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HomeMy WebLinkAboutAgenda Packet 08.15.2024 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, August 15, 2024 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS CHAIRMAN ED LOUNDS VICE-CHAIRMAN RYAN BINNER BOARD MEMBER CRAIG MUNDT BOARD MEMBER VALERIE SLACK BOARD MEMBER JAMES TAYLOR BOARD MEMBER WILLIAM O’DELL AT-LARGE BOARD MEMBER LARRY NEESE EX-OFFICIO BOARD MEMBER NICOLE FOGARTY Mission Statement St. Lucie Works to deliver superior service that enhances our quality of life Page 1 of 313 Regular Meeting Thursday, August 15, 2024 6:00 PM 2 | P a g e WELCOME • Please turn off all cellular phones and pagers prior to entering the Commission Chambers. • Please note that the Planning and Zoning Commission/Local Planning Agency serves in an advisory capacity to the St. Lucie County Board of County Commissioners and has the power to review and make recommendations to the Board, for approval or disapproval, on any applications within their area of responsibility. • The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. Please limit comments to three minutes if possible and be respectful of others’ opinions. • For public convenience, all meetings are televised and are provided with wireless internet access. NOTICE: All Proceedings before this Board are electronically recorded. Any person who decides to appeal any action taken by the Board at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is made. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in. Any party to the proceedings will be granted the opportunity to cross-examine any individual testifying during a hearing upon request. Anyone with a disability requiring accommodation to attend this meeting should contact the Human Resources Department at (772) 462-1546, HumanResources@stlucieco.org or TDD (772) 462-1428 at least forty-eight (48) hours prior to the meeting. Page 2 of 313 Regular Meeting Thursday, August 15, 2024 6:00 PM 3 | P a g e 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. INVOCATION 4. ROLL CALL 5. ANNOUNCEMENTS 6. DISCLOSURE(S) 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of July 18, 2024 8. PUBLIC COMMENT 9. PUBLIC HEARINGS A. Buc-ee's Fort Pierce, LLC petition for Zoning Atlas Amendment (Rezoning) to PRW (Planned Retail Workplace) and an associated Preliminary Development Plan B. Buc-ee's petition to amend the Land Development Code regarding signs in the PRW (Planned Retail Workplace) Zoning District, within the Towns, Villages and Countryside Overlay 10. WORKSHOPS 11. OTHER BUSINESS 12. ADJOURN Page 3 of 313 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting July 18, 2024 Convened: 6pm Adjourned: 9:17pm 1.CALL TO ORDER The meeting was called to order at 6:00 PM, by Chair Ed Lounds. 2.PLEDGE OF ALLEGIANCE Pledge of Allegiance led by Chair Lounds. 3.INVOCATION Invocation led by Commissioner O'Dell. 4.ROLL CALL Present Commissioner Billy O'Dell, Commissioner Craig Mundt, Chair Ed Lounds, Vice Chair Ryan Binner, Commissioner Valerie Slack, Commissioner Larry Neese, Commissioner James A. Taylor Excused Commissioner Ex-Officio Nicole Fogarty 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) None. 7.MINUTES Page 4 of 313 Planning & Zoning Commission MeetingThursday, July 18, 2024 6:00 PM 2 | P a g e A.St. Lucie County Planning & Zoning Commission minutes for the meeting of June 20, 2024. RESULT:APPROVE MOVER:Board Member Ryan Binner SECONDER:Board Member Billy O'Dell AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.FPL's Petition Text Amendments to the LDC (Land Development Code) Amending LDC Sec. 2.00.00 (Definitions), Sec. 3.01.01.D. (Zoning Districts, Generally, Public Services and Facilities), and Sec. 7.10.28.A (Solar Generation Station) STAFF PRESENTATION: Thad Crowe, Senior Planner, with Planning and Development Services. Mr. Crowe stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Crowe provided the Planning & Zoning Commission with information on the proposed text amendments to the Land Development Code (LDC) changing Electric Substation and Solar Generation Station guidelines. Mr. Crowe’s presentation included information on the section that would be changed; Amend Sec. 2.00.00, Amend Sec. 3.01.01.D., and Amend Sec. 7.10.28 and the new revised definitions, map set, Preliminary PNRD site plan, active approved site plan, landscaping plans, the survey, traffic report, and the environment impact assessment. Staff recommended that the Planning and Zoning Commission provide a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner Slack asked about wildlife movement, shelters, and corridors. Mr. Crowe stated that our St Lucie County’s Environmental Resource Department would be better equipped to answer that question. Brian Arbiter, of the Environment Resources Department, responded to the question. Mr. Arbiter stated that the landscaping is not being stripped away, and the request is more about the water control districts, that if there's a water control district property or a canal that's buffering a residential property, they were not removing the landscaping requirement. They're still required to landscape per our land development code. Amy Cooper of the Environmental Resources Department adds a clarification regarding fencing. Conversation continues. APPLICANT PRESENTATION: Dennis Murphy, Culpepper & Terpening, Inc. 2980 S. 25th St. Fort Pierce, FL 34981. Mr. Murphy did not make a presentation, but did address the commission's concerns about the proposed text amendment and addressed the concerns and questions regarding landscaping and wildlife. Mr. Murphy introduced Mitch Eaton with Florida Power and Light, who addressed fencing and wildlife impact. Page 5 of 313 Planning & Zoning Commission MeetingThursday, July 18, 2024 6:00 PM 3 | P a g e BOARD DISCUSSION WITH APPLICANT: Commissioner Mundt inquired about the cost of solar vs fossil fuel. Mr. Eaton answered that it is cheaper to produce solar vs fossil fuel. Commissioner Taylor asked how many locations for solar across the State of FL FPL has in the works. Mr. Eaton, responded with the information that by the end of the year it should be about 80. Conversation continues. Commissioner Mundt inquired about how many solar locations FPL has within Palm Beach County. Mr. Eaton stated four. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Craig Mundt AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None B.DLF Citrus (FKA Sunbrite Citrus) Planned Non-Residential Development (PNRD) Rezoning & Preliminary Plan STAFF PRESENTATION: Kori Benton, Planning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Benton gave a presentation on the proposed PNRD Rezoning generally aligning with their active Conditional Use Permit and Site Plan for their citrus packing facility, formerly known as Sun Brite Citrus, which was recently authorized to expand the existing 51,000 sq. ft. facility by over 33,000 sq. ft. to accommodate new freezers, relocation of the loading docks, and expansion of the paved support areas. The proposed rezoning, from the AG-5 (Agricultural-5) Zoning District to the Planned Non-Residential Development (PNRD) Zoning District, would provide relief from the current 10% Lot (Building) Coverage Limit imposed by the AG-5 District for future expansion. Mr. Benton’s presentation provided information on the future land use, current zoning, proposed zoning, the urban service boundary, Fire/EMS, and utility services. Staff recommended that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: DLF Packing LLC – None. BOARD DISCUSSION WITH APPLICANT: None. Page 6 of 313 Planning & Zoning Commission MeetingThursday, July 18, 2024 6:00 PM 4 | P a g e BOARD DISCUSSION: Chair Lounds asked about 20% building coverage. Mr. Benton stated that the rezoning does cover that 20%, and they would not be required to reappear in front of the P&Z Board. Commissioner O’Dell asked if the applicant was in agreement with the staff. Mr. Benton answered yes. Commissioner Slack inquired about the parking lot meeting County standards for landscaping. Mr. Benton answered yes. RESULT:APPROVE MOVER:Board Member Craig Mundt SECONDER:Board Member Valerie Slack AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None C.Walton Ranch Petition to Rezone from AR-1 (Agricultural, Residential-1) and RM-5 (Residential Multiple-Family-5) to PUD (Planned Unit Development) and approve a Preliminary Development Plan STAFF PRESENTATION: Irene Szedlmayer, Senior Planner, with Planning and Development Services. Ms. Szedlmayer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Ms. Szedlmayer presented on the Walton Ranch - Petition to Amend the Official Zoning Atlas from AR-1 (Agricultural, Residential-1) and RM-5 (Residential, Multiple-Family-5) to PUD (Planned Unit Development) and requested approval of the Preliminary Site Plan. Ms. Szedlmayer’s presentation contained information regarding the proposed planned development, preliminary development plan, landscaping plan, environmental impact report, ERD report, traffic report, boundary and topographic survey. Staff recommended that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Public comments received by PDS staff via email were read into the public record during the Staff presentation by Tommie Fowler & SLC Attorney Katherine Barbieri, per request from Commissioner Mundt. BOARD DISCUSSION WITH STAFF: Commissioner Neese asked for examples that would trigger a recommendation of denial to the BOCC. Mr. Benton, the Planning Manager, answered that demonstration of a project not meeting the County’s Standards of Review would be grounds for a recommendation of denial to the BOCC. Page 7 of 313 Planning & Zoning Commission MeetingThursday, July 18, 2024 6:00 PM 5 | P a g e Commissioner Taylor asked when the zoning was changed to RM-5 and stated that it does not fit with the surrounding area. Mr. Benton stated it would require research to answer that. Conversation continued. Commissioner Slack asked staff if there was anything in the code regarding equine communities and made a statement about the community being at an increased risk for flood, and added if there is not anything regarding equine communities in the LDC, staff and the BOCC should add it. Chair Lounds asked about lot size. Ms. Szedlmayer stated that the proposed lots are 50 feet wide and Mr. Benton added that they are 150 in depth. Conversation continued regarding open space. APPLICANT PRESENTATION: Leah Heinzelman, Landscape Architect, with Cotleur & Hearing. Ms. Heinzelman’s presentation contained information regarding the proposed development, preliminary development plan, buffering from adjacent uses, current land use on the property and proposed density. BOARD DISCUSSION WITH APPLICANT: Commissioner O’Dell asked the public who was there to oppose the project to raise their hands. Members of the public opposed to the project raised their hands. Mr. O’Dell told the applicants and associates that they should have had a neighborhood meeting. Chair Lounds made a comment about the Savannas, then asked the applicant where the drainage from the community would flow. Danial Bassett, Engineer, points out points of drainage on the map provided by staff. Conversation continues. PUBLIC COMMENTS: All comments given by the public were in opposition to the proposed project. Concerns varied from the impact on the quality of life for the horses and the neighborhood, the increase in traffic, and the upkeep of the surrounding area (as of right now, the neighbors take turns maintaining the overgrowth and private dirt roads). The displacement of wildlife was a concern for all. The consensus was that putting a residential development in a location with agricultural uses may disturb the horses, increases the density, could increase the risk of flooding and, overall, more congestion. In-Person: Elizabeth Helson – 1685 Macquillen Rd Joshua Bradley – 7111 Gullotti PL Lynda Dawson – 2565 Forgetten Ln Courtney Santorella – 1050 Tilion Rd Christina Lapi – 1003 Tilton Rd Chad Hinkle – 7405 Silver Oak Dr Collen Shaler – 7208 Shanas Trl Darrell Dunhill – 7221 Shanas Trl Deborah Kane – 1100 Tilton Rd Robert Becker – 7500 Shanas Trl Kevin Schevers – 2000 Tilton Rd Page 8 of 313 Planning & Zoning Commission MeetingThursday, July 18, 2024 6:00 PM 6 | P a g e Emails: (These emails were read to the public during the Staff presentation by Tommie Fowler & SLC Attorney Katherine Barbieri, per request from the P&Z Commission) Paul Mayo & Mindy Cohen – 7550 Gullotti PL Michele Stadler – 7120 Shanas Trl Mr. and Mrs. William Bessemer – 1103 Tilton Rd BOARD DISCUSSION: Commissioner O’Dell restated the concerns of the public. Chair Lounds let the public know it is very important to show up at the BOCC meeting, because the P&Z board is just a recommendation board. RESULT:DENY MOVER:Board Member James A. Taylor SECONDER:Board Member Billy O'Dell AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None D.O'Reilly's Auto Parts petition for a Conditional Use Permit to develop a retail auto parts store in the CN (Commercial Neighborhood) Zoning District STAFF PRESENTATION: Irene Szedlmayer, AICP, Senior Planner, with Planning and Development Services. Ms. Szedlmayer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Ms. Szedlmayer’s presentation provided the Commission with information regarding the proposed Conditional Use, site background, site plan, landscaping plan, architectural elevation, tree mitigation, and traffic impact report. Staff recommended that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Vice Chair Binner asked if there were any objections received. Ms. Szedlmayer stated not regarding the Conditional Use Permit, subject to the public hearing tonight. Commissioner Slack asked could staff bring back up the site map, then asked where the dumpster would be located. Ms. Szedlmayer highlighted the site map up and pointed the location of the dumpster out. APPLICANT PRESENTATION: O’Reilly Automotive, Inc - Brian Osborne - None. BOARD DISCUSSION WITH APPLICANT: Page 9 of 313 Planning & Zoning Commission MeetingThursday, July 18, 2024 6:00 PM 7 | P a g e None. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Valerie Slack AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None E.TDC Holdings, LLC (Guettler Brothers Construction) Petition to Rezone a +/- 36 Acre Parcel on the west side of Sapp Road from the IX, Industrial Extraction Zoning District to the IL, Industrial Light (28.5 acres) and IH, Industrial Heavy (7.5 acres) zoning districts. STAFF PRESENTATION: Thomas Reetz, Planner II, with Planning and Development Services. Mr. Reetz stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Reetz gave a presentation on behalf of the Guettler Brothers Construction application to amend the Official Zoning Atlas (Rezoning) from IX, Industrial Extraction to the IL, Industrial Light (approximately 28.5 acres of the site) and IH, Industrial Heavy (approximately 7.5 acres at the NW corner of the site) zoning districts. Mr. Reetz presented information regarding the site map, ERD report, the types of industrial zoning districts, comprehensive plan and future land use elements. Staff recommended that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner Mundt questioned staff about the surrounding property. Staff confirmed that the property in question was vacant. APPLICANT PRESENTATION: Darren Guettler, P.E., with Velcon Engineering & Surveying, LLC 1449 Commerce Centre Drive Port Saint Lucie, FL 34986. – None. BOARD DISCUSSION WITH APPLICANT: Chair Lounds asked Mr. Guettler what the applicant’s intent with this property is. Mr. Guettler stated they are looking to move their business currently located within the City of Ft. Pierce to this area. Vice Chair Binner asked Mr. Guettler how the business plans to move to this location with a Page 10 of 313 Planning & Zoning Commission MeetingThursday, July 18, 2024 6:00 PM 8 | P a g e 50-foot hole/pond there. Mr. Guettler responded that there is plenty of land around it. Conversation continued. Commissioner Slack asked the purpose of the industrial heavy zoning designation. Mr. Guetter stated he is requesting the IH zoning designation for future use on the land, but doesn’t have that use identified at this time. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Craig Mundt AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None 10.WORKSHOPS None. 11.OTHER BUSINESS None. 12.ADJOURN This meeting was adjourned at 9:17pm. Page 11 of 313 ITEM NO. (ID # 2024-2484) DATE: 8/15/2024 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Kori Benton, Planning Manager Irene Szedlmayer, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Buc-ee's Fort Pierce, LLC petition for Zoning Atlas Amendment (Rezoning) to PRW (Planned Retail Workplace) and an associated Preliminary Development Plan BACKGROUND: This is a request to amend the amend the Official Zoning Atlas for the subject +/- 46.63 acres, located at the southeast corner of the I-95 and Indrio Road Interchange, from AG-1 (Agricultural – 1) (+/- 10 acres) and PTV (Planned Town or Village) to PRW (Planned Retail Workplace) (+/- 36 acres) and obtain approval of the Preliminary Development/Regulating Plan. The Preliminary Plan proposes a Travel Center including a 76,245 sq. ft. retail store, 120 vehicle fueling spaces, parking, a flow way, bicycle parking, sidewalks, landscaping, three non-residential outparcels, and other related development, including the construction of Koblegard Road, south of Indrio Road, to the southern boundary of the project. Comprehensive Plan Figure 11-13, North St. Lucie General Retail Development Plan, and Figure 11-16, North St. Lucie County General Workplace Plan, both identify the land area that is the subject of this application as appropriate for retail and workplace development. PREVIOUS ACTION: The Board of County Commissioners adopted the Towns, Villages and Countryside Future Land Use designation in 2006, which became effective in 2009, along with the TVC amendments to the Land Development Code. In November 2020, the Board approved the Indrio & I95 PTV Preliminary Development Plan for +/-834 acres, of which +/- 36 acres are now included in the petition to re-zone to PRW (Planned Retail Workplace). In April 2024, the Board adopted amendments to the Land Development Code to expressly permit Highway Service and Warehouse Retail Lots in the PRW (Planned Retail Workplace) Zoning District. In July 2024, the Board approved the modification of the Indrio & I-95 Development PTV Preliminary Development Plan to remove the +/- 36 acres located closest to the interchange of I-95 and Indrio Road from the PTV Transect Plan, to transfer the residential development credits from those 36 acres to the remaining +/- 798 acres, and to designate those 36 acres for future development exclusive of the Town’s Regulating Plan. FINANCIAL IMPACT: Potential increase of ad-valorem tax revenue. RECOMMENDATION: Page 12 of 313 Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners with conditions. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: August 09, 2024 Benjamin Balcer, Planning & Development Services Director Date: August 09, 2024 Katherine Barbieri, Assistant County Attorney III Date: August 09, 2024 Mayte Santamaria, Deputy County Administrator Page 13 of 313 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION: Owner’s/Applicants:Buc-ee’s Fort Pierce, LLC Buc-ee’s, Ltd. Stan Beard 10066 Lee Road Boynton Beach, FL 33473 Indrio & I95 Development, LLC Gustav Lumer 19370 Collins Avenue Suite CU1 Sunny Isles Beach, FL 33160 Agent of Record:District Design Group Kara Wood 130 S Indian River Dr., Suite 202 Fort Pierce, FL 34950 Other Representatives: Kimley-Horn Chris Hollen, PE 445 24th Street, Suite 200 Vero Beach, FL 32960 MacKenzie Engineering & Planning, Inc. Shaun MacKenzie, PE 1172 SW 30th Street Palm City, FL 34990 Location: Southeast of the interchange at Indrio Road and I-95 Existing Zoning:AG-1 (Agricultural – 1) and PTV (Planned Town or Village) Proposed Zoning:PRW (Planned Retail/Workplace) TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Planning Manager FROM:Irene A. Szedlmayer, AICP, Senior Planner DATE:August 8, 2024 SUBJECT:Amendment of the Official Zoning Atlas to change the zoning district on 46.63 acres from AG-1 (Agricultural-1) and PTV (Planned Town or Village) to PRW (Planned Retail/Workplace) Note: Indrio & I95 Dev. LLC. holdings subject to this petition were transacted to Buc-ee’s in July 2024) Page 14 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 2 of 28 Future Land Use:TVC (Towns, Villages and Countryside) Parcel ID Numbers:1317-111-0003-000-8; 1316-221-0002-000-6; and 1316-211-0001-000-8 Parcel Size:+/-46.63 acres. Existing Use: Vacant/agriculture Proposed Uses: A Travel Center including a 76,245 sq. ft. retail store, 120 vehicle fueling spaces, parking, a flow way, bicycle parking, sidewalks, landscaping, three non-residential outparcels, and other related development, including the construction of Koblegard Road, south of Indrio Road, to the southern boundary of the project. Exhibit 1: Aerial Map BACKGROUND: The petition is to amend the Official Zoning Atlas for the subject land area from AG-1 (Agricultural – 1) and PTV (Planned Town or Village) to PRW (Planned Retail Workplace) and obtain approval of the Preliminary Development/Regulating Plan. A companion petition to amend the LDC is also on this same agenda. The subject land area is located southeast of the interchange between Indrio Road and I-95, within the Towns, Villages and Countryside (TVC) Future Land Use designation and TVC Page 15 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 3 of 28 Zoning Overlay. The property has frontage on Indrio Road and Koblegard Road and is bound on the west by the I-95 northbound off-ramp. Comprehensive Plan Policy 1.1.1.3. identifies 13 zoning districts that are compatible with the TVC Future Land Use designation. However, if re-zoning is required to support the desired development, the new zoning district must be one of St. Lucie County’s planned zoning districts—PTV (Planned Town or Village), PRW (Planned Retail/Workplace), PCS (Planned Country Subdivision), or PUD (Planned Unit Development). Exhibit 2: Buc-ee’s Proposed Preliminary PRW Regulating Plan Indrio Road Ko b l e g a r d R o a d (P r o p o s e d E x t e n s i o n ) I-95 Page 16 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 4 of 28 Exhibit 3: Current Zoning Designation Exhibit 4: Proposed PRW Zoning Designation Page 17 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 5 of 28 AMENDMENT OF ZONING ATLAS STANDARDS OF REVIEW SET FORTH IN LAND DEVELOPMENT CODE SECTION 11.06.03 Section 11.06.03 of the St. Lucie County Land Development Code (LDC) establishes the standards for reviewing proposed amendments to the Zoning Atlas. In reviewing such an application, the Planning and Zoning Commission and the Board of County Commissioners shall consider the following factors: A. Whether the proposed rezoning conflicts with any applicable portions of the St. Lucie County Land Development Code: The request seeks to amend the Zoning Atlas for the subject property from the AG-1 (Agricultural– 1) and PTV (Planned Town or Village) to the PRW (Planned Retail/Workplace) Zoning District. LDC Section 3.01.03.GG. describes the intent of the PRW Zoning District to provide “a specialized zoning district to accommodate . . . retail or workplace land uses outside a Town or Village in a manner consistent with the goals, objectives, and policies of the TVC Element.” LDC Section 3.01.03.GG. further requires PRW proposals to “meet the retail standards under Objective 3.1.8 and/or the workplace standards under Objective 3.1.10 of the . . . Comprehensive Plan, in addition to the TVC Overlay Zone requirements in Section 4.04 of this Code.” Finally, pursuant to LDC Section 3.01.03.GG.1.c., the Planned Retail/Workplace Zoning District may “only be used for one of these primary purposes: (1)Local Retail: Local stores, convenience centers, neighborhood centers, village centers, town centers (or portions thereof) that comply with the North St. Lucie County General Retail Development Plan (Figure 3-13 and Objective 3.1.8 of the . . .Comprehensive Plan). (2)Interstate Retail: Highway service/warehouse uses along Indrio Road immediately west and east of Interstate 95 that comply with the North St. Lucie County General Retail Development Plan (Figure 3-13 and Objective 3.1.8 of the . . .Comprehensive Plan). (3)Mixed-Use Business District: Mixed-use business districts between Interstate 95 and the Florida Turnpike that comply with the North St. Lucie County General Workplace Plan (Figure 3-16 and Objective 3.1.10 of the . . .Comprehensive Plan). (4)Transitional Retail: Retail, workplace, and residential uses in the Transitional Areas near St. Lucie Boulevard and Kings Highway that comply with the North St. Lucie County General Workplace Plan (Figure 3-16 and Objective 3.1.10 of the . . .Comprehensive Plan).” Page 18 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 6 of 28 Both the General Retail Plan and the General Workplace Plan identify most of the subject site as appropriate for the PRW Zoning District. The General Retail Plan expressly identifies Highway Service/Warehouse on the western part of the site and Town Center on the eastern part of the site. Additionally, LDC Section 3.01.03.GG.1.e., expressly offers flexibility regarding location of the PRW Zoning District in specifying that “the Board of County Commissioners may approve retail or workplace development as far as one-quarter mile (1,300 feet) beyond the precise designations [on LDC Figure 3-17], “provided such uses are integrated with and accessible through the designated land and are not incompatible with surrounding uses.” Exhibit 5: LDC General Retail Plan (left) & General Workplace Plan (right) Additionally, LDC Section 4.04.04.G., reiterates the appropriateness of the PRW Zoning District when commercial development is desired: “Retail and workplace land uses may also be placed outside a Town or Village . . .. PRW zoning (see Section 3.01.06.GG) is required except on land indicated on the Transferable Development Value Map (Figure 3-3) as suitable for industrial uses; land so indicated may also qualify for light or heavy industrial zoning districts as if the land were designated Industrial on the Future Land Use Map of the St. Lucie County Comprehensive Plan. PRW zoning is also not required for property with existing commercial zoning (CO, CN, or CG) as of August 28, 2009, but commercial development on such property must follow the development standards contained in Section 3.01.03.GG.2 and be consistent with the TVC Element. If the owner of any such existing commercially-zoned property elects to seek approval for commercial development without PRW rezoning, then the development application shall follow the submittal requirements, review procedures, and approval standards as provided for Major Site Plans under Chapter XI of this Code.” Page 19 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 7 of 28 The proposed re-zoning to PRW conforms with the requirements of the LDC. Compliance of the proposed Preliminary Development Plan with the Land Development Code is discussed in Section 2. A. below, starting on page 22. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan: St. Lucie County Comprehensive Plan, Goal 11.1 for the Towns, Villages and Countryside future land use designation seeks to: “Establish a development framework that encourages a sustainable settlement pattern that preserves the rural character of St. Lucie County, protects and enhances the natural environment and increases the quality of life of the citizens.” Comprehensive Plan Policy 11.1.4.1. includes, within the intent for the TVC, automobile trip reductions (in number and length, staff would clarify) and balancing residential development with workplaces, jobs, retail and civic uses: “Policy 11.1.4.1 - TVC Development. Development within the TVC is intended to do the following: • Preserve the rural character, encouraging opportunities for continued agriculture; • Offset biological and ecological impacts of new development; • Improve the water quality within the Indian River Lagoon; • Manage water comprehensively throughout the area; • Provide an interconnected system of native habitat preserves, greenways, parks, and open space; • Reduce automobile trips; • Balance housing with workplaces, jobs, retail and civic uses; • Provide a variety of housing types to support residents of diverse ages, incomes, family sizes, and lifestyles; • Create predictability and efficiency in planning and in the provision of infrastructure; • Allocate infrastructure and public service costs to provide for fiscal neutrality.” Table 11-1 of the TVC Element establishes maximum development amounts for commercial and retail uses, as well as other uses, for the approximately 14,000 acres in the TVC Future Land Use designation. Table 1. Comprehensive Plan Table 11-1 North St. Lucie County Maximum Allowable Development Program Use Amount Permitted Residential dwellings 37,500 units Commercial/Retail Uses 5,000,000 sq. ft. Industrial Uses 464 acres Page 20 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 8 of 28 Comprehensive Plan Objective 11.1.8. is as follows: “To accommodate the future retail demand as a successful, viable and significant component of the neighborhood structure to meet the needs and desires of the community while providing a market rate of return.” Comprehensive Plan Policy 11.1.8.1 provides: “Retail Component. Retail uses are an integral component of the settlement pattern outlined by the TVC Element. Retail uses are intended to be located within or contiguous to surrounding neighborhoods providing multiple vehicular and pedestrian linkages. Desirable locations channel as much neighborhood traffic circulation by the site as possible.” Pursuant to Comp Plan Policy 11.1.8.2., a Town Center is recommended on Indrio Road between I-95 and Johnston Road. As further provided by the same policy, a Town Center provides 200,000 sq. ft. or more of retail and is intended to serve 25,000 + households. Such a center remains achievable in the Indrio & I-95 PTV, or Bedner Farms PRW. The General Retail and Workplace Plans in the LDC, discussed above, replicate the General Retail and Workplace Plans in the TVC Element of the Comprehensive Plan. As in the LDC, Comprehensive Plan Figures 11-13 and 11-16 expressly identify the subject site as well-suited for Highway Service/Warehouse Retail types of commercial development. Exhibit 6: Comp. Plan Fig. 11-13 - General Retail Plan Page 21 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 9 of 28 Exhibit 7: Comp. Plan Fig. 11-16 - General Workplace Plan As explained in the Comprehensive Plan, Figures 11-13 and 11-16, identify “. . .the approximate location, type and scale of new retail/workplace uses located at key intersections of the future transportation network. The intent of this map is to show the general vicinity and major roads or intersections where the proposed use is appropriate. While these locations are not precisely site specific, the proposed uses should be provided within a 1/4 mile radius of the area indicated on the map. Location of these land uses support the transportation concurrency strategy for the overall area. Not providing for these uses within a 1/4 mile radius of specified areas and along the proposed corridors will require a review of the overall transportation network and concurrency strategy for the TVC area.” Finally, Comprehensive Plan Figure 11-3, Transferable Development Value Map, identifies the subject property as eligible for residential density up to 9 dwelling units per acre. This potential residential density is proposed for transfer to the adjacent Indrio & I95 PTV. Page 22 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 10 of 28 Exhibit 8: Comprehensive Plan Transferable Development Value Map The proposed re-zoning to PRW is consistent with these Comprehensive Plan Goals and Policies contained in the TVC Element. Additional Goals, Objectives, and Policies of the Comprehensive Plan of special relevance to the petition to re-zone to PRW include the following: Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan based upon smart growth, energy-efficient land use patterns and discouraging the proliferation of urban sprawl. Policy 1.1.5.2 - Require that new development be designed and planned in a manner which does not place an economic burden upon the services and facilities of St. Lucie County. Policy 1.1.5.3 - Retain an urban service area boundary to restrict the negative impacts of a sprawling low density development pattern and the fiscal burden that pattern of development has on the ability of the community to meet its service needs. Policy 1.1.5.4 - Retain Towns, Villages, and Countryside (TVC) Element to develop North County areas along an urban-to-rural transect with a grid transportation network, interconnected greenway network, and low impact development standards. Page 23 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 11 of 28 Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and promote a sound and resilient local economy, St. Lucie County shall continue to work with the interested groups and agencies to increase and broaden the County's economic base while expanding existing business and industrial opportunities. Goal 10.1: Support economic development in St. Lucie County as part of an overall strategy for sustainability and quality of life. Objective 10.1.1: Develop and implement activities designed to improve the overall prosperity of St. Lucie County and its residents. Policy 10.1.1.1 - Attract investors to help diversify the industrial base, broaden the economic tax base and strengthen the job market. Goal 10.5: Encourage patterns of development that are less costly to provide with public services and facilities, and encourage the redevelopment and revitalization of older residential, industrial, and commercial areas. Objective 10.5.1: Promote patterns of development that allow public services and facilities to be provided more cost-effectively. C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses: The PRW Zoning District provides for substantially more intensity than the existing agricultural use, and those to the east, south, and the west, across I-95, of the subject site. This increased intensity was provided for by the MXD Future Land Use designation prior to the adoption of the TVC Future Land Use designation, with the Transferable Development Value and Non-residential eligibility carried into the TVC. The proposed PRW Zoning District is compatible with the Bedner Farms PRW Preliminary Development Plan approved by the Board of County Commissioners in April of 2024, to the north, and with the Indrio & I-95 PTV Preliminary Development Plan to the east and south of the subject site. The recent Indrio & I-95 PTV Preliminary Development Plan modifications accommodate the proposal to re-zone the subject site to PRW, while providing for commitment and connectivity via the extension of Koblegard Road. Exhibit 9: Indrio Road Mixed Use Activity Area (Now TVC FLU) Page 24 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 12 of 28 Table 2. Excerpt from Comp. Plan Policy 1.1.8.4.: Density and Intensity Standards for Mixed Use Activity Areas The PRW Zoning District for the subject site is consistent with applicable Comprehensive Plan policy and the LDC, as is supported additionally by location within the Urban Services Boundary, proximity to the I-95 interchange, and frontage on Indrio Road and Koblegard Road (proposed extension). Pursuant to LDC Section 3.01.03.GG.2.b., the PRW Zoning District is required to have less intensity where it adjoins existing or planned developments with less intensity. The PRW Preliminary Plan, evaluated below, highlights the project’s transition to future uses to the east (Koblegard Rd.) and south (canal). Table 3: Current Zoning & Land Uses & and Future Land Use of adjacent properties Location Future Land Use designation Zoning Districts Existing Land Use Subject Property TVC – up to 9 dua on the majority of the 46.63 acres AG-1 (Agricultural–1 dua) on +/- 10 acres and PTV (Planned Town or Village) on +/- 36 acres Agriculture North TVC (across Indrio Road) Bedner Farms PRW Providing for 1,091 dwellings & up to 420,000 sq. ft. of commercial space Agriculture South TVC PTV (Planned Town or Village) Agriculture East TVC AG-1 (Agricultural-1)Agriculture A d j a c e n t Pa r c e l s West TVC (across I-95) AG-1 (Agricultural-1), IL (Industrial Light) & CG (Commercial General) Agriculture Page 25 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 13 of 28 D. Whether there have been any changed conditions that require an amendment. An amendment to the Zoning Atlas has been anticipated since before the TVC Element of the Comprehensive Plan, and associated Overlay, were adopted. As recognized by the prior Indrio Road Mixed Use Activity Area, the proximity to the I-95 and Indrio Road interchange make more intensive use of the property appropriate. The designation of the subject site as appropriate for Highway Service and Warehouse Retail anticipated a request for re-zoning to the PRW Zoning District, along with the recent updates to the Indrio & I-95 PTV. Exhibit 10: Developments - Approved and Proposed in TVC Overlay Note: Exhibit 10 includes only active pending applications and approved projects. It does not identify properties that have been the subject of a Pre-Application Meeting. Buc-ee’s Indrio & I95 PTV Treasure Coast Auto Vault Meadowood Ph. 2 Bhasin Industrial Indrio Groves Bedner Farms SLC Utilities Publix Cabo Rio RV Resort Indrio Woods Multifamily 4540 N. Kings Hwy. Page 26 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 14 of 28 Table 4: Developments - Approved and Proposed in TVC Overlay Project Name Application Type Proposed Development Subject Site – Buc-ee’s Re-zoning, Preliminary Development Plan & LDC Text Amendment 76,245 sq. ft. retail Travel Center retail store, 120 vehicle fueling spaces, three outparcels, and other supporting development Bedner Farms PRW APPROVED Re-zoning, Preliminary Development Plan & LDC Text Amendment 1,090 dwelling units including detached single-family, townhouses and apartment buildings, 420,000 sq. ft. of commercial space Indrio & I-95 Development APPROVED PTV Preliminary Master Plan 2,518 dwelling units including detached single-family, townhouses and apartment buildings, and 960,000 sq. ft. of commercial and targeted industry space Lennar – Indrio Groves PENDING Re-zoning, Preliminary Development Plan APPROVED Comp. Plan and LDC amendments to allow a Hamlet in TVC. +/- 3,081 dwelling units with associated amenities and infrastructure, contingent upon content of resubmittal*. Indrio Woods APPROVED Preliminary Development Plan Final Site Plan for 229 dwellings under review Cabo Rio RV Resort APPROVED Re-Zoning to PRW & Site Plan 146-space RV Park with for condo-type lot ownership with associated amenities and infrastructure Publix APPROVED Major Site Plan Retail Center including 48,387 sq. ft. supermarket, 10,800 sq. ft. other retail, & 4,500 sq. ft. fast food. Treasure Coast Auto Vault APPROVED Major Site Plan +/-95,000 sq. ft. contractor trade and private warehouse space with 20,000 sq. ft. of covered parking Bhasin Industrial APPROVED Major Site Plan +/-178,000 sq. ft. industrial warehouse Meadowood Phase 2 APPROVED PUD Adjustment Forty-seven (47) Single-family Homes, walking trails and conservation lands Page 27 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 15 of 28 E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities. 