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Home My WebLink About23-201 Oak Ridge Ranches RESOLUTION 2023-201 File Number: PUD-RZ-10202126214 &WTLW 2209-000021 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY FOR A PLANNED UNIT DEVELOPMENT (PUD) REZONING FROM THE AG-5, AGRICULTURAL-5 AND CN, COMMERCIAL NEIGHBORHOOD ZONING DISTRICTS TO THE PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT AND A PRELIMINARY PUD SITE (MASTER) PLAN WHICH INCLUDES AN ASSOCIATED WETLAND WAIVER KNOWN AS THE OAK RIDGE RANCHES PUD LOCATED IN ST. LUCIE COUNTY, FLORIDA. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based upon acceptable evidence, including but not limited to the staff report, has made the following determinations: ZONING ATLAS AMENDMENT 1) Cotleur and Hearing, Inc on behalf of Oak Ridge Ranches, LLC & The Kolter Group, LLC, presented a petition for an Amendment to the Official Zoning Atlas for a change in zoning from the AG-5 (Agricultural — 5) and CN (Commercial Neighborhood) Zoning Districts to the PUD (Planned Unit Development) Zoning District, for +/- 3,229.27 acres of property located on the west side of Glades Cut-off Road, at the northwest corner of the Range Line Road and Glades Cut Off Road, with land extending north to the C24 Canal, in St. Lucie County, Florida, as depicted on the attached map as Exhibit "A" and described in Part "A" below. 2) On October 20, 2022, the St. Lucie County Planning and Zoning Commission held a public hearing on this rezoning petition, after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and the Planning and Zoning Commission voted to continue the matter to their November 17, 2022 meeting. 3) On November 17, 2022, the St. Lucie County Planning and Zoning Commission continued their public hearing on this rezoning petition, and held a public hearing on the rezoning of a +/-5 acre parcel within the CN, Commercial Neighborhood Zoning District, after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and the MICHELLE R.MILLER,CLERK OF THE CIRCUIT COURT SAINT LUCIE COUNTY Resolution No. 2023-201 FILE# 5281470 12/21/2023 03:03:06 PM File No: PUD-RZ-10202126214&WTLW-2209-000021 OR BOOK 5086 PAGE 2344-2483 Doc Type:RESO RECORDING: $1200.00 Planning and Zoning Commission recommended that the Board of County Commissioners deny the request for the property described in Part "K. 4) On December 6, 2022, the Board of County Commissioners of St. Lucie County, Florida held a public hearing on the associated Comprehensive Plan Future Land Use Map Amendment for the Oak Ridge Ranches MXD Activity Area, of which due notice was published in the St. Lucie News Tribune, placed via a sign on the property and provided by courtesy mailings to owners of property within 500ft. and the Board voted to transmit the proposed amendment to the State Land Planning Agency. 5) On September 19, 2023, the Board of County Commissioners of St. Lucie County, Florida held a public hearing on the associated Comprehensive Plan Future Land Use Map Amendment for the Oak Ridge Ranches MXD Activity Area, of which due notice was published in the St. Lucie News Tribune, placed via a sign on the property and provided by courtesy mailings to owners of property within 500ft. and voted to continue the hearing to October 12, 2023. 6) On September 19, 2023, the Board of County Commissioners held a public hearing on this petition after publishing a notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and voted to continue the hearing to October 12, 2023. 7) On October 12, 2023, the Board of County Commissioners of St. Lucie County, Florida held a public hearing on the associated Comprehensive Plan Future Land Use Map Amendment for the Oak Ridge Ranches MXD Activity Area, of which due notice was published in the St. Lucie News Tribune, placed via a sign on the property and provided by courtesy mailings to owners of property within 500ft. and voted to adopt the proposed amendment. 8) On October 12, 2023, the Board of County Commissioners held a public hearing on this petition after publishing a notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and voted to adopt the proposed amendment. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 9) The St. Lucie County Development Review Committee has reviewed the Zoning Atlas Amendment (Rezoning Petition) and found it to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan, subject to the conditions set forth in Part "C" of this Resolution. 10) The proposed zoning change is consistent with the St. Lucie County Comprehensive Plan and has satisfied the requirements of Section 11.06.03 of the St. Lucie County Land Development Code. PRELIMINARY PUD SITE (MASTER) PLAN & WETLAND WAIVER 11) Cotleur and Hearing, Inc on behalf of Oak Ridge Ranches, LLC & The Kolter Group, LLC, submitted a Preliminary PUD (Planned Unit Development) Site (Master) Plan with an associated Wetland Waiver from Comprehensive Plan Policies 6.1.14.2 and 6.1.14.5 to develop up to 8,600 dwelling units and up to 650,000 square feet of commercial uses, and other nonresidential uses as specified in the Oak Ridge Ranches Mixed Use Activity Area, to be known as the Oak Ridge Ranches PUD, for the property depicted in the attached map as Exhibit "A" and described in Part "A" below. 12) On October 20, 2022, the St. Lucie County Planning and Zoning Commission held a public hearing on this petition, after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and the Planning and Zoning Commission voted to continue the matter to their November 17, 2022 meeting. 13) On November 17, 2022, the St. Lucie County Planning and Zoning Commission continued their public hearing on this petition, and held a public hearing on the inclusion of the +/-5 acre parcel within the CN, Commercial Neighborhood Zoning District within the PUD, after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and the Planning and Zoning Commission recommended that the Board of County Commissioners deny the request for the property described in Part "A". 14) On September 19, 2023, the Board of County Commissioners held a public hearing on this petition after publishing a notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and voted to continue the hearing to October 12, 2023. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & V TLW 2209-000021 15) On October 12, 2023, the Board of County Commissioners held a public hearing on this petition after publishing a notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard. 16) The St. Lucie County Development Review Committee has reviewed the Preliminary PUD Site Plan for the project and found it to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan, subject to the conditions set forth in Part "C" of this Resolution. 17) The proposed project and associated Wetland Waiver, with conditions of approval, will not have an undue adverse effect on adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities, or other matters affecting the public health, safety, and general welfare. 18) All reasonable steps have been taken to minimize any adverse effect of the proposed project on the immediate vicinity through building design, site design, landscaping, and screening. 19) The proposed project, with the presented Conditions of Approval, will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, in accordance with applicable district regulations. 20) The proposed project is intended to be served by the St. Lucie County Utilities Department for water and wastewater services. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING ATLAS AMENDMENT A. The Zoning Atlas Amendment, or change in zoning, from the AG-5 (Agricultural — 5) and CN (Commercial Neighborhood) Zoning Districts to the PUD (Planned Unit Development) - Oak Ridge Ranches, Zoning District hereby is approved on the property as follows: Legal Description: PARCEL 1: Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 East 1/2 of Section 23, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS AND EXCEPT the South 845 feet thereof. Containing 255.04 acres more or less. PARCEL 2: East 1/2 of Section 26, Township 36 South, Range 38 East, St. Lucie County, Florida, TOGETHER WITH the South 845 feet of the East 1/2 of Section 23, Township 36 South, Range 38 East, St. Lucie County, Florida; Less and Except the West One -Half (W1 /2) of the Southwest One -Quarter (SW 114) of the Southwest One -Quarter (SW 1 /4) of the Southeast One Quarter (SE 1 /4) of Section 26, Township 36 South, Range 38 East, St. Lucie County, Florida. Containing 374.24 acres more or less. PARCEL 3: All of Section 25, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS AND EXCEPT the East 70.00 feet as conveyed to St. Lucie County, a political subdivision of the State of Florida by virtue of the Special Warranty Deed recorded October 29, 2008, in Official Records Book 3028, Page 2670, Public Records of St. Lucie County, Florida. Containing 636.32 acres more or less. PARCEL 4: The West 1917.9 feet of Section 35, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS the following described parcel: Beginning at the Northwest corner of Section 35, Township 36 South, Range 38 East, thence run North 89034'08" East, along the Section line, 1858.90 feet; thence following the top of the dike adjacent to a citrus grove run the following courses and distances: South 00045'36" East 897.42 feet; South 53°23'40" West 76.67 feet; South 67135'50" West 338.81 feet; South 33038'40" West 107.30 feet; South 24007'45" West 363.57 feet; South 07°57'45" West 176.10 feet; South 02051'46" East 601.78 feet; South 56112'50" West 99.95 feet; South 79051'40" West 521.64 feet; South 00139'20" West 718.55 feet; South 30120'19" West 239.78 feet; South 72041'50" West 347.84 feet; North 50026'10" West 288.41 feet to a point on the West line of aforesaid Section 35; thence North 00033'30" West, along the Section line, 3249.12 feet to the Point of Beginning. Containing 127.23 acres more or less. PARCEL 5: All of Section 35, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS the following: The West 1917.9 feet of said Section. Containing 394.43 acres more or less. PARCEL 6: That part of the South 922.26 feet of the East 330 feet of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida, lying Northerly of Glades Cutoff Road. Such property being also described as: Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 Commence at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence North 00108'47" West, along the East line of Section 36, a distance of 431.22 feet to the POINT OF BEGINNING, said point being on the Northeasterly right-of-way line of State Road S-709 (being 150.00 feet in width and also known as Glades Cut -Off Road); thence continue North 00008'47" West, along said East line of Section 36, a distance of 491.22 feet to the North line of the South 922.26 feet of Section 36; thence North 89100'53" West a distance of 330.06 feet to the West line of the East 330.00 feet of Section 36; thence South 00008'47" East, along the West line of the East 330.00 feet of Section 36, a distance of 828.71 feet to the aforesaid Northeasterly right-of-way line of State Road S-709; thence North 44146'11" East, along said Northeasterly right-of-way line, a distance of 467.37 feet to the POINT OF BEGINNING. Containing 5.00 acres more or less. PARCEL 7: The North one -eighth (N 1/8) of the South one-half (S 1/2) and all of the North one- half (N 1/2) of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida. Containing 352.68 acres more or less. PARCEL 8: The following described real property, LESS AND EXCEPTING THEREFROM THE WEST 128 ACRES THEREOF, heretofore conveyed to James L. Davis, as Trustee, by Special Warranty Deed recorded in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida: Commence at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence run North 00°09'38" West, along the East line of said Section 36, a distance of 922.44 feet to the POINT OF BEGINNING; thence run North 89101'44" West, a distance of 330.06 feet; thence run South 00009'38" East, a distance of 829.01 feet to the Northwesterly right of way line of Glades Cut - Off Road; thence run South 44046'00" West, along said right of way line, a distance of 3380.72 feet; thence run North 00009'38" West, a distance of 4649.00 feet; thence run North 89052'09" East, a distance of 2717.48 feet to the East line of Section 36; thence run South 00009'38" East along the East line of said Section 36, a distance of 1431.54 feet to the POINT OF BEGINNING; all lying and being in Section 36, Township 36 South, Range 38 East and Section 1, Township 37 South, Range 38 East, St. Lucie County, Florida, ALL LESS any existing road, canal and railroad rights of way, and all lying and being in St. Lucie County, Florida. Containing 71.98 acres more or less. PARCEL 9: The West 128 acres of the following described parcel of real property: COMMENCE at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence run North 00109'38" West, along the East line of said Section 36, a distance of 922.44 feet to the POINT OF BEGINNING; thence run North 89101'44" West, a distance of 330.06 feet; thence run South 00009'38" East, a distance of 829.01 feet to the Northwesterly right-of-way line of Glades Cut - Off Road; thence run South 44046'00" West, along said right-of-way line, a distance Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 of 3380.72 feet; thence run North 00009'38" West, a distance of 4649.00 feet; thence run North 89052'09" East, a distance of 2717.48 feet to the East line of said Section 36; thence run South 00009'38" East along the East line of said Section 36, a distance of 1431.54 feet to the POINT OF BEGINNING, all lying and being in Section 36, Township 36 South, Range 38 East, and Section 1, Township 37 South, ,Range 38 East, comprising 200 acres more or less, as described in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida, ALL LESS any existing road, canal and railroad rights -of -way, and all situate, lying and being in St. Lucie County, Florida. Containing 127.97 acres more or less. PARCEL 10: The South 1/2, LESS the North 1/8 AND LESS the East 2717.48 feet of Section 36, Township 36 South, Range 38 East, AND all that part of the West 1/2 lying Northwesterly of State Road 709 (Glades Cut -Off Road), Section 1, Township 37 South, Range 38 East, St. Lucie County, Florida, as described in O.R. Book 587, Page 1117, of the Public Records of St. Lucie County, Florida. Containing 325.79 acres more or less. (PARCELS 9 AND 10) BEING ALSO DESCRIBED AS FOLLOWS: Commence at the Southwest corner of said Section 1, Township 37 South, Range 38 East, thence North 00019'30" West, along the West boundary of said Section 1, a distance of 614.85 feet to the Northwesterly right-of-way line of Glades Cut -Off Road (State Road 709) and the POINT OF BEGINNING of the following described Parcel; thence continuing Northerly along the said West boundary of Section 1, by the following courses and distances: Thence continue North 00°19'30" West, a distance of 2,020.44 feet; thence North 00003'51" West, a distance of 2,798.84 feet to the Southwest corner of said Section 36, Township 36 South, Range 38 East; thence North 00055'25" West, along the West line of aforesaid Section 36, a distance of 2,255.29 feet to the South line of the North 1/8 (one -eighth) of the South 1/2 (one- half) of said Section 36; thence North 89059'38" East, along lastly said line, a distance of 3,867.02 feet to the East line of the West 128.00 acres of those lands described in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida; thence South 00008'49" East, along the said East line, a distance of 3,219.16 feet to the said Northwesterly right-of-way line of Glades Cut -Off Road (State Road 709); thence South 44146'03" West, along said right-of-way line, a distance of 5,430.50 feet to the POINT OF BEGINNING, St. Lucie County, Florida. PARCEL 11: All of Section 2, Township 37 South, Range 38 East, LESS the South one-half (S 1/2) of the South one-half (S 1/2) (except the East 100 feet lying North of Glades Cut - Off Road) AND LESS the West 1917.9 feet thereof, St. Lucie County, Florida. Containing 318.04 acres more or less. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 PARCEL 12: The West 1917.9 feet of the North three-quarters (N 3/4) of Section 2, Township 37 South, Range 38 East, St. Lucie County, Florida. Containing 180.39 acres more or less. PARCEL 13: The North one-half (N 1/2) of the South one-half (S 1/2) of the Southwest one -quarter (SW 1/4) of Section 2, Township 37 South, Range 38 East, St. Lucie County, Florida. Containing 39.96 acres more or less. PARCEL 14: The North one-half (N 1/2) of the Southeast one -quarter (SE 1/4) of the Southeast one -quarter (SE 1/4), of Section 3, Township 37 South, Range 38 East, St. Lucie County, Florida. Containing 20.17 acres more or less. Total: Containing 3229.27 acres more or less. Parcel ID Numbers: 3225-111-0001-000-8 3236413-0001-000-9 3236433-0001-000-1 3223-111-0002-000-9 3225-122-0001-000-2 3235-112-0001-000-2 3236-313-0001-000-2 3235-111-0001-000-9 3236-111-0001-000-2 3236-311-0021-010-5 4201-111-0015-000-8 4202-212-0003-0004 4203-441-0001-000-7 3236-113-0001-000-7 3236-443-0001-000-2 4201-123-0001-000-4 3225-111-0002-000-5 3225-334-0001-000-3 3235-334-0001-000-4 3236-412-0001-000-6 3235-212-0001-000-9 3236-311-0021-000-2 3236-444-0030-000-7 4202-111-0001-000-0 4202-331-0001-000-6 3236-411-0001-000-3 B. The St. Lucie County Planning and Development Services Director is authorized to amend the Official Zoning Map to change the zoning of the property herein described, from the AG-5 (Agricultural — 5) and CN (Commercial Neighborhood) Zoning Districts to the PUD (Planned Unit Development) Zoning District and shall make a notation of the reference to the date of adoption of this Resolution. PRELIMINARY PUD SITE (MASTER) PLAN & WETLAND WAIVER C. Pursuant to 11.02.05(B) of the St. Lucie County Land Development Code, the PUD (Planned Unit Development) Preliminary Site (Master) Plan and the associated Wetland Waiver for the project known as the Oak Ridge Ranches PUD are hereby approved, for the subject property described in Part "A" above, as shown on the Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 preliminary PUD site (master) plan drawings for the project, prepared by Cotleur and Hearing, Inc on July 1, 2023, revised through October 3, 2023 and date received by the St. Lucie County Planning & Development Services Department on October 4, 2023, as attached and incorporated herein as Exhibit "C", and subject to site -specific PUD Zoning Regulations, attached and incorporated herein as Exhibit "D" and the obligated Transportation Mitigation Schedule, as attached and incorporated herein as Exhibit "E," as modified by the following conditions: 1. The maximum gross density for the overall development shall not exceed 2.67 dwelling units per acre or 8,600 total dwelling units, for the 3,229.27 acres. 2. The maximum square footage for commercial uses shall not exceed 650,000 square feet of building space, with a minimum of 80,000 square feet of commercial uses required. 3. All development within Oak Ridge Ranches PUD shall be serviced by centralized potable water and sanitary sewer systems, coordinated with and provided by St. Lucie County Utilities. 4. Minor or Major Site Plans shall be recognized as the Final PUD Development Plan Approval (Final PUD Site Plan or final site plan). 