Planning & Zoning Commission Meeting
St. Lucie County
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agenda
The St. Lucie County Planning & Zoning Commission held a regular meeting on July 16, 2026. Two public hearings were on the agenda. Item 9A, Pruitt Commerce Center Rezoning and Preliminary PNRD Plan, was re-noticed and rescheduled due to inadequate public notice. Item 9B, Proposed Amendment of Zoning Atlas and Preliminary Development Plan for The Club at Indrio Creek, was listed as quasi-judicial. No decisions were made on these items during this meeting as they were either deferred or not yet heard. Public comment was encouraged.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-07-16
- Type:
- Agenda
- Decision:
- Deferred (Pruitt Commerce Center - re-noticed and rescheduled); Not yet heard (The Club at Indrio Creek)
- Address:
- 2300 Virginia Avenue, Fort Pierce, FL 34982 (Commission Chambers)
agenda
The Pruitt Commerce Center Rezoning and Preliminary PNRD Plan item was not adequately noticed and will be rescheduled. The Club at Indrio Creek Proposed Amendment of Zoning Atlas and Preliminary Development Plan is a quasi-judicial item.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-07-16
- Type:
- Agenda
- Decision:
- Rescheduled (Pruitt Commerce Center); Pending (The Club at Indrio Creek)
agenda packet
The Pruitt Commerce Center Rezoning and Preliminary PNRD Plan was deferred due to inadequate public notice. It will be rescheduled for a future meeting. The Club at Indrio Creek rezoning and preliminary development plan was approved with conditions, including limiting building heights to three stories and increasing parallel parking space widths to eight feet. Indrio Town Center rezoning from AG-1 to PRW and preliminary site plan approval was recommended for approval with staff conditions. Indrio Town Center sought rezoning from AG-1 (Agricultural -1) to PRW (Planned Retail/Workplace) and approval of a preliminary site plan for an 85.29-acre site. The proposal included up to 447,250 square feet of retail/commercial space, 16 townhomes or equivalent mixed-use residential density, community amenities, a neighborhood park, and stormwater improvements. The Urban Services Boundary was proposed to be extended by 1,500 feet. Staff recommended approval subject to conditions. The applicant agreed to all 21 staff conditions. Residents expressed concerns about increased traffic, roadway capacity, parking, and emergency vehicle access, while one resident supported the project for its economic benefits and environmental protections. The Commission recommended approval with conditions, including limiting building heights to three stories and increasing parallel parking space widths from six feet to eight feet. [Approx. 900 feet south of Indrio Road, between Emerson Avenue and Seminole Road; case PD-2510-000058] The Club at Indrio Creek is a proposed amendment of the Zoning Atlas from AG-1 (Agricultural-1) to PTV (Planned Towns and Villages) and approval of a Preliminary Regulating Plan for a +/-126.32-acre property. The project proposes 375 dwellings (246 townhomes and 129 detached single-family homes), two civic building lots, two clubhouses, a new east-west roadway, +/- 38 acres of open space, construction of a segment of Emerson Avenue, and extension of water and sanitary sewer lines. The property is located approximately 900 feet south of Indrio Road, between Emerson Avenue and Seminole Road. Staff recommended continuing the public hearing to allow the applicant to submit a revised Preliminary Development Plan addressing identified deficiencies, particularly concerning street connectivity, block dimensions, street design, mix of uses, open space, density calculations, and workforce housing. Key issues include the lack of a vehicular connection to Seminole Road, proposed block dimensions exceeding standards, and the need for a restoration and management plan for native habitat areas. The applicant is Fort Pierce Holdings, LP, with Brindhavanam, LLC as the property owner. [Approximately 900 feet south of Indrio Road, between Emerson Avenue and Seminole Road; case PD-2510-000058] The Board of County Commissioners granted a change in zoning from AG-1 (Agricultural-1) to PTV (Planned Town or Village) for The Club at Indrio Creek PTV, a residential subdivision. The project includes 129 single-family homes and 246 multi-family homes on approximately 127.03 acres. The approval is subject to several conditions, including compliance with flow way standards, dedication of common open space, finalized landscape and tree mitigation plans, acknowledgment of workforce housing requirements, provision of vehicular access to Seminole Road, and submission of a Habitat Restoration and Maintenance Plan. The Planning and Zoning Commission had previously recommended approval after a public hearing. [Seminole Rd and Emerson Ave intersection area; case 25-113] The project, "The Club at Indrio Creek," involves a rezoning application from AG-1 (Agricultural - 1) to PTV (Planned Town or Village) for approximately 127.03 acres located in St. Lucie County. The proposed development includes 408 units, comprising 212 single-family homes and 196 townhomes. The density is achieved through multipliers for restored habitat, workforce housing, and countryside. The project is located near the intersection of Seminole Road and Emerson Avenue. The application requests approval of the rezoning and the proposed regulating plan. The document details various site characteristics, including land use designations, zoning, surrounding land uses, density calculations, and specific area breakdowns for different land components like restored habitat, flow ways, lakes, and roads. It also includes information on utilities, stormwater drainage, solid waste, hazardous waste, landscaping, and accessibility requirements. The project is associated with case number 25-113. [Unassigned Emerson Avenue, Unassigned Seminole Road; case Application Number 260106- 60453 (for wetland verification)] The Club at Indrio Creek project proposes a Planned Town or Village (PTV) development of approximately 408 residential units (single-family and multi-family). The project encompasses ±127.029 acres across six parcels located south of Indrio Road/SR-614, east of Emerson Avenue, and west of Seminole Road in unincorporated St. Lucie County, Florida. The development includes a clubhouse/amenity center, civic park spaces, a flow way, and greenways. Environmental assessments indicate the presence of two isolated wetlands (Wetland 1: ±1.88 acres, Category III; Wetland 2: ±0.17 acres, Category III, non-county jurisdictional). Mitigation is required for Wetland 1, with an estimated purchase of 0.75 credits from Bluefield Ranch Mitigation Bank. Wetland 2, being under 0.5 acres, requires no state or county mitigation. The project also involves impacts to non-native