parking spaces. So that was made and sent back to them.

Mr. Chair, for the record, the school board representative to the planning board is here and present. Could ask answer questions regarding the turnaround.

Yeah. Miss Fogarty, did did you guys have any comment on the turnaround radius of what they're proposing?

And that's what that was our other comment that we made is that we need at least 80 to a 100 feet on that rounded route to be able to bring in to make that turn. I was trying to I didn't see the revised with the parking added to that. I don't know if you can zoom into that. Has that changed?

Here. Right here. They had the parking added right there.

Yeah. The parking added, which thank you very much. And that was that was the other comment that we had provided, and then the turning radius in the roundabout. What is it?

I believe I I sent you over a a plan that showed the bus route going through there. We did an auto turn on it.

I apologize. I did not receive the turning radius. But if it I mean, on condition that there is showing that the bus can make that turn as well, I mean, it's pretty much on that one that's the only that was the only issue on us is if our bus can make that turnaround if it doesn't then we would have to do the bus stop on Sunrise Boulevard unfortunately But

Yeah. I think we could just make that a condition of approval that the Yeah. Radius complies with their minimum requirements.

Mhmm.

If you could forward that turning radius again, would greatly appreciate it so I could have it on record.

Yes, we'll do.

Thank you.

Okay. Any other questions for the applicant? Hearing none, thank you very much.

Thank you.

Mr. Chairman, before proceeding, I would like to make as part of the record two letters that planning staff has received. I believe Alicia has provided each of you a copy of those. She did. We

were reading these prior to the meeting's start.

I just wanted to make sure that they were part of the record. One is from Judy Biglin at 3950 Sunrise Boulevard and the other is from Deborah Johns at 909 West Weatherby Road. Thank you, Mr. Chairman.

Thank you. All right. So the public comment portion of this application, if there are any members of the public wishing to speak on this specific application, please come forward at this time. You will have three minutes, correct? At the podium, please sign in and state your name.

Has my three minutes started?

No. Okay.

My name is Donna Perry. I live at 5080 West Virginia Drive in Fort Pierce. And many of my friends that usually come can't come to a 02:00 meeting. So I was trying to get in all the things that they would like me to also share. We are continuing to oppose the rezoning from the R1 RL to a PD.

This piece of property is beautiful, has many large oak trees. I'm happy to see that they're saving more, but they're not saving all of them. The surrounding communities, the lots are anywhere from a quarter to and a half an acre. The proposed PD would have a density of 2.4 times the allowed dwellings for the current zoning of a R1. Preserving the land to protect natural resources, threatened endangered plants and animals without having rooftops and parking lots versus having larger lots would be something that we would hope, not only with this project, but with future projects that you guys would consider.

We really don't want to have our properties and our areas overdeveloped to cram houses in on beautiful property where you know, you're moving, you're relocating tortoises, but what about the other habitat that dwell in these places that were moving everywhere? We would hope that this would not be the case. Another thing is do we really need to have a zone change versus building something that fits our existing R1 RL that will go along with the communities in that area. And I'm not talking about Oleander, where the industry is. We're talking about Sunrise Boulevard, a place where I used to be able to ride my horse up and down the road, but now the traffic is immense.

So we don't have adequate infrastructure to support this PD, the lack of appropriate lot sizes, the overcrowded local schools, drainage issues, the concern of excess water entering our river, which causes poor water quality and flooding, and traffic concerns. This PD proposal does not fit the character of the surrounding community. And as I said, we're not talking about the Oleander. This is Sunrise Boulevard. And we would really hope that these empty lands that we keep filling up, we could start having larger lots and less rooftops and parking lots.

Because we're really losing what Fort Pierce and White City has been. Thank you.

All right. Is there anyone else from the public wishing to speak on this application? Hearing none, I would, send it back to the board for any further discussion.

Not my continue a lot of great improvements have been made with this plan site. I do see those. My continued concern is is the density. And I guess I'm just wondering how how staff as well, like, sees this as, like, a a good thing as far as the generals health and safety and welfare of the people of the area because it is it is increasing the dwelling units by by a large number. And that that was one of my main concerns besides the bus stops. So, I mean, does anybody on on this board have any opinions on that as far as the density?

I I think the the density last time we discussed this, and I I agree It's it's high. Looking at the changes they've made and looking at future land use and trying to put this together, you know, if if it just went forward with what's without being a PD, my my best guess is something like 36, 37 homes. So, you know, it's it's an increased density, but I I think they've made a lot of a lot of good improvements on it. I think it's a good product, which matters to me, as far as the homes that they're building. You know, what does it come down to?

4.16, per acre, which future land use, I think, is four. Is that correct? So, I mean, they're they've gotten closer. I wish it wasn't there, but, but but I I do hear what you're saying.

And I guess if I I think it's a great product as well as far as the construction, the amenities. It's a big improvement from what it was. I guess my question is now, does this set the precedent then for future land uses to be used in a similar way that we continue to increase density, increase density on other lots and other lands just because it's a good product and and it's a good, you know, has a good amenities. It's still is this still the right thing to do versus have the current status remain the same and the developers use what what they currently have? Like, what is wrong with that?

I've I've had some discussions, nobody on the board, but since since it came on since it came on last month. And, you know, what was discussed is really probably what's needed in areas like this around our city, not just here in White City, but as an overlay to determine, you know, what the right thing is to go there. You know? So I think we're probably a little behind on that for this project. But is there any staff comments on setting precedent?

Oh, I'm glad you asked because we we do. When we, as a staff, begin looking at land use development decisions and what we advise to developers, we look to the future land use map as the discussion that began this meeting with the comprehensive plan update. And so when we look at this particular parcel, it's residential low. But when you look at the text of the land use element, that allows a range of one to 6.5 units per acre. Then you look at beyond just the policy document, but the actual implementation of that policy through the zoning code.

And the district itself allows four units per acre. So when you when you begin to put what the developer is proposing within that bracket now I'll give you. When you start from zero, any increase is gonna look like a lot. Right? Because it wasn't there before. But when you look at density versus density in the zoning code of four units per acre and what they could actually be allowed by a simple rezoning of up to 6.5 units per acre, the 4.16 that the developer is proposing is actually relatively low compared to what it could be. Did that answer your It

it does. I I realize that, but it does not give me any, I guess, peace of mind.

I understand. Yeah. I think it I think it brings up the greater discussion about the whole concept of planned development and the cost benefit analysis for the community and proceeding that way. I mean, the the the stark contrast of this neighborhood to the neighborhood drainage is not really the way that we develop residential communities anymore. I mean, I I'm not aware of a single development like that in this city in the last decade or longer.

I mean, I live in the Merrillville Estates part of town, which was developed, like, forty something years ago back when development was like that. But there's significant trade off here. Every single piece of, for lack of a better term, public infrastructure in this site plan is going to be owned and maintained by the homeowners association of this community. City will have no responsibility to pave roads or fix storm pipes or, you know, anything within this community. And so it becomes a question is, is that worth enough to the community to allow the smaller lot lines and the higher higher density that we would see in a planned development like this as opposed to having the city take on all of that additional infrastructure responsibility?

It's a great question. It's a really interesting debate. Obviously, it's a successful business model. We keep doing the PDs. So I think that the question for this Board really is, are we safeguarding the best interest of the community as best as we can?

And you talk about precedent. Since I've been on this board, we've we've greenlit a lot of PDs. And what I am seeing is this board becoming more demanding and more interested in these specific elements and making sure that the community is getting the value that we deserve in that trade off. When I first started on this board, we would have discussion, but it was still just a lot of, you know, seven to zero approval recommendations with not a lot of conditions. And I see the trend moving towards.