1. Water and Wastewater The subject property is within a free-standing Urban Services Boundary and the St. Lucie County Utility Services Area. There is a 16-inch potable water line and a 16-inch sanitary sewer force main on the north side of Indrio Road extending from the east to Koblegard Road. Expansion of the County’s capacity to produce and distribute potable water and to collect and treat sanitary wastewater for the North County Planning Area are acknowledged in the County’s 5-Year Capital Improvement Program. $5.33 million is allocated for expansion of the Holiday Pines Wastewater Treatment Plant and $2.5 million is earmarked for a new water plant on Taylor Dairy Road. Exhibit 11: Urban Services Boundary 2. Fire Protection and Emergency Medical Services Fire protection and Emergency Medical Services are available from St. Lucie County Fire District Station 7, located at 4900 Fort Pierce Blvd., approximately 2.5 miles east of the subject site. St. Lucie County Fire District Station 4, located at 3601 Industrial 33rd Street, is nearly 8 miles travel distance to the east. A location for a new Fire Station is included in the approved Indrio and I-95 PTV, to the south, however there is no committed timeline for construction, equipping and staffing that station. Indrio Road I-95 Subject Site Page 28 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 16 of 28 3. Transportation The Applicant’s Traffic Analysis, dated June 11, 2024, at this stage of development review, concludes that the driveways of the proposed PRW development will handle approximately 22,941 daily trips. The projected trips include 1,235 A.M. peak hour trips and 1,625 P.M. peak hour trips. Eighty-five percent (85%) of generated trips are projected to be diverted trips from I-95. A diverted trip is a vehicle already traveling on I-95, which leaves the highway to visit Buc-ee’s and then returns to the highway to resume travel. That one diverted vehicle equals two recorded trips—one into Buc-ee’s and one from Buc- ee’s. The Applicant’s Traffic Analysis recommends numerous roadway improvements to accommodate anticipated trips. The following list of proposed roadway improvements is being discussed by the County, the Applicant and Florida Department of transportation. i. Applicant will construct approximately 1,250 feet of Koblegard Road as a 4-lane facility in St. Lucie County from Indrio Road to the project’s southern Boundary. ii. Applicant will also install the south leg of the Koblegard Road and Indrio Road intersection including traffic signal and mast arm modifications for northbound traffic. The Applicant will make the following intersection improvements at Indrio Road and Koblegard Road: 1. Northbound: a. 2 left-turn lanes b. 1 through lane c. 1 right-turn lane 2. Eastbound: a. Add one dedicated right-turn lane (length as determined by FDOT permitting) 3. Westbound: a. Extend the westbound left-turn lane to 615 feet (including 50 feet taper) iii. Indrio Road & Buc-ee’s Driveway 1. An eastbound right-turn lane (as permitted by FDOT) iv. Indrio Road & I-95 NB Off-Ramp 1. Construct the 2nd northbound right-turn lane and urbanize the northbound right-turn off ramp (as permitted by FDOT) 2. Coordinate the I-95 SB Off-Ramp & Indrio Road and the I-95 NB Off-Ramp & Indrio Road traffic signals with each other. The applicant is seeking to reserve the ability to work with the County to identify equivalent alternative mitigation in form of payment or construction of alternative improvements in the event construction of the improvements cannot be completed. Page 29 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 17 of 28 The County’s third-party traffic consultant—Calvin, Giordano & Associates—has reviewed the Applicant’s traffic analysis and requested modifications. Additionally, the Florida Department of Transportation (FDOT) has also requested modifications. The traffic analysis and roadway improvements remain under discussion and are not yet finalized. Ongoing coordination is underway to resolve the remaining analysis comments. Transportation Capacity reservation is typically deferred from Preliminary Development Plan to Final Site Plan approval at which time concurrency must be demonstrated. Consistent with this typical process, this Applicant has filed a Concurrency Deferral Affidavit with the County. 4. Schools As demonstrated by the exemption from school impact fees granted to non-residential development, no direct impact on schools is anticipated from the proposed project. 5. Parks Similarly, retail development is exempt from County parks and recreation impact fees because retail development is not expected to have any direct impact on parks and recreational facilities. 6. Drainage The proposed minimum elevation of the crown of the road is 25.10 ft., the proposed minimum finished floor elevation is 28 ft. and the control elevation for the stormwater system is 19 ft. The associated Preliminary Plan proposes a 5.08 acre pond. Summary The St. Lucie County Concurrency Requirements for public facilities and services, as well as impact fees levied on new construction, are intended to assure that adequate public facilities and services are available at the time those impacts are experienced and that the costs of the impacts of new development is born by the development. Further analysis will be required prior to Final Site Plan approval, accounting for timing of nearby development and capital improvement schedules. F. Whether and the extent which the proposed amendment would result in significant adverse impacts on the natural environment: The Applicant’s Environmental Impact Report, described the subject land area as follows: “The predominant [land cover] type being lands previously converted to citrus groves, which are no longer in operation, and which have since been converted to improved pasture. Several ditches and a network of furrows that were utilized for drainage and irrigation of the former citrus grove are still present. There are two areas along the northern boundary that contain native canopy vegetation but do not constitute native habitat due to the absence of native mid-story or groundcover vegetation. The eastern of these two areas contains a groundcover consisting of non-native pasture grasses and ruderal weeds, and the other area contains an understory that is dominated Page 30 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 18 of 28 by non-native invasive Brazilian pepper. Neither of the two areas that contain native canopy vegetation exhibit evidence of active cattle grazing. A review of historic aerial imagery indicates that the portions of property that are currently in agricultural use have been in agricultural use for more than 25 years.” G. Whether and the extent to which the proposed amendment would adversely affect property values in the area. The proposed zoning change is not anticipated to have an adverse impact on property values in the area. The re-zoning to PRW may contribute to a rise in real estate values in the area. The Final Development Plan will be required to promote a development of stable character and compatible with the surrounding land uses. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative effects of such patterns. The proposed PRW zoning and uses will contribute to an orderly and logical pattern on the subject site and the nearby vicinity which is reasonably consistent with the vision for the TVC. I. Whether the proposed amendment would conflict with the public interest and is in harmony with the purpose and intent of this Code. The proposed Zoning Atlas amendment would not conflict with the public interest and is in harmony with the purpose and intent of the St. Lucie County Land Development Code. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding this proposed amendment to the Official Zoning Atlas. SUMMARY OF ANALYSIS: Based upon staff’s analysis contained in this report, the proposed rezoning from AG-1 (Agricultural – 1) and PTV (Planned Town or Village) to the PRW (Planned Retail/Workplace) is consistent with the St. Lucie County Comprehensive Plan and Land Development Code. ******************************************************************************** PRW PRELIMINARY SITE/REGULATING PLAN STANDARDS OF REVIEW SET FORTH IN LAND DEVELOPMENT CODE - SECTION 11.02.07 Section 11.02.07. of the St. Lucie County Land Development Code (LDC) establishes the Standards of Review for Site Plans for Planned Development. LDC Section 11.02.10. identifies the information required to be submitted with an application for approval of a Preliminary Planned Development Site Plan. LDC Section 3.01.03.GG.3. provides that the submittal Page 31 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 19 of 28 requirements for a PRW Development are the same as those required for other planned developments, except as modified by LDC Section 3.01.03.EE.3.b. and 3.c. One difference between the review and approval process applicable to PUDs, PNRDs and PMUDs and that applicable to PTVs and PRWs is that approval of the Final Site Plan for PTVs and PRWs is administrative, whereas for PUDs, PNRDs and PMUDs, approval by the Board of County Commissioners at a public meeting (not a public hearing) may be required for projects of this scale through a Major Site Plan (over 100,000 sq. ft. with fueling canopies). Additionally, the LDC governing PTVs and PRWs expressly provides opportunities for the Applicant to request minor modifications to the applicable PTV or PRW standards. Those requested modifications are required to be identified and the Board is required to respond to them, otherwise the LDC standards shall apply. Pursuant to LDC Section 3.01.03.GG., the PRW (Planned Retail Workplace) Zoning District is “a specialized zoning district to accommodate . . . retail or workplace land uses outside a Town or Village, in a manner consistent with the goals, objectives and policies of the TVC Element.” Buc-ee’s Preliminary Development Plan Transects The petition for re-zoning to PRW is accompanied by a Preliminary Development Plan, as displayed in Exhibit 2. A PRW Development Plan is required to include the assignment of the transect zones, the approximate location of the proposed streets, the proposed lot types (if the land is proposed to be subdivided), the surface water management system including the flow way, and the location of civic spaces. The Comprehensive Plan and the LDC provide for organization of land use density and intensity on such Preliminary Development Plans along a transect from the most urban (Core Transect) to the most rural (Fringe and Rural). However, in the case of the PRW Zoning District, the Land Development Code also provides for a “Specialized District” transect. Pursuant to LDC Section 3.01.03.GG.2.a.(2), the Specialized District is available only for Interstate Retail and Mixed-Use Business Districts. The Specialized District intended to accommodate vehicle-oriented warehouses and large-format retail establishments and types or forms of development that cannot be fully integrated into a Town or a Village or when it is not desirable to try to integrate the proposed use with adjoining uses. While LDC Section 3.01.03.GG.2.a.(3) provides that the Specialized Transect Zone is only available for Interstate Retail west of I-95, this proposed 76,245 sq. ft. Travel Center with 120 vehicle fueling stations, an expansive Highway Service Retail, is being designed as if it’s in the Specialized Transect Zone or Mixed Use District. Staff believes this approach is consistent with the example and direction provided by the Board to exercise flexibility in implementation of the TVC codes and is consistent with Comp. Plan Figures 11-13 and 11-16 and LDC Figure 3-17 which provide for the specific site to be developed for Highway Service Retail. Open Space The Buc-ee’s Travel Center will occupy a 33.36-acre tract. Of those 33.36 acres, the Preliminary Development Plan provides for 72.5% impervious surfaces, including the 5.08-acre pond. Page 32 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 20 of 28 Pervious space constitutes 9.17 acres (27.5% of the Buc-ee’s tract); 1.81 acres in the form of dry detention areas and 7.36 acres as green space. The baseline provision of 27.5% open space by Buc-ee’s, in addition to the 5.08-acre pond (which constitutes an additional 15.2%) which is in the form of an isolated Flow Way, compares favorably to the open space required in a non-TVC PNRD (Planned Non-Residential Development) which is not less than 25% open space when the project is at least 10 acres. Additionally, the collective open space compares favorably to the amount of open space provided by the Bedner Farms PRW, to the north (19.3%, including the stormwater ponds). As was revealed during the review and approval of the Bedner Farms PRW Preliminary Development Plan, the PRW Zoning District does not establish a mandatory minimum amount of open space. A 15-ft wide landscape buffer is provided around the perimeter of the site and the perimeter of the outparcel lots. Exhibit 12, below, displays the Open Space area concentrated at the west side of the project, around a pond/flow way, enhanced by landscape around the perimeter, littoral and upland plantings, and pedestrian sidewalk along the east side which links to Indrio Road, the Travel Center, and future development. Exhibit 12. Flow Way Design Snapshot Access The project’s anticipated transportation improvements and impacts are detailed in Section E. 3., above, with the planned roadway and access design presented in Exhibit 13 below. Primary Access includes a direct right-in, with a designated turn lane, from Indrio Road in addition to connections from the proposed construction of approximately 1,250 feet of Koblegard Road from Indrio Road, as a 4-lane section with a roundabout to serve as the first intersection to serve the development, and a secondary full-access at the southeast end of the site. Page 33 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 21 of 28 Exhibit 13. Adjacent Roadway Design & Access Urban Design Buc-ee’s is making a change in the proposed arrangement of uses on the Site Plan from its typical arrangement, by swapping the location of some parking and the location of the vehicle fueling stations. This shift moves parking closer to the building and the fueling stations further away. This change will substantially reduce the number of pedestrians that must cross through the fueling area to access the store. It will also reduce the number of unoccupied vehicles parked at a fueling station, the occupants of the vehicle having left the vehicle after fueling to shop in the store. The proposed lighting plan will be reviewed during the review of the Final Site Plan. Especially given the Buc-ee’s proposed 24-hour operations, review of the proposed nighttime lighting is important to ensure it will not interfere with the quality of life in the future residential neighborhoods proposed for the vicinity of the Travel Center. Community Architectural Standards LDC Section 7.10.24. provides that it applies to the Commercial Neighborhood, Commercial Office, Commercial General, Institutional, Religious Facilities, Planned Unit Development (Commercial Components Only), Planned Non-residential Development and Planned Mixed Use Development Zoning Districts. Given that it applies to PUD, PNRD and PMUD, staff generally encourages commercial development in the TVC to also comply with the Community Architectural standards. In d r i o R o a d Koblegard Road Buc-ee’s Travel Center Outparcel Outparcel Outparcel Page 34 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 22 of 28 Exhibit 14. Proposed North Elevation (facing Indrio Road) Pursuant to LDC Section 11.02.07, in reviewing an application for a Preliminary Development Plan, the Planning and Zoning Commission shall consider the following: A. Consistency With Land Development Code and Comprehensive Plan. The proposed Preliminary Plan is consistent with the general purpose, goals, objectives, and standards of this Code, the St. Lucie County Comprehensive Plan, and the Code and Compiled Laws of St. Lucie County; and the proposed use complies with all additional standards imposed on it by the particular provisions of this Code authorizing such use, with detailed findings in preceding analysis. B. Effect on Adjacent Properties “1. The proposed building or use will not have an undue adverse effect upon nearby property, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting the public health, safety, and general welfare. 2. All reasonable steps have been taken to minimize any adverse effect of the proposed building or use on the immediate vicinity through building design, site design, landscaping, and screening. 3. The proposed building or use 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.” As previously stated regarding the re-zoning to PRW, the proposed Preliminary Regulating Plan provides substantially more intensity than what exists on adjacent properties, which remain in agricultural use. The proposed Buc-ee’s also proposes a different form of development than that contemplated by the approved Indrio & I95 TVC. The provision of the three separate parcels that will front Koblegard provides the opportunity for smaller scaled development that transitions between the Buc-ee’s and the Indrio and I95 PTV. Adherence to all applicable policies and regulations will help ensure the development will not have undue adverse effect upon nearby property, character of the neighborhood, traffic conditions, parking, utilities, or other matters affecting the public health, safety, and general welfare. Consideration and approval of the Final Regulating Plan will be subject to demonstration that all required public facilities and services are available to serve the project. Use Compatibility: As stated regarding the request to re-zone to PRW, the proposed Preliminary Development Plan provides for substantially more intensity than the existing agricultural uses surrounding the proposed Buc-ee’s and greater intensity than anticipated in the Indrio and Page 35 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 23 of 28 I-95 PTV, east of the subject site – absent future Targeted Industry development as permissible. This increased intensity was planned for and facilitated by the MXD Future Land Use designation which pre-dated the adoption of the TVC Future Land Use designation. For the subject site, the MXD Future Land Use designation for the Indrio Road Mixed Use Activity Area provided for medium intensity development. The review and approval of the Final Site Plan for the three parcels (Outparcel Tracts 2, 3 and 4) fronting on Koblegard Road provides the opportunity for the development on those lots to provide a transition between the intensity of a Buc-ee’s and the approved Indrio and I-95 PTV. In the absence of an alternative lot type for these outparcels, future development is anticipated in the form and manner advancing the traditional neighborhood design envisioned for the TVC, by selection of an eligible lot type. For example, these PRW lots fronting on the main street (Koblegard Road) should be developed with the buildings should be pulled-up close to Koblegard Road, with porches or arcades to help frame the street and provide enclosure for pedestrians, while placing parking in the rear, that is on the west side of the lots, facing Buc-ee’s parking and fueling stations. This lot and development form will support the transition to the traditional neighborhood design envisioned and approved for the east side of Koblegard Road. Alternative lot types, which deviate from this form may require a modification to the PRW to present such modifications. Buffering: The stormwater pond and landscaping will buffer the retail use from I-95 and provide a place for travelers from the highway to stretch their legs. The Preliminary Development Plan lines the sidewalks and streets on the perimeter of the site with shade trees. Implementation of the Flow Way in a manner more consistent with the Comprehensive Plan Objective and Policies and the LDC would provide more robust buffering of the properties to the north and the east. Please see prior discussion on pages 16-18 for primary evaluation of Criteria C-E.. C. Adequacy of Public Facilities, D. Adequacy of Fire Protection E. Adequacy of School Facilities F. Environmental Impact The St. Lucie County Environmental Resources Department reviewed the application materials supporting the request to re-zone and the Preliminary Development Plan, providing the following analysis: Background The Environmental Resources Department (ERD) is in receipt of the July 13, 2024, date- stamped submittal, transmitted on July 15, 2024, with comments due July 31, 2024, from Planning and Development Services. The applicant is seeking approval of a preliminary Planned Retail/Workplace (PRW) for the future construction of a Buc-ee’s travel center. The Adjustment to the Indrio & I-95 Development, LLC PTV (PTV-3202025704, PZ-3202025701, Page 36 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 24 of 28 Resolution 2020-248), known as Indrio & I-95 PTV Adjustment (PD-2402-000034) was authorized in July, 2024 which supports planned subdivision of thirty-six (36) acres from the parent tract to join the subject PRW petition. The Buc-ee’s PRW Preliminary Planned Development provides for the further subdivision into four (4) parcels, including three (3) outparcels ranging in size from 2.33 acres to 3.77 acres along the west side of the proposed continuation of Koblegard Rd. into the subject property. Findings The site is comprised of several land cover types with the predominant type being lands previously converted to citrus groves, which are no longer in operation, and which have since been converted to improved pasture. Several ditches and a network of furrows that were utilized for drainage and irrigation of the former citrus grove are still present. There are two areas along the northern boundary that contain native canopy vegetation but do not constitute native habitat due to the absence of native mid-story or groundcover vegetation. The eastern of these two areas contains a groundcover consisting of non-native pasture grasses and ruderal weeds, and the other area contains an understory that is dominated by non-native invasive Brazilian pepper. Neither of the two areas that contain native canopy vegetation exhibit evidence of active cattle grazing. A review of historic aerial imagery indicates that the portions of property that are currently in agricultural use have been in agricultural use for more than 25 years. A summary of Land Cover Types per Florida Land Use, Cover and Forms Classification System (FLUCFCS, identifying code will be in parentheses) include Undeveloped Lands (191), Abandoned Groves (224), Ditches (510), and Disturbed Lands (740). An informal jurisdictional wetland determination (No. 56-101434-P) was conducted with SFWMD staff in June 2019 on the 834.4 +/- acre Indrio & I-95 parent property. The informal determination verified the presence, size, and locations of the wetlands, ponds, and ditches (other surface waters) that are present on the parent property. All of the wetlands that were verified during the site inspection with SFWMD are located outside of the limits of the Buc-ee’s property. There are approximately 0.8 +/- acres of man-made surface waters that are considered “other surface waters” (OSWs) located within the boundaries of the Buc-ee’s property. Should any impacts occur to any OSWs, the applicant shall provide any mitigation required by SFWMD. By letter dated November 6, 2020, the U.S. Army Corps of Engineers (ACOE) verified that the proposed Indrio & I-95 parent property would not require a Department of the Army permit in accordance with either Section 10 of the Rivers and Harbors Act of 1899 or the Section 404 Clean Water Act. A copy of the ACOE ‘No Permit Required’ (NPR) letter is provided was in the EIR. Field surveys of this property have been conducted intermittently since March 2019. Site specific field reconnaissance for this environmental impact report was conducted in October 2023 during which time observations of wildlife presence and signs of utilization were made. The survey methodologies used for determining the status of state and/or federally listed wildlife species occurrence on the site followed generally accepted protocols as specified in state and Federal guidance documents. The geographic range of the property and its associated habitats, vegetative cover types, and natural or disturbed status were the primary considerations in assessing potential occurrence of listed species. Pedestrian and vehicular surveys were employed to assess the relative habitat quality and wildlife utilization of the property. In addition, the protected species evaluations and survey methodologies have been, and will continue to be, addressed on a species-specific basis in accordance with Florida Fish and Wildlife Conservation Commission (FWC) and U.S. Fish and Wildlife Service (FWS) protocols and Page 37 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 25 of 28 techniques relative to the species under consideration. The subject site is within the consultation area of the Audubon’s crested caracara. The abandoned grove portions of the site provide potential forage for this species and mature cabbage palms are present within the ‘undeveloped lands’ portion of the property. The nesting season survey window for this species runs from January to April and thus was not open at the time that site reconnaissance was conducted in October 2023. However, no Audubon’s crested caracara or caracara nests were observed during field reconnaissance. During the 2021 crested caracara nesting season (January through April) a caracara nesting survey was conducted in accordance with USFWS guidelines. That survey concluded that no nesting was occurring on the overall parent property and no roosting or foraging by crested caracaras was observed during the survey. Bald eagles, while no longer listed, remain protected under the Bald and Golden Eagle Protection Act. No bald eagles were observed on site. According to the FWC database the closest documented bald eagle nests are located approximately 3.5 miles southeast and 4.5 miles east of the subject property. Although none were observed during the October 2023 field reconnaissance, there is potential for several species of wading birds that are listed as State Threatened to utilize the site for foraging opportunities. Those species include the little blue heron, tricolored heron, and roseate spoonbill. The occurrence of these species would be limited to transient foraging as no evidence of nesting or habitat conducive to nesting for these species occurs on the site. The wood stork is a federally listed threatened species that has a moderate potential to utilize the site for foraging purposes. The property does not provide suitable nesting habitat due to the absence of natural forested wetlands. The site is, however, within the 18.6-mile core forage area of wood stork rookeries as per USFWS, thus forage maintenance measures will be taken to support this species. In March 2019 and on October 12, 2023, habitat reconnaissance surveys were conducted by Jason Hahner (Licensed Gopher Tortoise Agent #GTA-14-00024H) in order to identify occurrences of gopher tortoises, their burrows, or indicators of their presence. The habitat surveys were conducted in accordance with Florida Fish and Wildlife Conservation Commission (FWC) Gopher Tortoise Permitting Guidelines (revised April 2023). The habitat reconnaissance surveys did not identify the occurrence of gopher tortoises, gopher tortoise burrows, or indicators of the presence of gopher tortoises on the subject property. In accordance with FWC gopher tortoise permitting guidelines, prior to any land clearing or earthwork, a 100% habitat survey for this species must be completed. Recommendation The Environmental Resources Department has no objection to the approval of the preliminary Planned Retail/Workplace (PRW) for the future construction of a Buc-ee’s travel center with the conditions outlined below. NEIGHBORHOOD MEETING: No Neighborhood Meeting was held. PUBLIC NOTICE: In accordance with requirements in LDC Section 11.00.03, on Friday, August 2, 2024 advertisement of the Planning and Zoning Commission public hearing was published in the St. Page 38 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 26 of 28 Lucie News Tribune; notices were mailed to owners of real property located within 500 feet of the subject property (14 properties); and signs were erected on the subject property to inform passers-by of the public hearing. Staff has received no comments or inquiries in response to such notice. STAFF RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners, subject to the following: 1. The Final Site Plan shall provide for a Final Record Plat, encompassing the subject development, and where required by ordinance or law, provide for division from the Indrio & I-95 PTV. 2. The development of Outparcel Tracts 2, 3 and 4 be accomplished in a form and manner advancing the traditional neighborhood design envisioned for the TVC, through eligible lot types. Parking on said lots is anticipated to be located on the west side facing the Buc- ee’s vehicle fueling and parking and the buildings to located adjacent to the eastern property line(s). 3. Prior to Final Site Plan approval, provide a finalized Tree survey and Tree Mitigation Plan, conforming to LDC 6.00.00., including resolution of revisions consistent with LDC Sections 6.00.05.E and LDC 7.09.03.E, as follows: a. Sabal palmetto/Ficus aurea #146 currently specifies both mitigation credit required and mitigation credit provided. Clarify whether the Ficus aurea will be relocated or removed. b. Discrepancies exist between the number of Sabal Palmettos preserved, relocated, and removed on the tree table, the tree mitigation plan, and depicted on the landscape plan. Ensure the accuracy of the tree table, mitigation plan, and landscape plan prior to approval of the Preliminary Development Plan. 4. Prior to Final Site Plan approval, a finalized Landscape Plan, conforming to LDC 7.09.04., shall be approved by ERD. 5. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., a Vegetation Removal Permit or Exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 6. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., an updated 100% gopher tortoise survey conducted by a state certified gopher tortoise agent will be required per Florida Fish and Wildlife Conservation Commission (FWC) protocol, as these surveys are only valid for 90 days. Page 39 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 27 of 28 7. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., the applicant shall provide any fee-in-lieu of tree mitigation fees to the county’s tree mitigation fund. 8. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plants shall be eradicated from the site. 9. Prior to approval of the Final Site Plan, obtain approval by the St. Lucie County Fire District. 10. Prior to approval of the Final Site Plan, identify at least one future transit stop on the subject site, in consultation with the St. Lucie County Area Regional Transit. 11. A Subdivision Improvement Agreement (SIA) may be required if a plat is to be recorded prior to access to the outparcels being constructed. 12. Within 90 days of developmental approval, the applicant, property owner, developer, successors, or assigns, shall convey to St. Lucie County, in a manner or form acceptable to the County Attorney, 158’ of right-of-way for the extension of Koblegard Road, along with additional right-of-way for the traffic circle and driveway connection as shown on the Site Plan. Page 40 of 313 Project Name: Buc-ee’s St. Lucie County File No.: PD-2402-000035 Page 28 of 28 Appendix A Applicant’s Proposed Road Improvements Pending Further Discussion and Negotiation August 5, 2024 TRAFFIC CONTRIBUTION IMPROVEMENTS a. Applicant agrees that traffic contribution improvements (the “Improvements”) will be undertaken and carried out in accordance with the following: i. Applicant will construct approximately 1,250 feet of Koblegard Road as a 4- lane facility in St. Lucie County from Indrio Road to the project’s southern Boundary. ii. Applicant will also install the south leg of the Koblegard Road and Indrio Road intersection including traffic signal and mast arm modifications for northbound traffic. The Applicant will make the following intersection improvements at Indrio Road and Koblegard Road: 1. Northbound: a. 2 left-turn lanes b. 1 through lane c. 1 right-turn lane 2. Eastbound a. Add one dedicated right-turn lane (length as determined by FDOT permitting) 3. Westbound a. Extend the westbound left-turn lane to 615 feet (including 50 feet taper) iii. Indrio Road & Buc-ee’s Driveway 1. An eastbound right-turn lane (as permitted by FDOT) iv. Indrio Road & I-95 NB Off-Ramp 1. Construct the 2nd northbound right-turn lane and urbanize the northbound right-turn off ramp (as permitted by FDOT) 2. Coordinate the I-95 SB Off-Ramp & Indrio Road and the I-95 NB Off-Ramp & Indrio Road traffic signals with each other. b. The applicant shall make all reasonable efforts to permit and construct the Traffic Contribution Improvements. In the event that permits or construction of the Traffic Contribution Improvements cannot be completed, then the applicant shall work with St. Lucie County to identify equivalent alternative mitigation in form of payment or construction of alternative improvements. Page 41 of 313 Resolution No. 2024- Page 1 File No.: PD-2402-000035 RESOLUTION 2024-XX File Number: PD-2402-000035 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY AMENDING THE OFFICIAL ZONING ATLAS FROM THE PTV (PLANNED TOWNS AND VILLAGES) AND AG-1 (AGRICULTURAL -1) ZONING DISTRICTS TO THE PRW (PLANNED RETAIL WORKPLACE) ZONING DISTRICT AND APPROVING A PRELIMINARY DEVELOPMENT PLAN ON +/- 46.63 ACRES LOCATED WITHIN 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) Buc-ee’s Fort Pierce, LLC. presented a petition for an Amendment to the Official Zoning Atlas from the PTV (Planned Towns and Villages) (+/- 36 acres) and AG-1 (Agricultural -1) (+/- 10 acres) Zoning Districts to the PRW (Planned Retail Workplace) Zoning District, for certain property in St. Lucie County, Florida, located southeast of the I-95 and Indrio Road interchange as depicted on the attached map as Exhibit A and described in Part A below. 2) The St. Lucie County Development Review Committee reviewed the petition to re-zone the property 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. 3) On August 15, 2024, following installation of signs on the property, mailing of notice to all owners of real property within 500 feet of the subject site, and publication of an advertisement in the St. Lucie News Tribune at least 10 days prior to the hearing, the St. Lucie County Planning and Zoning Commission, held a public hearing at which all interested persons were given an opportunity to be heard, and voted to recommend that the Board of County Commissioners approve/deny the request for the property described in Part A. 4) On ______________, following installation of signs on the property, mailing of notice to the owners of real property within 500 feet of the subject site, and publication of an advertisement in the St. Lucie News Tribune at least 10 days prior to the hearing, the Board of County Commissioners held a public Page 42 of 313 Resolution No. 2024- Page 2 File No.: PD-2402-000035 hearing on this petition, at which all interested persons were given an opportunity to be heard. 5) 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 PRW REGULATING PLAN 6) Buc-ee’s Fort Pierce, LLC. submitted a Preliminary PRW (Planned Retail Workplace) Regulating Plan for development of an approximate 76,245 sq. ft. travel center including 120 vehicle fueling positions, three (3) outparcels, and associated landscaping, parking, stormwater, and roadway improvements to be known as Buc-ee’s Fort Pierce, on the property depicted in the attached map as Exhibit A and described in Part A below. 7) The St. Lucie County Development Review Committee reviewed the Preliminary PRW Regulating 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. 8) On August 15, 2024, following installation of signs on the property, mailing of notice to all owners of real property within 500 feet of the subject site, and publication of an advertisement in the St. Lucie News Tribune at least 10 days prior to the hearing, the St. Lucie County Planning and Zoning Commission, held a public hearing at which all interested persons were given an opportunity to be heard, and voted to recommend that the Board of County Commissioners approve/deny the Preliminary PRW (Planned Retail Workplace) Regulating Plan for the property described in Part A with / without conditions. 