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39 Petition for Amendment #2 to the Existing Planned Unit Development known as VILLA VIZCAYA For Villa Vizcaya LLC 625 Marquette Ave., South; Minneapolis, Mn., Presented to: City of Port St Lucie Planning & Zoning Department 121 SW Port St Lucie Boulevard Port St Lucie, Florida Prepared by: Culpepper & Terpening, Inc South 25 th Street Ft. Pierce, Florida (772) Original Approval First Amendment Second Amendment February 2005 (05-95 P04-572) August 2008 (08-95) P08-116), 2014 (14-xx) P14-098) (Revised July 14, 2014) City of Port St. Lucie Project No.

40 VILLA VIZCAYA PUD AMENDMENT SUMMARY SHEET P PUD approval for Peachtree Residential PUD (P04-572) [ date ] by City of Port St. Lucie Ordinance P Amendment No. 1 October 2008 (ord ) Change name to Villa Vizcaya PUD. Update property ownership, Page 18 Update Clubhouse use to allow on site management and leasing/sales, Page 7 Provide for project infrastructure phasing to match building phasing, Page 7 Modify perimeter wall to allow standard posts and columns, Page 1 of 1 Concept Plan Adjust offsite sidewalks to enhance pedestrian circulation, Page 6, 8, Amendment No. 2 [ date ] (ord. 14-xxx) To provide for the re-addition of a 4.83 acre parcel of land (more or less), that was previously a part of the original PUD but lost due to tax sale, and then reacquired for incorporation back into the PUD for overall site density purposes and development continuity purposes. July 14, 2014 Page ii

41 TABLE OF CONTENTS Exhibit A-1 - Development Regulation Comparison Table 1 Exhibit A-2 - Proposed Land Development Regulations 4 Exhibit B - Master Plan 11 Exhibit C - Development Team 13 Exhibit D - PUD Rezoning Application/PUD Concept Plan App. 14 Exhibit E - PUD Application Checklist 17 Exhibit F - Justification Statement 18 1) Site information / Project Density 2) Proposed Development Uses 3) Standards for District Establish Exhibit G - Legal Documents/Property Ownership Identification 20 Exhibit H - Legal Description 44 Exhibit I - Graphics and Maps 45 1) General Location Map 2) Aerial Photograph 3) Future Land Use Map 4) Zoning Map 5) Architectural Elevations Exhibit J - Environmental Analysis 57 Exhibit K - Traffic Analysis 69 Exhibit L - Drainage Statement 104 Exhibit M - Fire Department Correspondence 105 Exhibit N - School Board Correspondence 109 Exhibit O- Ordinance Exhibit P- Right-Of -Way Cross Section 115 July 14, 2014 Page iii

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43 Table of Contents Exhibit A-1 - Development Regulation Comparison Table 1 Exhibit A-2 - Proposed Land Development Regulations 4 Exhibit B - Master Plan 11 Exhibit C - Development Team 12 Exhibit D - PUD Rezoning Application 13 Exhibit E - PUD Application Checklist 14 Exhibit F - Justification Statement 15 1) Site information / Project Density 2) Proposed Development Uses 3) Standards for District Establish Exhibit G - Legal Documents/Property Ownership Identification 17 1) Proof of Ownership OR Book: 2332, Page /15/05 Warranty Deed Peachtree Residential Inc., To Pride Homes of Peachtree LLC OR Book: 2841, Page /27/07 Special Warranty Deed Pride Homes of Peachtree LLC To Villa Vizacya CDD 2) Letter of Authorization & Verification 4) Binding P.U.D. Agreement Pride Homes of Peachtree, LLC & Villa Vizcaya CDD Exhibit H - Legal Description 32 Exhibit I - Graphics and Maps 33 1) General Location Map 2) Aerial Photograph 3) Future Land Use Map 4) Zoning Map 5) Architectural Elevations Exhibit J - Environmental Analysis 40 Exhibit K - Traffic Analysis 51 Exhibit L - Drainage Statement 87 Exhibit M - Fire Department Correspondence 88 Exhibit N - School Board Correspondence 92 Exhibit O- Ordinance Exhibit P- Right-Of -Way Cross Section 99 July 14, 2014 Page ii