We're getting more aware. So I like this I like what we're what I'm seeing here. I like the fact that we saw things that we didn't like, probably from experience and probably from other PDs that we've approved in the past, and maybe we should have asked more questions. But, you know, we we stated our case. The applicant listened.

And in the end, if this goes through, the community is gonna get a much better much better product than they would have had we said nothing or just, you know, rubber stamped this project. So I I I would encourage the the members to keep pushing this issue, keep asking these questions, keep, you know, looking out for the city at large and the community moving forward in the future. I you know, I'm not gonna, you know, address specifically the comments from from the public here. I've I've read them, and I hear them, and I do understand them, and I agree with a lot of them. But to me, it's it's it's not a black and white issue.

It's a very it's, you know, it's a very subjective thing. So, you know, it's we we just we just have to continue to understand, what these PDs are gonna mean for the community in their entirety. And and and, again, every single one of them is gonna be a unique, individual circumstance. There's no there's no rule that's gonna be able to apply to all of them.

I agree with everything you said.

Well

said. And I'll say collectively the setbacks, the movement of the plants, the truth is the lots haven't reduced 50 to 48 to me is the same number what we created which was necessary I think for us to accept this was that it was a safe condition for the bus. So we need confirmation or that which will come if this passes to make sure that the radius is correct. I have a little trouble with three parking places frankly in a developed area with who knows how many school aged kids are there. So that feels a little snug to me too.

But I think a lot was addressed. The sidewalk is a real plus, but basically down the punch list. But the three elements that were probably the biggest was the stop, setbacks were an issue and then the size of the lots. So what has not been addressed is the size of the lots. I mean 51 to 48 we created a roundabout in essence.

And maybe that's the bone of contention that we're all talking about right now. But I think the rest of the elements of it, it appears what's going to be developed is a nice community And the question is just lot size against what else is going on in the area.

I agree with you on the the lot size comment. I think from what I see, this is point almost point one five as compared to quarter acre. So, but it's still the same density on the property that I'm you know, that I consider. And I consider this is what people are buying these days. You know, this is the trend of what people want and they're looking for.

Is it what they want

or is it what people want? Yeah. A good point. That's a good point.

It's just like we we as a board You're right. Construction No. Companies put things out there. Developers put things out there because it maximizes their profit. And it's what's available. Is it really what people want? Maybe not. It's just what is there. My question is just because someone presents something that is there, should we accept it as, Oh, this is the beginning and the end. This is the problem we always want to have for Fort Pierce, Florida. That's my concern. The improvements are are beautiful, but what are we saying you want as a city, as a whole?

Any other discussion? Alright. Well, hearing no more discussion at this time, I would entertain a motion. And a reminder, if we are recommending approval, we have we're gonna include an additional condition to verify the turn radius with the school board's requirements.

I move for approval with the 13 conditions, which includes the bus radius being approved by the school board.

Second.

We have a motion to recommend approval with 13 conditions by Ms. Carter or Clemens, excuse me. Seconded by Mr. Edwards. Please call the roll.

Mr. Collins? Yes. Mr. Johnson?

Yes.

Ms. Clemens? Yes. Mr. Whiting?

I'm going to go contraire, no.

Ms. Carter? No. Mr. Edwards?

Yes.

Chair Kreisel?

Yes.

Motion passed.

Thank you. All right. We had an easy one and then a not so easy one. Moving on, we have item 6F, master plan development, another updated proposal from Pulte Cornerstone.

Good afternoon. Planning Chairman and Planning Board members. Before you is an updated proposal for Pulte Cornerstone Rezoning Master Plan Development at 2721 South Jenkins Road, parcel IDs 2324Dash413Dash0000Dash000Dash9 and 2324Dash4310001Dash000Dash2. The applicant is Leslie Olsen of District Planning Group, owner Cassie McCrane, Cornerstone Fort Pierce Development LLC. The applicant is seeking classification from general commercial zone C 3 to, Pulte cornerstone plan development PD with an associated master development plan.

The applicant is requesting approval of this master plan, with proposed two fifty unit fee simple single family residential homes, with a range of home sizes, a range of designs and amenities such as a linear park connecting a recreational area to a pocket park, providing additional buffer to the new neighborhood from 95. Just a little bit of history of the project. On 11/03/2008, city commission approved the site plan to construct 383,605 square foot commercial development consisting of eight buildings by the name of Newberry Fields. The anchor tenant for the proposed development was Target Retail Store. On December, planning board reviewed and recommended approval of the concurrent application for a future land use amendment of the subject property.

The applicant requested to change the future land use from GC general commercial to RM medium density residential. And on August 11, the planning board recommended approval of the proposed master plan development with 14 conditions. The application has since been updated with requested changes to the conditions with an additional condition from planning as well as they have changed the phasing lines as requested by planning board, and they have but they have also moved the bus stop location. In the site area is 49.92 plus or minus acres, and it's located at the Southeast Corner Of Okeechobee Road in I 90 5. The existing zoning is C 3 General Commercial.

The future land use is still currently GC general commercial. It has not the application has not been to city commission for approval for the future land use change. This is the master plan that the applicant is proposing, which is basically like a bubble plan. The applicant has since added a new illustrative site plan for you to see how the proposed site plan could look with landscaping and street trees in the amenities center location. The applicant is proposing lot dimensional standards for two lot types, a lot a and a lot b, with a depth of a 110 for lot a with a minimum 40 feet and for Lot B, minimum width of 30 feet.

The original phasing plan, as you can see before you, red is phase one. Phase two is in the blue, and the bus stop location location is on the northern end, the Southeast corner.

Let's see.

At your 08/11/2025 meeting, the planning board was concerned about the school district's approval of the school bus stop location. It was confirmed that the school district approves of a more eastern location and encourages that the bus stop locations for all developments not not to ride through residential developments. The board requested the original bus stop location and cross access be included in the proposed phase one of the planned development. The applicant submitted a new phasing plan with a new bus stop location. This is the new proposed master plan phasing with phase one to include the bus stop, and the bus stop location has been moved further south and more to the interior.

And phase two, as you can see, is to the north, which is towards Okeechobee Road. K. With the this map, it shows the addition of the original phase two line, where the original phase two line was, and it was basically removed. It also shows the cross access between the adjacent commercial property. The original bus location is in blue bus stop location and the new proposed bus stop location is in green.

Okay. Original bus route options, would have included this specific area highlighted in yellow, with the original bus stop location easy in and out along Jenkins Road. The revised, these are the potential entryways for phase one. Once phase two, is developed, then they could also use the cross access possibly. PD benefits.

The linear park leverages a creative use of stormwater facilities by transforming them into bioswales and rain gardens through which a meandering, one third of mile long walking path winds with resting stops overlooking naturalized in Lake Vistas. At the southwest corner of the property, In the terminus of the linear park lies a pocket Park where a sculptural art installation is proposed. This art installation will be visible to the traveling public on I 95 and is intended to create a beautiful and unique sense of arrival in the city of Fort Pierce. The site is designed with a grid network of streets, which has been designed to minimize lots directly adjacent to 95. The traffic analysis, the weekly the weekday daily would total 2,336 total with about approximately one thousand one hundred and sixty sixty eight entry and exit.

The highest weekday peak would be the one hundred and forty seventh entry of the adjacent street in the evening PM. This is this is the proposed street tree, the typical sections. The applicants provided two typical sections, one seventy feet, one sixty feet for the rights of ways for the two entry boulevards. All affected departments departments have have reviewed reviewed the proposed zoning atlas map amendment for a master plan with regards to consistency with the established ordinances and requirements of the city code and comprehensive plan. The school district has also been notified of the bus stop location change.