5. The minimum required landscaping of canopy trees and palms shall consist of native species. a. One hundred percent (100%) of planted trees and palms credited towards minimum landscaping requirements shall be native. Additional non-native trees and palms may be planted in addition to this minimum landscaping requirement as long as the plants comply with the LDC (i.e., no planting of Category I invasive plant species or any other problematic plant species). b. Required landscaping associated with interior vehicular use areas within all common space of the development shall comply with LDC 7.09.04.C. This landscaping shall not also be credited towards minimum landscaping requirements of residential (i.e., residential structures containing one (1), two (2), or three (3) units must preserve or plant one (1) tree for every 2,500 SF of the subject lot or parcel of land, up to a maximum planting of seventeen (17) trees per lot or parcel). c. Fifty percent (50%) of the required trees shall be species other than palm trees. d. Trees planted within the right-of-way (street trees) can be of single species and are not required to contain a mix of species. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 e. For non right-of-way (common open space) plantings, when more than ten (10) trees are required to be planted to meet the requirements of this Code, a mix of species shall be provided, as indicated in Table 7-30, and no single species shall exceed a 2:1 ratio relative to all other individual species per LDC 7.09.03.E. f. Littoral plantings and the associated transitional native upland buffers shall be required and maintained around all deepwater habitats, whether naturally occurring or created by development. At a minimum, ten (10) square feet of buffer shall be provided for each linear foot of wetland or deepwater habitat (excluding drainage canals or stormwater conveyance systems requiring periodic maintenance) perimeter that lies adjacent to uplands. This upland edge habitat shall be located such that no less than fifty percent (50%) of the total shoreline is buffered by a minimum width of ten (10) feet of upland habitat per Comprehensive Plan Policy 6.1.2.5 and LDC 6.02.03.F. 6. The final Environmental Impact Report (EIR) and subsequent EIRs submitted with the site plan applications shall include the preservation of W-26 (wetlands), a narrative documenting the avoidance to intact native upland habitat and the fulfilment of tree mitigation. 7. The Preliminary PUD Site (Master) Plan and Landscape Plans shall be updated to reflect the preservation of W-26 (wetlands) as provided in the Environmental Impact Report (EIR). 8. Consistent with LDC 6.00.05D.3.b, to utilize the Alternative Mitigation Compliance Method of preserving twenty-five percent (25%) of the existing native upland habitat onsite to take the place of all tree mitigation requirements, in lieu of providing a tree survey, the development shall ensure that: a. The 25% upland habitat preservation area(s) shall not measure less than fifteen percent (15%) of the total site, which totals 484 acres of required native upland. The Preliminary PUD Site (Master) Plan and other supporting documents identify 213 acres as "upland habitat set -aside" and 277 acres as "preserved upland habitat" to satisfy the habitat preservation area. b. Additional wildlife crossing locations shall be included in the PUD, not only in an attempt to provide safe passage for wildlife, but to also provide required connectivity of intact native habitat (both upland and wetland habitats) throughout the entire development. c. The edge to interior ratio shall be minimized and shall have no minimum dimension less than one hundred (100) feet and shall not exceed a length to width ratio of three to one (3:1). The 101 foot wide wildlife crossing identified on the Preliminary PUD Site (Master) Plan shall be maintained; otherwise, the Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 25% upland habitat preservation area(s) will have to be redesigned to meet the minimum requirements of the Land Development Code. d. The habitat preservation area(s) shall be platted in its/their entirety/entireties as a separate tract or tracts and shall be required to be covered by a Conservation Easement and be accompanied by an approved Preserve Area Monitoring and Management Plan (PAMMP), along with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) subject to review and approval by the County Attorney. The applicant shall also provide georeferenced shape or CAD file(s) of all conservation easement boundaries to the Environmental Resources Department. e. A tracking mechanism, including a baseline of the upland habitat preservation area(s) proposed and an inventory of existing upland habitat preservation area(s), must be submitted prior to the approval of each and every site plan for approval by the Environmental Resources Department. The tracking of upland habitat preservation area(s) must be submitted and implemented with each and every site plan application and PAMMP. 9. The Final PUD Site Plans authorized within the Oak Ridge Ranches PUD shall direct the highest density development types closer to planned non-residential and public/civic uses, and the spine road (Oak Ridge Ranch Road) to support transitioning to lower density development within 500 feet of the western and northern property lines, including height limitations of 35-40 feet. for final site plans contiguous to existing agricultural lands. Golf course maintenance buildings, telecommunication infrastructure and stealth communication towers shall not be restricted to a height limit of 35-40ft. 10.The Oak Ridge Ranches PUD shall demonstrate strategies to fulfill the adopted Level of Service for Recreation and Open Space, including Community Parks at 5 acres per 1,000 residents (based on 2.4 residents per dwelling unit), in accordance with Comprehensive Plan Policy 7.1.1.1, for the 3,229.27 acres of the PUD through public and up to 50% private recreational facilities, including but not limited to, passive recreation in upland habitat areas, amenity centers, clubhouses, golf courses, and sport courts, and open area fields. 11. Prior to approval of any Final PUD Site Plan for any phase or pod, a Street Lighting Plan shall be provided and approved to ensure safety of adjacent roadways, internal streets and pedestrian paths. All lighting facilities shall be arranged in such a manner to prevent interference to adjoining properties. 12. Roadway intersection and access designs for connection to St. Lucie County roadways shall be evaluated and must meet applicable County, Florida Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 Department of Transportation (FDOT) or similar engineering standards during' Final PUD Site Plan review. 13.To support a mixed -use community and minimum standards for the provision of on -site shopping, job opportunities and internal trip capture, the Oak Ridge Ranches PUD shall complete a minimum of 80,000 sq. ft. of commercial space prior to issuance of a certificate of occupancy for the 4,300th residential unit, in accordance with the Oak Ridge Ranches Mixed -Use Activity Area and Comprehensive Plan Policy 1.1.8.1. 14.All final site development plans shall demonstrate strategies to provide internal traffic circulation (Oak Ridge Ranches Road) that do not require and reduce the internal trips or trips of short duration to be forced onto the major roadway network (Glades Cut Off or Range Line Roads), in accordance with Comprehensive Plan Policy 1.1.9.1. 15.The Oak Ridge Ranches PUD shall provide a roadway network and transportation improvements to serve the proposed development and provide the capacity and connectivity needs of the development at buildout of the full entitlements. Traffic generated by the development which exceeds capacity level of service standards as indicated in the Transportation Element of the Comprehensive Plan will be mitigated by the development through a schedule of committed roadway construction projects or payments or alternative conditions, with improvement triggers (trips), as provided in the Transportation Mitigation Schedule, attached herein as Exhibit "E". The Transportation Mitigation Schedule is based on traffic analysis trip generation rates and thresholds (capacity) on impacted roadways. Prior to the issuance of building permits corresponding with the improvement triggers, the required roadway improvements or payments or alternative conditions, as applicable, shall be provided. When public facility improvements for the Mixed -Use Activity Area development are required to ensure that the adopted level -of -service standards are achieved and maintained, the developer(s) or successor(s) in interest shall satisfy the conditions of approval in the PUD Resolution which include the construction or proportionate share payments or alternative conditions, for the improvement of the facility or facilities prior to the issuance of building permits, which shall be a binding and legally enforceable commitment on the developer, its agents, lessees, successors or assigns with the County to assure construction or a proportionate share payment, as allowed by law. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW 2209-000021 16. To the extent that the cumulative cost of roadway improvements and payment. - included in the Transportation Mitigation Schedule (attached herein as Exhibit "E" exceed the development's proportionate share cost assessment, the County wil commit future impact fee credits to the development. If improvements are made t( elements of the roadway network identified in Transportation Mitigation Schedul( independent of those commitments, the development shall pay the proportionate share component of its commitment to the subject improvement(s) at such time a; stipulated in the Transportation Mitigation Schedule and the County shall have th( discretion to apply that payment to other transportation capacity improvements through the review and approval of the Public Works Director, such that the payment substantively benefits the development's impacted roadway network. 17. Compliance with the level of service for the roadway network and transportation improvements shall be monitored through the County PUD final site plan approval process, permitting procedures, the fulfilment of conditions included, in the Transportation Mitigation Schedule (Exhibit "E") and review of a biennial traffic report. 18. Due to the integral nature of the roadway widening corresponding with thl construction of offsite improvements, it is most efficient, expeditious an( convenient for the project's onsite stormwater management system t( accommodate the water quality and flood attenuation for all offsite roads adjacen to or reasonably connected with the existing basin drainage. Shared -use pond; located within the subdivision shall provide for an independent and isolate( drainage connection (in -flow pipe) from offsite roadways into the stormwate treatment area(s). Comingling of drainage from the PUD and the offsite roadway. - shall not be permissible upstream of the stormwater treatment wet or dry pond. S Lucie County shall reserve the right but not the obligation to maintain the in -flog pipe and the stormwater treatment area by virtue of an easement recorded on the final plat. 19. The Developer shall donate to the County, within 12 months of the date of fina non -appealable approval of the PUD Preliminary (Master) Plan, a 60-foot right-of- way lying within the 200 foot buffer along the northern property line of the projec, from the western boundary of Range Line Road to a point 100 feet west of the southeast corner of the McCarty Ranch (Rainbow Farm) property, provide however; in the event that 100 foot of right-of-way is acquired and donated to the County along the south side of the C-24 Canal from Range Line Road west to the northeast corner of the McCarty Ranch property within a 12 month period, the requirement to donate the referenced 60 foot right-of-way shall be extinguished. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 20. The Preliminary PUD Site (Master) Plan shall provide for utility easements and depict the extension of water and wastewater facilities along the northeast boundaries and eastern boundaries, and provide an opportunity for the abutting adjacent properties to connect to the facilities. Projected Conditions of Approval for Future Final PUD Site Plan Actions: 21. Prior to commencement of development, including but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC Section 2.00.00, the onsite habitat preservation area(s) shall be platted in its/their entirety as a separate tract or tracts and shall be required to be covered by Conservation Easement and be accompanied by the approved Preserve Area Monitoring and Management Plan (PAMMP), along with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) subject to review and approval by the County Attorney. The applicant shall also provide georeferenced shape or CAD file(s) of all conservation easement boundaries to the Environmental Resources Department. 22. Prior to commencement of development, including but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC Section 2.00.00, listed species surveys for the subject site plan, shall be updated as necessary per individual species -specific requirements. If any listed species impacts are found to be present as a result of these surveys, appropriate mitigative measures per state and federal agency requirements shall be provided prior to initiation of any clearing activities. 23. Prior to commencement of development, including but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC Section 2.00.00, the developers, their successor or assigns, shall conduct a pre - construction meeting for the subject site plan, with construction personnel and Environmental Resources Department staff, to verify vegetation and preserve area protection measures have been installed. 24. Prior to commencement of development, including but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC Section 2.00.00, the developers, their successor or assigns, shall obtain an approved Site Development Permit for the subject site plan, issued by the Public Works Department. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & V TLW-2209-000021 25.All Category I listed invasive plant species shall be eradicated from the subject site plan (site), in its entirety, prior to the issuance of the first certificate of occupancy for the subject site plan. Provide an eradication plan for the entire development for review and approval to the Environmental Resources Department. D. The Preliminary PUD Site (Master) Plan approval, the Wetland Waiver, and the associated site -specific Planned Unit Development (PUD) Zoning Regulations granted by this Resolution shall expire on October 12, 2025, unless a Final Site Plan is obtained, or an extension is granted in accordance with Section 11.02.06(B)(3) of the Land Development Code. In the event of an appeal, the expiration date of October 12, 2025 shall not be applicable, and the expiration date will be two (2) years from the date of resolution of an appeal(s) with a favorable decision to the applicant. The development in the Oak Ridge Ranches PUD shall be subject to the site -specific PUD Zoning Regulations, provided herein Exhibit "D", as modified by the Conditions of Approval in Part "C" above. If a regulation is not specifically addressed within the site -specific PUD Zoning Regulations, then the applicable adopted and effective Land Development Code regulation in effect on the date of final decision of a development application shall control. E. The developer is advised as part of this approval that the property owner(s), developer, etc., including any successors in interest, shall obtain all applicable development permits and construction authorizations from the appropriate State and Federal and local regulatory agencies including, but not limited to, the United States Army Corps of Engineers, the Florida Department of Environmental Protection, Florida Department of Transportation, South Florida Water Management District, the St. Lucie County Fire District and the St. Lucie County Environmental Resources, Public Works, and Building Departments prior to the commencement of any development activities on the property described in Part "A". Issuance of this authorization or permit by the County does not in any way create any rights on the part of the developer to obtain a permit from a State or Federal agency and does not create any liability on the part of the County for issuance of this permit if the developer fails to obtain requisite approvals or fulfill the obligations imposed by a State or Federal agency or undertake actions that may result in a violation of State or Federal law. F. The conditions set forth in Part "C" are an integral non -severable part of the preliminary PUD site (master) plan approval granted by this Resolution. If any condition set forth in Part "C" is determined to be invalid or unenforceable for any reason and the developer declines to comply voluntarily with that condition, the site plan approval granted by this Resolution shall become null and void. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 G. A Concurrency Deferral Affidavit, a copy which is attached to this Resolution as Exhibit "B" was signed by the applicant's representative on October 11, 2022. A Certificate of Capacity may be issued upon approval and execution of Utility Improvement Agreements, and demonstration of public facility capacity (potable water, sanitary sewer, solid waste, schools, parks and recreation facilities) for respective Final Site Plans within the Oak Ridge Ranches PUD. Transportation Capacity is reserved for the entirety of the PUD upon execution of a Proportionate Share and Impact Fee Credit Agreement documenting the improvement triggers (trips) and payment amounts to mitigate the identified impacts, which shall be a binding and legally enforceable commitment on the developer, its agents, lessees, successors or assigns with the County to assure construction or a proportionate share payment, as allowed by law. H. At the developer's option, all of the PUD and/or developer requirements under this approval are hereby expressly authorized to be assigned to and/or undertaken by the Solaeris Community Development District (CDD) without further action and pursuant to Section 190.012(1)(g), Florida Statutes. A copy of this Resolution shall be mailed to the owner the of record as identified on the application. J. This Resolution approving the development order for Oak Ridge Ranches shall not take effect until the Oak Ridge Ranches Comprehensive Plan Amendment adopted on October 12, 2023, becomes effective, including the expiration of the thirty (30) day appeal period. The filing of a timely notice of appeal challenging the adoption of this Resolution shall stay this Resolution until the appellate body hearing the appeal enters a final order in favor of the County or the appeal is otherwise dismissed. K. This Resolution shall be recorded in the Public Records upon its effectiveness. L. ADOPTION After the motion and second, the vote on this Resolution was as follows: Cathy Townsend, Chair AYE Linda Bartz, Vice -Chair AYE Chris Dzadovsky, Commissioner AYE Larry Leet, Commissioner AYE Jamie Fowler, Commissioner AYE PASSED AND DULY ADOPTED this 12th day of October, 2023. Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 ATTEST: EPUTY CLE BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY: CHAIR APPROVED AS TO FORM AND CORRECTNESS: GOMM� BY: 1p * 0 c�F CouNrr� F�,C Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 EXHIBIT "A" (LOCATION MAP) s. 2g L u F y AnpJo Rd a JueMh Ave £Yfir1"A O+any.A- ..c Rd Subject urd..Y Rd y u Parcel :4 B�w Rd epp 6d � Q T.s 4� Wafmn Hd _ o .A V U pso �o- �St L4rmBlvtl I eaexn w+d f� III x I'�`p _ • '�, • ki 4•, l as Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW 2209-000021 EXHIBIT "B" (CONCURRENCY DEFERRAL AFFIDAVIT) St. Little County Coneu;rreney Deferral Affidavit i, T}aniel T.tsrrriV resitlirip or dctittg. beisiness iet L434 t amnaen� S±rt�_i, ?��t'te — SRGCe J utx t r , FL_ i GI _, l 561 i .l{ 6-1 f'1 City Setlle zip Phuae havle lapplied far u Rtrzotui9,fa�, t4 PUD front fit. Imcia County, Morid,a, 1 Ga7?rwtitupt5ic tWet t r div fblio-%�uq pmlect, ga_ k Ridge ltanchc!�, _ . Ntamr cif Pmnn9ed Devctnp-cnit l da heizby afrum that in c onnect oft with my upgliamtibn for l'he above prgje� l.have- elected to defer The certiJie- a of caP46-Ry and reservation of capacity in public favlities for the ahnve prop ly -until a later time, but no later than the application for ar final kwoiopment orddr fcbr the win'te property, l tintlerstanci and xtulrwwledge that the itixo)`e listed pYofrotty Will be sa�.jW to, tl i�,- Lifirata of crpaeity before any final rlevelopmertt erii;"t can be issued, And that St, Lvcfe County iliwds to have ruleguatc public J`U-iliticS Avgil ble Whuit J npiaiy fur -_the final develop -MUM ardor, l further aclmowkte± thin- gc cottling to Section 5.09,01 of the St, Lucie CniAnty L: ad Davelopm"t Come, no tTnal deve-lopment apptmfal can be granted until capueity in those facilities is available: at that time, The issuanuo of a prelirninary &Yelpprnent Prdet vvd h6at a certificate of capacity etvales no Vu4ttA dr utber rights to develop the subject property, Signed, STAM O COUNTY Or iV) t'ArI: vi The fomguuiti utwt>'ittltuat cwa4 Gcttiww tAgtid heiom Int 11 i; It day of l I. rr �t1 _ try wht; i,,�auiviti]x aciwn rt roc c;r Wr! haPTO er n4 idM[illealiaii_ �'-i _. 1� �. I ,_A1�I I •I � to-L.,�J r, -i 7 . . � 6 �.. 1,.. V • I , ., n -`'� SebriawreaNwwry T+r zorPius1 LN=eef+*0Mk?,' I ,'If : Caliinjh;sQnMittiber {Mitt `r�":v M0.•;, jSM NIG!r4-a�L:uTh r a r P4k11[ I,lLF �' ^lom�* . � :.'. �elnrtr4lrtf •tie I[ft-E flag& t of ! fir: M, kewseilr q_, i i I I , '?iJLiB ��ce ihrtn;cv:=al;l, r;u: �, Hssr Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 EXHIBIT "C" (OAK RIDGE RANCHES PRELIMINARY PUD SITE MASTER PLAN) � I A I Ib � �� A , r—_: !, I M E 4".1. H 1'.— -0- IT, j k, ILL i1G C tiL y EM - LJ � P l Y111 lnnI i - 9 � a ,� rrI a 11 m�ggggg� In, a � I 11 ' ;,I 0-Re I Ito ll E�S�Sq$pYR�RgEeH^LE , zz 8 �� m s$ur'aA:k' 1 a it �05 e�a� E� � go I SY�S=_`f'_-zap"ecE"_F Leh SeLY� ;glh OAK R106E RANCHES CLCF O 11i w St Lucie County, Florida p, Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW 2209-000021 EXHIBIT "D" (SITE -SPECIFIC PLANNED UNIT DEVELOPMENT (PUD) ZONING REGULATIONS) Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW 2209-000021 EXHIBIT D Presented to: St. Lucie County Planning and Development Department 2300 Virginia Avenue, Fort Pierce, FL 34982 PLANNED UNIT DEVELOPMENT DOCUMENT Oak Ridge Ranches October 3, 2023 St. Lucie County Project No.: PUD-PZ-10202126214-26214 Approval Date SLC Project Number: Resolution Number: Original Base October 12, 2023 PUD-PZ-10202126214-26214 Resolution 2023-166 Prepared by: Cotleur & Hearing 1934 Commerce Lane, Suite 1 Jupiter, FL 33458 Ph. 561-747-6336 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 SECTION 1 TABLE OF CONTENTS SECTION1 Table of Contents..........................................................................................2 SECTION2 Indroduction..................................................................................................4 SECTION3 PUD Application...........................................................................................5 SECTION4 PUD Application Checklist.........................................................................10 SECTION5 Letter of Authorization................................................................................11 SECTION6 Binding PUD Agreement............................................................................12 SECTION7 Site Information...........................................................................................13 SECTION8 Agricultural Exemption...............................................................................15 SECTION9 Development Standards..............................................................................17 SECTION10 Future Approvals.......................................................................................28 SECTION11a Legal Description....................................................................................30 SECTIONI I b Warranty Deed........................................................................................34 SECTION12 Location Map............................................................................................40 SECTION13a PUD Plan.................................................................................................41 SECTION 13b PUD Water and Sewer Plan ....................................................................45 SECTION14 Tpical Roadways.......................................................................................47 SECTION15 Typical Lots...............................................................................................63 SECTION16 Typical Buffers..........................................................................................72 SECTION17 Littorals.....................................................................................................83 SECTION18 Drainage Statement...................................................................................85 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 SECTION19 Traffic Impact Report ................................................................................87 SECTION20 Conversion Matrix.....................................................................................88 SECTION 21 Schedule of Transportation Improvement...............................................90 SECTION22 Affordable Housing...................................................................................91 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 SECTION 2 INTRODUCTION The Oak Ridge Ranches site is 3,229.27 acres. It is located south of and adjacent to the C-24 Canal, west of Range Line Road, and north of the Glades Cut -Off Road. The Oak Ridge Ranches PUD is designed to include varied housing types in the form of multifamily and single-family residences, as well as other uses that could be commonly found within communities, such as commercial, institutional, recreational spaces and hospitality. Oak Ridge Ranches presently has a Future Land Use designation of AG-5 and a zoning of AG-5, but a concurrent Land Use Amendment to designate the site as NM ensures a compatible and appropriate relationship between the proposed PUD zoning and the site's underlying land use. Although the MMXD land use allows for a maximum density of 15 dwelling units per acre, the site shall have no more than 8,600 dwelling units, or 2.66 dwelling units per gross acre. The site's main projected primary access point will be Range Line Road, (via Crosstown Parkway) which will be extended north of Glades Cut -Off Road to the project entrance as part of the proposed development. This also ensures the site has adequate access to the I-95 interchange at Crosstown Parkway. Connectivity via Crosstown Parkway to Range Line Road will ensure sufficient access is available for all future residents of the area as well as emergency personnel, per the St. Lucie County code and regulations. Oak Ridge Ranches Exhibit D — PUD Document SECTION 3 PUD APPLICATION (PLEASE SEE NEXT PAGE) PUD-PZ-10202126214-26214 October 3, 2023 01T. dUME ST. LUCIE COUNTY o Planning & Development Services Department Submission email: Planning Division planningapplication@stlucieco.org 2300 Virginia Avenue, Ft. Pierce, FL 34982 Office: 772-462-2822 — Fax: 772-462-1581 stlucieco.gov/planningdivision DEVELOPMENT APPLICATION A pre -application conference is recommended prior to main application submittal. Please contact the Planning Division to schedule an appointment. Submittal Type [check each that applies_] Site Plan Rezoning 3 ❑ Major Site Plan ❑ Rezoning (straight rezoning) ❑ Minor Site Plan ❑ Rezoning (includes PUDfPNR'U/PMUD) ❑ Major Adjustment to Major Site Plan ❑ Rezoning with Plan Amendment ❑ Major Adjustment to Minor Site Plan Comprehensive Plan Amendment_ 4 ❑ Major Adjustment to PUD/PNRD/PMUD El Future Land Use Map Change ❑ Minor Adjustment to Major Site Plan ❑ Comprehensive Plan Text Amendment 0 Minor Adjustment to Minor Site Plan Other ❑ Minor Adjustment to PUD/PNRD/PMUD ❑ Administrative Relief Planned Development ❑ Class A Mobile Homer, ❑ Planned Town or Village (PTV) ❑ Developer Agreement (Submit per LDC ❑ Planned Country Subdivision (PCS) 11.08.03) ❑ Planned Retail Workplace (PRW) ❑ Power Generation Plants ❑ Prelim. Planned Unit Develop. (PUD) ❑ Extension to Development Order ❑ Prelim. Planned Mixed Use Develop. (PMUD) ❑ Historical Designation/Change 6 ❑ Prelim. Planned Non -Res. Develop. (PNRD) ❑ Land Development Code Text Amendment' ❑ Final Planned Unit Develop. (PUD) ❑ Plat ❑ Final Planned Mixed Use Develop. (PMUD) ❑ Post Development Order Change ❑ Final Planned Non -Res. Develop. (PNRD) ❑ Re -Submittal # S Conditional Use' ❑ Shoreline Variance ❑ Conditional Use ❑ Stewardships — Sending/Receiving ❑ Major Adjustment to a Conditional Use ❑ Telecom Tower (Submit per LDC 7.10.23) ❑ Minor Adjustment to a Conditional Use ❑ Transfer of Development Rights Variance 2 ❑ Waiver to LDC/Comp. Plan Requirements s ❑ Administrative Variance ❑ Appeal of Decision by Administrative Official10 ❑ Variance ❑ Eminent Domain Waiver" ❑ Variance to Coastal Setback Line Application Supplement Packages 1. Conditional Use 6. Historical Designation/Change 10. Appeal of Decision by 2. Variance 7. LDC Text Amendment Administrative Official 3. Rezoning / Zoning Atlas Amend. 8. Re- Submittal 11. Eminent Domain Waiver 4. Comp. Plan Amendments 9. Waiver to LDC/Comp. Plan 5. Class A Mobile Home Requirements Refer to Fee Schedule for applicable fees. All required materials must be included at the time of submittal along with the appropriate non-refundable fee(s). Additional fees will be due if a 3rd party traffic study review is needed. These services will be invoiced to applicant upon receipt of quote of services from 3rd party. -Please note: For all projects requiring public notice, you will be invoiced by St. Lucie County Planning Division. Refer to "Public Procedures". -Other fees may be applicable by other external reviewing agencies; i.e. Fire District and proof of payment will be required prior to project approval. Page 1 of 5 Revised January 2021 SPECIAL NOTICE (PLEASE READ BEFORE SIGNING ACKNOWLEDGMENTS BELOW) Submission of this application does not constitute the granting of approval. All appropriate requirements must be met prior to this project being presented for approval to the appropriate authority. St. Lucie County reserves the right to request additional information to ensure a complete review of this project. ACKNOWLEDGMENTS Applicant Information (Property Developer): Business Name: Octk Rfa!3e -RG�C e5.! Name: J © rl 0 LS e. Po Address: 05 �Jt I' .S (Please lige an address that can accept overnight packages) Phone: Fax: Email: I S 0, I--f-,pY, Ccm Agent Information: Business Name: Cotleur & Hearing Name: Daniel Sorrow Address: 1934 Commerce Lane, Suite 1, Jupiter, FL.33458 (Please use an address that can accept overnight packages) Phone: 561-747-6336 Fax: Email: dsorrow@cotleur-hearing.com Please note: both applicant and agent will receive all official correspondence on this project. Property Owner Information This application and any application supplement will not be considered complete without the notarized signature of all property owners of record, which shall serve as an acknowledgment of the submittal of this application for ap roval. The roperty owner's signature below shall also serve as authorization for the above applicant or nt o a t o alf said property owner. s0- P party Owner llg`�a re Property OwnerName (Printed) Mailing A dress: ty �r `�' Phone: ra, ��,y3� [,t If pages than one owner, please submit additional le STATE OF d o-- , COUNTY OF �,37- 00 i r The foregoing instrument was acknowledged before me this �- day of ? , 20 by J 4 h n CS C- PC who is personally known to me or who has produced ovl a. i I vl ow as identification. t f r- --�- L () V1_ Sig6efure of Notary Type or Print Name of Notary PI 1 Commission Number (Seal) GINA JOLLY Page 2 of 5 ,,tar P� , ,P, :Notary Public -State of Florida Revised January 2021 — Commission # HH 118997 My Commission Expires — A_p.ril_.9 _2.0,5--__. _--- Submittal Requirements The following checklist is provided as a reminder. Please see applicable code sections for more detailed submittal requirements. All Submittals MUST be in complete folded and collated sets. All applications must include the following: © Application, completed in black ink, with property owner signature(s) and notary seal (1 original and 11 copies) • Aerial Photograph — property outlined (available from Property Appraiser's office • Property Deed • Legal description, in MS Word format, of subject property • Property Tax Map — property outlined (electronic copy not required) • Survey (24x36) Ci 2 USB's of all documents submitted (in lieu of email submission to planningapplicationC&-stlucieco.org - • with files named according to the Required Naming List. (attached) • Concurrency Deferral Affidavit; or • Description and analysis of the impact of the development on public facilities in accordance with the methodologies acceptable to the County (LDC Section 5.08.02). This will require a Transportation Assessment or a full Traffic Impact Report, if applicable. Site Plan and Planned Development Applications must also include: • Site Plan 24"x36" at a scale of 1 "=50' (5 copies- folded, not rolled) 0 Boundary Survey (24x36) — Signed and Sealed (5 originals) 0 Topographic Survey (24x36) — Signed and Sealed (5 originals) Landscape Plan — Signed and Sealed (> originals) Traffic Impact Report (TIR) (4 copies) if: o 50+ residential units o Development on N. or S. Hutchinson Island o Non-residential (see LDC Section 11.02.09(4)) Environmental Impact Report (4 copies) if:(See LDC Section 11.02.09(5)) o The property is ten acres or greater o The property, regardless of size, contains a wetland; o The property is identified on the "Native Habitat Inventory for SLC"; o The proposed development is located in whole, or part, within the One Hundred Year Flood Plain; o Development on N. or S. Hutchinson Island Development Order Extension Applications only require the following: ❑ Letter of justification —submitted at least 2 weeks prior to expiration. (LDC 11.02.06) ❑ Updated Traffic Analysis if applicable (4 copies) ❑ Approved Resolution or GM Order Final Plats only require 2 USBs (follow specifications above) & 4 copies of the following: ❑ Main Application and back up material ❑ Approved Site Plan and copy of approved Development Order ❑ Plat - Include extra copies of Plat for applicable conditions of approval (3 Original Mylars Needed for Recording) *Please note: Only a surveyor, attorney, or title agent is authorized to provide a legal description. The legal description provided on the property appraiser's website is not valid for our purposes. The legal description you provide us will be used in all future documentation. If it is incorrect, it may invalidate the results of any hearing(s). Page 3of5 Revised January 2021 Proiect Information Project Name: Oak Ridge Ranch Site address: C-24 Canal Rd Parcel ID Number(s): See attached narrative. Legal Description: (Attach additional sheets if necessary — also must be provided in MS Word format on USB) See attached legal description. Property location — Section/Township/Range: See boundary survey. Property size — acres: 3229.27 Square footage:140,665,694 Future Land Use Designation: AG-5 Zoning District: AG-5 Description of project: (Attach additional sheets if necessary) To rezone the site in question to PUD in order to create an innovative residential development with an array of housing types and uses. Type of construction (check all applicable boxes): ❑ Commercial Total Square Footage: Existing ❑ Industrial Total Square Footage: Existing Residential No. of residential units: Existing No. of subdivided lots: Existing Other Please specify: Number and size of out parcels (if applicable): Page 4 of 5 Revised January 2021 I Proposed: Proposed: Proposed: 9688 Proposed: Oak Ridge Ranches Exhibit D — PUD Document SECTION 4 PUD APPLICATION CHECKLIST All applications must include the following: PUD-PZ-10202126214-26214 October 3, 2023 Application, completed in black ink with property owner signature(s) and notary seal* FAerial photograph* Property deed** FILegal description** FIProperty tax map* Survey* FIDescription and analysis of the impact of the development on public facilities* Site Plan and Planned Development Applications must also include: FI Site plan** FI Boundary survey* Topographic survey* FI Landscape plan* Traffic impact report** Environmental impact report Notes: * Included in the PUD rezoning application package. * * Included within this PUD document. 