44 July 14, 2014 Page iii

45 Exhibit A-1 Development Regulation Comparison Table: RM-11 versus Proposed Villa Vizcaya PUD RM-11 - Zoning District/ Previous Designation APPROVED PUD USE Permitted Use and Structures Spec. Exception Uses MF Dwellings Park or Playground Civic SF Dwellings TH Dwellings Foster Care Home Family Day Care Home Private Club or Lodge Day Care Center Golf Course & Country Club Publicly Owned or Operated Bldg. SF Dwellings (Cluster) CLF Group Care Home Church MF Dwellings Park or Playground SF Dwellings TH Dwellings Accessory Uses Detached Garages and Storage Bldgs Detached Garages and Storage Bldgs Private Boathouse & Dock Private Boathouse & Dock Min Lot Req./Max Residential Density MF dwellings - 20k sf & width of 150' w/ max gross density of 11 du/ac SF dwellings - 7.5k sf & width of 60'/w/ max. gross density of 5 du/ac SF dwellings (cluster) - 4k sf & width of 40'/w/ max. gross density of 11 du/ac TH dwellings - 20k sf & width of 100'/w/ max. gross density of 11 du/ac The number and type of DU to be permitted w/in a PUD District or w/in a specific portion of a PUD District shall be determined by the City Council & Stipulated w/in the Approval Action. All other permitted & Special Exception Uses - 20k sf & width of 100' All other permitted & Special Exception Uses - 20k sf & width of 100' Page 1

46 Exhibit A-1 Development Regulation Comparison Table: RM-11 versus Proposed Villa Vizcaya PUD RM-11 - Zoning District/ Previous Designation APPROVED PUD USE Max. Bldg. Coverage 35% (max. impervious surface/ not exceeding 50%) 35% (max. impervious surface/ not exceeding 50%) Max. Bldg. Height Max. 35' Max. 35' Min. Living Area Multi-Family One Bedroom 700 sf One Bedroom 700 Two Bedroom 800 sf Two Bedroom 800 Three or More 900 sf Three or More 900 Efficiency or Studio Apt. 600 sf Efficiency or Studio Apt. 600 Single Family Min. Living Area 1200 sf 1200 sf Min. Ground Area 1400 sf 1400 sf Townhouse 800 sf 800 sf Setback Req.: Front setback 25' 25' Front setback (porch) n/a 17' Side setback single family 10' 10' multi-family 10' all other uses 15' mass of bldg. 20' or 3/4 of the sum of the combined heights of bldg 20' Rear Setback 25' 20' Page 2

47 Exhibit A-1 Development Regulation Comparison Table: RM-11 versus Proposed Villa Vizcaya PUD RM-11 - Zoning District/ Previous Designation APPROVED PUD USE Buffering: General 10' (1 TREE PER 30 LF) 10' (1 TREE PER 30 LF) Landscape Barrier Hedge or Wall (min 3' ht) Buffer Code will be implemented where required by City Landscape B/T Bldg & Veh Use Areas 10' b/t Bldg & parking space 5' b/t Bldg & Loading Zone 5' b/t Bldg & sidewalk/ vehicular access Off-Street Parking and Service Req.: single family multi-family all types 2 sp per du 2 sp per du w/2 or more bedrooms 1.5 sp per du for 1 bedroom/ efficiency apts 2 sp per unit w/ 1 guest space per 10 du's 1 sp per 200 sf of clubhouse area Notes: shaded areas highlights different regulations between original RM-11 and approved PUD zoning districts Page 3

