The primary topic of discussion was CPA 2309, an amendment to the Martin County comprehensive growth plan, presented by Samantha Lovelady from the Growth Management Department. The amendment seeks to add 167 acres to the list of exceptions for water and sewer services, permitting it to be designated as a freestanding urban service district specifically for industrial use. Lovelady detailed the property restrictions, highlighting that residential uses would be prohibited and capping the maximum non-residential building square footage at 1.1 million square feet. The developer must ensure public facilities are adequately planned and funded according to existing policies.

A significant portion of the meeting was devoted to debating the necessity and implications of establishing new freestanding urban service districts. Concerns were raised about whether the Commerce Park needed a new district given that existing areas like 7js had their services extended without such a designation. Clarifications were provided.

The discussion further delved into the rationale behind designating the AgTech property as a freestanding urban service district, despite it receiving water and sewer services from the city of Port St. Lucie. The Growth Management Director clarified that the designation aligns with the county’s comprehensive growth management plan for industrial use.

Morris Cady from Ashley Capital provided insights into the company’s history of industrial development, noting the site’s proximity to key infrastructure like I-95 and Martin Highway. Cady explained that the proposed development would focus exclusively on industrial properties.

The debate extended to the traffic implications of the development, particularly the potential installation of a traffic light at Stuart West Boulevard and Martin Highway. Although not currently warranted, the developer expressed willingness to fund this improvement before issuing any certificates of occupancy. This commitment was intended to enhance public safety for local residents and travelers.

Public comments revealed a range of opinions. Jess Griffin criticized the fast-tracking of the development proposals, arguing that it undermined public safety and exacerbated existing traffic issues. Wanda Trouin highlighted concerns about traffic congestion and access issues, particularly for emergency services and school buses. Dan Hudson from the business development board asserted that the project had undergone thorough planning and aligned with the county’s priorities for economic growth. Rory Mah, a resident of Stuart West, expressed concerns about the impact on property values and the quality of life, urging for residents’ voices to be heard in the decision-making process.

Further discussion revolved around the compliance of the property, including Martin Gil Commons, with conservation easement requirements and the preserve area management plan. The property includes 21 platted agricultural lots and a 19-acre strip of upland property not subject to any conservation easement. A point was the commercial tract of 32 acres designated for development under the expressway-oriented transit commercial allowances of the comprehensive plan.

The meeting also addressed the broader issue of urban sprawl, with one member emphasizing that the current approach to extending water and sewer services through specific texts in the comprehensive plan raises planning and development consistency issues. The lack of unified planning in the county was highlighted, with increasing exceptions created annually, potentially leading to significant impacts on infrastructure and community character.

Throughout the discussions, there appeared to be an ongoing need for clarification regarding the implications of the proposed amendments and the establishment of new service districts.

Public comments also touched on the timing and urgency of the planning and county commissioners’ meetings. Donna Calibri raised questions about the expedited timeline, requesting a postponement to allow for more thorough community engagement. She also sought clarification on the traffic light installation timeline and expressed concerns about the total square footage of industrial space.

Ted Staley from the Economic Council of Martin County likened the comprehensive growth management plan to a religious text, interpreted differently by various groups. He urged the board to consider policies that prioritize employment-generating land uses. Jeff Chamberlain, a local commercial real estate broker, emphasized the necessity for a commerce park to cater to smaller businesses, arguing that such a development would provide significant tax revenue with minimal impacts on local infrastructure.

The meeting concluded with a motion to accept the proposal, which passed with a two-to-one vote. The subsequent agenda item involved a plan amendment from agricultural to industrial land use for the 167-acre property. The complexities of planning regulations and the historical context of land use designations were highlighted.