CITY OF PORT ST LUCIE

Transcription

1 CITY OF PORT ST LUCIE COUNCIL AGENDA MEMORANDUM Agenda Item #: 10A Meeting Date: July 10, 2017 and 2nd hearing date to be determined. TO: VIA: FROM: Agenda Item: Mayor and City 4 ouncil Russ Blackbur ity Manager Patricia Roebling, P.E., Assistant City Maria Patricia A. Tobin, AICP, Director of Planning air Zoning Ordinance:/7-39 Port St. Lucie Properties, LLC (Sympatico) Large Scale Comprehensive Plan Amendment (P16-152) Submittal Date: 6/23/2017 STRATEGIC PLAN LINK: Sustainable Growth. This item is consistent with Goal 3: Balanced and Responsible BACKGROUND: This is a large scale comprehensive plan amendment application to change the future land use designation of 22 acres from General Commercial (CG) to High Density Residential (RH). This request is to permit residential development on the property, which is currently not permitted in the CG future land use designation. The applicant has applied for a rezoning to Residential PUD/Sympatico PUD (Planned Unit Development) and the application is under review. ANALYSIS: See attached staff report. FINANCIAL INFORMATION: N/A LEGAL INFORMATION: This ordinance was approved as to form by attorney Keri Norbraten for City Attorney O. Reginald Osenton on April 13, PLANNING AND ZONING BOARD: The Planning and Zoning Board unanimously recommended approval of this large scale comprehensive plan amendment on June 6, P Port St. Lucie Properties, LLC- Large Scale Comprehensive Plan Amendment Application

2 SPECIAL CONSIDERATION: The applicant held a neighborhood meeting on May 25, 2017 at Park's Edge Community Center. PRESENTATION INFORMATION: Staff will provide a short presentation. REQUESTED MEETING DATE: 7/10/2017 and second hearing date to be determined. LOCATION OF PROJECT: The property is located at the northeast corner of Port St. Lucie Boulevard and Yale Street, north of Darwin Boulevard. ATTACHMENTS: Ordinance, staff report, recommendation, planning statement, comprehensive plan analysis and copy of the presentation by the applicant. PT/TK RECEIVED JUN CITY MAN/ ER'S OFFICE 2 P Port St. Lucie Properties, LLC- Large Scale Comprehensive Plan Amendment Application

3 1 OA DATE 7/10/17 COUNCIL ITEM ORDINANCE AN ORDINANCE OF THE CITY OF PORT ST. LUCIE, FLORIDA, AMENDING THE COMPREHENSIVE PLAN OF THE CITY OF PORT ST. LUCIE TO INCLUDE A LARGE SCALE AMENDMENT TO THE FUTURE LAND USE MAP FOR PORT ST. LUCIE PROPERTIES, LLC (P16-152) TO CHANGE THE FUTURE LAND USE DESIGNATION FROM CG (GENERAL COMMERCIAL) TO RH (HIGH DENSITY RESIDENTIAL) FOR A PARCEL LEGALLY DESCRIBED AS DARWIN PLAZA, LOT 4 LOCATED AT THE NORTHEAST CORNER OF PORT ST. LUCIE BOULEVARD AND YALE STREET, NORTH OF DARWIN BOULEVARD; PROVIDING FOR SEVERABILITY; PROVIDING FOR CODIFICATION; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City of Port St. Lucie, Florida, has adopted a comprehensive plan known as the City of Port St. Lucie Comprehensive Plan adopted by Ordinance 97-50, as subsequently amended; and WHEREAS, the City of Port St. Lucie has received an application from Port St. Lucie Properties, LLC, P for a parcel legally described as Darwin Plaza, Lot 4 located at the northeast corner of Port St. Lucie Boulevard and Yale Street, north of Darwin Boulevard, fora large scale amendment to amend the Future Land Use Map of the City of Port St. Lucie Comprehensive Plan to change approximately 22 acres from the future land use designation of CG (General Commercial) to RH (High Density Residential) as depicted in Exhibit B, in accordance with Section , Florida Statutes; and WHEREAS, the City of Port St. Lucie Planning and Zoning Board having been duly designated as the local planning agency pursuant to Section , Florida Statutes, and having held a public hearing thereon, has considered this proposed amendment (P16-152) to the Comprehensive Plan and submitted its recommendations thereon to the City Council; and WHEREAS, having considered the recommendations of the Planning and Zoning Page 1 of 4 P Port St. Lucie Properties, Large Scale Comprehensive Plan Amendment

4 ORDINANCE Board, the Port St. Lucie City Council has prepared this amendment to the City's Comprehensive Plan as a Large Scale Amendment in accordance with Section , Florida Statutes, and the proposed amendment has been reviewed by the reviewing agencies; and WHEREAS, two (2) public hearings with due notice have been held by the City Council to inform the public and receive comments and objections; and WHEREAS, the Port St. Lucie City Council desires to hereby formally adopt this amendment (P16-152) to the City's Comprehensive Plan. NOW, THEREFORE, THE CITY OF PORT ST. LUCIE HEREBY ORDAINS: Section 1. The Comprehensive Plan of the City of Port St. Lucie is hereby amended in the following respect: The Future Land Use Map is hereby amended to designate approximately 22 acres located at the northeast corner of Port St. Lucie Boulevard and Yale Street, north of Darwin Boulevard by changing the future land use designation from CG (General Commercial) to the future land use classification of High Density Residential (RH) for parcel of land legally described as Darwin Plaza, Lot 4 as depicted in Exhibit A. Section 2. The provisions of the Ordinance are severable and, if any section, sentence, clause or phrase is for one reason held to be unconstitutional, invalid or ineffective, this holding shall not affect the validity of the remaining portions of this Ordinance, it being expressly declared to be the City Council's intent that it would have passed the valid portions of this Ordinance without inclusion of any invalid portion or Page 2 of 4 P Port St. Lucie Properties, Large Scale Comprehensive Plan Amendment

5 ORDINANCE portions. Section 3. The effective date of this plan amendment shall be thirty-one (31) days after the state land planning agency notifies the City that the plan amendment package is complete, pursuant to Section (3) (c) (4), Florida Statutes. If timely challenged, this amendment does not become effective until the state land planning agency or the Administration Commission enters a final order determining the adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its effective status, a copy of which resolutions shall be sent to the state planning agency. <<< The reminder of this page is intentionally left blank >>> Page 3 of 4 P Port St. Lucie Properties, Large Scale Comprehensive Plan Amendment

6 ORDINANCE PASSED AND APPROVED by the City Council of the City of Port St. Lucie, Florida, this day of, CITY COUNCIL CITY OF PORT ST. LUCIE, FLORIDA BY: Gregory J. Oravec, Mayor ATTEST: Karen A. Phillips, City Clerk APPROVED AS TO FORM: 0. Reginald Osenton, City Attorney Page 4 of 4 P Port St. Lucie Properties, Large Scale Comprehensive Plan Amendment