48 EXHIBIT A-2 PROPOSED LAND DEVELOPMENT REGULATIONS (Per Section (A)(4)) The proposed development is consistent with the requirements set forth in Chapter of the City of Port St. Lucie Unified Land Development Code (ULDC) for Rezoning Approval. A) Purpose: The purpose of this PUD is to establish and area of integrated and compatible land uses and services. The following standards shall be met in developing the PUD. B) Permitted Principal Uses: 1. Multi-family dwellings 2. Park or playground, or other public recreation or cultural facility 3. Townhouse dwelling, as part of a planned complex 4. Single-family dwelling C) Special Exception Uses: 1. None. D) Accessory Uses: As set forth in Section , including on-site sales and property management office that is to be located within the recreation complex proposed for this development. (see Paragraph R below). E) Minimum Lot Requirements/Maximum Density: 1. Multi-family dwelling - 20,000 sq./ft. and width of 150 feet, with maximum density of eleven dwelling units per acre. 2. Townhome dwelling - 1,800 sq./ft. and width of 20 feet, with maximum density of eleven dwelling units per acre. Townhome units will conform to the City of Port St. Lucie Design Standards found in Section Townhouse Development Requirements. 3. Single-family dwelling - 7,500 sq./ft. and width of 60 feet, with maximum density of eleven dwelling units per acre. 4. All other permitted uses - 20,000 sq./ft. and width of 100 feet. F) Maximum Building Coverage: (35%) thirty-five percent, provided that the maximum impervious does not exceed (50%) fifty percent. Page 4

49 G) Maximum Building Height: The maximum building height shall be 35 feet. H) Minimum Living Area: 1. Multi-family dwelling sq./ft. for one-bedroom units, 800 sq./ft. for two bedroom units, 900 sq./ft. for three or more Bedroom units and 600 sq./ft. for Efficiency or Studio Apartments. 2. Townhome dwelling sq./ft. Townhome units will conform to the City of Port St. Lucie Design Standards found in Section Townhouse Development Requirements. 3. Single-family dwelling -Minimum house size is 1,200 sq./ft. of living area and 1,400 sq./ft. of ground area. I) Yard Requirements and Buffering: 1. Front yard -Each lot shall have a front yard with a building setback line of (25) twenty-five feet. Front porches will be setback a minimum of (17) seventeen feet. 2. Side yards a. Multi-family: do not have side yard requirements since they do not possess a lot. There will be a minimum of (10) ten feet of separation between the building and the parcel boundary, as well as parking tracts. b. Townhomes: (10) ten feet and (15) fifteen feet for corner lots and street sides. c. Single-family: (10) ten feet and (15) fifteen feet for corner lots and street sides. 3. Rear yard: Each lot shall have a rear yard with a building setback line of (20) twenty feet unless adjacent to a canal then the requirement may be reduced 50%. 4. Building Separation: All buildings will be separated a minimum of (20) twenty feet apart. 5. Buffering: There will be a 10-foot landscape buffer along Selvitz Road except for the northwestern portion of the site where there is an existing lake and a 20- foot landscape buffer along Peachtree Blvd except for when there is a conflict with the existing lake in the northwestern portion of the site. These landscape buffers will conform to the requirements of Chapter 153 of the Land Development Code. Along the 200' wide C-104 and 220' wide C-105 Canals we are proposing no landscape buffers. These wide canals provide more than adequate enough buffering from the vacant commercial piece of land and St. Andrews Park. J) Off-Street Parking and Off-Street Loading Requirements: Two (2) parking spaces per dwelling unit with 1 guest space per 10 dwelling units and 1 space per 200 sq./ft. of Clubhouse. The parking spaces shall conform to the minimum requirements of Page 5