9) On ______________, following installation of signs on the property, mailing of notice to the owners of real property within 500 feet of the subject site, and publication of an advertisement in the St. Lucie News Tribune at least 10 days prior to the hearing, the Board of County Commissioners held a public hearing on this petition, at which all interested persons were given an opportunity to be heard, to approve/deny the Preliminary PRW (Planned Retail Workplace) Regulating Plan. Page 43 of 313 Resolution No. 2024- Page 3 File No.: PD-2402-000035 10) The proposed project, 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. 11) 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. 12) The proposed project will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, in accordance with all applicable regulations. 13) The proposed project is within the Urban Service Boundary and water and wastewater will be served by St. Lucie County Utilities. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING ATLAS AMENDMENT A. The property on which the Zoning Atlas Amendment, or change in zoning, from the AG-1 (Agricultural -1) & PTV (Planned Town, Village) Zoning District to the PRW (Planned Retail Workplace) Zoning District is being granted is described as follows: Legal Description LEGAL DESCRIPTION - PARCEL 1 A PORTION OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST AND OF SECTION 17, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 16; THENCE NORTH 00°37'38" EAST ALONG THE WEST LINE OF SECTION 16 A DISTANCE OF 2620.03 FEET TO THE WEST ONE-QUARTER CORNER OF SAID SECTION 16 AND THE POINT OF BEGINNING OF THE HEREIN DESCRIBED PARCEL AS FOLLOWS: THENCE SOUTH 89°54'30" EAST ALONG THE NORTH LINE OF THE SOUTHWEST ONE-QUARTER OF SAID SECTION 16 A DISTANCE OF 1320.00 FEET; THENCE, DEPARTING SAID NORTH LINE, SOUTH 00°00'53" WEST A DISTANCE OF 598.00 FEET; THENCE SOUTH 44°59'07" EAST A DISTANCE OF 71.50 FEET; THENCE SOUTH 89°59'07" EAST A DISTANCE OF 36.50 FEET; THENCE SOUTH 00°00'53" WEST A DISTANCE OF 90.00 FEET; THENCE NORTH 89°59'07" WEST A Page 44 of 313 Resolution No. 2024- Page 4 File No.: PD-2402-000035 DISTANCE OF 36.50 FEET; THENCE SOUTH 45°00'53" WEST A DISTANCE OF 71.50 FEET; THENCE SOUTH 00°00'53" WEST A DISTANCE OF 533.84 FEET; THENCE NORTH 89°54'27" WEST A DISTANCE OF 1334.14 FEET TO AN INTERSECTION WITH THE SAID WEST LINE OF SECTION 16; THENCE CONTINUE NORTH 89°54'27" WEST A DISTANCE OF 98.18 FEET TO AN INTERSECTION WITH THE EASTERLY RIGHT OF WAY OF INTERSTATE 95 (STATE ROAD 9), SECTION 94001-2407; THENCE NORTHERLY ALONG THE SAID EASTERLY RIGHT OF WAY THE FOLLOWING CALLS; THENCE NORTH 16°39'45" WEST A DISTANCE OF 58.07 FEET; THENCE NORTH 15°06'05" WEST A DISTANCE OF 202.68 FEET; THENCE NORTH 11°59'12" WEST A DISTANCE OF 202.67 FEET; THENCE NORTH 10°25'37" WEST A DISTANCE OF 357.24 FEET; THENCE NORTH 07°40'47" WEST A DISTANCE OF 248.03 FEET; THENCE NORTH 16°32'50" EAST A DISTANCE OF 177.27 FEET; THENCE NORTH 46°06'22" EAST A DISTANCE OF 126.58 FEET; THENCE NORTH 00°22'42" EAST A DISTANCE OF 19.58 FEET TO AN INTERSECTION WITH THE NORTH LINE OF THE SOUTHEAST ONE- QUARTER OF SECTION 17, TOWNSHIP 34 SOUTH, RANGE 39 EAST; THENCE LEAVING SAID EASTERLY RIGHT OF WAY OF INTERSTATE 95, SOUTH 89°36'44" EAST A DISTANCE OF 180.18 FEET TO THE POINT OF BEGINNING. LESS ROAD AND CANAL RIGHTS OF WAY ALSO LESS AND EXCEPT THE FOLLOWING; A PORTION OF THE NW 1/4 OF THE SW 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE WEST 1/4 CORNER OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA; THENCE RUN S 89°54'51" E ALONG SAID 1/4 SECTION LINE OF DISTANCE OF 573.91 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID 1/4 SECTION LINE S 89°54'51" E A DISTANCE OF 674.77 FEET; THENCE RUN S 01°44'17" W A DISTANCE OF 543.24 FEET; THENCE RUN N 87°51'04" W A DISTANCE OF 174.98 FEET; THENCE RUN S 01°40'58" W A DISTANCE OF 168.98 FEET; THENCE RUN N 87°57'37" W A DISTANCE OF 489.56 FEET; THENCE RUN N 00°53'45" E A DISTANCE OF 689.01 FEET TO THE AFOREMENTIONED POINT OF BEGINNING. PARCEL 1 CONTAINING 2,002,052.0 SQUARE FEET OR 45.9608 ACRES MORE OR LESS TOTAL INCLUDING PARCEL 2 PARCEL 1 CONTAINING 1,594,166.6 SQUARE FEET OR 36.5970 ACRES MORE OR LESS NET EXCLUDING PARCEL 2 LEGAL DESCRIPTION - PARCEL 2 Page 45 of 313 Resolution No. 2024- Page 5 File No.: PD-2402-000035 A PORTION OF THE NW 1/4 OF THE SW 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE WEST 1/4 CORNER OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA; THENCE RUN S 89°54'51" E ALONG SAID 1/4 SECTION LINE OF DISTANCE OF 573.91 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID 1/4 SECTION LINE S 89°54'51" E A DISTANCE OF 674.77 FEET; THENCE RUN S 01°44'17" W A DISTANCE OF 543.24 FEET; THENCE RUN N 87°51'04" W A DISTANCE OF 174.98 FEET; THENCE RUN S 01°40'58" W A DISTANCE OF 168.98 FEET; THENCE RUN N 87°57'37" W A DISTANCE OF 489.56 FEET; THENCE RUN N 00°53'45" E A DISTANCE OF 689.01 FEET TO THE AFOREMENTIONED POINT OF BEGINNING. CONTAINING 407,885.5 SQUARE FEET OR 9.3638 ACRES MORE OR LESS TOGETHER WITH A PERPETUAL NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS RESERVED AND MORE FULLY DESCRIBED IN THAT CERTAIN DEED RECORDED IN OFFICIAL RECORD BOOK 388, PAGE 641, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. Parcel ID Numbers: 1316-321-0002-000-3 (All) & 1316-311-0001-000-5 (Portion of) B. The St. Lucie County Planning and Development Services Director shall be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from AG-1 (Agricultural– 1) to PRW (Planned Retail Workplace) and to make notation of the reference to the date of adoption of this Resolution. PRELIMINARY PRW REGULATING PLAN C. Pursuant to 11.02.05(B) of the St. Lucie County Land Development Code, the PRW (Planned Retail Workplace) Preliminary Development Plan/Regulating Plan for the project known as Bedner Farms is hereby approved, for the subject property described in Part “A” above, as shown on the Preliminary Regulating Plan for the project, prepared by Kimley-Horn, dated October 10, 2023, and received by the St. Lucie County Planning & Development Services Department on July 12, 2024, as attached and incorporated herein as Exhibit B, and subject to the following conditions: 1. The Final Site Plan shall provide for a Final Record Plat, encompassing the subject development, and where required by ordinance or law, provide for division from the Indrio & I-95 PTV. Page 46 of 313 Resolution No. 2024- Page 6 File No.: PD-2402-000035 2. The development of Outparcel Tracts 2, 3 and 4 be accomplished in a form and manner advancing the traditional neighborhood design envisioned for the TVC, through eligible lot types. Parking on said lots is anticipated to be located on the west side facing the Buc-ee’s vehicle fueling and parking and the buildings to located adjacent to the eastern property line(s). 3. Prior to Final Site Plan approval, provide a finalized Tree survey and Tree Mitigation Plan, conforming to LDC 6.00.00., including resolution of revisions consistent with LDC Sections 6.00.05.E and LDC 7.09.03.E, as follows: a. Sabal palmetto/Ficus aurea #146 currently specifies both mitigation credit required and mitigation credit provided. Clarify whether the Ficus aurea will be relocated or removed. a. Discrepancies exist between the number of Sabal Palmettos preserved, relocated, and removed on the tree table, the tree mitigation plan, and depicted on the landscape plan. Ensure the accuracy of the tree table, mitigation plan, and landscape plan prior to approval of the Preliminary Development Plan. 4. Prior to Final Site Plan approval, a finalized Landscape Plan, conforming to LDC 7.09.04., shall be approved by ERD. 5. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., a Vegetation Removal Permit or Exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 6. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., an updated 100% gopher tortoise survey conducted by a state certified gopher tortoise agent will be required per Florida Fish and Wildlife Conservation Commission (FWC) protocol, as these surveys are only valid for 90 days. 7. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., the applicant shall provide any fee-in-lieu of tree mitigation fees to the county’s tree mitigation fund. 8. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plants shall be eradicated from the site. 9. Prior to approval of the Final Site Plan, obtain approval by the St. Lucie County Fire District. Page 47 of 313 Resolution No. 2024- Page 7 File No.: PD-2402-000035 10.Prior to approval of the Final Site Plan, identify at least one future transit stop on the subject site, in consultation with the St. Lucie County Area Regional Transit. 11. A Subdivision Improvement Agreement (SIA) may be required if a plat is to be recorded prior to access to the outparcels being constructed. 12. Within 90 days of developmental approval, the applicant, property owner, developer, successors, or assigns, shall convey to St. Lucie County, in a manner or form acceptable to the County Attorney, 158’ of right-of-way for the extension of Koblegard Road, along with additional right-of-way for the traffic circle and driveway connection as shown on the Site Plan. D. The Preliminary PRW Regulating Plan approval granted by this Resolution shall expire on ____________ (two years from approval) 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. 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, 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 above are an integral non-severable part of the Preliminary Site Plan approval granted by this Resolution. If any condition set forth in Part C above is determined to be invalid or unenforceable for any reason and the developer declines to comply voluntarily with that condition, the Preliminary Site Plan approval granted by this Resolution shall become null and void. G. A Concurrency Deferral Affidavit, a copy of which is attached hereto as Exhibit C and made a part hereof the Resolution, was signed by the applicant on _______________. Page 48 of 313 Resolution No. 2024- Page 8 File No.: PD-2402-000035 H. The conditions set forth in Part C are an integral non-severable part of the approval granted by this Resolution. If any condition set forth in Parts C is determined to be invalid or unenforceable for any reason and the applicant or property owner declines to comply voluntarily with that condition, the approval granted by this Resolution shall become null and void. I. A copy of this Resolution shall be provided to the owner of record as identified on the application. J. This Resolution shall be recorded in the Public Records. K. ADOPTION After motion and second, the vote on this Resolution was as follows: Cathy Townsend, Chair XXX Chris Dzadovsky, Vice-Chair XXX Larry Leet, Commissioner XXX Linda Bartz, Commissioner XXX Jamie Fowler, Commissioner XXX PASSED AND DULY ADOPTED this _____ day of _____, 2024. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY: ______________________________ CHAIR ATTEST: APPROVED AS TO FORM AND CORRECTNESS: ___________________ BY: ______________________________ DEPUTY CLERK COUNTY ATTORNEY Page 49 of 313 Resolution No. 2024- Page 9 File No.: PD-2402-000035 EXHIBIT A (LOCATION MAP) Page 50 of 313 Resolution No. 2024- Page 10 File No.: PD-2402-000035 EXHIBIT B (PRELIMINARY PRW REGULATING PLAN) Page 51 of 313 Resolution No. 2024- Page 11 File No.: PD-2402-000035 Exhibit C Concurrency Deferral Affidavit Page 52 of 313 Page 53 of 313 Page 54 of 313 Page 55 of 313 Page 56 of 313 INDRIO ROAD I N T E R S T A T E 9 5 FD. IRCLB 0340 SITE BENCHMARKMAG NAIL SET FD. IRNO ID FD. IRCCARTER 2.7' EAST FD. IRNO ID FD. IRNO ID FD. IRNO ID FD. IRCLB 4100 FD. IRCPSM 6852 SET IRCLB 4644 FD. IRCLB 0340 FD. IRCLB 0340 FD. IRCLB 0340 FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES KO B L E G A R D RO A D SET IRC LB 4644 FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E SET IRCLB 4644 SET IRC LB 4644 FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S GUARDRAIL INDRIO ROAD 70' R/W FEN C E FENCE DITCH GUARDRAIL DITCH DITCH EP EP EP EP EP EP EP INDRIO ROAD 70' R/W PARCEL 1 PARCEL 2 EP EP EP 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31'W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 HEAD WALL WITH__" ____INV. EL.=___' 18" R C P S IN V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01'BOTTOM EL.=14.98'N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASINRIM EL.=24.36'BOTTOM EL.=22.59' S. INV. EL.=22.30' CH A I N L I N K F E N C E PA R C E L 1 PARCEL 1 FM FM WM WM 48' CANAL #14FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICTPER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMSDRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 S S SLS BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO STO P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P STO P ST O P STO P ST O P STO P STO P STO P STO P STO P ST O P ST O P STO P STO P NO P A R K I N G ROW TRACT = 5.44 AC STO P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY OV E R A L L S I T E P L A N C-150 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH LEGEND PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE LANDSCAPE BUFFERS REQUIRED PROVIDED RIGHT-OF-WAY 15' 15' VERTICAL DATUM NAVD 1988 PER SURVEY PERFORMED BY MASTELLER, MOLER & TAYLOR, INC.. THE PRIMARY BENCHMARK UTILIZED FOR THE SURVEY IS NATIONAL GEODETIC SURVEY MONUMENT D-201, ELEVATION 17.47'. FLOOD ZONE ZONE X PARKING CALCULATIONS *PER THE ITE PARKING GENERAL MANUAL LAND USE: 960 - SUPER CONVENIENCE MARKET WITH GAS STATION BUILDING/USE ITE RANGE ITE AVG. REQUIREMENT 76,245 SF RETAIL 7.22 TO 11.15/1000 SF 8.11X73,372/1000 = 596 SPACES (AVG. 8.11/1000) PARKING SUMMARY PROVIDED STANDARD 611 ACCESSIBLE PER ADA 19 FUELING STATIONS 120 BUS PARKING 10 EV CHARGING 18 (includes 1 ADA) TOTAL PARKING PROVIDED 778 PARKING RATIO 10.20 SP / 1000 SF LOADING SPACES 2 LOADING ZONES PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION FLOOD ZONE THE SUBJECT PROPERTY LIES WITHIN FLOOD ZONE 'X', ACCORDING TO FLOOD INSURANCE RATE MAP # 12111C0065 J, DATED 2/16/12. SITE DATA LOCATION: SECTION 16, TOWNSHIP 34 S, RANGE 39 E ADDRESS: SW INTERSECTION OF SPANISH LAKES BLVD & INDRIO RD. IN ST. LUCIE COUNTY, FL. ZONING: PWR LAND USE:TVC TOTAL DEVELOPMENT AREA: 2,031,034 SF 46.63 AC 100% TRACT 1:1,453,266 SF 33.36 AC 71.5% TRACT 2: 97,177 SF 2.23 AC 4.8% TRACT 3: 91,001 SF 2.09 AC 4.5% TRACT 4: 153,012 SF 3.51 AC 7.5% ROW TRACT: 236,578 SF 5.44 AC 11.7% LOT COVERAGE: SF AC % TRACT 1 (Travel Center):1,453,266 SF 33.36 AC 100% IMPERVIOUS: 1,053,657 SF 24.19 AC 72.5% BUILDING:76,245 SF 1.75 AC 7.2% PAVEMENT:756,240 SF 17.36 AC 71.8% WET POND:221,172 SF 5.08 AC 21.0% PERVIOUS:399,609 SF 9.17 AC 27.5% GREEN SPACE:320,874 SF 7.36 AC 80.3% DRY PONDS: 78,735 SF 1.81 AC 19.7% Page 57 of 313 INDRIO ROAD I N T E R S T A T E 9 5 FD. IRCLB 0340 SITE BENCHMARKMAG NAIL SET FD. IRNO ID FD. IRCCARTER 2.7' EAST FD. IRNO ID FD. IRNO ID FD. IRNO ID FD. IRCLB 4100 FD. IRCPSM 6852 SET IRCLB 4644 FD. IRCLB 0340 FD. IRCLB 0340 FD. IRCLB 0340 FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES KO B L E G A R D RO A D SET IRC LB 4644 FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E SET IRCLB 4644 SET IRC LB 4644 FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S GUARDRAIL INDRIO ROAD 70' R/W FEN C E FENCE DITCH GUARDRAIL DITCH DITCH EP EP EP EP EP EP EP INDRIO ROAD 70' R/W PARCEL 1 PARCEL 2 EP EP EP 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31'W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 HEAD WALL WITH__" ____INV. EL.=___' 18" R C P S IN V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01'BOTTOM EL.=14.98'N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASINRIM EL.=24.36'BOTTOM EL.=22.59' S. INV. EL.=22.30' CH A I N L I N K F E N C E PA R C E L 1 PARCEL 1 FM FM WM WM 48' CANAL #14FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICTPER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMSDRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM S S SLS FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO STO P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P STO P ST O P STO P ST O P STO P STO P STO P STO P STO P ST O P ST O P STO P STO P NO P A R K I N G ROW TRACT = 5.44 AC STO P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP AE R I A L S I T E P L A N C-125 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH LEGEND PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION LANDSCAPE BUFFERS REQUIRED PROVIDED RIGHT-OF-WAY 15' 15' VERTICAL DATUM NAVD 1988 PER SURVEY PERFORMED BY MASTELLER, MOLER & TAYLOR, INC.. THE PRIMARY BENCHMARK UTILIZED FOR THE SURVEY IS NATIONAL GEODETIC SURVEY MONUMENT D-201, ELEVATION 17.47'. FLOOD ZONE ZONE X PARKING CALCULATIONS *PER THE ITE PARKING GENERAL MANUAL LAND USE: 960 - SUPER CONVENIENCE MARKET WITH GAS STATION BUILDING/USE ITE RANGE ITE AVG. REQUIREMENT 76,245 SF RETAIL 7.22 TO 11.15/1000 SF 8.11X73,372/1000 = 596 SPACES (AVG. 8.11/1000) PARKING SUMMARY PROVIDED STANDARD 610 ACCESSIBLE PER ADA 19 FUELING STATIONS 120 BUS PARKING 10 EV CHARGING 18 (includes 1 ADA) TOTAL PARKING PROVIDED 777 PARKING RATIO 10.19 SP / 1000 SF LOADING SPACES 2 LOADING ZONES FLOOD ZONE THE SUBJECT PROPERTY LIES WITHIN FLOOD ZONE 'X', ACCORDING TO FLOOD INSURANCE RATE MAP # 12111C0065 J, DATED 2/16/12. SITE DATA LOCATION: SECTION 16, TOWNSHIP 34 S, RANGE 39 E ADDRESS: SW INTERSECTION OF SPANISH LAKES BLVD & INDRIO RD. IN ST. LUCIE COUNTY, FL. ZONING: PWR LAND USE:TVC TOTAL DEVELOPMENT AREA: 2,031,034 SF 46.63 AC 100% TRACT 1:1,453,266 SF 33.36 AC 71.5% TRACT 2: 97,177 SF 2.23 AC 4.8% TRACT 3: 91,001 SF 2.09 AC 4.5% TRACT 4: 153,012 SF 3.51 AC 7.5% ROW TRACT: 236,578 SF 5.44 AC 11.7% LOT COVERAGE: SF AC % TRACT 1 (Travel Center):1,453,266 SF 33.36 AC 100% IMPERVIOUS: 1,053,657 SF 24.19 AC 72.5% BUILDING:76,245 SF 1.75 AC 7.2% PAVEMENT:756,240 SF 17.36 AC 71.8% WET POND:221,172 SF 5.08 AC 21.0% PERVIOUS:399,609 SF 9.17 AC 27.5% GREEN SPACE:320,874 SF 7.36 AC 80.3% DRY PONDS: 78,735 SF 1.81 AC 19.7% Page 58 of 313 Page 59 of 313 Page 60 of 313 Page 61 of 313 Page 62 of 313 Page 63 of 313 Page 64 of 313 Page 65 of 313 Page 66 of 313 Page 67 of 313 Page 68 of 313 Page 69 of 313 Page 70 of 313 Page 71 of 313 Page 72 of 313 Page 73 of 313 BUC-EE’S FT. PIERCE PROPERTY Environmental Impact Report Prepared For: Buc-ee’s Ltd. Prepared By: EW Consultants, Inc. October 2023 Updated January 2024 Page 74 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Purpose and Intent This updated environmental impact report has been prepared for the proposed development of a Buc-ee’s Travel Center on a 50.5 +/- acre property referred to as the Buc-ee’s Fort Pierce Property. The subject property is located in unincorporated St. Lucie County, south of Indrio Road and east of I-95. The site is comprised of abandoned citrus grove, a single-family residence, inactive vacant land, and man-made agricultural ditches. This report has been prepared in accordance with Section 11.02.09.A.5 “Environmental Impact Report” of the St. Lucie County Land Development Code. Introduction The subject 50.5 +/- acre property covered by this Environmental Impact Report is located within Sections 16 and 17, Township 34 south, Range 39 east in St. Lucie County, Florida. The site is located east of Interstate 95, west of Johnston Road, north of the Meadow Wood Golf and Tennis Club, and south of Indrio Road. A Location Map (Figure 1), USGS Quad Map (Figure 2), and Aerial Photo (Figure 3) depicting the parcel boundaries and the immediate surrounding area are provided in the Appendix. Property Description The site is comprised of several land cover types with the predominant type being lands previously converted to citrus groves, which are no longer in operation, and which have since been converted to improved pasture. A several ditches and a network of furrows that were utilized for drainage and irrigation of the former citrus grove are still present. There are two areas along the northern boundary that contain native canopy vegetation but do not constitute native habitat due to the absence of native mid-story or groundcover vegetation. The eastern of these two areas contains a groundcover consisting of non-native pasture grasses and ruderal weeds, and the other area contains an understory that is dominated by non-native invasive Brazilian pepper. Neither of the two areas that contain native canopy vegetation exhibit evidence of active cattle grazing. A review of historic aerial imagery indicates that the portions of property that are currently in agricultural use have been in agricultural use for more than 25 years. Page 75 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Soils A Custom Soil Resource Report for the subject property is provided in the Appendix. This report, prepared by the United States Department of Agriculture (USDA) Natural Resources Conservation Service (NRCS) provides complete descriptions of all soil types within the Buc-ee’s property along with acreage summaries and soil descriptions. Due to the historical conversion of most of the land to citrus grove and subsequently to improved pasture, the site vegetation cover, hydrology, and drainage patterns have been significantly altered from their natural conditions described in the soil survey. Natural Communities and Land Cover The following is a summary of the land cover types and vegetative communities found on the subject site. Land cover and vegetative community classifications are mapped based on the Florida Land Use, Cover and Forms Classification System (FLUCFCS) developed by the Florida Department of Transportation. Field reconnaissance and aerial imagery interpretation were employed in the mapping of the vegetative communities on the subject property. The vegetative community descriptions include discussions of potential wildlife habitat provided by the various resources present in those communities. Detailed observations and occurrences of wildlife are discussed in subsequent sections. The FLUCFCS classifications observed on the site are described below. A land cover map of the observed vegetative community types is included as Figure 4 in the Appendix of this report. The land cover types observed on the property are described as follows: 191 – Undeveloped Lands – This land cover type occurs within the northeastern portion of the property and contains native canopy trees and palms including slash pine, live oak, laurel oak, and cabbage palm. Mid-story and groundcover vegetation is predominantly comprised of non-native pasture grasses, ruderal weeds and invasive Brazilian pepper. 224 – Abandoned Groves – This is the predominant land cover type on the property. Vegetation assemblage within this land cover type consists of herbaceous grasses and ruderal weeds with dominant species including smut grass, bahia grass, cogon grass, guinea grass, para grass, dog fennel, ragweed, shrubby false button weed, and Caesar weed. Scattered laurel oaks, Brazilian pepper, and cabbage palms have recruited in portions of the abandoned groves. Page 76 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com 510 – Ditches – Several man-made linear surface waters built for the purpose of controlling the drainage and irrigation of the former citrus groves extend through portions of the property. The ditches are generally un-vegetated with the exception of invasive nuisance and non-native species including cattails, Cuban bulrush, Peruvian primrose willow, torpedo grass and water hyacinth. 740 – Disturbed Lands – This area has been subject to man-made disturbances and is dominated by non-native vegetation, primarily Brazilian pepper and Caesar weed. Although native trees and palms including slash pine, live oak, laurel oak, and cabbage palm are present, this area does not contain the components of a native habitat community. Wildlife Non-listed Wildlife Field surveys of this property have been conducted intermittently since March 2019. Site specific field reconnaissance for this environmental impact report was conducted in October, 2023 during which time observations of wildlife presence and signs of utilization were made. Several common avian species were observed within the property and several others are likely to occur on a foraging or migratory basis. The following non-listed avian species were observed during site reconnaissance of the property: great egret, cattle egret, black vulture, red shoulder hawk, osprey, dove, and boat-tailed grackle. Direct observation and signs of utilization by mammals were observed during the site reconnaissance including raccoons, armadillos, marsh rabbits, feral hogs, and coyotes. Reptile observations included black racer snake, southern leopard frog, and brown anole. Listed Species Inventory and Evaluation – The survey methodologies used for determining the status of state and/or federally listed wildlife species occurrence on the site followed generally accepted protocols as specified in state and Federal guidance documents. The geographic range of the property and its associated habitats, vegetative cover types, and natural or disturbed status were the primary considerations in assessing potential occurrence of listed species. Pedestrian and vehicular surveys were employed to assess the relative habitat quality and wildlife utilization of the property. In addition, the protected species evaluations and survey methodologies have been, and will continue to be, addressed on a species-specific basis in accordance with Page 77 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Florida Fish and Wildlife Conservation Commission (FFWCC) and U.S. Fish and Wildlife Service (USFWS) protocols and techniques relative to the species under consideration. The state and/or federally listed wildlife species with potential to occur on the subject site are summarized in the following table. Likelihood of occurrence has been indicated based on species- specific evaluations and best professional judgment and noted as either observed during site review or likelihood of occurrence as high, medium, or low. Common Name Scientific Name Preferred Habitat Sampling Method Occurrence* Listed Status State/Federal American alligator Alligator mississippiensis Wetland and aquatic habitat Pedestrian and vehicular transects M FT/SA Audubon’s crested caracara Caracara cheriway Dry prairie, open rangeland Pedestrian and vehicular transects M FT Bald eagle Haliaeetus leucocephalus Nest in tall trees (usually pine) near coasts, rivers, lakes and wetlands Pedestrian and vehicular transects L No longer listed Nest trees protected Eastern indigo snake Drymarchon corais couperi A diversity of upland/low land habitat Pedestrian and vehicular transects M FT Florida bonneted bat Eumops floridanus A diversity of forested habitats Acoustic and roost surveys L FE Florida burrowing owl Athene cunicularia Sandhills, ruderal communities, dry prairies Pedestrian and vehicular transects L ST Florida pine snake Pituophis melanoleucus mugitus Well drained sandy soils, moderate to open pine canopy Pedestrian and vehicular transects L ST Florida sandhill crane Grus canadensis pratensis Breed in emergent palustrine wetlands; forage in pastures/prairies Pedestrian and vehicular transects; aerial nest survey L ST Gopher tortoise Gopherus polyphemus Sandhills, xeric oak scrub, sand pine scrub, scrubby flatwoods; agricultural lands Burrow survey 100% of suitable habitat L ST Little blue heron Egretta caerulea Breeding: marshes, swamps, ponds, estuaries, rivers; nest in shrubs and small trees Pedestrian and vehicular transects M ST Red-cockaded woodpecker Picoides borealis Mature pine woodlands Pedestrian and vehicular transects L FE Page 78 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Common Name Scientific Name Preferred Habitat Sampling Method Occurrence* Listed Status Reddish egret Egretta rufescens Breeding: marshes, swamps, ponds, estuaries, rivers; nest in shrubs and small trees Pedestrian and vehicular transects L ST Roseate spoonbill Ajaia ajaja Breeding: marshes, swamps, ponds, estuaries, rivers; nest in shrubs and small trees Pedestrian and vehicular transects M ST Southeast American kestrel Falco sparverius paulus Sandhill and open rangeland nest in cavities of dead trees and abandoned woodpecker nests Pedestrian and vehicular transects L ST Tricolored heron Egretta tricolor Breeding: marshes, swamps, ponds, nest in shrubs and small trees Pedestrian and vehicular transects M ST Wood stork Mycteria americana Estuarine or freshwater wetlands; nest in tops of trees in cypress or mangrove swamps Pedestrian and vehicular transects M FT O*= Observed; 1 Observed transient ; 2 Observed nesting and/or resident Probability of Occurrence: H= High probability; M= Medium; L= Low; FE = Federally-designated Endangered; FT = Federally-designated Threatened; FXN = Federally-designated Threatened Nonessential Experimental Population; FT(S/A) = Federally-designated Threatened species due to similarity of appearance; ST = State-designated Threatened; SSC = State Species of Special Concern The American alligator is listed as Federally Threatened due to similarity of appearance with the American crocodile. Alligators are relatively common throughout the region in wetland and aquatic systems. Although none were observed during the field reconnaissance, there is a moderate potential for alligators to occur within the on site ditches. The subject site is within the consultation area of the Audubon’s crested caracara. The abandoned grove portions of the site provide potential forage for this species and mature cabbage palms are present within the ‘undeveloped lands’ portion of the property. The nesting season survey window for this species runs from January to April and thus was not open at the time that site reconnaissance was conducted in October 2023. However, no Audubon’s crested caracara or caracara nests were observed during field reconnaissance. Page 79 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com During the 2021 crested caracara nesting season (January through April) a caracara nesting survey was conducted in accordance with USFWS guidelines. That survey concluded that no nesting was occurring on the overall parent property and no roosting or foraging by crested caracaras was observed during the survey. Bald eagles, while no longer listed, remain protected under the Bald and Golden Eagle Protection Act. No bald eagles were observed on site. According to the FFWCC database the closest documented bald eagle nests are located approximately 3.5 miles southeast and 4.5 miles east of the subject property. A listed reptile species that was not observed and but has potential to occur on the site is the Federally threatened eastern indigo snake. The eastern indigo snake is a secretive species that ranges widely over a diversity of upland and wetland habitats, and is known to occur in the region. Standardized and specific construction awareness and notification procedures will be implemented for the protection of this species during site development. The Florida bonneted bat is listed as endangered by the U.S. Fish and Wildlife Service (USFWS). This species preferred habitat for roosting and nesting includes a variety of forested habitats and man-made structures. The property is located outside of the designated consultation area for this species, thus its potential for occurrence is considered low. The Florida burrowing owl is a small ground-dwelling owl often found in open fields with little to no tree canopy coverage, where it spends most of its time on the ground, perching on dirt mounds, fence posts, or short shrubs. The abandoned grove portions of the property provide suitable habitat for burrowing owls, thus there is a moderate potential for this species to occur. However, no burrowing owls or burrowing owls burrows were observed on the property. The Florida pine snake inhabits areas that feature well-drained sandy soils with moderate to open canopy. According to the FFWCC publicly available database, the subject site is located within the distribution area for this species. However, the absence of native pine flatwoods habitat on site indicates a low probability for this species to occur and no Florida pine snakes were observed during site reconnaissance. The preferred nesting habitat for Florida sandhill cranes is native freshwater marsh habitat, which does not occur on the property. No sandhill cranes or sandhill crane nests were observed on site during site reconnaissance. In March, 2019 and on October 12, 2023 habitat reconnaissance surveys were conducted by Jason Hahner (Licensed Gopher Tortoise Agent #GTA-14-00024H) in order to identify occurrences of gopher tortoises, their burrows, or indicators of their presence. The habitat surveys were conducted in accordance with Florida Fish and Wildlife Conservation Commission (FFWCC) Gopher Tortoise Permitting Guidelines (revised April 2023). Page 80 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com The habitat reconnaissance surveys did not identify the occurrence of gopher tortoises, gopher tortoise burrows, or indicators of the presence of gopher tortoises on the subject property. In accordance with FFWCC gopher tortoise permitting guidelines, prior to any land clearing or earthwork, a 100% habitat survey for this species must be completed. Although none were observed during the October 2023 field reconnaissance, there is potential for several species of wading birds that are listed as State Threatened to utilize the site for foraging opportunities. Those species include the little blue heron, tricolored heron, and roseate spoonbill. The occurrence of these species would be limited to transient foraging as no evidence of nesting or habitat conducive to nesting for these species occurs on the site. The wood stork is a federally listed threatened species that has a moderate potential to utilize the site for foraging purposes. The property does not provide suitable nesting habitat due to the absence of natural forested wetlands. The site is, however, within the 18.6-mile core forage area of wood stork rookeries as per USFWS, thus forage maintenance measures will be taken to support this species. Impact Summary Uplands – There are no native upland habitat types present on the Buc-ees property. Approximately 41.14 +/- acres of the 50.51 +/- acre Buc-ee’s property is included in a development approval for the 834.4 +/- acre parent property referred to as the Indrio & I-95 property. The remainder of the Buc-ee’s property, being approximately 9.36 +/- acres was not part of the Indrio & I-95 property at the time that approvals were issued. Individual native trees present within the 9.36 +/- acre parcel that meet the County criteria for protected vegetation will need to be either preserved, relocated, or mitigated for. Wetlands - An informal jurisdictional wetland determination (No. 56-101434-P) was conducted with SFWMD staff in June 2019 on the 834.4 +/- acre Indrio & I-95 parent property. A Wetland Map depicting the results of this determination as well as a copy of the approved informal determination are provided in the Appendix. The informal determination verified the presence, size, and locations of the wetlands, ponds, and ditches (other surface waters) that are present on the parent property. All of the wetlands that were verified during the site inspection with SFWMD are located outside of the limits of the Buc-ee’s property. There are approximately 0.8 +/- acres of man-made surface waters that are considered “other surface waters” located within the boundaries of the Buc-ee’s property. Page 81 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com By letter dated November 6, 2020, the U.S. Army Corps of Engineers (USACE) verified that the proposed Indrio & I-95 parent property would not require a Department of the Army permit in accordance with either Section 10 of the Rivers and Harbors Act of 1899 or the Section 404 Clean Water Act. A copy of the USACE ‘No Permit Required’ (NPR) letter is provided as an attachment to this environmental impact report. Page 82 of 313 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com APPENDIX Page 83 of 313 © OpenStreetMap (and) contributors, CC-BY-SA 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996772-287-8771 Fax 772-287-2988www.ewconsultants.com BUC-EE'S FORT PIERCE LOCATION MAP EW Consultants, Inc.JAN 2024 FIGURE 1 $0 2,000 FeetLEGEND - SITE (50.5+/- AC) Page 84 of 313 Page 85 of 313 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996 772-287-8771 Fax 772-287-2988 www.ewconsultants.com FIGURE EW Consultants, Inc. AERIAL 3 JAN 2024 BUC-EE'S FORT PIERCE 0 SCALE IN FEET 600 FDOT AERIALS DATED 2023 INDRIO RD I - 9 5 Page 86 of 313 224 510 510 224 191 740 510 510 510 224 224 0 SCALE IN FEET 300 FDOT AERIALS DATED 2023 INDRIO RD I - 9 5 LEGEND 191 - UNDEVELOPED LANDS WITHIN URBAN AREAS (9.4± AC) 224 - ABANDONED GROVES (39.4± AC) 510 - DITCHES (0.8± AC) 740 - DISTURBED LANDS (0.9± AC) TOTAL SITE (50.5± AC) 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996 772-287-8771 Fax 772-287-2988 www.ewconsultants.com FIGURE EW Consultants, Inc. FLUCFCS 4 JAN 2024 BUC-EE'S FORT PIERCE Page 87 of 313 Soil Map—St. Lucie County, Florida (BUC-EE'S FORT PIERCE) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 1/19/2024 Page 1 of 3 30 4 3 7 8 0 30 4 3 8 7 0 30 4 3 9 6 0 30 4 4 0 5 0 30 4 4 1 4 0 30 4 4 2 3 0 30 4 4 3 2 0 30 4 3 7 8 0 30 4 3 8 7 0 30 4 3 9 6 0 30 4 4 0 5 0 30 4 4 1 4 0 30 4 4 2 3 0 30 4 4 3 2 0 554250 554340 554430 554520 554610 554700 554790 554880 554970 555060 555150 554250 554340 554430 554520 554610 554700 554790 554880 554970 555060 555150 27° 31' 18'' N 80 ° 2 7 ' 2 ' ' W 27° 31' 18'' N 80 ° 2 6 ' 2 9 ' ' W 27° 30' 59'' N 80 ° 2 7 ' 2 ' ' W 27° 30' 59'' N 80 ° 2 6 ' 2 9 ' ' W N Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 17N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,150 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. Page 