City Council - Regular Meeting

Good evening, everyone. And welcome to our city council meeting this Tuesday, May 26th, 2026 at 6 0 4 PM. Madam clerk, please call the roll.

Councilman Morgan. Yes, ma'am. Councilman Pickett.

Yes, ma'am.

Mayor Martin. Here, ma'am. Councilman Bonner.

Yes, ma'am.

Vice mayor Carballo.

Here, ma'am.

Please stand for the invocation and the pledge.

Almighty God in heaven, we ask thy blessings upon those gathered here this evening and upon all the citizens of Port St. Lucie. Look with favor on our leaders and give them the insights, the wisdom, and the patience to deal with the problems and tasks coming before them. Bless their work and their deliberations. Amen.

Amen.

I pledge allegiance to the flag of the United States of America.

and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Okay, we're on proclamations and special presentations. We have an update from Boys and Girls Club of St. Lucie County. Are they here? I don't see them here in the audience. Okay. There was a mix up. We'll move on to public to be heard before we do. I'd like to share our standards of decorum we follow here in our chambers as outlined in section 11 of the council rules. Our meetings are to conduct business of the city, and we ask that all participants please uphold the principles of civility, honor, and dignity. When addressing the dais, please use proper language, direct all comments to the chair, and refrain from all personal attacks, disruptive behavior, or the use of profanity. In addition, outbursts or applause are not permitted. Each speaker will have three minutes and time may not be transferred from one to another. If any of our rules are discarded, we will provide a warning and after that you may be asked to leave the chambers and if necessary may be removed under Florida law. We value each and everyone for being here. We want to thank you for your participation and we welcome your input. Thank you. Okay. For public to be heard, this is your opportunity to speak to the council for up to three minutes on any non-agenda related item. After public to be heard is over, if council members want to comment, they can do so. Dodie Spence.

Good evening. Good evening. I'm sure you all got my email today. I looked out back this morning and noticed that they were spraying chemicals into the lake over on Thornhill Lake. I went outside to see what they were spraying. The first two gentlemen I encountered didn't speak any English and couldn't tell me what was in their containers. The third gentleman spoke some English, not very much, but I looked in the cart and I sent you exactly what it was. I thought we weren't spraying in the lakes anymore. I mean, especially if it's gravity-driven water treatment, like we were told, that type of chemical, when I looked it up, should not be sprayed into gravity-driven water treatment. And it just makes no sense on why we're spraying there. And the other thing is, I just didn't know, does the city have anything when it comes to campaign contributions for elected officials who are seeking office that prevents them from receiving contributions from businesses that are doing work with the city that are contracted with the city and stuff like that i'm just curious i appreciate it thank you so much mr valone

Good evening, sir.

Good evening. My name is Richard Vallone. I'm here representing Living Faith Church, a Lutheran and Presbyterian Union congregation planning to build a new church on Tradition Parkway. Our congregation purchased property in 2019 with the hope of building a permanent church facility that would serve both our members and the broader Port St. Lucie community. Like many organizations, we faced major setbacks during COVID due to rising construction costs and economic uncertainty. Construction became financially out of reach. Recently, however, we found a path forward. We're now finalizing plans for approximately a 1,000 square foot facility that we hope will serve not only as a church, but also a community cultural and gathering space. Our vision is to open the building for music lessons, community meetings, small performances, art showcases, youth programs, cultural activities that align with the spirit of community engagement. As a small nonprofit congregation, we've worked hard to reduce our construction costs. We're facing portions of the project and delaying non-essential items. During the process, we learned the city's art and public places requirement. Based on our current construction costs, our congregation would either be required to contribute approximately $32,000 to the art fund or install qualifying art valued at approximately $40,000. We fully appreciate and support the city's goals of beautification, culture, and community engagement. We believe those are worthwhile goals, and we believe our future church and community space will actively contribute to them. However, for a small nonprofit congregation, this requirement represents a significant financial burden. Funds at this level directly affect our ability to support charitable outreach, local food assistance efforts, youth and family programs, and partnerships with other organizations. We're not here to oppose public art or the city's vision. Instead, we're asking for guidance and flexibility and find a solution that allows us to comply with the spirit of the ordinance in a way that is financially realistic for a nonprofit church. We'd welcome the opportunity to explore alternatives such as partnership with local artists, phased or reduced compliance approaches, or recognition of the cultural and artistic programming the facility itself will provide to the community. Our goal is to be a positive long-term partner with the City of Port St. Lucie and to create a welcoming space that serves both our congregation and the broader community. Thank you for your time and consideration.

Thank you, sir. Would anyone like to address the Council at Public to be Heard? Seeing no one, I'll close Public to be Heard. Council?

any comments go ahead okay um i just want to let you know miss spence thanks for thank you very much for your email i did um just get an update recently from brad keen and i do believe that a response has been sent to you um recently you may have not seen it it was i'm thinking towards the end of the afternoon And to your question, and Mr. City Attorney, I don't want to misspeak, so if I'm wrong, just feel free to jump in. I do believe when it comes to campaign contributions to your direct question, that's a Florida state regulation. That's not from the city of Port St. Lucie. Do you want to comment on that, Mr. City Attorney?

No, you're right, Madam Vice Mayor. Typically, Chapter 106 talks about campaign contributions and reporting requirements.

um so there's a whole body of state statute on that and with the city and i guess to miss spence's questions because i want to answer it directly can any municipality or county regulate how they receive contributions or not

No, I mean, generally speaking, it's probably preempted. I can look more into specifics, but generally speaking, we would be preempted from doing anything that contravenes state law.

And that's been my experience because I've had, obviously, several campaigns. And then to the church, welcome to the city of Port St. Lucie. I look forward to seeing your... your church come forward. I would love to learn more about it through our staff. I do think that unfortunately with the art requirement, we have to be consistent throughout all types of businesses and or establishments. We can't pick one or the other. um i think creating a preemption of that or not preemption or a precedent for that might end up causing additional issues because you'll have different entities wanting to come in there is flexibility in the art ordinance and so i think that if if staff gets with you we should be able to find a path forward i guess my question mr city manager is when it comes to a religious establishment i would love staff to define what would be considered art One could argue I don't know what type of glass they're going to have on their windows or those things. I know that there's many art features that churches put in, and I don't know if those features would classify as art or what is classified as public art for religious organizations. I think it's just an interesting question for me to understand better. Thank you. Thank you. Anyone else?

I'd also question, since it's a religious establishment, would they be exempt from the public art?

we can go ahead and review that with our legal team and review that and respond back to the council yes so on a few of the items on the on the herbicide spraying i know last time some of these issues came up we all we also talked about the opportunity where residents can call and get notified of these of these sprayings so i just want to make sure that that's i believe that we need to have transparency about these things and that we also need to to really address the concerns that a lot of us in the community have about how these chemicals affect our health. And Vice Mayor, you were thinking along the lines of what I was thinking about. I mean, some of the most beautiful art I've seen is religious art. And so I think one angle we can look at this is if there are things that are already being implemented into the plan, if they qualify as art, I think that could satisfy the requirement.

Thank you. Okay, thank you. Moving on to additions and deletions to the agenda and approval of the agenda. Council?

Motion to approve the agenda.

Second.

I have a motion and a second. All those in favor? Aye. Any opposed? Motion carries. Approval of consent agenda?

Move approval.

Second.

I have a motion and a second. Any discussion? All those in favor?

Aye.

Any opposed? Motion carries. Moving on to second reading of ordinances, 8A, ordinance 26-40.

An ordinance of the City of Port St. Lucie, Florida, rezoning approximately 0.28 acres of land located at the southeast corner of Southwest Port St. Lucie Boulevard and Southwest Babbitt Drive, from single-family residential zoning district to general commercial zoning district, for properties legally described as Port St. Lucie Section 33A, Block 2320, Lot 1, providing for conflict, providing for severability, and providing an effective date. Thank you. Council, is there a motion?

Motion to approve Ordinance 26-40.

Second. I have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. 8B, Ordinance 26-41.

An ordinance of the city of Port St. Lucie, Florida, authorizing the conveyance of three residential real property lots to St. Lucie Habitat for Humanity, Chodo Inc., and a Florida not-for-profit corporation for the development of affordable home ownership units as part of the Home Investment Partnership Program with St. Lucie County. providing for conflict, providing for severability, and providing an effective date. Thank you. Council?

Motion to approve.

Second. We have a motion and a second. Any final discussion? All those in favor? Aye. Any opposed? Motion carries. 8C, Ordinance 26-42.

An ordinance of the City of Port St. Lucie, Florida authorizing the Mayor of the City of Port St. Lucie to grant a utility easement to Florida Power and Light Company for a portion of Track A, Tradition Regional Park, St. Lucie County, Florida, providing for conflicts, providing for severability, and providing an effective date. Thank you. Council? Motion to approve Ordinance 26-482.

Second. I have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. 8D, ordinance 26-43.

An ordinance of the City Council of the City of Port St. Lucie, Florida, amending ordinance number 05-22, 06-12, and 21-50 to contract the boundaries of the Verano No. 5 Community Development District pursuant to Chapter 190, Florida Statutes, providing for severability, providing for conflicts, and providing an effective date. Council, is there a motion?

Motion to approve ordinance 26-43. Second.

I have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. 8E, ordinance 26-44.

An ordinance of the City Council of the City of Port St. Lucie, Florida, amending ordinance number 05-20, 06-10, and 21-48. to contract the boundaries of the Verano No. 3 Community Development District pursuant to Chapter 190, Florida Statutes, providing for severability, providing for conflicts, and providing for an effective date. Thank you. Council?

Motion to approve Ordinance 26-44. Second.

I have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. 8F Ordinance 26-45.

An ordinance of the City of Port St. Lucie, Florida rezoning approximately 0.55 acres of land located northwest corner of Southwest Biltmore Street and Southwest Voltaire Terrace from single family residential zoning district to service commercial zoning district for properties legally described as lots 15 and 16 block 626 Port St. Lucie section 13. providing for conflict, providing for severability, and providing an effective date. Thank you. Council?

Motion to approve Ordinance 26-45. Second. We have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. Moving on to Item 10, First Reading of Ordinances, 10A, Ordinance 26-46.

An ordinance of the City of Port St. Lucie, Florida authorizing the conveyance of real property lying in the southwest quarter of section 16, Township 36 South, Range 40 East to St. Lucie County for sidewalk construction and right-of-way purposes, providing for conflict, providing for severability, and providing an effective date. Thank you.

This item is a public hearing. Would anyone like to address the council? Seeing no one, I'll close the public hearing. Council? Motion to approve Ordinance 26-46. Second. We have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. 10B, Ordinance 26-47.

An ordinance of the City of Port St. Lucie, Florida, abandoning a portion of a 20-foot-wide rear utility and drainage easement affecting Lot 3, Block 11, 2085 for St. Lucy section 21, according to the plat thereof as recorded in plat book 13 pages 2727 a through 27 F of public records of St. Lucy County, Florida, providing for conflict, providing for severability and providing an effective date. Thank you. This item is a public hearing.

Would anyone like to address the council? Seeing no one will close the public hearing council.

Motion approved. Motion approved. Ordinance 26-47.

Second. I have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. Moving on to 10C. So items 10C, 10E, and 10F on the agenda tonight are all quasi-judicial proceedings. So for anyone who's going to provide testimony, please stand and raise your right hand so you can be sworn in by the clerk. Thank you all very much. So 10C is Ordinance 26-48. Please read the ordinance.

An ordinance of the City of Port St. Lucie, Florida, providing for the 16th Amendment to the Master Planned Unit Development Regulation Book and Concept Plan for the Tradition Master Planned Unit Development located south of the Crosstown Parkway, west of I-95, and north and south of Tradition Parkway, providing for conflicts, providing for severability, and providing an effective date. Thank you, counsel. Ex parte communications to disclose.

I've met with the applicant.

I have had discussions with the applicant representative.

I met with the applicant, and I also responded to an email or two, maybe three, to residents as well. Go ahead.

Ms. Keene. Good evening, Mayor, Vice Mayor, members of the council. Bridget Keene with the Planning Department. I have been sworn in. The file was sent to the city clerk's office, and I am requesting that it be entered into the record. And as the clerk mentioned, this is the proposed 16th Amendment to the tradition MPUD. Here we go. The applicant is Winding River Crosstown LLC. He is represented by Brad Curry with Haley Ward. And the location is the southwest corner of the intersection at Crosstown Parkway and Southwest Fairgreen Drive. And this is a request to amend the tradition MPUD, and it's only for 9.4 acres of property. And this shows you the location of the property. As I mentioned, it's at the southwest corner of Crosstown and Fairgreen. in the tradition DRI and this is the property has a land use of NCD and the zoning is MPUD it's within as you know the tradition MPUD And the surrounding uses to the north is the convenience store, a gas station, and the self-storage facility. To the south is the Heritage Oaks residential community. To the east is single-family residential community. And then to the west, kind of northwest, is the Verano development, and that is open space tracks.

Okay.

And just for a bit of background, the tradition MPUD, it's approximately 3,038 acres. As mentioned, it's located south of Crosstown, west of I-95, and then north and south of Tradition Parkway. And the development plan in the PUD, it does divide the project into major sub areas. Those sub areas include residential, mixed use, village center, and town center. And then on top of that, each sub area is then divided into parcels for planning purposes. And then each parcel is then designated for a certain use or a combination of uses. So this project, as I mentioned, is for 9.48 acres of undeveloped land that is located at the southwest corner of Crosstown and Fairgreen Drive. It was previously Phase C of the Heritage Oaks at Tradition Development. A conceptual site plan was submitted in 2006. It did go... to SPRC for approval. And it was for approximately approximately 106 townhome units. No additional applications were have ever been submitted for this property. So it is undeveloped land. And this just shows you where it would be. As I mentioned, it's up here is would have been facey facey of heritage oaks. And as I mentioned, the MPUD currently designates this property, the 9.4 acres, for a residential use. It's considered part of the larger parcel 10 within the tradition MPUD. This application will remove those 9.4 acres from parcel 10. It does reclassify the 9.48 acres as parcel 11A, and then it designates parcel 11A for retail office uses to provide for the property to be developed FOR COMMERCIAL AND OTHER USES IN THE FUTURE.

SO, MS. KEEN, LET'S JUST RECAP BECAUSE I KNOW THERE'S A LOT OF CONTROVERSY. THIS PORTION IS NOT OPEN SPACE TRACKED OR OPEN SPACE RECREATION. IT IS CURRENTLY DESIGNATED AS RESIDENTIAL, CORRECT?

CORRECT, AND I SHOULD CLARIFY THAT IF YOU LOOK AT THE PLAT FOR THIS PROPERTY, For some reason, it did designate it as open space, but then it said open space for future development or future parks or future. But it did always allow it to be developed, and it was always intended to be part of Phase C of the Heritage Oaks. It's just a little confusing because the legal description identifies it as open space track.