50 Chapter of the Land Development Regulations. There will also be providing compact parking spaces for up to 30% of the total required spaces. The compact space shall have a minimum width of 7.5' and a minimum length of 15'. This is consistent with Chapter of the Land Development Regulations. K) Access: All phases must have a minimum of two access points. There will be access from both Peachtree Boulevard and Selvitz Road. These vehicular access points may be gated, however, if they are they will also meet this setback requirement. The primary gated access points will have call boxes to allow delivery trucks and visitors to enter the site during office operating hours. The main entrance will have a school bus turn-around. A one-hundred (100') foot setback between the road right-of-way and gate will be provided. In addition; any entrance that is gated will have a means to turn around. L) Provision for Vehicular and Pedestrian Circulation: All of the multi-family condominium units will have access to a private internal meandering road that provides ingress and egress to both Peachtree Boulevard and Selvitz Road. This internal spine road directs the residents to ingress and egress points on the site. The ingress/egress points have been placed either to align with adjacent roadways or to insure that they meet the minimum separation requirements. All of the fee-simple townhomes will have access onto an.internal right-of-way to be designed in accordance to City standards. Sidewalks for the resident's internal use bound the roadways. These sidewalks connect to other pedestrian systems along the road and canal right-of-ways that bound the property. The applicant is proposing to place a pedestrian walk system along the south side of the C-105 canal right of way with the City's approval and a sidewalk along the north side of Peachtree Boulevard. M) Provision for Public Facilities & Services: The applicant will dedicate the facilities required to operate the community to the City or other applicable public body as deemed necessary by the City Council. The above referenced project P.U.D. will be supplied with Water and Wastewater Services by the City of Port St. Lucie Utility Systems Department and will abide and comply with all applicable City Ordinances, Policies, Specifications, and Regulatory Agencies governing such services. Furthermore, the P.U.D. acknowledges that the City may require reuse water be utilized for irrigation, equal to the amount of the wastewater generated by the P.U.D., upon availability to the site. All the internal roadways will be privately owned and maintained. N) Underground Utilities: All utility lines will be installed underground. All accessories to these systems shall be screened. Page 6

51 O) Stormwater Systems: Ultimate stormwater drainage outfall will be to the North Fork of the St. Lucie River via the City of Port St. Lucie's Canal No Both the City of Port St. Lucie's and the South Florida Water Management District's criteria for stormwater quality and attenuation will be met onsite prior to discharge to the C-105 canal. The water quality and attenuation will be provided within onsite detention ponds in the form of a wet lake drainage system. Conveyance of stormwater to the detention pond system will be via surface run-off to a stormwater culvert system designed to meet all appropriate conveyance design criteria. See Exhibit L for Drainage Statement. P) Roadways & Sidewalks: According to Ordinance (Exhibit O) the property owner is required to construct a sidewalk along the property's frontage. This sidewalk will extend along Peachtree Boulevard from Selvitz Road to St. James Drive. According to the traffic analysis (See Exhibit K) several improvements will be warranted on existing roadways due to the proposed project. Ordinance (Exhibit O) also requires the planting of street trees along Peachtree Boulevard and the drainage canal. Q) Protection of Natural Features: The community is designed to insure the protection and conservation of any significant natural features. Where an alteration occurs to these features as part of the development, they will be replaced with natural features acceptable to the city. See Exhibit J for Environmental Analysis. R) Commercial & Industrial Development: The applicant is not proposing any broad based commercial or industrial uses. The applicant is proposing to maintain an on-site sales and property management office within the recreation complex proposed in this development. This property management office will serve as the office location for the condominium/master property owners association, and all other subassociations, and will serve as the on-site property management and leasing office for the portions of the project that may be developed for lease or rental purposes. Commercial activities are limited to only those related to the sale, renting or leasing of properties, or portions thereof, found within the limits of the Villa Vizacya PUD, as described in Exhibit H. S) Project Phasing: The construction of the projects buildings and infrastructure will be provided in a phasing plan that will allow for systematic completion of the project. The phasing will be as follows: Phase I: Buildings 5, 6, 7, 31, 32, 33, and the Clubhouse Phase II: Buildings 8, 25, 28, 29, 30 Phase III: Buildings 9, 10, 21, 22, 23, 24 Phase IV: Buildings 11, 12, 13, 14, 20 Phase V: Buildings 15, 16, 18, 19, 27 Phase VI: Buildings 1, 2, 3, 4, 17, 26 The intent is to allow partial certifications of the Paving, Drainage and Utility Systems to be consistent with the phased building construction and certificates of occupancy. Page 7