uplands (abandoned tree nursery). Tree mitigation will be addressed through preservation, landscape tree upsizing, payment into the county tree fund, replanting, or a combination thereof. The site is within the USFWS Consultation Area for the crested caracara and the Core Foraging Area for the wood stork, with proposed conditions to address potential impacts. No listed flora or fauna dens, nests, burrows, or roosting areas were observed on the property. The project requires a St. Lucie County Wetland Waiver and a State Environmental Resource Permit (ERP). [S of Indrio Rd., E of Emerson Ave. & W of Seminole Rd.; case Application Number 260106-60453 (SFWMD formal wetland determination)] The Club at Indrio Creek property, approximately 127.029 acres, located south of Indrio Road, east of Emerson Avenue, and west of Seminole Road in unincorporated St. Lucie County, Florida, is an inactive tree farm currently used for cattle grazing. Environmental assessments were conducted in January 2025, August 2025, and February 2026. The property contains two jurisdictional wetlands (Wetland 1: ±1.88 acres, Wetland 2: ±0.17 acres) and farm ditches (±5.832 acres). No native upland habitat is present. No listed flora or fauna species were observed on the property, although it lies within the consultation area for the Audubon's crested caracara. Potential impacts to Wetland 1 may require mitigation, while Wetland 2, being under 0.5 acres, may not require state-level mitigation. Development will require an Environmental Impact Report, a State Environmental Resource Permit, and a County Wetland Waiver. Mitigation for protected tree impacts will also be necessary. The property has two active consumptive use permits for agricultural irrigation. Public comment is not stated in this document. [4575 Seminole Rd, Ft Pierce, Florida; case PD-2510-000058] The Club at Indrio Creek project proposes rezoning six parcels totaling approximately 127.09 acres from Agricultural (AG-1) to Planned Town or Village (PTV) to allow for 372 single and multi-family residential units, a clubhouse/amenity center, civic park spaces, a flow way, greenways, landscaping, and associated infrastructure. The site is located at 4575 Seminole Rd in Ft Pierce, St. Lucie County, Florida. Two state jurisdictional wetlands, both classified as Category III, have been delineated: Wetland 1 (±1.88 acres) is an exotic vegetation wetland with an estimated UMAM score of 0.4, and Wetland 2 (±0.17 acres) is a freshwater marsh with both native and exotic species. A Category III Wetland Waiver was administratively approved on May 21, 2026, authorizing 100% impacts to both wetlands and their buffers. Subsequent revisions aim to preserve Wetland 1 by shifting the flow way system. The project is bound by Seminole Rd, Emerson Ave, agricultural land, and single-family residential properties. [south of Indrio Road, east of Emerson Avenue, and west of Seminole Road; case 311001] The Club at Indrio Creek project proposes the construction of 212 single-family detached dwelling units and 196 multi-family (low-rise) dwelling units. The project is located south of Indrio Road, east of Emerson Avenue, and west of Seminole Road in St. Lucie County, Florida. The buildout year is projected to be 2031. The development is expected to generate 3,200 daily trips, with 230 trips during the AM peak hour (60 in, 170 out) and 293 trips during the PM peak hour (182 in, 111 out). Access will be provided via Emerson Avenue, with an emergency access to Seminole Road. The applicant will construct approximately 1,000 feet of Emerson Avenue and 3,100 feet of a new East-West Road. The project satisfies the County's Transportation Concurrency requirements. However, Indrio Road from Seminole Road to Kings Highway is projected to fail due to background traffic growth, and the street maintaining agency is responsible for improvements. Specific intersection improvements are recommended at Kings Highway & Indrio Road and Koblegard Road & Indrio Road, which are not the responsibility of this applicant. [Kings Hwy & Indrio Rd] Traffic analysis for the intersection of Kings Hwy & Indrio Rd, with projected traffic volumes for 2025 (Existing PM), 2031 (Pre-Development AM/PM), and 2031 (Post-Development AM/PM). The analysis includes detailed traffic volumes, delays, and LOS for various movements. [Seminole Rd & Indrio Rd] Traffic analysis for the intersection of Seminole Rd & Indrio Rd, with projected traffic volumes for 2025 (Existing AM/PM), 2031 (Pre-Development AM/PM), and 2031 (Post-Development AM/PM). The analysis includes detailed traffic volumes, delays, and LOS for various movements. [Emerson Ave & Indrio Rd] Traffic analysis for the intersection of Emerson Ave & Indrio Rd, with projected traffic volumes for 2025 (Existing AM/PM), 2031 (Pre-Development AM/PM), and 2031 (Post-Development AM/PM). The analysis includes detailed traffic volumes, delays, and LOS for various movements. [Johnston Rd & Indrio Rd] Traffic analysis for the intersection of Johnston Road and Indrio Road, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. Projections extend to 2031, considering a 3.8% growth rate and committed projects. The analysis includes traffic counts from February 7-8, 2024. Key metrics like Peak Hour Factor (PHF), Service Flow Ratio (PSCF), and Level of Service (LOS) are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among turning lanes. No specific project approval or denial is mentioned, but it details traffic impacts of potential future development. [Indrio Rd & Koblegard Rd] Traffic analysis for the intersection of Indrio Road and Koblegard Road, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. Projections extend to 2031, considering a 3.8% growth rate and committed projects. The analysis includes traffic counts from February 7-8, 2024. Key metrics like Peak Hour Factor (PHF), Service Flow Ratio (PSCF), and Level of Service (LOS) are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among turning lanes. No specific project approval or denial is mentioned, but it details traffic impacts of potential future development. [Emerson Avenue & Driveway 1] Traffic analysis for the intersection of Emerson Avenue and Driveway 1, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. Projections extend to 2031, considering a 3.8% growth rate and committed projects. The analysis includes traffic counts from February 7-8, 2024. Key metrics like Peak Hour Factor (PHF), Service Flow Ratio (PSCF), and Level of Service (LOS) are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among turning lanes. No specific project approval or denial is mentioned, but it details traffic impacts of potential future development. [South of Indrio Road, east of Emerson Avenue, and west of Seminole Road] The Club at Indrio Creek is a proposed development including 212 single-family detached dwelling units and 196 