88 of 313 MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Transportation Rails Interstate Highways US Routes Major Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: St. Lucie County, Florida Survey Area Data: Version 17, Sep 6, 2023 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jan 18, 2022—Jan 30, 2022 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—St. Lucie County, Florida (BUC-EE'S FORT PIERCE) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 1/19/2024 Page 2 of 3Page 89 of 313 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 25 Nettles and Oldsmar sands 12.2 24.2% 31 Pepper and EauGallie sands 0.0 0.1% 32 Pineda sand, 0 to 2 percent slopes 7.9 15.6% 38 Riviera fine sand, 0 to 2 percent slopes 20.9 41.3% 48 Wabasso sand, 0 to 2 percent slopes 9.4 18.5% 55 Winder loamy sand 0.2 0.3% Totals for Area of Interest 50.5 100.0% Soil Map—St. Lucie County, Florida BUC-EE'S FORT PIERCE Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 1/19/2024 Page 3 of 3 Page 90 of 313 NO : RE V I S I O N : BY : DA T E : APPROVED: SGM DRAWN: CM CHECKED: SGM FIELD BOOK NO: MEP PROJECT NO. 160-004 SCALE: AS NOTED MACKENZIE ENGINEERING & PLANNING, INC. 1172 SW 30TH STREET, SUITE 500, PALM CITY, FLORIDA, 34990 772-286-8030 CA29013 SI T E D A T A PR E L I M I N A R Y R E G U L A T I N G P L A N IN D R I O R O A D A N D I - 9 5 ST . L U C I E C O U N T Y , F L O R I D A SHEET: C - 4 OF: C - 8 SHAUN MACKENZIE, P.E. FLORIDA LICENSE NO. 61751 DATE: 8/9/2024 SLC PROJECT NO.: PD-2402-000035 SCALE: 1" = 500' 0 500 1,000250 FEET LEGEND: PROPERTY BOUNDARY PROPOSED KOBLEGARD EXTENSION EASEMENT 1 SL C C O M M E N T S CM 3- 2 8 - 2 4 NOTE 1: THE SURVEY DATED JANUARY 24, 2024 EXCLUDES THE 36.03 ACRES IDENTIFIED FOR FUTURE DEVELOPMENT. THIS LEGAL DESCRIPTION INCLUDES IT. ADDITIONALLY, THIS LEGAL DESCRIPTION EXCLUDES 0.25 ACRES OF OTHER MISCELLANEOUS ROW. 2 SL C C O M M E N T S CM 5- 3 0 - 2 4 FOR FUTURE DEVELOPMENT (36.03 ACRES) 3 RE V I S E D S C H O O L S I T E CM 6- 2 7 - 2 4 LEGAL DESCRIPTION O.R.B.3821, PAGE 1461 PARCEL 1: THE SOUTH 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 SECTION 21, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA. LESS AND EXCEPT RIGHTS OF WAY FOR PUBLIC ROADS AND DRAINAGE CANALS. AND THE NORTH 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4, LESS THE NORTH 233.00 FEET THEREOF, SECTION 21, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA. LESS AND EXCEPT RIGHTS OF WAY FOR PUBLIC ROADS. TOGETHER WITH AN EASEMENT FOR DRAINAGE AND MAINTENANCE OVER THE WEST 30.00 FEET OF THE SOUTH 180.00 FEET OF THE NORTH 233.00 FEET OF THE NORTHEAST ¼ OF THE NORTHEAST 1/4 OF SECTION 21, TOWNSHIP 34 SOUTH, RANGE 39 EAST. PARCEL 2: PARCEL A: THAT PART OF THE SOUTH ONE-HALF OF SECTION 17, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LYING EASTERLY OF INTERSTATE NINETY-FIVE (95) RIGHT OF WAY. PARCEL B: THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LESS AND EXCLUDING THEREFROM THE FOLLOWING DESCRIBED PARCEL: COMMENCE AT THE WEST 1/4 (CORNER) OF THE SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA; THENCE RUN SOUTH 89 DEGREES 54 MINUTES 51 SECONDS EAST, ALONG SAID 1/4 SECTION LINE, A DISTANCE OF 573.91 FEET, TO THE POINT OF BEGINNING: THENCE CONTINUE ALONG SAID 1/4 SECTION LINE, SOUTH 89 DEGREES 54 MINUTES 51 SECONDS EAST, A DISTANCE OF 674.77 FEET; THENCE RUN SOUTH 01 DEGREES 44 MINUTES 17 SECONDS WEST, A DISTANCE OF 543.24 FEET; THENCE RUN NORTH 87 DEGREES 51 MINUTES 04 SECONDS WEST, A DISTANCE OF 174.98 FEET; THENCE RUN SOUTH 01 DEGREES 40 MINUTES 58 SECONDS WEST, A DISTANCE OF 168.98 FEET; THENCE RUN NORTH 87 DEGREES 57 MINUTES 37 SECONDS WEST, A DISTANCE OF 489.56 FEET; THENCE RUN NORTH 00 DEGREES 53 MINUTES 45 SECONDS EAST, A DISTANCE OF 689.01 FEET TO THE AFOREMENTIONED POINT OF BEGINNING. PARCEL C: THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST. PARCEL D: THE NORTHWEST 1/4 OF SECTION 21, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LYING EAST OF INTERSTATE NINETY-FIVE (I95), AND THE WEST 1/2 OF THE NORTHEAST 1/4 OF SECTION 21, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA. LESS AND EXCEPTING FROM ALL OF THE FOREGOING (PARCELS A, B, C AND D) RIGHTS OF WAY FOR PUBLIC ROADS (INCLUDING INTERSTATE NINETY FIVE (I95) AND DRAINAGE CANALS. TOGETHER WITH: THE SOUTHEAST 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS AND EXCEPT DRAINAGE CANALS, AND LESS AND EXCEPT THE EAST 80 ACRES OF THE ABOVE DESCRIBED PROPERTY. PARCEL 3: THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS THE NORTH 48 FEET AND LESS THE SOUTH 25 FEET THEREOF. PARCEL 4: THE SOUTHEAST QUARTER (SE 1/4) OF THE NORTHEAST QUARTER (NE 1/4) OF SECTION 21, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS AND EXCEPT RIGHT OF WAY FOR DRAINAGE CANAL OVER THE SOUTH 40 FEET. O.R.B.3905 PAGE 2082 PARCEL 1: THAT PORTION OF THE SOUTH 1/2 OF SECTION 21, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LYING EAST OF I-95 RIGHT-OF-WAY. PARCEL 2: AND THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 AND THE WEST 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 AND THE WEST 1/2 OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 22, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS RIGHT-OF-WAY FOR I-95. O.R.B.3879 PAGE 2025 THE LAND REFFERED TO HERIN BELOW IS SITUATED IN THE COUNTY OF ST. LUCIE, STATE OF FLORIDA, AND ID DESCRIBED AS FOLLOWS: THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS AND EXCEPT ROADS AND DRAINAGE CANALS. AND THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS ROADS AND DRAINAGE CANALS. CONTAINING 834.43 ACRES, MORE OR LESS. Page 91 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH RIGHT-IN ONLY FROM I-95 VE H I C U L A R MA N U E V E R S P L A N - TR U C K A N D T R A I L E R C-180 Page 92 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY RIGHT-IN ONLY FROM I-95 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH VE H I C U L A R MA N U E V E R S P L A N - TO U R B U S C-181 Page 93 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH RIGHT TURN FROM INDRIO ROAD TO KOBLEGARD (SOUTH)VE H I C U L A R MA N U E V E R S P L A N - FI R E T R U C K C-182 Page 94 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY RIGHT TURN FROM INDRIO ROAD TO KOBLEGARD (SOUTH) BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH VE H I C U L A R MA N U E V E R S P L A N - WB - 6 7 C-183 Page 95 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY RIGHT TURN FROM INDRIO ROAD TO KOBLEGARD (SOUTH) BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH VE H I C U L A R MA N U E V E R S P L A N - RE F U S E T R U C K C-184 Page 96 of 313 TRAFFIC IMPACT ANALYSIS Buc-ee’s Travel Center Ft. Pierce St. Lucie County, FL Prepared for: Buc-ee’s, Ltd Lake Jackson, TX 77566 Prepared by: 1172 SW 30th Street Palm City, FL 34990 (772) 286-8030 160004 Revised May 2024 March 2024 © MacKenzie Engineering and Planning, Inc. CA 29013 Shaun G. MacKenzie P.E. Florida License No. 61751 Page 97 of 313 160004 Page i EXECUTIVE SUMMARY MacKenzie Engineering and Planning, Inc. (MEP) was retained by Buc-ee’s to perform a traffic analysis on a proposed travel center in St. Lucie County, FL. The proposed development is situated on the southeast corner of Indrio & I-95 in St. Lucie County, FL 32968 (Parcel ID’s: 1316-321-0002-000- 3). The proposed development will include approximately 120 vehicle fueling positions and 75,000 SF of convenience market. A buildout year of 2026 was analyzed for the proposed project. The site proposes three outparcels along with Buc-ee's. The following uses were applied to the outparcels in order to provide a conservative analysis at buildout: 1. 120 Rooms of Hotel 2. 5,000 SF of Drive-in Bank 3. 10,000 SF of High-Turnover (Sit-Down) Restaurant The total proposed development will generate the following net new external trips: • 4,047 daily, 244 AM peak hour (136 in/108 out), and 346 PM peak hour (193 in/153 out) trips. The total proposed development will generate the following cumulative driveway trips: • 26,363 daily, 1,352 AM peak hour (705 in/647 out), and 1,727 PM peak hour (934 in/793 out) trips. The project will construct the following improvements: • Indrio Road & I-95 SB Off-Ramp 1. Adjust signal timing • Indrio Road & I-95 NB Off-Ramp 1. Construct the 2nd northbound right0turn lane and urbanize the northbound right-turn off ramp 2. Adjust signal timing • Indrio Road & Koblegard Road 1. Construct two (2) northbound left-turn lanes 2. Construct one northbound right-turn lane 3. Construct one northbound through lane 4. Construct one eastbound right-turn lane 5. Extend the westbound left-turn lane to 615 feet (including 50 feet taper) 6. Adjust signal timing Page 98 of 313 160004 Page ii • Indrio Road & Driveway 1 1. An eastbound right-turn lane The following needed improvements are recommended to be the responsibility of other unapproved development projects: • Koblegard Road & Indrio Road 1. Add the 2nd southbound left-turn lane 2. Restripe the existing southbound through/left-turn lane to a through lane 3. Extend the eastbound left-turn lanes to at least 615 feet • Kings Highway & Indrio Road 1. Add the 2nd left-turn lane Indrio Road from Emerson Avenue to Kings Highway is projected to fail due to background traffic growth. In accordance with Chapter 163.3180 F.S., the street maintaining agency has the responsibility to improve Indrio Road from Emerson Avenue to Kings Highway from 2-lane to 4-lanes or identify and construct and alternative parallel facility as recommended within the TVC plan. Page 99 of 313 160004 Page iii TABLE OF CONTENTS EXECUTIVE SUMMARY ..................................................................................................................... i TABLE OF CONTENTS ...................................................................................................................... iii LIST OF TABLES ................................................................................................................................ iv LIST OF FIGURES ................................................................................................................................ v LIST OF EXHIBITS ............................................................................................................................. vi APPENDICES ....................................................................................................................................... vi INTRODUCTION .................................................................................................................................. 1 INVENTORY AND PLANNING DATA .............................................................................................. 2 PROJECT TRAFFIC .............................................................................................................................. 2 TRAFFIC DISTRIBUTION AND ASSIGNMENT .............................................................................. 8 HISTORICAL GROWTH .................................................................................................................... 10 APPROVED SITE PLAN TRAFFIC ................................................................................................... 10 COMMITTED IMPROVEMENTS ..................................................................................................... 10 NETWORK IMPROVEMENTS .......................................................................................................... 11 ADOPTED LEVEL OF SERVICE ...................................................................................................... 11 ROADWAY ANALYSIS .................................................................................................................... 11 INTERSECTION NALYSIS................................................................................................................ 19 DRIVEWAYS ...................................................................................................................................... 28 I-95 RAMP MERGE & DIVERGE ANALYSIS ................................................................................. 33 CONCLUSION .................................................................................................................................... 37 APPENDICES ...................................................................................................................................... 39 Page 100 of 313 160004 Page iv LIST OF TABLES Table 1A. Trip Generation – Buc-ee’s .................................................................................................. 3 Table 1B. Trip Generation – Outparcels ............................................................................................... 4 Table 1C. Trip Generation – Summary ................................................................................................. 7 Table 2. Growth Rate Calculation ....................................................................................................... 10 Table 3. Adopted Level of Service (LOS) ........................................................................................... 11 Table 4. Project Impacts (Significance) .............................................................................................. 13 Table 5A. 2024 Existing AM Peak Hour Roadway Analysis ............................................................. 14 Table 5B. 2024 Existing PM Peak Hour Roadway Analysis .............................................................. 15 Table 6A. 2026 Background AM Peak Hour Roadway Analysis ....................................................... 15 Table 6B. 2026 Background PM Peak Hour Roadway Analysis ........................................................ 16 Table 7A. 2026 Buildout AM Peak Hour Roadway Analysis ............................................................. 17 Table 7B. 2026 Buildout PM Peak Hour Roadway Analysis .............................................................. 18 Table 8A. 2026 AM Peak Hour Intersections Storage Analysis ......................................................... 22 Table 8B. 2026 PM Peak Hour Intersections Storage Analysis .......................................................... 22 Table 9. Peak Hour Intersection Summary .......................................................................................... 23 Table 10. Intersection Analysis Adjustments ...................................................................................... 25 Table 11. I-95 Peak Hour Traffic Volumes ......................................................................................... 34 Table 12. I-95 Ramp Analysis Level of Service (LOS) ...................................................................... 36 Page 101 of 313 160004 Page v LIST OF FIGURES Figure 1. Site Location Map .................................................................................................................. 1 Figure 2. Assignment Map .................................................................................................................... 8 Figure 3. Project Distribution Map ........................................................................................................ 9 Figure 4. Peak hour Project Trips ........................................................................................................ 11 Figure 5. Study Area – 2 Miles ........................................................................................................... 12 Figure 6. Unfunded Background Improvements Map ......................................................................... 26 Figure 7. Buildout Improvements Map ............................................................................................... 27 Figure 8A Driveway Volumes – Net Change ...................................................................................... 29 Figure 8B Driveway Volumes – Pass-By Traffic ................................................................................ 30 Figure 8C Driveway Volumes – Diverted Traffic ............................................................................... 31 Figure 8D Driveway Volumes – Total Traffic .................................................................................... 32 Figure 9. I-95 Peak Hour Traffic Volumes .......................................................................................... 35 Page 102 of 313 160004 Page vi LIST OF EXHIBITS Exhibits 1A-1C. Trip Generation – Outparcels Exhibit 2. Trip Generation – Buc-ee’s Exhibit 3. Trip Generation – Summary Exhibit 4. Intersection Analysis Exhibit 5. Committed Projects Volumes Map Exhibit 6. Intersection Geometry Results Exhibit 7. I-95 Ramp Analysis APPENDICES A. Existing Buc-ee’s Traffic Trips Data B. Adjacent Street Trips Calculation C. FDOT Online Traffic – AADT (2022) D. St. Lucie TPO’s Traffic Counts and Level of Service Report (2023) E. FDOT’s Q/LOS Manual 2023 F. Assignment Map G. Site Plan H. Committed Projects I. St. Lucie County Peak Season Factor Report (2022 & 2023) J. Signal Timings K. ITE 11th Edition: Pass-by Rates L. Trip Generation Memo M. I-95 FDOT Online Traffic Data Page 103 of 313 160004 Page 1 INTRODUCTION MacKenzie Engineering and Planning, Inc. (MEP) was retained by Buc-ee’s to perform a traffic analysis on a proposed travel center in St. Lucie County, FL. The proposed development is situated on the southeast corner of Indrio & I-95 in St. Lucie County, FL 32968 (Parcel ID’s: 1316-321-0002-000- 3). The proposed development will include approximately 120 vehicle fueling positions and 75,000 SF of convenience market. The site proposes three outparcels along with Buc-ee's. The following uses were applied to the outparcels in order to provide a conservative analysis at buildout: 1. 120 Rooms of Hotel 2. 5,000 SF of Drive-in Bank 3. 10,000 SF of High-Turnover (Sit-Down) Restaurant A buildout year of 2026 was analyzed for the proposed project. Figure 1 illustrate the site location. Figure 1. Site Location Map Project Site Emerson Ave I-95 Indrio Road N Kings Highway Koblegard Rd Johnston Rd Page 104 of 313 160004 Page 2 INVENTORY AND PLANNING DATA Data was acquired relative to the most current information available from the following sources: • Trip Generation, 11th Edition, an ITE Manual • FDOT Online Traffic – AADT (2022) • St. Lucie TPO’s Traffic Counts and Level of Service Report (2023) • FDOT’s Q/LOS Manual 2023 PROJECT TRAFFIC Land Uses Proposed Uses • 120 Vehicle Fueling Position Gas Station with a 75,000 SF Convenience Store Outparcel Uses • 10,000 SF High-Turnover (Sit-Down) Restaurant (ITE Land Use 932) • 5,000 SF Drive-in Bank (ITE Land Use 912) • 120 Room Hotel (ITE Land Use 310) Traffic Generation Proposed Uses ITE data was not used for project trip generation estimates because there is no similar use in ITE’s report, Trip Generation. For this study, trip generation estimates were developed using trip information from other travel center sites operated by the same ownership as this site. Data collected at three (3) sites were used in developing average trip rates and to estimate trips for this site. Data Collection Driveway traffic counts were performed at the existing 56,504 SF Buc-ee’s at St. Augustine, FL, 56,220 SF Buc-ee’s at Daytona Beach, FL and 53,254 SF Buc-ee’s at Warner Robins, GA. Page 105 of 313 160004 Page 3 • Buc-ee’s, St. Augustine, FL – 7/19/2022 (Tuesday) – 7/21/2022 (Thursday) • Buc-ee’s, Daytona Beach, FL – 7/19/2022 (Tuesday) – 7/21/2022 (Thursday) • Buc-ee’s, Warner Robins, GA – 7/19/2022 (Tuesday) – 7/21/2022 (Thursday) The average size of the existing three Buc-ee’s is 55,581 SF and 109 fueling positions. The proposed Buc-ee’s is approximately 75,000 SF with 120 fueling positions. The proposed Buc-ee’s has 10 percent more fueling positions and the store is 35 percent larger. In order to provide a conservative analysis, the measured trips from the three observed stores were increased by 35 percent to match the increase in the store size rather than 10 percent increase in fueling positions. The details of proposed trip generation are shown in Table 1A. The details of existing trip data are shown in Appendix A. The proposed project is expected to generate the following driveway trips • 24,043 daily, 1,159 AM peak hour (596 in/563 out), and 1,480 PM peak hour (799 in/681 out) trips. Table 1A. Trip Generation – Buc-ee’s Outparcel Uses The outparcels uses trip generation rates for High-Turnover (Sit-Down) Restaurant (ITE Land Use 932), Drive-in Bank (ITE Land Use 912) and Hotel (ITE Land Use 310) published in the Institute of Traffic Engineers’ (ITE) report, Trip Generation (11th Edition). The outparcel uses are expected to generate the following driveway trips: Daily AM Total In Out PM Total In Out St. Augustine, FL 56,504 SF 104 Pump 14,859 768 389 379 1,005 492 513 Daytona Beach, FL 56,220 SF 104 Pump 21,296 1,036 539 497 1,471 718 754 Warner Robins, GA 54,020 SF 120 Pump 17,297 774 398 376 1,160 566 594 Average 55,581 SF 109 Pump 17,818 859 442 417 1,212 592 620 Project 75,000 SF 120 Pump 24,043 1,159 596 563 1,480 799 681 I-95 Diverted Traffic 20,437 985 507 478 1,258 679 579 AM PM/DAI LY Pass-By Trips (ITE)76%75%18,032 881 447 434 1,110 599 511 Pass-By Trips (10% of Adj Street*)11%8%2,000 123 62 61 123 62 61 Use Lowest Pass-By Traffic 2,000 123 62 61 123 62 61 Net New Trips 1,606 51 27 24 99 58 41 * Pass-by limited to a maximum of 10% of adjacent street traffic Adjacent Street Traffic 10% of Adjacent Street Traffic 2026 AM Peak Hour of Adjacent Street =2,295 123 5% 2026 PM Peak Hour of Adjacent Street = 2,772 123 4% 85% Location SIZE Weekday Trips Page 106 of 313 160004 Page 4 • 2,320 daily, 193 AM peak hour (109 in/84 out), and 247 PM peak hour (135 in/112 out) trips. Table 1B presents the outparcel trip generation. Table 1B. Trip Generation – Outparcels Land Use Intensity Daily AM Peak Hour PM Peak Hour Trips Total In Out Total In Out Outparcels Land Use Hotel 120 Rooms 877 53 30 23 61 31 30 Drive-in Bank 5.000 1000 SF 502 50 29 21 105 53 52 High-Turnover (Sit-Down) Restaurant 10.000 1000 SF 1,072 96 53 43 91 56 35 Subtotal 2,451 199 112 87 257 140 117 Internal Capture AM DAILY Hotel 5.7%8.2%72 3 1 2 5 2 3 Drive-in Bank 0.0%0.0%0 0 0 0 0 0 0 High-Turnover (Sit-Down) Restaurant 3.1%5.5%59 3 2 1 5 3 2 Subtotal 3.0%3.9%131 6 3 3 10 5 5 PM/ Pass-By Traffic (ITE)AM DAILY Hotel 0%0%0 0 0 0 0 0 0 Drive-in Bank 29%35%146 15 8 7 30 15 15 High-Turnover (Sit-Down) Restaurant 43%43%436 40 22 18 37 23 14 Subtotal 582 55 30 25 67 38 29 Pass-By Trips (10% of Adj Street*)62%48%1,174 123 62 61 123 62 61 Use Lowest Pass-By Traffic 582 55 30 25 67 38 29 NET PROPOSED TRIPS 1,738 138 79 59 180 97 83 Total Proposed Driveway Volumes 2,320 193 109 84 247 135 112 1,738 138 79 59 180 97 83 2,320 193 109 84 247 135 112 Note: Trip generation was calculated using the following data: Pass-by PM Peak Hour Land Use Unit Daily Rate Rate in/out in/out Equation 310 Rooms 0%56/44 51/49 912 1000 SF 29%/35 %58/42 50/50 932 1000 SF 43%55/45 61/39 * Pass-by limited to a maximum of 10% of adjacent street traffic 2026 AM Peak Hour of Adjacent Street =5% 2026 PM Peak Hour of Adjacent Street = 4% ITE 11th Edition Copyright © 2024, MacKenzie Engineering and Planning, Inc. 10% of Adjacent Street Traffic 123 123 2,295 2,772 Adjacent Street Traffic High-Turnover (Sit-Down) Restaurant 107.2 9.57 9.05 ITE Code AM Peak Hour Rate Hotel T = 10.84(X) - 423.51 T = 0.50(X) - 7.45 T = 0.74(X) - 27.89 Drive-in Bank 100.35 9.95 21.01 NET CHANGE IN TRIPS DRIVEWAY TRIPS PM/ Page 107 of 313 160004 Page 5 Diverted Traffic Proposed Uses Based on the historical performance of Buc-ee’s throughout the Country and because the project is a travel center adjacent to I-95, diverted link trips are expected with the proposed development. These diverted link trips are vehicles already on the roadway network (I-95) that divert their route to stop at the proposed development while in route to another destination. Diverted trip rates were obtained from user specific data. A diverted link rate of 85 percent was applied for the morning peak hour and the afternoon peak hour for the proposed travel center. Internal Capture Proposed Uses Internal capture is 0. Outparcel Uses Internal capture is conservatively estimated at 3.0% for the AM peak hour and 3.9% for the Daily/PM peak hour conditions. The internal capture is summarized in Exhibit 1A and detailed in Exhibits 1B and 1C for proposed conditions. Internal capture rates are provided in the Trip Generation Handbook, 3rd Edition, Table 6.1. Pass-by Trip Capture Proposed Uses The proposed pass-by capture is in accordance with the ITE pass-by rates for the land use Convenience Store/Gas Station (Land Use 945) as shown in Table 1B. The proposed pass-by capture is in accordance with ITE’s report, Trip Generation Manual (11th Edition). Pass-by capture is limited to 10 percent of the adjacent street traffic. AM and PM peak hour turning movement counts were obtained at Indrio Road & Koblegard Road. Background volume projections at the intersection were used to determine maximum allowable pass- by capture. The sum of all movements passing the site (intersection) is as follows: • AM peak hour – 954 + 1,341 = 2,295; resultant maximum pass-by trips – 123 • PM Peak hour – 1,561 + 1,221 = 2,772; resultant maximum pass-by trips – 123 Page 108 of 313 160004 Page 6 The AM pass-by capture of 5 percent and PM pass-by capture of 4 percent of the adjacent street was used in order to provide a conservative analysis. Outparcel Uses The outparcels pass-by capture is in accordance with the ITE pass-by rates for the land use Drive-in Bank (Land Use 912) and High-Turnover (Sit-Down) Restaurant (Land Use 932) as shown in Exhibit 1A. The proposed pass-by capture is in accordance with ITE’s report, Trip Generation Manual (11th Edition). Pass-by capture is limited to 10 percent of the adjacent street traffic. The sum of all movements passing the site (intersection) is as follows: • AM peak hour – 954 + 1,341 = 2,295; resultant maximum pass-by trips – 123 • PM Peak hour – 1,561 + 1,221 = 2,772; resultant maximum pass-by trips – 123 The lowest pass-by capture was used in order to provide a conservative analysis. Therefore, ITE pass- by capture was used. Total Uses The total pass-by capture is limited to 10 percent of the adjacent street traffic. The sum of all movements passing the site (intersection) is as follows: • AM peak hour – 954 + 1,341 = 2,295; resultant maximum pass-by trips – 123 • PM Peak hour – 1,561 + 1,221 = 2,772; resultant maximum pass-by trips – 123 The total AM pass-by capture of 5 percent and PM pass-by capture of 4 percent of the adjacent street was used in order to provide a conservative analysis. Summary The total proposed development will generate the following net new external trips: • 4,047 daily, 244 AM peak hour (136 in/108 out), and 346 PM peak hour (193 in/153 out) trips. The total proposed development will generate the following cumulative driveway trips: • 26,363 daily, 1,352 AM peak hour (705 in/647 out), and 1,727 PM peak hour (934 in/793 out) trips. Page 109 of 313 160004 Page 7 Table 1C presents the summary of trip generation. Table 1C. Trip Generation – Summary Daily Trips Total In Out Total In Out ITE Pass-By Trips 582 55 30 25 67 38 29 Driveway Trips 2,320 193 109 84 247 135 112 I-95 Diverted Traffic 20,437 985 507 478 1,258 679 579 ITE Pass-By Trips 2,000 123 62 61 123 62 61 Driveway Trips 24,043 1,159 596 563 1,480 799 681 Driveway Trips 26,363 1,352 705 647 1,727 934 793 I-95 Diverted Traffic 20,437 985 507 478 1,258 679 579 AM PM/D AILY ITE Pass-By Trips 2,582 178 92 86 190 100 90 Pass-By Trips (10% of Adj Street*)9%7%1,879 123 62 61 123 62 61 Use Lowest Pass-By Traffic 1,879 123 62 61 123 62 61 Total Driveway Trips 26,363 1,352 705 647 1,727 934 793 Total Net Change in Trips 4,047 244 136 108 346 193 153 * Pass-by limited to a maximum of 10% of adjacent street traffic Adjacent Street Traffic 10% of Adjacent Street Traffic 2026 AM Peak Hour of Adjacent Street =2,295 123 5% 2026 PM Peak Hour of Adjacent Street = 2,772 123 4% Total AM Peak Hour PM Peak Hour Outparcels Bu-cees Page 110 of 313 160004 Page 8 TRAFFIC DISTRIBUTION AND ASSIGNMENT The project's traffic assignment is based on outputs from the 2045 TCRPM 5.1 model. The assignment was modified to reflect the project's access and the existing roadway network. The overall distribution is summarized by general directions and is depicted below: NORTH – 7 Percent EAST – 54 Percent WEST – 39 Percent Figure 2. Assignment Map ` 1% 2% 2% 1% 17% 18% 14% 2% 4% 6% 5% 39% 54% 26% 20% 2% 17% 6% 4% 3% 9% 1% 7% 7% 5% 1% 7% 6% 10% 8% 29% 29% 1% 3% 7% 1% 3% 6% 1% Page 111 of 313 160004 Page 9 Figure 3. Project Distribution Map Page 112 of 313 160004 Page 10 Figure 3. Project Distribution Map Page 113 of 313 160004 Page 11 Figure 4. Peak hour Project Trips Page 114 of 313 160004 Page 12 Figure 4. Peak hour Project Trips Page 115 of 313 160004 Page 10 HISTORICAL GROWTH Historic growth rates were determined based on FDOT Traffic Online data as shown in Table 2. The historic annual growth on the surrounding facilities between 2018 and 2022 is 3.2%. Table 2. Growth Rate Calculation APPROVED SITE PLAN TRAFFIC The following approved or nearly approved projects and their traffic were included in the analysis: • Publix at Indrio • Indrio Woods • Sabal Palm Grove • Cabo Rio RV • Bedner Farms (Not Approved) • Indrio Groves (25%) (Not Approved) • Indrio & I-95 Development (25%) COMMITTED IMPROVEMENTS Based on a review of FDOT’s 5- Year Work Program and the St. Lucie TPO’s Transportation Improvement Program, which includes St. Lucie County’s 5-Year Capital Improvement Plan. No improvements are identified in the plans to add capacity within the study area. Station Description 2018 2019 2020 2021 2022 94-0128 Indrio Rd, W of I-95 1,600 1,850 850 800 2,050 -15 -0.7% 94-0038 Indrio Rd, E of I-95 8,100 10,200 12,400 14,400 1480 10.3% 94-0281 Indrio Rd, W of Kings Hwy 11,200 8,600 11,000 13,900 597 4.3% 94-7012 Indrio Rd, E of Kings Hwy 7,400 94-7029 Johnston Rd, N of Indrio Rd 7,000 94-0085 Johnston Rd, N of Meadowoods Dr 2,300 94-7004 Emerson Ave, N of Indrio Rd 5,300 5,600 100 1.8% 94-0006 Kings Hwy, S of Indrio Rd 15,000 13,200 14,200 13,500 -317 -2.2% 94-0745 Kings Hwy, N of Indrio Rd 13,200 12,400 14,900 13,600 249 1.7% 3.2% 3.2%Growth Rate Used Average Daily Traffic Annual Absolute Growth Growth Rate Weighted Average Page 116 of 313 160004 Page 11 NETWORK IMPROVEMENTS The project will construct intersection improvements at Koblegard Road & Indrio Road and proposes to extend Koblegard Road south for a distance of about 1,400 feet. ADOPTED LEVEL OF SERVICE The adopted level of service (LOS) on County collector and arterial roadways is "D" and "E", respectively. State Roads have an adopted LOS of D. I-95 from Okeechobee Road (SR 70) to Indrio Road has an adopted level of service of D and I-95 north of Indrio Road has an adopted level of service of C based on the County's comprehensive Plan. Table 3. Adopted Level of Service (LOS) Facility Adopted LOS County Collector D County Arterial E State Road D I-95 (SR 70 to Indrio Road) D(1) I-95 (Indrio Road to Indian River County Line) C(1) (1) Transitioning area ROADWAY ANALYSIS Roadway Capacity Roadway classification follows the St. Lucie County Comprehensive Plan outlining the roadway functional classification. The St. Lucie County Transportation Element outlines the minimum Level of Service (LOS) for each roadway functional classification. Roadway Capacity is based on the St. Lucie TPO’s 2023 Level of Service Report. Where road segment information is not available or up to date, the study uses St. Lucie County’s minimum LOS stands to apply FDOT’s 2023 Multimodal Quality/LOS Handbook. Area types were applied based on FDOT preliminary area type information. Page 117 of 313 160004 Page 12 Study Area The required study area for the property is 2 miles in accordance with St. Lucie County’s recently adopted transportation Code for project that generate less than 5,000 net new daily trips. The base transportation impact study area shall include all major roadways (collectors, minor arterials, and major arterials) within two (2) miles of the site. Figure 5. Study Area – 2 Miles 2 Miles Page 118 of 313 160004 Page 13 Significance Traffic assignment was compared to the roadway capacities and roadway segments within 3 miles of the property. The study area is 2 miles based on the County Code plus impacts of greater than five percent (5%) beyond 2 miles are considered to have significant impact in accordance with the County’s “Standardized Traffic Impact Studies Methodology and Procedures”. Table 4 displays the roadway segments with significant impact. Roads within 2 miles will be analyzed. Table 4. Project Impacts (Significance) Roadway Analysis The 2024 peak hour traffic volumes were increased based on the greater of the annual compound growth rate or a 1% growth rate plus approved site plan traffic to develop the projected year 2026 background traffic volumes. The background 2026 traffic volumes were compared to the service volumes for each respective roadway segment to determine if the road is projected to operate acceptably as shown in Tables 6A & 6B. Indrio Road from Emerson Avenue to Kings Highway is projected to fail due to background traffic growth. In accordance with Chapter 163.3180 F.S., the street maintaining agency has the responsibility improve adding turn lanes to Indrio Road from Emerson Avenue to Kings Highway from 2-lane to 4- lanes. The proposed analysis with project traffic includes the one needed improvement as existing in accordance with Chapter 163.3180 F.S. Area Type Assign Project Traffic Diverted Trips PRIVATE RD to I-95 2 C2 1,080 1%2 2 0.2%NO I-95 to KOBLEGARD RD 4 C2 3,240 39%75 679 754 23.3%YES KOBLEGARD RD to JOHNSTON RD 4 C2 1,940 54%104 104 5.4%YES JOHNSTON RD to EMERSON AVE 4 C2 1,940 26%50 50 2.6%NO EMERSON AVE to SEMINOLE RD 2 C2 920 20%39 39 4.2%NO SEMINOLE RD to KINGS HWY 2 C2 790 17%33 33 4.2%NO KINGS HWY to SLASH PINE TRL 2 C3R 790 7%14 14 1.8%NO OLD JOHNSTON RD to INDRIO RD 2 C2 1,070 10%19 19 1.8%NO INDRIO RD to RUSSOS RD 2 C2 1,070 18%35 35 3.3%NO KINGS HWY ST LUCIE BLVD to INDRIO RD 2 C2 880 3%6 6 0.7%NO KOBLEGARD RD INDRIO RD to 25TH ST SW*2 C3R 970 7%14 14 1.4%NO TURNPIKE FEEDER RD INDRIO RD to INDIAN PINES BLVD 2 C3R 870 7%14 14 1.6%NO EMERSON AVE INDRIO RD to RUSSOS RD*2 C3R 970 6%12 12 1.2%NO ORANGE AVENUE to INDRIO RD 8 LA 7,320 29%56 56 0.8%NO INDRIO RD to SR 60**6 LA 4,670 9%17 17 0.4%NO * Roadway Capacity based on FDOT Area Type ** Roadway Capacity based on FDOT Freeway Service Volume Tables I-95 INDRIO RD JOHNSTON RD Total Project Traffic Impact Significant Impact? (Y/N) Roadway Segments E + C Lanes Peak Hour Directional Capacity Page 119 of 313 160004 Page 14 The post development 2026 (buildout) traffic volumes were developed by adding background traffic volume plus project traffic. The buildout traffic volumes were compared to the service volumes for each respective roadway segment to determine if the road is projected to operate acceptably. Committed trips on each road segment are shown in Exhibits 5A & 5B. Based on the analysis, the roadway segments are projected to operate acceptably in 2026 with the proposed development as shown in Tables 7A & 7B. Table 5A. 2024 Existing AM Peak Hour Roadway Analysis I-95 RAMP to KOBLEGARD RD 4 EB 655 Exhibit 4E 3,240 YES I-95 RAMP to KOBLEGARD RD 4 WB 899 Exhibit 4E 3,240 YES KOBLEGARD RD to JOHNSTON RD 4 EB 689 Exhibit 4E 1,940 YES KOBLEGARD RD to JOHNSTON RD 4 WB 848 Exhibit 4E 1,940 YES JOHNSTON RD to EMERSON AVE 4 EB 462 Exhibit 4I 1,940 YES JOHNSTON RD to EMERSON AVE 4 WB 578 Exhibit 4I 1,940 YES EMERSON AVE to SEMINOLE RD 2 EB 492 Exhibit 4I 920 YES EMERSON AVE to SEMINOLE RD 2 WB 453 Exhibit 4I 920 YES SEMINOLE RD to KINGS HWY 2 EB 492 Exhibit 4I 790 YES SEMINOLE RD to KINGS HWY 2 WB 453 Exhibit 4I 790 YES OLD JOHNSTON RD to INDRIO RD 2 NB 100 Exhibit 4G 1,070 YES OLD JOHNSTON RD to INDRIO RD 2 SB 78 Exhibit 4G 1,070 YES INDRIO RD to RUSSOS RD 2 NB 419 Exhibit 4G 1,070 YES INDRIO RD to RUSSOS RD 2 SB 429 Exhibit 4G 1,070 YES INDRIO RD to RUSSOS RD 2 NB 251 Exhibit 4I 970 YES INDRIO RD to RUSSOS RD 2 SB 407 Exhibit 4I 970 YES * Obtained from 2024 Traffic Counts. INDRIO RD JOHNSTON RD EMERSON AVE Roadway Capacity Accept able?Roadway Segment E + C + BI Lanes Direction 2024 Peak Hour Peak Direction Volumes* Appendix Reference Page 120 of 313 160004 Page 15 Table 5B. 2024 Existing PM Peak Hour Roadway Analysis I-95 RAMP to KOBLEGARD RD 4 EB 881 Exhibit 4F 3,240 YES I-95 RAMP to KOBLEGARD RD 4 WB 715 Exhibit 4F 3,240 YES KOBLEGARD RD to JOHNSTON RD 4 EB 903 Exhibit 4F 1,940 YES KOBLEGARD RD to JOHNSTON RD 4 WB 669 Exhibit 4F 1,940 YES JOHNSTON RD to EMERSON AVE 4 EB 695 Exhibit 4J 1,940 YES JOHNSTON RD to EMERSON AVE 4 WB 518 Exhibit 4J 1,940 YES EMERSON AVE to SEMINOLE RD 2 EB 549 Exhibit 4J 920 YES EMERSON AVE to SEMINOLE RD 2 WB 643 Exhibit 4J 920 YES SEMINOLE RD to KINGS HWY 2 EB 549 Exhibit 4J 790 YES SEMINOLE RD to KINGS HWY 2 WB 643 Exhibit 4J 790 YES OLD JOHNSTON RD to INDRIO RD 2 NB 120 Exhibit 4H 1,070 YES OLD JOHNSTON RD to INDRIO RD 2 SB 125 Exhibit 4H 1,070 YES INDRIO RD to RUSSOS RD 2 NB 460 Exhibit 4H 1,070 YES INDRIO RD to RUSSOS RD 2 SB 503 Exhibit 4H 1,070 YES INDRIO RD to RUSSOS RD 2 NB 506 Exhibit 4J 970 YES INDRIO RD to RUSSOS RD 2 SB 236 Exhibit 4J 970 YES * Obtained from 2024 Traffic Counts. EMERSON AVE JOHNSTON RD INDRIO RD Appendix Reference Roadway Capacity Accept able?Roadway Segment E + C + BI Lanes Direction 2024 Peak Hour Peak Direction Volumes* Page 121 of 313 160004 Page 15 Table 6A. 2026 Background AM Peak Hour Roadway Analysis Roadway Segment E + C + BI Lanes Direction 2024 Peak Hour Peak Direction Volumes* Appendix Reference Growth Factor Committed Traffic Committed Traffic + 1% Growth Rate Growth from Historic Growth Rate 2026 Backgro und Roadway Capacity Accept able? Needed Improvement Needed Lanes FDOT Area Type Improved Capacity Accept able ? I-95 RAMP to KOBLEGARD RD 4 EB 655 Exhibit 4E 3.2%286 299 43 954 3,240 YES I-95 RAMP to KOBLEGARD RD 4 WB 899 Exhibit 4E 3.2%424 442 58 1,341 3,240 YES