52 The master drainage system, consisting of the lakes, interconnects and outfall will be constructed as part of Phase I. The lift station and force main connection to the PSLUSD transmission system, along with a loop water system will be constructed as part of Phase I List of Off-site Improvements Associated with this Development The intersection of Midway and Selvitz Road will have decreases in Level Of Service in the post development condition from C to D with the northbound leg failing. The provision of separate right turn lanes in the north, south, and east bound directions will allow the intersection to operate the same acceptable level- of-service as in the pre-development condition. This condition is met with a cash contribution to St. Lucie County in the amount of $60,000. The intersection of Peachtree Boulevard and South 25th Street (St. James Drive) will experience a decrease in level-of-service from E to F due to the addition of the project traffic. The addition of separate right turn lanes in both the east and south bound directions will allow the intersection to function at the same level-of- service as the pre-development condition. Additional improvements include: left and right turn lanes from Selvitz; left and right turn lanes from each of the driveways on Peachtree. A sidewalk along the north side of Peachtree Boulevard extending from Selvitz Road to St. James Drive, and a sidewalk along the south side of the C-105 Canal from Selvitz Road to St. James Drive to create a pedestrian connection to the Elementary School. Timing for-completion of Projects Offsite Improvements The offsite improvements (other than Midway Road and Selvitz Road intersection) will be completed prior to the issuance of the first Certificate of Occupancy. Midway Road and Selvitz Road Improvements The developer has provided the contribution of $60,000 to a fund specified by St. Lucie County specifically for the improvements to Midway Road and Selvitz Road intersection. Please find attached the letter to the St. Lucie Road & Bridge Manager. Page 8

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55 EXHIBIT B PROJECT MASTER PLAN SEE NEXT PAGE Page 11

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57 EXHIBIT C DEVELOPMENT TEAM Client: Pride Homes Holdings, LLC Gene Garcia & Omar Fonte S.W. 127 th Avenue Miami, Florida (305) Villa Vizcaya LLC 625 Marquette Ave., South; Minneapolis, Mn., Property Owner: Pride Homes Holdings, LLC Gene Garcia & Omar Fonte S.W. 127 th Avenue Miami, Florida (305) Villa Vizcaya LLC 625 Marquette Ave., South; Minneapolis, Mn., Planning Consultant: Land Design South, Inc. Bradley J. Currie or A. Jackson Hayes III 1100 St. Lucie West Boulevard, Suite 202 Port St. Lucie, Florida (772) Engineer: Culpepper & Terpening, Inc. Stefan K. Matthes 2980 South 25th Street Ft. Pierce, FL (772) Environmental Consultant: Environmental Design South, Inc. Jerry Renick 1100 St. Lucie West Boulevard, Suite 103A Port St. Lucie, Florida (772) Surveyor: Culpepper & Terpening, Inc. James Fowler, PSM 2980 South 25 th Street Ft. Pierce, FL (772) Architect: Sotolongo Architects Raul Sotolongo NW 27th St. Miami, FL (305) Attorney: Kupfer, Kupfer & Skolnick Paul Kupfer 1700 University Drive, Suite 110 Coral Springs, FL (954) Page 13

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61 EXHIBIT E PUD APPLICATION CHECKLIST (1) Unity of Control has been provided as part of Exhibit G. (2) The proposed. Villa Vizcaya PUD has a Future Land Use Designation of RM (Medium Density Residential). According to the City of Port St. Lucie Comprehensive Plan Policy the RM land use category allows between 5-11 units per acre. Therefore the applicant is proposing to develop the site at 11 dwelling units per acre. (3) A conceptual Master Plan has been provided as part of Exhibit B. (4) The proposed zoning district regulations for the proposed Villa Vizcaya PUD can be found in Exhibit F. (5) All proposed modifications to the zoning and other city regulations may be found in the Exhibit F. (6) The proposed Villa Vizcaya PUD is Ac. and is proposing 422 dwelling units. Due to the size and intensity of the property the applicant has provided the following: Environmental Analysis (Exhibit J), Traffic Analysis (Exhibit K) and Drainage Statement (Exhibit L). The applicant is aware that additional information may be warranted, if requested by staff. Page 17