10 Oak Ridge Ranches Exhibit D — PUD Document SECTION 5 LETTER OF AUTHORIZATION Cotleur& Hearing LA",�p PLANNING t LANDSCAPE ARCHITECTURE a TRANSPORTATION August 5, 2021 Leslie Olson. St. Lucie County Planning & Development Services 2300 Virginia Avenue Fart fierce, FL 34982 Subject: Consent ofDeveloper (yak Ridge .Ranch Dear Ms. Olson PUD-PZ-10202126214-26214 October 3, 2023 1934COMMERCE LANE SUITE 1 JUPITER. FLORIDA 3a4,51i 1„561.7d7.6336 r&„361-7A7,137='. Please be advised that the undersigned is the owner of the 3,229.27-acre project site located south of the C24 Canal, and north of Glades Cut -Off Road. The undersigned hereby gives consent to Cotleur & Hearing to file a comprehensive plan amendment application, rezoning applications, site plan applications, any similar Planning and Development Services application, and to carry out discussions and meetings with St. Lucie County as it. relates to the owner of the .site and the Oak Ridge Ranch project. For: Oak Ridge Ranches. LLC Signatory Authority ,1o1fAV c •s Printed Name Sig 11 zc 2.r Date Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 SECTION 6 BINDING PUD AGREEMENT The undersigned acknowledges that the area of the Oak Ridge Ranches PUD, described as follows: See Section 11 a Is owned by the undersigned petitioner who agrees to (1) proceed with the proposed development according to the provisions of this resolution and the St. Lucie County PUD Zoning Regulations, including criteria as otherwise set forth in this document; and (2) provide such agreements, contracts, deed restrictions and sureties as are acceptable to St. Lucie County for the completion of the development in accordance with the plan approved by the County. In addition, the said petitioner shall be responsible for the continuing operations and maintenance of such areas, functions, and facilities until such time as a private property owners association, Community Development District, or similar entity agrees to accept the same responsibilities. The petitioner further agrees to bind all successors in title to the commitments made in this paragraph. Oak Ridge Ranc , By: Print Title: /9 � 7-/1,-A ! c &0 S i G'/U/zr i 0 /, ? r' STATE OF FLORIDA COUNTY OF ft/� i5CAGl. The foregoing instrument was acknowledged before me by means of ❑ physical presence or ❑ online notarization, this day of RefceA i , 2023, by J c/yN C S,- - c, , as the Authorized Signatory of the Kolter Group LLC, a Florida limited liability company, which is Manager of Oak Ridge Ranches LLC, a Florida limited liability company on behalf of said company, and who 0, is personally known to me, or ❑ has produced as identification. ��"Pp�' NICOLE E. ANOELAKOS •• ••'o': .. MY COMMISSION # GG 934661 EXPIRES: March 23, 2024 Not ublic ='State of Florida �'•;; OF F��: Bonded Thru Nalary Pubiic Underwriters (seal) ocak, L Print Name: 12 CERTIFICATE AS TO THE RESOLUTIONS OF THE MANAGER OF OAK RIDGE RANCHES LLC THE UNDERSIGNED, being the Manager of Oak Ridge Ranches LLC (the "Company"), does hereby certify that the following is a true and complete copy of a Resolution adopted by the Manager of said Company which Resolution has not been revoked, rescinded, cancelled or modified and remains in full force and effect. RESOLVED, that the Company shall execute all contracts, documents, purchase agreements, affidavits, deeds, settlement statements, agreements, instruments and all necessary papers and documents in connection with the leasing, acquisitions, development, and disposition of real property for sale; and IT IS FURTHER RESOLVED, that the following individual acting on behalf of the Company is authorized, empowered and directed to do singly, all such further acts, and execute and deliver all such contracts, closing documents, settlement statements, purchase and sale agreements, papers, leases, documents, instruments, and agreements and otherwise take any action as may be necessary or appropriate in connection with the aforesaid resolution: John Csapo Authorized Signatory AND BE IT FURTHER RESOLVED, that all actions heretofore taken by the foregoing person and all things done by this authority with respect to the foregoing resolution, and the actions contemplated thereby, are hereby agreed to, ratified, approved and adopted. CERTIFIED that the Operating Agreement of the Company does not impair or restrict the Company's ability to execute and deliver the documents required to hereunder. IN WITNESS WHEREOF, this written consent is made effective as of the 21st day of July, 2021. OAK RIDGE RANCHES LLC By: The Kolter Group LLC Its: Manager By: --- Ryan Mosher, Manager Oak Ridge Ranches Exhibit D — PUD Document SECTION 7 SITE INFORMATION PUD-PZ-10202126214-26214 October 3, 2023 Existing Proposed Land Use Designation AG-5 MXD Existing Zoning AG-5 PUD Total Area (ac) 3,229.27 3,229.27 Total Dwelling Units 0 8,600 Density (du/ac) 0.2 2.66 (Total Gross Area) Allowed Density (du/ac) 0.2 15 (Per POD Site Plan) Residential Area (ac) 0 +/- 2,678.24 Acres Wetland (ac) 335 258.2 (77%) Quality Uplands (ac) 853 213 (25%) Commercial Area/ Civic 0 650,000 Square Feet of Bldg. Area 1. ENVIRONMENTAL: Per the St. Lucie County Code, a minimum of thirty-five percent (35%) of the gross area of land to be committed to a Planned Unit Development (PUD) must be for use as common space, which may include parks, recreation areas, bicycle and pedestrian paths and facilities, marinas, swimming beaches, common open space, common landscaping and planting areas, stormwater retention areas, or other areas of public purpose use. Common open space may not include street, road, or drainage rights -of -way, above -ground utilities, or parking areas. A minimum of fifteen percent (150/6) of any existing native upland habitat on the property must be preserved in its natural condition as part of the required thirty-five percent (35%) common open space (refer to Subarea policies within the MXD Activity Area). There are approximately 853 acres of quality uplands and approximately 335 acres of wetlands. Oak Ridge Ranches is proposing the preservation of approximately 25% upland habitat. By meeting the 25% preservation requirement, the developer will not be required to provide a tree survey, as the 25% set aside for preservation satisfies all tree mitigation requirements for the proposed development, and which shall be placed under conservation easement prior to issuance of a vegetation removal permit or exemption. Oak Ridge Ranches is proposing to retain 77% of wetlands. It is possible that some of the remaining wetlands may be additionally impacted by development provided prior authorization and required mitigation for these impacts is provided from the appropriate agencies (i.e., Army Corps of Engineers [ACOE], South Florida Water Management District 13 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 [SFWMD], the Department of Environmental Protection [DEP]), as well as the appropriate Wetland Waiver Application(s) are heard before the Board of County Commissioners (BOCC) for any impacts to Category I or II wetlands and/or associated buffers or before the Environmental Resources Department (ERD) Director for any impacts to Category III wetlands and/or associated buffers. Efforts shall be made to preserve those areas which hold higher environmental value as shown on the attached PUD Plan, and as described in the Environmental Impact Report included in the PUD application package. The areas of wetlands and associated buffers, and upland impacts are identified on the PUD plan included in this document. Additional wetland impacts may be proposed, provided that Oak Ridge Ranches obtains the necessary documentation from all applicable regulatory agencies, such as the Army Corps of Engineers (ACOE), South Florida Water Management District (SFWMD), and the Department of Environmental Protection (DEP), as well as approval for the appropriate Wetland Waiver Application(s) heard before the St. Lucie County Board of County Commissioners or the ERD Director prior to commencing development activities. Section 7.01.00 of the St. Lucie County Code requires setbacks from PUD's and properties identified on the Future Land Use Map of the St. Lucie County Comprehensive Plan as Agricultural. Oak Ridge Ranches PUD is providing setback from Agricultural Land Use properties as shown on the PUD Plan. Urban services and activities or uses can occur throughout and up to the Oak Ridge Ranches limit. 2. PEDESTRIANWAYS: Oak Ridge Ranches will have pedestrian access and connectivity throughout the development. The system of pedestrian movement will consist of paved multiuse paths or sidewalks adjacent to streets of the residential neighborhoods as well as an interior collector road. Sidewalks are a desirable aspect of urbanized areas and are increasingly more important with narrower lot sizes. Sidewalks will be installed within the PUD on both sides of the roads within internal development roads with a minimum of five (5) feet in width unless determined otherwise by the County Engineer. The County Engineer may consider the installation of sidewalks on one side of the road if deemed a lower traffic volume within a POD, for rights -of -way of forty feet (40') or less (reserved for townhome developments), or for less than fifty (50) homes. 14 Oak Ridge Ranches Exhibit D — PUD Document SECTION 8 AGRICULTURAL EXEMPTION PUD-PZ-10202126214-26214 October 3, 2023 Per Section 193.461 of the 2021 Florida Statutes, the property appraiser of St. Lucie County shall, on an annual basis, classify for assessment purposes all lands within the county as either agricultural or nonagricultural. Before March 1 of each year, Oak Ridge Ranches will furnish the property appraiser such information as necessary to demonstrate all lands not currently under construction are being used for bona fide agricultural purposes and shall maintain their agricultural classification exemption status. The term "bona fide agricultural purposes" means good faith commercial agricultural use of the land, including commercial nurseries, citrus groves, tree farms, aquaculture, row crops, ranches, or similar operations. Per LDC 6.00.03.D, vegetation removal, except within required preserve areas or deeded conservation easements, which are part of the ongoing activities of the existing agricultural operation, shall not require a permit. The initial clearing of native vegetation on a site shall be preceded by a letter to the Environmental Resources Department. When removal of protected vegetation (i.e., native vegetation) has been performed under this exemption, which is not for bona fide agricultural purposes, no development order shall be approved for any other use or improvement, including subdividing, on the same POD within four (4) years from the date of the last agricultural classification granted for that land by the St. Lucie County Property Appraiser, per F.S. 193.461. The required twenty-five percent (25%) upland habitat preservation, which satisfies all tree mitigation requirements, shall be placed under conservation easement at the site plan application process. Prior to issuance of a vegetation removal permit or exemption for each site plan, the preserve area along with the approved Preserve Area Maintenance and Monitoring Plan (PANDvIP) shall be placed under conservation easement at time of site plan approval. No clearing of the 25% preservation land shall take place. Even though this is a predominantly residential community, agriculture and agricultural activities shall be permitted on all parcels of Oak Ridge Ranches, until such time as individual parcels are platted and developed. These agricultural activities include but are not limited to silviculture, citrus, cash crops, ranching, and regulated hunting preserve areas. The individual PODs adjacent to land 15 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 used for agricultural purposes outside of the Oak Ridge Ranches development and designated for agricultural use on the Future Land Use Map of the St. Lucie County Comprehensive Plan, shall provide setbacks from the agricultural land sufficient to protect the function and operation of those use from the encroachment of urban activities or uses. These setbacks and buffers from perimeter agricultural uses are shown to be compatible and will be deemed adequate so long as they are depicted on site plan applications and correspond to the dimensions shown on the PUD Plan. 16 Oak Ridge Ranches Exhibit D — PUD Document SECTION 9 DEVELOPMENT USES AND STANDARDS PLEASE SEE NEXT PAGE 17 PUD-PZ-10202126214-26214 October 3, 2023 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 Table 1. DEVELOPMENT USES AND STANDARDS DEVELOPMENT STANDARD SINGLE- FAMILY TOWNHOMES* VILLAS/ DUPLEX* MULTI- RENTALS* NONFAMILY RESIDENTIAL** PRIMARY STRUCTURE Minimum Lot Width 40' 16' 25' NA Minimum Lot Depth 110, 80, 100, NA Maximum Lot Depth None None None NA Maximum Building Lot Coverage+ 60% 70% 60% 90% 80% Maximum Impervious Lot Coverage 80% 90% 80% 80% 80% Minimum Pervious Lot Coverage/Open S ace+ 20% 10% 20% 20% 20% Minimum Front Setback (Front Loaded) ++ 20' Garage 20' Garage 20' Garage 20' Garage - Minimum Front Setbacks (Non -garage) 15' 15' 15' S' from EOP Minimum Front Setback (Side Loaded) 15, - NA Minimum Front Setback (Rear Loaded) 10, 10, 5' from EOP Minimum Side Setback (Internal Lot)(May be 0' on a zero -lot -line provided that minimum building separation of 10' is maintained between units) 5 Minimum Side Setback Side-Entrul 5' 5' 5' S' Minimum Side Setback (Front- Entry) 5' 5' 5' 51 Minimum Side Setback (Corner Lot) 15' 15' 15' 15' If adjacent to open space tract 15' in width or greater 5' 5' S' S' Minimum Rear Setback (Corner Lot) 10, 10, 10' 10, - Minimum Rear Setback (Internal Lot) 10, 10, 10, 10, Minimum Rear Setback (Rear Loaded with garage) 5' 5' 5' 5' ACCESSORY STRUCTURES Minimum Rear Setback (Non -Rear Loaded) 3' 3' 3' 3' If adjacent to open space, lake, or common area tract 50' or wider 0' 0' 0' 0' Minimum Rear Setback (Rear Loaded) 5' 5' 3' 3' Minimum Side Setback (Internal Lot) 1' (1' from roe line 2' 1' 3' Minimum Side Setback (Corner Lot) 15, 15' 13' 13' Notes: * LDC Section 7.04.03 Building Spacing Formula does not apply to townhome, villa/duplex, or multifamily site plans for PODS 8, 9, 10, and 11. * * Non-residential development standards are pursuant to the St. Lucie County LDC. + Maximum impervious lot coverage and minimum pervious lot coverage refer to the code requirement of the total impervious versus pervious lot coverage for the parcel or POD, not individual townhome lots. No less than 10% open space/pervious area will be provided per POD. ++ For a dwelling unit with a front -loaded garage, the minimum front setback for the principal structure, excluding the garage, shall be fifteen (15) feet from the front property line. A 22-foot distance is required from the garage to edge of sidewalk or curb. 18 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 DEVELOPMENT USES AND STANDARDS 1. PERMITTED PRINCIPAL USES (any use allowed within MXD Land Use, including but not limited to) A. Single-family Detached Residences, Accessory Dwelling Units, Villas (Duplex subdivided on individual lots) B. Multifamily and Town Homes (fee simple or rentals) C. Model Homes, Model Home Sales Center, Model Home Design Center D. Temporary Construction Office (trailer or home) E. Lakes F. Entry Gates and Guard House(s) G. Office Commercial H. Retail Commercial I. Open Space J. Recreation Area and Clubhouses K. Golf Course L. Electrical Substations M. Civic Uses (i.e., schools, libraries, fire station, etc.) N. Assisted Living Facilities O. Stealth Telecommunication Towers and Infrastructure 2. DENSITY: Density will comply with the underlaying Future Land Use Designation of MXD. Per the County code and provisions, MXD land uses have a maximum density of 15 dwelling units per acre. The gross density for the entire site will be capped at 2.66 du/ac. Density is not regulated or restricted on any particular POD or Site Plan, provided no more than 8,600 total units are constructed. Refer to the tradeoff matrix contained in Section 19, Conversion Matrix, for allowable exchanges in uses. 3. PARKING REQUIRED: All single-family units, including attached paired villas (duplexes), shall have at minimum two (2) car residential parking spaces. If no driveway is provided, then there shall be one guest parking space provided elsewhere on -site at one space per unit. Villas and single- family homes with single -car garages will have, at minimum, parking for one (1) space in the garage and additional guest parking elsewhere within the POD at a rate of 5% of the total number of units in that POD. Villa garages may have a one- or two -car capacity. 19 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 Driveways will be a minimum of ten (10) feet wide for a one -car garage and eighteen (18) feet wide for a two -car garage. Front -loaded three -car garages may have a driveway up to thirty (30) feet in width to accommodate these larger layouts. Refer to the Institute of Transportation Engineers (ITE) parking ratios for parking space requirements as related to multifamily apartments and townhomes, commercial and office uses. If the proposed number of parking spaces differs from the County Code, a parking analysis justifying proposed parking shall be provided by the traffic engineer at the time of Site Plan Review. Standard parking spaces shall be a minimum of 18' x 10'. Parking spaces may include a stall size of 16' with a 2' overhang provided in a landscape strip or oversized sidewalk. One (1) space per two hundred (200) gross square feet of enclosed Recreation Facility/Clubhouse. Up to 25% of parking may be golf cart parking spaces. On -street parking may be utilized to satisfy parking requirements for site plans that contain Recreation Facilities/Clubhouses and other non-residential uses. 4. STREET DESIGN: (See Section 14, Typical Roadways) Corner radii of intersecting local streets with a public collector street shall be a minimum of thirty-five (35) feet. Comer radii of intersecting local private streets may be a minimum of twenty feet (20'). Corner radii of alley ways with local private streets may be a minimum of ten (10) feet. Maximum cul-de-sac length shall be limited to 2,500 linear feet. A "Y" or "T" type of turnaround may be approved in lieu of a cul-de-sac, with approval and concurrence with the St. Lucie County Fire District. An aspect of traditional neighborhood design may be incorporated into the design of some single- and multifamily dwellings in Oak Ridge Ranches. Alley -loaded garages and driveways are permitted in the rear of the lots. Typical lot sizes vary. A breakdown of each type of home with dimensions for rear -loaded alleys can be found in Table 1, Development Uses & Standards. Single -lane alleys can be a minimum of twelve (12) feet wide with utilities and drainage as determined by the project engineer. 20 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 5. MAXIMUM BUILDING HEIGHT: Maximum height of single-family residential structures and recreation centers shall not exceed thirty-five feet (35') above the finished floor. Architectural elements (monuments, entry features, towers, etc.) may not exceed fifty feet (50') above the finished floor. Multifamily residential structures shall not exceed seventy-five feet (75') above the finished floor, or seven (7) stories. Townhomes shall have up to three (3) stories with a maximum of thirty-five feet (35') in height 6. MINIMUM LOT SIZES: (See Table 1, Development Uses & Standards) Lot sizes are not restricted to the typical lot plans illustrated in this PUD, provided they adhere to the setback requirement detailed in Table 1, Development Uses & Standards. 