multi-family housing units. The project is located south of Indrio Road, east of Emerson Avenue, and west of Seminole Road in St. Lucie County, Florida. The buildout year is projected to be 2031. The traffic study methodology was approved by St. Lucie County Public Works. This document contains traffic count data and analysis for various roadway segments and intersections, primarily related to development projects. It includes Annual Average Daily Traffic (AADT) volumes, Level of Service (LOS), and Volume to Capacity (V/C) ratios for different road segments. Several sections detail trip generation and traffic assignment for specific proposed developments, including residential projects, a Buc-ee's travel center, and an RV resort. The data is used to assess the impact of these developments on the surrounding transportation network and to identify necessary infrastructure improvements. This document contains responses to comments regarding traffic studies and details zoning regulations for AG-1 Agricultural and PTV (Planned Town or Village) districts. Specific comments addressed include trip distribution on Emerson Road and Seminole Road, verification of committed improvements, accuracy of lane counts and roadway capacity for Indrio Road, intersection analysis format, and justification for a left-turn lane at Driveway 1. It also outlines the permitted uses, lot sizes, dimensional regulations, and transect zone standards (Core, Center, General, Edge, Fringe, Rural) for PTV developments, including requirements for civic spaces, civic buildings, open space, and countryside. Specific road improvements are mentioned in relation to Indrio Road & Koblegard Road, and Indrio Road & Kings Highway, with potential responsibility attributed to Buc-ee's, Bednar Farms, Indrio Groves, or Bednar Farms Commercial. No specific project approval or denial is stated in this excerpt. This document outlines regulations for the TVC Overlay Zone in St. Lucie County, focusing on the development of Towns, Villages, and Countryside areas. It details requirements for land use, transect zones, urban service boundaries, and transferable development rights (TDR). Specific provisions cover open space, agricultural uses (passive vs. active), community recreation, civic uses, golf courses, estate lots, and the restoration/preservation of native habitats. It also addresses reclaimed water management, countryside management plans, and the regional Flow Way System, emphasizing stormwater management, habitat provision, and recreational opportunities. Workforce housing requirements, targeted industry development, landscaping, and signage regulations are also detailed. The document specifies approval processes for Planned Town or Village (PTV) zoning, including submittal requirements for preliminary and final site plans, and outlines phasing strategies. It also includes detailed standards for residential driveways and garages to promote walkability. [West side of S. Kings Highway, north and south of Picos Road; case RESOLUTION I] St. Lucie County Planning and Zoning Commission agenda item proposing rezoning from AR-1 (Agricultural Residential -1) to PNRD (Planned Non-Residential Development) on approximately 159 acres. The preliminary development plan includes up to 1,504,680 sq. ft. of light industrial and accessory commercial space, and approximately 1,652 parking spaces. [Approx. 900 feet south of Indrio Road, between Emerson Road and Seminole Road; case RESOLUTION II] St. Lucie County Planning and Zoning Commission agenda item proposing rezoning from AG-1 (Agricultural-1) to PTV (Planned Towns and Villages) on approximately 126.32 acres. The preliminary development plan includes up to 375 dwellings (townhouses and single-family), approximately 38 acres of open space, a connecting road, club houses, and related development. [2300 Virginia Ave., Fort Pierce, FL] This document is a notice regarding the St. Lucie County Planning and Zoning Commission. It outlines the commission's power to review and make recommendations to the Board of County Commissioners. It also details procedures for appeals, public hearings, and accommodations for individuals with disabilities. The notice includes contact information for the Planning & Development Services Department and administrative details for publishing meeting notices. No specific development projects, applications, or decisions are detailed in this excerpt.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-07-16
- Type:
- Agenda_packet
- Decision:
- Deferred (Pruitt Commerce Center), Approved (The Club at Indrio Creek), Recommended for Approval (Indrio Town Center)
- Address:
- Approx. 900 feet south of Indrio Road, between Emerson Avenue and Seminole Road
- Applicant:
- Glassman Holdings
agenda packet
[South of Indrio Road, between Seminole and Emerson Roads; case PD-2510-000058] The St. Lucie County Planning & Zoning Commission met on June 18, 2026. The commission reviewed the Indrio Town Center rezoning and preliminary site plan, rezoning 85.29 acres from AG-1 to PRW. The proposed development includes up to 447,250 sq ft of retail/commercial space, 16 townhomes or equivalent residential units, community amenities, a park, and stormwater improvements. The commission recommended approval subject to conditions. The commission also reviewed 'The Club at Indrio Creek' rezoning and preliminary development plan, which involves +/-126.32 acres located south of Indrio Road between Seminole and Emerson Roads. The applicant requested rezoning from AG-1 to PTV and approval of a Preliminary Regulating Plan for 375 dwellings, two clubhouses, a flow way, outdoor recreation areas, and native habitat. Staff recommended continuing the public hearing to allow the applicant to submit a revised plan addressing deficiencies related to street connectivity, block dimensions, street design, mix of uses, habitat designations, density calculations, and workforce housing. The commission deferred the decision on 'Pruitt Commerce Center Rezoning and Preliminary PNRD Plan' due to inadequate public notice. [Approximately 900 feet south of Indrio Road, between Emerson Avenue and Seminole Road; case PD-2510-000058] The Board of County Commissioners granted a change in zoning from AG-1 (Agricultural-1) to PTV (Planned Town or Village) for The Club at Indrio Creek PTV, a residential subdivision. The project will include 129 single-family homes and 246 multi-family homes on 127.029 acres. The decision was made after a public hearing and consideration of staff reports and public input. Conditions of approval include demonstrating compliance with flow way standards, dedicating land for common open space, finalizing landscape and tree mitigation plans, addressing workforce housing requirements, providing vehicular access to Seminole Road, and submitting a Habitat Restoration and Maintenance Plan. The Planning and Zoning