Yeah, so I want to make sure that's clear because... It's called open space tract, but that doesn't mean it's zoned as open space recreation or conservation. So right now, if nothing changed, residential could be put on this 9.48 acres. Correct. And the reason why also is because I'm sure the council has gotten, and I have also received emails showing depictions of our beautiful wildlife. And while I understand everything that's being said, sent in, it's not open space tract. Correct. So they could build homes on it. Yes. Regardless. Right. It was always intended for development as identified in the PUD.

Okay. Thank you for that clarification. So I just want to point out what the non-residential use is permitted in the mixed use area of the MPUD because this property, it is located within a mixed use sub-district. So under a mixed use sub-district in the PUD, it could include office use, medical use, banks, restaurant with drive-through, retail, service station, a car wash, a daycare, and recreation facility, as well as civic and cultural uses. Those are the uses listed in the MPUD. So for the applicant to accomplish this change, he has to amend Exhibit 5 of the MPUD document, Exhibit 8, the MPUD concept plan, and then there's also an Exhibit 8B, which is the conceptual land use plan, for the tradition mpud and that is basically to create that parcel 11a you know reduce the amount of acreage in parcel 10 and then designate it for retail office use this shows you the parcel right here we're talking about this area up here and that creates a parcel 11a so this is the mpud concept plan This is the MPD land use plan. So when we evaluated it for consistency with the DRI, as well as the city's comprehensive plan. And as I mentioned, it is designated within a mixed use sub-district as shown on map H, which is the tradition DRI and figure one dash three, which is a BAP that's in the city's comprehensive plan. And per Policy 1.2.27 of the Comprehensive Plan, mixed use areas can include commercial and office uses, hospital and medical uses, restaurants, theaters, hotels, institutional uses, light industrial as well as residential and other similar services. Now, it does require that each mixed-use area contain a minimum of three or more uses, and the residential component has to be a minimum of 30%, as well as a maximum of 70% of the next net acreage. So this proposed land use change, it is consistent with the requirements of Policy 1.2.27 for a mixed-use area. It is within that 30% to 70% residential. Right now, with the proposed 11A in Parcel 10, it's currently at 47% residential, and this application will reduce the residential component to 44.93% residential. So again, it is within that 30 to 70% required by the comp plan. So now this item did go before the Planning and Zoning Board at the April 7th meeting. At that meeting, the Planning and Zoning Board did recommend to table the project, or they voted to table the project, and they had concerns about the future development of the property as well as the traffic, additional traffic information is what they were asking for. Now, I want to point out that as the staff recommendation, given the proximity of this property to residential, we did recommend a condition of approval to require the future development of the property to install an architectural wall and enhance landscaping along the eastern and southern boundaries of the property. So this went back to the Planning Zoning Board at the May 5th meeting. They did hear a presentation from the applicant, and the applicant's presentation did address transportation. It did support staff's recommendation for a landscape buffer wall along the eastern and southern boundaries of the property. It also supported the addition of a condition to eliminate any potential access to Heritage Oaks because there is a road that's called Glenbrook Drive. that goes from Village Parkway through Heritage Oaks, and then it stops at this property, and they have agreed to not allow any, to not, I guess, come up with a way to not have that road be connected any longer. And they've also supported the addition of a condition to require site lighting be shielded and oriented to minimize impacts to residential. So at the May 5th Planning and Zoning Board meeting, the board did recommend approval, but they recommended approval with a number of conditions. And I just want to add that those conditions have been added into the ordinance that you have before you tonight. So the first condition was future development of parcel 11a shall require a minimum 10 foot enhanced landscape buffer strip and architectural wall in accordance with the city's landscape code. And that's along the eastern and southern boundaries of the property. And the requirement would be for that buffer strip to be located both and that's the trees that have to be planted And that would be required to be located on both the inside and outside of the architectural wall. And they also required one tree at least 12 feet in height shall be provided for each 20 linear feet of the landscape buffer stripped. Now, our code would require it be planted at 30 feet. Linear feet within the landscape buffer, but the Planning and Zoning Board recommended 20 feet. And it also has to be installed on a one-foot berm. They also had a requirement that all lighting shall be shielded and oriented to prevent light spillover. A photometric plan shall be submitted with the site plan. And the right-of-way connection to Southwest Glenbrook Drive shall be eliminated through legal documentation approved by the City Attorney's Office. And that concludes my presentation. The staff is happy to answer any questions.

Questions for Ms. Keene? I have some. Go ahead.

Because planning and zoning and all of these things tend to be sometimes slightly difficult to read. So going into the document, the MPUD amendment, usually I see where there's a percentage of residential that's changed into commercial. And on page 23 of 77, It struck out as 185.07 acres, and then parcel seven is going to 23.79 acres. It almost looks like it's a Scribner's error, but I couldn't really tell because that's a huge difference. But I guess my question is, if there's a certain amount that's supposed to be residential and a certain amount that's supposed to be commercial, do we know if that's going to be fulfilled within this particular approval or not? are they going to have to make up for a residential, or if it stays residential, they're going to have to make up for commercial? How is it going to affect the mixed-use overall approval from the original MPUD?

Right, so I did review that, and that's why I probably talked too fast, but I did point out that they have to have between 30% to 70% residential use within a mixed-use area. Right now, with this parcel in the residential, it's at 47% residential for that mixed-use area that runs from pretty much Crosstown Parkway, all the way down to where the church is, the Christ Fellowship, and where the self-storage is as well. And so now it'll go from 47% to 44.93% residential, so they stay within the requirements of the mixed-use land use.

Okay yeah and I'm seeing that on 23 it says 44.93 struck out 47.07 but then because this is 11a that's where I was I was trying to because this it says parcel 7 and parcel 10 it's reducing it from 40 from 47 to 44 but we're talking about parcel 11a and that's where I guess my confusion was is how does that relate to parcel 11a?

where parcel 11a now becomes the 9.4 acres of commercial okay so but it's still within it can because basically in a mixed use area as long as you have you don't go more than 70 residential you you can have different uses and then just to clarify too if we if we approve commercial could this potentially have a gas station on the property by right It can have whatever the commercial uses are in the PUD, in the MPUD.

Is that one of the commercial? I'm just asking. Yes, that is one of the permitted uses. However, since this is quasi-judicial, I was told that we can carve that out.

Right, I'm not disagreeing with that. I'm just answering the question of what would be allowed by the PUD.

I just wanted to make sure what I was told, but when I asked the question about can we carve out certain things being that it's quasi, if we can do that. I would defer to the legal city attorney. Are we? I WAS TOLD BY TWO PEOPLE THAT WE CAN DO CARVEOUTS. SO I WANT TO MAKE SURE THAT THAT'S LEGALLY CORRECT. BECAUSE MY DECISION.

WHAT YOU HAVE IS ALLOWED TO ATTACH CERTAIN SUITABLE CONDITIONS, CARVING OUT THE GAS STATION MIGHT BE ONE OF THEM, BUT IF THIS IS AN APPLICATION FOR A GAS STATION, IT KIND OF KILLS THE DEAL? If you want to take five, I can talk to you about it.

Well, I don't know if it does, because it's the use. But also, I know that we can do certain things, it being quasi-judicial. So I want to make sure that we're doing things correctly.

Yeah, typically we work with that criteria that we go through when we do MPUDs, and you have to kind of go through the criteria. And if there's something that one of you five kind of feel isn't in line with one of those criteria, you can use that as a basis in your quasi-judicial determination.

So that's a good question, because the reason why I didn't ask that question is because from my history of voting on zoning changes, typically we're only allowed to vote on the zoning change. We can't discriminate from one use to the other. This is a PUD, so it does make it a little bit different, I guess.

Yes.

You know, and that's why, for me, that's where my, and I've shared that with the applicant as well. I've shared it with them. My one concern is a gas station in the corner, not, you know, from what could happen with Crosstown and the fact that we're trying to eliminate as much traffic on Crosstown. And so are you saying that with an MPUD it's slightly different, that we can carve out certain uses? It's not the same?

It all boils down to your analysis on those compatibility of the criteria again. So if you find that the placement of a gas station there interferes with any of those outlined criteria that we've gone over before, you can use that in your determination.

OK. But I appreciate your question because, as you mentioned, you were transparent with the applicant with regard to gas stations. I was also very transparent and said, no, I would not support a gas station at that location. There's a Circle K right there and there's a 7-Eleven. And when it came to Becker Road and the conversation the council had, we said we did not want a gas station on every single corner. And, and, and so we made it that way that there wasn't. So I feel the same way about this as part of my decision-making. Sure.

And I know we have residents that are going to speak, but for full transparency of the conversation, because it's the only time, obviously we get to talk, you know, I share with the applicant as well, that the challenge is, um, We've been pushed back so hard that people don't want more housing. This parcel is going to get developed regardless if it's housing or commercial. And unfortunately, it's not green space. I think we want to see as much green space preserved as possible, but that's not necessarily in this particular parcel. We can't do it. It's not ours. So it's either going to be homes or commercial. And we've been pushed so hard not to bring in more homes. And, you know, at the same time, I know commercial is going to potentially impact the community. So I'm having a hard time, but I'm going to be very interested in hearing from the residents as well as the applicant and the continued conversation with the council.

And I do believe the applicant is here with a presentation.

Any more questions or comments for Ms. Keene?

I did meet with the applicant. I'm sorry for my earlier saying I didn't because now I remember meeting with him. But I have a question about the buffer wall. Yes. You said buffer wall. Was there a height associated with that?

Yes, I believe it's a minimum of six feet.

What I'd like to see if this goes forward is if there's a buffer wall going to go there, that it's consistent with the height of the wall that's already on tradition, and it mirrors the wall that's on tradition.

Did you have something for Ms. King?

Well, I just wanted to say, and Councilman Pickett, you beat me to it, a lot of meetings, so in full disclosure, I did meet with the applicant as well.

Okay. Thanks.

And I'll get that in.

All right. Just find the applicant's presentation.

So applicant, you would like to come forward, please.

I think that's working. Sorry.

Good evening, Mayor, Council.

Good evening.