62 EXHIBIT F JUSTIFICATION STATEMENT/ REQUEST FOR A REZONING TO A PLANNED DEVELOPMENT FOR VILLA VIZCAYA PUD Submitted December 15, 2004 Revised February 16, 2005 Revised May 6, 2005 Revised May 1, 2008 Revised July 14, 2014 Request The Petitioner, Pride Homes of Peachtree, LLC is requesting a rezoning from General Use (GU) to Planned Unit Development (PUD) in order to construct a 422 unit residential community on total acres. Site Information: The subject property is acres and is located on the southeast corner of Selvitz Road and Peachtree Boulevard. The property is located in the General Use (GU) zoning district and has a Future Land Use designation of (Medium Density Residential - RM). When Ordinance was adopted the property was conditioned to be zoned PUD. The applicant is requesting a rezoning from GU to PUD in accordance with this Ordinance According to the City of Port St. Lucie Comprehensive Plan Policy the RM land use category allows between 5-11 units per acre. The applicant is proposing 422 residential units on acres. This equates to a density of 11 dwelling units per acre. To the north of the subject property is Peachtree Boulevard (100-foot ROW). To the north of Peachtree Boulevard is a single-family subdivision. To the east of the subject site is the C-104 canal (200-foot ROW). To the east of the canal is a vacant commercial property. The C-105 Canal (220-foot ROW) is also adjacent to the southern property line. South of the canal is St. Andrews Park. This property is proposed to be developed as a town home community. To the west of the subject property is Selvitz Road (100- foot ROW). To the west of Selvitz Road is the St. James Golf Club. The primary vehicular access will be onto Selvitz Road, a secondary "residents only" access is provided for Peachtree Boulevard. These access points are proposed to be gated. The gates will be set back from the right-of-way a minimum of 100' along with a means to turn around. There will also be two additional vehicular access points provided for the potential separately phased parcel in the northeast corner of the site onto Peachtree Boulevard. These vehicular access points are not anticipated to be gated, however, if they are they will also meet this setback requirement. The development is to be comprised of 2-story multi-family condominiums and townhomes. These units will be a mix of fee-title (or condominium) ownership and rentals. The rental values are market rate and we are not proposing any subsidized or income restricted dwellings within the community. The development is being designed to include community features like a recreation area with a 2,500-sq./ft. Page 18

63 clubhouse, swimming pool and meeting area. The clubhouse will include an on-site management and leasing/sales office for the overall project. Commercial activities within this leasing/sales office will be limited to the management of the Villa Vizcaya community only. The applicant is providing a sidewalk along the north side of Peachtree Boulevard and south side of the C-105 Canal from the Selvitz Road across the C-104 Canal to St. James Drive in accordance with Ordinance The applicant is also providing a continuous pathway system within the site development that connects the site to both Selvitz Road and Peachtree Boulevard. Over 50% of the site has been allocated for Open Space and there are several meandering lakes proposed for the site. Proposed Development Uses: The Peachtree Residential PUD is a residential community. The community will include several compatible uses that include residential, limited on site related commercial (see above), recreation areas, lake tracts, preservation areas and open space. Standards for District Establishment: The proposed development meets the following requirements set forth in Chapter of the City of Port St. Lucie Unified Land Development Code (ULDC) for Rezoning Approval. A) The proposed Villa Vizcaya PUD is acres and exceeds the minimum requirement of 2 acres for PUD's. B) The proposed Villa Vizcaya PUD is located on the southeast corner of Selvitz Road and Peachtree Boulevard. The primary vehicular access will be onto Selvitz Road, a secondary "residents only" access is provided for Peachtree Boulevard. There will also be an additional access point provided for vehicular access in the northeast corner of the site onto Peachtree Boulevard. C) The site is located within the City of Port St. Lucie Drainage System. Ultimate stormwater drainage outfall will be to the North Fork of the St. Lucie River via the City of Port St. Lucie's Canal No See Exhibit L for more detailed information regarding drainage. The City of Port St. Lucie will provide water and wastewater services to the project. D) See Exhibit I for Environmental Analysis for physical charter description of the site. E) According to the City of Port St. Lucie Comprehensive Plan Policy the RM land use category allows between 5-11 units per acre. The applicant is proposing 422 residential dwelling units on acres. This equates to a density of 11 dwelling units per acre. The Villa Vizcaya PUD is consistent with the City of Port St. Lucie Comprehensive Land Use Plan. Based on the above and attached information, the Petitioner respectfully requests approval of the proposed rezoning. Page 19