7 SC Treasure Coast Newspapers Friday, June 23, A. t CITY OF PORT ST. LUCIE PLANNING AND ZONING DEPARTMENT NOTICE OF PUBLIC HEARING ORDINANCE THE CITY COUNCIL OF THE CITY OF PORT ST. LUCIE will hold a public hearing on July 10, 2017 at 7:00 PM in the CITY COUNCIL CHAMBERS in the City Hall Building A, located at 121 S.W. Port St. Lucie Blvd.. Port St. Lucie, Florida to consider a request to amend the City of Port St. Lucie's Comprehensive Plan to change the future land use designation of CG (General Commercial) to RH (High-Density Residential). (File #P16-152). ORDINANCE AN ORDINANCE OF THE CITY OF PORT ST. LUCIE, FLORIDA, AMENDING THE COMPREHENSIVE PLAN OF THE CITY OF PORT ST. LUCIE TO INCLUDE A LARGE SCALE AMENDMENT TO THE FUTURE LAND USE MAP FOR PORT ST. LUCIE PROPERTIES, LLC (P16-152) TO CHANGE THE FUTURE LAND USE DESIGNATION FROM CG (GENERAL COMMERCIAL) TO RH (HIGH DENSITY RESIDENTIAL) FOR A PARCEL LEGALLY DESCRIBED AS DARWIN PLAZA, LOT 4 LOCATED AT THE NORTHEAST CORNER OF PORT ST. LUCIE BOULEVARD AND YALE STREET, NORTH OF DARWIN BOULEVARD; PROVIDING FOR SEVERABILITY; PROVIDING FOR CODIFICATION; AND PROVIDING FOR AN EFFECTIVE DATE. General Location Map: The project as shown is generally located In accordance with the Americans with Disabilities Act of 1990, persons needing special accommodation to participate in this proceeding should contact the City Clerk's Office at NOTICE: No stenographic record by a certified court reporter will be made of the foregoing meeting. Accordingly. any person who may seek to appeal any decision involving the matters noticed herein will be responsible for making a verbatim record of the testimony and evidence at said meeting upon which any appeal is to be based. Planning and Zoning Department PUBLISH: June

8 ITEM 7 (A) City of Port St. Lucie Planning and Zoning Department A City for All Ages TO: FROM: RE: PLANNING & ZONING BOARD - MEETING OF JUNE 6, 2017 THRESIAMMA KURUVILLA, PLANNER PORT ST. LUCIE PROPERTIES, LLC (SYMPATICO PUD) COMPREHENSIVE PLAN AMENDMENT APPLICATION - LARGE SCALE PROJECT NO. P DATE: MAY 30, 2017 PROPOSED PROJECT: This is a large scale comprehensive plan amendment application to change the future land use designation of 22 acres from General Commercial (CG) to High Density Residential (RH). This request is to permit residential development on the property, which is currently not permitted in the CG future land use designation. The applicant has applied for a rezoning to Residential PUD/Sympatico PUD (Planned Unit Development) and the application is under review. APPLICANT: Steve Garrett of Lucido and Associates. The authorization letter is attached to the staff report. OWNER: Port St. Lucie Properties, LLC. LOCATION: The property is located at the northeast corner of Port St. Lucie Boulevard and Yale Street, north of Darwin Boulevard. LEGAL DESCRIPTION: Darwin Plaza, Lot 4. SIZE: 22 acres. EXISTING ZONING: CG (General Commercial) EXISTING USE: Vacant and preserved uplands. EXISTING LAND USE DESIGNATION: CG (General Commercial) REQUESTED LAND USE DESIGNATION: RH (High Density Residential). Page 1 of 6 P Port St. Lucie Properties, LLC - Large Scale Comprehensive Plan Amendment Application

9 ITEM 7 (A) SURROUNDING FUTURE LAND USES, ZONING AND EXISTING USES : Direction Future Land Use Zoning Existing Use N RL RS-2 Stormwater/Houses S CG, RM CG Car wash, Retail E U, RL RS-2 Stormwater/Houses W CG CG Retail IMPACTS AND FINDINGS: Sewer/Water Service: Port St. Lucie Utility Systems Department will provide water and sewer service to this development. A comparison of the potable water and wastewater demand for the existing land use and future land use are as follows: EXISTING LAND USE UTILITY GENERATION LAND USE ERC RATE POTABLE WATER ERC RATE WASTEWATER CG - (General Commercial) 152,025 Sq. Ft. 125 GALLONS/ DAY/KSF 19,003 GPD 100 GALLONS/ DAY/KSF 15,202.5 GPD PROPOSED LAND USE UTILITY GENERATION LAND USE ERC RATE POTABLE WATER ERC RATE WASTEWATER RH - (High Density Residential) 300 Dwelling Units Number of People GPCD 67,500 GPD 85 GPCD 60,000 GPD With the introduction of a residential component, there will be high increase in the water demand for this land use amendment. The proposed land use will have a water demand of 67,500 GPD, with a total wastewater generation of 60,000 GPD. Land Use Water (GPD) Wastewater (GPD) Existing 19,003 15,202.5 Proposed 67,500 60,000 Difference 48,497 44,797.5 Utility Systems department has informed that the City has sufficient capacity for this size development (see attached ). Page 2 of 6 P Port St. Lucie Properties, LLC - Large Scale Comprehensive Plan Amendment Application

10 ITEM 7 (A) Transportation: The traffic analysis included with this comprehensive plan amendment has been reviewed by the City's Public Works Department. They suggested that further analysis of the traffic impact will be required with the development plans for this project. A comparison of trip generation for the existing and proposed land uses for 22 acres is as follows. EXISTING LAND USE TRIP GENERATION (CG) LAND USE INTENSITY DAILY AM PEAK HOUR PM PEAK HOUR TRIPS Total In Out Total In Out Shopping Center ITE Code = ,025 Sq. Ft. 8, Units: KSF Generation Equation Daily: Ln (T) = 0.65 Ln (X) Generation Equation AM: Ln (T) = 0.61 Ln (X) Generation Equation PM: Ln (T) = 0.67 Ln (X) Generation Rates: Weekday: 42.7 AM :1.00 PM: 3.71 NET SITE TRAFFIC VOLUMES 8, PROPOSED LAND USE TRIP GENERATION (RH) LAND USE Condominium/ Townhouse - ITE Code = 230 Units: DU INTENSITY 300 Dwelling Units DAILY TRIPS Generation Equation Daily: Ln (T) = 0.87 Ln (X) Generation Equation AM: Ln (T) = 0.80 Ln (X) Generation Equation PM: Ln (T) = 0.82 Ln (X) Generation Rates: Weekday: 5.81 AM :0.44 PM: 0.52 AM PEAK HOUR PM PEAK HOUR Total In Out Total In Out NET SITE TRAFFIC VOLUMES The trip generation for the existing future land use is 8,916 per ITE Land Use Code 820 for Shopping Center and trip generation for proposed land use is 1,674 per ITE Land Use Code 230 for Multi Family/Townhouses. The residential use (RH) will produce 7,242 less trips than a commercial use (CG) and therefore will not adversely impact the levels of service of the adjacent roadways. The design of access points and driveways Page 3 of 6 P Port St. Lucie Properties, LLC - Larqe Scale Comprehensive Plan Amendment Application