These are the new conditions for approval. Number one, a final PD plan. Final PD shall be required prior to any development activities with the master plan by HJA Design Studio, job number 2024Dash3106 on was it 06/13/2025. Number

two,

the minimum open space shall be 20% of the final PD site area. Three, the maximum density shall be five dwelling units per acre of the final PD site area. Four, the final PD plan shall conform to the requirements of the city code ordinance unless alternate standards are approved through the planned development agreement. Five, a go for charter survey shall be submitted within ninety days of the land clearing. Six, after approval of the final PD plant site plan, a detailed stormwater and drainage plan and statement shall be submitted at the time of building permit.

Seven, the final PD site plan shall be unified and controlled and property ownership. All intended to be included in the plan development shall be under the legal control of the applicant. Eight, the final site plan final site plan shall include a general description of the buildings and streetscapes, including standards of height, building coverage, parking areas, public improvements proposed for the development. Nine, prior to approval of the PD site plan, the applicant self submit a proposed declaration of covenants governing the use, maintenance and continued protection of the common open space or other shared areas within the planned development. The declaration shall bind successors entitled to and any commitments concerning completion of the project, its maintenance and operation.

10, phasing of this project will require the following at the time of final PD, the approximate date when construction of the project can be expected to begin, the number of phases in which the project will be built and the approximate date when construction of each phase can be expected to begin and completed, and a general description of the buildings and streetscapes, including standards for height, building coverage, parking areas and public improvements proposed for each phase of the development. 11, the final site PD site plan shall contain the following information at minimum a, a landscape and irrigation plan city code section one twenty three dash four of the city ordinance b, proposed lot lines and other divisions of land for management use or allocation purposes c, the location size, height of present and proposed buildings and structures d, the location and size of all areas proposed to be conveyed, dedicated or reserved for streets, parks, playgrounds, public and semi public buildings or similar uses, e, the existing and proposed vehicular circulation system, including off street parking loading areas f, the pedestrian circulation system, including interrelationships with the vehicular circulation system within the development to adjacent streets, allowing all curb cuts and sidewalks g, the existing and proposed utility systems, including sanitary sewers, storm sewers water, electric and gas lines h, the proposed buffering treatment of the perimeter of the plant development, refuse stations, storage areas or loading areas, including materials and techniques used such as screens, fences and walls 12, a plaque should be required prior to the application for building permits in respect of vertical construction.

And 13, contact the Florida Department of Transportation to ensure appropriate noise attenuation measures are implemented to eliminate the potential for traffic noise intrusion into the residential development enhancements to minimize interior noise such as, but not limited to, double glazed glass windows sound absorptive insulation and door treatments that meet HUD specifications for all units shall be incorporated into the residential units prior to granting a certificate of occupancy. And 14, the project site is party to an access easement recorded at 30932025 P G 2020 I mean, 2587 in favor of the owner of the 1.51 acre parcel located at 2627 South Jenkins Road with the subject parcel ID immediately adjacent to the north prior to approval of the final planned development site plan for any phase contemplated under the master development plan. The applicant shall provide staff with a copy recorded easement negotiated between the applicant and adjacent property owner for their mutual benefit, preserving the owner's adjacent owner's right of access to the subject site project site. I also like to add that staff the applicant had requested a change to the, I think it was, the plat condition, and we are open to to that.

I think it was yes. Number 12. So those are the 14 conditions. And staff recommends the planning board approve the proposed zoning atlas amendment with the new 14 conditions for approval. It's consistent with section one twenty five dash one thirty six of the city code and comprehensive plan does not adversely adversely affect the public health, safety, convenience, and general welfare.

Alternative actions of the planning board or recommend approval of the proposed master plan development with associated development plan with changes or alternative conditions or recommend denial of the proposed master development master plan development with the associated development plan. Thank you. I'm here for any questions that you may have.

Thank you, mister Gilmore. Can you go back to condition 12? You stated this was the condition that the applicant requested, modification. Is that modification reflected here?

No. I'll let the applicant, state. We we had a discussion about it afterwards. It's pretty much saying the same thing, but they constructed it a different way. They had actually a few others that they will be discussing that they wanted changes to as well.

Yep. Staff reserves the right to discuss those additionally Yeah. As well. Okay.

Any questions for staff at this time? Alright. I think we can go right ahead to hearing from the applicant. If you'd like to come forward, please.

Good afternoon, planning board members. My name is Leslie Olson. I'm principal with district planning group here today representing Pulte for the Cornerstone PD project. Before I get started, I have a PowerPoint all loaded up. But before the meeting, I had the opportunity to talk with the school board because we were waiting for comments from them on the bus stop. And she told me where she wanted it, and it's not where we put it. So while we were waiting, I redesigned the site plan with our applicant. And we have an updated PowerPoint. Would you mind if I loaded that?

Please. Okay.

So if

you sort by date modified

I think that one. There.

Top one.

This one.

Chairman Kreisel, members of the planning board, thank you for your patiently waiting for us today. I'm going to go quickly through you've already heard us in August, but you guys hear a lot of projects. So I want to just briefly touch on everything really quickly again. So to orient you, we are at the southeast intersection of Okeechobee Road and I-ninety 5, fronting Jenkins Road. And as you can see here, it's made up of two parcels, one kind of tucked inside of another one.

And we are across the street from a built subdivision and just to the north of another approved one. So how this process works. It requires both a future land use map amendment and a zoning change to plan development. The planning this planning board recommended approval of the future land use map amendment unanimously in December 2024. The plan development process is two steps, master and final.

And this is the master plan development. Just for your information, we are just waiting to come before you for the final. So I hope to be here in front of you in November. The planning board held a public hearing on this master plan development on August 11, as we just discussed, recommending approval with conditions. And one of those conditions required design changes to the site plan to reflect the school board's school bus stops location within phase one of the new neighborhood.

So that's why we're back today. So originally, Venice mentioned, we had the bus stop located off of an intersection between the the residential access off of the commercial access going north. As you'll recall, that commercial access is necessary because that commercial parcel isn't viable without access through our site because they're located so close to the intersection. So they need a full access intersection. And we are providing that.

So one of the things that we heard from this board was that you were interested in A, making sure it's in phase one, which is completely reasonable. And also making sure and we also heard some feedback about like, the interaction of commercial traffic with the school kids, you know, some some concerns there. And also, requirement, like, as we originally had it, its requirement for the commercial parcel to be complete in order for that loop to really work. So all good feedback. So we moved it up to this blue dot here you see.

Where it's fully within phase one, school bus can come in at the main entrance on the north and leave at the main entrance to the south. So what we heard from the school board is they'd like at catty corner across the street where the the amenity center will be and where the parents can park. Problem with that is that it's in phase two. So we're working we've been working through that. But let me just go through the rest of our slides, we'll come back to that.

So what this does is it leverages a high visibility site to establish a welcome feature I'll tell you a little bit more about that while providing needing housing close to the interstate, the Turnpike access, and to the Kings Highway Jobs Corridor that the city has prioritized. At five units per acre, which is the same density to as is to our east and to our South, the proposed residential use is projected to generate roughly 88% less traffic. I think it's more like 90% less traffic than the previous future land use. And it's designed to encourage active lifestyles and active use of the entire community with tree lined streets, shaded nature trails, and lake vistas. And as you can see here, this is the colorized rendering where you can see that really extensive landscape buffer up against the I 95 off ramp.

And up to the upper left, see what's labeled as an identity feature that's intended to be a sculptural work of art that will welcome visitors to the city of Fort Pierce as they exit I 95. In addition, we have those landscaped walking trails going through that buffer. We have bioswales, seeding areas. You see the picnic area up there against the lake. And really what's nice about the way this is designed by Todd, who's here in the audience, is that it really activates those lakes.

And it activates the edge of the community without putting walking trails in people's backyards. Because that's what you hear when people say, well, why don't you put some walking trails around the lakes? And the answer is because people hate buying homes with trails in their backyards. And so what this does is it activates those lakes. It provides Lake Fistas for the entire community.