KOBLEGARD RD to JOHNSTON RD 4 EB 689 Exhibit 4E 3.2%466 480 45 1,169 1,940 YES KOBLEGARD RD to JOHNSTON RD 4 WB 848 Exhibit 4E 3.2%397 414 55 1,262 1,940 YES JOHNSTON RD to EMERSON AVE 4 EB 462 Exhibit 4I 3.2%435 445 30 907 1,940 YES JOHNSTON RD to EMERSON AVE 4 WB 578 Exhibit 4I 3.2%271 282 38 860 1,940 YES EMERSON AVE to SEMINOLE RD 2 EB 492 Exhibit 4I 3.2%399 409 32 901 920 YES EMERSON AVE to SEMINOLE RD 2 WB 453 Exhibit 4I 3.2%288 297 29 750 920 YES SEMINOLE RD to KINGS HWY 2 EB 492 Exhibit 4I 3.2%399 409 32 901 790 NO Add Lanes 4 C4**1,940 YES SEMINOLE RD to KINGS HWY 2 WB 453 Exhibit 4I 3.2%288 297 29 750 790 YES OLD JOHNSTON RD to INDRIO RD 2 NB 100 Exhibit 4G 3.2%81 83 7 183 1,070 YES OLD JOHNSTON RD to INDRIO RD 2 SB 78 Exhibit 4G 3.2%89 91 5 169 1,070 YES INDRIO RD to RUSSOS RD 2 NB 419 Exhibit 4G 3.2%117 126 27 545 1,070 YES INDRIO RD to RUSSOS RD 2 SB 429 Exhibit 4G 3.2%89 97 28 526 1,070 YES INDRIO RD to RUSSOS RD 2 NB 251 Exhibit 4J 3.2%62 67 16 318 970 YES INDRIO RD to RUSSOS RD 2 SB 407 Exhibit 4J 3.2%89 97 26 504 970 YES * Obtained from 2024 Traffic Counts. ** Area type adjusted to C4 to be conservative because Indrio Road is interrupted flow. INDRIO RD JOHNSTON RD EMERSON AVE Page 122 of 313 160004 Page 16 Table 6B. 2026 Background PM Peak Hour Roadway Analysis Roadway Segment E + C + BI Lanes Direction 2024 Peak Hour Peak Direction Volumes* Appendix Reference Growth Factor Committed Traffic Committed Traffic + 1% Growth Rate Growth from Historic Growth Rate 2026 Backgro und Roadway Capacity Accept able? Needed Improvement Needed Lanes FDOT Area Type Improved Capacity Accept able ? I-95 RAMP to KOBLEGARD RD 4 EB 881 Exhibit 4F 3.2%662 680 57 1,561 3,240 YES I-95 RAMP to KOBLEGARD RD 4 WB 715 Exhibit 4F 3.2%482 496 46 1,211 3,240 YES KOBLEGARD RD to JOHNSTON RD 4 EB 903 Exhibit 4F 3.2%565 583 59 1,486 1,940 YES KOBLEGARD RD to JOHNSTON RD 4 WB 669 Exhibit 4F 3.2%835 849 44 1,518 1,940 YES JOHNSTON RD to EMERSON AVE 4 EB 695 Exhibit 4J 3.2%572 586 45 1,281 1,940 YES JOHNSTON RD to EMERSON AVE 4 WB 518 Exhibit 4J 3.2%621 631 34 1,149 1,940 YES EMERSON AVE to SEMINOLE RD 2 EB 549 Exhibit 4J 3.2%548 559 36 1,108 920 NO Add Lanes 4 C4**1,940 YES EMERSON AVE to SEMINOLE RD 2 WB 643 Exhibit 4J 3.2%641 654 42 1,297 920 NO Add Lanes 4 C4**1,940 YES SEMINOLE RD to KINGS HWY 2 EB 549 Exhibit 4J 3.2%548 559 36 1,108 790 NO Add Lanes 4 C4**1,940 YES SEMINOLE RD to KINGS HWY 2 WB 643 Exhibit 4J 3.2%641 654 42 1,297 790 NO Add Lanes 4 C4**1,940 YES OLD JOHNSTON RD to INDRIO RD 2 NB 120 Exhibit 4H 3.2%125 128 8 248 1,070 YES OLD JOHNSTON RD to INDRIO RD 2 SB 125 Exhibit 4H 3.2%116 118 8 243 1,070 YES INDRIO RD to RUSSOS RD 2 NB 460 Exhibit 4H 3.2%153 162 30 622 1,070 YES INDRIO RD to RUSSOS RD 2 SB 503 Exhibit 4H 3.2%171 182 33 685 1,070 YES INDRIO RD to RUSSOS RD 2 NB 506 Exhibit 4J 3.2%98 108 33 614 970 YES INDRIO RD to RUSSOS RD 2 SB 236 Exhibit 4J 3.2%150 155 15 391 970 YES * Obtained from 2024 Traffic Counts. ** Area type adjusted to C4 to be conservative because Indrio Road is interrupted flow. INDRIO RD JOHNSTON RD EMERSON AVE Page 123 of 313 160004 Page 17 Table 7A. 2026 Buildout AM Peak Hour Roadway Analysis Roadway Segment E + C + BI Lanes Direction 2024 Peak Hour Peak Direction Volumes* Committed Traffic Committed Traffic + 1% Growth Rate Growth from Historic Growth Rate 2026 Background Assign ment Project Traffic I-95 Diverted Trips Buildout Roadway Capacity Accept able? I-95 RAMP to KOBLEGARD RD 4 EB 655 286 299 43 954 39%53 507 1,514 3,240 YES I-95 RAMP to KOBLEGARD RD 4 WB 899 424 442 58 1,341 39%42 478 1,861 3,240 YES KOBLEGARD RD to JOHNSTON RD 4 EB 689 466 480 45 1,169 54%58 1,227 1,940 YES KOBLEGARD RD to JOHNSTON RD 4 WB 848 397 414 55 1,262 54%73 1,335 1,940 YES JOHNSTON RD to EMERSON AVE 4 EB 462 435 445 30 907 26%28 935 1,940 YES JOHNSTON RD to EMERSON AVE 4 WB 578 271 282 38 860 26%35 895 1,940 YES EMERSON AVE to SEMINOLE RD 4 EB 492 399 409 32 901 20%22 923 1,940 YES EMERSON AVE to SEMINOLE RD 4 WB 453 288 297 29 750 20%27 777 1,940 YES SEMINOLE RD to KINGS HWY 4 EB 492 399 409 32 901 17%18 919 1,940 YES SEMINOLE RD to KINGS HWY 4 WB 453 288 297 29 750 17%23 773 1,940 YES OLD JOHNSTON RD to INDRIO RD 2 NB 100 81 83 7 183 10%14 197 1,070 YES OLD JOHNSTON RD to INDRIO RD 2 SB 78 89 91 5 169 10%11 180 1,070 YES INDRIO RD to RUSSOS RD 2 NB 419 117 126 27 545 18%19 564 1,070 YES INDRIO RD to RUSSOS RD 2 SB 429 89 97 28 526 18%24 550 1,070 YES INDRIO RD to RUSSOS RD 2 NB 251 62 67 16 318 6%6 324 970 YES INDRIO RD to RUSSOS RD 2 SB 407 82 90 26 497 6%8 505 970 YES * Obtained from 2024 Traffic Counts. INDRIO RD JOHNSTON RD EMERSON AVE Page 124 of 313 160004 Page 18 Table 7B. 2026 Buildout PM Peak Hour Roadway Analysis Roadway Segment E + C + BI Lanes Direction 2024 Peak Hour Peak Direction Volumes* Committed Traffic Committed Traffic + 1% Growth Rate Growth from Historic Growth Rate 2026 Background Assign ment Project Traffic I-95 Diverted Trips Buildout Roadway Capacity Accept able? I-95 RAMP to KOBLEGARD RD 4 EB 881 662 680 57 1,561 39%75 679 2,315 3,240 YES I-95 RAMP to KOBLEGARD RD 4 WB 715 482 496 46 1,211 39%60 579 1,850 3,240 YES KOBLEGARD RD to JOHNSTON RD 4 EB 903 565 583 59 1,486 54%83 1,569 1,940 YES KOBLEGARD RD to JOHNSTON RD 4 WB 669 835 849 44 1,518 54%104 1,622 1,940 YES JOHNSTON RD to EMERSON AVE 4 EB 695 572 586 45 1,281 26%40 1,321 1,940 YES JOHNSTON RD to EMERSON AVE 4 WB 518 621 631 34 1,149 26%50 1,199 1,940 YES EMERSON AVE to SEMINOLE RD 4 EB 549 548 559 36 1,108 20%31 1,139 1,940 YES EMERSON AVE to SEMINOLE RD 4 WB 643 641 654 42 1,297 20%39 1,336 1,940 YES SEMINOLE RD to KINGS HWY 4 EB 549 548 559 36 1,108 17%26 1,134 1,940 YES SEMINOLE RD to KINGS HWY 4 WB 643 641 654 42 1,297 17%33 1,330 1,940 YES OLD JOHNSTON RD to INDRIO RD 2 NB 120 125 128 8 248 10%19 267 1,070 YES OLD JOHNSTON RD to INDRIO RD 2 SB 125 116 118 8 243 10%15 258 1,070 YES INDRIO RD to RUSSOS RD 2 NB 460 153 162 30 622 18%28 650 1,070 YES INDRIO RD to RUSSOS RD 2 SB 503 171 182 33 685 18%35 720 1,070 YES INDRIO RD to RUSSOS RD 2 NB 506 98 108 33 614 6%9 623 970 YES INDRIO RD to RUSSOS RD 2 SB 236 150 155 15 391 6%12 403 970 YES * Obtained from 2024 Traffic Counts. INDRIO RD JOHNSTON RD EMERSON AVE Page 125 of 313 160004 Page 19 INTERSECTION NALYSIS Intersections This study analyzes the impacts to the following intersections for the AM and PM peak hours: • Indrio Road & I-95 SB Ramp • Indrio Road & I-95 NB Ramp • Indrio Road & Koblegard Road • Indrio Road & Johnston Road • Indrio Road & Emerson Avenue • Indrio Road & Kings Highway Data from the existing facilities within the study area were collected based on aerial photography and site observations. All Traffic Data Services collected AM and PM peak hour turning movement counts. The counts were adjusted to peak season conditions using FDOT’s peak season adjustment factors. Signal timings were obtained from St. Lucie County. Peak Hour Factor (PHF) Field observed peak hour factors were utilized in the intersection analysis and were adjusted as follows: • PHF greater than 0.95 was reduced to 0.95 • PHF less than 0.92 was increased to 0.92 The adjustment is based on FDOT's Quality/LOS Handbook that recommends using a PHF factor of 0.95 for urbanized areas and 0.92 for transitioning/urban areas and is also recommended in FDOT’s Traffic Analysis handbook page 34. Page 126 of 313 160004 Page 20 Time Periods and Scenarios The intersection is analyzed for the five (5) scenarios during AM and PM peak hours: 1. Existing Condition 2. 2026 Background Condition (Pre-Development) 3. 2026 Background Condition (Pre-Development) with Improvements (if needed) 4. 2026 Buildout Condition (Post-Development) 5. 2026 Buildout Condition (Post-Development) with Improvements (if needed) Scenario 3 is only necessary if the intersection is failing the background condition. Scenario 5 is only necessary if the intersection is failing the buildout condition. If the intersection is failing, improvements are added to the intersection to result in acceptable intersection operations. Analysis Indrio Road & I-95 SB Ramp MEP evaluated the Indrio Road & I-95 SB Ramp intersection. With project traffic, the intersection is projected to operate acceptably with all movements operating under capacity (v/c ratio less than 1.0). Indrio Road & I-95 NB Ramp MEP evaluated the Indrio Road & I-95 NB Ramp intersection. The 2nd northbound right-turn lane is recommended in the buildout condition. With project traffic, the intersection is projected to operate acceptably with all movements operating under capacity (v/c ratio less than 1.0). Indrio Road & Koblegard Road MEP evaluated the Indrio Road & Koblegard Road intersection. An eastbound right-turn lane, a northbound right-turn lane and two northbound left-turn lanes are recommended in the buildout condition. The westbound left-turn lane is recommended extend to 540 feet (including 50 feet taper). With project traffic, the intersection is projected to operate acceptably with all movements operating under capacity (v/c ratio less than 1.0). Page 127 of 313 160004 Page 21 Indrio Road & Johnston Road MEP evaluated the Indrio Road & Johnston Road intersection. With project traffic, the intersection is projected to operate acceptably with all movements operating under capacity (v/c ratio less than 1.0) and no improvements are needed. Indrio Road & Emerson Avenue MEP evaluated the Indrio Road & Emerson Avenue intersection. With project traffic, the intersection is projected to operate acceptably with all movements operating under capacity (v/c ratio less than 1.0) and no improvements are needed. Indrio Road & Kings Highway MEP evaluated the Indrio Road & Kings Highway intersection. An eastbound left-turn lane is recommended in the background condition. With project traffic, the intersection is projected to operate acceptably with all movements operating under capacity (v/c ratio less than 1.0). Queueing Analysis A queueing analysis was performed for the buildout condition. Tables 8A and 8B show the peak hour intersections storage analysis results. The Indrio Road & Koblegard Road intersection has multiple queue length failures as shown in Tables 8A and 8B. The following improvements are recommended in order to accommodate project traffic: Koblegard Road & Indrio Road • Westbound Left-Turn Lane – Extend to 615 feet (240 of deceleration plus 375 storage) Interchange Analysis and Modifications One turn lane improvement is needed due to projected heavy northbound right-turn movements at the I-95 off-ramps. The following improvement is recommended: • I-95 Northbound Off-Ramp – 2nd Northbound Right-Turn Lane and Change to Signalized Control The 2nd northbound right-turn lane adds capacity and improves safety by eliminating the weaving condition between the I-95 northbound off-ramp and Koblegard Road. Page 128 of 313 160004 Page 22 Table 8A. 2026 AM Peak Hour Intersections Storage Analysis Table 8B. 2026 PM Peak Hour Intersections Storage Analysis Queue Storage Queue Storage Queue Storage Queue Storage Queue Storage Queue Storage Queue Storage Queue Storage 1 Indrio Rd & I-95 SB On Ramp ----650 550 ------350 500 -- 2 Indrio Rd & I-95 NB Off Ramp 25 75 -------------- 3 Indrio Rd & Koblegard Rd/DW 2 200 225 50 -300 200 100 200 400 -75 -325 350 250 350 4 Indrio Rd & Johnston Rd 250 400 25 200 125 200 75 500 50 250 50 200 75 350 200 460 SBRNo.Intersection EBL EBR WBL WBR NBR SBLNBL Queue Storage Queue Storage Queue Storage Queue Storage Queue Storage Queue Storage Queue Storage Queue Storage 1 Indrio Rd & I-95 SB On Ramp ----575 550 ------450 500 -- 2 Indrio Rd & I-95 NB Off Ramp 50 75 -------------- 3 Indrio Rd & Koblegard Rd/DW 2 525 225 100 -375 200 425 200 625 -125 -500 350 225 350 4 Indrio Rd & Johnston Rd 325 400 50 200 150 200 100 500 75 250 75 200 100 350 275 460 SBRNo.Intersection EBL EBR WBL WBR NBL NBR SBL Page 129 of 313 160004 Page 23 Table 9. Peak Hour Intersection Summary I-95 Interchange (SB Ramps)AM PM I-95 Interchange (SB Ramps)AM PM I-95 Interchange (SB Ramps)AM PM I-95 Interchange (SB Ramps)AM PM 16.0 13.8 27.0 23.8 88.9 94.7 40.6 42.6 B B C C F F D D Indrio Indrio Indrio Indrio Signal Timing Adjustment I-95 Interchange (NB Ramps)AM PM I-95 Interchange (NB Ramps)AM PM I-95 Interchange (NB Ramps)AM PM I-95 Interchange (NB Ramps)AM PM 11.2 8.4 11.2 7.4 11.3 6.9 24.3 40.5BABABACD Indrio Indrio Indrio Indrio Signal Timing Adjustment AM PM AM PM AM PM AM PM 7.4 9.2 32.0 48.2 99.2 163.0 51.3 69.8 A A C D F F D E Indrio Indrio Indrio Indrio Koblegard Rd/DW 2 Koblegard Rd/DW 2 Koblegard Rd/DW 2 Koblegard Rd/DW 2 Post-Development Improvement 2 3 1 Existing Committed Background Needs Improvement Post-Development Legend: Improvements Page 130 of 313 160004 Page 24 Table 9. Peak Hour Intersection Summary AM PM AM PM AM PM 28.4 28.0 33.0 39.2 34.3 42.0 C C C D C D Indrio Indrio Indrio AM PM AM PM AM PM20.6 22.2 22.0 25.3 22.1 25.9 C C C C C C Indrio Indrio Indrio AM PM AM PM AM PM AM PM AM PM 27.9 33.2 32.4 104.0 32.9 65.5 33.0 69.6 35.2 67.2 C C C F C E C E D E Indrio Indrio Indrio Indrio Indrio Signal Timing Adjustment Existing Committed Background Needs Improvement Post-Development Improvement Post-Development 4 Johnston Rd Emerson Ave Emerson Ave Kings Hwy Kings Hwy 5 Johnston Rd Johnston Rd Kings Hwy Emerson Ave Kings HwyKings Hwy6 Legend: Improvements Page 131 of 313 160004 Page 25 Intersection Results Intersection analyses were evaluated using Synchro. The intersection laneage, average delay per vehicle and LOS is shown in Tables 9. The intersection analysis adjustments are shown in Table 10. Table 10. Intersection Analysis Adjustments Intersection Time Adjustments Indrio Road & I-95 SB Ramp 2026 Buildout • Signal Timing Adjustment Indrio Road & I-95 NB Ramp 2026 Buildout • Urbanize the northbound Off-Ramp • Add the 2nd Northbound right-turn lane • Signal Timing Adjustment Indrio Road & Koblegard Road 2026 Background • Add one northbound left-turn lane • Add one eastbound right-turn lane • Add one northbound shared left-turn/through lane 2026 Buildout • Restripe northbound shared left-turn/through lane to northbound through lane • Add the 2nd northbound left-turn lane • Add one northbound right-turn lane • Restripe southbound shared left-turn/through lane to southbound through lane • Add the 2nd southbound left-turn lane • Extend the westbound left-turn lane to 615 feet (including 50 feet taper) Indrio Road & Kings Highway 2026 Background • Add one eastbound left-turn lane 2026 Buildout • Signal timing adjustment Indrio Road & Driveway 1 2026 Buildout • Add one eastbound right-turn lane Page 132 of 313 160004 Page 26 Figure 6. Unfunded Background Improvements Map Page 133 of 313 160004 Page 27 Figure 7. Buildout Improvements Map Page 134 of 313 160004 Page 28 DRIVEWAYS Proposed Access The project site has the following proposed access: • Driveway 1 (Indrio Road) – Right-In • Driveway 2 (Indrio Road & Koblegard Road) – Full Access Figures 8A-8D show the proposed project driveway volumes. Driveway Analysis Driveway 1 (Indrio Road) (Right-In) The site’s Driveway 1 is projected to have 705 peak hour right-turning vehicles. This is significantly more than the FDOT’s guideline of 80-125 right-turns for a right-turn lane. Therefore, a right-turn lane is recommended. Driveway 2 (Indrio Road & Koblegard Road) (Full Opening) This intersection was analyzed as a signalized intersection and a second left-turn lane, an eastbound right-turn lane, a northbound right-turn lane, a northbound through lane and two northbound left-turn lanes are recommended. For further details, see the Indrio Road & Koblegard Road intersection results and summaries above. The additional laneage and signal adjustments are recommended at the time the project connects to Koblegard Road with non-construction related trip generating activity. Page 135 of 313 Page 136 of 313 ST LUCIE, FLORIDA SIGN PRESENTATION Page 137 of 313 BUC-EE’S ST LUCIE: CONCEPTUAL SITE PLAN RENDERING JULY 2024 Page 138 of 313 BUC-EE’S ST LUCIE: ALLOWED BY ORDINANCE JULY 2024 Page 139 of 313 BUC-EE’S ST LUCIE: PROPOSED SIGNAGE JULY 2024 Page 140 of 313 Sign Type A WALL SIGNS Page 141 of 313 Page 142 of 313 Sign Type B Page 143 of 313 Page 144 of 313 Page 145 of 313 3.85% 3.85% 2.39% 2.39%PROPOSED: PROPOSED: PROPOSED: PROPOSED: BUC-EE’S ST LUCIE: ALLOWED BY ORDINANCE & PROPOSED JULY 2024 Page 146 of 313 Sign Type C Page 147 of 313 Page 148 of 313 FORT PIERCE WALMART Page 149 of 313 INDRIO CROSSING SHOPPING CENTER Page 150 of 313 Page 151 of 313 Page 152 of 313 Page 153 of 313 Page 154 of 313 Page 155 of 313 Page 156 of 313 Page 157 of 313 NORTHBOUND STREET VIEW 100’ Balloon Test Page 158 of 313 SOUTHBOUND STREET VIEW 100’ Balloon Test Page 159 of 313 TR-39985965 ST. LUCIE COUNTY PLANNING & ZONING COMMISSION PUBLIC HEARING AGENDA Thursday, August 15, 2024 NOTICE OF PROPOSED AMENDMENT OF ZONING ATLAS, PRELIMINARYDEVELOPMENT PLAN, AND AMENDMENT TO LAND DEVELOPMENT CODE The St. Lucie Board of County Commissioners is scheduled to review and take action on the following Resolution regarding a petition for a Conditional Use Permit: RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY AMENDING THE OFFICIAL ZONING ATLAS FROM THE PTV (PLANNED TOWNS AND VILLAGES) AND AG-1 (AGRICULTURAL -1) ZONING DISTRICTS TO THE PRW (PLANNED RETAIL WORKPLACE) ZONING DISTRICT AND APPROVING A PRELIMINARY DEVELOPMENT PLAN ON +/- 46.63 ACRES LOCATED WITHIN ST. LUCIE COUNTY, FLORIDA. APPLICANT: Buc-ee’s Fort Pierce, LLC PROPERTY OWNERS: INDRIO & I95 DEVELOPMENT, LLC AND BUC-EE’S FORT PIERCE, LLC. FILE NUMBER: PD-2402-000035 PARCEL IDS: 1316-311-0001-000-5 (partial) and 1316-321-0002-000-3 PURPOSE: The Applicant has petitioned to change the zoning district on +/-46.63 acres from the PTV (Planned Towns and Villages) (+/- 36 acres) and AG-1 (Agricultural -1) (+/- 10 acres) Zoning Districts to the PRW (Planned Retail Workplace) Zoning District and for approval of a Preliminary Development Plan to allow a +/- 73,372 sq. ft. travel center/convenience store including 120 vehicle fueling positions, three (3) outparcels, and associated landscaping, parking, stormwater, and roadway improvements to be known as Buc-ee’s Fort Pierce. ORDINANCE AN ORDINANCE BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING LAND DEVELOPMENT CODE SECTION 3.01.03.GG., PRW (PLANNED RETAIL/WORKPLACE) ZONING DISTRICT, REGARDING STANDARDS FOR SIGNS adjacent to I-95; PROVIDING FOR APPLICABILITY AND SEVERABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. The Planning and Zoning Commission’s PUBLIC HEARINGS on these items will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, St. Lucie County Administration Building, 2300 Virginia Ave., Fort Pierce, FL on Thursday, August 15, 2024, beginning at 6:00 pm or as soon thereafter as possible. All interested persons will be given an opportunity to be heard. Written comments received in advance of the public hearings will also be considered. Written comments to the Planning and Zoning Commission should be received by the Planning and Development Services Department - Planning Division at least three (3) days prior to the scheduled hearing. The petition files are available for review at the Planning and Development Services Dept.– Planning Offices located at 2300 Virginia Ave., Fort Pierce, FL, during regular business hours. Please call (772) 462-2822 or TDD (772) 462-1428 if you have any questions or require additional information about this petition. The St. Lucie County Planning and Zoning Commission has the power to review and recommend approval or disapproval, to the Board of County Commissioners, of any applications within their area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANT TO SECTION 286.0105, FLORIDA STATUTES, if a person decides to appeal any decision made by the Planning and Zoning Commission with respect to any matter considered at a meeting or hearing, he or she will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date certain. Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. PLANNING AND ZONING COMMISSION ST. LUCIE COUNTY, FLORIDAED LOUNDS, CHAIRMANPUBLISH DATE: Friday, August 2, 2024 Page 160 of 313 Date Mailed: August 2, 2024 Planning and Development Services Department Applicant: Buc-ee’s, Ltd. 327 FM 2004 Lake Jackson, TX 77566 Property Owners: Buc-ee’s Fort Pierce, LLC 327 FM 2004 Rd. Lake Jackson, TX 77566 Indrio & I-95 Development, LLC 19370 Collins Ave. Ste. CU1 Sunny Isles Beach, FL 33160 Agent of Record: District Planning Group 130 S. Indian River Dr. Ste. 202 Fort Pierce, FL 34950 Project Location: At the southeast corner of the I-95 and Indrio Road interchange. Project File Number: PD-2402-000035 Existing Zoning Districts: AG-1 (Agricultural—1 du/ac) PTV (Planned Town or Village) Proposed Zoning District: PR/W (Planned Retail/Workplace) Existing Future Land Use: TVC (Towns, Villages and Countryside) Parcel IDs: 1316-221-0002-000-3 and 1316-311-0001-000-5 (partial) Meeting Date: Thursday, August 15, 2024 PLANNING AND ZONING COMMISSION NOTICE OF PUBLIC HEARING Proposed Amendment of Zoning Atlas & Preliminary Site Plan Meeting Time: 6:00 PM (or soon thereafter) Meeting Location: BOCC Chambers SLC Administration Annex, 2300 Virginia Avenue Fort Pierce, FL 34982 Project Description Buc-ee’s, Ltd. has petitioned to change the zoning district on approximately 46 acres from the PTV (Planned Towns and Villag- es) (+/-36.6 acres) and AG-1 (Agricultural -1) (+/- 9.36 acres) Zoning Districts to the PRW (Planned Retail Workplace) Zon- ing District and for approval of a Preliminary Development Plan to allow a +/- 76,245 sq. ft. travel center/convenience store includ- ing 120 vehicle fueling positions, three outparcels, and associated landscaping, parking, stormwater, and roadway improvements. The development will be known as Buc-ee’s Fort Pierce. Upcoming Public Hearing: The St. Lucie County Planning and Zoning Commission has the power to review and recommend to the St. Lucie County Board of County Commissioners approval or disapproval of any applications within their area of responsibility. The Planning and Zoning Commis- sion strongly encourages your in- put and comment at the public hearing. You may also mail or email written comments regarding this proceeding in advance of the public hearing for inclusion in the official record. Anyone with a disability requiring accommodations to attend this meeting may contact the SLC Community Risk Manager at least 48 hours in advance at (772) 462- 1546 or TDD (772) 462-1428. For further details about this application, please contact: Staff: Irene Szedlmayer, AICP Tel: (772) 462-1562 Email: Szedlmayeri@stlucieco.org Mail: Planning & Development Services Department 2300 Virginia Ave. Fort Pierce, FL 34982 You are receiving this notice because you own property within 500-ft. of the subject site. Subject Site I-95 Indrio Road Ko b l e g a r d R d . Page 161 of 313 Page 162 of 313 Posted Sign - 8.02.2024 Page 163 of 313 Page 164 of 313 Buc-ee’s PRW: PD-2402-000035 Photos taken August 5, 2024 Page 165 of 313 Indrio Road at Spanish Lakes Blvd. Page 166 of 313 Buc-ee’s PRW: PD-2402-000035 Photos taken August 6, 2024 Northbound exit ramp from I-95 at Indrio Road Page 167 of 313 Indrio Road at Spanish Lakes Blvd. Page 168 of 313 CO V E R S H E E T C-000 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. VICINITY MAP N.T.S. PREPARED BY: OWNER/DEVELOPER 2 INDRIO ROADS SHOPPES FLA LLC 8903 GLADES ROAD, A-14 BOCA RATON, FL 33434 CIVIL ENGINEER CHRISTOPHER J. HOLLEN, P.E. KIMLEY-HORN AND ASSOCIATES, INC. 445 24TH STREET, SUITE 200 VERO BEACH, FLORIDA 32960 (772)794-4087 LANDSCAPE ARCHITECT KARLA BLOOM, PLA NATIVE BLOOM, INC 453 11TH SQ SW VERO BEACH, FL 32962 (561)596-9881 SURVEYOR BETSY LINDSAY, P.L.S. BETSY LINDSAY, INC. SURVEYING & MAPPING 7997 SW JACK JAMES DR. STUART, FL 34997 (772) 286-5753 ENVIRONMENTAL ED WEINBERG EW CONSULTANTS, INC 1000 SE MONTEREY COMMONS BLVD SUITE 208 STUART, FL 34996 (772) 287-8771 ADDITIONAL GOVERNING AGENCIES CONTACTS: PROJECT TEAM PLANNING/ZONING ST. LUCIE COUNTY PLANNING & DEVELOPMENT SERVICES DEPARTMENT 2300 VIRGINIA AVENUE FT. PIERCE, FL 34982 (772) 462-2822 STORMWATER GLEN GAREAU S. FL. WATER MANAGEMENT DISTRICT 3301 GUN CLUB ROAD WEST PALM BEACH, FL 33406 (561) 686-8800 FIRE CHIEF ST. LUCIE COUNTY FIRE DEPT. 5160 N.W. MILNER DRIVE PORT ST. LUCIE, FL 34983 (772) 621-3400 ENGINEERING DAN J. ZRALLACK, P.E. ENGINEERING DIVISION ST. LUCIE COUNTY 2300 VIRGINIA AVE FORT PIERCE, FL 34982 (772)462-1707 THE SITE CONSTRUCTION STAKEOUT SHALL BE PERFORMED UNDER THE DIRECTION OF A FLORIDA REGISTERED SURVEYOR. AUTOCAD FILES WILL BE FURNISHED TO AID IN THE SITE CONSTRUCTION STAKEOUT. ANY DISCREPANCIES FOUND BETWEEN AUTOCAD FILES AND SITE CONSTRUCTION PLANS SHALL BE BROUGHT TO THE ENGINEER'S ATTENTION FOR CLARIFICATION PRIOR TO THAT STAKEOUT. THIS PROJECT UTILIZES THE ST. LUCIE COUNTY UTILITIES WATER, WASTEWATER & RECLAIMED WATER DESIGN CRITERIA & TECHNICAL SPECIFICATIONS - JUNE 2015 LOCATED IN INDRIO ROAD AND I-95 ST. LUCIE COUNTY, FLORIDA 34987 PREPARED FOR: CONSTRUCTION PLANS BUC-EE'S AT PROJECT LOCATION ST. LUCIE COUNTY PROJECT LOCATION ST. LUCIE COUNTY TRAFFIC SHAUN MACKENZIE, PE MACKENZIE ENGINEERING & PLANNING 1172 SW 30TH STREET SUITE 500 PALM CITY, FL 34990 (772) 286-8030 OWNER/DEVELOPER NOTES THE PROPERTY OWNER, CONTRACTOR, AND AUTHORIZED REPRESENTATIVES SHALL PROVIDE PICKUP, REMOVAL, AND DISPOSAL OF LITTER WITHIN THE PROJECT LIMITS AND SHALL BE RESPONSIBLE FOR MAINTENANCE OF THE AREA FROM THE EDGE OF PAVEMENT TO THE PROPERTY LINE WITHIN THE CITY'S RIGHT-OF-WAY IN ACCORDANCE WITH CITY CODE, SECTION 41.08 THIS PROJECT UTILIZES THE FDOT STANDARD PLANS AND SPECIFICATIONS - 2023 THROUGH 2024. INDRIO ROAD N. K I N G S H I G H W A Y BUC-EE'S I - 9 5 LEGAL DESCRIPTION - PARCEL 2 A PORTION OF THE NW 1/4 OF THE SW 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE WEST 1/4 CORNER OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA; THENCE RUN S 89°54'51" E ALONG SAID 1/4 SECTION LINE OF DISTANCE OF 573.91 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID 1/4 SECTION LINE S 89°54'51" E A DISTANCE OF 674.77 FEET; THENCE RUN S 01°44'17" W A DISTANCE OF 543.24 FEET; THENCE RUN N 87°51'04" W A DISTANCE OF 174.98 FEET; THENCE RUN S 01°40'58" W A DISTANCE OF 168.98 FEET; THENCE RUN N 87°57'37" W A DISTANCE OF 489.56 FEET; THENCE RUN N 00°53'45" E A DISTANCE OF 689.01 FEET TO THE AFOREMENTIONED POINT OF BEGINNING. CONTAINING 407,885.5 SQUARE FEET OR 9.3638 ACRES MORE OR LESS TOGETHER WITH A PERPETUAL NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS RESERVED AND MORE FULLY DESCRIBED IN THAT CERTAIN DEED RECORDED IN OFFICIAL RECORD BOOK 388, PAGE 641, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. LEGAL DESCRIPTION - PARCEL 1 A PORTION OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST AND OF SECTION 17, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 16; THENCE NORTH 00°37'38" EAST ALONG THE WEST LINE OF SECTION 16 A DISTANCE OF 2620.03 FEET TO THE WEST ONE-QUARTER CORNER OF SAID SECTION 16 AND THE POINT OF BEGINNING OF THE HEREIN DESCRIBED PARCEL AS FOLLOWS: THENCE SOUTH 89°54'30" EAST ALONG THE NORTH LINE OF THE SOUTHWEST ONE-QUARTER OF SAID SECTION 16 A DISTANCE OF 1341.75 FEET; THENCE, DEPARTING SAID NORTH LINE, SOUTH 00°00'13" WEST A DISTANCE OF 574.55 FEET; THENCE SOUTH 45°02'45" EAST A DISTANCE OF 92.00 FEET; THENCE SOUTH 00°00'53" WEST A DISTANCE OF 109.00 FEET; THENCE SOUTH 44°59'22" WEST A DISTANCE OF 92.00 FEET; THENCE SOUTH 00°00'13" WEST A DISTANCE OF 509.31 FEET; THENCE NORTH 89°54'35" WEST A DISTANCE OF 1037.28 FEET; THENCE SOUTH 00°05'30" WEST A DISTANCE OF 319.59 FEET; THENCE NORTH 89°59'58" WEST A DISTANCE OF 311.13 TO A NON-TANGENT POINT ON A CIRCULAR CURVE, SAID POINT BEING AN INTERSECTION WITH THE EASTERLY RIGHT OF WAY OF INTERSTATE 95 (STATE ROAD 9), SECTION 94001-2407; THENCE NORTHERLY ALONG THE SAID EASTERLY RIGHT OF WAY AND ALONG SAID CURVE, HAVING A RADIUS OF 13,931.28 FEET, THROUGH A CENTRAL ANGLE OF 00°28'01" FOR AN ARC LENGTH OF 113.56 FEET TO A POINT OF TANGENCY, SAID CURVE IS SUBTENDED BY A CHORD OF 113.56 FEET THAT BEARS NORTH 21°22'41" WEST; THENCE CONTINUE NORTHERLY ALONG THE SAID EASTERLY RIGHT OF WAY THE FOLLOWING CALLS; THENCE NORTH 16°39'45" WEST A DISTANCE OF 281.59 FEET; THENCE NORTH 15°06'05" WEST A DISTANCE OF 202.68 FEET; THENCE NORTH 11°59'12" WEST A DISTANCE OF 202.67 FEET; THENCE NORTH 10°25'37" WEST A DISTANCE OF 357.24 FEET; THENCE NORTH 07°40'47" WEST A DISTANCE OF 248.03 FEET; THENCE NORTH 16°32'50" EAST A DISTANCE OF 177.27 FEET; THENCE NORTH 46°06'22" EAST A DISTANCE OF 126.58 FEET; THENCE NORTH 00°22'42" EAST A DISTANCE OF 19.58 FEET TO AN INTERSECTION WITH THE NORTH LINE OF THE SOUTHEAST ONE-QUARTER OF SECTION 17, TOWNSHIP 34 SOUTH, RANGE 39 EAST; THENCE LEAVING SAID EASTERLY RIGHT OF WAY OF INTERSTATE 95, SOUTH 89°36'44" EAST A DISTANCE OF 180.18 FEET TO THE POINT OF BEGINNING. LESS ROAD AND CANAL RIGHTS OF WAY ALSO LESS AND EXCEPT THE FOLLOWING; A PORTION OF THE NW 1/4 OF THE SW 1/4 OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE WEST 1/4 CORNER OF SECTION 16, TOWNSHIP 34 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA; THENCE RUN S 89°54'51" E ALONG SAID 1/4 SECTION LINE OF DISTANCE OF 573.91 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID 1/4 SECTION LINE S 89°54'51" E A DISTANCE OF 674.77 FEET; THENCE RUN S 01°44'17" W A DISTANCE OF 543.24 FEET; THENCE RUN N 87°51'04" W A DISTANCE OF 174.98 FEET; THENCE RUN S 01°40'58" W A DISTANCE OF 168.98 FEET; THENCE RUN N 87°57'37" W A DISTANCE OF 489.56 FEET; THENCE RUN N 00°53'45" E A DISTANCE OF 689.01 FEET TO THE AFOREMENTIONED POINT OF BEGINNING. PARCEL 1 CONTAINING 2,148,529.7 SQUARE FEET OR 49.3235 ACRES MORE OR LESS TOTAL INCLUDING PARCEL 2 PARCEL 1 CONTAINING 1,740,644.2 SQUARE FEET OR 39.9597 ACRES MORE OR LESS NET EXCLUDING PARCEL 2 OWNER/DEVELOPER 1 INDRIO & I95 DEVELOPMENT LLC 19370 COLLINS AVE SUITE CU1 SUNNY ISLES BEACH, FL 33160 Sheet List Table Sheet Number Sheet Title C-000 COVER SHEET C-001 GENERAL NOTES C-025 DEWATERING PLAN C-100 SWPPP PLAN C-101 SWPPP NOTES AND DETAILS C-102 SWPPP DETAILS C-105 CLEARING AND GRUBBING PLAN C-125 AERIAL SITE PLAN C-150 OVERALL SITE PLAN C-151 HORIZONTAL CONTROL PLAN C-152 HORIZONTAL CONTROL PLAN C-153 HORIZONTAL CONTROL PLAN C-154 HORIZONTAL CONTROL PLAN C-155 HORIZONTAL CONTROL PLAN C-156 HORIZONTAL CONTROL PLAN C-157 HORIZONTAL CONTROL PLAN C-158 HORIZONTAL CONTROL PLAN C-159 HORIZONTAL CONTROL PLAN C-160 HORIZONTAL CONTROL PLAN C-161 HORIZONTAL CONTROL PLAN C-162 HORIZONTAL CONTROL PLAN C-170 SITE DETAILS C-171 SITE DETAILS C-172 SITE DETAILS C-173 SITE DETAILS C-174 SITE DETAILS C-180 VEHICULAR MANUEVERS PLAN - TRUCK AND TRAILER C-181 VEHICULAR MANUEVERS PLAN - TOUR BUS C-182 VEHICULAR MANUEVERS PLAN - FIRE TRUCK C-183 VEHICULAR MANUEVERS PLAN - WB-67 C-184 VEHICULAR MANUEVERS PLAN - REFUSE TRUCK C-200 OVERALL PAVING, GRADING AND DRAINAGE PLAN C-201 PAVING, GRADING AND DRAINAGE PLAN C-202 PAVING, GRADING AND DRAINAGE PLAN C-203 PAVING, GRADING AND DRAINAGE PLAN C-204 PAVING, GRADING AND DRAINAGE PLAN C-205 PAVING, GRADING AND DRAINAGE PLAN C-206 PAVING, GRADING AND DRAINAGE PLAN C-207 PAVING, GRADING AND DRAINAGE PLAN C-208 PAVING, GRADING AND DRAINAGE PLAN C-209 PAVING, GRADING AND DRAINAGE PLAN C-210 PAVING, GRADING AND DRAINAGE PLAN C-211 PAVING, GRADING AND DRAINAGE PLAN C-212 PAVING, GRADING AND DRAINAGE PLAN C-215 PAVING, GRADING AND DRAINAGE DETAILS C-300 OVERALL WATER AND SEWER PLAN C-301 WATER AND SEWER PLAN C-302 WATER AND SEWER PLAN C-303 WATER AND SEWER PLAN C-304 WATER AND SEWER PLAN C-305 WATER AND SEWER PLAN C-306 WATER AND SEWER PLAN C-307 WATER AND SEWER PLAN C-308 WATER AND SEWER PLAN C-309 WATER AND SEWER PLAN C-310 WATER AND SEWER PLAN C-311 WATER AND SEWER PLAN C-312 WATER AND SEWER PLAN C-350 UTILITY DETAILS Page 169 of 313 GE N E R A L N O T E S C-001 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. GENERAL CONSTRUCTION NOTES 1.THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE FLORIDA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION" (LATEST EDITION) AND BECOME FAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK, AND, UNLESS OTHERWISE NOTED, ALL WORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS. 2.THE CONTRACTOR SHALL BE RESPONSIBLE FOR FURNISHING ALL MATERIAL AND LABOR TO CONSTRUCT THE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS IN ACCORDANCE WITH THE APPROPRIATE APPROVING AUTHORITIES, SPECIFICATIONS AND REQUIREMENTS. CONTRACTOR SHALL CLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES, STUMPS, ROOTS, MUCK, EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL. 3.EXISTING UTILITIES SHOWN ARE LOCATED ACCORDING TO THE INFORMATION AVAILABLE TO THE ENGINEER AT THE TIME OF THE TOPOGRAPHIC SURVEY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR THE ENGINEER. GUARANTEE IS NOT MADE THAT ALL EXISTING UNDERGROUND UTILITIES ARE SHOWN OR THAT THE LOCATION OF THOSE SHOWN ARE ENTIRELY ACCURATE. FINDING THE ACTUAL LOCATION OF ANY EXISTING UTILITIES IS THE CONTRACTOR'S RESPONSIBILITY AND SHALL BE DONE BEFORE HE COMMENCES ANY WORK IN THE VICINITY. FURTHERMORE, THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES DUE TO THE CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE OWNER OR ENGINEER WILL ASSUME NO LIABILITY FOR ANY DAMAGES SUSTAINED OR COST INCURRED BECAUSE OF THE OPERATIONS IN THE VICINITY OF EXISTING UTILITIES OR STRUCTURES, NOR FOR TEMPORARY BRACING AND SHORING OF SAME. IF IT IS NECESSARY TO SHORE, BRACE, SWING OR RELOCATE A UTILITY, THE UTILITY COMPANY OR DEPARTMENT AFFECTED SHALL BE CONTACTED AND THEIR PERMISSION OBTAINED REGARDING THE METHOD TO USE FOR SUCH WORK. 4.IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE VARIOUS UTILITY COMPANIES WHICH MAY HAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE COMMENCING WORK. THE CONTRACTOR SHALL PROVIDE 48 HOURS MINIMUM NOTICE TO ALL UTILITY COMPANIES PRIOR TO BEGINNING CONSTRUCTION. A LIST OF THE UTILITY COMPANIES WHICH THE CONTRACTOR MUST CALL BEFORE COMMENCING WORK IS PROVIDED ON THE COVER SHEET OF THESE CONSTRUCTION PLANS. THIS LIST SERVES AS A GUIDE ONLY AND IS NOT INTENDED TO LIMIT THE UTILITY COMPANIES WHICH THE CONTRACTOR MAY WISH TO NOTIFY. 5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS AND BONDS IF REQUIRED PRIOR TO CONSTRUCTION. 6.THE CONTRACTOR SHALL HAVE AVAILABLE AT THE JOB SITE AT ALL TIMES ONE COPY OF THE CONSTRUCTION DOCUMENTS INCLUDING PLANS, SPECIFICATIONS, AND SPECIAL CONDITIONS AND COPIES OF ANY REQUIRED CONSTRUCTION PERMITS. 7.ANY DISCREPANCIES ON THE DRAWINGS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER AND ENGINEER BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS FROM DESIGN ARE TO BE MADE WITHOUT PRIOR APPROVAL OF THE OWNER AND NOTIFICATION TO THE ENGINEER. 8.ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THE OWNER AND DESIGN ENGINEER OF RECORD DIRECTLY FROM THE TESTING AGENCY. 9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR SUBMITTING TO THE ENGINEER A CERTIFIED RECORD SURVEY SIGNED AND SEALED BY A PROFESSIONAL LAND SURVEYOR REGISTERED IN THE STATE OF FLORIDA DEPICTING THE ACTUAL FIELD LOCATION OF ALL CONSTRUCTED IMPROVEMENTS THAT ARE REQUIRED BY THE JURISDICTIONAL AGENCIES FOR THE CERTIFICATION PROCESS. ALL SURVEY COSTS WILL BE THE CONTRACTORS RESPONSIBILITY. 10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING AND MAINTAINING AS-BUILT INFORMATION WHICH SHALL BE RECORDED AS CONSTRUCTION PROGRESSES OR AT THE COMPLETION OF APPROPRIATE CONSTRUCTION INTERVALS AND SHALL BE RESPONSIBLE FOR PROVIDING AS-BUILT DRAWINGS TO THE OWNER FOR THE PURPOSE OF CERTIFICATION TO JURISDICTIONAL AGENCIES AS REQUIRED. ALL AS-BUILT DATA SHALL BE COLLECTED BY A STATE OF FLORIDA PROFESSIONAL LAND SURVEYOR WHOSE SERVICES ARE ENGAGED BY THE CONTRACTOR. 11.ANY WELLS DISCOVERED ON SITE THAT WILL HAVE NO USE MUST BE PLUGGED BY A LICENSED WELL DRILLING CONTRACTOR IN A MANNER APPROVED BY ALL JURISDICTIONAL AGENCIES. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ANY WELL ABANDONMENT PERMITS REQUIRED. 12.ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THE APPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE. 13.THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THAT THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS DO NOT CONFLICT WITH ANY KNOWN EXISTING OR OTHER PROPOSED IMPROVEMENTS. IF ANY CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITE WORK THAT WOULD BE AFFECTED. FAILURE TO NOTIFY OWNER OF AN IDENTIFIABLE CONFLICT PRIOR TO PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANY OBLIGATION TO PAY FOR A RELATED CHANGE ORDER. PAVING, GRADING AND DRAINAGE NOTES 1.ALL PAVING, CONSTRUCTION, MATERIALS, AND WORKMANSHIP WITHIN COUNTY'S RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH LOCAL OR COUNTY SPECIFICATIONS AND STANDARDS (LATEST EDITION) OR FDOT SPECIFICATIONS AND STANDARDS (LATEST EDITION) IF NOT COVERED BY LOCAL OR COUNTY REGULATIONS. 2.ALL UNPAVED AREAS IN EXISTING RIGHTS-OF-WAY DISTURBED BY CONSTRUCTION SHALL BE REGRADED AND SODDED. 3.TRAFFIC CONTROL ON ALL FDOT, LOCAL AND COUNTY RIGHTS-OF-WAY SHALL MEET THE REQUIREMENTS OF THE MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (U.S. DOT/FHA) AND THE REQUIREMENTS OF THE STATE AND ANY LOCAL AGENCY HAVING JURISDICTION. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 4.THE CONTRACTOR SHALL GRADE THE SITE TO THE ELEVATIONS INDICATED AND SHALL REGRADE WASHOUTS WHERE THEY OCCUR AFTER EVERY RAINFALL UNTIL A GRASS STAND IS WELL ESTABLISHED OR ADEQUATE STABILIZATION OCCURS. 5.ALL OPEN AREAS WITHIN THE PROJECT SITE SHALL BE SODDED UNLESS INDICATED OTHERWISE ON THE LANDSCAPE PLAN. 6.ALL AREAS INDICATED AS PAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE TYPICAL PAVEMENT SECTIONS AS INDICATED ON THE DRAWINGS. 7.WHERE EXISTING PAVEMENT IS INDICATED TO BE REMOVED AND REPLACED, THE CONTRACTOR SHALL SAW CUT A MINIMUM 2" DEEP FOR A SMOOTH AND STRAIGHT JOINT AND REPLACE THE PAVEMENT WITH THE SAME TYPE AND DEPTH OF MATERIAL AS EXISTING OR AS INDICATED. 8.WHERE NEW PAVEMENT MEETS THE EXISTING PAVEMENT, THE CONTRACTOR SHALL SAW CUT THE EXISTING PAVEMENT A MINIMUM 2" DEEP FOR A SMOOTH AND STRAIGHT JOINT AND MATCH THE EXISTING PAVEMENT ELEVATION WITH THE PROPOSED PAVEMENT UNLESS OTHERWISE INDICATED. 