11 ITEM 7 (A) will be addressed in the site plan approval process. Access points and driveways shall conform to all applicable requirements of the City Land Development regulations. Parks/OpenSpace: The level of service for parks is measured and planned in conjunction with population growth on an annual basis. Port St. Lucie Properties, LLC has agreed to dedicate 3.61 acres of usable park space at the time of final site plan approval and is adequate (see table showing park demand). Park Demand Potential Land Use Intensity Persons/ Household Parks per Park Area Required Residential 300 DU ac/1000 pop 3.61 ac Maximum Density Based upon the existing 2,300 acres of park space, the City exceeds the park level of service providing approximately 14 acres of park space for every 1,000 population. The park level of service will be exceeded through the short term and long term planning periods. Schools: Per Policy PSFE 2.4.1: The issuance of final subdivisions or plats and site plan approvals for residential development shall be subject to the availability of adequate school capacity based on the Level of Service (LOS) standards adopted in this Element. Per Policy PSFE 2.4.5: The St. Lucie County School Board shall conduct a concurrency review for all development plan approval subject to school concurrency. This review shall include findings and recommendations to the City whether there is adequate school capacity at the adopted LOS standards to accommodate the demand created by a proposed development. The applicant has requested a capacity letter from the school board, but not yet received as of today. Storm Water: The project will be required to provide paving and drainage plans that are in compliance with adopted level of service standards. Solid Waste: Solid waste impacts are measured and planned based on population projections on an annual basis. There is adequate capacity available to accommodate this project. Environmental: An environmental assessment report prepared by Kimley Horn, Inc. was submitted on June 25, 2015 with the site plan for the shopping center to the west. The report showed approximately 18.2 acres of Pine flatwood habitat. The applicant has preserved 25% (4.55 acres) along the north and the east property line. The applicant has removed exotic vegetation from the preserved area. Page 4 of 6 P Port St. Lucie Properties, LLC - Large Scale Comprehensive Plan Amendment Application

12 ITEM 7 (A) Flood Zone: This parcel is located in Panel Number C0290J, and is located within FEMA's Flood Zone X. Zone X is determined to be located outside the 100 and 500 year floodplains. Police: The department's response time is approximately 6-10 minutes for emergency calls. This proposed comprehensive plan is not expected to adversely impact that response time. Fire/EMS: The proposed development is supported by the St. Lucie County Fire District (SLCFD). Specifically, the site is served by the SLCFD station # 10 located at 777 SW Dalton Circle. The applicable station is located 1 mile away. The Fire District's service commitments to this project are not expected to be adversely impacted. Compatibility Analysis: Changing the land use from CG (General Commercial) to RH (High Density Residential) is not expected to have any adverse impact on the surrounding area. This property is part of the Sympatico PUD. The location of the proposed residential development provides a transition between the commercial development along Port St. Lucie Boulevard to the west side of the property and the existing residential neighborhood (Park's Edge) to the east. As proposed, the land use change is compatible with the surrounding land uses. Justification/Mitigation: The requested land use change is justified and supported by the Comprehensive Plan. The subject application is supported and justified by Goal 1.1, and Policy "Development orders and permits for development and redevelopment activities shall be issued only in areas where public facilities necessary to meet level of service standards (which are adopted as part of the Traffic, Infrastructure, Recreation, Open Space, and Capital Improvements Element of this Comprehensive Plan) are available concurrent with impacts of development."; and Policy : "The development of residential, commercial, and industrial land shall be timed and staged in conjunction with provision of supporting community facilities and services identified as being required such as: (a) Potable water; (b) Sanitary sewers; (c) Solid waste removal; (d) Vehicular and pedestrian circulation; (e) Public safety;... (h) Electricity; and (i) Drainage." Policy : Future Land Use Map amendment will be reviewed based on consistency with the Goals, Objectives, and Policies of all Elements of the Comprehensive Plan and other considerations such as: satisfy a deficiency or mix of uses in the Plan map; accommodate projected population or economic growth of the City; diversify the housing choices in the City; enhance or impede provision of services at adopted LOS Standards; compatibility with abutting and nearby land uses; enhance or degrade environmental resources; job creation within the targeted industry list; (see attached Justification Statement and Comprehensive Plan Analysis). In addition, the Housing Element of the comprehensive plan indicates that approximately 90% of the City's housing units are single family homes while only 8% are multifamily housing units. Although the last few years have seen the completion of a couple of multifamily developments in the City, the number of multifamily housing units is still under-represented. In addition to the various goals and policies of the Page 5 of 6 P Port St. Lucie Properties, LLC - Larqe Scale Comprehensive Plan Amendment Application

13 ITEM 7 (A) Future Land Use Element listed above, Goal 3.1 of the Housing Element provides justification for this comprehensive plan amendment. Goal 3.1 calls for the provision of an adequate mix of safe and sanitary housing which meets the needs of existing and future Port St. Lucie Residents. RELATED PROJECT: P Sympatico PUD (Planned Unit Development) and is under review. Notice to Property Owners: Notice was sent to all property owners within a 750-foot radius. It is understood that the applicant has conducted a neighborhood meeting on May 25, 2017 at Park's Edge Community Center. STAFF RECOMMENDATION: The Planning and Zoning Department staff finds the petition to be consistent with the intent and direction of the City's Comprehensive Plan and recommends approval of the proposed amendment based on the analysis and findings as noted in the staff report. Planning and Zoninq Board Action Options: Motion to recommend approval to the City Council Motion to recommend approval to the City Council with conditions Motion to recommend denial to the City Council Please note: Should the Board need further clarification or information from either the applicant and/or staff, it may exercise the right to table or continue the hearing or review to a future meeting. Page 6 of 6 P Port St. Lucie Properties, LLC - Larqe Scale Comprehensive Plan Amendment Application

14 GENERAL LOCATION CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. COMPREHENSIVE PLAN AMENDMENT PORT ST. LUCIE PROPERTIES SYMPATICO PLAZA, LOT 4 DATE 3/6/2017 APPLICATION NUMBER. P USER patricias SCALE 1 in= 0.5 miles

15 FUTURE LAND USE SUBJECT PROP COMPREHENSIVE PLAN AMENDMENT PORT ST. LUCIE PROPERTIES SYMPATICO PLAZA, LOT 4

16

17 PROPOSED LAND USE CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. COMPREHENSIVE PLAN AMENDMENT PORT ST. LUCIE PROPERTIES SYMPATICO PLAZA, LOT 4 DATE 3/6/2017 APPLICATION NUMBER: P USER patricias SCALE 1 in = 300 ft

18 EXISTING ZONING CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. COMPREHENSIVE PLAN AMENDMENT PORT ST. LUCIE PROPERTIES SYMPATICO PLAZA, LOT 4 DATE 3/6/2017 APPLICATION NUMBER: P USER patricias SCALE 1 in = 300 ft

19 APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 'F:r D CITY OF PORT ST. LUCIE,FOR OFFICEUSEONLY Planning & Zoning Department 121 SW Port St. Lucie Boulevard ' 2016 Planning Dept - /6 Port St. Lucie, Florida Fee (Nonrefundable)$ 41 `1 -l, ) (772) FAX (772) PL `N'r" ` c a`,^ i L Receipt # L- Refer to "Fee Schedule" for application fee. Make checks payable to the 'City of Port St. Lucie.' Fee is nonrefundable unless application is withdrawn prior to advertising for the Planning and Zoning Board meeting. All items on this application should be addressed, otherwise it can not be processed. Attach proof of ownership; two copies of deed. Please type or print clearly in BLACK ink. PRIMARY CONTACT ADDRESS: sgarrettplucidodesign.com PROPERTY OWNER Name: Port St. Lucie Properties, LLC Address: 222 Lakeview Avenue, PH-5, West Palm Beach, FL Telephone No.: Fax No.: IF PROPERTY IS IN MULTIPLE OR CORPORATE OWNERSHIP, PLEASE PROVIDE ONE CONTACT PERSON. Name: Address: Telephone No.: Fax No.: AGENT OF OWNER (if any) Name: Address: Steven Garrett 701 SEOcean Boulevard, Stuart FL34994 Telephone No.: Fax No.: PROPERTY INFORMATION Boundary Description See Plat (attach map) Property Tax I.D. Number Current Land Use Commercial. Proposed Land Use F'ttB H Current Zoning CG-General Commercial, Acreage of Property 22ac Reason for Comprehensive Plan Amendment: To allow rezoning to an appropriate residential zoning cateaorv (PUD) and the future development of a townhome or apartment community *Signature of Owner Hand Print Name Date *If signature is not that of owner, a letter of authorization from the owner is needed. NOTE: Signature on this application acknowledges that a certificate of concurrency for adequate public facilities as needed to service this project has not yet been determined. Adequacy of public facility services is not guaranteed at this stage in the development review process. Adequacy for public facilities is determined through certification of concurrency and the issuance of final local development orders as may be necessary for this project to be determined based on the application material submitted. H:\PZ\SHARED\APPLCTN\CPAAPPL(06/23/11)