It provides a way to go out and have a picnic out there. But none of the homes will have their backyards up against those more public areas. We'll have rain gardens in the dry detention areas, which will support that wooded vista and the neighborhood beauty. And we also have a lovely cabana pool, right here you'll see. And here's an example of the types of rain gardens that you'll see in this site.

It's shaded. It's walkable, and it's green. And it even has access to these commercial uses to our North and to our Northeast all around there. If you need a packet of screws, you can just, you know, try to get across Okeechobee Road if you'd like to and go grab those. But a lot of commercial services really close by.

This is the main entrance design on the north side. And you'll see that commercial access coming off just to the north there. And it swings down and into the commercial parcel, and that will be two way traffic in and out of there. You'll see we have a nice boulevard design as people as you make an entrance into this community. And here's the south entrance design with the same nice landscaping features with street trees.

All right. This was our new phasing plan with the school bus stop location where I had showed it before. Now, this is our new new phasing plan as of right now. So in order to accommodate the school school district's request to locate can you see my Mhmm. Can you see my cursor here?

Their their request to locate the the bus stop adjacent to this parking that is right here, we've moved the phasing line to take in that parking area and then take in this section here, which was going to be in phase two. It also incorporates this commercial drive that was a concern of the commercial property owner to the north. And then it just switches this area here to phase two. So we have two areas of phase two. And the center to the north is phase one.

So that's our new idea. Again, like I said, with this approval, you will be reducing the potential trips on Jenkins Road by about 42,000 trips per day, going from commercial general down to RM. It will provide proportionate share towards signalization of the South entrance, aligning with Independence Classical Academy. So that's a busy school. They nearly trip the requirement for signalization now.

And so since we aligned with them at the request of St. Lucie County, now it definitely needs a signal, and we will pay our our fair share towards that. Okay. So now we need to talk about conditions of approval. So we have a few that we would like to discuss and talk about how we would like to amend them.

Between myself and Lee Dobbins, we will go through these. I'll take this first one, the staff condition of approval 11. And it's something we had communication with staff about, but we didn't get to Kumbaya, as I like to say. So we have to talk it through here. Staff conditional 11 references the specific items required at final PD site plan review in order to move forward.

We don't have a problem with anything except for the fact that the code is very, very clear about what's required at final PD site plan. And what is not required in the code, and what is required in this condition are different. So it doesn't require irrigation plans. Not a big deal. But we're done with our final site plan review.

So I don't want a condition saying that we're going to submit stuff that we didn't submit. There's no requirement in this code, and it wouldn't make sense to require that the to identify the height and the locations of all buildings, because it's a residential subdivision. So what you do here is you identify how high the buildings can be, and the locations on the lots of where those buildings will go. So that has all been done. But we don't want to specifically locate the building footprint of single home, because that's generally not how you do it.

There's also no requirement to identify all the utility systems, including water, sewer, and gas lines. Those are identified after final PD. And actually, one of the other conditions of approval show that that information is required at building permit. So that one we need to change. Then final PD application review has been complete. Like I said, these items haven't been requested. And I just don't want it to muddy the waters. So that's my only concern on that one. So we'd like to eliminate that condition because all of those items are covered in code. And then staff condition 12. I'm going to have Lee Dobbins come up and talk about plotting.

Good afternoon. Lee Dobbins. Lee Dobbins with the Dean Mead law firm, here in Fort Pierce. So condition 12, that says a plot shall be required prior to the application for building permits in respect of vertical construction. And, actually, in 2024, there was a Florida statute that was passed by the legislature requiring that cities that are above a certain size, and by my reading of the statute, city of Fort Pierce appears to be one of those cities, that they have to establish a procedure to allow developers to pull building permits for residential developments before plat approval.

And the developer can pull up to percent of the homes in the subdivision. They can pull building permits. They can go ahead and get started on their construction. They cannot sell those. Let's be absolutely clear.

They cannot sell those until after the plat is approved and recorded. But they it was the idea of the legislature that they wanna help smooth the process for residential development to address the housing needs in the state so allowing for pulling those building permits before plat approval. So I think this condition actually violates the requirements of the statute. If the intent and I believe the intent is just to make sure that the platting procedure is followed and that the plat is obtained before homes are sold, I would suggest alternate language and we're suggesting some language as you see highlighted in the middle there. The property may not be subdivided into single family lots unless the applicant obtains subdivision plat approval in accordance with all applicable city code requirements.

So we would ask for that change to this condition. I will turn it back to Leslie for the next item. Thank you.

You can tell there's a bit of a height discrepancy between Lee and myself.

All right.

So, here we go. Put my reading glasses back on. So staff condition 13, this is about noise abatement. Concerns regarding you know, any noise that could get to the single family homes from I 95 because of its proximity. Fortunately, we are a little bit off of I 95 because we're on the off ramp, but it's still a reasonable concern.

This, particular condition of approval, though, the wording is a little too vague for us. We're concerned, about how it will be implemented at the time of building permit. So the the condition of approval says contact the Florida DOT to ensure appropriate noise attenuation measures are implemented. And the enhancements that are listed, such as, but not limited to. So I'm a little confused about what is required there.

You know, is it all those things and more, or some of those things and maybe more? So double glazed glass windows, which Pulte had already proposed. Insulation, which, of course, you know, would be a part of it as well. So what happens when you get to the building permit stage after you get through your site plan process is that your building permits go to the plans reviewers. And the plans reviewers are going to look through it and say, does this meet the code?

And then that goes to zoning, and zoning is going to say, it meet the requirements of the approved plan development? And how about those conditions of approval? Have those been met? Can we issue this building permit? And I don't know how either the building reviewer, the plans reviewer, or the zoning reviewer would look at this condition of approval and know if it's been met. Furthermore, so that we could get some more specific specificity from FDOT, we reached out to them and said, you know, what else you know, we're looking at double glazed windows. Is that is that an adequate sound mitigation measure? What else do you recommend? And this is the response from Larry Hymowitz with FDOT. He said, I don't know.

I can't validate whether that will be effective or not. But it does look like you've put in a four foot berm and an eight foot wall. And that should be an effective measure to mitigate for sound. So he seemed to indicate that he was happy with the steps that we had taken. But he didn't have further comment.

So if we're going to come up with a noise mitigation comment, a condition of approval, I'd just like it to be really specific so that everybody understands what's going to happen. So then so our alternate is that we would commit to the laminated insulating glass in addition to that berm and wall. We like the specificity of it. We're happy to hear your feedback. And that just creates a clear requirement that all parties will understand how to implement it.

The builder, building plans reviewer, and the zoning reviewer. Last one, I think, yes, is the easement. So I'm going to ask Lee to come back up. I guess we should have switched it, but anyway.

It's okay. We're going in the order of the conditions. Sorry for the the tag team. So, this condition of approval relates to an access easement. The the project site is party to an access easement recorded at such and such in favor of the owner of the 1.51 acre parcel located to the north of this site.

Prior to approval of a planned development site plan, the applicant will provide staff with a copy of the recorded easement negotiated between the applicant and the adjacent property owner for their mutual benefit, preserving the adjacent owner's right access to the project site. So basically, there is currently an access easement for the commercial property owner to the north. And that's because with the location of their property so close to the intersection, they can't get full access there. The best they can get would be right in right out. They have an easement on this site that would allow for an entrance going up to the commercial site.

You saw that on the site. So there's an existing easement in place that is not where our commercial access is shown currently on our site plan at some of the further to the west. This condition is saying prior to final site plan, we would enter into a new easement or a modification to existing easement. We've got no problem with this other than the timing prior to final site plan approval. We would like to have it tied to plat approval.