Commission had previously recommended approval. [Seminole Rd and Emerson Ave; case 25-113] The project, known as The Club at Indrio Creek, involves rezoning approximately 127.03 acres from AG-1 (Agricultural - 1) to PTV (Planned Town or Village) to allow for the development of 408 residential units, including single-family homes and townhouses. The development will utilize density multipliers for restored habitat, workforce housing, and countryside. The property is located south of Indrio Road and west of Seminole Road in St. Lucie County, Florida. The application requests approval of the rezone and proposed regulating plan. No public comment is stated in this document. [South of Indrio Road/SR-614, East of Emerson Avenue, and West of Seminole Road; case Application Number 260106- 60453 (for wetland verification)] The Club at Indrio Creek project proposes a Planned Town or Village (PTV) development of approximately 408 residential units (single-family and multi-family), a clubhouse/amenity center, civic park spaces, a flow way, and greenways. The project spans approximately 127.029 acres across six parcels. The development will impact approximately 1.88 acres of Wetland 1 (Category III, exotic dominated) and 0.17 acres of Wetland 2 (Category III, freshwater marsh, non-county jurisdictional). Mitigation for Wetland 1 impacts will involve purchasing 0.75 credits from Bluefield Ranch Mitigation Bank. Impacts to Wetland 2 do not require mitigation. The project also involves impacts to non-native uplands. Tree mitigation will be addressed through preservation, oversizing landscape trees, payment into the county tree fund, replanting, or a combination thereof. No listed flora or fauna dens, nests, burrows, or roosting areas were observed on the property. The property is within the Core Foraging Area for the wood stork (federally delisted) and within the USFWS Consultation Area for the crested caracara. Proposed construction conditions include no clearing during nesting season or a pre-construction survey for the crested caracara. Mitigation for potential wood stork forage loss may involve onsite creation of forage areas or offsite credit purchase. [S of Indrio Rd., E of Emerson Ave. & W of Seminole Rd.; case Application Number 260106-60453 (SFWMD formal wetland determination)] The property is an inactive tree farm and currently used for cattle grazing. It contains two jurisdictional wetlands (Wetland 1: ±1.88 acres, Wetland 2: ±0.17 acres) and farm ditches. Wetland 1 is of poor ecological condition, dominated by exotic species. Wetland 2 is a freshwater marsh under 0.5 acres. Impacts to Wetland 1 may be feasible with mitigation, potentially through purchasing credits from a mitigation bank. Wetland 2, being under 0.5 acres, requires no mitigation at the state level. Development will require an Environmental Impact Report and a tree survey with mitigation. No listed flora or fauna species were observed on the property. The property is within the Core Foraging Area for the wood stork, and portions of the ditches may be suitable for foraging; mitigation might be required if filling is proposed. The property is within the USFWS Consultation Area for the Audubon's crested caracara; proposed construction conditions (no clearing during nesting season or pre-construction survey) aim for a 'may affect, not likely to affect' determination. Two active consumptive use permits for agricultural irrigation are in place. [4575 Seminole Rd, Ft Pierce, Florida; case PD-2510-000058, 260106-60453, WTLW-2604-000055] The Club at Indrio Creek project proposes rezoning six parcels totaling approximately 127.09 acres from Agricultural (AG-1) to Planned Town or Village (PTV) to allow for 372 single and multi-family residential units, a clubhouse/amenity center, civic park spaces, a flow way, greenways, landscaping, and associated infrastructure. The site is located at 4575 Seminole Rd in Ft Pierce, St. Lucie County, Florida. The project involves impacts to two state jurisdictional wetlands, both classified as low quality Category III wetlands. Wetland 1 (±1.88 acres) is an exotic vegetation wetland resulting from artesian wells, which have now been capped. Wetland 2 (±0.17 acres) is a freshwater marsh with both native and exotic species. A Category III Wetland Waiver was administratively approved on May 21, 2026, authorizing 100% impacts to both wetlands and their buffers. The applicant is seeking approval of a preliminary Planned Development (PD) plan. [South of Indrio Road, east of Emerson Avenue, and west of Seminole Road; case 311001] This document is a traffic impact analysis for a proposed residential development. The project involves the construction of 212 Single-Family Detached and 196 Multi-Family Housing (Low-Rise) dwelling units, with a buildout year of 2031. The development is projected to generate 3,200 daily trips, with 230 trips during the AM peak hour and 293 trips during the PM peak hour. Access will be provided via Emerson Avenue and an emergency access to Seminole Road. A 235-feet southbound left-turn lane on Emerson Avenue is recommended. The applicant will construct approximately 1,000 feet of Emerson Avenue and 3,100 feet of a new East-West Road. Several road segments are projected to fail due to background traffic growth, including Indrio Road from Seminole Road to Kings Highway, which is recommended for a 2-lane to 4-lane upgrade or an alternative parallel facility. The project satisfies transportation concurrency requirements. Public comment is not stated in this section. [Kings Hwy & Indrio Rd] Traffic analysis for the intersection of Kings Hwy & Indrio Rd, with projected traffic volumes for 2031 post-development. The analysis includes existing, pre-development, and post-development traffic conditions for AM and PM peak hours. No specific project or development application is detailed, but the data indicates significant traffic increases and potential capacity issues at the intersection. [Seminole Rd & Indrio Rd] Traffic analysis for the intersection of Seminole Rd & Indrio Rd, with projected traffic volumes for 2031 post-development. The analysis includes existing, pre-development, and post-development traffic conditions for AM and PM peak hours. No specific project or development application is detailed, but the data indicates significant traffic increases and potential capacity issues at the intersection. [Emerson Ave & Indrio Rd] Traffic analysis for the intersection of Emerson Ave & Indrio Rd, with projected traffic volumes for 2031 post-development. The analysis includes existing, pre-development, and post-development traffic conditions for AM and PM peak hours. No specific project or development application is detailed, but the data indicates significant traffic increases and potential capacity issues at the intersection. [Johnston Rd & Indrio Rd] Traffic analysis for the intersection of Johnston