20 Port Saint Lucie Properties, LLC 222 Lakeview Avenue PH-5 West Palm Beach, FL August 31, 2016 Ms. Patti Tobin, Planning Director Planning and Zoning Department City of Port Saint Lucie 121 SW Port St. Lucie Blvd. Port St. Lucie, FL Re: Sympatico PUD Letter of Authorization Dear Ms. Tobin: As owner of the property referenced above, please consider this correspondence formal authorization for Steve Garrett. of Lucido and Associates, Inc. to represent Port Saint Lucie Properties, LLC. during the City's review process for the purposes of obtaining the necessary approvals. Thank you for your attention to this matter. Sincerely, Port Saint Lucie Properties, LLC. By:- Tommy Morrison Landlord STATE OF COUNTY OF k l DA _ ^-- The fo oing was acknowledged before me^} : ay of ' t 2016, by 1ltnwaLfNOOrrrA?,N of`o - wf_ u` ripe i'^ U,c H she [ ] is personally known to me or [ ] has produced as identification. J J t7cl vt (Print ame Beneath Signature) NOTARY PUBLIC My Commission Expires: ^.t-q^-^ IL, a o `^'

21 August 31, 2016 Ms. Patricia Tobin Director of Planning & Zoning City of Port St. Lucie 121 S.W. Port St. Lucie Boulevard Port St. Lucie, Florida RE; Sympatico PUD Ms. Tobin, This letter submitted as our Letter of Unified Control in compliance with the City of Port St. Lucie Zoning requirements. Port Saint Lucie Properties, LLC is the owner of record of the subject property and copies of the warranty deeds are attached to this application. If you should need anything further regarding this application, please contact me. Sincerely, Port Saint Lucie Properties, LLC Tommy Morrison

22 Prepared by/return to: Janis K. Cheezem, Esq. Akerman LLP One SE 3`d Avenue, Suite 2500 Miami, Florida PARCEL I.D. NO.: c: SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED made and executed the 13 day of May, 2014, by FLORIDA COMMUNITY BANK, National Association, whose street address is 2500 Weston Road, Suite 300, Weston, FL 33331, hereinafter called the Grantor, to PORT SAINT LUCIE PROPERTIES, LLC. a Florida limited liability company, whose address is 222 Lakeview Avenue, PH-5 West Palm Beach, FL 33401, hereinafter called the Grantee: (Wherever used herein the terms "Grantor" and "Grantee" include all the parties to this instrument and the heirs, legal representatives and assigns of individuals, and the successors and assigns of corporations) WITNESSETH: That the Grantor, for and in consideration of the sum of $10,00 and other valuable considerations, receipt whereof are hereby acknowledged, by these presents does grant, bargain, sell, alien, remise, release, convey and confirm unto the Grantee, all that certain land situate in St. Lucie County, Florida, more particularly described in the attached Exhibit "A" (the "Property"). TOGETHER with all the easements, tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. TO HAVE AND TO HOLD, the same in fee simple forever. AND the Grantor hereby covenants with Grantee that it is lawfully seized of the Property in fee simple; that it has good right and lawful authority to sell and convey the Property; that it hereby specially warrants the title to the Property and will defend the same against the lawful claims of all persons claiming by, through or under Grantor, subject to real estate taxes for 2014 and subsequent years and all matters of record, without the intention of reimposing same., ;i;

23 IN WITNESS WI-IEREOF. the said Grantor has caused this instrument to be executed as of the day and year first above written. Signed, sealed and delivered in the presence of: Sign Name: Wt^ 11{ Print Name: 1 ^ltal ) By`^.l enton, enior Vice President (SEAL) Sign Nanle:4 Ile,&,U'-Cd* Print Namc: thf tak--a STATE OF FLORIDA COUNTY OF BROWARD ) SS: The foregoing instrument was acknowledged before me this l,3 day of May, 2014, by Larry Benton, Senior Vice President of FLORIDA COMMUNITY BANK, National Association, in the capacity aforestated; such person is personally known to me or has produced as identification and did not do so under oath. MAITE MENDIOLA NOTARY PUBLIC STATE OF FLORIDA Comm# EE 'q 1q^'o Expires My Commission Expires: [NOTARIAL SEAL] Sign Name: Print Name: kpa, L.J Notary Public Serial No. (none if blank): ; :1

24 CITY OF PORT ST. L UCIE Public Works Department Accredited Agency - American Public Works Association 'A City for All Ages" MEMORANDUM To: Thru: From: Re: Thresiamma Kuruvilla - Planner Colt Schwerdt, P.E. - Regulatory Manager Clyde Cuffy - Project Coordinator Sympatico PUD - Large Scale Comprehensive Plan Amendment (P16-152) Date: March 10, 2017 Public Works Department has completed the review of the Large Scale Comprehensive Plan Amendment for the Sympatico PUD. We have no objections to the land use change of the 22 acre parcel described as Lot 4, Sympatico Plaza from General Commercial to High Density Residential; however, please note that further analysis of the traffic impacts will be required with the submittal of the development plans for this parcel. Please feel free to contact me if you have any questions or require additional information. C: Roxanne Chesser, P.E. - Assistant Public Works Director S:'1 lan Reviewa6 Projcet Pi6-1 i2 S nonpatico P1.1r)--1.mgo Sulc Comp Piac Amendment`:Commenu' - Eng Survey NPDES'.Pi6-152 PW Cononcnis ocx

25 Thresiamma Kuruvilla From: Sent: To: Cc: Subject: Diana Spriggs Thursday, April 20, :59 AM Thresiamma Kuruvilla Project File FW: , Sympatico PUD-Large Scale Comprehensive Plan Amendment, Project No. P I found the below. Is this sufficient or do you need something formal?. We have checked our plant capacity and there is sufficient capacity at this time for this size development. From: Daniel Frederick Sent: Thursday, April 13, :14 PM To: Diana Spriggs <DSpriggs@cityofpsl.com > Subject: FW: , Sympatico PUD-Large Scale Comprehensive Plan Amendment, Project No. P Daniel Frederick Project Coordinator Utility Engineering Division City of Port St. Lucie, Utility Systems Dept. 121 SW Port St. Lucie Blvd. Building B, 2nd Floor Port St. Lucie, Florida (772) From: Daniel Frederick Sent: Thursday, March 16, :17 PM To: Thresiamma Kuruvilla <TKuruvilla@cityofpsl.com > Cc: Project File <ProjectFile@cityofpsl.com > Subject: , Sympatico PUD-Large Scale Comprehensive Plan Amendment, Project No. P Thresiamma, The Utilities Department have no comments at this time. Thank You Daniel Frederick Project Coordinator Utility Engineering Division City of Port St. Lucie, Utility Systems Dept. 121 SW Port St. Lucie Blvd. Building B, 2nd Floor Port St. Lucie, Florida (772)