7. MINIMUM BUILDING SETBACKS: (See Table 1, Development Uses & Standards) Single-family: Building setbacks shall be as stated in Table 1, Development Uses & Standards, unless otherwise indicated, roofs are allowed to overhang into building setbacks but not to exceed twenty-four inches (24"). This overhang provision is not applicable where structures (including ADUs) are within twenty-four inches (24") of the property line. Any accessory structure placed within the side setback must be landscaped to be shielded from the right- of-way. Sand set pavers and concrete walkways may encroach into the setbacks up to the property line. Pool equipment and HVAC are not considered accessory uses and are allowed in the side yard and shall have a minimum one -foot (l') side setback. No HVAC or pool equipment shall be located adjacent to one another on opposite lots. A distance of at least five feet (5') separation shall be maintained between them. For side entry residential homes, a concrete pad and walkway measuring four feet (4') in width shall be permitted in the side setback. Villas/Townhomes: Setbacks shall be as stated in Table 1, Development Standards & Uses, unless otherwise indicated, roofs are allowed to overhang into building setbacks but not to exceed twenty- four inches (24"). Any accessory structure placed within the side setback must be 21 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 landscaped to be shielded from surrounding neighbors. Sand set pavers and concrete walkways may encroach into the setbacks up to the property line. Other Uses: Unless otherwise provided for in this PUD agreement, multifamily (apartments and townhomes) and commercial (office and retail) uses shall follow development criteria as defined in the St. Lucie County Land Development Code. 8. FENCES / WALLS: Single-family: Fences and walls may be located along the rear and side property line, but they shall not extend past the front building line into the front setback. These fences and walls may have a maximum height of six (6) feet. Villas/Townhomes: Fences and walls may be located along the rear and side property line but shall not extend past the front building line into the front setback. These fences and walls may have a maximum height of eight (8) feet. Notwithstanding the foregoing, the front and side setbacks of the lot which extend past the front of the building may allow a fence with a maximum height of three (3) feet. Buffers: All side and rear yard perimeter buffer areas between non-residential and residential structures shall be landscaped with an opaque fence of at least eight (8) feet in height that forms a continuous screen between the uses. All opaque fences shall be landscaped with a continuous hedge along both the inside and outside base of the wall or fence. One (1) tree shall be planted along the wall or fence for each thirty (30) linear feet or major fraction thereof of the length of the wall or fence. Tree plantings shall be alternated so that at least sixty (60) percent of the required number of trees is located on the outside wall or fence. The remaining forty (40) percent of the required perimeter tree plantings shall be located on the inside face of the wall or fence. Existing native vegetation may be used to satisfy all or part of the landscape planting requirements of this paragraph upon the approval of the Environmental Resources Director. 22 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 Buffers may have black vinyl coated chain link fences up to eight (8) feet with buffer hedge rows on either side or walls up to eight (8) feet. 9. ACCESSORY USES: Accessory Uses/Structures are permitted in connection with any principal use, provided that all accessory structures or uses are in full compliance with all setbacks, height, and building lot impervious coverage requirements. Such approved uses or structures include but are not limited to patios, pools, outdoor cooking areas, gazebos, and screen enclosures. 10. LANDSCAPING: 1. Single -Family and Duplex Lots: No more than 50% of the required trees on single-family lots or villa duplex lots may be palm trees. A minimum of 100% of all required trees shall be native. Code minimum plantings will use Florida Friendly standards. 2. Easement and Utility Area Landscaping: No trees may be planted within five (5) feet of any existing utility pole, guy wire, and pad mountedtransformer. No protective barriers will be required. When platted, development tract is within fifty (50) feet of Florida Power and Light (FPL) easement, a planting plan demonstrating compliance with FPL's "Right Tree, Right Place" publication will be provided consistent with plat construction drawings. 3. Perimeter Landscaping: Trees and shrubs are not required along the lake edges, except for littoral plantings and upland transitional plantings when adjacent to natural preserve areas, as detailed in in the LDC and Comprehensive Plan, unless otherwise stated in this PUD Document. The minimum perimeter landscape buffer width for amenity centers and model home sales centers is a minimum ten -foot (10') planting space between parking spaces and building and a minimum five-foot (5') planting space between driveways, sidewalks, and buildings per LDC 7.10.24.C.2.H. Multifamily (townhomes and apartments), commercial, office, and recreational uses are subject 23 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 to the County Code, unless otherwise stated in this PUD document. Large palm trees such as Royals, Bismarck, Sylvester, Medjool, or Canary Island can be used as 1:1 trees to meet perimeter landscape requirements. 4. Landscape Buffers: Perimeter landscape buffers are not required along internal private PUD collector or local roadway but shall be provided along the internal spinal road and along Glades Cut -Off Road and Range Line Road. When provided, right-of-way buffers shall be a minimum fifteen (15) feet in width and shall contain at least one native canopy tree per thirty (30) linear feet and a twenty-four inch (24') continuous hedge row. Landscape buffers for screening of vehicular use areas from adjacent properties shall be ten (10) feet in width and contain landscaping. Large palm trees such as Royals, Bismarck, Sylvester, Medjool, or Canary Island can be used as 1:1 ratio to meet this requirement. Landscaping used for this requirement must follow Florida Friendly standards. Existing wetlands, existing lakes, and proposed lake areas shall be included as uses allowed within buffer area. If right-of-way dedications are required, the landscape buffers shall be measured from the new right-of-way line. Existing vegetation within the buffers will be preserved to the extent practical, however changing the grade within the proposed landscape buffer will be permitted, provided that the graded area will be replanted using native material. 5. Commercial Area Landscaping: Landscaping within this PUD is subject to the regulations of the St. Lucie County LDC 7.09.00, unless regulations are otherwise stated in this document. Tree requirements in parking islands in vehicle use areas shall be satisfied with one large palm such as Royal, Bismarck, Sylvester, Medjool, or Canary Island. Landscape buffers along road rights -of -way (ROWs) shall be fifteen (15) feet in width and contain associated landscaping. Landscape buffers for screening of vehicular use areas from adjacent properties shall be ten (10) feet in width and contain associated landscaping. Landscaping used for this must follow Florida Friendly standards. 24 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 6. Single -Family Landscaping: 1. Lots 7,500 sf or less shall provide three (3) trees. 2. Lots over 7,500 sf shall provide one (1) tree for every 2,500 sf, a maximum of 17 trees. Trees to be placed in the front yard of a unit may be substituted with street trees planted within the adjacent street right-of-way. Street trees will be planted at the time units are being built. 7. Street Trees: Canopy street trees, such as Live Oaks, Mahogany, Gumbo Limbo, Buttonwood, or Royal Palm Trees, shall be provided on a basis of one (1) tree per forty (40) linear feet of roadway per side or one (1) tree per lot. Street trees planted in front of residential lots may be counted toward the canopy tree requirements for the lot, so long as these trees are demonstrated to be in surplus of the required one tree per 180 square feet of IVUA. Townhome and villa developments that cannot achieve street trees that are forty (40) feet on center will provide equal compensation along the right of way, within the distances less than fifty (50) feet. Street trees may be planted on the side of the sidewalk closest to homes to prevent long term damage to sidewalks and roads. 8. Landscape Material and Species Selection: To be determined by registered landscape architect by the State of Florida and shall meet the minimum standards of LDC 7.09.00. If landscape architect chooses to use plants other than allowed under county code, it is permissible, except for plants associated with Category 1 List of Invasive Species. If reasonable and where appropriate, as determined by the Florida Landscape Architect of Record, 100% of the minimum required trees shall be native and 25% of the hedge material shall be native. 25 Oak Ridge Ranches Exhibit D — PUD Document Littoral Areas: PUD-PZ-10202126214-26214 October 3, 2023 Littoral plantings and required transitional native upland buffer plantings for the preserved, natural habitats shall be provided. All trees and palms count toward the minimum landscaping requirements shall be native per LDC 7.09.03.E. Upland transitions and littoral areas shall be in compliance with the Land Development Code Section 6.02.03.F. and Policies 6.1.2.3 and 6.1.2.5 of the Comprehensive Plan. A slope of 4:1 is permitted for littoral zones. 11. CLUBHOUSE/ RECREATION: Permitted Uses: Pool, Hot Tub, Cabana, Conference Facilities, Clubhouse, Health Club, Outdoor Sports Facilities, Tot lot, Passive Garden Area, Golf Cart Parking Spaces, Racquet Club Facilities, Fire Pits, Outdoor Cooking, Social Gathering Areas, and Outdoor Stage. 12. DRY MODEL CONSTRUCTION AND SALES CENTERS: Dry model construction and their respective sales centers are permitted within this PUD for up to twenty (20) models per site plan and shall be reviewed at the time of site plan approval. Temporary trap fences are permitted in a model row, within the rights -of -way, as well as temporary construction offices. If the permanent use of a facility is to be single-family development, the permitting through the Planning and Development Services and Building Department will be limited to review of residential development. 13. FACADES AND COMMUNITY ARCHITECTURAL STANDARDS: Community Architectural Standards, pursuant to LDC Section 7.10.24, shall apply to commercial, office, and multifamily (apartment) uses unless indicated otherwise in this document. LDC Section 7.10.24 does not apply to clubhouses, amenity centers, mail kiosks, model home sales centers, maintenance facilities, guardhouses, single-family, townhome, or villa duplex development. No two (2) adjoining single-family homes shall be the same front architectural elevations. The Building Spacing Formula, LDC Section 7.04.03, is not applicable to the multi -family or townhome POD site plans. Street lighting will be determined at time of each POD or phase Site Plan application and will be consistent with the St. Lucie County Land Development Code. 26 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 14. UTILITIES AND PUBLIC WORKS: All construction shall be in accordance with the St. Lucie County Standards, and with all applicable Florida Department of Environmental Protection rules and regulations. Oak Ridge Ranches will be supplied with Water and/or Wastewater Services by St. Lucie County and will abide and comply with all the applicable County ordinances, policies, specifications, and regulatory agencies governing such services. Pump Stations may be designed to serve neighboring parcels to maximizethe benefit to the system and minimize maintenance costs to the County. All utilities shall be placed underground. No landscaping shall be placed in a manner that would create conflicts with the intended operation and maintenance of any existing or proposed water/wastewater utility lines. Pursuant to a Standard Utility Developer Agreement for the first 500 units of the Oak Ridge Ranches Property development, St. Lucie County Utility District intends to extend its public water, wastewater and reclaimed water transmission systems from central county District utility facilities currently under contract for design/construction, southward along Header Canal Road, under the C-24 Canal and continue south inside the Oak Ridge Ranches property, and will then follow the Oak Ridge Ranches property line east until it reaches Range Line Road and then continue south in the road right-of-way for Range Line Road until it reaches Glades Cutoff. Pursuant to the terms of the Utility Developer Agreement, the St. Lucie County Utility District will agree to supply sufficient utility service for the capacity reserved by the property owner in the Utility Developer Agreement, and any future Utility Developer Agreements for additional units to be entered into with the property owner for utility service to the Oak Ridge Ranches Property. 15. SIGNAGE: Oak Ridge Ranches may submit a master signage plan for the PUD (which may be updated periodically without requiring a PUD Amendment or BOCC approval) with more flexible sign regulations to ensure design consistency throughout the proposed development and to ensure compatibility with greater design opportunities and enhancement of St. Lucie County aesthetics as determined by the master developer. This master signage plan shall include, but not be limited to, information such as permitted sign dimensions, sign colors and materials, and sign locations, and shall include regulations for monument signs, wayfinding signs, temporary signs, and non- residential signs. If no master plan is available, signage standards will defer to Chapter 9 of the St. Lucie County Land Development Code. Signage shall have a landscaped area around its base which extends a minimum distance of three (3) feet in all directions. Such landscaped area shall be completely covered by Florida Friendly ground cover and shrubs, hedges, or similar vegetative materials. 27 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 SECTION 10 FUTURE APPROVALS This PUD shall serve as the zoning approval for overall regulations which includes the PUD plan, shown as Section 13a within this document. The 3,229.27 acres are to be developed in phases, with each individual POD going through its own site plan approval process. Each POD site plan will be detailed and may include lots, amenity center locations, model row locations, open spaces, lakes, roads, etc. The POD site plans subject to subdivision plat approval, shall include adequate information to determine compliance with the required design standards set forth herein and the Land Development Code. As a whole, the POD site plans proposed for each phase of the development will conform to the overall development standards and densities as set forth in this PUD document and the Oak Ridge Ranches Mixed Use Activity Area Subarea Policies and the other regulations not specifically addressed by the Subarea Policies and PUD, which are in effect on the date of final decision on an application. Each POD site plan will undergo formal County application review, processing procedures, and approval by the Planning and Development Services Director or the Board of County Commission, depending on the site plan designation (minor or major). Minor adjustments to any approved final site plan may be approved by the Planning and Development Services Director, so long as the changes are consistent with the minor adjustments as described in the Land Development Regulations Section 11.02.05.E or this PUD and be processed and approved administratively. This PUD defines minor adjustments to any approved site plan as: 1. Increasing any square footage of any one (1) primary non-residential structure by up to 25%; or 2. Altering the location of any one (1) non-residential structure or group of non- residential structures collectively by no more than 100 feet so long as this relocation does not encroach into preserve or other protected areas without substantial evidence that said area is no longer needed or has been compensated for; or 3. Increasing the net density of any one (1) phase by up to 15%; or 28 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 4. Altering the location of any primary circulation element by no more than 200 feet. Alterations of more than 200 feet shall be considered major unless they lead to a reduction in impervious surface area; or 5. Altering the location of any open space by up to 43,560 square feet within an approved site plan or approved plat, so long as the overall 35% minimum open space requirement is still being met for the entire PUD; or 6. Reducing the total amount of open space by up to 10% or reducing the yard area or open space associated with any one (1) non-residential structure by up to 10%. The amount of total open space cannot be reduced to below the amount stated in the PUD regulations, unless otherwise permitted by other County Code provisions or the Board of Adjustments; or 7. Altering the location, type, or quality of landscaping elements; or S. Reducing the gross density or intensity of the approved development. Modifications not listed above may be considered a major adjustment to approved final site plan. These major adjustments may only be approved by the Board of County Commissioners, which may grant approval for the changes during a public hearing, after reaching a conclusion that the adjustments are in substantial conformity with the original approval. Per Section 11.06.02 of the County's Land Development Code, only owners of 50% or more of real property are allowed to file a PUD Amendment. Oak Ridge Ranches, LLC and their successors and assigns are exempt from section 11.06.02 of the County's Land Development Code. For the purposes of this PUD, only with written consent from the master developer (Oak Ridge Ranches, LLC,) successors, or assigns, can anyone file a PUD Amendment. When language in this PUD Document conflicts with the St. Lucie County LDC, this document shall govern. 