I am David Baggett with Haley Ward. I have been sworn in. I am very excited to be before you guys here tonight. Contrary to popular belief, they do let us engineers away from our abacus every now and then to come present what we do best. And so I'm excited to share some information that we found helpful to the P&Z board. We think staff did a great job. So I don't tend to elaborate too much in this presentation Anything that they've already shared, I do recap what the request is. And then, like I said, hopefully some information that you guys find helpful. So the request for amendment number 16 of the tradition MPUD is for 9.48 acres of vacant land consists of two parcels currently located on the southwest corner of Crosstown Boulevard and Southwest Fairgreen Road. The parcel's current designation for use is multifamily residential, as noted by staff, as previously proposed for phase C of Heritage Oaks, which consisted of 106 units. Approval of this amendment will remove the 9.4 acres from what is now shown on the MPUD as parcel 10 and create parcel 11A. The request to amend the tradition MPUD and concept plan for two parcels from residential to commercial use as well as being requested. This is just a map showing you the site location. It is on the southwest corner of Crosstown and Fairgreen, abutting additional commercial uses to the west and Heritage Oaks to the east, southeast, or southwest, I'm sorry, commercial on the east. This map was previously shared by staff. We are cutting out of parcel 10. which was shown as residential, and 11A will be changed to commercial use. I show this only to represent that it's in a logical location abutting other commercial use. It's not in the middle of a use that's entirely residential. It's not a hole in the donut, I should say. It is on the leading edge of that on an arterial roadway that would support commercial development. A little bit of site history again. This site consisted of what was previously known as Phase C of Heritage Oaks. It was previously cleared and graded, and I have some arrows to share on that on a following slide. The plan that you see on the screen here developed the full 9.4 acres of the site without any walls. There was on-site landscaping, but not a buffer wall or a buffer berm or anything like that, a bunny hip, because it was associated with adjacent residential use. Glenbrook Drive did continue through the site and connect to Fairgreen Road. And it consisted of 19 buildings with 106 units. I show this just in contrast of showing what the scale of development would be for a residential development achieving the 106 multifamily units. These are aerials of the site going back to 2003. September 2003 is when the tradition DRI was originally approved. You can see shortly thereafter the site was cleared. It was used for staging, saw some activity across the years, and then in about 2011 is when it ceased and was clear cut. It's never been back to when it was first initially cleared, what we would call native upland habitat or wetland habitat. It was agricultural mostly and then after it was mass graded and cleared it kind of refilled in with exotic vegetation. The what we call the flux goes the land use coverage of the site is exotic hardwoods. Our firm conducted an environmental assessment of the site. What we do is we send out professional biologists, arborists to go evaluate the site for trees, listed species, habitat, wetlands, and provide a report that helps us navigate what's going to be required in terms of permitting, addressing preservation species, anything of that nature consistent with the city's code. During that time, or during that period, site assessment, there was noted considerable presence of nuisance and exotic vegetation. There were no gopher tortoises or burros noted on the habitat at the time of the assessment. Similar with sandhill cranes, their nests, none were identified on the site. And that's not to say that at some point in time other species have utilized the site, but during that environmental site assessment, we did not note any of that. This is likely due because of the man-made disturbances on site. A lot of listed species don't tend to find that as suitable habitat, though they may be observed there from time to time, which is one of the reasons why we end up doing this assessment again further down the road. If this use gets changed, or even if it was to stay the use that it is now at the residential, you would see another environmental site assessment done at a final site plan level before construction starts. Especially the gopher tortoises, there's going to be another gopher tortoise survey to make sure that none are on site. And if any relocation had to happen, that would be taken care of at that time closer to construction. That way we know the site's been taken care of before they break ground. Again, something not tied to the use change, but just to shed some light on the status of the site. The applicants in full support of a condition for site lighting that's shielded to reduce spillover to the adjacent properties. And at the time of final site plan application, we do intend to submit a photometric plan demonstrating that. It'll have all the poles, fixtures, and a plan that actually shows the lighting levels at the property boundary. Getting into traffic, it's a little bit of a nuanced topic, so you guys can slow me down or ask questions if you need to, but I'll try and break it down as best as I could. I think we landed what we needed to with planning zoning to kind of give some assurance here, but I don't pretend that traffic's an easy concept to get always. So first and foremost, as staff noted too, we're always demonstrating consistency with the city code. But in tradition, you're also looking at the DRI. The DRI is dating back to September 2003, sets forth a development plan, has some evolution over time, but really sets the outline, the sandbox that we plan for development and specifically traffic here. City Council did have a workshop in February 2026 associated with the TRADITION DRI AMENDMENT AND AT THAT TIME THERE WAS RECOMMENDATION FOR IMPROVEMENTS AT CROSSTOWN AND FAIRGREEN. WE'RE VERY RECEPTIVE TO THAT. I WANT TO SAY THAT THE OWNER APPLICANT HAS HEARD ALL OF THESE BOTH PUBLIC COMMENTS AND FROM STAFF AND OTHERWISE ABOUT THE TRAFFIC THERE AND WE'RE IN FULL SUPPORT OF THE IMPROVEMENTS TO BE MADE THERE. ON APRIL 13, 2026, CITY COUNCIL UNANIMOUSLY APPROVED TRADITION DRI AMENDMENT RESOLUTION 25 R12. I INTRODUCE THIS BECAUSE, AGAIN, THE DRI IS OUR SANDBOX THAT WE PLAN AND IT ASSIGNS THE USES AND REALLY SETS FORTH THE BUILDOUT OF THE TRAFFIC IN THE TRADITION DRI ITSELF. So that approval increased the allowed commercial space by about 79,000 square feet. It had a decrease of office space to a total of 350,000 square feet, and warehouse space increased by 90,000 to reflect some previous conversions that had taken place over time. that use, that adjustment of those numbers in the tradition DRI created a ledger that considered this change of uses before you here tonight. So in terms of that commercial use generating a commercial use level of traffic, that is what this use goes towards. So out of consistency, the request and change of use on our property looks at that ledger and looks at those traffic impacts through the lens of what was provided as a part of the previous DRI amendment. Under that DRI amendment, consistent with those land use changes, we see a reduction of 5.4% and peak hour trips 2.2% PMP car trips and 0.6 total daily trips compared to the previously approved DRI. So our goal here is to submit that request for change and be consistent with what that DRI amendment previously had approved. This is, again, it's just an excerpt of those numbers with the reductions and the assumed uses here. So proposed intersection improvements were also a part of that DRI amendment. Improvements will be made to the intersection of Crosstown Parkway and Southwest Fair Green Road within six months of a pre-construction meeting on the subject property requesting the change of views tonight or by December 31st, 2027. I bring that to the attention of the council because it I think it does demonstrate that this property has a stake in seeing those improvements made. If construction starts on this site ahead of that December 31st date or six months ahead of that December 31st, 2027 date, it's nothing but a trigger to have those improvements done because it's written to the condition. So as long as we would have a pre-construction meeting on the site, say six months before that, leaving that six months construction timeframe, you know, sometime ahead of that date, Those improvements will be done. Either way they get done. But I just wanted to make it clear here that this property is a trigger for that to occur anything but sooner than that deadline. Just noting the improvements there, there will be an additional turn lane on Crosstown Parkway. Extend the turn lanes on Crosstown Parkway to 400 feet. INCLUDE AN ADDITIONAL RECEIVING LANE ON SOUTHWEST FAIRGREEN SO TURNING ON FROM CROSSTOWN ONTO FAIRGREEN DEDICATED LEFT TURN THROUGH AND RIGHT TURN LANE CONFIGURATION FOR THE NORTH FOR NORTHBOUND FAIRGREEN ROAD TRAFFIC AT CROSSTOWN TAKING IT KIND OF ANOTHER LEVEL FURTHER SO WE'VE LOOKED AT IT ON A DRI SCALE RIGHT THAT THAT THE CHANGES AND USES INTO THE RECENT DRI AMENDMENT AND AND OUR or I guess consumption of that ledger of those uses would result in a net build-out that has less traffic than the residential use there. So looking at the immediate impact, so what does the change of use do if something were to be built on the site now of a commercial use? That gets a little more involved. And for that, we use the St. Lucie Transportation Planning Organization, the TPO, standardized traffic impact studies, methodology, and procedures. Important takeaway there is that that methodology deems anything with less than 5% to be an insignificant impact. So anything more than that would be significant. Not to say that if you have a 5% impact or more on traffic that it's an adverse one. Certainly you can make improvements to ease that. And that's a lot of what's being proposed at the intersection now. But I'll step you through some of the impacts with some conceptual uses and compare that to the current use that's residential. One important thing to note is that there's no counts or capacity in the TPO for Southwest Fairgreen, but I will get to that on a later slide. What you see here is out of the TPO, it's the capacity of the road versus how much traffic is on the road now for the adjacent roadways to this site, what that fraction is. This is the data that we use to see what kind of an impact we have. What's its current capacity versus what are we going to add to it, and what's that percent difference? So as a comparison, the existing allowable used to be 106 units. That has a peak hour trip generation of about 60 trips. Looking at some of the adjacent roads compared to those capacities that I just showed you and how that traffic gets distributed, you can kind of think that the further you get away from the nucleus of the site, that traffic's a little bit less. So as you're right at the intersection across town, residential may only have about 1% impact on traffic. You get further away towards Tradition Parkway, it might be near zero. These are conceptual uses. Again, there's no current use proposed on this site. There's no site plan submitted to staff right now. The applicant is not moving forward with any proposed uses until the change of use occurs. So these are conceptual at this point. But we were asked by Planning and Zoning Board to kind of illuminate some of this conversation, so we made some assumptions here. retail if we were to put 24,000 just shy 25,000 square feet strip retail pause on that that would have a peak hour trip of 325 trips right so an increase above residential but you can see still 5% or less impact on the adjacent roadways another conceptual use, so instead of just being one retail use, let's break it up to some other uses that are permitted by the MPUD, or the mixed use zoning, I should say. fast food restaurant with drive-through, retail, and convenience store. So some more intense uses here that could be mixed on that site. You'd still end up with the peak hour trips of about 327 and less than 5% significance level. So you could kind of dream up any number of different uses here and intensities. This just gives you a picture of where most common uses would land. So looking at fair green specifically since there's no recorded counts or capacity in the TPO for fair green road whenever you have a situation like that where a local road immediately butts a major road you look at the intersection because the thought process is most of the new trips are going to be utilizing the major road to get to the site whereas the local road that just runs to residential is mostly going to be local traffic that's already on that road. The end result you have the intersection improvements that were approved by the DRI. in April. And so, like I said, our site's nothing more than a trigger for that in terms of use and the applicants in full support of those improvements being made to support the traffic. At the time of a final site plan, so if a use change is voted for here tonight and if use is determined for the property, it will still have to come in with a final site plan demonstrating consistency, again, with the traditional DRI, city code, and everything therein. And if there is any additional impacts above what could be supported by what's already being put in place for the intersection improvements or the existing level of service of the road, those improvements will be required at that time. So in terms of traffic, really, no matter how you cut it, there's plenty of thresholds along the way that get evaluated that would provide reasonable assurance there wouldn't be an adverse impact. Switching over to landscaping, what you see there on the yellow line of the map is the proposed berm, wall, and landscape buffer. And there is a detail on that sheet, and I'll blow it up on the following slide so you all can see a little bit better. But just the orientation there, it's kind of north is up and to the left. So Heritage Oaks and all the residential uses kind of wrap around the bottom side there and to the right. And we're proposing it along the full length of that property, basically anywhere that doesn't abut fair green or cross down. This is a cross section. So on the left-hand side, you see that's the existing tradition master system lake. Then you have the lake berm, which has existing transitional plantings on the bank. Those won't be altered. Everything on the bank of the existing lake is not within our property boundary, so if it is ever developed, It won't be touched on the lake bank. Within our site, we're proposing a 10 foot landscape buffer with a berm and a six foot opaque masonry screening wall and plantings on both sides. And you'll see a cross section that kind of shows the spacing on that. I'd like to touch on the elevation of this because This is in the tradition DRI, so it's served by the tradition master drainage system. It's in the same basin as the uses that are around it. What that means is it's going to have similar grading as those sites. So we're not going to be significantly lower where adjacent residential uses would be looking down into the site. We're significantly higher where they're going to be looking up at it. Comparable elevations with a berm at the top of bank of the lake and a screening wall to help that. So I say all that to kind of give a picture of the line of sight. If you're across the lake, that's going to be a six foot wall and a one foot berm. So seven foot of screening plus 12 foot tall trees decorated along that entire boundary. Looking down as illustrated plan view, what you have here is live oak or other code equivalent deciduous trees on 20-foot spacing. As staff noted, it's normally a 30-foot spacing on a commercial buffer. We are providing both the wall, the berm, and spacing on 20 feet, but also it's 20 feet on both sides. So what you end up getting is a screening of 10 feet, really, optically. which is, you know, three times as dense as you'd normally get it on any other commercial use. So summary of some of the conditions here. The request is to amend the tradition MPUD and concept plan for two parcels from residential use to commercial use, changing use on subject properties not anticipated to result in adverse impact to the tradition DRI, and propose a consistency with recent tradition DRI amendment resolution 25R12. All commercial development on the site will be required to submit for final site plan and construction plan approval. That will be required to demonstrate compliance with the City of Port St. Lucie's code and the tradition DRI. And that includes all applicable rules and regulations for environmental, landscaping, lighting, drainage, utilities, access, and traffic. Probably can't be understated here is this request for change of use doesn't ask for any relief of code. The applicant agrees the following conditions as a part of that. Staff touched on this. I just want to reiterate here that we are in agreement with these conditions, and that would be that the future development of parcel 11A would be required to have a 10-foot enhanced landscape buffer strip with an architectural wall in accordance with the landscape code along the eastern and southern boundaries of the property. That buffer strip would be located on the inside and outside of the architectural wall One tree at least 12 feet in height provided for on 20-foot linear spacing. Again, I elaborate that that's both sides on that spacing. Lighting will be shielded and oriented and will provide a photometric plan at time of final site plan request. And the right-of-way connection through Southwest Bloomberg Drive, we have no issues eliminating that. We have no If this was to become a commercial use, there's no real incentive or reason to have that connection into the residential neighborhood. We're happy to eliminate that from what was previously proposed. And so thank you all for the consideration. We're here for any questions you have.

Thank you. Any questions?

Go ahead. And again, I'm speaking out of turn. So the elimination of the section of Glenbrook, was that your recommendation? Was that planning and zoning?

I think it was one that we don't foresee working into... into our plan anyways. It's not something that we see as a benefit to either the residents or our site. I think collectively we work together with staff too on that. I can't remember who proposed it first, but I think it was one that got the head nod from everybody.

It's one of those things where on paper it makes sense, but then I start thinking about they were going to have an entrance and an exit there. So if council moves forward to approve a commercial use hypothetically, I'm thinking like St. Lucie West, there are areas where you have town homes that directly connect and are able to exit onto st lucie west boulevard for example and that provides them an additional exit it also gives them access to the commercial spaces now i'm not saying that that's what the residents want if this was to pass but i kind of feel i kind of feel like that's really something that hidden oaks should just like they're they're i would like to hear what the residents would like to think about that and that's just because They were going to be given an entrance and an exit had the rest of this development be developed so I feel I feel if they would benefit from a commercial entrance and exit to be able to go shopping or do whatever if this was to pass and you know, they should be given that discussion point. But I don't, I mean, they may want it completely closed off with a wall and a berm, and that's fine too if it was to pass. But I just, I don't know, I don't know what they would want.

I don't want to speak for too many people here, but I think we've not been given the impression in either of the previous meetings that that was something they wanted.

I appreciate that. I'm going to let you go, but I just want to get the thought out. So you're thinking exactly the same thing that I have been thinking, is where did this come from, and did it come from the residents? And I relate it back to many, many years ago when Fairgreen was not even open, and the residents had one way in and one way out along Import Drive, And a lot of the residents at the time were like, we want the fair green open because we don't have access. And when fair green was able to be opened, then they got to get to up to 95, get to other places. And from an emergency and first responder standpoint, it was really important to make sure there was more than one access. That's why I was thinking the exact same thing, who came up with that, because I don't know if the residents want that access closed off or not, especially that this has been in the plan in this MPUD for such a long period of time. So I really do question where that came from.

There were comments at the previous meetings about security, not wanting crossover between commercial and residential. So I think we, in all honesty, I think it was us being receptive to it. Okay.

So how many homes are in that area? Isn't Heritage Oaks a gated community? Yes, it is. It's a gated community.

I can't see why you would want a connection because it's no longer part of Heritage Oaks.

Because you have other gated communities in St. Lucie West that also have exits similar. That's why I was asking the question.

Well, there's not only that, but there are several in tradition that have more than one access point. So that's why I was asking the question. I mean, even if you look at Vitalia, which is literally across the street, they have a back gate that exits onto Village. I mean, yeah. And they have the front gate on Westcliff. So just a question. Yes, go ahead.

During the PSA meeting when the residents got up and spoke, they're the ones that brought up they didn't want access into the property. They wanted to burn there for security purposes, just like you brought up. But I've lived in that area. I remember when fair greens was closed off and you had to go out the other way. So the mayor brings up a very good point about having a secondary exit if only for emergency purposes into that property. So that's something something to consider.

And I'm not saying it's one way or the other because it's not what I would want. Either way, it's not what I would want. I make the decision based on what the residents tell us.

It's not a deal breaker for me either, but I'm just saying I remember living in there and having to go out, import to Gatlin to get out, and finally the road was open, so it made it a lot easier to get in and out of my property.

And so my understanding correctly that the condition was proposed based on a few comments at the Planning and Zoning Board meeting, or was there other outreach to the residents to try to get additional information?

Yeah, the property owner did have some discussions with the POA, members of the POA, and they did echo that. That's why it's a condition, though, is because we kind of left it to... We want to do right by all who has a say.

Okay, so the POA officially said that this is something they want.

I don't want to speak. I'm reiterating a conversation that was relayed to me. There was some early coordination done by the property owner associated with that and then echoed further at the planning and zoning board meetings. And I think maybe through some of the communications that was passed on to council and the board members. Thank you.

Madam Mayor? Yes. And I just want to, again, be transparent in the conversation. So as we move forward, and we still have to hear from the residents as well, if this was to move forward, I would want to condition it in a way that it would provide an official letter from the POA or the HOA of the direction they want to go. Just that way to ensure that we've heard their voice on that. Um, and if what you're saying, and I'm sure I would probably want to burn myself if, if that, if, if that was going to be in my backyard, but it's not my backyard. So, um, but I would just want to see something official from the HOA saying that that's what they want just to make sure that we're thinking in that direction. But, but I do want to hear from the residents as well.

Absolutely.

Yeah.

Anything else from the applicant?

Oh yeah.

Mr. Dobbins, how are you?