The reason being, we're going to need to enter into that amendment to the existing easement. It makes more sense to have our site plan nailed down first because what will have to happen for that amendment to easement, we're going to have to survey or prepare a sketch and 've given a draft of an amendment to the owner owner of of the property to the north and it's under review by their attorney. They're in the audience. Hope to talk with them after the meeting about comments on that. So we're working forward in getting that amendment to the easement.

And the reality is even if we didn't have this condition, we still need to enter into that amendment with them. Because right now, they've got an easement that's going to go through a bunch of our lots somewhere where we don't want it. And so, we're going to have to get them worked out with them, so we can locate it to where it needs to be. So, long story short, we would just like to have that change to prior to plan approval as opposed to final plan development. And just as a general housekeeping matter, we're not expecting to work out the exact language of all these things with you guys here today.

We would just like as a condition of your approval to hopefully give us the authority to work these out.

Okay, in summary, we believe that this PD delivers high quality, low density housing with a mix of home types to meet our diverse community needs, helps alleviate region's housing shortage through thoughtful residential development, creates a resilient, amenity rich neighborhood with convenient access to schools, jobs, and essential services, and features safe features safe shaded sidewalks that support walkability ability and safe school bus waiting. So we are available for questions and if there's conversation after public comment, if we could reserve some time to respond to that.

Absolutely. Alright. Any questions for the applicant at this time?

I do. If we could go back to the revised plan. We had Phase one and two that you changed out. Is there a better can you zoom into where exactly the bus stop is with that little bit of change out?

The bus stop, do you see I don't know how to zoom in exactly, but do you see where this Y of the sidewalk is? It comes off the road here, goes north or goes west here and then north this way. The bus stop would be essentially right here where that where that sidewalk comes off so that the kids can just hop right on the

bus. Okay.

And before at the whatever that intersection is, I'm seeing an asterisk. Is that where it was before? What's that asterisk?

One is Yeah. Where

we were going to put it.

Yeah. And so you moved it quote across the street.

That's right. Yeah. Good. And

miss Fogarty, your your plan for the bus route through these streets included in the new phase one, this is acceptable for you as far as turn rate is is length of travel distance and all of that?

Yes. It is. As As my comment was submitted, sorry it was last Friday when I submitted the comment, but my comment to Mr. Gilmore was that we would like the bus stop to be moved to the amenity center which was across the way and that our bus will utilize the shortest distance possible to come in and come out, and we had notated that that first round there. So if you see that the bus will come in and then come out, so it will use that side street to come either in or out in that development there.

You. Any other questions for the applicant? Before you step away, I just wanna ask staff, any initial concerns with the recommended revised or requested revised conditions that you would like us to consider?

I think the applicant suggested that we go through public comment, and then we could have that discussion amongst the board, staff and the applicant. Okay. If that's acceptable. Absolutely.

All right. Thank you, Ms. Olson. At this time, we would open it up to public comment. Any members of the public wishing to speak on this application, please come forward this time.

Please sign in and state your name.

Thank you, mister chairman. Good afternoon. Nicholas Giesler, attorney with Bartlett Load, Heinz, Thompson and Angelo's. I'm here on behalf of FP City Shops. And Ken Simmigrand, the principal in that entity is here as well. And we are the aforementioned commercial property owner just to the north of the development. But at the outset, I would say we're in support of this project. We thank ULTI and also the planning staff here

to

work in conjunction with us to develop a plan that made sense. You know, there were issues at the outset related to access and if the traffic all made sense off Jenkins Road and we're able to work all those issues out with the city and also with the engineers at St. Lucie County, we all feel comfortable about that. We had some questions about the phasing, which I think hopefully got answered today with the new phasing plan. It appears to us our issue is the access road, the commercial access road, which appears is inside of phase one.

It's not just access to the property, it's also access to the access, which is a concern to us. And it looks like that northern entrance will be worked out in phase one. We do have some questions about what win in phase one. Phase one is a big area. So, I would imagine that the school board also has the same questions to ensure that that happens at the outset. So, all that access is worked out. And again, I'll say this that we are in support of the plan. We do not want to become an obstacle to all these development. And thus far, we have been able to work collaboratively and see no reason why we won't continue to do so. We do have an issue with their proposed revision to condition XIV.

And I believe they're proposing that the access agreements, the revised access agreement that we're working out would not be necessary until plat approval. But, you know, as we heard today, their intention is to begin pounding nails before that flat approval takes place. And I just don't think it really makes sense to wait. We don't see a reason why we can't work out and finalize and execute and record an access agreement. As Mr.

Dobbins stated, we're going to you know, we've been working on it and we're going to get to work on it as soon as this meeting is over. But I don't see how a site plan could be approved with, as again, mister Dobbin stated, right now, the existing access easement goes right through somebody's kitchen on on the existing site plan. So I don't know how that can be approved until we move the access easement, which are all in agreement to do so. And we have just as much of as a desire to get this done quickly as Pulte does. So, again, we're in support of the project with that one slight caveat that we would like the condition to read as it currently is proposed by staff.

Thank you, and we're here in the audience if you guys have any questions for us.

Thank you very much. Any other members of the public wishing to speak on this application? Seeing none, I'll send it back to the Board and additional discussion on these revised conditions.

Mr. Chairman, if I could just start off before we start negotiating in front of the Board. As you've heard this afternoon, the applicant has raised concerns with several conditions of approval, most of which have been previously reviewed by the applicant's legal counsel, planning staff, as well as office. It is staff's opinion that conditions of approval should be worked out prior to review by this board and be relatively unchanged as as the project proceeds to City Commission review, except for those imposed by the Planning Board, which neither staff nor applicant would have be privy to. The requested changes approval are in part why this project is before the board once again.

This said, staff is open to this discussion if the board would like to entertain it. The applicant has provided you as well as staff a list of objections to eleven, twelve, thirteen, and fourteen. And my next question is, you still objecting to number seven? Because at one point that was a concern. So I would suggest discussing them one by one as provided in the applicant's presentation, and we can just get on down the road with this.

But I can make you a promise. Yes. Other projects will not have this type of discussion. These projects will have conditions of approval, if any, worked out prior to reaching this board because that's the way that's the way things should be done. That said, let's talk about condition number 11.

I have a question. So why don't why why are we not waiting then for these conditions to be settled with between the developers and and city. Why are we discussing this now? I mean

That's a very good question. I mean, so the to you to staff. Yes, sir. Your preference would be that these negotiations would happen at the staff level with the applicant, not here in this public hearing. Is that correct?

Let me back up. As a matter of course of day to day regular doing business, Yes. In this particular instance, in order to keep the project moving forward through the review process, I think that we can reach a fairly simple compromise on what the applicant has raised as well as staff's review of these comments.

I have

a comment.

So sorry.

Go ahead.

As the senior member of

this

board, I'm gonna state out front, I feel very uncomfortable with this because anything we do today has not been reviewed by legal.

Staff shares your discomfort with that.

In the past, during my tenure, we used to have a legal representative present to address some of these issues. We no longer have that in place. So I would like to have it on the record that I personally feel uncomfortable moving forward with end of this discussion. Mhmm. Mister Collins?

So what are we exactly being asked to do, and who are we being asked to do it by? Like, is it staff and the applicant, or is it I believe so. And what and sorry. We're supposed to be part of the negotiation on these items, on these conditions. But that that was Is that true? Right now is what we are.

That's correct.

To And Directors. Have the Board some staff to work out these conditions that are approvable before we come back to you again next month for final PD.

I think the venue is somewhat irrelevant. I think it's gonna be more productive and direct for you to have these negotiations in another setting other than this meeting. I share miss Clemens' concern, and would only be willing to proceed today, you know, assuming fifteenth condition that any revised conditions were negotiated today be reviewed by legal before we proceed to the next step. That being said, I think everything that this planning board is primarily concerned with has been addressed in the new new phasing plan. The specifics of these conditions, although not unconcerning to us.