9.THE CONTRACTOR SHALL INSTALL FILTER FABRIC OVER ALL DRAINAGE STRUCTURES FOR THE DURATION OF CONSTRUCTION AND UNTIL ACCEPTANCE OF THE PROJECT BY THE OWNER. ALL DRAINAGE STRUCTURES SHALL BE CLEANED OF DEBRIS AS REQUIRED DURING AND AT THE END OF CONSTRUCTION TO PROVIDE POSITIVE DRAINAGE FLOWS. 10.IF DEWATERING IS REQUIRED, THE CONTRACTOR SHALL OBTAIN ANY APPLICABLE REQUIRED PERMITS. THE CONTRACTOR IS TO COORDINATE WITH THE OWNER AND THE DESIGN ENGINEER PRIOR TO ANY EXCAVATION. 11.STRIP TOPSOIL AND ORGANIC MATTER FROM ALL AREAS OF THE SITE AS REQUIRED. IN SOME CASES TOPSOIL MAY BE STOCKPILED ON SITE FOR PLACEMENT WITHIN LANDSCAPED AREAS BUT ONLY AS DIRECTED BY THE OWNER. 12.FIELD DENSITY TESTS SHALL BE TAKEN AT INTERVALS IN ACCORDANCE WITH THE LOCAL JURISDICTIONAL AGENCY OR TO FDOT STANDARDS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 13.ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED AS PER PLANS. THE AREAS SHALL THEN BE SODDED OR SEEDED AS SPECIFIED IN THE PLANS, FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED OR SEEDED AND MULCHED AS SHOWN ON THE LANDSCAPING PLAN. 14.ALL CUT OR FILL SLOPES SHALL BE 4 (HORIZONTAL) :1 (VERTICAL) OR FLATTER UNLESS OTHERWISE SHOWN. 15.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND DIRT RISING AND SCATTERING IN THE AIR DURING CONSTRUCTION AND SHALL PROVIDE WATER SPRINKLING OR OTHER SUITABLE METHODS OF CONTROL. THE CONTRACTOR SHALL COMPLY WITH ALL GOVERNING REGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION. 16.THE CONTRACTOR SHALL TAKE ALL REQUIRED MEASURES TO CONTROL TURBIDITY, INCLUDING BUT NOT LIMITED TO THE INSTALLATION OF TURBIDITY BARRIERS AT ALL LOCATIONS WHERE THE POSSIBILITY OF TRANSFERRING SUSPENDED SOLIDS INTO THE RECEIVING WATER BODY EXISTS DUE TO THE PROPOSED WORK. TURBIDITY BARRIERS MUST BE MAINTAINED IN EFFECTIVE CONDITION AT ALL LOCATIONS UNTIL CONSTRUCTION IS COMPLETED AND DISTURBED SOIL AREAS ARE STABILIZED. THEREAFTER, THE CONTRACTOR MUST REMOVE THE BARRIERS. AT NO TIME SHALL THERE BE ANY OFF-SITE DISCHARGE WHICH VIOLATES THE WATER QUALITY STANDARDS IN CHAPTER 17-302, FLORIDA ADMINISTRATIVE CODE. 17.SOD, WHERE CALLED FOR, MUST BE INSTALLED AND MAINTAINED ON EXPOSED SLOPES WITHIN 48 HOURS OF COMPLETING FINAL GRADING, AND AT ANY OTHER TIME AS NECESSARY, TO PREVENT EROSION, SEDIMENTATION OR TURBID DISCHARGES. 18.THE CONTRACTOR MUST REVIEW AND MAINTAIN A COPY OF THE ENVIRONMENTAL RESOURCE PERMIT COMPLETE WITH ALL CONDITIONS, ATTACHMENTS, EXHIBITS, AND PERMIT MODIFICATIONS IN GOOD CONDITION AT THE CONSTRUCTION SITE. THE COMPLETE PERMIT MUST BE AVAILABLE FOR REVIEW UPON REQUEST BY WATER MANAGEMENT DISTRICT REPRESENTATIVES. 19.THE CONTRACTOR SHALL ENSURE THAT ISLAND PLANTING AREAS AND OTHER PLANTING AREAS ARE NOT COMPACTED AND DO NOT CONTAIN ROAD BASE MATERIALS. THE CONTRACTOR SHALL ALSO EXCAVATE AND REMOVE ALL UNDESIRABLE MATERIAL FROM ALL AREAS ON THE SITE TO BE PLANTED AND PROPERLY DISPOSED OF IN A LEGAL MANNER. 20.THE CONTRACTOR SHALL INSTALL ALL UNDERGROUND STORM WATER PIPING PER MANUFACTURER'S RECOMMENDATIONS. WATER AND SEWER UTILITY NOTES 1.THE CONTRACTOR SHALL CONSTRUCT GRAVITY SEWER LATERALS, MANHOLES GRAVITY SEWER LINES AND DOMESTIC WATER AND FIRE PROTECTION SYSTEM AS SHOWN ON THESE PLANS. THE CONTRACTOR SHALL FURNISH ALL NECESSARY MATERIALS, EQUIPMENT, MACHINERY, TOOLS, MEANS OF TRANSPORTATION AND LABOR NECESSARY TO COMPLETE THE WORK IN FULL AND COMPLETE ACCORDANCE WITH THE SHOWN, DESCRIBED AND REASONABLY INTENDED REQUIREMENTS OF THE CONTRACT DOCUMENTS AND JURISDICTIONAL AGENCY REQUIREMENTS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 2.ALL EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. THE CONTRACTOR SHALL COMPLY WITH ALL REQUIREMENTS FOR UTILITY LOCATION AND COORDINATION IN ACCORDANCE WITH THE NOTES CONTAINED IN THE GENERAL CONSTRUCTION SECTION OF THIS SHEET. 3.THE CONTRACTOR SHALL RESTORE ALL DISTURBED VEGETATION IN KIND, UNLESS SHOWN OTHERWISE. 4.DEFLECTION OF PIPE JOINTS AND CURVATURE OF PIPE SHALL NOT EXCEED THE MANUFACTURER'S SPECIFICATIONS. SECURELY CLOSE ALL OPEN ENDS OF PIPE AND FITTINGS WITH A WATERTIGHT PLUG WHEN WORK IS NOT IN PROGRESS. THE INTERIOR OF ALL PIPES SHALL BE CLEAN AND JOINT SURFACES WIPED CLEAN AND DRY AFTER THE PIPE HAS BEEN LOWERED INTO THE TRENCH. VALVES SHALL BE PLUMB AND LOCATED ACCORDING TO THE PLANS. 5.ALL PHASES OF INSTALLATION, INCLUDING UNLOADING, TRENCHING, LAYING AND BACK FILLING, SHALL BE DONE IN A FIRST CLASS WORKMANLIKE MANNER. ALL PIPE AND FITTINGS SHALL BE CAREFULLY STORED FOLLOWING MANUFACTURER'S RECOMMENDATIONS. CARE SHALL BE TAKEN TO AVOID DAMAGE TO THE COATING OR LINING IN ANY D.I. PIPE FITTINGS. ANY PIPE OR FITTING WHICH IS DAMAGED OR WHICH HAS FLAWS OR IMPERFECTIONS WHICH, IN THE OPINION OF THE ENGINEER OR OWNER, RENDERS IT UNFIT FOR USE, SHALL NOT BE USED. ANY PIPE NOT SATISFACTORY FOR USE SHALL BE CLEARLY MARKED AND IMMEDIATELY REMOVED FROM THE JOB SITE, AND SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE. 6.WATER FOR FIRE FIGHTING SHALL BE AVAILABLE FOR USE PRIOR TO COMBUSTIBLES BEING BROUGHT ON SITE. 7.ALL UTILITY AND STORM DRAIN TRENCHES LOCATED UNDER AREAS TO RECEIVE PAVING SHALL BE COMPLETELY BACK FILLED IN ACCORDANCE WITH THE GOVERNING JURISDICTIONAL AGENCY'S SPECIFICATIONS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 8.UNDERGROUND LINES SHALL BE SURVEYED BY A STATE OF FLORIDA PROFESSIONAL LAND SURVEYOR PRIOR TO BACK FILLING. 9.CONTRACTOR SHALL PERFORM, AT HIS OWN EXPENSE, ANY AND ALL TESTS REQUIRED BY THE SPECIFICATIONS AND/OR ANY AGENCY HAVING JURISDICTION. THESE TESTS MAY INCLUDE, BUT MAY NOT BE LIMITED TO, INFILTRATION AND EXFILTRATION, TELEVISION INSPECTION AND A MANDREL TEST ON GRAVITY SEWER. A COPY OF THE TEST RESULTS SHALL BE PROVIDED TO THE UTILITY PROVIDER, OWNER AND JURISDICTIONAL AGENCY AS REQUIRED. EROSION CONTROL NOTES 1.THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROL PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN SPECIFICATIONS OF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS. 2.ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTION SHALL OBTAIN A COPY OF THE STORM WATER POLLUTION PREVENTION PLAN AND THE STATE OF FLORIDA NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOME FAMILIAR WITH THEIR CONTENTS. 3.THE CONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES AS REQUIRED BY THE SWPPP. ADDITIONAL BEST MANAGEMENT PRACTICES SHALL BE IMPLEMENTED AS DICTATED BY CONDITIONS AT NO ADDITIONAL COST TO THE OWNER THROUGHOUT ALL PHASES OF CONSTRUCTION. 4.BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY OR OWNER. 5.EROSION CONTROL PLAN MUST CLEARLY DELINEATE ALL STATE WATERS. PERMITS FOR ANY CONSTRUCTION ACTIVITY IMPACTING STATE WATERS OR REGULATED WETLANDS MUST BE MAINTAINED ON SITE AT ALL TIMES. 6.THE CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. 7.CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES. 8.ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BE DETAINED AND PROPERLY TREATED OR DISPOSED. 9.SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 11.RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALED CONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OF WIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE. 12.ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THE PLAN, SHALL BE INITIATED AS SOON AS PRACTICABLE. DEMOLITION NOTES 1.ALL MATERIAL REMOVED FROM THIS SITE BY THE CONTRACTOR SHALL BE DISPOSED OF BY THE CONTRACTOR IN A LEGAL MANNER. 2.REFER TO THE TOPOGRAPHIC SURVEY FOR ADDITIONAL DETAILS OF EXISTING STRUCTURES, ETC., LOCATED WITHIN THE PROJECT SITE. UNLESS OTHERWISE NOTED, ALL EXISTING BUILDINGS, STRUCTURES, SLABS, CONCRETE, ASPHALT, DEBRIS PILES, SIGNS, AND ALL APPURTENANCES ARE TO BE REMOVED FROM THE SITE BY THE CONTRACTOR AND PROPERLY DISPOSED OF IN A LEGAL MANNER AS PART OF THIS CONTRACT. SOME ITEMS TO BE REMOVED MAY NOT BE DEPICTED ON THE TOPOGRAPHIC SURVEY. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VISIT THE SITE AND DETERMINE THE FULL EXTENT OF ITEMS TO BE REMOVED. IF ANY ITEMS ARE IN QUESTION, THE CONTRACTOR SHALL CONTACT THE OWNER PRIOR TO REMOVAL OF SAID ITEMS. 3.THE CONTRACTOR SHALL REFER TO THE DEMOLITION PLAN FOR DEMOLITION/PRESERVATION OF EXISTING TREES. ALL TREES NOT SPECIFICALLY SHOWN TO BE PRESERVED OR RELOCATED SHALL BE REMOVED AS A PART OF THIS CONTRACT. TREE PROTECTION FENCING SHALL BE INSTALLED PRIOR TO ANY DEMOLITION. EROSION CONTROL NOTES (CONT.) 13.STABILIZATION PRACTICES SHOULD BE INITIATED AS SOON AS PRACTICAL, BUT IN NO CASE MORE THAN 7 DAYS WHERE CONSTRUCTION HAS TEMPORARILY CEASED. 14.DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY STOPPED SHALL BE PERMANENTLY SEEDED. THESE AREAS SHALL BE SEEDED NO LATER THAN 7 DAYS AFTER THE LAST CONSTRUCTION ACTIVITY OCCURRED IN THESE AREAS. REFER TO SECTION 981 OF THE STANDARD SPECIFICATIONS FOR SEEDING AND MAINTENANCE REQUIREMENTS. 15.IF THE ACTION OF VEHICLES TRAVELING OVER THE GRAVEL CONSTRUCTION ENTRANCES IS NOT SUFFICIENT TO REMOVE THE MAJORITY OF DIRT OR MUD, THEN THE TIRES MUST BE WASHED BEFORE THE VEHICLES ENTER A PUBLIC ROAD. IF WASHING IS USED, PROVISIONS MUST BE MADE TO INTERCEPT THE WASH WATER AND TRAP THE SEDIMENT BEFORE IT IS CARRIED OFF THE SITE. 16.ALL MATERIALS SPILLED, DROPPED, WASHED, OR TRACKED FROM VEHICLES ONTO ROADWAYS OR INTO STORM DRAINS MUST BE REMOVED AS SOON AS POSSIBLE. 17.THE CONTRACTOR SHALL BE RESPONSIBLE FOR REMOVING SEDIMENT IN THE DETENTION POND AND ANY SEDIMENT THAT MAY HAVE COLLECTED IN THE STORM SEWER DRAINAGE SYSTEMS IN CONJUNCTION WITH THE STABILIZATION OF THE SITE. 18.ON-SITE & OFF SITE SOIL STOCKPILE AND BORROW AREAS SHALL BE PROTECTED FROM EROSION AND SEDIMENTATION THROUGH IMPLEMENTATION OF BEST MANAGEMENT PRACTICES. STOCKPILE AND BORROW AREA LOCATIONS SHALL BE NOTED ON THE EROSION CONTROL PLAN AND PERMITTED IN ACCORDANCE WITH GENERAL PERMIT REQUIREMENTS. 19.SLOPES SHALL BE LEFT IN A ROUGHENED CONDITION DURING THE GRADING PHASE TO REDUCE RUNOFF VELOCITIES AND EROSION. 20.DUE TO GRADE CHANGES DURING THE DEVELOPMENT OF THE PROJECT, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTING THE EROSION CONTROL MEASURES (SILT FENCES, ETC.) TO PREVENT EROSION. 21.ALL CONSTRUCTION SHALL BE STABILIZED AT THE END OF EACH WORKING DAY, THIS INCLUDES BACK FILLING OF TRENCHES FOR UTILITY CONSTRUCTION AND PLACEMENT OF GRAVEL OR BITUMINOUS PAVING FOR ROAD CONSTRUCTION. MAINTENANCE ALL MEASURES STATED ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A QUALIFIED PERSON AT LEAST ONCE EVERY SEVEN CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF A 0.5" RAINFALL EVENT, AND CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: 1.INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF UNDERMINING, OR DETERIORATION. 2.ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREAS SHOULD BE FERTILIZED, WATERED AND RESEEDED AS NEEDED. FOR MAINTENANCE REQUIREMENTS REFER TO SECTION 981 OF THE OF THE FLORIDA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION" (LATEST EDITION). 3.SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BE REMOVED FROM THE SILT FENCES WHEN IT REACHES ONE-HALF THE HEIGHT OF THE SILT FENCE. 4.THE CONSTRUCTION ENTRANCES SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE CONSTRUCTION ENTRANCES AS CONDITIONS DEMAND. 5.THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FOR PARKING AND STORAGE). THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE TEMPORARY PARKING AS CONDITIONS DEMAND. 6.OUTLET STRUCTURES IN THE SEDIMENTATION BASINS SHALL BE MAINTAINED IN OPERATIONAL CONDITIONS AT ALL TIMES. SEDIMENT SHALL BE REMOVED FROM SEDIMENT BASINS OR TRAPS WHEN THE DESIGN CAPACITY HAS BEEN REDUCED TO 55 CUBIC YARDS / ACRE. 7.ALL MAINTENANCE OPERATIONS SHALL BE DONE IN A TIMELY MANNER BUT IN NO CASE LATER THAN 2 CALENDAR DAYS FOLLOWING THE INSPECTION. Page 170 of 313 SUBJECT PROPERTY INDRIO ROAD I N T E R S T A T E 9 5 FD. IRCLB 0340 SITE BENCHMARK MAG NAIL SET FD. IRNO ID FD. IRCCARTER 2.7' EAST FD. IR NO ID FD. IRNO ID FD. IR NO ID FD. IRCLB 4100 FD. IRCPSM 6852 SET IRCLB 4644 FD. IRCLB 0340 FD. IRCLB 0340 FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES SET IRC LB 4644 6' FLORIDA POWER & LIGHT EASEMENTO.R.B. 213, PG 483 10' FLORIDA POWER & LIGHT EASEMENT O.R.B. 415, PG 1779 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE 30' INGRESS/EGRESS EASEMENT O.R.B. 388, PG. 641 30' INGRESS/EGRESS EASEMENT O.R.B. 388, PG. 641 10' FLORIDA POWER & LIGHTEASEMENT O.R.B. 472, PG. 1182 WEST 1/4 CORNERSECTION 16-34S-39EFALLS IN CANALCCR APPLIED FOR ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C NORTH LINE OF THE SE 1 4 OF SECTION 17-T34S-R39E SET IRC LB 4644 SET IRCLB 4644 29.2 4 ' FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 ( S T A T E R O A D # 9 ) R/ W V A R I E S EP EP FENCE GUARDRAIL INDRIO ROAD 70' R/W FEN C E FENCE DITCH GUARDRAIL DITCH AS P H A L T D R I V E W A Y DITCH EP EP EP EP EP EP EP EP INDRIO ROAD 70' R/W PARCEL 1 PARCEL 2 EP EP EP EP 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 HEAD WALL WITH __" ____ INV. EL.=___' 18 " R C P S IN V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01' BOTTOM EL.=14.98'N. INV. EL.=17.79'S. INV. EL.=15.01' CATCH BASIN RIM EL.=24.36'BOTTOM EL.=22.59'S. INV. EL.=22.30' CH A I N L I N K F E N C E FENCE OW OW OW OW OW OW OW OW OW OW OW OW OW OW OW OW OW OW OW STORAGEBUILDING CONCRETE PAD DIR T D R I V E W A Y CH A I N L I N K F E N C E 139.1078 116.1885 PA R C E L 1 PARCEL 1 FM FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT DE W A T E R I N G P L A N C-025 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES 1.ALL PORTIONS OF STORM SYSTEM ON SITE TO BE JETTED AND VACUUMED UPON COMPLETION OF DEWATERING. 2.CONTRACTOR TO CONTACT UNDERGROUND UTILITY LOCATION COMPANY TO FIELD VERIFY ALL UNDERGROUND UTILITIES IN DEMOLITION AREA PRIOR TO DEMOLITION OR CONSTRUCTION OPERATIONS. 3.CONTRACTOR MUST USE BMP'S TO LIMIT EROSION AT OUTFALL AND TURBIDITY AS REQUIRED BY SFWMD. 4.DEWATERING ACTIVITIES MUST HALT DURING A STORM EVENT. 5.DEWATERING RUNOFF SAMPLES MUST BE TAKEN PRIOR TO RUNOFF LEAVING THE SITE, AT THE OUTFALL, AND AT THE BACKGROUND POINTS EVERY DAY DEWATERING ACTIVITIES TAKE PLACE. 6.ALL DEWATERING ACTIVITIES WILL BE ROUTED TO THE PROPOSED PONDS AND THE EXISTING WETALNDS TO PROVIDE RECHARGE. *10 HOURS OF PUMPING PER DAY TOTAL PUMPAGE = 36,900,000 GALLONS APPROXIMATE DEWATERING AREA BY MEANS OF PUMP AND/OR WELL POINT SYSTEMS. DEWATERING EFFLUENT LOCATION. FINAL LOCATION TO BE DETERMINED BY CONTRACTOR. CONTRACTOR MUST USE A SOCK/BAG TO CONTROL TURBID WATER FROM LEAVING SITE. 1514' DIAMETER CIRCLE FOR PONDS ( SEE RADIUS OF INFLUENCE CALCS). ROI = 757 FEET. 1214' DIAMETER CIRCLE FOR LIFT STATION ( SEE RADIUS OF INFLUENCE CALCS). ROI = 607 FEET. DEWATERING TO REMAIN ON SITE 1,138' DIAMETER CIRCLE FOR SANITARY SEWER ( SEE RADIUS OF INFLUENCE CALCS). ROI = 569 FEET. 430' DIAMETER CIRCLE FOR DRAINAGE SYSTEM ( SEE RADIUS OF INFLUENCE CALCS). ROI = 215 FEET. LEGEND DEWATERING SCHEDULE (LAKES) DEWATERING SCHEDULE (SEWER AND STORM) Page 171 of 313 POND 5.08 AC @ CWE: 19.00' INDRIO ROAD I - 9 5 DEF DEF DEF DEF INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES KO B L E G A R D RO A D FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31'W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 FM FM WM WM 48' CANAL #14FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICTPER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMSDRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT IP IP IP IP IP IP IP CF CF CF SF SF SF SF IP IP IPIP IP IP IP IP IP1 IP1 IP IP IP IPIP IP IP IP IP IP IP IP IP IP IP IP IP IP IP1 IP1 SS IP1 IP IP1 IP IP IP SW P P P P L A N C-100 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH SITE FEATURES EROSION DETAILS (REFER TO SWPPP DETAILS) LEGEND NOTES Page 172 of 313 SW P P P N O T E S A N D DE T A I L S C-101 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. SWPPP INFORMATION RESPONSIBLE ENTITIES THE SWPPP MUST CLEARLY IDENTIFY, FOR EACH MEASURE IDENTIFIED WITHIN THE SWPPP, THE CONTRACTOR(S) OR SUBCONTRACTOR(S) THAT WILL IMPLEMENT EACH MEASURE. ALL CONTRACTOR(S) AND SUBCONTRACTOR(S) THAT WILL BE RESPONSIBLE FOR THE IMPLEMENTATION AND MAINTENANCE OF THE MEASURES IDENTIFIED IN THE SWPPP MUST SIGN THE FOLLOWING CERTIFICATION. "I CERTIFY UNDER PENALTY OF LAW THAT I UNDERSTAND, AND SHALL COMPLY WITH, THE TERMS AND CONDITIONS OF THE STATE OF FLORIDA GENERIC PERMIT FOR STORMWATER DISCHARGE FROM LARGE AND SMALL CONSTRUCTION ACTIVITIES AND THIS STORMWATER POLLUTION PREVENTION PLAN PREPARED THERE UNDER." NOTE: CONTRACTOR SHALL FILL OUT THE RESPONSIBLE ENTITIES TABLE ABOVE. Section 22 Name Title Company Name, Address and Phone Number Date NOTE: CONTRACTOR SHALL FILL OUT THE RESPONSIBLE ENTITIES TABLE ABOVE. Section 1 Project Name and location information:BUC-EE'S IN ST. LUCIE COUNTY LOCATED ON INDRIO ROAD AND INTERSTATE 95 Section 2 Describe the nature of the construction activity:CONSTRUCTION ACTIVITIES CONSIST OF THE CONSTRUCTION OF A 73,372 SF BUCEES BUILDING AND THE DEVELOPMENT OF ASSOCCIATED ONSITE PARKING, DRAINAGE AND UTILITIES. THIS PROJECT IS LOCATED IN WITHIN ST. LUCIE COUNTY. Section 3 Describe the intended sequence of major soil disturbing activities: - 0-2 DAYS - SITE PREP AND STABILIZED CONSTRUCTION ENTRANCE - 3-6 DAYS - INSTALL PERIMETER SEDIMENT AND EROSION CONTROLS - 7-60 DAYS - INSTALL STORMWATER RETENTION BASIN - 7-10 DAYS - CLEARING/GRUBBING OVER ALL AREAS - 11-90 DAYS - SITE GRADING - 90-150 DAYS - INSTALL STORM SEWER AND UTILITIES - 150-180 DAYS - STABILIZE SITE Section 4 Total area of the site:47.5 AC Section 5 Total area of the site to be disturbed:47.5 AC Section 6 Existing data describing the soil or quality of any stormwater discharge from the site: THE SOILS ON SITE ARE MOSTLY SAND, CONSISTING OF PINEDA, WABASSO, RIVIERA, WINDER, AND NETTLES SANDS. Section 7 Estimate the drainage area size for each discharge point: 47.5 AC Section 8 Latitude and longitude of each discharge point and identify the receiving water or MS4 for each discharge point: LAT: 27° 31' 16" N LON: 80° 26' 52" W SITE DISCHARGES NORTH TO AN EXISTING CANAL THAT RUNS EAST AND ULTIMATELY OUTFALLS TO THE INDIAN RIVER LAGOON. Section 9 Give a detailed description of all controls, Best Management Practices (BMPs) and measures that will be implemented at the construction site for each activity identified in the intended sequence of major soil disturbing activities section. Provide time frames in which the controls will be implemented. NOTE: All controls shall be consistent with performance standards for erosion and sediment control and stormwater treatment set forth in s. 62-40.432, F.A.C., the applicable Stormwater or Environmental Resource Permitting requirements of the Department or a Water Management District, and the guidelines contained in the State of Florida Erosion and Sediment Control Designer and Reviewer Manual, FDOT, FDEP, and any subsequent amendments. PHASE I 1. INSTALL STABILIZED CONSTRUCTION EXIT(S) AND SWPPP ENTRANCE SIGN. 2. INSTALL SILT FENCE(S) ON THE SITE (CLEAR ONLY THOSE AREAS NECESSARY TO INSTALL SILT FENCE). 3. PREPARE TEMPORARY PARKING AND STORAGE AREA. 4. ORANGE PROTECTIVE FENCE AROUND ANY LAND TO BE PRESERVED IF NECESSARY, INCLUDING TREES/WETLANDS. 5. INSTALL AND STABILIZE HYDRAULIC CONTROL STRUCTURES (SWALES, CHECK DAMS, ETC.). 6. BEGIN CLEARING AND GRUBBING THE SITE. 7. BEGIN GRADING THE SITE. Section 10 Describe all temporary and permanent stabilization practices. Stabilization practices include temporary seeding, mulching, permanent seeding, geotextiles, sod stabilization, vegetative buffer strips, protection of trees, vegetative preservations, etc. 1. PERMANENT OR TEMPORARY SOIL STABILIZATION SHALL BE APPLIED TO DENUDED AREAS WITHIN SEVEN (7) DAYS AFTER FINAL GRADE IS REACHED ON ANY PORTION OF THE SITE. TEMPORARY SOIL STABILIZATION SHALL BE APPLIED WITHIN SEVEN (7) DAYS TO DENUDED AREAS THAT MAY NOT BE AT FINAL GRADE BUT WILL REMAIN UNDISTURBED FOR LONGER THAN 30 DAYS. PERMANENT STABILIZATION SHALL BE APPLIED TO AREAS THAT ARE TO BE LEFT UNDISTURBED FOR MORE THAN ONE YEAR. 2. DURING CONSTRUCTION OF THE PROJECT, SOIL STOCK PILES SHALL BE STABILIZED, COVERED OR CONTAINED WITH SEDIMENT TRAPPING MEASURES. THE APPLICANT IS RESPONSIBLE FOR THE TEMPORARY PROTECTION AND PERMANENT STABILIZATION OF ALL SOIL STOCKPILES ON SITE AS WELL AS SOIL INTENTIONALLY TRANSPORTED FROM THE PROJECT SITE. 3. A PERMANENT VEGETATIVE COVER SHALL BE ESTABLISHED ON DENUDED AREAS NOT OTHERWISE PERMANENTLY STABILIZED. 4. WHEN WORK IN A LIVE WATERCOURSE IS PERFORMED, PRECAUTIONS SHALL BE TAKEN TO MINIMIZE ENCROACHMENT, CONTROL SEDIMENT TRANSPORT AND STABILIZE THE WORK AREA TO THE GREATEST EXTENT POSSIBLE DURING CONSTRUCTION. 5. ALL CLEARED AREAS WILL RECEIVE SEED AND MULCH WITHIN 7 DAYS IF NO CONSTRUCTION ACTIVITIES ARE TAKING PLACE OR PLANNED FOR 7 DAYS OR MORE AND/OR COMPLETION OF A PHASE OF GRADING. 6. VEGETATIVE COVER OR OTHER EROSION CONTROL DEVICES OR STRUCTURES USED TO MEET THESE REQUIREMENTS SHALL BE PROPERLY MAINTAINED DURING AND AFTER CONSTRUCTION Section 11 Describe all structural controls to be implemented to divert stormwater flow from exposed soils and structural practices to store flows, retain sediment on-site or in any other way limit stormwater runoff. These controls include silt fences, earth dikes, diversions, swales, sediment traps, check dams, subsurface drains, pipe slope drains, level spreaders, storm drain inlet protection, rock outlet protection, reinforced soil retaining systems, gabions, coagulating agents and temporary or permanent sediment basins. 1. SEDIMENT BASINS AND TRAPS, PERIMETER DIKES, SEDIMENT BARRIERS AND OTHER MEASURES INTENDED TO TRAP SEDIMENT SHALL BE CONSTRUCTED AS A FIRST STEP IN ANY LAND DISTURBING ACTIVITY AND SHALL BE MADE FUNCTIONAL BEFORE UP-SLOPE LAND DISTURBANCE TAKES PLACE. 2. ALL SEDIMENT CONTROL MEASURES ARE TO BE ADJUSTED TO MEET FIELD CONDITIONS AT THE TIME OF CONSTRUCTION AND BE CONSTRUCTED PRIOR TO ANY GRADING OR DISTURBANCE OF EXISTING SURFACE MATERIAL ON BALANCE OF SITE. PERIMETER SEDIMENT BARRIERS SHALL BE CONSTRUCTED TO PREVENT SEDIMENT OR TRASH FROM FLOWING OR FLOATING ON TO ADJACENT PROPERTIES. 3. CONCENTRATED RUNOFF SHALL NOT FLOW DOWN CUT OR FILL SLOPES UNLESS CONTAINED WITHIN AN ADEQUATE TEMPORARY OR PERMANENT CHANNEL, FLUME, SLOPE DRAIN STRUCTURE OR APPROVED CONTROL. 4. SEDIMENT WILL BE PREVENTED FROM ENTERING ANY STORM WATER SYSTEM, DITCH OR CHANNEL. ALL STORM WATER INLETS THAT ARE MADE OPERABLE DURING CONSTRUCTION SHALL BE PROTECTED SO THAT SEDIMENT-LADEN WATER CANNOT ENTER THE CONVEYANCE SYSTEM WITHOUT FIRST BEING FILTERED OR OTHERWISE TREATED TO REMOVE SEDIMENT. 5. ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE REMOVED WITHIN 30 DAYS AFTER FINAL SITE STABILIZATION OR AFTER THE TEMPORARY MEASURES ARE NO LONGER NEEDED. 6. PROPERTIES AND WATERWAYS DOWNSTREAM FROM CONSTRUCTION SITES SHALL BE PROTECTED FROM SEDIMENT DEPOSITION AND EROSION AT ALL TIMES DURING CONSTRUCTION. 7. ALL STORM SEWER INLET GRATES TO BE COVERED WITH FILTER FABRIC DURING CONSTRUCTION 8. CUT AND FILL SLOPES TO BE CONSTRUCTED IN A MANNER THAT WILL MINIMIZE EROSION. SILT FENCES TO BE USED WHERE NECESSARY. 9. SILT FENCE INSTALLATION SHALL BE IN ACCORDANCE WITH FDOT STANDARD INDEX NO. 102. 10. FLOATING TURBIDITY BARRIER INSTALLATION SHALL BE IN ACCORDANCE WITH THE FDOT STANDARD INDEX NO. 103. 11. THE ANGLE FOR GRADED SLOPES AND FILLS SHALL NOT BE GREATER THAN THE ANGLE WHICH CAN BE RETAINED BY VEGETATIVE COVER, OR OTHER ADEQUATE EROSION-CONTROL, DEVICES OR STRUCTURE (GENERALLY 4:1 OR LESS). SLOPES LEFT EXPOSED WILL, WITHIN SEVEN 97) WORKING DAYS OF COMPLETION OF ANY PHASE OF GRADING, BE PLANTED OR OTHERWISE PROVIDED WITH GROUND COVER, DEVICES, OR STRUCTURES SUFFICIENT TO RESTRAIN EROSION. 12. PERIODIC INSPECTION AND MAINTENANCE OF ALL SEDIMENT CONTROL STRUCTURES MUST BE PROVIDED TO ENSURE INTENDED PURPOSE IS ACCOMPLISHED. THE DEVELOPER, OWNER AND/OR CONTRACTOR SHALL BE CONTINUALLY RESPONSIBLE FOR ALL SEDIMENT CONTROLS. SEDIMENT CONTROL MEASURES SHALL BE IN WORKING CONDITION AT THE END OF EACH WORKING DAY. Section 12 Describe all sediment basins to be implemented for areas that will disturb 10 or more acres at one time. The sediment basins (or an equivalent alternative) should be able to provide 3,600 cubic feet of storage for each acre drained. Temporary sediment basins (or an equivalent alternative) are recommended for drainage areas under 10 acres. Section 13 Describe all permanent stormwater management controls such as, but not limited to, detention or retention systems or vegetated swales that will be installed during the construction process. Section 14 Waste disposal, this may include construction debris, chemicals, litter, and sanitary wastes: All construction materials and debris will be placed in a dumpster and hauled off site to a landfill or other proper disposal site. No materials will be buried on site. Section 15 Offsite vehicle tracking from construction entrances/exits: Off site vehicle tracking of sediments and dust generation will be minimized via a rock construction entrance, street sweeping and the use of water to keep dust down. Section 16 The proper application rates of all fertilizers, herbicides and pesticides used at the construction site: Florida-friendly fertilizers and pesticides will be used at a minimum and in accordance with the manufacturer’s suggested application rates. Section 17 The storage, application, generation and migration of all toxic substances: All paints and other chemicals will be stored in a locked covered shed. Section 18 Other:Port-o-lets will be placed away from storm sewer systems, storm inlet(s), surface waters and wetlands. No vehicle maintenance shall be conducted on-site. A washdown area shall be designated at all times and will not be located in any area that will allow for the discharge of polluted runoff. Section 19 Provide a detailed description of the maintenance plan for all structural and non-structural controls to assure that they remain in good and effective operating condition. Contractor shall provide routine maintenance of permanent and temporary sediment and erosion control features in accordance with the technical specifications or as follows, whichever is more stringent: • Silt fence shall be inspected at least weekly. Any required repairs shall be made immediately. Sediment deposits shall be removed when they reach approximately one-half the height of the barrier. • Maintenance shall be performed on the rock entrance when any void spaces are full of sediment. • Inlet(s)/outfalls shall be inspected immediately after each rain event and any required repairs to the filter inlets, silt fence, or filter fabric shall be performed immediately. • Bare areas of the site that were previously seeded shall be reseeded per manufactures’ instructions. • Mulch and sod that has been washed out shall be replaced immediately. • Maintain all other areas of the site with proper controls as necessary. Section 20 Inspections: Describe the inspection and inspection documentation procedures, as required by the FDEP NPDES Generic Permit for Stormwater Discharge from Large and Small Construction Activities. Qualified personnel will inspect all points of discharges, all disturbed areas of construction that have not been stabilized, constructed areas and locations where vehicles enter and exit the site, and all BMPs at least once every 7 calendar days and within 24 hours of the end of a rainfall event that is 0.5 inches or greater. Where sites have been finally stabilized, said inspections shall be conducted at least once every month until the Notice of Termination is filed. Section 21 Identify and describe all sources of non-stormwater discharges as allowed by the FDEP NPDES Generic Permit for Stormwater Discharge from Large and Small Construction Activities. 1. Contractor is responsible for all surface water discharges, rainfall run off or dewatering activities. 2. Contractor must incorporate all BMP's necessary to meet or exceed state water quality and SWPPPP requirements. 3. Dewatering from construction activities shall be maintained onsite with no discharge to surface waters of the state or MS4 systems. Section 22 All contractor(s) and subcontractor(s) identified in the SWPPP must sign the following certification: “I certify under penalty of law that I understand, and shall comply with, the terms and conditions of the State of Florida Generic Permit for Stormwater Discharge from Large and Small Construction Activities and this Stormwater Pollution Prevention Plan prepared thereunder.” PHASE II 1. DIG STORMWATER DETENTION/RETENTION PONDS. 2. INSTALL STORM STRUCTURES (CATCH BASINS, CURB INLETS, MITERED END SECTIONS). 3. INSTALL INLET PROTECTION ON CORRESPONDING STORM STRUCTURES. 4. PERIODICALLY INSPECT SITE TO ENSURE BMPS ARE KEPT IN PLACE AND ARE FUNCTIONING PROPERLY. Page 173 of 313 SW P P P D E T A I L S C-102 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. SEDIMENT CONTROL FOR STOCKPILING OF ERODIBLE MATERIAL N.T.S DANDY SACK TM DANDY CURB BAGTM SILT FENCE INLET PROTECTION N.T.S CONCRETE WASHOUT CONCRETE & STUCCO WASTE MANAGEMENT N.T.S TEMPORARY DIVERSION BERM N.T.S TEMPORARY WINDROW N.T.S TEMPORARY DRAINAGE SWALE N.T.S FLOATING TURBIDITY BARRIERS N.T.S CURB INLET PROTECTION N.T.S B CONSTRUCTION EXIT N.T.S B A A Page 174 of 313 SUBJECT PROPERTY INDRIO ROAD I N T E R S T A T E 9 5 FD. IRCLB 0340 SITE BENCHMARKMAG NAIL SET FD. IRNO ID FD. IRCCARTER 2.7' EAST FD. IRNO ID FD. IRNO ID FD. IRNO ID FD. IRCLB 4100 FD. IRCPSM 6852 SET IRCLB 4644 FD. IRCLB 0340 FD. IRCLB 0340 FD. IRCLB 0340 FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES KO B L E G A R D RO A D SET IRC LB 4644 6' FLORIDA POWER & LIGHT EASEMENT O.R.B. 213, PG 483 10' FLORIDA POWER & LIGHT EASEMENTO.R.B. 415, PG 1779 FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE 30' INGRESS/EGRESS EASEMENTO.R.B. 388, PG. 641 30' INGRESS/EGRESS EASEMENT O.R.B. 388, PG. 641 10' FLORIDA POWER & LIGHT EASEMENT O.R.B. 472, PG. 1182 WEST 1/4 CORNERSECTION 16-34S-39EFALLS IN CANALCCR APPLIED FOR ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E SET IRCLB 4644 SET IRC LB 4644 29.2 4 ' FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S EP EP FENCE GUARDRAIL INDRIO ROAD 70' R/W FEN C E FENCE DITCH GUARDRAIL DITCH ASP H A L T D R I V E W A Y DITCH EP EP EP EP EP EP EP EP INDRIO ROAD 70' R/W PARCEL 1 PARCEL 2 EP EP EP EP 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31'W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 HEAD WALL WITH__" ____INV. EL.=___' 18" R C P S IN V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01'BOTTOM EL.=14.98'N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASINRIM EL.=24.36'BOTTOM EL.=22.59' S. INV. EL.=22.30' CH A I N L I N K F E N C E FENCE OW OW OW OW OW OW OW OW OW OW OW OW OW STORAGEBUILDING CONCRETEPAD DIRT D R I V E W A Y CH A I N L I N K F E N C E 139.1078 116.1885 PA R C E L 1 PARCEL 1 FM FM WM WM 48' CANAL #14FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICTPER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMSDRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT CL E A R I N G A N D GR U B B I N G P L A N C-105 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. INDRIO ROAD N. K I N G S HI G H W A Y ENVIRONMENTAL SITE ASSESSMENT VICINITY MAP N.T.S. BUC-EE'S I- 9 5 GENERAL NOTES LEGEND I - 9 5 NORTH ENVIRONMENTAL SITE ASSESSMENT Page 175 of 313 INDRIO ROAD I N T E R S T A T E 9 5 FD. IRCLB 0340 SITE BENCHMARKMAG NAIL SET FD. IRNO ID FD. IRCCARTER 2.7' EAST FD. IRNO ID FD. IRNO ID FD. IRNO ID FD. IRCLB 4100 FD. IRCPSM 6852 SET IRCLB 4644 FD. IRCLB 0340 FD. IRCLB 0340 FD. IRCLB 0340 FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES KO B L E G A R D RO A D SET IRC LB 4644 FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E SET IRCLB 4644 SET IRC LB 4644 FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S GUARDRAIL INDRIO ROAD 70' R/W FEN C E FENCE DITCH GUARDRAIL DITCH DITCH EP EP EP EP EP EP EP INDRIO ROAD 70' R/W PARCEL 1 PARCEL 2 EP EP EP 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31'W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 HEAD WALL WITH__" ____INV. EL.=___' 18" R C P S IN V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01'BOTTOM EL.=14.98'N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASINRIM EL.=24.36'BOTTOM EL.=22.59' S. INV. EL.=22.30' CH A I N L I N K F E N C E PA R C E L 1 PARCEL 1 FM FM WM WM 48' CANAL #14FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICTPER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMSDRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM S S SLS FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO STO P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P STO P ST O P STO P ST O P STO P STO P STO P STO P STO P ST O P ST O P STO P STO P NO P A R K I N G ROW TRACT = 5.44 AC STO P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP AE R I A L S I T E P L A N C-125 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH LEGEND PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION LANDSCAPE BUFFERS REQUIRED PROVIDED RIGHT-OF-WAY 15' 15' VERTICAL DATUM NAVD 1988 PER SURVEY PERFORMED BY MASTELLER, MOLER & TAYLOR, INC.. THE PRIMARY BENCHMARK UTILIZED FOR THE SURVEY IS NATIONAL GEODETIC SURVEY MONUMENT D-201, ELEVATION 17.47'. FLOOD ZONE ZONE X PARKING CALCULATIONS *PER THE ITE PARKING GENERAL MANUAL LAND USE: 960 - SUPER CONVENIENCE MARKET WITH GAS STATION BUILDING/USE ITE RANGE ITE AVG. REQUIREMENT 76,245 SF RETAIL 7.22 TO 11.15/1000 SF 8.11X73,372/1000 = 596 SPACES (AVG. 8.11/1000) PARKING SUMMARY PROVIDED STANDARD 610 ACCESSIBLE PER ADA 19 FUELING STATIONS 120 BUS PARKING 10 EV CHARGING 18 (includes 1 ADA) TOTAL PARKING PROVIDED 777 PARKING RATIO 10.19 SP / 1000 SF LOADING SPACES 2 LOADING ZONES FLOOD ZONE THE SUBJECT PROPERTY LIES WITHIN FLOOD ZONE 'X', ACCORDING TO FLOOD INSURANCE RATE MAP # 12111C0065 J, DATED 2/16/12. SITE DATA LOCATION: SECTION 16, TOWNSHIP 34 S, RANGE 39 E ADDRESS: SW INTERSECTION OF SPANISH LAKES BLVD & INDRIO RD. IN ST. LUCIE COUNTY, FL. ZONING: PWR LAND USE:TVC TOTAL DEVELOPMENT AREA: 2,031,034 SF 46.63 AC 100% TRACT 1:1,453,266 SF 33.36 AC 71.5% TRACT 2: 97,177 SF 2.23 AC 4.8% TRACT 3: 91,001 SF 2.09 AC 4.5% TRACT 4: 153,012 SF 3.51 AC 7.5% ROW TRACT: 236,578 SF 5.44 AC 11.7% LOT COVERAGE: SF AC % TRACT 1 (Travel Center):1,453,266 SF 33.36 AC 100% IMPERVIOUS: 1,053,657 SF 24.19 AC 72.5% BUILDING:76,245 SF 1.75 AC 7.2% PAVEMENT:756,240 SF 17.36 AC 71.8% WET POND:221,172 SF 5.08 AC 21.0% PERVIOUS:399,609 SF 9.17 AC 27.5% GREEN SPACE:320,874 SF 7.36 AC 80.3% DRY PONDS: 78,735 SF 1.81 AC 19.7% Page 176 of 313 INDRIO ROAD I N T E R S T A T E 9 5 FD. IRCLB 0340 SITE BENCHMARKMAG NAIL SET FD. IRNO ID FD. IRCCARTER 2.7' EAST FD. IRNO ID FD. IRNO ID FD. IRNO ID FD. IRCLB 4100 FD. IRCPSM 6852 SET IRCLB 4644 FD. IRCLB 0340 FD. IRCLB 0340 FD. IRCLB 0340 FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES KO B L E G A R D RO A D SET IRC LB 4644 FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E SET IRCLB 4644 SET IRC LB 4644 FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S GUARDRAIL INDRIO ROAD 70' R/W FEN C E FENCE DITCH GUARDRAIL DITCH DITCH EP EP EP EP EP EP EP INDRIO ROAD 70' R/W PARCEL 1 PARCEL 2 EP EP EP 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31'W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 HEAD WALL WITH__" ____INV. EL.=___' 18" R C P S IN V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01'BOTTOM EL.=14.98'N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASINRIM EL.=24.36'BOTTOM EL.=22.59' S. INV. EL.=22.30' CH A I N L I N K F E N C E PA R C E L 1 PARCEL 1 FM FM WM WM 48' CANAL #14FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICTPER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMSDRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 S S SLS BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO STO P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P STO P ST O P STO P ST O P STO P STO P STO P STO P STO P ST O P ST O P STO P STO P NO P A R K I N G ROW TRACT = 5.44 AC STO P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY OV E R A L L S I T E P L A N C-150 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH LEGEND PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE LANDSCAPE BUFFERS REQUIRED PROVIDED RIGHT-OF-WAY 15' 15' VERTICAL DATUM NAVD 1988 PER SURVEY PERFORMED BY MASTELLER, MOLER & TAYLOR, INC.. THE PRIMARY BENCHMARK UTILIZED FOR THE SURVEY IS NATIONAL GEODETIC SURVEY MONUMENT D-201, ELEVATION 17.47'. FLOOD ZONE ZONE X PARKING CALCULATIONS *PER THE ITE PARKING GENERAL MANUAL LAND USE: 960 - SUPER CONVENIENCE MARKET WITH GAS STATION BUILDING/USE ITE RANGE ITE AVG. REQUIREMENT 76,245 SF RETAIL 7.22 TO 11.15/1000 SF 8.11X73,372/1000 = 596 SPACES (AVG. 8.11/1000) PARKING SUMMARY PROVIDED STANDARD 611 ACCESSIBLE PER ADA 19 FUELING STATIONS 120 BUS PARKING 10 EV CHARGING 18 (includes 1 ADA) TOTAL PARKING PROVIDED 778 PARKING RATIO 10.20 SP / 1000 SF LOADING SPACES 2 LOADING ZONES PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION FLOOD ZONE THE SUBJECT PROPERTY LIES WITHIN FLOOD ZONE 'X', ACCORDING TO FLOOD INSURANCE RATE MAP # 12111C0065 J, DATED 2/16/12. SITE DATA LOCATION: SECTION 16, TOWNSHIP 34 S, RANGE 39 E ADDRESS: SW INTERSECTION OF SPANISH LAKES BLVD & INDRIO RD. IN ST. LUCIE COUNTY, FL. ZONING: PWR LAND USE:TVC TOTAL DEVELOPMENT AREA: 2,031,034 SF 46.63 AC 100% TRACT 1:1,453,266 SF 33.36 AC 71.5% TRACT 2: 97,177 SF 2.23 AC 4.8% TRACT 3: 91,001 SF 2.09 AC 4.5% TRACT 4: 153,012 SF 3.51 AC 7.5% ROW TRACT: 236,578 SF 5.44 AC 11.7% LOT COVERAGE: SF AC % TRACT 1 (Travel Center):1,453,266 SF 33.36 AC 100% IMPERVIOUS: 1,053,657 SF 24.19 AC 72.5% BUILDING:76,245 SF 1.75 AC 7.2% PAVEMENT:756,240 SF 17.36 AC 71.8% WET POND:221,172 SF 5.08 AC 21.0% PERVIOUS:399,609 SF 9.17 AC 27.5% GREEN SPACE:320,874 SF 7.36 AC 80.3% DRY PONDS: 78,735 SF 1.81 AC 19.7% Page 177 of 313 SITE BENCHMARK MAG NAIL SET NORTH LINE OF THE SE 1 4 OF SECTION 17-T34S-R39E 29 . 2 4 ' GUARDRAIL INDRIO ROAD 70' R/W FE N C E FENCE DITCH EP EP HEAD WALL WITH __" ____ INV. EL.=___' 18 " R C P S I N V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01' BOTTOM EL.=14.98' N. INV. EL.=17.79' S. INV. EL.