Good evening. Lee Dobbins with the DMV law firm. David forgot about my part of the presentation. Oh, okay. I only have a couple of comments. Sure. So staff and David alluded to the property is currently entitled for 106 multifamily units, has been for many years. The property owner pays a CDD assessment every year based on that. But I want to make it clear that if the land owner were to come forward with an approval for multifamily, be it town homes or apartments, that would be what's referred to as a buy right approval. And I want to make sure everybody understands that. So what that means is they would not be needing to come to you for a rezoning or a special exception use or something of that nature. It would simply be submitting a site plan application. And as long as they check all the boxes and drainage setbacks, lighting, whatever other requirements, would then be entitled to an approval so as had been mentioned this is really not a decision between a conservation area and development it's a decision between does it stay the buy right approval now which is the the multi-family or does it get you know converted to the commercial the other thing i wanted to say is we we do a lot of projects before the city and the county and we being our team And we've heard over and over again that there's no appetite currently from the community for more residential, more rooftops. And we hear that from elected officials, staff, residents at meetings. So we're looking to come forward tonight and go from residential to commercial and help solve the problem with the city, looking for more commercial. I feel like this is a good location for it. The planning board did unanimously recommend approval. They added to the conditions some to try to make sure that this project would be a good neighbor to the residential, and we're in agreement with all of that. One thing I did want to address briefly, you talked about potentially putting some conditions on the property limiting uses, like no gas stations. A PD approval, plan development, PUD, MPUD, those are approvals that allow for a lot of flexibility and a lot of discretion, negotiations back and forth between developers and government. But you don't have unfettered discretion in terms of putting a condition. When you do put a condition on the property, you're still... subject to the rational nexus test. So in other words, if you want to condition something, there has to be a rational nexus between the condition that you're putting on and the impact that you are trying to address. And it also has to be proportional. So whatever it is that you're doing, the condition needs to be proportionate to the impact you're trying to address. And I'll let you talk to your attorney and confirm what I'm saying is correct. That is basically what the test is on. And putting on conditions, limiting uses, I mean, that's kind of a slippery slope. What is the particular impact of a gas station versus some other type of use? What list of uses are you going to end up restricting if you go that route? So that is one potential use that the landowner could do, taking away any potential uses is restricting their rights with respect to the land and limiting the value of the land. So I guess on behalf of the landowner, I would just ask that you not get in the business of restricting particular uses on the site. And that's it. We're open to questions. Our whole team's here and ready to answer any questions you might have. I want to thank you all for your time and for staff's hard work on this as well.

Thank you so much. Any questions?

No, I just wanted to, and I appreciate your thorough assessment of Mr. Dobbins. I think, um, for me, when it comes to the potential, uh, restriction of a gas station, hasn't, hasn't have to do with being like not wanting a gas station. It's more of the purpose of crosstown and the crosstown was meant to be a free flowing with as least amount commercial as possible on that corner. And the level of trip count on a gas station is more, significantly more than a drive-through or other uses like restaurants and such. And so to me, that's more of my thought process is how is that going to affect a traffic component on the corner there of that nature. And so that's kind of where my head's at with it. It's not that I don't like gas stations. I understand everyone has a car and everyone needs gas in Port St. Lucie. So just to share my thoughts on that.

Thank you.

Thank you. Anyone else? No? OK. Yes.

Just on the origin of the closing off of the road, I know it seems to have stemmed from resident comments. And I kind of saw Colt in the back as far as a potential further point of discussion about maybe partly public, partly open for emergency access only is like a happy medium. I don't know if you want to hear from Mr. Short on it from a safety perspective.

Sure. Sure. Just a point of order. Yes. Because they have time for quasi-judicial. He, he, okay, yeah, I just want to make sure. Yeah, he can come up. Okay.

Just swear yourself in, sir. Yeah, thank you. I need to be sworn in.

Let's raise your right hand. Do you swear to tell the truth, the whole truth, and nothing but the truth, so help you God? I do. Thank you.

Good evening, City Council, City Manager's Office, Cole Swer, Public Works Director for the record. Uh, Thank you. And I do think the suggestion of possibly leaving it open as an emergency access only might be a decent compromise. And I'm not sure who mentioned it, but looking at the number of residential units in there, it may be required anyways because of our site access standards that once you get to 600, you have to have three, and that third would need to be an emergency access. Thank you. Any more additional questions on that? I'm more than willing to answer.

Nope. Okay, now we're going to go to the public hearing. Ms. Powers.

Good evening, how are you? I'm great, thank you. Nice to be here, but I missed the swearing in. Oh, okay.

Please raise your right hand. Do you swear to tell the truth, the whole truth, and nothing but the truth to help you God?

Thank you. So I'm not a resident of Hidden Oaks, but I have a feeling that it's not going to be hidden much longer. As the plans for the property come into being, I would sincerely hope that the road structure be addressed long before groundwork, excavation, any type of building is started. The traffic pattern at this intersection and the feeder of Village onto Crosstown is already problematic. The timing of the traffic lights is not good, so that needs to be looked at. And the tie-ups need to be... But looking at it as well, you need to think about what's going on as Crosstown should have been like a streamline through the city. And right now it's a stop, stop, stop. I don't know what your great minds can come up with, but it certainly doesn't need to be stop, stop, stop anymore. So even though I said I'm not a resident, it would be, I think, a disservice to that community not to have a high enough wall built around the behind of the development so as not to take away from the homeowner's privacy. And if I was the property owner there, I would want a higher berm and a higher wall. But I think that's up to the residents. But I think to ensure that they have a proper privacy issue, the wall should be on a higher berm. Thank you. Thank you.

Saran Pinto? It looks like an N. I apologize.

It's okay.

I'm sorry.

Hi. I'm famous for not getting close enough. My name is Sarah Pinto. I live at 10520 Southwest Southgate. I know you all got a pretty long letter from me with some beautiful pictures of wildlife that is taken right out of my back door. this is what we're talking about when we're talking about preserving our peace and what this looks like. We just, and another point that I wanted to make is we already have two access points. We already have two. Um, and I can't speak for every resident, but I'm willing to bet that they would all tell you they don't want that street to go through. That's not a benefit when you can just walk out, go out one and out the other way. That doesn't make any sense. But you may not have known that there are two access points. You had mentioned, Mr. Pickett, and I'm not sure if I'm not understanding the proper wall, but you had talked about another wall in tradition. I think you meant the one that was on Crosstown. Is that the one you were talking about? Okay. That wall does not deal with the same things that our neighborhood is going to be dealing with. That's just right on the streamway of Crosstown. where we are dealing with a potential of a business change. And so we would want to have a higher berm and a higher wall, so maybe a three-foot berm on a six-foot wall to give more privacy. We already have to deal with a lot of people that are trying to come in around through the Circle K area. Anyhow, and we're also going to be dealing with a lot of noise. And I also feel that if the board doesn't have discretion of the slippery slope of limiting use, then please deny the commercial application by this developer. They don't want to be a good neighbor because the residents... don't need to have something like a gas station, which is 24-7 usually, or a drive-thru station, Any of those things are very, very close to our front doors, back doors, however you want to look at it. And the traffic slide is kind of deceptive. I don't think it's intentionally that way, but I think that everybody who isn't reading it like I would be reading it, the numbers that are on there show that there is a correlation with traffic it's not really considering that if this is a commercial use which has a faster drive, you know, drive-through type of a situation, that number is exponentially higher than what it would be if it were, say, a nail salon, a doctor's office, and a beauty shop. And I don't think that it's really well considered. pointed out on there that that's what it is those are my concerns and thank you so much for your time and i hope you enjoy the pictures thank you so much mrs mucciolo sorry if i mispronounced your name as well so how do you say yes how do you pronounce it

Probably incorrectly, but mucho.

Okay.

My mother-in-law would say that's not right.

Okay.

Good evening. My name is Margaret Mucciolo, and I have been sworn in. On May 5, 2026, the Planning and Zoning Board approved rezoning request P26026 Tradition NPUD Amendment No. 16 to change this property from residential to commercial. I oppose this rezoning and live within 700 feet of the site. While both residential and commercial development can affect local ecosystems, I urge you to keep the residential designation. Residential communities can still provide important benefits, including support for wildlife, preservation of native habitat, reduced flooding through better drainage, and green space that both benefits physical and mental health. Green space has real value and should not be underestimated. I also would ask whether preserving the mature trees on this site has been seriously considered. Trees can take 10 to 30 years to mature, and once they are gone, they cannot be quickly replaced. Preserving natural space also has economic value and can help maintain or increase nearby property values. As I understand it, the proposed residential development would be a three-story apartment complex up to 106 units. In contrast, no clear details have been provided about the proposed commercial development. Is there or will there be a site plan showing the footprint and what is intended for this property? how can commercial development be approved so close to existing homes without clear information about what will be built and have wetlands been absolutely ruled out on their site i understand that the required road improvements have already been approved and funded through other projects however i still question whether accident and casualty data has been fully considered As Port St. Lucie continues to grow, congestion, traffic, and roadway risk are increasing. Heavy traffic on Interstate 95, US 1, Port St. Lucie Boulevard, Gatton Boulevard, Crosstown Parkway already contributes to frequent accidents. There is growing public concern about overdevelopment. Groups such as Save Florida and Stop Developing Florida reflect the broader call for growth that is balanced with conservation. I want to point out a comment about people being against residential development. The reason why many are against it is because we feel residential development creates commercial development. That 30-40, one thing rules to the next. What comes first, the chicken or the egg? There is also growth, growing public, sorry I said that, I'm sorry. I urge you to reconsider these concerns, protect Florida's landscape and wildlife, and keep this property designated for residential use. I assure you, the majority of us residents do not want a gas station, nor do we want people to have easy access to our homes. There is wildlife here. I don't know what films they show you, but I see these birds every day. And it breaks my heart to think that I will not hear them singing or see them continue to live in their habitat, that we really have to stop taking away from them. We truly do. Thank you.

Thank you.

MR. Good evening, members of the City Council.

MS. Good evening. MR. My name is Joseph Mucciolo, and I have been sworn in. To answer your question about the exit and entrance, most of us don't want it. Right now, we have a lot of kids that use that strip. They come across it. We have parks for children, and they have caused a lot of damage. So keeping that there is just inviting more once we have commercial property there, or even residential property. They'll feel free to use it. And it's not theirs to use. Okay. So we are against it. Okay. Let's see. The other thing is this wall. I agree. The wall is like putting us in a prison. Right now, I get up in the morning. I can go outside, have a cup of coffee. I look. I see the trees. I see birds. I see life. I go out. I'll be like I was in Sing Sing and see a wall. Who wants that? I'm sure the people over here, they don't care, because once the wall is built and the commercial property is built, they're gone. They don't care. And then my friend over here, the engineer, I'm a retired architect. I don't understand his numbers. I really don't. It seems to me, and no offense, it seems to me that the numbers were made to satisfy a situation and not logistically come down and say, well, it's at 5%, it's at 6%, it's at 3%. I could hardly read what the charts were, and I would like to see them if I can ever get a copy of it. As far as security, we need to have security. We do have two exits and two entrances to the property. We don't need a third. Whether we go residential, which is preferred by the residents that I have spoken to, or if you happen to want to go commercial, we need security. And one of the security is not to have that road there. Even take it away, we don't care. People today have to think about what they want. We are retired, my wife and I, and we live it down here. And we don't need another gas station. There's a gas station, Circle K, right across the street. A tenth of a mile away is the 7-Eleven gas station right next to Publix. Last month, Verano, there was eight acres from Verano that's going to be developed. And one of the uses is going to be a gas station. It's all within less than a half a mile from where the site is. I think there are other sites that these people could look at to put a gas station. They don't have to put it on top of residential property. We want to keep it as free and as open as possible. And I'm sure if you live there, I know Mr. Pickett does. He's kind of a neighbor down the block. If you live there, I'm sure you would want to have that open space yourselves. I thank you.

Thank you, sir.

Okay.

Would anyone else like to address the council on this item? Seeing no one, I'm going to close the public hearing, bring it back to the council for discussion. Go ahead, Councilman Bonner.

Sure. Well, you know, I have to admit, when I first heard about this, I was very excited for a few reasons. Number one, you know, while I support open space, it's currently, you know, currently residential by right. And it was an opportunity. We talk about residents not wanting more residential. We talk about the lack of commercial space in the city. And also considering the fact that if you have a little bit of commercial closer to the residents, they're not driving across town, which could have a positive impact on traffic. And so for those reasons, I was very excited to kind of move this forward. Fuel stations and drive-throughs tend to create more ingress and egress opportunities than typical commercial activity. And because traffic is one of the criteria, I would be hesitant to move forward with what I think would otherwise be a positive change. if we don't have the flexibility to use our criteria to limit the uses. So my support for moving forward is contingent on the city attorney giving a very clear answer as to exactly what flexibility I have. Thank you.

Go ahead. So I'm going to say your name wrong. Is it Mr. and Mrs. Mucklow? Muchalow. Muchalow. Just so you know, I have one of those names, too, because I say Jolene Caraballo, but it's supposed to be Caraballo, but I never say it that way. So I hear you. So yes, I saw the pictures. Thank you so much for sending them. I love seeing them. Yeah, Sarah sent them. I appreciate seeing them. So the challenge is, and I'll be more than glad to sit down and show you what I have on my packet so you see. Unfortunately, the residential development comes right up to the same place. to where the commercial development is. And so regardless of what we're looking at here, what you see as conservation in trees is not going to be there. So that's the sad part. But unfortunately, we can't go back and rewrite history. And this was approvable a long time ago. But what I can say, too, is that I'm listening to the debate of security. So part of me, and I don't want to add more units, part of me wants to keep it residential because that might be what's best. But then on top of that, I'm hearing what you're saying, the challenges you're having with your entrances and your exits and people being able to come in. The truth is, if you do the commercial use, you're going to get a wall and a berm is going to seal that all off. And at least that third exit would be secure from people being able to come in and come out. Unlike the other, they're not going to let you go back. She's not going to let you go back and forth. But I just want to share. I'm trying to listen and understand your debate points as well as the applicants. And I think that's the challenge too is that it is going to fix a problem that you're currently having with one of the exits and entrances. Because if you go residential all the way to Fair Green Road, then you're going to have another oh you have to buy right i mean right now our our our public works director basically said we might not be abiding by what our current rule is by not having the third exit because we have a certain amount of units that requires that for emergency purposes so if we find a way around that to close a third exit But if we build residential, you're definitely getting that third exit. And that will be not necessarily open, but depending on how your HOA formulates the security of that entrance and exit, it could end up being more accessible than having a wall. So there's a lot of things to consider here. I'm in agreement with Councilman Bonner for me to move forward. I think that we have to be strategic on exactly what type of commercial is utilized. not just I hear the concerns with the residents but the traffic is a chief concern of that particular area that corner Crosstown was made to be a straight shot as much as possible and you know I'm just I'm just really concerned about adding more traffic in that particular area and slowing us up even more than people feel that we currently are so I don't know what anybody else has to say but I'm interested in hearing thank you being a resident of that neighborhood

this project. Something that I'm torn both directions because part of me says I don't want more residential. They're turning down fair greens every day. I see the sign has been for sale for four years and residential homes, residential homes. And I'm thinking about the additional traffic that's going to be there. But fast forward a little bit. I get an email from from a resident and their concern was traffic noise. So Let me preface this with I'm not a traffic engineer. I'm not a sound engineer. But I did go purchase a decimal meter so I could see what the traffic decibel sound was. And as I sat there, and I didn't just go there at one particular time. I went there 7 o'clock in the morning, noon, 5 o'clock in the afternoon, 10 o'clock at night, 3 o'clock in the morning, over multiple days to check traffic sounds. Because my concern was the homes that live close to Crosstown, is this going to increase traffic sound to those homes? And one thing I noticed when I was sitting there, one thing that came to my mind was just to the east of the Circle K, you have a small strip mall. It's got a pizza place and a haircutting place and a couple other shops in there. And I watched the traffic coming in and out of there. also watch the traffic coming in and out of the circle K. So as I'm sitting there, I'm thinking if depending on what commercial goes into that property, how is that going to affect turning onto fair green? I know the applicant is going to do some improvements. It's much needed improvement to fair greens and the turning from Crosstown to onto fair greens because as you sit there now, traffic backs up into the second lane or third lane of Crosstown and the further back you are in traffic, the more chances you have of being rear-ended. So that, regardless of what happens, that needs to be fixed. But my concern was the traffic egress and ingress and from Circle K, now what do we have on the other side? And how is that going to affect the traffic onto Fairgreens? And having a business on the other side, is going to create a situation like we have in St. Lucie West right now coming out of Home Depot, when you get people trying to cross traffic to go one way. So there's really not a win-win for this property. So I know when I met with the applicant, we talked about different things. But I'm in support of limiting what can go there. because of the ingress and egress to that property. Thank you.

