Meeting Intelligence Preview
Meeting Summary
The Planning & Zoning Commission approved a conditional use permit for Pit Stop Mini Market to sell packaged beer and wine at Turnpike Feeder Rd., and unanimously approved all three petitions for Project Orchid—a 1.4 million square foot window manufacturing facility with foundry at North Rock Rd. expected to create 1,000+ jobs. The Commission denied a rezoning request for 96 townhomes at 11000 Okeechobee Rd. (6-0), finding the proposed 9,000-15,000 sq ft lots incompatible with the surrounding agricultural character, and denied a 117-unit townhome PUD at 322-340 Kitterman Rd. (6-0) citing traffic concerns.
Key Decisions (6)
Conditional Use Permit for Pit Stop Mini Market Alcohol Sales
Approved conditional use permit for sale of packaged beer and wine at 4,481 square foot suite on Turnpike Feeder Rd. next to Palomar and Pandora. Applicant William Fagan has operated adjacent store for 13 years without code violations. 43 mailers sent with no responses received.
Project Orchid Future Land Use Amendment (9B)
Approved small-scale future land use map amendment for 20.85 acres within Lucy Rock Mixed Use Activity Area to create new sub-area allowing building heights up to 80 feet (increased from 60 feet limit). Part of targeted industry proposal for window manufacturing facility.
Project Orchid Rezoning from Industrial Light to Industrial Heavy (9C)
Approved rezoning of 20.25 acres from Industrial Light (IL) to Industrial Heavy (IH) to allow building heights up to 80 feet for portions of the manufacturing facility. Located west of North Rock Rd., north of Orange Ave.
Project Orchid Conditional Use Permit for Foundry (9D)
Approved conditional use permit for approximately 76,200 square foot aluminum foundry as part of 1.4 million square foot window manufacturing facility by Foundry Commercial. Facility will manufacture impact glass windows using natural gas furnaces. Expected 1,000+ employees at wages above county median.
Rezoning at 11000 Okeechobee Rd. from AG 2.5 to PUD (9E)
Denied rezoning of 96 acres from AG 2.5 to PUD for 96 single-family homes. Applicant Carl Corporation proposed lots ranging from 9,375 to 15,000 square feet. Property located north of Okeechobee Rd., west of Florida's Turnpike, outside urban services boundary. 178 property owners representing 116 properties submitted petition opposing project.
PUD Rezoning at 322-340 Kitterman Rd. (9F)
Denied rezoning of 19.65 acres to PUD for 117 townhome units east of US Highway 1. Applicant WGI proposed fee-simple townhomes with lot widths of 26.5-37.1 feet. Commission cited traffic concerns on Kitterman Rd. given approximately 500 units under construction within 1.5 miles.
Zoning Changes (3)
20.25 acres west of North Rock Rd., north of Orange Ave.
Foundry Commercial / HJA Design Studio
11000 Okeechobee Rd., north side, west of Florida's Turnpike
Carl Corporation / Haley Ward
322 and 340 Kitterman Rd., east of US Highway 1
WGI
Development Activity (4)
Project Orchid
1.4 million square feet total manufacturing facility including 76,200 sq ft aluminum foundry, two-story office building, window and impact glass manufacturing. Buildings up to 80 feet height. Expected 1,000+ employees. Road improvements to Rock Rd. and signal installation at Orange Ave./Rock Rd. intersection.
Pit Stop Mini Market
4,481 square foot retail suite for packaged beer and wine sales. Operator has 13 years experience at adjacent location.
96-Lot Residential Development
96 single-family lots on 96 acres. Proposed lot sizes: 75x125 ft (9,375 sq ft), 75x150 ft (11,250 sq ft), and 100x150 ft (15,000 sq ft). 58% open space, 363-foot northern buffer, connection to FPUA water/sewer.
Kitterman Rd. Townhomes
117 townhome units in 18 buildings on 19.65 acres. Four building types with lot widths 26.5-37.1 feet. Maximum height 23 feet 11 inches. 58% open space including 0.55-acre neighborhood park. Fee-simple ownership.
Market Signals (5)
Commercial Demand
Project Orchid represents one of the largest employment projects in St. Lucie County history, with 1,000+ jobs at above-median wages, indicating strong demand for targeted industry manufacturing facilities.
Housing Demand
Staff noted county growth and need for mix of housing types including reasonably priced housing, though Commission denied both residential PUD applications citing compatibility and infrastructure concerns.
Infrastructure
Traffic capacity on Kitterman Rd. corridor is a significant constraint, with approximately 500 residential units under construction within 1.5 miles creating concerns about road capacity and school access.
Sentiment
Commission expressed strong preference for preserving rural agricultural character north of Okeechobee Rd., with Commissioner Lowndes stating he doesn't want PUDs to infiltrate what is and can be rural agricultural development.
Infrastructure
Properties outside urban services boundary face development constraints; water/sewer availability along Okeechobee Rd. does not automatically justify higher-density development per comprehensive plan policies against leapfrog development.