29 Oak Ridge Ranches Exhibit D — PUD Document SECTION lla LEGAL DESCRIPTION i PLEASE SEE NEXT PAGE) 30 PUD-PZ-10202126214-26214 October 3, 2023 Oak Ridge Ranches Exhibit D — PUD Document DESCRIPTION: PUD-PZ-10202126214-26214 October 3, 2023 PARCELI: East 1/2 of Section 23, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS AND EXCEPT the South 845 feet thereof. Containing 255.04 acres more or less. PARCEL 2: East 1/2 of Section 26, Township 36 South, Range 38 East, St. Lucie County, Florida, TOGETHER WITH the South 845 feet of the East 1/2 of Section 23, Township 36 South, Range 38 East, St. Lucie County, Florida; Less and Except the West One -Half (W1/2) of the Southwest One -Quarter (SW 1/4) of the Southwest One -Quarter (SW 1/4) of the Southeast One Quarter (SE 1/4) of Section 26, Township 36 South, Range 38 East, St. Lucie County, Florida. Containing 374.24 acres more or less. PARCEL 3: All of Section 25, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS AND EXCEPT the East 70.00 feet as conveyed to St. Lucie County, a political subdivision of the State of Florida by virtue of the Special Warranty Deed recorded October 29, 2008, in Official Records Book 3028, Page 2670, Public Records of St. Lucie County, Florida. Containing 636.32 acres more or less. PARCEL 4: The West 1917.9 feet of Section 35, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS the following described parcel: Beginning at the Northwest corner of Section 35, Township 36 South, Range 38 East, thence run North 89°34'08" East, along the Section line, 1858.90 feet; thence following the top of the dike adjacent to a citrus grove run the following courses and distances: South 00°45'36" East 897.42 feet; South 53°23'40" West 76.67 feet; South 67°35'50" West 338.81 feet; South 33°38'40" West 107.30 feet; South 24°07'45" West 363.57 feet; South 07°57'45" West 176.10 feet; South 02°51'46" East 601.78 feet; South 56012'50" West 99.95 feet; South 79°51'40" West 521.64 feet; South 00039'20" West 718.55 feet; South 30°20'19" West 239.78 feet; South 72°41'50" West 347.84 feet; North 50°26'10" West 288.41 feet to a point on the West line of aforesaid Section 35; thence North 00°33'30" West, along the Section line, 3249.12 feet to the Point of Beginning. Containing 127.23 acres more or less. PARCEL 5: All of Section 35, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS the following: The West 1917.9 feet of said Section. Containing 394.43 acres more or less. PARCEL 6: That part of the South 922.26 feet of the East 330 feet of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida, lying Northerly of Glades Cutoff Road. Such property being also described as: Commence at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence North 00°08'47" West, along the East line of Section 36, a distance of 431.22 feet to the POINT OF BEGINNING, said point being on the Northeasterly right-of-way line of State Road S-709 (being 150.00 feet in width and also known as Glades Cut -Off Road); thence continue North 00°08'47" West, along said East line of Section 36, a distance of 491.22 feet to the North line of the South 922.26 feet of Section 36; thence North 89°00'53" West a distance of 330.06 feet to the West line of the East 330.00 feet of Section 36; thence South 00°08'47" East, along the West line of the East 330.00 feet of Section 36, a distance of 828.71 feet to the aforesaid Northeasterly right-of-way line of State Road S-709; thence North 44*46'11" East, along said Northeasterly right-of-way line, a distance of 467.37 feet to the POINT OF BEGINNING. Containing 5.00 acres more or less. 31 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 PARCEL 7: The North one -eighth (N 1/8) of the South one-half (S 1/2) and all of the North one-half (N 1/2) of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida. Containing 352.68 acres more or less. PARCEL 8: The following described real property, LESS AND EXCEPTING THEREFROM THE WEST 128 ACRES THEREOF, heretofore conveyed to James L. Davis, as Trustee, by Special Warranty Deed recorded in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida: Commence at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence run North 00°09'38" West, along the East line of said Section 36, a distance of 922.44 feet to the POINT OF BEGINNING; thence run North 89°01'44" West, a distance of 330.06 feet; thence run South 00°09'38" East, a distance of 829.01 feet to the Northwesterly right of way line of Glades Cut -Off Road; thence run South 44°46'00" West, along said right of way line, a distance of 3380.72 feet; thence run North 00°09'38" West, a distance of 4649.00 feet; thence run North 89°52'09" East, a distance of 2717.48 feet to the East line of Section 36; thence run South 00°09'38" East along the East line of said Section 36, a distance of 1431.54 feet to the POINT OF BEGINNING; all lying and being in Section 36, Township 36 South, Range 38 East and Section 1, Township 37 South, Range 38 East, St. Lucie County, Florida, ALL LESS any existing road, canal and railroad rights of way, and all lying and being in St. Lucie County, Florida. Containing 71.98 acres more or less. PARCEL 9: The West 128 acres of the following described parcel of real property: COMMENCE at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence run North 00°09'38" West, along the East line of said Section 36, a distance of 922.44 feet to the POINT OF BEGINNING; thence run North 89001'44" West, a distance of 330.06 feet; thence run South 00°09'38" East, a distance of 829.01 feet to the Northwesterly right-of-way line of Glades Cut -Off Road; thence run South 44°46'00" West, along said right-of-way line, a distance of 3380.72 feet; thence run North 00°09'38" West, a distance of 4649.00 feet; thence run North 89°52'09" East, a distance of 2717.48 feet to the East line of said Section 36; thence run South 00°09'38" East along the East line of said Section 36, a distance of 1431.54 feet to the POINT OF BEGINNING, all lying and being in Section 36, Township 36 South, Range 38 East, and Section 1, Township 37 South, Range 38 East, comprising 200 acres more or less, as described in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida, ALL LESS any existing road, canal and railroad rights -of -way, and all situate, lying and being in St. Lucie County, Florida. Containing 127.97 acres more or less. PARCEL 10: The South 1/2, LESS the North 1/8 AND LESS the East 2717.48 feet of Section 36, Township 36 South, Range 38 East, AND all that part of the West 1/2 lying Northwesterly of State Road 709 (Glades Cut -Off Road), Section 1, Township 37 South, Range 38 East, St. Lucie County, Florida, as described in O.R. Book 587, Page 1117, of the Public Records of St. Lucie County, Florida. Containing 325.79 acres more or less. (PARCELS 9 AND 10) BEING ALSO DESCRIBED AS FOLLOWS: Commence at the Southwest corner of said Section 1, Township 37 South, Range 38 East, thence North 00°19'30" West, along the West boundary of said Section 1, a distance of 614.85 feet to the Northwesterly right-of-way line of Glades Cut -Off Road (State Road 709) and the POINT OF BEGINNING of the following described Parcel; thence continuing Northerly along the said West boundary of Section 1, by the following courses and distances: Thence continue North 00'19'30" West, a distance of 2,020.44 feet; thence North 00°03'51" West, a distance of 2,798.84 feet to the Southwest corner of said Section 36, Township 36 South, Range 38 East; thence North 00°55'25" West, along the West line of aforesaid K04 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 Section 36, a distance of 2,255.29 feet to the South line of the North 1/8 (one -eighth) of the South 1/2 (one-half) of said Section 36; thence North 89059'38" East, along lastly said line, a distance of 3,867.02 feet to the East line of the West 128.00 acres of those lands described in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida; thence South 00°08'49" East, along the said East line, a distance of 3,219.16 feet to the said Northwesterly right-of-way line of Glades Cut -Off Road (State Road 709); thence South 44°46'03" West, along said right-of-way line, a distance of 5,430.50 feet to the POINT OF BEGINNING, St. Lucie County, Florida. PARCEL 11: All of Section 2, Township 37 South, Range 38 East, LESS the South one-half (S 1/2) of the South one- half (S 1/2) (except the East 100 feet lying North of Glades Cut -Off Road) AND LESS the West 1917.9 feet thereof, St. Lucie County, Florida. Containing 318.04 acres more or less. PARCEL 12: The West 1917.9 feet of the North three-quarters (N 3/4) of Section 2, Township 37 South, Range 38 East, St. Lucie County, Florida. Containing 180.39 acres more or less. PARCEL 13: The North one-half (N 1/2) of the South one-half (S 1/2) of the Southwest one -quarter (SW 1/4) of Section 2, Township 37 South, Range 38 East, St. Lucie County, Florida. Containing 39.96 acres more or less. PARCEL 14: The North one-half (N 1/2) of the Southeast one -quarter (SE 1/4) of the Southeast one -quarter (SE 1/4), of Section 3, Township 37 South, Range 38 East, St. Lucie County, Florida. Containing 20.17 acres more or less. Total: Containing 3229.27 acres more or less. Fee Simple as to Parcels 1 through 14. 33 Oak Ridge Ranches Exhibit D — PUD Document SECTION llb WARRANTY DEEDS ( PLEASE SEE NEXT PAGE) PUD-PZ-10202126214-26214 October 3, 2023 MICHELLE R. MILLER, CLERK OF THE CIRCUIT COURT - SAINT LUCIE COUNTY FILE # 4889480 OR BOOK 4642 PAGE 1399, Recorded 07/04/2021 01:38:50 PM Doc Tax: $192140.20 THIS INSTRUMENT PREPARED BY AND AFTER RECORDING SHOULD BE RETURNED TO: JORDAN J. HOROWITZ, ESQ. SHUFFIELD, LOWMAN & WILSON, P.A. 1000 LEGION PLACE, SUITE 1700 ORLANDO, FL 32801 407-581-9800 SPECIAL WARRANTY DEED THIS INDENTURE, executed the 2 day of July 2021, by LA POTENCIA II, LLC, a Florida limited liability company ("Grantor"), having an address of 225 NE Mizner Blvd., Suite 685, Boca Raton, FL 33432, in favor of OAK RIDGE RANCHES LLC, a Florida limited liability company ("Grantee"), having an address of 14025 Riveredge Drive, Suite 175, Tampa, Florida 33637. WITNESSETH: Grantor, in consideration of the premises and the sum of TEN AND NO/100 DOLLARS ($10.00) in hand paid, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms to Grantee, and Grantee's successors and assigns forever, that certain real property situate in St. Lucie County, Florida, more particularly described as follows: SEE EXHIBIT A ATTACHED HERETO (the "Pro a ") TO HAVE AND TO HOLD the same together with all and singular the appurtenances thereunto belonging or in anywise appertaining, and all the estate, right, title, interest, lien, equity and claim whatsoever of the said Grantor party, either in law or equity, to the only proper use, benefit and behalf of the said Grantee forever. SUBJECT TO Taxes and assessments for the year 2021 and all subsequent years; all applicable governmental, zoning and land use ordinances, restrictions, and prohibitions and other requirements imposed by governmental authority; agreements and easements of record. AND GRANTOR covenants with Grantee that Grantor is lawfully seized of the Property in fee simple; that it has good right and lawful authority to sell and convey the Property; and that it hereby fully warrants the title to said Property and will defend the same against the lawful claims of all persons whomsoever, claiming by, through or under Grantor. [Signature Page Follows] OR BOOK 4642 PAGE 1400 IN WITNESS WHEREOF, the undersigned has set his hand and seal on behalf of Grantor on the day and year first above written. Signed, sealed and delivqN in the presence o Print Name: It Print Name: r STATE OF FLORIDA ) � )ss. COUNTY OF evr. t�l �t � ) GRANTOR: LA POT company By: _ Print Title: Date: LLF, a Florida limited liability The fbregoin�g instrument was acknowledged before me by means of ❑✓ physical presen a or ❑ online notarization this 2-livIlay of _-.Yb K , 2021, by 4 a-( h(S CeAfth-) , the M e na of LA POTENCIA Ilk LLC, a Florida limited liability company, on behalf of the company. He/she ❑ is personally known tome or as produced ��-_ d�r'i vevs iCeiLs .as identification. (Notary Seal) VOW L Epstein MY CamdWm Expires: y►►yinl Uft 30, 2023 �s Notary Public -State orida Print Name: My Commission No: My Commission expires: OR BOOK 4642 PAGE 1401 Exhibit "A" PARCELI: East One-half (E1/2) of Section 23, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS AND EXCEPT the South 845 feet thereof. PARCEL 2: East One -Half (E1/2) of Section 26, Township 36 South, Range 38 East, St. Lucie County, Florida, TOGETHER WITH the South 845 feet of the East One -Half (E1/2) of Section 23, Township 36 South, Range 38 East, St. Lucie County, Florida; LESS AND EXCEPT the West One -Half (W1/2) of the Southwest One -Quarter (SW1/4) of the Southwest One -Quarter (S W1/4) of the Southeast One -Quarter (SE1/4) of Section 26, Township 36 South, Range 38 East, St. Lucie County, Florida. PARCEL 3: All of Section 25, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS AND EXCEPT the East 70.00 feet as conveyed to St. Lucie County, a political subdivision of the State of Florida by virtue of the Special Warranty Deed recorded October 29, 2008, in Official Records Book 3028, Page 2670, Public Records of St. Lucie County, Florida. PARCEL 4: The West 1917.9 feet of Section 35, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS the following described parcel: Beginning at the Northwest corner of Section 35, Township 36 South, Range 38 East, thence run North 89°34'08" East, along the Section line, 1858.90 feet; thence following the top of the dike adjacent to a citrus grove run the following courses and distances: South 00°45'36" East 897.42 feet; South 53°23'40" West 76.67 feet; South 67°35'50" West 338.81 feet; South 33°38'40" West 107.30 feet; South 24°07'45" West 363.57 feet; South 07°57'45" West 176.10 feet; South 02°51'46" East 601.78 feet; South 56°12'50" West 99.95 feet; South 79°51'40" West 521.64 feet; South 00°39'20" West 718.55 feet; South 30°20'19" West 239.78 feet; South 72041150" West 347.84 feet; North 50'26' 10" West 288.41 feet to a point on the West line of aforesaid Section 35; thence North 00133'30" West, along the Section line, 3249.12 feet to the Point of Beginning. PARCELS: All of Section 35, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS the following: The West 1917.9 feet of said Section. PARCEL 6: That part of the South 922.26 feet of the East 330 feet of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida, lying Northerly of Glades Cutoff Road. Such property being also described as: Commence at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence North 00108'47" West, along the East line of Section 36, a distance of 431.22 feet to the POINT OF BEGINNING, said point being on the Northeasterly right-of-way line of State Road S-709 OR BOOK 4642 PAGE 1402 (being 150.00 feet in width and also known as Glades Cut -Off Road); thence continue North 00°08'47" West, along said East line of Section 36, a distance of 491.22 feet to the North line of the South 922.26 feet of Section 36; thence North 89°00'53" West a distance of 330.06 feet to the West line of the East 330.00 feet of Section 36; thence South 00°08'47" East, along the West line of the East 330.00 feet of Section 36, a distance of 828.71 feet to the aforesaid Northeasterly right-of-way line of State Road S-709; thence North 44'46'11" East, along said Northeasterly right-of-way line, a distance of 467.37 feet to the POINT OF BEGINNING. PARCEL 7: The North One -Eighth (N 1/8) of the South One -Half (S 1/2) and all of the North One -Half (N 1/2) of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida. PARCEL 8: The following described real property, LESS AND EXCEPTING THEREFROM THE WEST 128 ACRES THEREOF, heretofore conveyed to James L. Davis, as Trustee, by Special Warranty Deed recorded in Official Records Book 1626, Page 244, of the Public Records of St. Lucie County, Florida: Commence at the Southeast comer of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence run North 00°09'38" West, along the East line of said Section 36, a distance of 922.44 feet to the POINT OF BEGINNING; thence run North 89'01'44" West, a distance of 330.06 feet; thence run South 00°09'38" East, a distance of 829.01 feet to the Northwesterly right of way line of Glades Cut -Off Road; thence run South 44'46'00" West, along said right of way line, a distance of 3380.72 feet; thence run North 00°09'38" West, a distance of 4649.00 feet; thence run North 89°52'09" East, a distance of 2717.48 feet to the East line of Section 36; thence run South 00°09'38" East along the East line of said Section 36, a distance of 1431.54 feet to the POINT OF BEGINNING; all lying and being in Section 36, Township 36 South, Range 38 East and Section 1, Township 37 South, Range 38 East, St. Lucie County, Florida, ALL LESS any existing road, canal and railroad rights of way, and all lying and being in St. Lucie County, Florida. PARCEL 9: The West 128 acres of the following described parcel of real property: Commence at the Southeast corner of Section 36, Township 36 South, Range 38 East, St, Lucie County, Florida; thence run North 00°09'38" West, along the East line of said Section 36, a distance of 922.44 feet to the POINT OF BEGINNING; thence run North 89°01'44" West, a distance of 330.06 feet; thence run South 00'09'38" East, a distance of 829.01 feet to the Northwesterly right of way line of Glades Cut -Off Road; thence run South 44046'00" West, along said right of way line, a distance of 3380.72 feet; thence run North 00°09'38" West, a distance of 4649.00 feet; thence run North 89°52'09" East, a distance of 2717.48 feet to the East line of Section 36; thence run South 00°09'38" East along the East line of said Section 36, a distance of 1431.54 feet to the POINT OF BEGINNING; all lying and being in Section 36, Township 36 South, Range 38 East and Section 1, Township 37 South, Range 38 East, St. Lucie County, Florida, ALL LESS any existing road, canal and railroad rights of way, and all lying and being in St. Lucie County, Florida. PARCEL 10: The South One -Half (S 1/2), LESS the North One -Eighth (N 1/8) AND LESS the East 2717.48 feet of Section 36, Township 36 South, Range 38 East, AND all that part of the West One -Half (W 1/2) lying Northwesterly of State Road 709 (Glades Cut -Off Road), Section 1, Township 37 South, Range 38 East, St. Lucie County, Florida, as described in Official Records Book 587, Page 1117, of the Public Records of St. Lucie County, Florida. OR BOOK 4642 PAGE 1403 SAID PARCELS 9 AND 10 BEING ALSO DESCRIBED AS FOLLOWS: Commence at the Southwest corner of said Section 1, Township 37 South, Range 38 East, thence North 00119'30" West, along the West boundary of said Section 1, a distance of 614.85 feet to the Northwesterly right-of-way line of Glades Cut -Off Road (State Road 709) and the POINT OF BEGINNING of the following described Parcel; thence continuing Northerly along the said West boundary of Section 1, by the following courses and distances: Thence continue North 00° 19'30" West, a distance of 2,020.44 feet; thence North 00°03'51" West, a distance of 2,798.84 feet to the Southwest corner of said Section 36, Township 36 South, Range 38 East; thence North 00°55'25" West, along the West line of aforesaid Section 36, a distance of 2,255.29 feet to the South line of the North One -Eighth (N 1/8) of the South One -Half (S 1/2) of said Section 36; thence North 89"59'38" East, along lastly said line, a distance of 3,867.02 feet to the East line of the West 128.00 acres of those lands described in Official Records Book 1626, Page 244, of the Public Records of St. Lucie County, Florida; thence South 00°08'49" East, along the said East line, a distance of 3,219.16 feet to the said Northwesterly right-of-way line of Glades Cut -Off Road (State Road 709); thence South 44°46'03" West, along said right-of-way line, a distance of 5,430.50 feet to the POINT OF BEGINNING, St. Lucie County, Florida. PARCEL 11: All of Section 2, Township 37 South, Range 38 East, LESS the South One -Half (S 1/2) of the South One - Half (S 1/2) (except the East 100 feet lying North of Glades Cut -Off Road) AND LESS the West 1917.9 feet thereof, St. Lucie County, Florida. PARCEL 12: The West 1917.9 feet of the North Three -Quarters (N 3/4) of Section 2, Township 37 South, Range 3 8 East, St. Lucie County, Florida. PARCEL 13: The North One -Half (N 1/2) of the South One -Half (S 1/2) of the Southwest One -Quarter (SW 1/4) of Section 2, Township 37 South, Range 38 East, St. Lucie County, Florida. PARCEL 14: The North One -Half (N 1/2) of the Southeast One -Quarter (SE 1/4) of the Southeast One -Quarter (SE 1/4), of Section 3, Township 37 South, Range 38 East, St. Lucie County, Florida. 