agenda packet

Planning & Zoning Commission Meeting · 2026-07-16 · 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.