I think the specific details are more of a administrative nature, less to do with the more subjective elements of the PD. And I I I I kinda feel like it would be more more acceptable and and and just a better idea to proceed with knowing that these will be negotiated and agreed to prior to going to final. If that means that we can get them there without having to come back here, that's great. But if not, then that's the process. I don't like that the government works at such a slow pace, but sometimes it has to.

There's too many moving parts for me right now. And I think it ought to go back. I'm also uncomfortable that the Director of Planning isn't here currently and I know that he'd be back in the process too, but I'm uncomfortable going forward right now.

Well, what are our options at this point?

I think you either allow the deliberations or punt. I would like to to mention that a lot of the items that the applicant has brought up are rather minor with regard to technical aspects of what staff has requested. I would suggest, though, that condition number 13 is one that has been raised by both this board commission as well as FDOT. And it's the sound attenuation with proximity to I 95. So just briefly, I would like to address that particular one so that the applicant has relatively straightforward and direct understanding of how we would like this particular particular condition to proceed.

The applicant rightly so has questioned how they will be how will how will they know if they've complied with this condition? Because it's sort of broad and not directional. And to the applicant's point, the language is a bit vague. And so staff is proposing this alternative, not for the board's consideration, but for the applicant to take to heart. The following would be a modification to condition 13, which will get worked out.

Prior to Platt approval, the applicant will conduct a highway traffic noise study per the FDOT PD and E manual Chapter 18 to determine what, if any, noise attenuation measures should be implemented to eliminate the potential for traffic noise intrusion to the residential subdivision. If the study determines a sound attenuation well is warranted, it shall be constructed to FDOT standards and be submitted as part of site development building permit. With that said, we would also suggest that we agree with the adjacent property owner that condition 14 continue to be a condition of final development plan approval simply because once that final development plan is approved through the city commission, that entitles the applicant to do exactly what they wanna do and and plot. And, the applicant's attorney even mentioned right now that easement is running through what might be somebody's kitchen. So it's better to have that resolved prior to final development site plan approval.

Can I respond on this? Let me talk about the easement one first. The easement is my client's problem to fix because if we have an easement through our property that prevents us from being able to sell homes, sell units, that's a problem for us that we have to fix. Obviously we can't go forward without that being fixed and it's not uncommon to have to get easements released after site plan approval. Oftentimes in a piece of property you have utility easements, FPL easements, different types of easements that need to get moved.

You don't typically do it until after you get your site plan approved because until you get your site plan approved you don't know if things are going to move around. Once you get your site plan approved then you'll go to the utility department and say, hey, we need to move this easement that goes through here to this location that conforms with the site plan. So that's how that's typically done. Again, even if you didn't have the condition, any kind of condition regarding this at all, Pulte would have to address getting that easement moved because they can't have an easement going through a bunch of their lots. They have to move it to where it comports with whatever the final approved site plan is.

And lastly, with respect to the existing easement, the easement there now says that the developer has to build the access road within three sixty five days after beginning site work and the amendment that we have given to them contains the same language. Before we begin mass grading on the site, within three sixty five days of that we have to build the access easement. So again, we would like to tie it to plat approval. And with respect to condition 13, I really can't speak to that. It says we've got to go get a sound study to see if we can comply with FDOT standards.

I'm not a sound engineer. I don't know what would be involved in that, but that sounds like it would be time consuming. So I have concerns about that.

Alright. Well, I think I've heard what I need to hear, and that is just what we thought, that this is gonna require more discussion than I think we're gonna be able to accommodate in this meeting. I would like nothing more than there to be a path to the November meeting that you intended for final. I don't know that that's possible at this point. I want these negotiations to continue. I want them to be agreed, and I wanna have a set of conditions that are no longer in dispute so that we can vote on it. We need that so that we can move forward. And with that, I think we have no choice at this point but to table this this item to our next meeting.

Mr. Chair, can I there's one key element that I need to address if you would please allow me to? Okay.

Go ahead.

The condition regarding the required elements of the final PD. Because that's ready to come back to this board, we are willing to come back to this board again after we work out these conditions of approval. We would really like to have you hear the final PD next month as well. So we'll bring the master and the final back to you. But if that condition of approval is still there, we won't be compliant with it.

So So that's a

I just need to know that we can move forward with a final PD while we work out these conditions of approval with staff.

I thought I heard the board say that they wanted us to work that out before we get back to any kind of negotiations on it. Further discussions of the conditions approval are sort of moot at this point.

So we will not be bringing the final PD forward in November then? I don't know. I'm just trying to figure it out.

I've been trying to figure it out too. Alright.

We need these conditions sorted out before we hear you back here. So Thank you, sir. There's there's no other way to proceed at this point. I I think what you're suggesting is that you would come back for both in the same session.

We would prefer that. Yes.

Which we've done that before. And I think assuming that everything can get worked out is a very realistic possibility, and, hopefully, that works. So, you know, the there there's nothing that I'm seeing holding up the final that isn't tied to resolving these conditions. So, you know, moving forward, this board has been very happy with the way that your development design has come along. There are a lot of very fantastic features. We are all in agreement. This is a very good plan development for this community. There's some details we have to work out. Let's get them worked out.

Very good. Thank you.

Alright. So officially, I believe we need a motion to table this item.

Just ask for one clarification.

Yes.

Where is this whole parse these parcels at with County Commission? Has future land use been approved? Or where where what have they done?

The future land use amendment is still on hold until the master. It's been requested that the future land use amendment for city commission go along with the master at the same time to city commission.

So going back to December 2024 that this board has heard nothing has gone to commission yet?

Correct.

Okay. Thank you. I'm sorry. You're looking for a motion.

Yeah. We need a motion to table this item.

Motion. Yeah.

I move that we table this item.

Second.

Alright. We have a motion to table this application by miss Clemens, second by mister Edwards. Please call the

roll. Mister Johnson? Yes. Miss Clemens? Yes. Mister Whiting? Yes. Miss Carter? Mr. Edwards? Yes. Mr. Collins?

Yes,

ma'am. Chair Kreisel?

Yes. All right. Moving on. Item six gs, site plan, Bev Smith Kia.

Alright. Good afternoon.

We

might take a recess maybe after this this next one. We've been here a while. Let's see let's see if we can get through. You got an easy one for us?

I hope so. I believe so. Yeah.

So again, on behalf of the planning department, we bring before you a major site plan for Bev Smith Kia dealership, which is located at 55560 South US Highway 1. The applicant is MBB Engineering Incorporated, represented by Aaron Bowles, and the property owner is Nicholas Smith. Parcel ID is 340350203020004. In summary, a major site plan application has been submitted for development and design review. Beth Smith Kia is seeking approval to develop a new car showroom and dealership building.

The property zoning is c three. Future land use is RL, low density. Here is the site location of the, area, which is approximately 9.63 acres. Again, the future land use is RL, low density residential. Zoning C3, general commercial.

Site plan details. The overall building footprint is proposed to be 40,791 square feet. Building height, 45. Parking total, four eighty seven, which is broke down to four eighty spaces, seven ADA. Two eighty four of those spaces are reserved for car inventory.

A car wash will be on-site as well as a wet pond over an acre. Here is a building design with the renderings and the proposed colors. And this shows the east, west, south and north elevation of the new design building. Landscape plan. The design requires a total of two eighty six trees.

The applicant is proposing to provide those trees. In addition to trees, it requires nine twelve shrubs. The applicant is proposing to provide nine thirty one shrubs. And we see the 10 feet landscape buffer that surrounds the property. Staff recommendation is approval of the site plan with the following five conditions.