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"UH 1111i l l 077 S3HONIY 3901,Y YVO i 10. _ Rw �eypryy '�iI�E(5y�tYS q y js� �ya•�� J''+ ir.ak F _TT 1 oz_ o �+� w gzzr CDs z a f W ALagdMd m 9NZY09HORN r 59ROONVY N z W O � m FW ao uj 7 w Q O J O W (.J V �g f Ln - w N J z w ztE �o91 I J r p I I V I a 1 3 j uW j Oak Ridge Ranches Exhibit D — PUD Document SECTION 17 LITTORALS (PLEASE SEE NEXT PAGE i 83 PUD-PZ-10202126214-26214 October 3, 2023 SMOH aa4lo)l z °•[ z m 077 S3HONVY 39O/Y YVO y Oak Ridge Ranches Exhibit D — PUD Document SECTION 18 DRAINAGE STATEMENT PLEASE SEE NEXT PAGE 85 PUD-PZ-10202126214-26214 October 3, 2023 .;acobs Subject Preliminary Drainage Design Statement Project Name: Oak Ridge Ranches Date: October 11, 2021 Site Location Drainage Statement 3300 PGA Boulevard, Suite 780 Palm Beach Gardens, Florida 33410 United States T +1.561.799.3855 F +1.561.799.6579 www.jacobs.com The Oak Ridge Ranches site is approximately 3329 acres in area and is located in rural St. Lucie County, north of Glades Cut -Off Road and south of the SFWMD C-24 Canal. Existing Conditions The site has historically been used for agriculture, including pasture, row crops and citrus. The site also includes undeveloped areas consisting of pine flatwoods and wetlands. Based on a review of the NRCS Soil Survey, the site is generally sandy with a high water table. The existing grades on the site vary from El. 20 to El. 25 Feet NAVD. The site drains to the SFWMD C-24 Canal located on the northern boundary of the site via internal ditches, pipes and water control structures. Portions of the site in the southeastern corner also drain to the south into the existing ditch on the north side of Glades Cut off Road which also drains to the SFWMD C-24 Canal. Ultimately, the entire site discharges into the SFWMD C-24 Canal via existing water control structures. Based on a review of the St. Lucie County GIS website, the project is located in FEMA Flood Zone X. FEMA Map Nos. 12111 CO250J, 12111 CO255J and 121111 CO275J were not printed and were not available for review. Proposed Conditions The proposed change in zoning will require the construction of a stormwater management system to attenuate and treat stormwater runoff from developed areas. The stormwater management system is anticipated to consist of lakes connected with pipes and water control structures and will discharge into the SFWMD C-24 canal on the northern boundary of the property. Portions of the site may be designed to discharge into the Glades Cut Off Road ditch, following existing drainage patterns. The proposed lakes will be located and constructed to prevent negative impacts on preserved wetlands. The proposed surface water management system will provide the attenuation of stormwater runoff and the water quality volume required by SFWMD regulations. Because the project is located in the SFWMD C-24 Basin, the allowable discharge rate for land discharging into the SFWMD C-24 Canal is 30.25 CFS/mil for a 10 year design storm. Based on the project area of 3329 acres the allowable discharge rate is anticipated to be 157 cfs. Oak Ridge Ranches Exhibit D — PUD Document SECTION 19 TRAFFIC IMPACT REPORT Not Included in this Document) 87 PUD-PZ-10202126214-26214 October 3, 2023 Oak Ridge Ranches Exhibit D — PUD Document SECTION 20 CONVERSION MATRIX i PLEASE SEE NEXT PAGE) 88 PUD-PZ-10202126214-26214 October 3, 2023 Oak Ridge Ranches Exhibit D — PUD Document A I� u I di •� � 'I � O Vl � M1 M 1� ON � T 22 v v v Q M1 M ^! W 'D O 07 H �.0, o -oo ur v O g Y] W p b O V 0 ,d o a *�+ 0� nt o v -- o c a CD c o 0 � w '7� �O C1 O M RI M 4 C•1 r-� En 00 Opj O o ••G7G7 ~ O pj "'� O O O O O G O O O O O 17. .-� O R1 01 n W I� eY •1 W w .n • µi i7 rj .•• of w � b n i+ 10 N 00 n b �r, M rn in a +t n It a O T A b � M N A R] 0 't 0 VM1 M 0 0 0 N 0 0 A w 6 6 O C CJ h ta} R1 N 9 n N� 11 P. w w P. r a a a o 0 0 oaaa A A Ca o c p o A A A v u Vl a M 89 PUD-PZ-10202126214-26214 October 3, 2023 Oak Ridge Ranches PUD-PZ-10202126214-26214 Exhibit D — PUD Document October 3, 2023 SECTION 21 SCHEDULE OF TRANSPORTATION IMPROVEMENTS Included as Exhibit E to the PUD Resolution 90 Oak Ridge Ranches Exhibit D — PUD Document SECTION 22 AFFORDABLE HOUSING PUD-PZ-10202126214-26214 October 3, 2023 The Oak Ridge Ranches Mixed -Use Activity Area shall provide for a minimum of 400 units or five percent (5%), whichever is greater, of the total residential units constructed within the project as workforce housing. As used within this MXD PUD, workforce housing means rental or for -sale housing for families earning up to one hundred twenty percent (120%) of Area Median Income, for which the rent, including utilities (water, sewer, electricity and/or natural gas), or the mortgage payment including taxes, CDD fees, insurance, and utilities (water, sewer, electricity and/or natural gas), does not exceed thirty percent (30%) of one hundred twenty percent (120%) of the Area Median Income, adjusted for household size. Area Median Income is based on the most recent figures for the Port St. Lucie — Fort Pierce Metropolitan Statistical Area as reported annually by the United States Department of Housing and Urban Development and the Florida Housing Finance Corporation. The workforce housing shall retain its affordability requirement for a period of no less than ten (10) years from issuance of a certificate of occupancy for each dwelling unit. The required restrictive covenants for the workforce housing shall be approved by the Planning Director and County Attorney prior to the recording of the covenant and issuance of any building permit(s). The workforce housing is intended to serve essential professions such as, but not limited to, police officers, firefighters, educators, health care workers, retail clerks and similar professions. Accordingly, the workforce housing units shall include a variety of unit sizes and corresponding prices ranges and may be developed with a mix of market rate units. The workforce housing units shall not be limited to construction only within the Oak Ridge Ranches Mixed -Use Activity Area and may be provided either on -site or off -site within St. Lucie County, at the option of the Developer. If the workforce housing is provided off -site, the projects must be linked pursuant to a covenant running in favor of St. Lucie County, documenting how the requirements for workforce housing is met by the off -site project. The sequencing of the construction of the workforce housing component shall be: 91 Oak Ridge Ranches Exhibit D — PUD Document PUD-PZ-10202126214-26214 October 3, 2023 • No less than one hundred fifty (150) workforce housing units shall be completed before or simultaneously to the issuance of certificates of occupancy of 2,580 residential (market rate) units within the Oak Ridge Ranches Mixed -Use Activity Area. • No less than three hundred (300) workforce housing units shall be completed before or simultaneously to the issuance of certificates of occupancy of 5,160 residential (market rate) units within the Oak Ridge Ranches Mixed -Use Activity Area. • No less than four hundred (400) workforce units shall be completed and issued a certificate of occupancy prior to completion of eighty percent (80%) or 6,880 of the residential (market rate) units within the Oak Ridge Ranches Mixed -Use Activity Area receiving a certificate of occupancy. If the workforce housing is not completed in accordance with the required sequencing, no further building permits or certificates of occupancy shall be issued for residential (market rate) units within the Oak Ridge Ranches Mixed -Use Activity Area. The Oak Ridge Ranches Mixed -Use Activity Area developers, or subsequent owners of the workforce housing units, shall administer the eligibility and compliance requirements for the workforce housing and shall be required to annually submit an affidavit of verification to the Planning Department and County Attorney verifying that the applicable income requirements are met. The annual affidavit of verification shall be filed by the property owner annually by May 1 st. Failure to submit the required annual verification as required shall constitute a violation of the restrictive covenant and the conditions of the certificate of occupancy. At the time of sale of a workforce housing unit, the total income of households eligible to purchase the unit shall not exceed the income limits within the deed restriction for the unit and not exceed one hundred twenty percent (120%) of the area median income for the county. During occupancy of any workforce housing rental unit, not otherwise limited by state or federal statute or rule concerning household income, a household's annual income may increase to an amount not to exceed one hundred forty percent (140%) of the area median income for the county. If the income of the lessee exceeds this amount, the tenant's occupancy shall terminate at the end of the existing lease term. The maximum lease for any term shall be one (1) year or 12 months. 92 EXHIBIT "E" OAK RIDGE RANCHES PLANNED UNIT DEVELOPMENT (PUD) OBLIGATED TRANSPORTATION MITIGATION SCHEDULE Resolution No. 2023-201 File No: PUD-RZ-10202126214 & WTLW-2209-000021 EXHIBIT "E" OAK RIDGE RANCHES PLANNED UNIT DEVELOPMENT (PUD) OBLIGATED TRANSPORTATION MITIGATION SCHEDULE 1. The Developer shall submit a biennial traffic retort. The biennial report shall be submitted to St. Lucie County Public Works Director, with a copy to the City of Port St. Lucie Public Works Director, two years after the anniversary date of the adoption of this PUD Development Order (October 12, 2023) and every other year thereafter and shall include the following: i) A summary of development activity conducted for the prior two year period; ii) A cumulative tabulation of building permits issued through December 31 of the prior year; iii) A calculation of cumulative net external PM peak hour trips of ii) based on Exhibit A. iv) A cumulative tabulation of approved development; v) A calculation of cumulative net external PM peak hour trips of iv) based on Exhibit A. vi) A one-, two- and three-year projection of anticipated net external PM peak hour trips from the Development and building permits issued to the Developer; vii) An assessment of the Developer's compliance with the conditions of approval contained in this Development Order for the development undertaken; 2. Proportionate share monetary payments shall be based on the estimated cost of improvements at the time of Adjusted Payment. The parties hereto agree that the payment amounts set forth in this Transportation Mitigation Schedule shall only be subject to the following calculation to account for changes in road construction costs that may occur between the effective date of this PUD Development Order and the date each proportionate share payment is due: The cost adjustment for the total and amount of each payment shall be based on the Bureau of Labor Statistics Producer Price Index (PPI) for Net Inputs to Highways and Streets ((BONS) Series ID: WPUIP2312312). (https:Hfred.stlouisfed.org/series/WPUIP2312312) Adjusted Payment = Original Payment Amount x (BONS Payment Month / BONS Month of Prop Share Agreement Execution Month) • Original Payment Amount = Proportionate Share Payment amount specified • BONS payment = Latest Published Value (including preliminary values) at Time of Payment • BONS Month of Prop Share Agreement Execution Month = Published Value If the index is no longer in effect, at the time of payment, a replacement index associated with same inputs shall be applied, as reviewed and approved by the parties. Page 1 of 25 3. No building permits shall be issued for development that cumulatively generates more than 620 net external PM i�eak-hour two-way trips until one of the following (A or B) has occurred for the following listed improvement (i): i) Two -Lane Range Line Road from Glades Cut Off Road to the Oak Ridge Ranch Road Entrance. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 4. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak -hour two-wa: trims until one of the following (A or B) has occurred for the following listed improvement (i): i) Signalize the intersection of Range Line Road & Glades Cut Off Road, which may include northbound and southbound split phasing, and construct improvements with the following Geometry: Northbound Range Line Road One left -turn lane One Through Lane One right -turn lane Southbound Range Line Road One left -turn lane One Through Lane One right -turn Lane Eastbound Glades Cut Off Road One left -turn lane Two through lanes Two right -turn lanes Westbound Glades Cut Off Road Two left -turn lanes Two through lanes One right -turn lane A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 5. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak -hour two-way trigs, which the developer voluntarily accelerated from 929 net external PM peak -hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement (i): Page 2 of 25 i) Four -lane Crosstown Parkway from Range Line Road to N/S A. The road shall be designed in accordance with City standards for pedestrian and bicycle access as shown in Exhibit B. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 6. No building permits shall be issued for development that cumulatively generates more than 620 net external PM 1,eak-hour two -wasps, which the developer voluntarily accelerated from 2,169 net external PM peak -hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement (i): i) Four -lane Range Line Road from Glades Cut Off Road to Crosstown Parkway. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 7. No building permits shall be issued for development that cumulatively generates more than 620 net external PMpeak-hour two-waN_trips, which the developer voluntarily accelerated from 2,169 net external PM peak -hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement (i): i) Improve the intersection of Range Line Road & Crosstown Parkway with the following Geometry, including required signalization to support the expanded roadway corridor. Northbound Range Line Road One through lane One Shared through/right-turn lane* Southbound Range Line Road Two left -turn lanes* Two through lanes* Page 3 of 25 Westbound Crosstown Pkwy Two left -turn lanes* Two right -turn lanes* * New improvements to intersection. Final design within City of Port St. Lucie right of way is subject to City of Port St. Lucie review and approval. Final design within St. Lucie County right of way is subject to St. Lucie County review and approval. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. No building permits shall be issued for development that cumulatively generates more than 620 net external PMpeak-hour two-way trips, which the developer voluntarily accelerated from 4,028 net external PM peak -hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement (i): i) Four -lane Crosstown Parkway from N/S A to Village Parkway. The road shall be designed in accordance with City standards for pedestrian and bicycle access as shown in Exhibit B. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the City of Port St. Lucie; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed and attached as an exhibit to the Development Order. 9. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak -hour two-way trips, which the developer voluntarily accelerated from 3,000 net external PM peak -hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement (i): i) Four -lane Oak Ridge Ranch Road from Range Line Road to the East-West Collector Road. Oak Ridge Ranch Road shall be open to the public and provide for 120-feet of right-of-way. The road as described above shall be platted and dedicated prior to the road being open to the public. The roadway shall remain maintained by the developer, its agents, lessees, successors or assigns. The County may voluntarily assume maintenance responsibility upon the extension of the roadway beyond the boundaries of the Oak Ridge Ranches PUD, in accordance with 177.081(3), F.S. Page 4 of 25 A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 10. No building permits shall be issued for development that cumulatively generates more than 1.600 net external PM peak -hour two-way trips, which the developer voluntarily accelerated from 3,000 net external PM peak -hour two-way trips identified in the traffic study, until one of the following (A, B or C) has occurred for the following listed improvement (i): i) Four -lane Oak Ridge Ranch Road from the East-West Collector Road to Glades Cut Off Road. Oak Ridge Ranch Road shall be open to the public and provide for 120-feet of right-of-way. The road as described above shall be platted and dedicated prior to the road being open to the public. The roadway shall remain maintained by the developer, its agents, lessees, successors or assigns. The County may voluntarily assume maintenance responsibility upon the extension of the roadway beyond the boundaries of the Oak Ridge Ranches PUD, in accordance with 177.081(3), F.S. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The Developer may submit traffic counts completed during the peak season within the previous 12-months to show the traffic volumes do not exceed the adopted level of service on Oak Ridge Ranch Road from Range Line Road to Glades Cut Off Road projecting a three (3) year build -out schedule from the current level of development. The study must provide a determination as to when the listed improvement(s) are necessary. The Developer agrees to construct the improvement within the timeframe identified in the study. C) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 11. No building permits shall be issued for development that cumulatively generates more than 3.098 net external PM peak -hour two-wav trips until one of the following (A, B, C, D or E) has occurred for the following listed improvement (i): i) Four -lane Glades Cut Off Road from Oak Ridge Ranch Road to Range Line Road. Page 5 of 25 A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The improvement is funded for construction within the first three (3) years as set forth in the adopted Capital Improvement Plan of either St. Lucie County or the City of Port St. Lucie, or in the FDOT adopted Work Program; or, C) The Developer may submit recent traffic counts completed during the peak season within the previous 12-months to show the traffic volumes do not exceed the adopted level of service on Glades Cut Off Road West of Range Line Road and Range Line Road north of Glades Cut Off Road, projecting a three (3) year build -out schedule from the development. The study must provide a determination as to when the listed improvement(s) are necessary. The Developer agrees to construct the improvement within the timeframe identified in the study. D) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, E) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 12. No building permits shall be issued for development that cumulatively generates more than 3.098 net external two-way PMpeak-hour trips until one of the following (A or B) has occurred for the following listed improvement (i): i) Widen Glades Cut Off Road to consist of two 12-foot travel lanes and 5-foot paved shoulders from Oak Ridge Ranches Road to its western property boundary. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. Page 6 of 25 13. No building permits shall be issued for development that cumulatively generates more than 3,098 net external PM peak -hour two-wa +}trips, until one of the following (A, B, C, D, or E) has occurred for the following listed improvement (i). At the County's sole discretion, the County may cause to be constructed the listed improvement (i) or require the payment of the developer's proportionate share of improvements in accordance with condition 2. If elected to construct, the developer shall be obligated to construct improvements, with compensation in the form of roadway impact fee revenue credits for the gap between proportionate share and construction cost. i) Improve the intersection of Range Line Road & Glades Cut Off Road with the following Geometry, including required signalization to support the expanded roadway corridor: Northbound Range Line Road Two left -turn lanes Two through lanes* One right -turn lane Southbound Range Line Road Two left -turn lanes Two through lanes* One right -turn lane * New improvements to intersection Eastbound Oak Ridge Ranch Road One left -turn lane Two through lanes Two right -turn lanes Westbound Range Line Road Two left -turn lanes Two through lanes One right -turn lane A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The improvement is funded for construction within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or Page 7 of 25 D) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the MOT adopted Work Program; or, E) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 14. No building permits shall be issued for development that cumulatively generates more than 4.337 net external two-wa4 PM }peak -hour tries until one of the following (A, B, C or D) has occurred for the following listed improvement (i). Upon County request, the developer shall be obligated to pay the amount listed in Option C prior to 4,337 net external two-way PM peak hour trips, but no sooner than 5 years from the date of adoption of the PUD, if the roadway improvement listed in (i) is designed and permitted and the County has determined to begin construction on improvement (i) within 18 months. The condition shall be satisfied if the County determines to exercise this option and Developer provides the amount listed in Option C.: i) Four -lane Glades Cut Off Road from Range Line Road to Commerce Centre Drive/Wylder Parkway, including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The improvement is funded for construction within the first three (3) years the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the MOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of $14,048,570, or, D) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. Page 8 of 25 15. No building permits shall be issued for development that cumulatively generates more than 4.647 net external PMpeak-hour two-way trips until one of the following (A, B, C, D, E, F, G, H, I, or J) has occurred for the following listed improvement (i). At the County's sole discretion, the County may cause to be constructed the listed improvement (i) or require the payment of the developer's proportionate share of improvements in accordance with condition 2. If elected to construct, the developer shall be obligated to construct improvements, with compensation in the form of roadway impact fee revenue credits for the gap between proportionate share and construction cost.: i) Four -lane Range Line Road from Glades Cut Off Road to Oak Ridge Ranch Road. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The improvement is funded for construction within the first three (3) years the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of $4,832,398; or, D) Tradition Parkway is extended and constructed from Range Line Road to Glades Cut Off Road; or E) Crosstown Parkway is extended and constructed from Range Line Road to Glades Cut Off Road; or, F) Oak Ridge Ranch Road is extended and constructed easterly to Glades Cut Off Road or N/S A; G) Rangeline Road is extended and constructed north to Midway Road; or, H) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order; or, I) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Page 9 of 25 Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, J) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, 16. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak -hour two-way trips, which the developer voluntarily accelerated from 5,326 net external PM peak -hour two-way trips identified in the traffic study until one of the following (A, B or C) has occurred for the following listed improvement (i): i) Construct a 2nd northbound left -turn lane at the Crosstown Parkway & I-95 North Ramps, including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the intersection improvements described in Condition 27.iii) as proportionate share mitigation for the improvement described in Condition 16.i), pursuant to Section 163.318(h)l.c.(II), F.S.; or B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the City of Port St. Lucie and attached as an exhibit to the Development Order.; or C) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 17 No building permits shall be issued for development that cumulatively generates more than 5.326 net external PMpeak-hour two-way tri- s until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement (i): i) Construct a 2°d eastbound left -turn lane at the Midway Road & I-95 North Ramps, including required intersection improvements and signalization to support the expanded roadway corridor. Page 10 of 25 A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way; or, B) The improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the MOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of $89,894; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the MOT adopted Work Program. 18. No building permits shall be issued for development that cumulatively generates more than 5.326 net external PM_peak-hour two-wav trips until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement (i): Page 11 of 25 i) Construct a 2nd northbound through lane at the Range Line Road & Tradition Parkway intersection, including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of $654,753; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. A copy of the analysis shall be provided to the City of Port St. Lucie and FDOT. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. A copy of the analysis shall be provided to the City of Port St. Lucie and FDOT. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such Page 12 of 25 analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 19. No building permits shall be issued for development that cumulatively generates more than 5,326 net external PMpeak-hour two-way, trips until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement (i): i) Construct a northbound right turn lane at the Crosstown Parkway & Range Line Road intersection, including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the MOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of $248,916; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be Page 13 of 25 programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 20. No building permits shall be issued for development that cumulatively generates more than 5.326 net external PM peak -hour two-way trips until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement (i): i) Construct a Yd eastbound through lane at the Midway Road & Glades Cut Off Road intersection, including required intersection improvements and signaUation to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of $770,353; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. Page 14 of 25 E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 21. No building permits shall be issued for development that cumulatively generates more than 5.326 net external PM peak -hour two-way trips until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement (i): i) Construct a 2°d eastbound left -turn lane and a 2°d northbound left turn lane at the Glades Cut Off Road & Commerce Center Drive/Wylder Parkway intersection, including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of $603,558; or, Page 15 of 25 D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or.be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 22. No building permits shall be issued for development that cumulatively generates more than 5,326 net external PM peak -hour two -ways until one of the following (A, B, C, D, E, F, G, H, I, or J) has occurred for the following listed improvement (i). At the County's sole discretion, if (D, E, G, H, 1, or J) have not occurred by 5,326 net external PM peak -hour two-way trips, the County may cause to be constructed the listed improvement (i) or require the payment of the developer's proportionate share of improvements in accordance with condition 2. If elected to construct, the developer shall be obligated to construct improvements, with compensation in the form of roadway impact fee revenue credits for the gap between proportionate share and construction cost. i) Modify the intersection of Range Line Road & Glades Cut Off Road to an east -west continuous flow intersection with the following geometry, including all required intersection improvements and signalization to Page 16 of 25 support the expanded roadway corridor: Northbound Range Line Road Two left -turn lanes Two through lanes One right -turn lane* Southbound Range Line Road Two left -turn lanes Two through lanes One shared through/right-turn lane Eastbound Glades Cut Off Road One left -turn lane* Two through lanes Two right -turn lanes Westbound Glades Cut Off Road Two left -turn lanes* Two through lanes One right -turn lane * Continuous flow movement as part of a continuous flow intersection A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The following improvement is funded for construction within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of $2,430,745; or, D) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, E) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for Page 17 of 25 construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order; or G) Oak Ridge Ranch Road is extended and constructed easterly to Glades Cut Off Road or N/S A; or H) Crosstown Parkway is constructed from Range Line Road to Glades Cut Off Road; or I) Tradition Parkway is constructed from Range Line Road to Glades Cut Off Road; or J) Range Line Road is constructed from Oak Ridge Ranch Road to Midway Road. 23. No building permits shall be issued for development that cumulatively generates more than 6.196 net external PM peak -hour two-way trips until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement (i): i) Construct a westbound right -turn lane at the Tradition Parkway and Community Boulevard intersection, including required intersection improvements to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to the City of Port St. Lucie in the amount of $45,652; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. Page 18 of 25 E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi -modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 24. The Developer shall provide an 80-foot public right-of-way through the Oak Ridge Ranches PUD. The roadway shall traverse an east -west route from the intersection with Oak Ridge Ranch Road westerly to the western property boundary. The right-of-way shall be dedicated to the County within 12 months of final site plan approval for the parcel of land adjacent to the right-of-way. 25. The Developer shall provide a 100-foot public dedication through the Oak Ridge Ranches PUD. The dedication shall traverse an east -west route along the northern property boundary adjacent to the C-24 Canal. The tract shall be dedicated to the County within 12 months of a final site plan approval for the parcel of land adjacent to the dedication property. 26. The Developer shall provide a 70-foot public right-of-way for Range Line Road from Glades Cut -Off to Oak Ridge Ranch Road within 12 months of the Preliminary PUD Site (Master) Plan approval. The right-of-way shall be dedicated to the County with a deed. 27. The Developer shall conduct a sicnal warrant anal sis at the following: intersections (i and ii) beLinnin, at 1.000 net external PM peak hour two-way trips. The signal warrant analysis shall be continued on a biennial basis and project two years into the future until all signals are warranted. The Developer shall signalize and construct intersection geometry as follows: i) Oak Ridge Ranch Road & Range Line Road: Page 19 of 25 Northbound Range Line Road One left -turn lane Southbound Range Line Road One through lanes Eastbound Oak Ridge Ranch Road One left -turn lane One through lane One right -turn lane ii) Glades Cut Off Road and Oak Ridge Ranch Road: Southbound Oak Ridge Ranch Road Two left -turn lanes One right -turn lane iii) N/S A and Crosstown Parkway* Southbound N/S A One left -turn lane One right -turn lane Eastbound Glades Cut Off Road One left -turn lane One through lane Westbound Glades Cut Off Road One through lane Two right -turn lanes Eastbound Crosstown Parkway One left -turn lane Two through lanes Westbound Crosstown Parkway One U-turn lane Two through lanes * The developer voluntarily agrees to accelerate this improvement to 620 net external PM peak -hour two-way trips, regardless of warranting volumes. Construction of a traffic signal at Crosstown Parkway and N/S A shall satisfy Condition 16 and Condition 27.iii. The analysis for i) and ii) shall be performed during the peak season and presented to St. Lucie County for review and approval. The analysis for i) and ii) may be limited to providing traffic volume counts only when agreed to by St. Lucie County. The analysis for iii) shall be performed during the peak season and presented and approved by Port St. Lucie. The analysis for iii) may be limited to providing traffic volume counts only when agreed to by Port St. Lucie. Additional certificates of occupancy shall not be issued nine months after the analysis showing a traffic signal is warranted until either (A, B, C, D or E): Page 20 of 25 A. Contracts have been funded and let by the Developer for the installation of the traffic signal and applicable intersection improvements including appropriate lane geometry, signalization, pavement markings, signage, lighting, and associated improvements; or, B. For traffic signals within St. Lucie County, within sixty (60) days after a signal is warranted, security acceptable to the County and subject to review and approval by the County Attorney, equivalent to 120% of the design and construction costs of the applicable signal and intersection improvements shall be posted assuring that the applicable signal will be installed within 12 months after the signal is warranted; or C. For traffic signals within Port St. Lucie, within sixty (60) days after a signal is warranted, security acceptable to the City of Port St. Lucie, equivalent to 120% of the design and construction costs of the applicable signal and intersection improvements shall be posted assuring that the applicable signal will be installed within 12 months after the signal is warranted; or D. A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order; or. E. For condition iii), a local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the City of Port St. Lucie and attached as an exhibit to the Development Order. 28. The Developer shall conduct a left -turn lane analysis at the following intersection (i) beginning at the time that Oak Ridge Ranch Road extends east of Range Line Road or Range Line Road extends north of Oak Ridge Ranch Road. The left -turn warrant analysis shall be continued on a biennial basis and project two years into the future until all left - turn lanes are warranted. The intersection geometry shall be as follows: i) Oak Ridge Ranch Road & Range Line Road: Northbound Range Line Road One left -turn lane* One through lane Southbound Range Line Road One left -turn lane* One through lane * New improvement to intersection Eastbound Oak Ridge Ranch Road One left -turn lane One through lane One right -turn lane The analysis shall be performed during the peak season and presented and approved by St. Lucie County, as applicable. The analysis may be limited to providing traffic volume counts only when agreed to by St. Lucie County. Page 21 of 25 Additional certificates of occupancy shall not be issued nine months after the analysis showing a left -turn lane is warranted until either (A, B or C): A. Contracts have been funded and let by the Developer for the installation of the left -turn lane and applicable intersection improvements including appropriate lane geometry, pavement markings, signage, lighting and associated improvements; or, B. Within sixty (60) days after a left -turn lane is warranted, security acceptable to the County and subject to review and approval by the County Attorney, equivalent to 120% of the design and construction costs of the applicable signal and intersection improvements shall be posted assuring that the applicable signal will be installed within 12 months after the signal is warranted; or C. A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 29. During the Site Plan Review Process, the Developer shall submit a traffic study for each and every site plan within the Oak Ridge Ranch PUD. The traffic study shall be submitted to St. Lucie County for review and approval and shall be limited to the following components: i) Trip generation associated with the uses on the site plan; and ii) Cumulative trip generation to date; and iii) Lane geometry of access driveways, turn lanes and signal improvements; and iv) Need for signalization improvements, including coordination (timing) of the traffic signals; and v) Summary of transportation conditions affected by the site plan under review and status of those conditions. 30. If right-of-way acquisition is required for an improvement listed in this development order, that the Developer is constructing, the Developer shall attempt to acquire the property through negotiations at fair market value based on the average of two appraisals prepared by appraisers who are members of the Appraisal Institute. If the Developer cannot acquire the right-of-way through negotiation, the Developer shall notify the County. If the County, in its sole discretion, determines to acquire the right-of-way through eminent domain, the Developer or the Solaeris Community Development District agrees to reimburse the County for any costs related to the eminent domain acquisition of right-of-way. The County shall waive the condition of approval requiring off -site right-of-way acquisition if the County determines not to use its eminent domain powers. Page 22 of 25 Exhibit A For purposes of calculating trips for Oak Ridge Ranch, the formulas below shall be used for each use. If a use in Oak Ridge Ranch is not shown below, the most similar use in the below table shall be used for the purposes of trip generation. Internal capture will utilize the agreed upon internal capture rates between uses as shown in Exhibit A. Table 1. Trip Generation and Pass -by Rates Oak Ridge Ranches Trip Generation/Pass-By Rates and Equations PM PEAK HOUR TRIP GENERATION RATES AND EQUATIONS: Land Use ITE Code Unit Trip Generation Rate/Equation Single -Family Residential (2) [210] d.u. Ln(T) = 0.94 Ln(X) +0.27; (63% in) Multi -Family Residential (2) [221] d.u. T = 0.39(X) + 0.34; (61% in) Age -Restricted Single -Family (2) [251] d.u. Ln(T) = 0.78 Ln(X) + 0.20; (61% in) Age -Restricted Multi -Family (2) [252] d.u. T = 0.25(X) + 0.07; (56% in) Retail/restaurant/commercial [820] s.f. Ln(T) = 0.72 Ln(X) + 3.02; (48% in) Office (1) [710] s.f. Ln(T) = 0.83 Ln(X) + 1.29; (17% in) Industrial (1) [130] s.f. T = 0.34(X); (22% in) Warehouse (1) [150] s.f. T = 0.12(x) + 26.48; (28% in) Self Storage (1) [151] s.f. T = 0.15*(X); (47% in) K-8 School [520] students T = 0.16*(X); (46% in) Assisted Living Facility (2) [254] beds T = 0.24*(X); (39% in) Notes: (1) Will be Counted as Office Uses for purposes of Internal Capture (2) Will be counted as residential uses for purposes of internal capture PASS -BY CAPTURE PERCENTAGES Commercial Retail LESSER OF 19% PASS -BY OR 10% OF ADJACENT STREET TRAFFIC Notes: The applicable pass -by percentage identified in the table above shall be applied to the external retail trips. External trips are equal to the gross trips minus an applicable internal capture. Page 23 of 25 ,I, ■ Table & Internal Capture Rates between Uses & iQWX q §! §! E n Page 2o25 ! §■#§■^ ■ W IT 'I ' § / �) 2(7af« Exhibit B Crosstown Parkway Typical Section z a h O an O F- h kn LU LU o L Ln z w z w¢ Q ¢ tea ^ h Co zt atia o L CO v Vj to W `a ado U CC �z 44 0 w L v d o �3 OC 4 Z O U w Z a w ti z w v 3 z Page 25 of 25 f W O LL N z O QC 4