26 Planning Statement For: Sympatico PUD Port St. Lucie, Florida Prepared for: Port Saint Lucie Properties, LLC 222 Lakeview Avenue, PH-5 West Palm Beach, FL Prepared by: Lucido & Associates 701 SE Ocean Boulevard Stuart, FL May 9, 2017

27 Table of Contents Objectives IL III. IV. Traffic Analysis Utilities Emergency Services V. Schools / Recreation

28 I. Objective In conjunction with the proposed Comprehensive Plan Future Land Use Amendment Application, the following planning statement has been developed to provide supplemntal information. To allow for a complete analysis of the prospective development opportunities, within each land use, the following public improvement calculations have been developed based on a maximum development threshold in lieu of the current planned improvements. EXISTING LAND USE MAX DEVELOPMENT LAND USE SIZE (AC) DEVELOPMENT CAPABILITY CG - (General Commercial) 22 Acres Max Building Coverage = (20%) 3.49 ac = 152,025 SF PROPOSED LAND USE MAX DEVELOPMENT LAND USE SIZE (AC) DEVELOPMENT CAPABILITY RH - (High Density Residential) 22 Acres Dwelling Units/Acre = 300DU

29 II. Traffic Analysis The projected traffic impact analysis for the land use amendment has been analyzed with regards to both the current and proposed land use designations. The trip generation for the traffic projections have been calculated per the use of (ITE) Institute of Traffic Engineer's Trip Generation Manual 9th edition. The existing and proposed EXISTING LAND USE TRIP GENERATION (CG) LAND USE INTENSITY DAILY TRIPS AM PEAK HOUR PM PEAK HOUR Total In Out Total In Out Shopping Center - ITE Code = , 025 8, Units: KSF Generation Equation Daily: Ln (T) = 0.65 Ln (X) Generation Equation AM: Ln (T) = 0.61 Ln (X) Generation Equation PM: Ln (T) = 0.67 Ln (X) Generation Rates: Weekday: 42.7 AM :1.00 PM: 3.71 NET SITE TRAFFIC VOLUMES 8, PROPOSED LAND USE TRIP GENERATION (RH) LAND USE INTENSITY DAILY TRIPS AM PEAK HOUR PM PEAK HOUR Total In Out Total In Out Condominium/ Townhouse - ITE Code = Units: DU Generation Equation Daily: Ln (T) = 0.87 Ln (X) Generation Equation AM: Ln (T) = 0.80 Ln (X) Generation Equation PM: Ln (T) = 0.82 Ln (X) Generation Rates: Weekday: 5.81 AM :0.44 PM: 0.52 NET SITE TRAFFIC VOLUMES Note: 1. The above traffic calculations were generated based on the 22 acre project site. 2. The data calculated finds that a residential use (RH) will produce 7,242 less weekday trips than a commercial use (CG).

30 III. Utilities The proposed project is located within the City of Port St. Lucie and is served by the Port St. Lucie Utility Systems Department (PSLUD). Currently the location of the development has central water and sewer available for connection. The potable water system will be served by an 8" water main located on Yale Street. The sanitary collection system will connect to an 8" gravity main on Yale Street which then ties into a 24" force main. EXISTING LAND USE UTILITY GENERATION LAND USE ERC RATE POTABLE WATER ERC RATE WASTEWATER CG - (General 125 GALLONS/ 2,432 GPD 100 GALLONS/ 3,040 GPD Commercial) DAY/KSF DAY/KSF PROPOSED LAND USE UTILITY GENERATION LAND USE ERC RATE POTABLE WATER ERC RATE WASTEWATER RH - (High Density 250 GALLONS/ 67,500 GPD 200 GALLONS/ 60,000 GPD Residential) DAY/UNIT DAY/UNIT Note: Potable Water is based on the City of Port St. Lucie Utility System Department Equivalent Residential Connection Determination Table Per City Code Multi-family (b) 2 bedroom or more than 750 sf = 0.9 ERC. IV. Emergency Services The proposed development is supported by the St. Lucie County Fire District (SLCFD). Specifically, the site is served by the SLCFD station # 10 located at 777 SW Dalton Circle. The applicable station is located 1 mile away. V. Schools / Recreation Nearby Schools: Windmill Point Elementary Southport Middle School Treasure Coast High School The proposed change from CG to RH is subject to school impact fees. A capacity letter has been requested and will be provided once obtained.

31 COMPREHENSIVE PLAN ANALYSIS Objective 1.1.1: Development orders and permits for development or redevelopment activities shall be issued only if the protection of natural and historic resources is ensured and consistent with the goals, objectives, and policies of the Conservation and Coastal Elements of this Comprehensive Plan. Policy : Through the site plan review process the developer/owner of any site shall be responsible for the on-site management of stormwater runoff so that post development runoff rates, volumes, and pollutant loads do not exceed adopted level of service standards. An on-site storm water management system will be provided in accordance with all applicable South Florida Water Management District requirements. Policy : An Environmental Assessment Report should be submitted for all future land use map amendments. An Environmental Assessment Report may be required for all development or redevelopment plans that are greater than two acres. An environmental assessment report has been submitted as a requirement due to the site being greater than 2 acres. Objective 1.1.3: Development orders and permits for development and redevelopment activities shall be issued only in areas where public facilities necessary to meet level of service standards (which are adopted as part of the Traffic, Infrastructure, Recreation and Open Space, Public School Facilities and Capital Improvements Elements of this Comprehensive Plan) are available concurrent with the impacts of development. Policy : The development of residential, commercial and industrial land shall be timed and staged in conjunction with provision of supporting community facilities and services identified as being required such as: a. Potable water; b. Sanitary sewers; c. Solid waste removal; d. Vehicular and pedestrian circulation; e. Public safety; f. Recreation; g. Public schools; h. Electricity; and i. Drainage. All required utilities are available on-site. Please see attached Planning Statement for additional information regarding facilities. Policy : Potable Water: All new and existing development shall be required to connect to a public water system or a private central water system regulated by the City's Utility Department. Development on the property will connect to the City utility system at the time of construction.

32 Policy : Wastewater Service: All new and existing development shall be required to connect to central wastewater utility regulated by the City's Utility Department or other public wastewater system. Development on the property will connect to the City utility system at the time of construction. Objective 1.1.4: Future growth, development and redevelopment should be directed to appropriate areas as depicted on the Future Land Use Map. The land use map should be consistent with: sound planning principles including the prevention of sprawl; energy efficiency, natural limitations; the goals, objectives, and policies contained within this Comprehensive Plan; and the desired community character, and to ensure availability of land for future demand and utility facilities. Policy : The City shall review and revise as needed land development regulations and modify the site plan development review process to, at a minimum ensure: a. Residential. 1. Require 50 percent of site remain as open space (30 percent open space shall be required for residential areas within the NCD land use as defined under Policy ); 2. Require one half of designated open space area (15 percent to 25 percent as applicable) remain in native state when native vegetation exists in enough quantity to satisfy this requirement; 3. Require wildlife corridors between preserved areas; and 4. In situations where preserved areas would be ten acres or less, and could not be interconnected with other preserved areas which would result in an area of ten acres or more, the City Council shall consider accepting a monetary donation to its Conservation Trust Fund to be used towards purchase of habitats of ten acres or more. All development on the property will comply with the open space and preservation requirements of the City Comprehensive Plan and Land Development Regulations. Objective 1.1.6: Future growth and development will be managed through the preparation, adoption, implementation and enforcement of land development regulations, including the use of PUD's, mixed use projects and to ensure coordination and consistency with interagency hazard mitigation plans of resource planning and management plans pursuant to Chapter 380.F.S. Policy : The City may continue to implement land development regulations, consistent with F.S. Section 163, as amended, that may contain provisions required to implement the Comprehensive Plan, and which include the following: a. Regulate the subdivision of land; b. Regulate the use of land and water consistent with the Comprehensive Plan and ensure the compatibility of adjacent land uses and provide for open space; c. Protect those areas designated Open Space Conservation or Open Space Preservation on the Future Land Use Map; d. Regulate areas subject to seasonal and periodic flooding and provide for drainage and stormwater management;