One, prior to the issuance of any site clearing and demolition permits, the applicant shall provide a tree mitigation survey and coordinate with the city of Fort Pierce Arberus for the required mitigation of the city's regulated trees proposed to be removed as a result of its site development and construction activity. Number two, prior to the issuance of final certificate of occupancy, a landscape maintenance agreement shall be approved and submitted. Number three, NSLR WCD permit will be required for outflow in Canal No. 17. Number four, striping and wheel stops will be required if the car inventory spaces are later converted to public parking.

And number five, an updated environmental assessment report is needed prior to the DPCR submittal. Additional recommendations would be to, one, recommend approval with additional conditions or, two, recommend disapproval. Thank you.

Mr. Driver, could you go back to the recommendations or the conditions page?

Thank you. You're welcome.

Any questions for staff? We had discussed looking at this this year, the elevations, the the architectural components. How would you evaluate this elevation building design with the architectural standards the city has put forth?

How would we evaluate it?

Yeah. Do you feed do you see this building design in compliance with our architectural guidelines? For car dealership?

Mhmm. We do.

I was just commenting on the, you know, west elevation being the visible portion of the building viewable from US 1. That while the showroom section what I assume is the showroom section of the building looks very nice and front facing, the, remaining portion of the building, seems kind of flat architecturally. I guess we can bring it up with the applicant when he comes forward to speak. Any other questions for staff? Alright. If the applicant is present, please come forward at this time.

Good afternoon, Chairman and Board members. My name is Aaron Stanton. I'm with MBV Engineering. I'm the representative here for the applicant. I've also got Mike Smith here as a representative for the owner.

And as far as the architectural, we're complying with corporate Kia. They have some standards and we also are complying with city of Fort Pierce standards here for the architecture as well. We don't have the architect here to speak to it, but we've met all the codes that were required. We provided the color boards in addition and one thing I wanted to say is I think the app in the report it said that we were 45 feet. I don't know if that was a maximum, but we are only 25 feet in height.

And typically the showrooms are they have glass and they've got some kind of showroom elements as you would speak to. The other part of the building is the service bays and typically those are they can be a little drab and kind of plain, but that's kind of what most car dealerships are. And I'm here to answer any questions you might have other than those.

Any questions for the This is a very straightforward application. That was really gonna be my only comment. I would just ask that you at least, you know, consider something with that northern edge of the end of the building. It could even just be finishes, not necessarily architectural features, but Okay. Just something to break up the visual look, you know, as as viewed from US 1.

Yeah. We will have a a nice we have a nice landscaping plan. This building sits if you want to go back to the site plan, it kind of sits back from the frontage of US1. So what you're going to mostly see in that low profile, you're going to see a lot of hedging, a lot of vegetation on the western property boundary adjacent to US1.

Ms. Driver, could you go back to the site plan?

The site plan.

So you can kinda well, no. That was good actually with the landscaping. Yeah. You go. So we do have some trees along US 1 there that will kind of break up, you know, just the look of a dry building right off as you go by it.

Alright. Thank you. Any other questions for the applicant? Hearing none, thank you very much for your time.

Thank you.

Can you please sign in Mr. Sinton?

Yes. Thank you.

At this time, we would open it up to public comment. If there are any members of the public wishing to speak on this application, please come forward at this time. Seeing none, will send it back to the board for any further discussion. Hearing none, I would entertain a motion.

Motion for approval with the five conditions.

Second.

We have a motion for approval with five conditions by Mr. Collins, second by Mr. Whiting. Please call the roll.

Ms. Clemens? Yes. Mr. Whiting?

Yes.

Miss Carter? Yes. Mister Edwards?

Yes.

Mister Collins?

Yes, ma'am.

Mister Johnson? Yes. Chair Kreisel? Yes.

Okay. Does anybody need a break? Yes. Yes? Let's take a five minute recess, and we will reconvene our last item. We left off item six h, major site plan amendment, precast specialties.

You all see my screen Good afternoon, board. My name is Chris Senesen, assistant director of planning. Our next project this afternoon is Precast Metal Specialties major site plan amendment, PZ Site 2020 Five-seventeen. The applicant is Mark Landsman, represented by Haley Ward. The project site location is 3898 Selwitz Road on Parcel 24325 Hundred-one-five.

The applicant is considered is requesting consideration of a major site plan amendment. Phase one would include the construction of a batch plant and Phase two would include the expansion of an officeworkhouse or workshop with associated site improvements. So Phase one would be the batch plant with associated site improvements. And Phase two would be the addition of the office and workshop with associated parking and site improvements required by that phase. Some of the history for the site.

It was originally annexed into the city limits in 2004 via ordinance K310, designated with an IH or heavy industrial zoning. A raised zoning from IH industrial heavy, which was a St. Lucie County classification to I3 heavy industrial was granted by ordinance sixteen-twenty six in November 2016. The project the approved project set out to develop a 76,100 square foot precast concrete production facility in multiple phases located on the 75 acre parcel located at 3798 Selvitz Road. The concrete operation has been in operation since twenty seventeen, twenty eighteen.

Just to give you a little bit of site location, believe that is Cross or Glades Cut Off, and then Silvertz North, South, and Edwards. Again, this is a 75 acre, site. The existing zoning is I three. The existing future land use is heavy industrial. And then you see some of the phasing.

Phase one is indicated by this box that my cursor is circling. That includes the batch plant, along with the associated site improvements for some part for material bins and circulation of vehicles. Phase two would be this much larger well, maybe not much larger, but the secondary box, which would include expansion of the roadway down to an office workshop area associated parking. One of the great things, and it's a little hard to read on this map, but the landscape plan includes a tremendous amount of vegetation buffering along the property line as well as the detention facility to the Southeast of So the project one of the things that staff has worked out with the applicant is a timetable of development. Phase one would include the batch plant, aggregate bins and washout, the treatment pond, dispatch office and three parking spaces and the landscapingwall to begin by January 2026 and be completed by December 2027.

Batch plants are fairly easy to set up. It's the other site work that may take a little bit of time. Phase two would begin in January 28 and would include parking lots and lighting, drainage infrastructure, water main extension and hydrant, grinder station and force main, and the removal of temporary trailers. That would be completed that phase would be completed by December 2030. Here is an elevation of the proposed, I believe this is the office to be constructed in Phase two.

So recommendations based on findings that the proposal is in compliance with the comprehensive plan and that the proposal promotes the public health, safety and general welfare through site design and infrastructure improvements. The proposed and revised application meets the standard standards of the city's code of ordinances. Therefore, staff recommends the planning board move I'm sorry. Forward the application subject to the eight conditions as noted with a recommendation of approval. If moved to city commission, all relevant documents will be updated to reflect the determination of the planning board.

First condition would be the timetable of development that I reviewed just earlier. The second is that a full calculation and proposed tree mitigation shall be approved by the city arborist prior to commencement of phase one. Number three, the property owner shall be responsible for maintenance of trees through landscape maintenance agreement. This responsibility includes the replacement of unhealthy and dead trees. The property owner shall submit to an on-site inspection of the planted preserved vegetation twelve months after the issuance of the phase one certificate of occupancy.

If it is determined that planted vegetation is dead, disease, or otherwise not in compliance with the provisions of the code or original approved tree mitigation plan, the property owner shall be provided notice and directed to correct any such deficiencies and replace all noncompliant materials within sixty days. Number four, no use shall exceed the applicable City Of Fort Pierce standards for noise. Number five, the hours of operation for the facility shall be limited to Monday through Friday from 06:30AM to 8PM, and Saturday from 7AM to 8PM. Sunday, there would be no operations, and there would be strict quiet hours from 11PM to 7AM. The applicant number six, the applicant shall implement the heavy duty white sound smart reversing system alarm or similar to reduce as far as practicable the noise impact of reversing trucks and other equipment prior to completion of the batch plant phase one.