Road and Indrio Road, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. The analysis projects traffic volumes to 2031, considering growth rates and committed projects. Specific traffic counts and delay calculations are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among lanes. [Indrio Rd & Koblegard Rd] Traffic analysis for the intersection of Indrio Road and Koblegard Road, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. The analysis projects traffic volumes to 2031, considering growth rates and committed projects. Specific traffic counts and delay calculations are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among lanes. [Emerson Ave & Driveway 1] Traffic analysis for the intersection of Emerson Avenue and Driveway 1, including existing, pre-development, and post-development traffic volumes for AM and PM peak hours. The analysis projects traffic volumes to 2031, considering growth rates and committed projects. Specific traffic counts and delay calculations are provided for various movements. The document notes user approval for a shorter pedestrian interval and volume balancing among lanes. [South of Indrio Road, east of Emerson Avenue, and west of Seminole Road, St. Lucie County, FL] The Club at Indrio Creek is a proposed development including 212 single-family detached dwelling units and 196 multi-family housing units. The project is located south of Indrio Road, east of Emerson Avenue, and west of Seminole Road in St. Lucie County, Florida. The buildout year is projected to be 2031. The traffic study methodology was approved by St. Lucie County Public Works. This document contains traffic count data and traffic impact analyses for various road segments and proposed developments. It includes Annual Average Daily Traffic (AADT) volumes, Level of Service (LOS), and Volume to Capacity (V/C) ratios for numerous road segments. Several sections detail trip generation and traffic assignment for specific projects, including residential developments, commercial centers, and a travel center. Specific projects mentioned include Indrio Groves PUD, Sabal Palm Grove, Indrio Townhomes, NVR Fort Pierce, Buc-ee's at Indrio & I-95, and Cabo Rio RV Resort. Traffic impact studies often analyze proposed improvements and projected traffic volumes for buildout years. This document details responses to comments regarding traffic studies and outlines zoning regulations for AG-1 Agricultural and PTV (Planned Town or Village) districts. Specific discussions include trip distribution on Emerson Road and Seminole Road, committed improvements for FDOT and private developments, lane capacity on Indrio Road, intersection analysis formats, and driveway turn lane justifications. It also defines permitted uses, lot sizes, dimensional regulations, and transect zone standards (Core, Center, General, Edge, Fringe, Rural) for PTV developments, including requirements for civic spaces, civic buildings, open space, countryside, street types, streetscapes, and off-street parking. Specific projects mentioned in relation to road improvements include Buc-ee's, Bednar Farms, Indrio Groves, and Bednar Farms Commercial at the intersection of Indrio Road & Koblegard Road and Indrio Road & Kings Highway. This document details regulations for the Towns, Villages, and Countryside (TVC) overlay zone in St. Lucie County. It outlines requirements for land use, development patterns, and the transfer of development rights (TDR). Specifics include the placement of agricultural uses (passive in Fringe, active in Rural transects), the creation of a regional Flow Way System for stormwater management and habitat, and provisions for workforce housing. It also addresses targeted industries, landscaping, signs, and the approval process for Planned Towns or Villages (PTVs). The document emphasizes the urban-to-rural transect concept for organizing new communities and the importance of the Urban Service Boundary. It details standards for residential driveways and garages to promote walkability. [West side of S. Kings Highway, north and south of Picos Road; case RESOLUTION I] St. Lucie County Planning and Zoning Commission agenda item proposing to rezone approximately 159 acres from AR-1 (Agricultural Residential -1) to PNRD (Planned Non-Residential Development). The preliminary development plan includes up to 1,504,680 sq. ft. of light industrial and accessory commercial space, and 1,652 parking spaces. Property owners are St. Lucie County PCC2023, LLC, and the applicant is Ashley Capital, LLC. [Approx. 900 feet south of Indrio Road, between Emerson Road and Seminole Road; case RESOLUTION II] St. Lucie County Planning and Zoning Commission agenda item proposing to rezone approximately 126.32 acres from AG-1 (Agricultural-1) to PTV (Planned Towns and Villages). The preliminary development plan includes up to 375 dwellings (townhouses and single-family), approximately 38 acres of open space, a connecting road, club houses, and related development. Property owners are Brindhavanam, LLC, and the applicant is Wycliffe Homes (Jared Bensky). [2300 Virginia Ave., Fort Pierce, FL] This document is a notice regarding the St. Lucie County Planning and Zoning Commission. It outlines the commission's role in reviewing and recommending applications to the Board of County Commissioners. It also provides procedural information for public hearings, including the need for verbatim records for appeals, the swearing-in of witnesses, cross-examination rights, and the possibility of continuances. Information on accommodations for individuals with disabilities is also included. The notice specifies contact information for the Planning & Development Services Department and the St. Lucie County Risk Manager. The publish date for this notice is Friday, July 3, 2026.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-07-16
- Type:
- Agenda_packet
- Decision:
- Deferred (for 'The Club at Indrio Creek' due to deficiencies); Recommended for approval (for 'Indrio Town Center')
- Address:
- South of Indrio Road, between Seminole and Emerson Roads
- Applicant:
- Fort Pierce Holdings, LP (Applicant); Brindhavanam, LLC (Property Owner); Haley Ward, Inc. (Agent of Record)
agenda
The St. Lucie County Planning & Zoning Commission held a regular meeting on Thursday, June 18, 2026. The commission reviewed one public hearing item: Indrio Town Center, which sought rezoning from AG-1 (Agricultural -1) to PRW (Planned Retail/Workplace) and approval of a preliminary site plan. The commission serves in an advisory capacity to the Board of County Commissioners. Public comment is encouraged and limited to three minutes. All proceedings are electronically recorded.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-06-18
- Type:
- Agenda
- Decision:
- The document is an agenda and does not state the decision. The commission makes recommendations for approval or disapproval.