33 e. Protect potable water wellfields and aquifer recharge areas; f. Regulate signage; g. Ensure safe and convenient on-site traffic flow and vehicle parking needs; h. Provide that development orders and permits shall not be issued which result in a reduction of the level of service for the affected public facilities below the level of service standards adopted in the Comprehensive Plan; and, i. Provide for procedures and time schedules for amendments to the Comprehensive Plan consistent with the provisions of F.S. Section 163. j. Provide for the preservation of existing native and specimen trees and other vegetation during land clearing or development. All development on the property will comply with the applicable requirements of the City of Port St. Lucie Land Development Regulations and applicable jurisdictional agencies. a. Regulate the subdivision of land; The land has recently been divided into CG and residential parcels. b. Regulate the use of land and water consistent with the Comprehensive Plan and ensure the compatibility of adjacent land uses and provide for open space; Development on the property will comply with all requirements of the City Land Development Regulations relating to open space and habitat preservation. Applicable buffer zones and habitat preservation will be provided as part of the site plan approval process. A 4.55 acre upland preserve is being held along the eastern and northern boundaries of the site. The buffer meets the requirements of both the proposed site, as well as the adjacent commercial site to the west. The concentrated buffer is located on the far east of the site in order to provide a sufficient buffer from the adjacent residential neighborhood to the east. c. Protect those areas designated Open Space Conservation or Open Space Preservation on the Future Land Use Map; Approximately 4.55 acres of preservation/conservation area. Objective 1.1.7: The City shall initiate and utilize planning and development controls to discourage the proliferation of urban sprawl, encourage innovative development, greater diversity of land uses, and to improve community appearance. Policy : Future Land Use Map amendment will be reviewed based on consistency with the Goals, Objectives, and Policies of all Elements of the Comprehensive Plan and other considerations such as: satisfy a deficiency or mix of uses in the Plan map; accommodate projected population or economic growth of the City; diversify the housing choices in the City; enhance or impede provision of services at adopted LOS Standards; compatibility with abutting and nearby land uses;

34 o enhance or degrade environmental resources; job creation within the targeted industry list; In response to the projected growth and increase in population in both the short and long term within the City of Port St. Lucie, we are proposing this change from General Commercial to High Density Residential to accommodate the existing and future growth needs. The proposed residential would consist of a multi family residential product, providing a greater variety of housing choices where there currently is an abundance of existing and planned single family home communities. The site planning and location of the residential development is also providing a much better and more consistent transition between the commercial development along Port St. Lucie Boulevard (to the projects west) and the existing residential neighborhoods to the east of the project site. Provides high density residential within close proximity to commercial uses such as healthcare, shopping, and service uses. Objective 2.1.2: Existing and future roadway deficiencies based on standards established in this plan shall be mitigated through a continuous roadway improvement program. Policy : Review all proposed development for consistency with the goals, objectives, and policies of this plan and require coordination of traffic circulation plans and improvements with land use, right-of-way and infrastructure plans, before development approval. Traffic circulation plans shall address the mitigation of all potential project impacts on the roadway system. The potential impacts of the proposed future land use amendment have been analyzed (see attached Planning Statement). Traffic circulation will be addressed in the site plan approval process. The change of CG to Multifamily results in a reduction of approximately 7,200 average daily weekday trips. Policy : Review access points and driveways associated with development to assure safety and compatibility with the existing and future roadway network. Impose requirements for conformity as a condition of development approval based on the City's existing access standards, which are equal to or greater than those of FDOT. New development shall attempt to accommodate more than one access point. The design of access points and driveways will be addressed in the site plan approval process. Access points and driveways shall conform to all applicable requirements of the City Land Development regulations. Objective 2.1.3: Acquire the right-of-way needed for the future roadway network based upon the Regional Long Range Transportation Plan and the future land use element of this plan. Policy : Review proposed development plans for impact on the future land use plan and assess the capacity needs of each project as it relates to the thoroughfare right-of-way protection plan by requiring a traffic impact analysis. The potential impacts of the proposed future land use amendment have been analyzed (see attached Planning Statement). Objective 2.3.1: The transportation system shall be improved to appropriately accommodate bicycle and pedestrian roadway design and facility requirements where determined feasible and when funding is made available. Policy : Continue to implement the requirements outlined in the Land Development Regulations that all new developments provide bicycle facilities and/or sidewalks along all major

35 collectors and arterials within and adjacent to the proposed development. Development on the property will cornply with all requirements of the City Land Development Regulations relating to alternative modes of transportation and mass transit. Objective 2.3.3: Manage the street system safely and efficiently for all modes of users and seek to balance limited street capacity among competing uses. Policy : The City may require new development or redevelopment to support alternative modes of transportation. Such measures may include, but are not limited to, the provision of sidewalks, bikeways, transit stops, or other facilities to support alternative modes, such as park and-ride facilities. Development on the property will comply with all requirements of the City Lands Development Regulations relating to alternative modes of transportation and mass transit. Policy : Proposed development may be reviewed during the Development Review process for the provision of adequate and safe on-site circulation, including pedestrian and bicycle facilities, public transit facilities, access modifications, loading facilities, and parking facilities. Development on the property will comply with all requirements of the City Land Development Regulations relating to on site circulation. Objective 4.A.1.1: The City shall continue to meet wastewater collection system needs, by providing service to the current Port St. Lucie Water and Sewer Service Area and any additions that may be established. Policy 4.A.1.1.5: The LOS standard for sanitary sewer shall be 85% of the potable water LOS. Development on the property shall meet the required level of service standard. See attached Planning Statement for additional information. Objective 4.B.1.3: The City shall continue to cooperate with St. Lucie County to insure that development permits are issued only when adequate facility capacity is available to serve the development. Policy : The level of service standard adopted for solid waste facilities is 5.10 pounds/capita/day. Development on the property shall meet the required level of service standard. See attached Planning Statement for additional information. Objective 4.C.1.4: The City will continue to review existing regulations and enact provisions if needed in the Land Development Code (and other codes and ordinances, as necessary) for the design, construction, maintenance, and monitoring of stormwater management systems and to maximize the use of existing facilities and discourage urban sprawl.