Thank you.

Councilwoman Morgan. Aye, aye, aye. So by changing this from residential to commercial, we don't know what's going to go there. So you can't really tell. I mean, plus it has to go to the site plan. It has to go through all the processes, which it usually comes back to... THE CITY COUNCIL. I'M GOING TO START FROM THE BEGINNING WITH ALL MY NOTES. I HATE WALLS. WE ALL HATE WALLS. WE HAVE BEEN KNOWN UP HERE TO ASK THEM NOT TO DO WALLS BECAUSE THEY'RE HORRIBLE. I'D RATHER SEE A BLACK FENCE OR GREEN AND WITH ALL OF THE LANDSCAPING IS SO MUCH BETTER THAN A WALL. I HATE THE WALLS. What concerns me is that on May 11th, we approved two parcels changing from RGC to commercial general. We have no clue what's going there. We didn't put any conditions on them. How can you put a condition on an applicant of saying No gas stations. That would be like saying no Chick-fil-A, because we've got enough chicken restaurants. No Burger Kings, because we already have three. And we've been through this over the past few years. I think that is intermingling with free enterprise, with what they can build. They would have to follow code. We have been, for the past two or three years, saying anything going from residential to commercial, yay. Anything going from commercial to residential, no way. And we've been saying that for quite a few number of years here. I just don't... I know it's difficult. Life is difficult. Change is difficult. And from what I understand from the presentation, that land was totally cleared. So the mature trees that you're probably seeing are probably peppers that probably have to be removed because I've learned from JD, if you improve, you must remove. So it would look... BEAR, AND THAT'S WHERE THE LUSH LANDSCAPING WITH THE BURM IS GOING TO HELP. AS FAR AS THE TRAFFIC NOISE, THAT'S GOING TO BE THERE. IT'S ALREADY THERE. Vice Mayor you had mentioned also about no commercial on Crosstown it was my understanding when Crosstown was done there was no commercial from 95 east but west of 95 there were commercial nodes or there was planning for to be commercial nodes on west of 95 but anything east was all residential or all the berms and the and the sidewalks and the workout stations and all. But that was my memory of that. So we've already, it's already there. It's coming. And like you say, residential does, people want more commercial. I think I've heard it numerous times on this council. We need more commercial. We need more commercial. And now it's like we don't want commercial. We want residential. And I'm really confused over that one. So I don't have any problem with this. There's always another bite at the apple when they come back with a site plan. But going from the amount of residential units and then going to the commercial, and it sounds like I'm done.

Okay, thank you.

Madam Mayor. Yes. I just want to clarify. So you're correct, Councilman Morgan, that's how we voted, but I'm looking at the... plan because I went back to May 11. And it's a very different property in fairness, crosstown to range line. There's there's not really anything out there right now. And so to say that it's it's exactly the same. And we can say this is an apple to apple comparison. And we should judge this property from May 11. To the property today is an unfair comparison, in my opinion. If by law, we're allowed to restrict it, and council desires to do so. And we're not breaking Anything by doing that, I think that it's a fair discussion for us to have of what's going to work with the residents in the community. I do agree with you that it is a challenge. It is confusing because sometimes I'm hearing nothing, but I don't want any more residential. And just so you know, too, I wish you were right about what you said. I wish, statistically, commercial followed residential. But in the history of Port St. Lucie, that is... I mean, not even close. We're way under the commercial industrial footprint of a city to the point where it's very difficult. I mean, when we talk, there's this large discussion that everyone's having. Have you heard of it? It's called property taxes. There's a great discussion happening right now, right? And I think the number one challenge and why residential properties are taxed, you know, and it's almost studied to a point, right, is that we don't have enough commercial in Port St. Lucie to help offset what happens in residential. And that's why I think the burden falls on us, on our homes and our properties. So I wish you were right. I really do. I wish that when the city built and they had all these units come in, we would have had a lot of residential, a lot of jobs, a lot of industrial. But that hasn't fair to be true. So that's been the challenge, too, is how do we how do we accommodate that? But and I know and I don't admit Council Morgan, I wasn't trying to point out in a sense that you meant any ill will by it, but I definitely every every word is measured in today. And I just want to make sure that it's clear that this is a very different property.

May I respond? Sure. I understand that, but there were two that were approved. One was right there at Village, and it was a pretty good chunk right there at the corner. And then the other one was out there by Range Line. But needless to say, it went too commercial, and we didn't put any conditions on any of those. Okay. Thanks. Thank you.

Madam Mayor?

Yep.

So I want to clarify that, you know, I believe everybody up here, including myself, we support private property rights, we support free enterprise. Private property rights, you're entitled to the property and the property rights that you have when you acquire the property. In this instance, they're coming to us with a change. And you're not entitled to a change. A change is not a property right now. The change is enticing to us because I think there are benefits Two more commercial for the tax base. There are benefits to traffic because if we have more residential there, that's going to add more residents that are driving across the city exacerbating traffic problems. So I think it is an enticing change and one that we should consider. However, it's perfectly reasonable and perfectly within support for free enterprise and perfectly within support for private property rights to say, okay, well, traffic is one of our considerations in a quasi-judicial capacity. And if a specific type of commercial creates more ingress and egress opportunities, then we can limit that if it's within our legal ability to do so. And so I think while we all support private property rights, we all support free enterprise, we also need to look out for our residents who have concerns about traffic and who have concerns about growth. And so we're balancing all of this in this consideration. Thank you.

So, Councilwoman Bonner, I think you put it very eloquently, and I couldn't agree with you more, so I'm not going to belabor the point. And also, one of my biggest frustrations that I do want to point out, and I've pointed out this frustration many, many times, is that when things come before us from a traffic count standpoint and what that looks like, It's in a manual. It's hypothetical. It's based on all kinds of methodology. And then what happens is when reality comes, we all know sitting on this board that reality often is something very, very different. And so... Because of the fact, and again, I was very transparent about my stance, because of the fact that, and I agree with everything everyone said, but the juxtaposition of this, but because of the use restriction issue, because, nope, you're right, nobody has a right IF THEY HAVEN'T BEEN GRANTED THAT RIGHT ALREADY. AND SO IF WE CAN'T BE RESTRICTIVE OF THE USE, OF COURSE, I DO THINK IT'S TOO INTENSE. SO I CAN USE, IN MY OPINION, IN MY JUDGMENT, I DO THINK ALLOWING THIS USE, WHICH WOULD ALLOW A GAS STATION, WOULD BE TOO INTENSE. SO I CAN SAY THAT AS MY OPINION. BUT I WILL NOT BE ABLE TO SUPPORT MOVING TO COMMERCIAL AS A RESULT OF EVERYTHING THAT'S BEEN SAID AND BECAUSE OF THIS ISSUE WITH REGARD TO THE USE.

okay so um i'll chime in for a moment so mr dobbins kind of gave him an abbreviated master class on what you guys already know how quasi-judicial goes right competent substantial evidence you have the criteria here based on the feedback heard today you've all heard different feedback about the number of conditions the road the safety there are a couple of paths council can take. One is gonna prolong this process. I think there might be a condition where the restriction or a condition could be implemented, but we would need time to work with the subject matter experts to give you all the advice that you need on that restriction. The alternative is to say no. But that's, if council's inclined or moving towards imposing a condition or restriction, I ask that we just table it to a date certain, maybe a 30-day, DATE TO WORK WITH THE SUBJECT MATTER EXPERTS AND GET YOU THE ADVICE. ALTERNATIVELY, COUNCIL CAN GO AHEAD AND DENY THE APPLICATION OR APPROVE IT WITH CONDITIONS AS STATED.

AND WHERE IT'S A LITTLE BIT DIFFERENT ALSO ABOUT COMMERCIAL VERSUS RESIDENTIAL IS IT'S ALREADY ZONED RESIDENT. IT'S ALREADY ALLOWED FOR RESIDENTIAL USE. IT'S ALREADY THERE. SO IT'S NOT LIKE THERE'S A TAKING AWAY OR NOT ALLOWING, I SHOULD SAY, Because they can go in by right. Mr. Dobbins is 100%. They can go in by right and just put in 106 townhome units if they want to, as long as they go through the processes with building and everything else.

Mayor, I was just going to make a motion to table based on what the city attorney said so that they can work on an acceptable condition. I'll second.

Okay. So, under discussion. Yes, go ahead. So this would give them the opportunity to, because obviously, and just so you know, for, I heard a question, it's a good question. So we have an approved site plan, and why don't we have one for this particular, you can, do you want to tell them why? Because I want to tell them legally, they don't have to provide one, but I want you to provide the legal reason why they don't, we don't have a, a concept on here. for the approval.

This is for the change of designation.

Yeah, for the change of use. Yeah.

Overall.

That comes later.

That comes later.

But they don't have to provide it. It's actually not supposed to be part of our consideration.

That's not part of this discussion.

No. So that's the reason why. It's Florida law, Florida state law. This is the way planning works. So we're not entitled to know. Actually, we're not supposed to make our judgment on today's approval based upon what they're going to put there. what the conceptual plan looks like it's either we want we say yes to the use or we don't say yes to the use and that's what's being debated is because this is a specific type of zoning which is called a pud we have special provisions that we may be able to limit uses that's what the city attorney was saying but as far as knowing what's exactly going to go on there they don't have to provide that to us until after it's been approved and then the site plan that's i know I get frustrated with it.

It's a maybe. It's not even a given.

That's what I was kind of biting at the bit for, is that there may be a condition which we can impose, but I'm not guaranteeing a condition. We'd have to kind of look at all of the data and sit with the experts to see if there is a condition we could impose.

That's even a maybe, yeah. I think it's going to be really difficult.

Mayor, so if the motion is to table it, was it to a date certain?

THERE WAS NO MENTION OF A DATE CERTAIN.

OUT OF FAIRNESS TO THE APPLICANT, I WOULD JUST LIKE TO SEE, WOULD 30 DAYS BE SUFFICIENT? DOES THAT WORK, JUNE 8?

HOW MUCH TIME DO YOU NEED? JUNE 22ND WOULD BE, I THINK ENOUGH, YES. PLEASE. SO MY, MY,

My thoughts are, since there was so much discussion regarding this access point, could that also be taken care of so it doesn't have to be part of the condition? Since you've got enough time, we're tabling it, so maybe that, with public works, with the emergency access only, maybe that's something that needs to be looked at and brought back also.

Colt, what is the condition for the third entry or exit? What's the criteria? Because there's two now, so what's the actual criteria? Number of homes?

That is correct. It is number of homes. I was trying to do some quick counting up there, so I can't answer this specifically, but anything above 600 requires a third access that would be an emergency access only.

Right. It would be paved.

STABILIZED.

STABILIZED BUT NOT NECESSARILY PAVED.

SO THAT'S SOMETHING THAT YOU WOULD HAVE TO GET IN CONTACT WITH THE HOA OR PHYSICALLY GO COUNT?

WE JUST HAVE TO PULL UP THE PLATS AND COUNT THE NUMBER OF LOTS. THAT'S SOMETHING THAT'S EASILY DONE AND WE CAN DEFINITELY ADDRESS THAT IF IT COMES BACK IN 30 DAYS.

YEAH, I WOULD LIKE TO SEE THAT BECAUSE THAT'S A piece of information that needs to go into our decision-making process.

Any other comments? I might call for the motion.

My only comment with that one, if it is over the 600 threshold, that falls under the Property Owners Association or that development to put in that emergency exit. Then it would not be part of the condition, correct?

This development has been in for a very long time.

Can we go into how much wall the applicant would have to put up?

Madam mayor, if I may, um, if it's the will of the council to table, we'll research the project. We'll work with the city attorney's office to determine if the development is grandfathered somehow. So we will fully investigate that, that access way to your point. It's been in for quite a while. So we'll look and see when the rules changed and coordinate with legal.

Well, Madam Mayor, I would modify my initial motion to include the June 22nd tabling date and to include that any concerns about the access point be addressed before that meeting. I'll second. I'm in my second.

All right. All right. Any final comments? If not, I'm going to call for the vote. All in favor of tabling? Aye. Any opposed? Motion carries unanimously. So June 22nd. Yes, we can take five minutes. And then, council, before we move on, we have our youth council here to provide us an update. I don't want to make them wait. Some of them may have to go to school. So we're going to take the youth council update right after.

you

OK, we're back from break and we're going to hear from our youth council on their update. Good evening. Good evening.