=15.01' 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT INDRIO ROAD 10 10 HO R I Z O N T A L CO N T R O L P L A N C-151 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 MA T C H L I N E C- 1 5 2 MATCHLINE C-156 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION Page 178 of 313 FDOT RIGHT OF WAY LINE GUARDRAIL DITCH CATCH BASIN RIM EL.=20.01' BOTTOM EL.=14.98' N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASIN RIM EL.=24.36' BOTTOM EL.=22.59' S. INV. EL.=22.30' 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT TO TO TO TO TO TO ST O P ST O P ST O P ST O P ST O P 20 20 10 96 18 18 STOP 16 STOP ONLY ONLY STOP ONLY TO TO 16 HO R I Z O N T A L CO N T R O L P L A N C-152 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 MA T C H L I N E C- 1 5 3 MATCHLINE C-155 MA T C H L I N E C- 1 5 1 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION Page 179 of 313 INDRIO ROAD FDOT RIGHT OF WAY LINE DITCH EP INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMP E. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 10 TRACT 2 - 2.23 AC STOP ONLY HO R I Z O N T A L CO N T R O L P L A N C-153 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 MATCHLINE C-154 MA T C H L I N E C- 1 5 2 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION Page 180 of 313 PARCEL 2 PA R C E L 1 8 10 ST O P TRACT 3 - 2.09 AC HO R I Z O N T A L CO N T R O L P L A N C-154 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 MATCHLINE C-159 MA T C H L I N E C- 1 5 5 MATCHLINE C-153 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION Page 181 of 313 PARCEL 1 NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO ST O P TO ST O P ST O P ST O P ST O P 8 10 20 18 20 18 7 10 TRACT 1 - 33.36 AC STOP STOP TOTOTO STOP 16 16 STOP STOP ST O P ST O P STOPSTOP 14 STOPSTOP HO R I Z O N T A L CO N T R O L P L A N C-155 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 MATCHLINE C-158 MA T C H L I N E C- 1 5 6 MATCHLINE C-152 MA T C H L I N E C- 1 5 4 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION Page 182 of 313 I N T E R S T A T E 9 5 CH A I N L I N K F E N C E S POND 5.08 AC @ CWE: 19.00' TO TO TO 6 10 10 8 HO R I Z O N T A L CO N T R O L P L A N C-156 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 MATCHLINE C-157 MATCHLINE C-151 MA T C H L I N E C- 1 5 5 Page 183 of 313 I N T E R S T A T E 9 5 S SLS TO TO NO P A R K I N G 10 10 9 HO R I Z O N T A L CO N T R O L P L A N C-157 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 MATCHLINE C-162 MATCHLINE C-156 MA T C H L I N E C- 1 5 8 Page 184 of 313 PARCEL 1 TO TO TO TO TO TO NO P A R K I N G - L O A D I N G Z O N E ST O P ST O P ST O P ST O P ST O P ST O P 10 20 20 20 20 6 9 DEF DEF TO TO TO TO STOP TO TO STOP 20 18 20 16 STOP STOP STOP HO R I Z O N T A L CO N T R O L P L A N C-158 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION MATCHLINE C-161 MATCHLINE C-155 MA T C H L I N E C- 1 5 9 MA T C H L I N E C- 1 5 7 Page 185 of 313 95 95 95 95 ROW TRACT = 5.44 AC 8 7 TRACT 4 - 3.51 AC STOP HO R I Z O N T A L CO N T R O L P L A N C-159 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION MATCHLINE C-160 MATCHLINE C-154 MA T C H L I N E C- 1 5 8 Page 186 of 313 95 95 95 HO R I Z O N T A L CO N T R O L P L A N C-160 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION MATCHLINE C-159 MA T C H L I N E C- 1 6 1 Page 187 of 313 B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO 1092 3 10 8 B U S / R V P A R K I N G O N L Y DEF DEF STOP STOP STOP STOP STOP HO R I Z O N T A L CO N T R O L P L A N C-161 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION MATCHLINE C-158 MA T C H L I N E C- 1 6 2 MA T C H L I N E C- 1 6 0 Page 188 of 313 I - 9 5 6 10 HO R I Z O N T A L CO N T R O L P L A N C-162 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 151 152 153 154 158157 156 155 160161162 159 NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE BURIED FIBER OPTIC LINE BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION MATCHLINE C-157 MA T C H L I N E C- 1 6 1 Page 189 of 313 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. SI T E D E T A I L S C-170 Page 190 of 313 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. SI T E D E T A I L S C-171 Page 191 of 313 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. SI T E D E T A I L S C-172 Page 192 of 313 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. SI T E D E T A I L S C-173 95 95 95 Page 193 of 313 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. SI T E D E T A I L S C-174 NO PARKING FIRE LANE NO PARKING FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKING FIRE LANENO PARKING FIRE LANE Page 194 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH RIGHT-IN ONLY FROM I-95 VE H I C U L A R MA N U E V E R S P L A N - TR U C K A N D T R A I L E R C-180 Page 195 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY RIGHT-IN ONLY FROM I-95 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH VE H I C U L A R MA N U E V E R S P L A N - TO U R B U S C-181 Page 196 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH RIGHT TURN FROM INDRIO ROAD TO KOBLEGARD (SOUTH)VE H I C U L A R MA N U E V E R S P L A N - FI R E T R U C K C-182 Page 197 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY RIGHT TURN FROM INDRIO ROAD TO KOBLEGARD (SOUTH) BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH VE H I C U L A R MA N U E V E R S P L A N - WB - 6 7 C-183 Page 198 of 313 INDRIO ROAD I N T E R S T A T E 9 5 SITE BENCHMARKMAG NAIL SET FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S INDRIO ROAD 70' R/W INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42'72" CMPE. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 FM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 95 95 95 95 95 95 95 BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y BU S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y B U S / R V P A R K I N G O N L Y TO TO TO TO TO TO TO TO TO TO TO TO POND 5.08 AC @ CWE: 19.00' NO P A R K I N G - L O A D I N G Z O N E NO P A R K I N G - L O A D I N G Z O N E TO TO TO TO TO TO ST O P TO TO TO TO TO TO INDRIO ROAD I - 9 5 ST O P ST O P ST O P ST O P STO P ST O P ST O P STO P ST O P ST O P STO P ST O P STO P ST O P NO P A R K I N G ROW TRACT = 5.44 AC ST O P TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC BU S / R V P A R K I N G O N L Y TRACT 1 - 33.36 AC DEF DEF DEF DEF STOP STOP STOP STOP TO TO TO TO STOP TO TO STOP STOP STOP STOP STOP STOP STOP STOP TOTOTO STOP STOP STOP STOP ST O P ST O P STOP ONLY ONLY STOP ONLY TO TO STOPSTOP STOPSTOP DO N O T EN T E R DO N O T EN T E R ONEWAY ONEWAY ONEWAY ONEWAY RIGHT TURN FROM INDRIO ROAD TO KOBLEGARD (SOUTH) BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH VE H I C U L A R MA N U E V E R S P L A N - RE F U S E T R U C K C-184 Page 199 of 313 INDRIO ROAD I N T E R S T A T E 9 5 FD. IRCLB 0340 SITE BENCHMARKMAG NAIL SET FD. IRNO ID FD. IRCCARTER 2.7' EAST FD. IRNO ID FD. IRNO ID FD. IRNO ID FD. IRCLB 4100 FD. IRCPSM 6852 SET IRCLB 4644 FD. IRCLB 0340 FD. IRCLB 0340 FD. IRCLB 0340 FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES KO B L E G A R D RO A D SET IRC LB 4644 FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E SET IRCLB 4644 SET IRC LB 4644 29.2 4 ' FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S GUARDRAIL INDRIO ROAD 70' R/W FEN C E FENCE DITCH GUARDRAIL DITCH DITCH EP EP EP EP EP EP EP INDRIO ROAD 70' R/W PARCEL 1 PARCEL 2 EP EP EP 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31'W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 HEAD WALL WITH__" ____INV. EL.=___' 18" R C P S IN V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01'BOTTOM EL.=14.98'N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASINRIM EL.=24.36'BOTTOM EL.=22.59' S. INV. EL.=22.30' CH A I N L I N K F E N C E PA R C E L 1 PARCEL 1 FM FM WM WM 48' CANAL #14FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICTPER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMSDRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT POND 5.08 AC @ CWE: 19.00' INDRIO ROAD I - 9 5 ROW TRACT = 5.44 AC TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC TRACT 1 - 33.36 AC DEF DEF DEF DEF 95 95 95 95 95 95 95 FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM S S S SS SS LS FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM W W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FI R E FIRE FIRE FIRE FIRE FIRE FIRE FI R E FIR E FI R E FIR E FI R E FIR E FIRE FIRE FIRE FIRE FI R E FIR E FI R E FIR E FI R E FIR E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE W W W W FIRE FIRE FIREFIREFIREFIREFIRE FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIRE FIRE FIR E FIR E FIR E W W W W W W W W W W W W W W W W W W W W W W W W W W FM FM FM FM FM W W W W W W W W W W W W WFIREFIREFIREFIREFIREFIRE W W W W B C-XXX A C-XXX C C-XXX D C-XXX OV E R A L L P A V I N G , GR A D I N G A N D DR A I N A G E P L A N C-200 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH GENERAL NOTES 1.MINIMUM CROWN OF ROAD = 25.10' MINIMUM FINISHED FLOOR ELEV. = 28.00' CONTROL WATER ELEVATION = 19.00' NAVD 88' 2.CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDING REMOVAL OF ANY EXISTING UTILITIES SERVING THE STRUCTURE. UTILITIES ARE TO BE REMOVED TO THE RIGHT-OF-WAY. 3.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 4.ALL ELEVATIONS REFERENCED ARE IN NAVD 88' 5.EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS. 6.ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE IS WATERTIGHT. 7.ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALL BE LABELED "STORM SEWER". 8.CONTRACTOR SHALL ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUS GRADE. 9.CONTRACTOR SHALL STABILIZE DISTURBED AREAS IN ACCORDANCE WITH GOVERNING SPECIFICATIONS UNTIL A HEALTHY STAND OF VEGETATION IS OBTAINED. 10.CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. 11.GENERAL CONTRACTOR TO SIZE STRUCTURES AND SUBMIT SHOP DRAWINGS TO ENGINEERING FOR VERIFICATION PRIOR TO ORDERING. 12.CONTRACTOR TO MAKE SURE THAT RIMS OFFSET FROM THE LOW POINT IN THE CROWN OF THE ROAD GRADED SO THAT THE RIMS ARE THE LOW POINT OF THE CURB LINE. 13.ALL LANDSCAPE ISLANDS TO BE 18" ABOVE TOP OF CURB. 14.STORM DRAINAGE PIPE MATERIAL SHALL BE RCP OR PROFILE WALL POLYPROPYLENE PIPE (PP). LAKE OUTFALLS ARE TO BE CORRUGATED ALUMINUM PIPE CONSISTENT WITH THE DETAIL. 15.THE PROPERTY OWNER, CONTRACTOR, AND AUTHORIZED REPRESENTATIVES SHALL PROVIDE PICKUP, REMOVAL, AND DISPOSAL OF LITTER WITHIN THE PROJECT LIMITS AND SHALL BE RESPONSIBLE FOR MAINTENANCE OF THE AREA FROM THE EDGE OF PAVEMENT TO THE PROPERTY LINE WITHIN THE CITY'S RIGHT-OF-WAY IN ACCORDANCE WITH CITY CODE, SECTION 41.08 (G). LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE PROPOSED BURIED FIBER OPTIC LINE PROPOSED BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED STORM PIPE T PROPOSED TRANSFORMER PAD WITH BOLLARDS Page 200 of 313 FD. IRC LB 0340 SITE BENCHMARK MAG NAIL SET FD. IR NO ID FD. IRC CARTER FD. IR NO ID SET IRC LB 4644 NORTH LINE OF THE SE 1 4 OF SECTION 17-T34S-R39E GUARDRAIL INDRIO ROAD 70' R/W FE N C E FENCE DITCH EP HEAD WALL WITH __" ____ INV. EL.=___' 18 " R C P S I N V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01' BOTTOM EL.=14.98' N. INV. EL.=17.79' S. INV. EL.=15.01' 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-201 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 MA T C H L I N E C- 2 0 2 MATCHLINE C-206 Page 201 of 313 SET IRC LB 4644 FDOT RIGHT OF WAY LINE GUARDRAIL DITCH CATCH BASIN RIM EL.=20.01' BOTTOM EL.=14.98' N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASIN RIM EL.=24.36' BOTTOM EL.=22.59' S. INV. EL.=22.30' 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-202 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 MA T C H L I N E C- 2 0 3 MATCHLINE C-205 MA T C H L I N E C- 2 0 1 Page 202 of 313 INDRIO ROAD FDOT RIGHT OF WAY LINE DITCH EP INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMP E. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-203 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 MATCHLINE C-204 MA T C H L I N E C- 2 0 2 Page 203 of 313 FD. IRC LB 4100 PARCEL 2 PA R C E L 1 W W W W W FIRE FIRE FI R E FIRE FIRE W W W W W W W W W W PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-204 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 MATCHLINE C-209 MA T C H L I N E C- 2 0 5 MATCHLINE C-203 Page 204 of 313 PARCEL 1 SS SSSS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIR E FI R E FIR E FI R E FIR E FI R E FIR E FI R E FIR E FI R E FIR E FI R E FIR E FIR E FIR E FIRE FIRE FIRE FIR E FIR E FIR E FIR E PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-205 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 MATCHLINE C-208 MA T C H L I N E C- 2 0 6 MATCHLINE C-202 MA T C H L I N E C- 2 0 4 Page 205 of 313 I N T E R S T A T E 9 5 CARTER 2.7' EAST FD. IR NO ID CH A I N L I N K F E N C E S SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIRE FIRE POND 5.08 AC @ CWE: 19.00' PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-206 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 MATCHLINE C-207 MATCHLINE C-201 MA T C H L I N E C- 2 0 5 Page 206 of 313 I N T E R S T A T E 9 5 FD. IR NO ID FD. IRC LB 0340 S S SS SS SS SS SS SS SS SS SS SSSSSSSSLS FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-207 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 MATCHLINE C-212 MATCHLINE C-206 MA T C H L I N E C- 2 0 8 Page 207 of 313 FD. IRC PSM 6852 PARCEL 1 FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIR E FIR E DEF DEF PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-208 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE MATCHLINE C-211 MATCHLINE C-205 MA T C H L I N E C- 2 0 9 MA T C H L I N E C- 2 0 7 Page 208 of 313 W W W W W W W W W W W W W W W FIRE FIRE FIRE FI R E FIRE FIRE FIRE FI R E FI R E FIRE FI R E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FI R E FIRE FIRE W W W W W W W W W W W W W W W W W W W W W W W W W 95 95 95 95 PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-209 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE MATCHLINE C-210 MATCHLINE C-204 MA T C H L I N E C- 2 0 8 Page 209 of 313 W W FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE W W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIR E FIRE W W W W W W W W W W W W W W 95 95 95 PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-210 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE MATCHLINE C-209 MA T C H L I N E C- 2 1 1 Page 210 of 313 FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FI R E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE DEF DEF PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-211 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE MATCHLINE C-208 MA T C H L I N E C- 2 1 2 MA T C H L I N E C- 2 1 0 Page 211 of 313 FD. IRC LB 0340 SET IRC LB 4644 FM FM FM FM FM FM FM FM W W W W W W FIRE FIRE FIR E FIR E FI R E FIR E FM FM FM FM FM W W W I - 9 5 PA V I N G , G R A D I N G AN D D R A I N A G E P L A N C-212 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 201 202 203 204 208207 206 205 210211212 209 . NOTES LEGEND PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED SPOT GRADE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED GREASE TRAP PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED FIRE HYDRANT FLOW DIRECTION ASPHALT BRICK PAVERS CONCRETE SIDEWALK 25' WETLAND BUFFER STABILIZED SOD PROPOSED STORM PIPE LITTORAL ZONE MATCHLINE C-207 MA T C H L I N E C- 2 1 2 Page 212 of 313 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. TYPICAL LAKE SECTION N.T.S. CONCRETE COLLAR DETAIL N.T.S. EXTRA HEAVY DUTY (TRUCK DRIVE LANES TO DIESEL ISLANDS) CONCRETE N.T.S HEAVY DUTY (DRIVE LANES) CONCRETE N.T.S STANDARD DUTY (CAR PARKING) CONCRETE N.T.S PA V I N G , G R A D I N G AN D D R A I N A G E DE T A I L S C-215 Page 213 of 313 INDRIO ROAD I N T E R S T A T E 9 5 FD. IRCLB 0340 SITE BENCHMARKMAG NAIL SET FD. IRNO ID FD. IRCCARTER2.7' EAST FD. IRNO ID FD. IR NO ID FD. IRNO ID FD. IRCLB 4100 FD. IRCPSM 6852 SET IRCLB 4644 FD. IRCLB 0340 FD. IRCLB 0340 FD. IRCLB 0340 FDOT SECTION 94004-2501 SEGMENT #230338-4 R/W VARIES KO B L E G A R D RO A D SET IRCLB 4644 FDOT RIGHT OF WAY LINE FDOT RIGHT OF WAY LINE ST . L U C I E P R O P E R T Y I D # 1 3 1 6 - 3 1 1 - 0 0 0 1 - 0 0 0 5 OW N E R : I N D R I O A N D I 9 5 D E V E L O P M E N T , L L C ST. LUCIE PROPERTY ID #1316-311-0001-0005 OWNER: INDRIO AND I95 DEVELOPMENT, LLC NORTH LINE OF THE SE 14 OF SECTION 17-T34S-R39E SET IRCLB 4644 SET IRCLB 4644 29.2 4 ' FD O T S E C T I O N 9 4 0 0 1 - 2 4 0 7 (S T A T E R O A D # 9 ) R/ W V A R I E S GUARDRAIL INDRIO ROAD 70' R/W FEN C E FENCE DITCH GUARDRAIL DITCH DITCH EP EP EP EP EP EP EP INDRIO ROAD 70' R/W PARCEL 1 PARCEL 2 EP EP EP 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMPE. INV. EL.=11.31'W. INV. EL.=11.53' 72" CMP W/ HEADWALL AT EACH END E. INV. EL.=12.43'W. INV. EL.=12.03 HEAD WALL WITH__" ____INV. EL.=___' 18" R C P S IN V . E L . 1 1 . 9 0 ' CATCH BASINRIM EL.=20.01'BOTTOM EL.=14.98'N. INV. EL.=17.79'S. INV. EL.=15.01' CATCH BASINRIM EL.=24.36'BOTTOM EL.=22.59'S. INV. EL.=22.30' CH A I N L I N K F E N C E PA R C E L 1 PARCEL 1 FM FM WM WM 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICTPER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT 40' CANAL #14 FORT PIERCE FARMSDRAINAGE DISTRICT 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT POND 5.08 AC @ CWE: 19.00' INDRIO ROAD I - 9 5 ROW TRACT = 5.44 AC TRACT 3 - 2.09 AC TRACT 2 - 2.23 AC TRACT 4 - 3.51 AC TRACT 1 - 33.36 AC DEF DEF DEF DEF 95 95 95 95 95 95 95 FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM S S S SS SS LS FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM W W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FI R E FIR E FI R E FIR E FI R E FIR E FIRE FIRE FIRE FIRE FI R E FIR E FI R E FIR E FI R E FIR E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE W W W W FIRE FIRE FIREFIREFIREFIREFIRE FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIRE FIRE FI R E FIR E FI R E W W W W W W W W W W W W W W W W W W W W W W W W W W FM FM FM FM FM W W W W W W W W W W W W WFIREFIREFIREFIREFIREFIRE W W W W SET IRC LB 4644 EP EP EP EP FM FM FM WM WM WM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM W W W W W W W W W W W W W W W W W OV E R A L L W A T E R AN D S E W E R P L A N C-300 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND PROPOSED WATER LINE PROPOSED GATE VALVE PROPOSED SANITARY SEWER PROPOSED LIGHT POLE PROPOSED BURIED FIBER OPTIC LINE PROPOSED BURIED FIBER OPTICS SPLICE BOX PROPOSED FIRE HYDRANT PROPOSED SANITARY MANHOLE PROPOSED FDC PROPOSED GREASE TRAP PROPERTY LINE PROPOSED CURB INLET PROPOSED CATCH BASIN PROPOSED MANHOLE PROPOSED MITERED END SECTION PROPOSED STORM PIPE T PROPOSED TRANSFORMER PAD WITH BOLLARDS WATER MAIN AND FORCE MAIN CONNECTION DETAIL SCALE: 1"=30' Page 214 of 313 FD. IRC LB 0340 SITE BENCHMARK MAG NAIL SET FD. IR NO ID FD. IRC CARTER FD. IR NO ID SET IRC LB 4644 NORTH LINE OF THE SE 1 4 OF SECTION 17-T34S-R39E 29.2 4 ' GUARDRAIL INDRIO ROAD 70' R/W FE N C E FENCE DITCH EP HEAD WALL WITH __" ____ INV. EL.=___' 18 " R C P S I N V . E L . 1 1 . 9 0 ' CATCH BASIN RIM EL.=20.01' BOTTOM EL.=14.98' N. INV. EL.=17.79' S. INV. EL.=15.01' 40' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT WA T E R A N D S E W E R PL A N C-301 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 MA T C H L I N E C- 3 0 2 MATCHLINE C-306 Page 215 of 313 SET IRC LB 4644 FDOT RIGHT OF WAY LINE GUARDRAIL DITCH CATCH BASIN RIM EL.=20.01' BOTTOM EL.=14.98' N. INV. EL.=17.79' S. INV. EL.=15.01' CATCH BASIN RIM EL.=24.36' BOTTOM EL.=22.59' S. INV. EL.=22.30' 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT PER PLAT OF FT. PIERCE FARMS P.B. 2, PG. 7 48' CANAL #14 FORT PIERCE FARMS DRAINAGE DISTRICT WA T E R A N D S E W E R PL A N C-302 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 MA T C H L I N E C- 3 0 3 MATCHLINE C-305 MA T C H L I N E C- 3 0 1 Page 216 of 313 INDRIO ROAD FDOT RIGHT OF WAY LINE DITCH EP INDRIO ROAD 70' R/W 24" RCP E. INV. EL.=20.42' W. INV. EL.=20.42' 72" CMP E. INV. EL.=11.31' W. INV. EL.=11.53' 72" CMP W/ HEAD WALL AT EACH END E. INV. EL.=12.43' W. INV. EL.=12.03 40' DRAINAGE EASEMENT O.R.B. 383, PG. 2234 WA T E R A N D S E W E R PL A N C-303 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 MATCHLINE C-304 MA T C H L I N E C- 3 0 2 Page 217 of 313 FD. IRC LB 4100 PARCEL 2 PA R C E L 1 W W W W W FIRE FIRE FI R E FIRE FIRE W W W W W W W W W W WA T E R A N D S E W E R PL A N C-304 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 MATCHLINE C-309 MA T C H L I N E C- 3 0 5 MATCHLINE C-303 Page 218 of 313 PARCEL 1 SS SSSS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIR E FI R E FIR E FI R E FIR E FI R E FIR E FI R E FIR E FI R E FIR E FI R E FIR E FIR E FIR E FIRE FIRE FIRE FIR E FIR E FIR E FIR E WA T E R A N D S E W E R PL A N C-305 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 MATCHLINE C-308 MA T C H L I N E C- 3 0 6 MATCHLINE C-302 MA T C H L I N E C- 3 0 4 Page 219 of 313 I N T E R S T A T E 9 5 CARTER 2.7' EAST FD. IR NO ID CH A I N L I N K F E N C E S SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIRE FIRE POND 5.08 AC @ CWE: 19.00' WA T E R A N D S E W E R PL A N C-306 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 MATCHLINE C-307 MATCHLINE C-301 MA T C H L I N E C- 3 0 5 Page 220 of 313 I N T E R S T A T E 9 5 FD. IR NO ID FD. IRC LB 0340 S S SS SS SS SS SS SS SS SS SS SSSSSSSSLS FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E WA T E R A N D S E W E R PL A N C-307 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH NOTES LEGEND KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 MATCHLINE C-312 MATCHLINE C-306 MA T C H L I N E C- 3 0 8 Page 221 of 313 FD. IRC PSM 6852 PARCEL 1 FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIR E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIR E FIR E DEF DEF WA T E R A N D S E W E R PL A N C-308 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 NOTES LEGEND MATCHLINE C-311 MATCHLINE C-305 MA T C H L I N E C- 3 0 9 MA T C H L I N E C- 3 0 7 Page 222 of 313 W W W W W W W W W W W W W W W FIRE FIRE FIRE FI R E FIRE FIRE FIRE FI R E FI R E FIRE FI R E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FI R E FIRE FIRE W W W W W W W W W W W W W W W W W W W W W W W W W WA T E R A N D S E W E R PL A N C-309 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 NOTES LEGEND MATCHLINE C-310 MATCHLINE C-304 MA T C H L I N E C- 3 0 8 Page 223 of 313 W W FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE W W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIR E FIRE W W W W W W W W W W W W W W WA T E R A N D S E W E R PL A N C-310 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 NOTES LEGEND MATCHLINE C-309 MA T C H L I N E C- 3 1 1 Page 224 of 313 FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FI R E FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE DEF DEF WA T E R A N D S E W E R PL A N C-311 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 NOTES LEGEND MATCHLINE C-308 MA T C H L I N E C- 3 1 2 MA T C H L I N E C- 3 1 0 Page 225 of 313 FD. IRC LB 0340 SET IRC LB 4644 FM FM FM FM FM FM FM FM W W W W W W FIRE FIRE FIR E FIR E FI R E FIR E FM FM FM FM FM W W W I - 9 5 WA T E R A N D S E W E R PL A N C-312 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. NORTH KEY MAP N.T.S. 301 302 303 304 308307 306 305 310311312 309 NOTES LEGEND MATCHLINE C-307 MA T C H L I N E C- 3 1 2 Page 226 of 313 UT I L I T Y D E T A I L S C-350 BU C - E E ' S IN D R I O R O A D A N D I - 9 5 BU C - E E ' S , L t d . © Know what'sbelow.Callbefore you dig. CALL 48 HOURS BEFORE YOU DIG IT'S THE LAW! DIAL 811 SUNSHINE STATE ONE CALL OF FLORIDA, INC. VERTICAL DATUM ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). ADD 1.50' TO NAVD '88 ELEVATION TO GET THE NGVD '29 ELEVATION. Page 227 of 313 ITEM NO. (ID # 2024-2485) DATE: 8/15/2024 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Kori Benton, Planning Manager Irene Szedlmayer, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Buc-ee's petition to amend the Land Development Code regarding signs in the PRW (Planned Retail Workplace) Zoning District, within the Towns, Villages and Countryside Overlay BACKGROUND: Buc-ee’s, Ltd. has petitioned to amend the St. Lucie County Land Development Code (LDC), Section 3.01.03.GG.2.n., PRW (Planned Retail/Workplace) Zoning District Standards and Requirements, to permit a pole sign up to 100-foot tall and 530** (638) sq. ft. in area, adjacent to I-95. The proposed ordinance would permit the same maximum height and area for other signs adjacent to the I-95 corridor, in the PRW Zoning District, in a Highway Service or Warehouse Retail lot intended to service highway traffic. Buc-ee's, the petitioner for this amendment of the Land Development Code, is also the petitioner for approval of the re-zoning to PRW (Planned Retail Workplace) on +/- 45 acres in the southeast quadrant of the interchange between Indrio Road and I-95. PREVIOUS ACTION: The Land Development Code was amended in 2006, effective in 2009, to provide for the implementation of the Towns, Villages, Countryside Element of the Comprehensive Plan. In 2020, the LDC applicable in the TVC overlay was amended to reduce the minimum period of affordability for Workforce Housing from 20 years to 8 years. This proposed amendment will modify the sign standards applicable in the PRW (Planned Retail Workplace) Zoning District. Other standards and requirements applicable to development within the PRW Zoning District were adopted by the Board of County Commissioners in April 2024, by Ordinance 24-14, to expressly provide for Highway Service and Warehouse Retail Lots, outside the Specialized Transect Zone, in the PRW Zoning District, as well as to provide flexibility regarding residential driveways and garages throughout the TVC. On August 6, 2024, the Board of County Commissioners adopted Ord. 2024-28, which amended the LDC to allow the Hamlet form of development on land areas of 500 acres or more outside the Urban Services Boundary, that is to implement the adopted policy changes in the Comprehensive Plan. FINANCIAL IMPACT: N/A RECOMMENDATION: Page 228 of 313 Staff recommends the Planning and Zoning Commission recommend to the Board of County Commissioners that the proposed amendment of the LDC be adopted, subject to any additional standards that the Planning and Zoning Commission determines are in the best interests of the County. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: August 09, 2024 Benjamin Balcer, Planning & Development Services Director Date: August 09, 2024 Katherine Barbieri, Assistant County Attorney III Date: August 09, 2024 Mayte Santamaria, Deputy County Administrator Page 229 of 313 Planning and Development Services Department Planning Division M E M O R A N D U M APPLICANT AND FILE INFORMATION Applicant:Buc-ee’s, Ltd. Stan Beard, Jr. 327 FM 2004 Lake Jackson, TX 77566 Applicant’s Agent:District Planning Group Kara Wood 130 S. Indian River Drive Ste. 202 Fort Pierce, FL 34950 Project Name:Buc-ee’s LDC Text Amendment File Number:TLDC-2406-000034 APPLICANT’S REQUEST Buc-ee’s, Ltd. has petitioned to amend the St. Lucie County Land Development Code (LDC), Section 3.01.03.GG.2.n., PRW (Planned Retail/Workplace) Zoning District Standards and Requirements, to permit a pole sign up to 100-foot tall and 530* sq. ft. in area, adjacent to I-95. The proposed ordinance would permit the same maximum height and area for other signs adjacent to the I-95 corridor, in the PRW Zoning District, in a Highway Service or Warehouse Retail lot intended to service highway traffic. TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Planning Manager FROM:Irene A. Szedlmayer, AICP, Senior Planner DATE:August 7, 2024 SUBJECT:Proposed Amendment of the St. Lucie County Land Development Code, Section 3.01.03.GG., PRW (Planned Retail Workplace) Zoning District to expand dimension standards for signs in the PRW Zoning District when adjacent to I-95 and meeting other threshold criteria. Page 230 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 2 The Applicant’s sign plan is provided as Exhibit A to this staff report. BACKGROUND As provided in LDC Section 3.01.03.GG.2.n., the sign standards from the CN (Commercial Neighborhood) Zoning District are incorporated by reference as the sign standards for the PRW Zoning District, except that ground signs may not exceed a height of ten (10) feet in the PRW Zoning District. LDC Section 9.01.01.E. provides the permitted ground signs for the CN Zoning District, as follows: Maximum Number Maximum Size Max. Height 1 per establishment or group of establishments having at least 50 linear feet of frontage. Permitted ground signs may include changeable-message monument signs. 1 s.f. for every 2 linear feet of frontage; 100 s.f. maximum. 10 feet for RES, MXD, or AG Future Land Uses; 20 feet for all other Future Land Uses. A ground sign, as defined by the LDC includes any sign that is permanently affixed to the ground, either flush or on poles, and not attached to an adjoining building. Ground signs include "pole signs," "monument signs," "freestanding signs," and "detached signs." The sign standards established for the PRW Zoning District are designed for a walkable downtown area or a location on a local or collector street. Clearly a maximum height of ten feet is not envisioned for an interstate highway interchange location and a business seeking to attract thousands of fastmoving vehicles on the interstate each day. From the time of the Pre-Application Meeting for the proposed Buc-ee’s, staff agreed with the Applicant that a 10 ft. height limitation of would not be appropriate for the proposed Buc-ee’s. At that time, Staff suggested that the LDC standards applicable to “billboards” that are adjacent to I-95 or the Florida Turnpike might be appropriate. Page 231 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 3 Billboards in St. Lucie County are limited to location along the Florida Turnpike, Interstate 95, and U.S. Hwy. 1.1 The maximum size of a single-face of a billboard is 378 sq. ft. (not more than 36 feet horizontally or 12 feet vertically) and maximum height is 50 feet above the crown of the road when along the Florida Turnpike or Interstate 95. Billboards are limited to 35 feet in height along US Highway 1. Please see LDC Section 9.02.02. Buc-ee’s has concluded that complying with County standards applicable to billboards does not meet its business needs. Buc-ee’s representatives have stated that obtaining permission to feature their proposed sign, measuring 100-ft. in height is essential to developing the Buc-ee’s at Indrio and I-95 and prohibiting such a sign, may impact the project. Sign Area Defined & Buc-ee’s Proposed Sign Area LDC Section 2.00.00 – Definitions, defines “Sign Area”, inclusive of “Figure 2-20” to clarify implementation, as follows: Sign Area: “The entire area within a perimeter line not exceeding eight (8) straight lines, or a circle or ellipse, which encloses the extreme outer limits of the sign face. If a sign is composed of one (1) or more sign cabinets or modules, the area enclosing the entire perimeter of all cabinets and/or modules within a single, continuous geometric figure shall be the area of the sign. The perimeter of measurable area shall not include embellishments such as poles, pole covers, framing, decorative roofing, support structures, etc., providing that there is no expressive or communicating medium on such embellishments. Where the sign faces of ground or projecting signs are parallel, or are V-shaped and have an interior angle of less than sixty (60) degrees, the area of such signs shall equal the area of the larger of the two (2) sign faces….” 1 While billboards may be commonly understood to mean large outdoor signs along roadways, typically advertising something for sale at a different location or communicating a public interest message not related to commerce, the LDC defines a billboard as “A sign that is not otherwise allowable within a particular zoning district.” Page 232 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 4 In review of the proposed Buc-ee’s Pole Sign, which proposes two display segments as displayed in Figure 1, staff evaluated the proposed “sign area” as prescribed in the LDC. The calculated sign area is 638 sq. ft., where enclosing the entire perimeter of all cabinets and/or modules within a single, continuous geometric figure shall be the area of the sign. The rectangular figure applied around both cabinets measures 22’ by 29’, totaling 638** sq. ft., despite the notation that the individual cabinets measure 379.94 and 110 sq. ft., independently. The Applicant describes the desired pylon sign as “specific to the site of the location that is being advertised. Pylon signs call out a physical presence and grab the attention of passersby. These structures are freestanding, on a single pole or a wide base. The primary role of a pylon sign is to offer clear visibility from a distance, announcing the business’ location to allow adequate time for travelers at highway speeds to maneuver safely to the adjacent exit.”, with the intended location – on the applicant’s proposed development sign – presented in Figure 2, below. Figure 1. Buc-ee’s Proposed Pole Sign Snapshot Page 233 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 5 Although the proposed amendment’s eligibility is not exclusive to the desired sign and respective location, staff acknowledges the presence of two communications towers within the FDOT interchange right-of-way, situated between the intended sign location and the southbound approach of I-95 toward Indrio Road, as denoted in the dashed red line and blue arrow in Figure 2. Figure 2. Aerial image of the location of the proposed Buc-ee’s (outlined in yellow) Indrio Road I-95 Subject Site Proposed location of 100-ft tall, 638** sq. ft. sign. Page 234 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 6 THE PROPOSED AMENDMENTS Buc-ee’s, Ltd. has petitioned to amend the St. Lucie County Land Development Code (LDC), Section 3.01.03.GG.2.n., PRW (Planned Retail/Workplace) Zoning District Standards and Requirements, to permit a 100-foot tall, 530 sq. ft. in area pole sign adjacent to I-95. The proposed amendments are set out in full below: The applicant suggests an amendment to LDC Section 2.00.00 to create a new definition for pylon sign: Pylon Sign: A freestanding ground sign, supported by one pole, intended for businesses or locations whose customers are drawn from adjacent highways, such as gas stations or tourist related businesses. Pylon signs can be one- or two-sided, and are taller than the surrounding buildings to help assist with visibility and allow adequate time for travelers at highway speeds to maneuver safely to exit. Staff does not believe a new definition for a pylon sign is needed. LDC Section 2.00.00 already defines “ground sign” as “Any sign that is permanently affixed to the ground, either flush or on poles, and not attached to an adjoining building. Ground signs include "pole signs," "monument signs," "freestanding signs," and "detached signs." Merriam-webster.com provides various definitions for pylon: 1. a. a usually massive gateway b. an ancient Egyptian gateway building in a truncated pyramidal form c. a monumental mass flanking an entranceway or an approach to a bridge 2. a. a tower for supporting either end of usually a number of wires over a long span b. any of various towerlike structures 3. a. a post or tower marking a prescribed course of flight for an airplane b. a traffic cone c. a flexible upright marker positioned on a football field at the corners of the end zone 4. a rigid structure on the outside of an aircraft for supporting something (such as an engine or missile) Therefore, in staff’s opinion, the use of the word pylon as an adjective to describe a sign has no relevance to the content, message or intent of the sign. It is a type of structural support. A pylon sign is already included in the definition of ground sign and a new term need not be defined. Additionally, to the extent the Applicant suggests that the County may distinguish signs on the basis of content (location specific business (pylon sign) versus more general advertisements (billboards)), staff points to Reed v. Town of Gilbert, the 2015 U.S. Supreme Court opinion that rejected regulation of signs based on the purpose of the sign. Page 235 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 7 The Applicant petitions for the following amendments to LDC Section 3.01.03.2. n. Signs. Permanent and temporary signs within any Planned Retail/Workplace shall comply with the provisions of Chapter IX of this Code as they apply to the Commercial Neighborhood (CN) zoning district, except that ground signs may not exceed a height of ten (10) feet. A single Pylon* Sign may be permitted adjacent to I-95 within a Highway Service or Warehouse Retail Lot for uses specifically intended to service highway traffic with trip generation rates exceeding 10,000 highway pass-by trips per day from I-95. Pylon Signs are subject to the following dimensional criteria: (1) total sign area may not exceed 530** square feet, (2) no horizontal or vertical sign face dimension may exceed 30 feet, (3) sign height may not exceed 100 feet above the crown of the road, (4) the sign faces must be oriented perpendicular to I-95 with the sign profile facing the view from local roads, (5) the sign must be separated from residential areas by a minimum of 500 feet, and (6) the sign must be setback at least 25 feet from the right-of-way or property boundary. *Could be replaced by “ground” sign. **640 sq. ft. As detailed in the preceding section, the proposed pole sign included with Buc-ee’s PRW tallies 638 sq. ft., therefore staff anticipates the Amendment request to seek an allowance of up to 638 sq. ft., or 640 sq. ft. in rounding up. ANALYSIS The Applicant submitted several items to support its petition to modify the Land Development Code, to provide an opportunity to permit a 100-ft tall, 530* sq. ft. in area at the proposed Buc- ee’s location, each of which is discussed in turn: 1. a balloon test, showing the stated need for the size and height so motorists are aware of the upcoming exit; 2. photos of various tall signs in the vicinity taken from the adjacent highway; 3. information about the area and height of signs permitted by other jurisdictions; and 4. a graphic depicting the signage the applicant believes is permitted by the LDC. 1. The Ballon Test In support of the petition to amend the LDC, the Applicant conducted a “balloon test” to document the need for a 100-ft tall sign at the proposed Indrio and I-95 location. The Applicant’s representatives have explained that Buc-ee’s conducts this analysis at its various locations to Page 236 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 8 determine the sign height needed to communicate with the public driving on highways adjacent to its business location. Figure 3 illustrates the view of a balloon raised 100 feet from the ground where Buc-ee’s intends to erect a sign at Indrio and I-95 from a point approximately 1,675 feet from the north-bound I- 95 off-ramp at Indrio Road. Figure 8 shows the same balloon raised 100 feet from the ground, as it is visible about 2,000 feet from the south-bound I-95 off-ramp at Indrio Road. The Applicant relies on these images to demonstrate why a sign that is 100 feet tall and 638** sq. ft. in area is needed. Figure 3. – Northbound I-95 Perspective [Remainder of Page Intentionally Blank] Proposed Buc-ee’s Site (Note – Amendment is not site specific) Page 237 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 9 Figure 4. Southbound I-95 Perspective 2. Photos of other tall, large signs in the vicinity Figures 5 through 8 are photographs of tall, large signs visible from I-95 in or around Fort Pierce, Port St. Lucie and Indian River County. The Applicant provided no information regarding the specific height or dimensions of these signs or when they were permitted or by what jurisdiction. County staff found permitting information indicating that the Flying J/Denny’s/Subway sign depicted in Figure 5 is approximately 1000 sq. ft. in area, and 100ft. tall. A variance was approved in 1997 to permit the size and height of this sign. Figure 5. Exit 131 Southbound (I-95 & Orange Avenue) – St. Lucie County Page 238 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 10 Figure 6. Exit 147 Southbound – I-95 and Route 60 in Indian River County Figure 7. Exit 129 Southbound (North of I-95 & Okeechobee Road) – City of Fort Pierce [Remainder of Page Intentionally Blank] Page 239 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 11 Figure 8. Exit 131 Southbound (South of I-95 & Orange Avenue) – St. Lucie County Site plan and permitting documents detail this sign, in Figure 8, at 50ft. in height, located in the IL, Industrial Light Zoning District. 