36 Policy 4.C.1.4.1: The land development regulations will continue to address the following management techniques: a. The monitoring, inspection, and maintenance of all existing and future stormwater facilities. b. Limiting maximum impervious surface coverage and building coverage on residential, commercial, institutional, and industrial lots. c. The use of erosion and runoff control devices during construction. d. The existing 10-year or current 25-year level of service requirement, as appropriate. e. The protection of the functions of natural drainage features. Development on the property will comply with all requirements of the City City of Port St. Lucie Land Development Regulations and applicable jurisdictional agencies relating to drainage and stormwater management. Objective 4.C.1.5: The City shall continue to implement procedures in cooperation with its stormwater management system providers to coordinate the extension of, and/or increase the capacity of, stormwater management facilities in order to meet future needs and to insure that development permits are issued only when adequate facility capacity is available to serve the development. Policy 4.C.1.5.1: The levels of service standards for drainage are as follows: a) The level of service adopted for stormwater management facilities for existing platted development and surface water management systems shall be as shown in the South Florida Water Management District (SFWMD) permit governing said system. In the event that a SFWMD permit does not cover the system, the system shall be developed in accordance with SFWMD rules in effect at the time of construction and discharge rates, should one not be specified for the receiving body, shall be limited to 0.5 cfs per acre. b) Building floor elevations for existing platted developments without SFWMD permits shall be at least 2-feet above the crown of the road. c) Building floor elevations for new development and surface water management systems shall be at or above the 100-year flood elevation, as determined from the greater of the Federal Flood Insurance Rate Maps or by calculations performed in accordance with the latest SFWMD rules. d) All new development regardless of size must comply with Chapter 17-25, Rule , F.A.C. and Chapter 17-3, Rule , F.A.C. for water quality and direct stormwater discharge to Outstanding Florida Waters and Aquatic Preserves as well as South Florida Water Management District Rules. Development on the property shall meet the required level of service standards of City of Port St. Lucie Land Development Regulations and applicable jurisdictional agencies. Objective 4.D.1.2: The City shall continue to implement procedures to insure that development permits are issued only when adequate facility capacity is available to serve the development.

37 Policy 4.D.1.2.1: The level of service standard adopted for potable water is as follows: For residential uses, single and multi-family, the following level of service standards shall apply: Port St. Lucie Utility System Department-115 gallons per capita per day (GPCD) St. Lucie West Services District-85 gallons per capita per day (GPCD) For non-residential uses, the following level of service standards shall apply: 1. Commercial, 125 gallons per day per 1000 square feet 2. Hotel/Motel, gallons per day per room 3. Industrial, 150 gallons per day per 1000 square feet 4. Office/School/Institutional, 120 gallons per day per 1000 square feet Development on the property shall meet the required level of service standard. See attached Planning Statement for additional information. Objective 5.2.1: Air quality within Port St. Lucie should meet or surpass National Ambient Air Quality Standards (NAAQS) for all pollutants measured by the Florida Department of Environmental Protection (FDEP). Policy : The City may facilitate development that maximizes energy efficiency and sustainability. This may include implementing Land Development Code standards promoting land use patterns and development techniques that reduce the total fossil fuel energy required to build and maintain uses, including standards that promote mixed land use patterns, urban infill, public transit and provisions for non-motorized interconnections between uses to reduce auto dependence and vehicle miles traveled. By providing for high density residential uses in close proximity to commercial uses, the proposed future land use amendment will facilitate development that maximizes energy efficiency and sustainability. The proposed future land use amendment will promote mixed land use patterns, urban infill and nonmotorized interconnections between uses to reduce auto dependence and vehicle miles traveled. Objective 5.2.2: Conserve, appropriately use, and protect the quality and quantity of current and projected water sources and waters that flow into estuarine waters or oceanic waters to provide for the maintenance or improvement of water quality. Policy : The City may provide for open space as a part of the requirements for all development and redevelopment to promote shallow water aquifer recharge and stormwater filtration. Development on the property will comply with all requirements of the City City of Port St. Lucie Land Development Regulations and applicable jurisdictional agencies relating to open space and storm water management. Objective 5.2.4: Conserve, appropriately use and protect the natural functions and purposes of soils and minerals through the following policies and enforcement of the Land Development Code.

38 Policy : Consider topographic, hydrologic and vegetative cover factors, and appropriate excavation and filling techniques to reduce erosion in the site plan review process of proposed developments. Development on the property will comply with all requirements of the City Land Development Regulations relating to erosion control. Objective 5.2.5: Conserve, appropriate use and protect fisheries, wildlife, wildlife habitat, marine habitat, and native vegetative communities, including forests and wetlands through the following policies and enforcement of the Land Development Code. Policy : Continue to enforce standards for open space, wildlife and habitat preservation in conjunction with residential and commercial development. Development on the property will comply with all requirements of the City Land Development Regulations relating to open space and habitat preservation. Applicable buffer zones and habitat preservation will be provided as part of the site plan approval process. Policy : Review, revise as needed, and continue to enforce land development regulations that protect native vegetative communities from destruction by development activities. Development on the property will comply with all requirements of the City Land Development Regulations relating to open space and habitat preservation. Applicable buffer zones and habitat preservation will be provided as part of the site plan approval process. A 4.55 acre upland preserve is being held along the eastern and northern boundaries of the site. The buffer meets the requirements of both the proposed site, as well as the adjacent commercial site to the west. The concentrated buffer is located on the far east of the site in order to provide a sufficient buffer from the adjacent residential neighborhood to the east. Policy : Review, revise, and continue to enforce land development regulations which at a minimum require a buffer zone of native upland (i.e., transitional) vegetation shall be provided and maintained around wetland and deep-water habitats. Development on the property will comply with all requirements of the City Land Development Regulations relating to open space and habitat preservation. Applicable buffer zones and habitat preservation will be provided as part of the site plan approval process. No wetlands exist on the property. Policy : The City shall protect native upland vegetative communities, and shall protect listed species and their habitat through the implementation of the City's adopted Natural Resource Code. Development on the property will comply with all requirements of the City Land Development Regulations relating to open space and habitat preservation. Applicable buffer zones and habitat preservation will be provided as part of the site plan approval process.

39 Policy : Development applicants must comply with state and federal regulations when listed plant and animal populations are on a development site. Development of the property shall comply with all state and federal regulations, and with all requirements of the City's Land Development Regulations relating to habitat preservation. Policy : An Environmental Assessment Report should be submitted for all future land use map amendments. An Environmental Assessment Report may be required for all development or redevelopment plans that are greater than two acres. An environmental assessment was provided as part of the submittal.

40 Legend Project Limits Flucfcs Code: Description Native Upland Habitat: Pine Flatwoods (15.5 acres) Pine Flatwoods with Brazilian Pepper (21.8 acres) Florida Land Use, Cover, and Forms Classification System Map Darwin Site Kimiey-Horn and Associates, Inc th Street. Suite 200. Vero Beach. EL Phone :772) Fax (772) www3imiey-nom.com 1 inch = 300 feet PROJECT UMBER MARCh 2017 FIGURE 4

41 4) 2017 Kimley-Hom and Associates. Inc th Street. Suite 200. Vero Beach Phone (772) ax ;772) corn

42 0 Park Proposed Park Project Location <./\ luayao & associates : Sympatico PUD School & Park Exhibit oe,,e4ooet: ng.- Project ream: Port Saint Lucie Properties,LLC Kimley o Horn MM=N O "a.,, v N./ 1 of 1

43 Fire Station Police Precinct Project Location Pmiecc seam: lu o & associates Sympatico PUD Emergency Services Exhibit De,,eloper Engineer Port Saint Lucie Properties.LLC Kimley >> Horn 1 of 1

44 Legend.,,. Zone X -Areas Located Outside the Special Flood Hazard Area Project Site Source: Aerials Exoress. Inc FE,L1A data courtesy of orgimetadataexplorenexotorersp OW- r bk Kimley-Horn and Associates, Inc Kimley-Horn and Associates. Inc th Street. Suite 200. Vero Beach, FL Phone (772) Fax (772) FEMA FLOOD ZONE MAP Darwin Site St. Lucie County, Florida FIRM panels:12111c0275j,12111c0290j, C0405J 1 inch = 300 feet EC 1- ^IUMBER' ;4772 1,105 MAY 2013 FIGURE 5