64 EXHIBIT G LEGAL DOCUMENTATION/PROPERTY OWNERSHIP IDENTIFICATION Note: Since the approval of the original PUD zoning request for this property in 2005, there have been two sales of portions of the parent tract of development for the residential project to be known as Villa Vizcaya (formerly referred to as Peachtree Residential PUD). The following list represents the current ownership (April 2008 June 2014) of the property referred to as Villa Vizcaya. Copies of the warranty deeds demonstrating ownership are attached along with the necessary letters of authorization for Culpepper and Terpening to act as agents on behalf of the property owners. Property Deeds: OR Book: 2332, Page /15/05 Warranty Deed Peachtree Residential Inc., To Pride Homes of Peachtree LLC OR Book: 2841, Page /27/07 Special Warranty Deed Pride Homes of Peachtree LLC To Villa Vizcaya Community Development District OR Book: 3297, Page /01/11 Special Warranty Deed Pride Homes of Peachtree LLC To Villa Vizcaya LLC Page 20

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88 EXHIBIT H LEGAL DESCRIPTION (Villa Vizcaya PUD) Parcel No. 1 of Peachtree Place according to the plat thereof as recorded in Plat Book 41, Page 11 of the Public Records of St. Lucie County, Florida; together with Parcel No. 2 of said plat, less the following: Begin at the Northeast corner of said Parcel No. 2; thence South East on the east line of said Parcel No. 2 for feet; thence North West 9.42 feet; thence South West feet; thence North West feet; thence South West feet; thence South East feet; thence South West feet; thence North West feet; thence North West feet; thence North West feet; thence North West feet; thence South East feet; thence North East feet; thence North West feet; thence North West feet; thence South West feet; thence North east feet; thence North West feet; thence North West feet; thence South West feet; thence South West feet; thence North West feet; thence North West feet; thence North West feet; thence North East feet; thence North West feet; thence North East feet; thence North East feet to the intersection with the northerly line of said Parcel No. 2; thence South East on said northerly line feet to the point of beginning. And; Tract 1, VILLA VIZCAYA, according to the Plat thereof as recorded in Plat Book 52, Page(s) 26, of the Public Records of St. Lucie County, Florida, LESS AND EXCEPT three parcels as described in that certain Deed to Villa Vizcaya Community Development District recorded in Official Records Book 2875, Page 2520, Public Records of St. Lucie County, Florida. Said less out from Parcel No. 2 containing 210,527 square feet, acres. Said tract of land containing acres. Page 44

89 EXHIBIT I GRAPHICS AND MAPS Page 45

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101 EXHIBIT J ENVIRONMENTAL ANALYSIS Page 57

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148 EXHIBIT L DRAINAGE STATEMENT PEACHTREE PROPERTY Drainage Statement The site is located at the intersection of Peachtree Boulevard and Selvitz Road and is within the City of Port St. Lucie Drainage System. Ultimate stormwater drainage outfall will be to the North Fork of the St. Lucie River via the City of Port St. Lucie's Canal No Both the City of Port St. Lucie's and the South Florida Water Management District's criteria for stormwater quality and attenuation will be met onsite prior to discharge to the C-105 canal. The water quality and attenuation will be provided within onsite detention ponds in the form of a wet lake drainage system. Conveyance of stormwater to the detention pond system will be via surface run-off to a stormwater culvert system designed to meet all appropriate conveyance design criteria. Page 104

149 Exhibit M FIRE DEPARTMENT CORRESPONDENCE Page 105

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153 EXHIBIT N SCHOOL BOARD CORRESPONDENCE Page 109

154 EXHIBIT O ORDINANCE Page 110

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159 EXHIBIT P RIGHT-OF-WAY CROSS SECTION Note: No trees to be placed within 10ft of a PSLUSD Underground Easement. Page 115

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