Good evening, everyone. My name is Stephanie Verno, community engagement manager. with the Communications Department, also Youth Council Coordinator, and I'm very happy today to provide you with an update on all the amazing things that our Youth Council has accomplished during this Youth Council term. So I want to start by our mission. The Youth Council's mission is to provide youth with an understanding of the inner workings of municipal government while cultivating leadership skills and working towards the city's strategic plan through a youth perspective. Our mission is to be leaders amongst their peers while amplifying the voices of the city's youth and finding opportunities for civic engagement and community service. And these are some of the pictures that highlight some of the accomplishments, which I'll go into details in some of the other slides. But we have our fall festival that we had, our first outdoor movie night. This is a picture of some of the meetings that we've had with council and some other department directors. nine youth council meetings so far this year. That's a picture, the next one is a picture of our big summer blowout, which I'll talk more about as well, and another picture of a youth council member doing some surveys at one of our city events. So community engagement and volunteer impact. Our youth council members did a lot of community engagement, which we'll talk about as well. But a total of 36 out of 39 youth council members volunteered at various events throughout the past 10 months. And we've accomplished over 710.84 hours of engaging with residents and the community through various activities. And to help us meet those numbers, we conducted six resident surveys during Arts and Ideas, PSL and Lights, Fam Jam, Citizen Summit, a lot of Love Your Block projects and programs and activities, and during the Martin Luther King Jr. celebration. In addition to those events, we also participated at nine city signature events, the National Night Out, Arts and Ideas, PSL and Lights, Citizen Summit, Fam Jam, the St. Lucie Earth Day Festival, Karen Community Cleanup, various Love Your Block projects, PSL 65th Anniversary Celebration, and we're going to also be participating in the Big Summer Blowout next Tuesday. So in addition to all those amazing events, we've also participated in two Florida League of Cities conferences, the Youth Summit in Delands, and for the third year we participated in Legislative Action Days in Tallahassee. So the total hours that I discussed in the beginning, we still have some more stuff that we plan on doing as well. We also have our Youth Council Leadership Summit that takes place every year in September, as well as meetings from October to April. And so we can continue to provide opportunities over the summer. Over the next few weeks, the youth council members are going to also participate at some upcoming city council meetings. the big summer blowout, the Juneteenth celebration, our final Youth Council meeting next month, and then also they were awarded $1,900 from Love Your Block to do a bird sanctuary, because they've also helped with activating a green space within Whispering Pines, which I'll also talk about. But these dedicated members have really strengthened community connections and fostered a lot of signature civic engagement opportunities throughout the past nine months. So we're very proud of all the work that they've been doing. And here's some pictures of the youth council summit that happened in DeLand. They connected with over 100 different youth council members from across the state. And they were really happy to participate because all these members have never participated in a Florida League of Cities conference before. So they were very happy to have had the opportunity to connect and represent our city at this event.

Awesome.

and some more pictures of them engaging and working on some mock trials. And they had opportunity to work on certain issues. They were given topics to come up with a plan and present in front of this big group to get feedback. It gave them opportunity to show their leadership skills and their public speaking skills as well. And for the third year in a row, we attended the Youth Council Legislative Action Days in Tallahassee. As you can see to the left is a picture at FSU. We've built a great relationship with the FSU Student Government Association as well. So every time we go to Tallahassee as part of some of our activities there, they get to meet with some of the staff and some of the students to talk about how they can continue engagement in the college um while they're you know going into college so it's really great and they really enjoy it and they really enjoy hosting us as well and that's another picture with um one of our legislators and this year they also had an opportunity to participate in a committee meeting thanks to vice mayor allowing us to be there it was a long meeting they said but they really enjoyed the opportunity to be in that space and to hear everything live so thank you again for that So this is some more pictures of some of our meetings and our subcommittee meetings as well. We do have two subcommittee meetings in addition to all these things that they're doing. We have our youth recreation where we partner with the Parks and Recreation Department and special events. And then we have our Naturally PSL subcommittee, which we work with the amazing team from Naturally PSL as well. And this year, the special events did offer us a lot of opportunities to work with them. And this is a picture of them participating in the Martin Luther King Jr. Celebration Walk. And in addition to the celebration event, We continue to work with them for the big summer blowout, Juneteenth, and Love Your Block. And these are all collaborative efforts of things that, opportunities that the Youth Council will get to have a table to talk to the community about what they're doing, or they support the different activities that are taking place within these events to help support to ensure a success. And for the second year in a row, Tradition Preparatory High School has an annual student symposium that they have that they invited the youth counselor to be part of. We go, we set up a table during their career fair where we actually talk about different volunteer opportunities and we also highlight how, depending on their age, they can actually apply for jobs for the summer programs that we offer through our summer camps. And in addition to having a table there, we get to do like a full presentation where we talk about what the Youth Council has accomplished, how they can be involved in all the amazing things that we're doing. This helps to promote our Youth Council as well for the upcoming term. So they really enjoy having us there and every year they allow us to come back. So we're excited about participating this year as well. And here's some pictures of some more engagement that they're doing with residents at the PSL lights event. And this year we had a table at the Citizen Summit where we were able to do some surveys that asked residents what kind of work would they like to see the Youth Council participate in? What would they like if they heard about the Youth Council to kind of get their feedback and also to highlight a lot of our key accomplishments as well. our subcommittees. As I mentioned, we have two subcommittees. The first one is Naturally PSL. We actually were provided with a grant for the first time for $500 through the National Leadership Youth. And we were able to use that money to activate a green space within Whispering Pines. We had a very successful event last month for Arbor Day weekend, where we planted several trees in this green space. We had over 30 different youth participate, not only within our youth council, but also through other students within other schools within Port St. Lucie. We had a lot of key club members who helped participate as well. So we were really excited about that. And to help to continue to beautify this green space, we are going to install a bird sanctuary in the space to continue more volunteer and engagement opportunities over the summer. So we look forward to continuing that work with our Naturally PSL group and our Love Your Block team as well. And here's a picture of our subcommittee, youth recreation subcommittee that we have. And this is a picture of them meeting to talk about different activities and different things that they wanted to include in the outdoor movie night. They actually met for a year before to talk about the budget, to talk about the different activities, how they're going to work it, and everything like that. And this is some pictures of the group meeting. Because in addition to the... youth council meetings. We've had separate subcommittee meetings where they meet for an extra 30 minutes after four to five meetings that we've had within the youth council so they can talk about these special projects. And to help with communication with our youth council, we still have our youth council app where we list all our volunteer opportunities that we have. So anything that's happening within the city that we know we're going to be part of, they can actually go online and find out which events work out for them. They get to actually sign up through this app. And then once the activity is over, they get to go back and then they get to submit all their volunteer hours. And that's a way that we track all the hours and their commitment and their engagement on this app. And then we also have an opportunities for them to upload pictures and we provide any announcements on this app as well. So it's a great communication hub that we have where all the members can go on this app to get all the information that they need in an easy fashion. So currently, we have our applications open for the upcoming term. I'm proud to say that we have 28 applications already. We opened it up in May, and we have until June the 5th for students to participate. And who can join? Students in grades 9 through 12 who reside in Port St. Lucie can join. So you can go on our website right now to... Follow the link to sign up. And why should you join the Youth Council? I think it's one of the best youth engagement opportunities, but that's just my opinion. But also to learn about local government, earn community service hours, develop leadership skills, and build on public speaking and training opportunities. And you can apply here by scanning this QR code or, like I mentioned, go on our website. And we also have some postcards with all the information that I talked about regarding signing up in our lobby. And I also have some flyers in case anybody's interested. You can meet me after this presentation. I can provide you with some flyers so you can share with family and friends. So I want to thank you for allowing us the opportunity to come here. And also I want to thank the youth council members and their parents who took the time today to come and support this presentation.

Awesome.

Thank you so much.

Councilwoman Morgan? Are any of the youth council here that could be introduced? You guys want to come forward, the ones that are here?

We had some that trickled out because they had to go, but we do have some that are here. And we had a total of 39, so this is a small representation, but we're happy that they're here.

Good evening. Thank you so much for being here. You've all done an amazing job and we're so proud of you for all the hard work that you've been doing for all the volunteering you've been doing in our city. The engagement with all of our residents has been absolutely amazing. So again, so proud of you and thankful for everything that you do for us. And so what I would like, I don't know, Council, what about what you think, but I think next year we'd like to hear from the actual Youth Council members. I thought that's what the presentation was. I didn't realize. And Stephanie, you're amazing. We love you. But we'd love to hear from the students next time. Yes.

So I was going to say they want to introduce themselves, but then once you're done introducing, I want to say a couple more things too. Go ahead. Okay.

Good evening, council members. I'm Rosalind Tran. Good evening. I'm Kendall Mercurio. Good evening.

Oh, once again. Sorry. Good evening. I'm Liva Morgan. What grades? I'm in the 11th grade.

10th.

I'm also in 10th.

Oh, good. So you guys will be here for a minute. I did want to say, Stephanie, you do a fantastic job with them. And you can see your passion with them and working with the kids. And, you know, I just think you're doing a fantastic job. And I've appreciated working with you and the Youth Council when I've had the opportunity to. I do want to, Mayor, this is your program, I know, because this is the mayor's initiative. But I want to share something that I haven't had a chance to share with you. So I'm very fortunate that when they're in Tallahassee, it's during Legislative Action Day, so I'm up there because it's the board meeting as a past president and all those things. So this year, in discussion with Stephanie and the team, we had different city meetings, just solely city meetings that we had to partake as we usually do to make most of our time worthwhile up there. And several of them joined me. And I can't tell you how happy Senator Grawl, Representative Senator Harrell, Representative Trabulsi, everybody was just very excited to see local students from their hometown visiting them. But one of the things that came to my mind, because they were so good, there was actually, who is the young man that wants to be mayor one day? Andrew, yes. I love him. He was great. He was so passionate. And watching how passionate some of these students are with advocacy, I really feel to expand on the program further. It's a fantastic opportunity because we adopt our legislative program annually. I think it'd be a huge benefit if we would have one or two key issues that if there's someone that wants to advocate with us, that they can advocate on that issue side by side when we're meeting with our state legislators. Because I think that some of them can actually do it, and they can also speak from the perspective of that item of how that would affect them. So for example, if we're advocating for a park and we're looking for funding, they could talk about how that particular item would impact the youth community in our city. I really think we can take the program even further. But I appreciate you starting it all these years ago, and I'm glad to be a part of it whenever I can, whenever I see you guys. So thank you.

And another thing, so I kind of mentioned it in the beginning of the year, but council, I don't know how you feel, but so as a youth council and hearing from our students, It's important to hear what you're hearing in the community from your peers and others. And so what I would like to see going to next year, if the council is in agreement, is a recommendation of a policy that you would like to see the council implement. Because all these things that you're doing are amazing. But from a policy perspective, you're also a youth council of policymakers, right? And you're already going up to legislative days and learning about all that. So I think it would be really helpful for us to hear, you know, what you would like to see as a policy going forward and how that could possibly be implemented from a recommendation standpoint. Council, how do you feel about that? You know, because that's just another side of the coin, and especially when it comes to leadership and wanting to be in these roles, right, serving our public. I think that would be really interesting and really helpful as well. And I love all the public engagement and speaking. Public speaking, as you already probably know, is very difficult to do. But the more you do it, the better you get at it. So it's awesome. But thank you all again for being here. We're, again, so, so proud of you and looking forward to see what you do next year.

Thanks. Thank you.

Thank you. Thank you, Stephanie. Appreciate you. All right, now we're gonna go back to item 10D, ordinance 26-49.

An ordinance of the City of Port St. Lucie, Florida amending Ordinance 05-180 adopted June 13, 2006 for property located east of McCarty Road and approximately 1.25 miles south of Midway Road to modify certain conditions, providing for conflicts, providing for severability, and providing an effective date. Thank you.

Good evening again, Bridget Keene with the Planning and Zoning Department. This item is one of three items you have on your agenda today. It's item 8D, 8E, and 11C. They all pertain to the same property, which is the McCarty Road property. And this is a request to amend the ordinance that adopted the McCarty Road future land use when it came into the city. It came in in 2005, and it was annexed 2006, and then the future land use amendment was a few months later in 2006. So the applicant is, or actually the owner is McCarty road, LLC. Lucido and associates is the applicant and the property is located. It's east of McCarty road. It's south of midway road, and it's approximately 1.25 miles south of midway on McCarty road. Again, this is a property that is in the city's Northwest annexation area. And this, as I mentioned, is to amend the ordinance that adopted the future land use map amendment. Here's the property. And a little background, as I mentioned, the property was annexed in 2006. It's approximately 72 acres. And then on June 13th in 2006, the city adopted Ordinance 05-180, approving a large-scale future land use map amendment, and it changed the property from St. Lucie County Agricultural 2.5 units per acre to City of Port St. Lucie Medium Density Residential. Now that ordinance adopting the future land use amendment, it did include specific conditions of approval for the development of the property. So now we have an application that came in for an amendment to the McCarty Road PUD, and that revises the project. It's going from being multifamily units to single-family units. It reduces the development intensity. It updates required transportation and infrastructure improvements and other changes. So what's happening here is the primary access to the property, when it came into the city in 2006, it was anticipated. They would take Midway Road to McCarty Road for their main access, and now they're going to use East-West 5 along the project's southern boundary, and that would be via the extension of East-West 5 from its current terminus in Wilder West to the McCarty PUD, and I should point out they're also changing the name to Meadows. So these proposed changes to the PUD do require that the ordinance for the comprehensive plan be amended as well as the annexation agreement. Thank you. So the proposed amendment to the future land use ordinance, it does remove the requirement for the property owner to participate in a special assessment district for improvements to Midway Road. It does replace the requirement for improvements to McCarty Road with a requirement for a portion of McCarty Road to be chipped and sealed from the current stabilized section of the roadway to the proposed secondary emergency access driveway for the Meadows PUD. And the proposed amendment also addresses because with the original land use amendment, they were going to pay a fee in lieu for parks. So we are addressing that again when this amendment and that will be paid a payment of fee for the development impacts on the city's park and recreation system. And that is now being added to the annexation agreement. It wasn't in the annexation agreement prior. So staff did review the proposed amendment to the Future Land Use Ordinance, and it does provide consistency with the proposed changes to the annexation agreement. And the proposed amendment to the annexation agreement was finalized, and this was pursuant to discussions that staff held with the applicant and county staff as applicable. And Planning and Zoning Department does recommend approval and happy to answer any questions. And the applicant is here if you have any questions.

Thank you. Any questions for Ms. Keene? No? Okay, thank you. This is a public hearing, so we're opening the public hearing. Mr. Garrett, did you have something?

Good evening, Mayor, Vice Mayor, Council Members, Mr. Morejo and Mr. Berrios. Steve Garrett with Lucido & Associates representing the applicant. No comments. We've appreciated working with staff and City Manager's Office on this project and all three items before you tonight. Happy to answer any questions.

Thanks. Any questions, Council? Would anyone else like to address the Council on this item? Seeing no one, I'll close the public hearing. Council?

Motion to approve Ordinance 26-49.

Second. I have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. 10E Ordinance 26-50.

AN ORDINANCE OF THE CITY OF PORT ST. LUCIE, FLORIDA PROVIDING FOR THE FIRST AMENDMENT TO THE PLANNED UNIT DEVELOPMENT CONCEPTUAL DEVELOPMENT PLAN AND ZONING DISTRICT AND REGULATIONS FOR MCCARTY ROAD P.U.D. LOCATED EAST OF MCCARTY ROAD AND APPROXIMATELY 1.25 MILES SOUTH OF MIDWAY ROAD, PROVIDING FOR CONFLICTS, PROVIDING FOR SEVERABILITY, AND PROVIDING AN EFFECTIVE DATE. THANK YOU. COUNCIL, ANY EX PARTE COMMUNICATIONS TO DISCLOSE?