45 1ucido-,, associates I and p lanning /'t.nndscnpe.'architeeutrc May R RE: Sympatico PUD Neighborhood Meeting Date: May 25, 2017 Time: 6:30 p.m. - 8:00 p.m. Location: Park's Edge Community Center Dear Port St. Lucie Resident: 'Port St. Lucie Properties and their design team invite'you to attend a neighborhood meeting to present and discuss the Rezoning Request of Sympatico PUD. Sympatico Pl.JD is located just east of the newly constructed Sympatico Plaza (Walmart Neighborhood Market) and just north of Dnnvin Boulevard. We have included a general location map showing the Sympntico PUD (in yellow) in relation to the newly built Walmart Neighborhood Market. We are looking forward to presenting our current development requests, our schedule for development and answer any questions you may have regarding this project. Please plan on attending the neighborhood meeting: Neighborhood Meeting May 25 0' :30 - Rpm Parks Edge Community Center 3201 SW Landale Boulevard Port St. Lucie, FL CRZickct full y. ^_- _ - -^ SterCn_f.). (,arrrtt, RT,n Vice 'resident --,J S(;/kpa!1 q It.1_nl

46 Thresiamma Kuruvilla From: Sent: To: Subject: Attachments: Steve Garrett > Friday, May 26, :02 AM Thresiamma Kuruvilla Sympatico CPA PUD Sympatico PUD Neighborhood Meeting.pdf; sympatico neigh meeting attend pdf Thresiamma, I wanted to provide you an update on the neighborhood meeting for Sympatico PUD that was held last as well as touch base on our potential need to table the CPA and PUD on the upcoming P&Z Board meeting to July. First, the neighborhood meeting: 1. Attached 1) powerpoint presentation from last night and 2) the sign in sheet. 2. The meeting was very productive and with some good questions and answers, I believe we have most of the attendees in support of the project. One gentleman was in support but with RM not RH. A couple of the attendees actually went through there list of questions (buffer, density, etc) and said that they support it and it seems like a really good project. 3. I explained the upcoming dates (refer to last slide on powerpoint) and encouraged them to attend to express any concerns, support etc. Our goal is to resolve any issues pro-actively. Second: 1. Need for possibly tabling the applications and re-advertising; while pulling the presentation together I noticed some errors in the maps and when I began researching what I believe Tyler provided as a legal, I don't think its covering the property accurately. 2. Please take a look at the presentation and the 'existing' and 'proposed' land use slides. I believe we need the graphics and legal to match the proposed land use and include the portion of the property extending to Darwin. Lets discuss at your earliest convenience. I will be in your building for a loam meeting this morning and will stop by if you have a moment afterwards? --\", " lucido &associates Steve Garrett, RR A Vice President Lucido & Associates 701 S.E. Ocean Blvd. Stuart, FL rei: x109 fax: wel: w wwwlucidodesig corn enal! sg. r. ett Iuc;dcdesi n.ccm 1

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51 1.J11ION USA Kimley-Horn luctdoo-i Our Request associates and Associates, Inc.

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54 E n Kimley-Horn 1:0111()N u s^ lucido64 associates 1on and Associates, Inc. Presented September, 2015 and throughout plaza approval process

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56 w 0 CORNELIA VERSAILLES B IA N C A U) 0 IX DU BOIS ALEXANDRIA BA R BA ROS A 0 ce BENC HO R BENS CHOP CECIL I - CIIION USA Kimley-Horn A 1 Mlrl um associates r 1 and Associates, Inc. Proposed Land Use

57 ' MN Bulb: \Po11t st. Lim,:_.., ef. m UA I I^iROJ CT -_ COCA -L. I ION Svmpatlco PUD Data. Zoning. F'UD ip.' d UnI o.vfjopn An l Future Land Use RH wipn cenny e'e:aeta,ll Total PUD Area 22 Ac Total Allowable Dwelling Units. 300 Residential Density DU/22 at.) DUIAC Legend C] Residential Upland Preserve Internal Circulation Main Entrance Secondary Entrance LEGALCESCR.PnON - L0T 5 0ARI'JIN PLAZA, ACCORmN0 To THE PLAT THC9rer. RECCECEO N PLAT EO0 E. AC 3E. PAGE 310F THE PUELIC RECORD; CF ST LUCIE COEDIT". ROAM* LEGS140EXC EAT 'Hn^E LASSO OES C R 'EEO 1N OF'' IAL FS_CCRCS EON, 3!52. P AGE 51!3 Or THE FUEL IC RECOPO^ OT G T. LUC IE COL'4T V. FLORIDA. DECCRIEEC AS FOL EONS'. A " OF LOT 5. DAR /1N EtACA. ACCORONG TO THC nl-jlt THEREO F. AS RECO.CEO N PLAT T!. PAGE 3' OF THE PUP-I C EECOROC OF ST LUCK_ COVNTV. FL011 0A RENO 0CIIE PARTCLR.ARL V 0E15CA-MED AS F'OILOIRS' CO.'A'ENMNG AT THr 4CRTMA EST 009NE9 CF SAr LOT e THEW_e SOUTH!' O MEG,. AI'ALONG THE WEST LNE OF S5I0 L0' A A'IC THE EAST 910HT OF STAY LNE CF PORT ST LIICIE CULFVA RD. A CICTA'l? r OF FEET 555 C4E.0114F OF E!_?NNNG OA THE HERE'S OESCRIEEO PA R CEL' THENCE SOUTH 23'1'45C EAST. A 015TA'C E CF!2.35 FEET TO A n IT: T'EN"E SOUTH 2" l 2L' - WEST. A NS'A'ICE CF F9 0! FEET TO A POST- THENCE SCLTH EA '2-11 WFET, A OISTA'I C-E OF!213 Fes * To A PCOJT CN THT l4es' LNE CF SAI5 LOT! ANp THr EA^T R,GHT OF WAT LNE OF PORT ST LUCIE EOIPEVARO'. 4 " ALONG TH! ME0T LINE OF ^AIO LCT 5 FA_ THE FAT R'GHTCFl'IAT LNECr PORT ST LUC IE POULEVAS0, '157'9T4 21' 123' - FACT. A!STANCE OF I'_'CLy FEET TO THE POINT CA -E115P1! 5IG Fe- mg r Kimley-Horn I C F 110N USA tucidoc' associates and Associates, Inc. PUD Rezoning Concept Plan

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61 EXISTING LAND US E TRIP GENERATION CG) LAND USE INTENSITY DAILY AM PEAK HOUR PM PEAK HOUR TRIPS Total In Out Total In Out Shopping Center - ITE Code = , 025 8, Units: KSF Generation Equation Daily: Ln (T) = 0.65 Ln (X) Generation Equation AM: Ln (T) = 0.61 Ln (X) Generation Equation PM: Ln (T) = 0.67 Ln (X) Generation Rates: Weekday: 42.7 AM :1.00 PPM 3.71 NET SITE TRAFFIC VOLUMES 8, PROPOSED LAND USE TRIP GENERATION (RH LAND USE INTENSITY DAILY AM PEAK HOU R PM PEAK HOU R TRIPS Total In Out Total In Out Condominium/ Townhouse - ITE Code = 230 I Units: DU Generation Equation Daily: Ln (T) = 0.87 Ln (X) Generation Equation AM: Ln (T) = 0.80 Ln (X) Generation Equation PM: Ln (T^ = 0.82 Ln (X) Generation Rates: Weekday: 5.81 AM :0.44 PM : l'je i SITE TRAFFIC VOLUMES PM- WIN Kimley-Horn n 1 i (3 { lc) N u S A luciido^ associates i and Associates, Inc. Traffic Generation

62 0

63