- Address:
- 2300 Virginia Avenue, Fort Pierce, FL 34982 (Commission Chambers)
- Applicant:
- Indrio Town Center
agenda packet
[Turnpike Feeder Road near Palomar and Pandora (Pitstop Mini Market); West of North Rock Road near Orange Avenue and the St. Lucie County Correctional Facility (Project Orchid); Along Okeechobee Road (11000 Okeechobee Road PUD); Kitterman Road (322 & 340 Kitterman Rd PUD); North of Indrio Road, between Emerson Avenue and Russakis Road (Indrio Town Center).; case RZ-2510-000048 (Indrio Town Center)] The St. Lucie County Planning & Zoning Commission met on April 16, 2026. The commission approved a Conditional Use Permit for Pitstop Mini Market for packaged alcohol sales. They also approved Project Orchid, which includes a Future Land Use Map Amendment, rezoning from Industrial Light to Industrial Heavy, and a Conditional Use Permit for an aluminum foundry, all part of a larger manufacturing facility. Additionally, the commission denied the 11000 Okeechobee Road PUD application for 96 single-family homes and the 322 & 340 Kitterman Rd PUD application for 117 townhomes. The Indrio Town Center project, seeking rezoning from AG-1 to PRW and preliminary site plan approval for a mixed-use development including commercial space and residential units, was scheduled for the June 18, 2026 agenda. [131512100010009, 131513100010000; case RZ-2510-000048] This document details the rezoning and preliminary site plan review for Indrio Town Center PRW, a mixed-use development. The project involves rezoning approximately 87.27 acres from AG-1 (Agricultural-1) to PRW (Planned Retail/Workplace). The development includes commercial, retail, and residential components, with proposed building heights ranging from 20' for civic uses to 56' for mixed-use buildings. The project is anticipated to generate significant daily and peak hour traffic. Key considerations include extensive landscape buffering, a 26.3-acre passive park, and a flow way system with lakes and trails. The applicant is requesting a 1,500 ft. extension of the Urban Services Boundary. Staff recommends approval subject to numerous conditions, including the provision of an Environmental Impact Report, wetland mitigation, and detailed landscape and tree mitigation plans. Public comment is not explicitly detailed in this section, but a neighborhood meeting was held with staff attendance. [East of Russakis Road, west of Emerson Ave, and north of Indrio Road; case PD-2510-000048 (also referenced as RZ-2510-000048)] St. Lucie County Board of County Commissioners approved a rezoning from Agricultural-1 (AG-1) to Planned Retail/Workplace (PRW) and approved a preliminary site plan for Indrio Town Center. This mixed-use development will include up to 447,250 square feet of commercial space and limited residential or live/work units. The project involves a 1,500-foot extension of the Urban Services Boundary. The approval is subject to numerous conditions, including environmental impact reports, wetland impact mitigation, tree mitigation plans, updated traffic analysis, and required roadway and sidewalk improvements. Public comment is not explicitly detailed in this section of the document. [Intersection of Russakis Rd. and Indrio Rd.; case 23-0317] This document details the conceptual master site plan for Indrio Town Center, a mixed-use development proposed by Glassman Holdings, Inc. The project encompasses 85.29 acres and includes commercial, residential, and passive park areas. A key aspect is a proposed 1,500-foot Urban Service Boundary (USB) shift to accommodate the town center concept. The plan outlines various parcels for retail, mixed-use, residential (townhomes), office, and civic uses, along with extensive landscape buffers, parking areas, and open spaces. A Wetland and Wildlife Assessment Report is also included, detailing environmental considerations for the site located at the intersection of Russakis Rd. and Indrio Rd. in St. Lucie County, Florida. The project is divided into four phases for development. [Intersection of Russakis Road and Indrio Road; case HSE 25-028.01] This document details environmental assessments for a project site located at the intersection of Russakis Road and Indrio Road in St. Lucie County, Florida. The project involves approximately 87 acres and includes various land cover types such as improved pasture, freshwater marsh, artificial ponds, canals, and ditches. Key findings include the absence of gopher tortoise burrows, but the project 'may affect' the Eastern Indigo Snake, necessitating consultation with the USFWS and adherence to protection measures. Suitable foraging habitat for wood storks exists, and mitigation through SFH creation is presumed for a 'not likely to adversely affect' determination. A crested caracara survey is recommended due to proximity to past observations and suitable habitat. The site contains protected trees requiring mitigation per St. Lucie County Land Development Code, suggesting a tree survey will be necessary. Three jurisdictional wetlands and six man-made Other Surface Waters (OSWs) were identified, with impacts requiring mitigation. Nine soil types were mapped, and site elevation is approximately 20' NGVD. [North side