Good evening, Madam Mayor, Madam Vice Mayor, City Council. I'm Cody Sisk. I'm with the Planning and Zoning Department. I've been sworn in, and the official file has been submitted at least five days before today's hearing. Madam Clerk, please enter that into the record. Today's application is for McCarty Road PUD. It's the first amendment to this PUD. It's the companion application that Richard just described to you guys. Again, the owner of the property is McCarty Road LLC, the applicants with Lucido and Associates. It's located east of McCarty Road and approximately 1.25 miles south of Midway Road. And the request is to amend the McCarty Road PUD. Located in yellow is the subject property. The PUD isn't changing the zoning district. It's staying the same, as well as the future land use map. It's staying as multifamily residential. But the project background, the McCarty Road PUD was approved for 72 acres and was approved back in 2009 in October. And it was approved for multifamily development. Again, this is the first amendment to the beauty and it's to revise the name from McCarty road beauty to the meadows. And it's also to change the permitted uses from town homes to single family and change the amount of multifamily units from 530 units to 321 single family units. It updates the concept plan updates, transportation improvements, and other miscellaneous changes. BEFORE YOU HERE IS THE CONCEPT PLAN SHOWN IN THE PUD THAT KIND OF JUST SHOWS THE ACCESS POINT THAT'S GOING TO BE OFF OF EAST WEST 5 AND THEN AN EMERGENCY ACCESS THAT'S GOING TO BE OFF MCCARTHY ROAD WHICH IS ON THE LEFT HAND SIDE. THE PROPOSED PUD AMENDMENT CAN ALIGN WITH THE CITY'S COMM PLAN PER OBJECTIVE 1.1.4 AND 1.1.6 WHICH DIRECTS FUTURE GROWTH. to an appropriate area identified on the future land use map and supports sound planning principles, including orderly development, efficient use of infrastructure, and consistency with the city's desired community character. And again, this is located in the Northwest annexation area and utility service area. Under the annexation agreement, the developer is responsible for providing the necessary onsite water and wastewater facilities at their sole cost. The proposed PUD amendment further addresses the required utility improvements and incorporates revised transportation improvements consistent with the amended annexation agreement. There are four total traffic improvements that are proposed. I do have another slide that kind of shows it a little bit better, but these are just the actual wording of it. It's to permit, construct, and open two lanes of East West 5 in its current terminus at the Wilder Pod oh sorry the wilder pod 9 to 300 foot west to the meadows entrance and the the interest is to provide the site related access to future uses within the development and provide turnover to the city of a use agreement for the proportion of the roadway crossing the north st lucie river water control district canal number 91. The traffic improvement for number two is to convey 120 foot of right away along East West five extending the entire southern boundary line of the Meadows beauty. Traffic improvement number three is to construct McCarty Road as stabilized chip and seal service surface road to connect from the current stabilized portion of the road in the vicinity of the Meadows beauty northerly property line. just north of Williams Road to the proposed secondary emergency access. And the last one is to convey to the St. Lucie County 70-foot right-of-way along McCarty Road, extending the entirety of the properties a western property line prior to plotting of any portion of property this is going to dedicate the right-of-way dedication of the right-of-way shall occur and shall be outlined in section 24-264 and 24-267 of the saint lucie county code of ordinances within 240 days of the effective date convey a 20-foot city utility easement on the east side of the foregoing right-of-way in a form of agreeable to the city of port st lucie So here in blue is the traffic improvement number one, which is the permit construct and open the two lane road right away from the Wilder Pod 9, which is right here and to the entrance. The second one is to convey the 120 foot right away of East West 5. Number three is the McCarty Road stabilized chip and seal area from Williams down to the emergency access. And the fourth one is the conveyance of the 70-foot right-of-way. The Site Plan Review Committee recommended approval of the PUD amendment at the April 22nd, 2026 SPRC meeting, and the Planning and Zoning Board recommended approval of the PUD rezoning at the May 5th, 2026 public hearing. That concludes my presentation, and I'm here to answer any questions.

Any questions? No? All right. Thank you. Mr. Garrett?

good evening again mayor vice mayor council member steve garrett with lucido associates representing the applicant and i have been sworn in let's see there it is thank you I'm happy to be in front of you tonight. As you can probably tell from our PUD application, this was actually submitted towards the end of 2024. So it's been in process for quite some time. We have had some meetings on this. IT WAS BACK IN THE DAY, IT'S BEEN A VERY LONG TIME, BUT IT'S BEEN A GREAT PROCESS WORKING WITH STAFF AND THE CITY MANAGER'S OFFICE TO GET THIS PROJECT BEFORE YOU IN ITS CURRENT FORM. AS MS. KEENE HAD STATED, WE HAVE MULTIPLE ITEMS BEFORE YOU TONIGHT. THE BRIEF HISTORY OBVIOUSLY ANNEXED INTO THE CITY IN 2005 WITH MEDIUM DENSITY LAND USE UP TO 11 UNITS PER ACRE. PUD ZONING CAME IN PLACE IN 2009. and currently the project's entitled to an existing density of 530 townhomes. Our proposal is 321 single-family homes, a reduction of 209 dwelling units from what it's currently entitled. The concurrent items that we've been working with staff, obviously amending the annexation agreement and a later item on tonight's agenda, Ordinance 05-180 and amending that that you just voted on, And we're doing all that for consistency with the new development program and the negotiated roadway improvements. So very briefly, Cody did steal a slide of mine. So thanks for stealing the thunder. No, I am Jesse. Stealing my thunder, not the slide. But McCarty PD is located in yellow there. To its left is McCarty Road. And all the way to the right of the screen is Wilder Parkway. Wilder Parkway exists today. and is open all the way up to Midway. Glades cut off to Midway. The Wilder development, which is to our south and to our east, their only obligation was to dedicate and convey the right-of-way shown in red, but also an additional 60 feet or half of the right-of-way from the red all the way to the left to McCarty Road, but not construct any roads. Fortunately, they have their secondary access for Pod 9 accessing East West 5, so they are constructing 900 feet or so of East West 5 from Wilder Parkway West. And working with staff, city manager's office, we were able to commit to changing, well, we had proposed our main entrance off of East West 5, but we committed to constructing almost half a mile, shown in blue, of East West 5 from where it leaves or is terminated by Wilder all the way 300 feet past our entrance. And then that will leave the actual construction of the remaining balance by others from our terminus all the way to McCarty. As far as the right of way, currently, The orange and the green are what's currently obligations. So Wilder is obligated for 60 feet of the right-of-way, basically from the center line south. And this project, the McCarty PUD, is obligated for the green, an additional 60 feet, totaling 120 feet of right-of-way for East West 5. What we were able to do in working with the site plan and city manager's office was commit to doing an additional 60 feet shown in purple, bringing really the total to 180 foot of right of way, 120 the green and the purple, which will really be where the road is constructed. We did that because there's significant wetlands in pod nine, basically from the center line south. and really it's a speed to market for the balance of that road construction to mccarty it limits it increases the time limits impact and mitigation for wetlands and the time that that would take as well thank you for your consideration i'll keep it brief and happy to answer any questions

Thanks so much. Any questions for Mr. Garrett?

Has he ever stolen a slide from the city? No comment. Just because I'm going to trust Mr. Garrett's memory better than mine, I'll go ahead and disclose that we've probably spoken on this a few times. I do remember the roadway obligations, and I do know that there was a time where we weren't, I think management and Wilder were in agreement of what right-of-way was going to be and how long it was going to be. So I do appreciate Wilder coming to the table and fulfilling a little bit more of that right-of-way. I know that's going to help. And do we know when it's going to be complete-complete, since there's a portion that's going to be left still?

That's a requirement of project scales. Whenever project scales comes on board, that would be the requirement.

Okay. Perfect. Perfect. Well, thank you for the partnership. I'm in support of this, so thank you.

Steve, did we talk about this project when we were talking about Pony Pines? Yes. That's how long ago it was. So yes, it was. I did speak to you. It was nice. Then I did too.

See, if you would have said Pony Pines, hashtag.

Sometimes it's so hard to remember.

It was so long ago.

He said 2024. That's right. I said 2024. It's been a long road. Okay.

So thank you all for that.

But it's a much better project today.

Great.

And I'll disclose as well.

I mean, but two years for 60 feet, but that's okay. Yeah. That's a lot to remember.

If I've had a baby since we've met, it's like all, it's all a blur.

Did you have one or two?

Um, but just, just the girls. Yeah.

Okay. Great. All right. So this is a public hearing. Like I mentioned, would anyone like to address the council? Seeing no one, I'll close the public hearing council.

Madam Mayor, if I may, I apologize. I just want to clarify for the record that we were negotiating up until the last minute, and as Bridget said, we have the annexation agreement and the PUD. So we are going to look at the PED and the annexation agreement, and I saw a couple words that were slightly different. So legal has advised me to put on the record that we're going to make a couple tweaks just to make sure that the documents are exactly aligned. Not substantive, but we will be submitting an updated document prior to the second reading.

Okay. So how would you like to do the motion? Just to make sure I have it correct if I'm making it or if one of us is making it.

As long as the edits aren't substantive, I think we're fine. We're not actually amending the ordinance, right? It's just the underlying documents.

Just a couple words. Just wordsmithing and the traffic conditions, but nothing substantive or changing what the condition is. Perfect.

Ordinance, we'll go ahead and move to approve ordinance 26-50. Second.

We have a motion and a second. Any final discussion? All those in favor? Aye. Any opposed? Motion carries. 10F, Ordinance 26-51.

An ordinance of the City of Port St. Lucie, Florida, providing for the Second Amendment of the Master Planned Unit Development Regulation Book for Wilson Groves, Parcel A, MPUD, located north of Becker Road, west of Future Roadway, north-south B, east of Future Roadway, north-south A, and south of Future Extension of Southwest Hegner Drive, providing for conflict, providing for severability, and providing an effective date.

Thank you. Any ex parte communications to disclose? I did not have any on this.

I don't think so, but let me check with Steve.

This isn't Steve's project, but okay. Although Steve has a lot of projects, we do know. But we love Steve.

good evening madam mayor madam vice mayor council staff for the record francis foreman with the planning and zoning division i have been sworn in and the official city file has been given to the city clerk's five days prior to this meeting madam clerk if you could please enter that into the record the item before you as stated with is the second amendment to the wilson groves parcel a mpud the agent for this project is kotler and hearing incorporated as with on behalf of the applicant sundance psl1 llc the project property is generally located north of Becker Road west of the future roadway NS or North South B the request is again in the second major amendment to the MPUD zoning regulation book for Wilson Groves parcel a MPUD this is an aerial of the overall MPD area subject area with the actual MPD being outlined here in yellow The future land use of the area has not changed. It is still remaining NCD, which the MPUD is a compatible zoning district to that NCD. A little bit of background on the Wilson Groves parcel A MPUD is that it was approved back in 2006 and it is located, ironically, within the Wilson Groves DRI and approximately has a little over 390 acres in size and is currently within the residential sub-district. The proposal in front of you today is to provide independent design standards and guidelines for this MPUD per the exceptions list listed within the citywide design standards. To kind of put that in simpler terms, I wrote it down so I'd get it right. is the purpose of the MPUD amendment is so that the project is exempt from the citywide design standards and subject to their own architectural design guidelines. We've seen this out in the Western development areas such as Tradition, Riverland, Southern Grove. They have their own architectural review boards that review their architecture for their own, per their own standards, per their own MPUD. That is the only changes that are happening to this amendment. Nothing else is changing. No dedications are changing. It is just the standard for the architecture. The applicant has also provided proof that a review board will be in place and administer these standards as well as they have provided evidence or provide that evidence of building elevations have been approved by this architecture review board anytime any plan does come through with architecture and that the applicant intends to have these standards apply to the overall Wilson Groves DRI. So any MPD coming forward from this point on will have the standard within the PUD document stating that the architectural review board will be that approving body for our further architecture meeting those guidelines. With that being said, the guideline book would be from here on named the Sundance community standards and architectural design guidelines. So any development coming through the Wilson Groves area would have to follow these guidelines as far as architecture and standards go of that nature. Policy 1172 and 1173 of the comprehensive plan bring forward such standards for the PUD zoning, ensuring that all architecture do meet a coherent basis and they are coherent to the overall and provide a beneficial standard to the overall development that's coming forward. The site plan review committee did recommend approval of the proposed MPD document and concept plan at the January 8th site plan review committee as well as the planning and zoning board did recommend approval at their May 5th meeting. This concludes my presentation. I'm here to answer any questions you have for staff as well as the applicant is also here and I believe they have a presentation for you too.

Any questions or comments? No? Okay. Thank you.

A little bit.

Good evening.

Good evening, Madam Mayor, Council Members. For the record, Pete Hoffines with Cutler & Hearing have been sworn in. Thanks for the time tonight. I'll keep it brief. Francis did a great presentation. Nothing more really for me to add other than We're really excited to have these design standards. I think you're going to see a really high quality theming and architecture in the community. This gives us the ability to control that with our architectural review committee and the elements that we want to see to really create a sense of place and unique district. I think that's what you're seeing out in a lot of these larger DRI communities to have that bit of control. I DON'T HAVE ANYTHING FURTHER TO ADD, JUST ALWAYS A PLEASURE WORKING WITH MARY AND HER STAFF AND CITY ADMINISTRATION HERE. SO I'M AVAILABLE TO ANSWER ANY QUESTIONS.

THANK YOU SO MUCH. ANY QUESTIONS? NO. WE'RE GOOD. THANK YOU. WOULD ANYONE LIKE TO ADDRESS THE COUNCIL? THIS IS A PUBLIC HEARING. SEEING NO ONE, I'LL CLOSE THE PUBLIC HEARING. COUNCIL?

MOTION TO APPROVE ORDINANCE 26-51. SECOND.

I have a motion and a second. Any final discussion? All those in favor? Aye. Any opposed? Motion carries. Moving on to 10G, Ordinance 26-52.

An ordinance of the City of Port St. Lucie, Florida, amending Chapter 158 Zoning Code by amending Section 158.225, Outdoor Sales and Special Events, providing for conflicts, providing for severability, providing for codification, and providing an effective date. THANK YOU.

GOOD EVENING.