Number seven, prior to commencement of Phase one, the applicant shall coordinate the approval of the erosion and sediment control plan with the city engineer. The plan shall relate to the sequence of construction of the development site, including stripping and clearing, rough grading construction of utilities, infrastructure and buildings, and final grading and landscaping. Sequencing shall identify expected date of which clearing will begin, the estimated duration of exposure of cleared areas, areas of clearing, installation of temporary erosion and sediment control measures, establishment of permanent vegetation. All erosion and sediment control measures necessary to meet the objectives of the city code of ordinances shall be maintained and in place throughout all phases of construction and after completion of development of the site. And number eight, all applicable state and federal permits shall be attained prior to commencement of the development.

And the alternative, the Board could recommend approval with alternative and additional conditions or disapproval. With that, I am open to any comments or I'm sorry, questions of the board.

Questions for staff?

Yes. Can you go back to the phasing?

Yes, ma'am.

Is that this is the one?

The slide with no. The the with the The the date.

Timetable? Okay. Just a sec. Right here.

I noticed that you have dispatch office and parking spaces in phase one, but I was on the assumption that the office space and the parking were gonna be in phase two?

It's a good question. I think what you're gonna find is there is a a scale to those buildings. One is much more temporary than the others, meaning that the dispatch office is likely very small and a temporary construction type trailer, but I'm gonna let the applicant detail that out. But the other is a more permanent location for those operations.

But I don't see any building located in Phase 2 at all.

Oh, let me let me point that out to you.

I'm saying on this on your time sheet.

Oh, I understand. We will we will certainly need to update that. Thank you for pointing that out.

That why I'm I'm confused as there there shows no building.

You're you have an excellent point. And, if that is an acceptable amendment, we would prefer to have the building constructed within the time frame of phase two outlined in the staff report.

All right. Any other questions for staff? All right. We have the applicant here. Please sign in. State your name.

Good afternoon, mister chairman and members of the board. For the record, my name is Mark Lanzman. I'm the engineer working on the project with Haley Ward representing the, client here who's also in the room that can answer any questions. We do believe that this project is going to be an enhancement for the community as the first phase of development, the batch plant, is gonna reduce truck traffic. So currently, concrete is made off-site and trucked into the site.

The batch plant will reduce the truck traffic and allow for the client to create this concrete on-site. We do have a small dispatch building right underneath phase one at the top of where we have the dispatch office and the three parking spots. That's what's gonna be developed within phase one. Also in phase one, we're gonna enhance the landscaping on the southern property boundary, which is going to screen the residential properties to the south here. Phase two, when that comes online, that's gonna be in a public benefit as we are going to extend the water main from these Fort Pierce Central High School in the East all the way to the western property boundary.

We've already worked that out with FPOA. They're willing to work with us on an easement on their southern property boundary, and they're eventually going to tie into the West to improve the water distribution system. Currently, the site is served by well and septic. So we are going to have potable water with phase two. And then when phase two comes online, we have the temporary trailers are taken offline and the buildings are developed. We're going to have a grinder system with a force main that connects out the selvits. So we're gonna come off of well and septic, and we're gonna be served by FPOA.

So, you know, for those of us, including myself, not super familiar with the type of process going on on this, can you describe the the batch plant development? Like, you know, what is the batch plant doing? What is what is that adding to the site? Go ahead. Or Probably have a

little more details when it comes to day to day activities.

We are a traditional pre caster.

Can you please state your name for the record?

Oh, I'm sorry, Dean Locke.

Speak into the microphone.

We are a traditional pre caster. We manufacture structural products for commercial buildings throughout the state. And we also are a utility contractor. We make all of FP and L's poles, a host of underground utility products, a lot of things like that.

So is batch plant a structured building of some kind? Or is it all

It's a batching system. Currently, our concrete is made and brought onto the property. We would make our own concrete at that point. It's more of a piece of equipment than it is a building.

I guess my question is in relation to impacts on the neighboring properties. Is the batch plant going to represent a a greater amount of particulate distribution in the air than what you're currently doing on-site now?

I don't think so. It's gonna be governed by DEP, and it's got a lot of equipment in place to contain that. Okay.

We are proposing wash down areas in phase one that goes along with the batch plant. And we are currently under jurisdiction of DEP when it comes to air quality, meeting all DEP standards for air quality, which we have to constantly go to the state for approval. So as long we're always gonna meet those air quality conditions of the state.

Mhmm.

Yeah. I see the the the opportunity for the community with your site plan here is, you know, obviously, the extensive site work that you're proposing here, the addition of the trees, the more reinforced retention. We've had a number of applications come before this board from some of your neighbors just in the time that I've been on this board and the operations going on in this area are, you know, a subject of some concern. I would evaluate it as probably not the greatest planning ever done in the history of community development. But, you know, being being being what it is and, you know, the situation that we've all inherited, it does sound like you guys are being as good of a neighbor as you can be considering the operations that you have going on.

I I actually implemented a couple of these conditions. So the operating hours have been implemented already Mhmm. And the the white noise has been in effect for probably about the last six months.

Excellent. Yeah. I understand that that's that that the backup noise from the trucks was a a repeated complaint from some of the adjacent properties. Alright. Any other questions for the applicant?

What you said right off the top, the batch plant. In the presentation here, was there any elevations of any? No?

Sorry, I have a hard time keeping my mouth shut. For the record, Brad Curry with Haley Ward. You can see that the location of the Batch Plan is in an extreme northwest corner of the property. And I don't know how many people an area would probably be nice to show that we are located quite a bit distance off of Selvitz and there's actually like an easement that we cross. And we cross like three other concrete places and then the guy just to the north of us is an asphalt place.

So it's not like we're in I know there are some single family stuff to the south of us, but where we've located the Batch plant is quite honestly the most industrial part of the property, meaning that it's up next to other industrial pieces. And then in addition, this application will increase the buffering along the southern property line. I think we can all think that being next to an industrial development like this probably doesn't make the most sense, but we're trying to make the best out of what we've got by increasing the landscaping. And again, the impact on the roadways, don't I mean, every piece of concrete currently that gets poured in this area comes from a truck that has to drive down Selvage Road to get to this site. So this will actually bring the concrete manufacturing on to site.

So they'll bring one sand truck of sand, one truck of concrete, that sort of thing once a week instead of 10 trucks a day. So it's a significant improvement to the community.

Thank you. All right. At this time, we would open it up to public comment. If there are any members of the public wishing to speak on this application, please come forward at this time. Seeing none, I'll send it back to the board for any further discussion.

Was this by a a school that

Central High School is to the East.

Right to the West. Okay.

East. Or you said the East. Yes. Sorry.

I will say as a senior member of this board once again, I remember when you guys first came to us back in however many years ago. It was a big concern was about the dust and stuff like that, and I know that you all have been in existence for many, many years prior to now. It's not like you all are bringing a new business to this community. You're just elevating it. I hope that you all will maintain that clean environment and continue to bring new jobs to this area.

That's it. It.

Alright. There's no further discussion?

Sorry. I think it's a great site plan. I'd love to see existing businesses expand, and it looks like you went above and beyond what what we'd be looking for. So

I I guess I mean, speaking of, like, dust, you're reducing the noise pollution. They're they're reducing the noise pollution, which is great. Mhmm. I mean, are there any concerns about dust? Because, I mean, they're gonna produce more dust.

And even though there's requirements to mitigate that, it is still an increase for the area in totality. A school being near, you have residences nearby as well. That's an issue, I guess, concern for me just in general for having this than concrete being made on-site and producing more air pollution. Whether it gets approved or not, I need to state

that Mhmm.