of Indrio Road, approximately 1.7 miles east of Interstate-95; case RZ-2510-000048] Rezoning application for Indrio Town Center, a mixed-use development on approximately 85.29 acres. The project proposes to change zoning from Agricultural-1 (AG-1) to Planned Retail/Workplace (PRW) and includes a preliminary site plan for a phased mixed-use town center. The development will feature up to 447,250 square feet of commercial space, limited stand-alone residential or live/work units, community amenities including a private recreation area and a neighborhood park. A 1,500 ft. extension of the Urban Services Boundary is also requested. The site is located on the north side of Indrio Road, approximately 1.7 miles east of Interstate-95. [5100 Russakis Rd, Fort Pierce, FL 34951 (mentioned in email context); case RZ-2510-000048] This document contains traffic analysis and methodology for the Indrio Town Center project, located in St. Lucie County, Florida. It details projected traffic volumes, trip generation, trip distribution, and roadway capacity analyses for various segments around the project area, including Indrio Road, Kings Highway, Emerson Avenue, and Johnston Road. The analysis includes projected traffic counts for 2025 and historical data. The document also outlines zoning regulations for the TVC (Towns, Villages, Countryside) Overlay Zone and the PRW (Planned Retail/Workplace) district, which are relevant to the development. Specific details on permitted uses, lot size, dimensional regulations, and conditional uses for AG-1 Agricultural and PRW districts are provided. The project is situated within the St. Lucie County Comprehensive Plan's TVC Element, which guides development patterns and aims to balance urban and rural characteristics. The document includes a conceptual master site plan for Indrio Town Center, showing various land uses, parcel sizes, and proposed building footprints, including retail, office, restaurant, gas station, car wash, and warehouse/retail lots. The total site area is 85.29 acres, with 58.26 acres designated for commercial use and 27.03 acres for passive parkland. The project is associated with case number RZ-2510-000048 and applicant Glassman Holdings Inc. (developer Cotleur & Hearing, Inc.). Public comment is not explicitly detailed in this section, but an email exchange discusses the traffic methodology review and potential acceptance of a manual distribution method over a TCRPM model. This document outlines regulations for land use and development within the TVC Overlay Zone in St. Lucie County, focusing on the Transfer of Development Rights (TDR) program. It details procedures for subdividing land, rezoning to specific districts (PCS, PRW), and developing residential areas both inside and outside the Urban Service Boundary (USB). Specific standards are provided for residential driveways and garages to maintain neighborhood walkability. The TDR program allows landowners to transfer unused development value from sending sites (e.g., agricultural land, preserved habitat) to receiving sites, enabling increased density or development potential. The document specifies calculations for TDR credits, eligible sending and receiving areas, and the conditions for conservation easements and deed restrictions. It also includes definitions for various land use and development terms. This document is a section of a code that defines various terms and concepts related to land use and development within the Towns, Villages, and Countryside (TVC) Element of the St. Lucie County Comprehensive Plan. It details zoning categories, types of development, and performance monitoring measures. Specific terms defined include 'Countryside', 'Neighborhood', 'Transect Zone', 'Mixed-Use', 'Local Store', 'Neighborhood Center', and 'Town Center', along with their associated sizes and characteristics. The document also outlines performance monitoring metrics for development plans, open space, transferable development credits, and the future street network. No specific projects, applications, decisions, or dates are mentioned in this excerpt.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-06-18
- Type:
- Agenda_packet
- Decision:
- Pitstop Mini Market: Approved. Project Orchid: Approved (FLUM Amendment, Rezoning, CUP). 11000 Okeechobee Road PUD: Denied. 322 & 340 Kitterman Rd PUD: Denied. Indrio Town Center: Scheduled for June 18, 2026 agenda.
- Address:
- Turnpike Feeder Road near Palomar and Pandora (Pitstop Mini Market); West of North Rock Road near Orange Avenue and the St. Lucie County Correctional Facility (Project Orchid); Along Okeechobee Road (11000 Okeechobee Road PUD); Kitterman Road (322 & 340 Kitterman Rd PUD); North of Indrio Road, between Emerson Avenue and Russakis Road (Indrio Town Center).
- Applicant:
- William Fagan (Pitstop Mini Market); Applicant not explicitly named for Project Orchid, represented by Patti Tobin of HJA Design Studio; Applicant not explicitly named for 11000 Okeechobee Road PUD, represented by Brad Currie of Haley Ward; Applicant not explicitly named for 322 & 340 Kitterman Rd PUD, represented by WGI; Glassman Holdings, LLC (Indrio Town Center), represented by Leah Heinzelman of Cotleur & Hearing, Inc.