GOOD EVENING, COUNCILMADAM, MAYOR, VICE MAYOR, STAFF. MARISA DABRIEL LACHMAN, PLANNING AND ZONING DEPARTMENT. PRESENTATION BEFORE YOU TONIGHT IS A TEXT AMENDMENT TO SECTION 158.225. IT'S P24042. It's a city-initiated text amendment to Section 158.225, as I stated before, outdoor sales and special events. The applicant is the city, and the application supports Goal 1 of the strategic plan. This section of the code is administered by the Neighborhood Services Division, and changes were made in consultation with staff from special events, legal, PD, and planning and zoning. The primary intent of the amendment is to streamline the application process and make it more efficient for applicants. The proposed changes apply to temporary events and sales held on private property zoned commercial, institutional, or PUD. Events on city-owned parcels are coordinated through the Special Events Division. The summary of proposed changes, the text amendment will retitle the section from outdoor sales and special events to temporary outdoor sales and events, and it will include definitions for temporary outdoor sales and temporary outdoor events, remove the application and permitting process details from the section, and allow for those details to be established in a separate policy. The primary goals of the proposed changes establish a more agile framework for managing the permits, allow for more frequent and efficient adjustments to the policy as the city's needs evolve, to better accommodate the diverse requirement of local businesses and event organizers, and to streamline the administrative flow to ensure a more consistent and efficient enforcement process. Here's the definition for temporary outdoor sales, and it shall mean a short tour outdoor display or sale of goods, services, or merchandise by a single vendor. A permit is not required for the sale of merchandise at the entry to retail establishments. It is a definition for temporary outdoor events, which is located in Section B, and it shall mean an organized or planned gathering of persons having a common purpose design and goal that is to occur on private property. Temporary outdoor events shall include, but are not limited to, festivals, fundraisers, exhibitions, multi-vendor events, musical performances, races, walks, carnivals, and parades, meeting these requirements listed.

Madam Mayor, I just want to say this is a great change. Just because, I mean, recently, I don't know if you, have you guys been to La Matina's before? It's like a pizza place that's out in...

Thank you.

And my husband went to high school with them, and we were out there, and they were having their first anniversary, their first opening. And they were just having a hard time going through the permit process and all the rigmarole. And they were trying to get the other businesses involved, too, in that whole plaza. And they were sharing the celebration to try to work that whole festival and that festivity. But it was cumbersome. And so just thinking about that experience as you're talking, I mean, this is just really going to open up the opportunity for businesses to be able to engage the community different. Hopefully, we'll see some more street festivals and those kind of things that I know larger cities tend to have. I think this is great. This is a really good change.

Thank you, ma'am. So continuing the it requires a permit or establishes a policy on the section 55 one on the section 158.25 see no person shall conduct temporary outdoor sales events unless a permit has been obtained in accordance with the requirements. THE ABILITY TO ADJUST POLICIES AND PROCEDURES HAS BEEN ADDED UNDER 158.225.D AND THE CITY MANAGER AS HIS DESIGNEE ARE AUTHORIZED TO CREATE ADDITIONAL POLICIES, RULES AND REGULATIONS THAT ARE CONSISTENT WITH AND THAT FURTHER THE PROVISION SET FORTH WITHIN THE SECTION IN ACCORDANCE WITH FLORIDA STATUTES. THE PLANNING AND ZONING DEPARTMENT FINDS THE PROPOSED TEXT AMENDMENT TO BE CONSISTENT WITH THE INTENT AND DIRECTION OF THE CITY'S COMPREHENSIVE PLAN AND RECOMMENDS APPROVAL. This is the end of my presentation, and we have staff from neighborhood services here to answer any questions.

Thank you. Any questions?

You were talking about outdoor festivals. Are we going to use, based on past festivals, say like we do a festival in tradition, and it's done repeatedly year after year after year, but I always hear that Tradition underestimates how many people attend that festival. And the city gets stuck with the bill for police. Is that going to be considered in the application process to go based on AI numbers from past events to see how much one, they have to pay, and two, how much police is required for that event?

So Wesley Armstrong from Neighborhood Services, for the record.

Yes. So we will basically, we've redone the entire permitting process with this new policy. So we are establishing meetings with sort of regular event planners. So it's going to be your tradition and your Clover Park for now anyway. And as the city gets built out, meet with those of... Property owners who hold multiple events on their property. We've worked very closely with the Port St. Lucie Police Department in terms of permitting and allowing the ability to deny a permit based on several factors, security being one of those.

That's where I was going. My more direct question is, are we going to dictate how many police is needed at that event rather than the event creator saying, I need four police, knowing they're going to have 10,000 people there?

Yes. So the policy will establish a foundation for that and not only just the police department but also with the fire department when you have outdoor cooking and certain tents and regulations when it comes to that as well as establishing with the various Florida departments that require certain OVERSIGHT WHEN IT COMES TO DEPENDING ON WHAT'S GOING ON AT THESE EVENTS. SO, YES, WE WILL HAVE THE ABILITY TO REQUIRE THEM TO HIRE ADDITIONAL STAFFING SO THAT THEY CAN MAKE SURE THIS EVENT IS SECURE.

THANK YOU.

THANK YOU.

OKAY. ANY OTHER QUESTIONS? NO? ALL RIGHT. THIS ITEM IS A PUBLIC HEARING. WOULD ANYONE LIKE TO ADDRESS THE COUNCIL? SEEING NO ONE, I'LL CLOSE THE PUBLIC HEARING. COUNCIL?

Motion to approve Ordinance 26-52.

Second. Motion and a second. Any final discussion? All those in favor? Aye. Any opposed? Motion carries. Moving on to Resolutions 11A, Resolution 26-R37.

A resolution of the City of Port St. Lucie, Florida regarding reimbursement of certain costs relating to the acquisition, construction, and equipping of various capital improvements within the City, providing an effective date.

Council, is there a motion? Motion to approve Resolution 26-R37. Second. We have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. 11B, Resolution 26-R38.

a resolution of the city of Port St. Lucie, Florida, approving an amendment to interlocal agreement for acquisition of consultant services relating to improvements along Prima Vista Boulevard from Northeast Astia Lane to Northeast Naranja Avenue, providing for conflicts, providing for severability, and providing an effective date.

Thank you. Council? So I'll... I was reading the resolution and they have spelled the street name incorrectly. It is Naranja, which is Naranja in Spanish. So just, I don't know if that matters or not because I grew up on that street and we called it Naranja.

So she takes it personal.

Yeah, well, it's spelled incorrectly in one part and not the other. But anyway, motion to approve Resolution 26-R38.

When Naranja corrected, second.

All right. The motion is second. Any final discussion? Just correct the spelling of Naranja. Naranja. She got it. She did it in between. Huh?

You actually did it in between. Naranja. All those in favor. Aye. Any opposed? Si. Did you hear it? It was like an American and a Spanish version.

Spanglish. Spanglish. That's what it was. It's getting late. We're getting all punchy here. Yeah. Yeah, well, it's been a long day.

I was going to say, it's not.

11C, Resolution 26-R39. 6-7.

A resolution of the City of Port St. Lucie, Florida, approving an amendment to annexation agreement between the City of Port St. Lucie and McCarty Road LLC. Is there a motion?

Motion to approve resolution 26-R39. Second.

We have a motion and a second. Any discussion? All those in favor? Aye. Any opposed? Motion carries. All right. Moving on to 13, new business. We already did 13A. 13B. APPROVE A SUB AWARD AGREEMENT WITH JOHNS HOPKINS UNIVERSITY TO SUPPORT CONTINUED IMPLEMENTATION OF THE LOVE YOUR BLOCK PROGRAM IN PORT ST. LUCIE. IS THERE A MOTION?

MOTION TO APPROVE.

SECOND. A MOTION AND A SECOND. ANY DISCUSSION? ALL THOSE IN FAVOR? AYE. ANY OPPOSED? MOTION CARRIES. CITY MANAGER'S REPORT.

YES, MADAM MAYOR, JUST REALLY QUICK HERE. I'M HAPPY TO REPORT THAT THREE OF YOUR PROJECTS HAVE MADE IT TO THE STATE BUDGET THAT WILL BE VOTED ON THIS FRIDAY. And I know you, as council, have identified these projects, and these projects are very important to you. So number one is Hogpen Slough water control structure for $500,000. The drone program. that's on 750 000 and the last but not least i'm an injection well at the range line pump station which in the future will be in our facility so really i want to take this opportunity and huge thanks to the legislators delegation that have really put themselves out there for the city and this is you know odd to have three of these projects um being there for approval so appreciate it thank you very much thank you that's great councilwoman morgan

JUST MY LITTLE TIDBIT HERE. YOU KNOW I'M GOING TO ADD TO IT. OUR PUBLIC WORKS TEAM RECENTLY COMPLETED THE WHITMORE DRIVE BAFFLE BOX PROJECT AT THE D-19 CANAL AND ELKHAM WATERWAY. WHAT DOES ELKHAM STAND FOR? IT'S MACKLE SPELLED BACKWARDS. Mackle Brothers, way back in the 50s and the early 60s, pre-GDC or conglomerate with them. Baffle boxes are advanced. I always have to say that because a lot of people don't know that. It's true. Thank you. Baffle boxes are advanced systems that help capture trash, debris, and sediment before they reach our waterways, which helps protect our river and improves long-term water quality. You can learn more if you're really interested. All you've got to do is go to cityofpsl.com forward slash stormwater. Thank you.

Thank you. Councilman Pickett.

Thank you, Mary. 513, I attended the police remembrance ceremony. 520, the Treasure Coast Council local government lunch meeting. We had a very nice topic conversation on taxes from Florida League of Cities representative. And 525, Kings Isle Memorial Day service. I was a guest speaker there. And my announcement. Unfortunately, the Atlantic hurricane season begins June 1st, and we want our residents to make a plan. Know their zone. build a kit, and stay informed. They can do that at the Hurricane 2026 Preparedness Expo on Saturday, June 6th at Mid-Florida Event Center. This event connects residents with businesses, emergency professionals, and community partners who can help them get storm-ready. Learn more at cityofpsl.com slash hurricane. And that's it. Thank you.

Thank you, Vice Mayor. I don't know, Councilwoman Morgan might have a job lined up when she's done with the city council. I mean, that radio, that was like a radio ad. I hear WPSL calling and being like, Councilwoman Morgan.

I'm retiring.

Good for you. I'd give her six months. We'll see. So I get on December, May 12th through the 14th, I was in D.C. on behalf of the mayor where we met with the U.S. DOT as well as our congressional offices with Congressman Mass as well as Senator Moody's office. We're working on hopefully obtaining our build grant, which is $25 million. uh to help uh build and construct village green the improvements to village green drive um i want to thank kate i want to thank our legislative team as well as jennifer attended with me and mercury was also with us as well and they they really did help get us some great meetings and i've I'm keeping my fingers crossed. I think U.S. DOT really was impressed with our project, impressed that we did the construction plans with a raise grant. So fingers crossed. We'll see in June, right? June-ish? I'm looking forward to that. And then I did attend on the 20th as well the Treasure Coast Regional League of Cities meeting where we had a Home Rule Healer Award. Council Morgan, did you get your certificate? I did give it to the office. I want to make sure you got your certificate as well. You did. Kate also received a Home Rule Hero Award. Steven received a Home Rule Hero Award. Who else? Did I miss anybody? Yes, I got an award too. So congratulations to all our recipients. Port St. Lucie dominated the Treasure Coast, not surprised, but very proud of all of us as a team. And my announcement, I won't be able to say it as good as you, Council Morgan, but I'm going to try. At this year's Citizen Summit, residents asked for more opportunities for safe and secure document disposal. We listened and we're making it happen. Keep Port St. Lucie Beautiful's first ever drive-thru community shred event is 8 to 10 a.m. Saturday, May 30th at Port St. Lucie High School. Go Jags! PSL residents will be able to dispose of the two banker boxes of documents. Banker boxes? Who uses banker boxes? Come on now! Really? You think 2026 people know what a banker box is? I love y'all. For documents for free. For a complete list of acceptable items, visit cityofpsl.com slash kpslb. And I will say, if you want to dispose of documents, do get there early. It fills up fast.

Yes.

I mean, so 8 to 10, I would be there if it was me, 7.30, 7-ish, because it does go fast. Just some personal advice.

You're not wrong.

Thank you.

Councilman Bonner?

Awesome. Well, to start off, for the record, on the banker's box debate, I do use them. Okay.

And you're the youngest here.

I attended the Memorial Day ceremony that the city did. It was very, very great. We had a wonderful speaker. Regional Planning Council was hosted here in Port St. Lucie at the TPO building. So it was exciting to have everyone come here for a change. Attended the police remembrance ceremony. I attended the grand opening of Juicy Patties, which got a lot of excitement online. It was actually the most viewed post on my council Facebook page ever, with 69,000 views. So there was a lot of excitement. I had the spicy patties, and they are good. And the Florida Alliance to End Human Trafficking had their annual gala. As many of you remember, last year the city was recognized as Trailblazer of the Year. And it was a huge accomplishment being the first city in Florida to train all of our employees. And what I learned after that, St. Lucie County became the first county. And this year's Trailblazer... training over 600 of their employees was Kyle and Tiffany green from from from the restaurant group so not only have we had an impact on our city, but we've impacted the county as well and now one of the one of the larger employees in our community.

It is awesome.

And my announcement, we want to remind residents that the countywide fertilizer ban goes into effect June 1st and lasts through September 30th. The ban applies to all businesses and residents living in unincorporated St. Lucie County, as well as the cities of Fort Pierce and Port St. Lucie. City Council passed a more stringent fertilizer ordinance in 2014 to help protect local surface waters, including the North Fork of the St. Lucie River, and the St. Lucie Estuary. Learn more at cityofpsl.com forward slash fertilizer. Thank you.

Thank you. So I attended and spoke at the Memorial Day ceremony. It was really beautiful. I had fire board meeting, went to Harbor Place and spoke there, and we had Ruth DeToro, her 100th birthday, so we celebrated that day. spoke at the go-getter girls network group, say that all fast, had coffee with the council, spoke at the Sandpiper HOA with the state of the city, spoke at our police week ceremony, and had a great time at the Revolutionary War dedication ceremony for the Daughters of American Revolution. Boy, did they put on some ceremony. IT WAS AMAZING, EXTREMELY PATRIOTIC. THANK THAT SO MUCH FOR THE DEDICATION OF THE PLAQUE. IT WAS REALLY WONDERFUL. AND COUNCIL MEMBANA, YOU WERE THERE AS WELL. SO THAT WAS AWESOME. AND MY ANNOUNCEMENT. We are opening another park here in Port St. Lucie, and this one will honor our veterans and first responders, Stars and Stripes Park, located at 12441 Southwest Village Parkway, a vibrant mix of green space, scenic ponds, and themed art installations, a shining example of what makes Port St. Lucie so special. Along with Mattamy Homes, we'll officially open the park at 6 p.m. Thursday, June 4th, during a public ceremony and celebration, so we hope to see everyone there. And that's all I have. We are adjourned.