agenda packet

Planning & Zoning Commission Meeting · 2026-06-18 · 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.