P&Z Minutes 4.16.2026 - Approved by Board at 6.18 P&Z
[Turnpike Feeder Road near Palomar and Pandora] Pitstop Mini Market received a Conditional Use Permit for packaged alcohol sales. The permit allows for off-site consumption of beer and wine at a 4,481-square-foot suite. The applicant, William Fagan, has operated a neighboring store for 13 years without code violations. A neighborhood meeting on March 27th showed strong support for the request. The permit was approved with seven conditions, including compliance with alcohol sale hours, employee training, and signage. [West of North Rock Road near Orange Avenue] Project Orchid, a targeted industry proposal, involves a Future Land Use Map Amendment for 20.85 acres, a rezoning of 20.25 acres from Industrial Light to Industrial Heavy, and a Conditional Use Permit for a 76,200-square-foot aluminum foundry. The overall project proposes approximately 1.4 million square feet of high-technology manufacturing space for impact glass, windows, doors, and related construction products, with an estimated workforce of up to 1,000 employees. The site is located west of North Rock Road near Orange Avenue. The project was recommended for approval with conditions related to air quality, odor control, lighting, and buffering. Public comments were not stated, but staff noted two responses in favor and no written objections during public noticing, with some concerns addressed through design. [11000 Okeechobee Road] The 11000 Okeechobee Road PUD rezoning request for a 96.32-acre site from AG-2.5 (Agricultural-2.5) to PUD (Planned Unit Development) and a preliminary site plan for 96 single-family homes was denied. The site is located along Okeechobee Road. Staff recommended approval with conditions including enhanced buffering, concentrating smaller lots centrally, school bus routing, gated access, and right-of-way dedications. Public comments opposed the project, citing conflict with the Comprehensive Plan, rural agricultural character, and potential for urban sprawl. Commissioners expressed concerns about lot size compatibility with the surrounding rural estate pattern, traffic safety, and development outside the Urban Services Boundary. The denial was based on concerns related to traffic safety, quality of life, and maintaining rural character. [322 & 340 Kitterman Rd] The 322 & 340 Kitterman Rd PUD rezoning from RM-5 and RM-9 to Planned Unit Development (PUD) and preliminary site plan for 117 townhome units was denied. The 19.65-acre site is located on Kitterman Road within the Urban Services Boundary. Staff recommended approval with conditions related to landscaping, wetland protection, and site development. The applicant agreed to all conditions. Concerns were raised regarding cumulative traffic impacts on Kitterman Road, especially near a school and existing congestion. The denial was based on traffic conditions and the appropriateness of the current zoning.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-04-16
- Type:
- Minutes
- Decision:
- Approved
- Address:
- Turnpike Feeder Road near Palomar and Pandora
- Applicant:
- William Fagan (Pitstop Mini Market)
agenda
Pitstop Mini Market seeks a Conditional Use Permit for packaged alcohol sales in the Commercial Neighborhood Zoning District. This item is quasi-judicial. Project Orchid involves a Future Land Use Map Amendment (Small-Scale). This item is quasi-judicial. Project Orchid seeks to rezone approximately 20.25 acres from IL (Industrial Light) to IH (Industrial Heavy). This item is quasi-judicial. Project Orchid Metal Foundry is applying for a Conditional Use Permit. This item is quasi-judicial. [11000 Okeechobee Road] 11000 Okeechobee Road PUD proposes a Zoning Atlas Amendment for a 96.32 acre site from AG-2.5 (Agricultural-2.5) Zoning District to PUD (Planned Unit Development) Zoning District, along with a Preliminary Site Plan. This item is quasi-judicial. [322 & 340 Kitterman Rd] 322 & 340 Kitterman Rd PUD involves a Rezoning from RM-5 and RM-9 to Planned Unit Development (PUD) and a Preliminary Site Plan. This item is quasi-judicial.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-04-16
- Type:
- Agenda
- Address:
- 11000 Okeechobee Road
- Applicant:
- Pitstop Mini Market
agenda packet
The St. Lucie County Planning & Zoning Commission agenda for April 16, 2026, includes several public hearings. Notably, 'Pitstop Mini Market' seeks a Conditional Use Permit for packaged alcohol sales. 'Project Orchid' has multiple related items: a Future Land Use Map Amendment and a rezoning of approximately 20.25 acres from Industrial Light to Industrial Heavy, plus a Conditional Use Permit for a Metal Foundry. Additionally, a 96.32-acre site at 11000 Okeechobee Road is proposed for rezoning from Agricultural-2.5 to Planned Unit Development (PUD) with a Preliminary Site Plan. Another item involves rezoning and a Preliminary Site Plan for '322 & 340 Kitterman Rd PUD' from RM-5 and RM-9 to PUD. The minutes from the March 19, 2026 meeting show approvals for 'Scrap Gators, LLC' (Conditional Use Permit for scrap and waste recycling), 'Alco Groves Mine' (Conditional Use Permit for mining), and 'Madden Commercial (Bedner Farms)' (Planned Retail/Workplace Rezoning & Preliminary Development Plan). Public comment for Alco Groves Mine included concerns about traffic impacts at the Indrio Road and I-95 interchange, with Buc-ee’s Fort Pierce LLC requesting further evaluation. For Madden Commercial, public comment was not stated, but board discussion revealed concerns about walkability, pedestrian safety, and adherence to the Towns, Villages, and Countryside (TVC) standards, with one member voting against approval due to unresolved issues.
- Board:
- Planning & Zoning Commission Meeting
- Date:
- 2026-04-16
- Type:
- Agenda_packet
- Decision:
- Agenda items for April 16, 2026, are pending. March 19, 2026 decisions: APPROVE for Scrap Gators, LLC, Alco Groves Mine, and Madden Commercial (Bedner Farms).
- Address:
- 5061 Turnpike Feeder Road, Fort Pierce, FL 34951 (Pitstop Mini Market); 11000 Okeechobee Road (PUD); 322 & 340 Kitterman Rd (PUD); northeast corner of Indrio Road and I-95 (Madden Commercial); south of Indrio Road and west of I-95 (Alco Groves Mine); Industrial 31st Street (Scrap Gators, LLC)
- Applicant:
- William Fagan on behalf of Aghapy Properties, LLC (Pitstop Mini Market); not stated (Project Orchid items); not stated (11000 Okeechobee Road PUD); not stated (322 & 340 Kitterman Rd PUD); Scrap Gators, LLC; Alco Groves Mine (represented by Leslie Olson of District Planning Group); Madden Commercial (Bedner Farms) (represented by Bradley J. Currie of Engineering, Design & Construction, Inc.)
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