3. Signs permitted by other jurisdictions The Applicant provided documentation of pole signs allowed at Buc-ee’s stores in other jurisdictions and identified whether a variance was required to erect the subject sign, the ordinance was revised to permit the sign, and whether the height of the sign was measured from height of the elevated interchange. Table 1. The height and size of Buc-ee’s signs in other jurisdictions Table 1, above, documents that Buc-ee’s is not seeking to permit a sign higher than the sign(s) permitted in 12 other jurisdictions where it operates. Table 1 also documents that the two lowest measurements of height were taken at the elevation of the highway interchange, thereby diminishing the difference between the reported 70 feet in height and other signs that may be 100 feet in height. 4. Signage the Applicant understands is permitted by the St. Lucie County LDC Page 240 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 12 The Applicant provided illustrations of the signage that it believes is permitted by the St. Lucie County LDC compared to what is requested. For example, Figure 8 depicts three separate pole signs, each 30 feet in height and 200 sq. ft. in area. Figure 9. Signage allowance exhibit assumed by the Applicant as eligible by the LDC Staff does not believe Figure 9, provided by the Applicant, is consistent with the applicable LDC. LDC Section 9.02.01.D. provides that ground signs “Shall not exceed a total height of thirty (30) feet except as may be further restricted in this Code, and fifty (50) feet total height along those properties which are physically contiguous to and within fifty (50) feet of the right-of-way boundary of the Florida Turnpike and I- 95.” As previously discussed, LDC Section 3.01.03.GG.2.n. limits the height of ground signs in the PRW to 10 feet. Additionally, the current applicable code would not permit three Buc-ee’s pole signs. Properties in the CN Zoning District are permitted to have “1 per establishment or group of establishments having at least 50 linear feet of frontage.” That text appears to permit Buc-ee’s to have one pole sign, not three. As a note, the industry shift toward “monument” ground signs in recent decades which feature decorative sign bases, pole skirting, or similar architectural enhancements is a component of the County’s Community Architectural Standards, contained within LDC Section 7.10.24, however the standards set forth in that section apply to areas zoned Commercial Neighborhood, Commercial Office, Commercial General, Institutional, Religious Facilities, Planned Unit Development (Commercial Components Only), Planned Non-residential Development and Planned Mixed Use Development. Although the PRW links sign dimension standards to those of the CN zoning district, Section 7.10.24 does not specifically reference the PRW district. Design standards specific to the PRW district or plan may be considered at the time of rezoning. LDC Section 7.10.24.G. calls for a Unified Sign Plan, compatibility in color/material/design of the development, etc. Page 241 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 13 POTENTIAL MODIFCATIONS Recognizing that the Applicant has expertise and experience in business needs regarding signage, and evaluation of visibility, travel speeds and sign design in the context of interstate interchanges, staff recommends approval of the proposed Land Development Code Amendment, subject to the following modifications. n. Signs. Permanent and temporary signs within any Planned Retail/Workplace shall comply with the provisions of Chapter IX of this Code as they apply to the Commercial Neighborhood (CN) zoning district, except that ground signs may not exceed a height of ten (10) feet. For uses specifically intended to service highway traffic with trip generation rates exceeding 10,000 highway diverted pass-by trips per day from I-95, a single Pylon Ground Sign of up to 100 feet in height above the crown of the road and 640** square feet in area may be permitted adjacent to an I-95 interchange. Pylon S Such signs are subject to the following additional standards: dimensional criteria: (1) total sign area may not exceed 530 square feet, (1) no horizontal or vertical sign face dimension may exceed 30 feet, (3) sign height may not exceed 100 feet above the crown of the road, (2) the sign faces must be oriented perpendicular to I-95 with the sign profile facing the view from local roads, (3) the sign must be separated from residential areas by a minimum of 500 feet, and (4) the sign must be setback at least 25 feet from the right-of-way or property boundary. (5) all sign lighting shall be designed to minimize visibility of the sign from anyone other than motorists travelling on I-95. (6) landscaping shall be provided around the sign pole and such landscaping shall include trees and shrubs, the mature height of which is appropriate to the scale of the sign post and which shall obscure the sign pole at eye-level. Where necessary for security, a barrier fence, around the sign base but inside of the landscape plantings, may be required by the Planning & Development Services Director to deter unauthorized access. ST. LUCIE COUNTY LAND DEVELOPMENT CODE SECTION 11.06.03, STANDARD OF REVIEW FOR PROPOSED AMENDMENTS TO THE LDC Pursuant to St. Lucie County Land Development Code, Section 11.06.03, the Staff has reviewed the proposed Text Amendment to Land Development Code, Sections 4.04.00 and Section 7.01.00. and, with the incorporation of staff’s proposed revisions, found it to meet the technical requirements and standards of review. In reviewing this application for a text amendment to the Land Development Code, the Commission shall consider and make the following determinations: Page 242 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 14 A. Whether the proposed amendment is in conflict with any applicable portions of the St. Lucie County Land Development Code; The proposed amendments are intended to change certain LDC provisions currently in effect. The proposed amendments after adoption will not conflict with any portion of the St. Lucie County Land Development Code. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The proposed amendment is consistent with the Comprehensive Plan. The Comprehensive Plan provides no Goals, Objectives or Policies relevant to highway signage. C. Whether and the extent to which the proposed amendment is inconsistent with the existing and proposed land uses; The proposed amendment to the St. Lucie County Land Development Code is consistent with existing and proposed uses within TVC Overlay Zone and located adjacent to I-95. D. Whether there have been changed conditions that require an amendment; The changed condition justifying this amendment is the recognition that development within the highway service and warehouse retail uses that are permitted in the PRW Zoning District will require free-standing signs or ground signs that exceed ten feet in height. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; The modification of the standards and requirements applicable to signs in the PRW Zoning District will create no additional demand for public services and not cause demand to exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; The increased sign height will add artificial lighting to the night sky, but neither the Comprehensive Plan nor the Land Development Code recognizes a dark night sky that permits people to observe stars, planets, and other astronomical objects as an element of the natural environment that merits protection. Page 243 of 313 Project Name: TVC LDC Amendment File No.: TLDC-2406-000034 15 G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; The proposed amendment is not anticipated to have an adverse impact on property values in the area. Permitting taller, larger signs might perhaps contribute to a very modest increase in property values in the vicinity of I-95 interchanges. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative effects of such patterns; The signage permitted by the proposed amendment is consistent with what many people expect to encounter near interstate highway interchanges. Because the increased area and height of the signs will be limited to sites abutting I-95, and logically its interchanges – where eligible, reviewed and approved with a PRW Plan. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this code; Assisting people to locate and access the commercial goods and services they seek in a safe manner as they travel on a high-speed roadway is in the public interest. Any eligible signs proposed, upon successful adoption of the proposed amendment, will require compliance with Florida Building Code, for wind load and engineering design specifications, and are anticipated to be evaluated for fall (collapse) design radius. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission may raise any other matter regarding the proposed amendment of the Land Development Code. PUBLIC NOTICE Notice of this Public Hearing was published in the St. Lucie News Tribune on July 24, 2024. STAFF RECOMMENDATION That the Planning and Zoning Commission recommend to the Board of County Commissioners that the proposed amendment of the LDC be adopted, subject to any additional standards that the Planning and Zoning Commission determines are in the best interests of the County. Page 244 of 313 Ordinance No. 2024-___ Page 1 . ORDINANCE No. 2024- FILE NO.: TLDC-2406-000034 AN ORDINANCE BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING LAND DEVELOPMENT CODE SECTION 3.01.03.GG., PRW (PLANNED RETAIL/WORKPLACE) ZONING DISTRICT, REGARDING STANDARDS FOR SIGNS ADJACENT TO I-95; PROVIDING FOR APPLICABILITY AND SEVERABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. WHEREAS, pursuant to Article 8 of the Florida Constitution and Section 125.66, Florida Statutes, St. Lucie County possesses the police powers to enact ordinances to protect the health, safety, and welfare of the County’s citizens. WHEREAS, the Board of County Commissioners is authorized by Section 125.01(1)(h), Florida Statutes to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida finds this Ordinance is therefore necessary and essential to protect public safety and represents the minimum necessary regulation to achieve that purpose. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the testimony and evidence, including but not limited to the staff report, has made the following determinations: 1. On August 1, 1990 the Board of County Commissioners of St. Lucie County, Florida adopted the St. Lucie County Land Development Code. 2. On August 15, 2024, the Planning and Zoning Commission held a public hearing on the proposed ordinance, after publication of notice in the St. Lucie News Tribune at least 10 days prior to the hearing and recommended that the proposed ordinance be approved or disapproved. 3. On September 4, 2024, this Board held its first public hearing on the proposed ordinance, after publication of notice of such hearing in the St. Lucie News Tribune at least 10 days in advance. 4. On ___________ 2024, this Board held its second public hearing on the proposed ordinance, after publication of notice of such hearing in the St. Lucie News Tribune at least 10 days in advance. Page 245 of 313 Ordinance No. 2024-___ Page 2 . 5. The Board has determined that the proposed amendments to the St. Lucie County Land Development Code are consistent with the general purpose, goals, objectives, and standards of the County’s Comprehensive Plan, and are in the best interest of the health, safety, and public welfare of the citizens of the County. NOW, THEREFORE, BE IT ORDAINED by the St. Lucie County Board of County Commissioners that the St. Lucie County Land Development is amended as set forth in the following amendments, as shown in strikethrough and underline format in Section 2. SECTION 1. RATIFICATION OF RECITALS. The foregoing recitals are hereby ratified and confirmed as true and correct and are hereby made a part of this Ordinance. SECTION 2. This ordinance specifically amends St. Lucie County Land Development Code, as follows: . LDC Chapter III – ZONING DISTRICTS LDC Section 3.01.03. – Zoning Districts A. through DD. * * * * * * * * * EE. PTV (PLANNED TOWN OR VILLAGE). * * * * * * * * * * * * * * * FF. PCS (PLANNED COUNTRY SUBDIVISION) * * * * * * * * * * * * * * * GG. PRW (PLANNED RETAIL/WORKPLACE). 1.Purpose. * * * * * * * * * * * * * * * 2. Standards and Requirements n. Signs. Permanent and temporary signs within any Planned Retail/Workplace shall Words in strikethrough type are deletions from existing text. Words in underlined type are additions to existing text. Asterisks (***) indicate existing text not shown. Page 246 of 313 Ordinance No. 2024-___ Page 3 . comply with the provisions of Chapter IX of this Code as they apply to the Commercial Neighborhood (CN) zoning district, except that ground signs may not exceed a height of ten (10) feet. A single Pylon Sign may be permitted adjacent to I-95 within a Highway Service or Warehouse Retail Lot for uses specifically intended to service highway traffic with trip generation rates exceeding 10,000 highway pass-by trips per day from I-95. Pylon Signs are subject to the following dimensional criteria: (1) total sign area may not exceed 530** (640) square feet, (2) no horizontal or vertical sign face dimension may exceed 30 feet, (3) sign height may not exceed 100 feet above the crown of the road, (4) the sign faces must be oriented perpendicular to I-95 with the sign profile facing the view from local roads, (5) the sign must be separated from residential areas by a minimum of 500 feet, and (6) the sign must be setback at least 25 feet from the right-of-way or property boundary. SECTION 3. CONFLICTING PROVISIONS Special acts of the Florida Legislature applicable only to unincorporated areas of St. Lucie County, County Ordinances and County Resolutions, or parts thereof, in conflict with the Ordinance are hereby superseded by this Ordinance to the extent of such conflict. SECTION 4. SEVERABILITY AND APPLICABILITY If any portion of this Ordinance is for any reason held or declared to be unconstitutional, inoperative or void, such holding shall not affect the remaining portions of this Ordinance. If this Ordinance or any provisions thereof shall be held to be inapplicable for any person, property, or circumstances, such holding shall not affect its applicability to any other person, property, or circumstances. SECTION 5. FILING WITH THE DEPARTMENT OF STATE The Clerk is hereby directed forthwith to send a certified copy of the Ordinance to the Bureau of Laws, Department of State, The Capitol, Tallahassee, Florida, 32304. SECTION 6. EFFECTIVE DATE Page 247 of 313 Ordinance No. 2024-___ Page 4 . A certified copy of this ordinance shall be filed with the Department of State by the Clerk of the Board of County Commissioners of St. Lucie County within ten days after enactment by the Board, and this ordinance shall take effect upon filing with the Department of State. SECTION 7. CODIFICATION This Ordinance, upon its effective date, shall be codified by incorporating any contained changes into the St. Lucie County Comprehensive Plan. SECTON 8. ADOPTION. After motion and second, the vote on this ordinance was as follows: Cathy Townsend, Chair XXX Chris Dzadovsky, Vice Chair XXX Linda Bartz, Vice-Chair XXX Jamie Fowler, Commissioner XXX Larry Leet, Commissioner XXX PASSED AND DULY ENACTED this _____ day of ______, 2024. Attest: Board of County Commissioners St. Lucie County, Florida __________________________ By:__________________________ Deputy Clerk Chair Approved as to Form and Correctness: By: ____________________________ County Attorney Page 248 of 313 Ordinance No. 2024-___ Page 5 . Ordinance 2024-___ Exhibit/Appendix A Page 249 of 313 P ROJECT N ARRATIVE Buc-ee’s LDC Amendment Sections 2.00.00 & 3.01.03.GG.2.n SUMMARY The Buc-ee’s site plan and rezoning application for a travel center, proposed at the southeast corner of Indrio Road and Interstate 95, is poised to take advantage of a prime location in North St. Lucie County. The project is intended to provide needed highway service uses while also serving as the western gateway to the TVC area. A critical component of site recognition from the highway is the iconic Buc-ee’s sign with its round beaver button and location callout visible to travelers from afar. To achieve this needed visibility, the applicant is proposing certain revisions to the St. Lucie County Land Development Code to allow for a pylon sign at certain locations along interstate highways. PROPOSED LDC TEXT AMENDMENT Section 2.00.00. Definition, add a definition for Pylon Sign: Pylon Sign: A freestanding ground sign, supported by one pole, intended for businesses or locations whose customers are drawn from adjacent highways, such as gas stations or tourist- related businesses. Pylon signs can be one- or two-sided, and are taller than the surrounding buildings to help assist with visibility and allow adequate time for travelers at highway speeds to maneuver safely to exit. Section 3.01.03.GG.2.n of the PRW zoning district is proposed for amendment as follows: n. Signs. Permanent and temporary signs within any Planned Retail/Workplace shall comply with the provisions of Chapter IX of this Code as they apply to the Commercial Neighborhood (CN) zoning district, except that ground signs may not exceed a height of ten (10) feet. A single Pylon Sign may be permitted adjacent to I-95 within a Highway Service or Warehouse Retail Lot for uses specifically intended to service highway traffic with trip generation rates exceeding 10,000 highway pass-by trips per day from I-95. Pylon Signs are subject to the following dimensional criteria: 1) total sign area may not exceed 530 square feet, 2) no horizontal or vertical sign face dimension may exceed 30 feet, 3) sign height may not exceed 100 feet above the crown of the road, 4) the sign faces must be oriented perpendicular to I-95 with the sign profile facing the view from local roads, 5) the sign must be separated from residential areas by a minimum of 500 feet, and 6) the sign must be setback at least 25 feet from the right-of-way or property boundary. Page 250 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 2 APPLICANT BACKGROUND Buc-ee's is an American chain of family travel stores that include gas and electric vehicle charging stations strategically situated along America’s highway system to provide a safe and convenient “pitstop” for travelers. Buc-ee’s is known for its unique product offerings, spanning beef jerky and candy to brisket, baked goods, tacos and sandwiches, and souvenirs and travel items. The Buc-ee’s chain was founded in 1982 in Clute, Texas and began expansion with its first travel center in Luling, Texas in 2003. The company began expanding outside of Texas in 2018 with openings in Alabama, Florida, Georgia, Kentucky, South Carolina, Tennessee, Colorado, and Missouri, with new locations planned for Mississippi and Virginia. The chain is well known for the large size of its locations and for the cleanliness of its stores. In June 2023, its Sevierville, Tennessee, location was recognized as the largest gas station in the world. Buc-ee’s bathrooms are award-winning, also, having won the Cintas award for “Best Restroom in America” in 2012. 1 Currently there are two locations in Florida, St. Augustine and Daytona Beach with another planned in Ocala.2 Buc-ee’s is now proposing a new travel center in St. Lucie County at the southeast corner of the Interstate 95 and Indrio Road interchange. The subject of this application is a requested revision to the LDC to accommodate a Pylon Sign in association with the proposed site plan in St. Lucie County. The proposed sign height is the same or less than the existing Buc-ee’s locations in Florida. St. Augustine’s pole sign height is 100’ and Daytona is 125’. The St. Augustine site received a variance approval, and at the Daytona and Ocala locations, the sign height was incorporated within the planned development application and no variance was needed. Included with this application is a sign presentation that further explains and justifies the request for greater dimensional sign criteria to support the content of this narrative. REGULATORY ANALYSIS AND JUSTIFICATION Florida State Statutes: To provide the overarching standards for permitting sign placement along Florida interstate highways, a review of the Florida Statutes was conducted. Pursuant to section 479.015, F.S., the control of signs in areas adjacent to the highways of the state of Florida is declared to be necessary for the following reasons: • Protect the public investment in the state highways • Attract visitors to this state by conserving the natural beauty of the state • Preserve and promote the recreational value of public travel • Assure that information in the specific interest of the traveling public is presented safely and aesthetically; to enhance the economic well-being of the state by promoting tourist-oriented businesses, such as public accommodations, vehicle services, attractions, campgrounds, parks, and recreational areas • Promote points of scenic, historic, cultural, and educational interest 1 4th Buc-ee's is coming to Florida. Wondering what the hype is about? (pnj.com) 2 Ibid Page 251 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 3 Further, section 479.024, F.S., states that signs shall be permitted by the department (Florida Department of Transportation) only in commercial or industrial zones, as determined by the local government, in compliance with Chapter 163, unless otherwise provided in this chapter. Commercial and industrial zones are those areas appropriate for commerce, industry, or trade, regardless of how those areas are labeled. St. Lucie County Land Development Code: The current LDC provides only for Billboards as highway-adjacent advertising formats. Pylon signs and billboards serve similar purposes but differ in terms of application. Both signs are freestanding structures located along a highway. A Pylon Sign, however, is specific to the site of the location that is being advertised. Pylon signs call out a physical presence and grab the attention of passersby. These structures are freestanding, on a single pole or a wide base. The primary role of a pylon sign is to offer clear visibility from a distance, announcing the business’ location to allow adequate time for travelers at highway speeds to maneuver safely to the adjacent exit. Billboards, in contrast, are typically mounted alongside roads or highways; the advertisement is not limited to a specific site but rather promoting a business in other locations or a general idea, such as a political campaign. As the only highway-adjacent sign type currently adopted into the St. Lucie County LDC, Section 9.02.02 provides the following regulations for Billboards: A. Shall not be located along any roadway other than the following: 1.) Florida's Turnpike Indian River county line to Martin county line 2.) I-95 Indian River county line to Martin county line 3.) US #1 Indian River county line to Martin county line The Code Section states that except as may be further restricted in Code Section 9.01.01: B. Shall not exceed a sign area of three hundred seventy-eight (378) square feet including all trim, molding, or skirting, except as may be further restricted in this Code. C. Shall not exceed a sign face dimension of thirty-six (36) feet horizontally or twelve (12) feet vertically including all trim, molding, or skirting. D. Shall not exceed a total height above the crown of the road of thirty-five (35) feet, except as may be further restricted in this Code, and fifty (50) feet total height above grade along the Florida Turnpike and I-95. Comparable dimensions of existing Billboard dimensions to proposed Pylon Signs are as follows: Dimensions Billboard Proposed Pylon Total sign area 378 square feet 530 square feet Horizontal or vertical dimension 36 feet 30 feet Sign height 50 feet above the crown of the road 100 feet above the crown of the road Setback from right-of-way or property boundary 25 feet from the right-of-way or property boundary 25 feet from the right-of- way or property boundary Page 252 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 4 Surrounding Jurisdictions: Based on staff’s request, the applicant researched permitted signs in nearby jurisdictions including Indian River County, Martin County, the City of Fort Pierce, and the City of Port St. Lucie. All jurisdictions have regulatory language to control size and height of billboards, but none of them specifically address pylon signs designed to accommodate highway-adjacent uses dependent upon pass- by traffic from I-95 and the Turnpike. The relevant code research is included here as Addendum 2: Jurisdictional Sign Regulations. Summary: The Florida Statutes recognizes the role that signage plays along interstate highways, thereby providing specific permitting requirements for such signage. Locally, St. Lucie County sign codes only address Billboards for large-format offsite advertising, but does not include Pylon Signs, which function in drastically different ways. Pylon Signs offer a more site-specific advertising approach, targeting customers specifically from highway pass-by travel. These two signs are different and should be distinguished within the St. Lucie County Sign Code. The applicant proposes a Code amendment to Section 2.00.00 to introduce Pylon Signs as a definition, and included in Section 3.01.03.GG.2.n in limited applications in the PRW zoning district per design standards. Page 253 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 5 ADDENDUM 1: LDC TEXT AMENDMENT APPLICATION SUPPLEMENT 1. If you are requesting an amendment to the text of the LDC, the precise wording of any proposed amendment to the text shall be provided: Section 2.00.00. Definition, add a definition for Pylon Sign: Pylon Sign: A freestanding ground sign, supported by one pole, intended for businesses or locations whose customers are drawn from adjacent highways, such as gas stations or tourist- related businesses. Pylon signs can be one- or two-sided, and are taller than the surrounding buildings to help assist with visibility and allow adequate time for travelers at highway speeds to maneuver safely to exit. Section 3.01.03.GG.2.n of the PRW zoning district is proposed for amendment as follows: n. Signs. Permanent and temporary signs within any Planned Retail/Workplace shall comply with the provisions of Chapter IX of this Code as they apply to the Commercial Neighborhood (CN) zoning district, except that ground signs may not exceed a height of ten (10) feet. A single Pylon Sign may be permitted adjacent to I-95 within a Highway Service or Warehouse Retail Lot for uses specifically intended to service highway traffic with trip generation rates exceeding 10,000 highway pass-by trips per day from I-95. Pylon Signs are subject to the following dimensional criteria: 1) total sign area may not exceed 530 square feet, 2) no horizontal or vertical sign face dimension may exceed 30 feet, 3) sign height may not exceed 100 feet above the crown of the road, 4) the sign faces must be oriented perpendicular to I-95 with the sign profile facing the view from local roads, 5) the sign must be separated from residential areas by a minimum of 500 feet, and 6) the sign must be setback at least 25 feet from the right-of-way or property boundary. 2. Please give a statement describing any changed conditions that would justify an amendment: Recent applications for development at the Indrio and I-95 intersection have demonstrated an interest in uses that are taking advantage of passing motorists on I-95. The proposed amendment addresses the height and area of signs necessary to be seen by highway traffic. 3. Please give a statement describing why there is a need for the proposed amendment: The proposed amendment addresses the height and area of signs necessary to be seen by highway traffic. The concurrent application for a rezoning and site plan for a Buc-ee’s travel center necessitates the increased size and height of the required sign. 4. Please give a statement describing whether and how the proposed amendment conforms to the St. Lucie County Comprehensive Plan: Policy 1.1.4.1 instructs the County to adopt a Land Development Code that regulates signage, but no further language in the Future Land Use Elements guides policies on design standards for such signs. Page 254 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 6 5. Please give a statement outlining the extent to which the proposed amendment: A) Is compatible with existing land uses; The proposed amendment is compatible with existing land uses in that it limits the increased sign size to only 1) parcels adjacent to I-95, 2) Warehouse Retail Lots, which are already limited in their potential locations in TVC, and 3) those uses specifically intended to service highway retail. B) Affects the capacities of public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; (Would it exceed the capacity of the above public facilities?) The proposed amendment in no way impacts the capacity of public facilities. C) Affects the natural environment; (If no adverse impacts are anticipated, please explain why.) The proposed amendment in no way impacts the natural environment. D) Will result in an orderly and logical development pattern; (Identify any negative effects.) The proposed amendment results in an orderly and logical development pattern in its limitation to property adjacent to I-95 and only for highway service. 6. Please explain the applicant's interest in the subject amendment and how it affects their property; Currently signs in the PRW zoning district must comply with Commercial Neighborhood standards and, as such, are limited to 100 square feet with a maximum height of 10 feet. Buc-ee’s, the applicant, requires a sign of a scale appropriate to signal to highway-level speeds, as the majority of its users are I-95 pass-by trips. 7. Please include such other information or documentation as the Planning & Development Services Director may deem necessary or appropriate to a full and proper consideration and disposition of this particular application. Further documentation and justification is included in the application narrative. Page 255 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 7 ADDENDUM 2: SURROUNDING JURISDICTIONAL SIGN REGULATIONS SLC Sign Code 9.01.01. Permitted Permanent Code Signs Code Section Maximum Number Maximum Size Maximum Height Other Standards Nameplates 1 per dwelling unit 3 s.f. n/a non-illuminated Ground or Wall Signs 1 double-faced ground or 2 single- faced wall or ground signs per entrance to residential development, farm, or ranch. 32 s.f. 10 feet Non-illuminated, externally illuminated, or backlit Reduce maximum sign area by 50% if entrances are located less than 300 ft. of one another. Directional Signs One per lawful driveway, otherwise as necessary for safety 6 s.f. n/a Non-illuminated, externally illuminated, or backlit Billboards n/a 378 s.f. 50 feet above crown of road or finished grade •Only permitted along I-95 and the Florida Turnpike. •1,500 feet apart on same side of road. •200 foot minimum separation from residential zones. •See Section 9.02.02 for general billboard provisions. Public Utility Signs n/a n/a n/a n/a Page 256 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 8 City of Fort Pierce Sec. 117-7. Permitted signs I-95 and Turnpike interchange district All commercial and industrial lots or parts thereof located within: 1. One-half mile of where I-95 N intersects with State Road 70. 2. One-half mile of the commencement of the southbound turnpike off ramp; or 3. Extends one-half mile both north and south of State Road 70 between the two interchanges. *** 7. I-95 and turnpike interchange district. a. Area defined. The area subject to this section shall include all commercial and industrial lots or parts thereof located within: 1. One-half mile of where I-95 N intersects with State Road 70; 2. One-half mile of the commencement of the southbound turnpike off ramp; or 3. Extends one-half mile both north and south of State Road 70 between the two interchanges. b. Ground sign standards. Any establishment or group of establishments, which has a main street frontage of 60 linear feet or more, located on a lot which lies in whole or in part in the district provided for by this section, shall be permitted one ground sign. Such sign shall not exceed a sign area equal to one square foot for every three linear feet of main street frontage, up to a maximum of 300 square feet. The maximum height shall be 65 feet. c. Other standards. Additional signs in this district shall conform with regulations and standards provided by this chapter or the appropriate zoning category. City of Port St. Lucie - Sec. 155.08 Regulations for Permanent Identification Signs Requiring Permits. Regulations for Permanent Identification Signs Requiring Permits. (R) Billboards. Billboards shall be permitted subject to the requirements of section 158.136 and section 158.137 of the zoning code and the following regulations: (1) Billboard special exceptions shall be for a period of ten (10) years at which point a new application subject to the then existing regulations shall be submitted. If the new application is not approved, the billboard and supporting structure shall be removed within sixty (60) days of the date of final city council action. (2) Billboards shall be subject to annual inspection after receipt of the annual fee. If the fee is not received and/or the billboard does not pass inspection the billboard and supporting structure shall be removed within sixty (60) days of the date of annual renewal. The renewal fee for expired permits shall be doubled. (3) All billboards shall be located within two hundred (200) feet of the Florida Turnpike or I-95 right- of-way; at least two hundred (200) feet from any land with any residential land use, at least 1500 feet Page 257 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 9 from any other billboard on the same side of the Florida Turnpike or I-95 and shall meet the setback requirement of the zoning ordinance. (4) Billboards shall be limited to six hundred seventy-two (672) sq. ft. in area with a maximum height of fifty (50) feet. The height shall be measured from the crown of the road which the sign faces. (5) Billboards may not include flashing lights or animated signs but may include automatic changeable facing billboards if specifically approved as part of the special exception application. (6) Lighting shall be shielded and shall not be directed at any area with residential, institutional, or commercial land use or zoning nor at any public or private road right-of-way. (7) Billboards shall be single center mounted steel frame or equivalent and shall meet the city wind load requirements. Martin County Sec. 4.703. Types of signs permitted. 4.703.A. Billboards and off-premises signs. Billboards and off-premises signs shall be permitted in accordance with building code construction standards of the County (except as provided in section 4.695.A.3.) provided that the following conditions are met: 1. Billboards and off-premises signs shall be allowed only on property zoned general commercial or general industrial. 2. Billboards and off-premises signs shall only be allowed on property which has been reviewed and developed in accordance with a commercial site plan. 3. Where utility facilities or railroads are in place or are constructed after the date of adoption of this division, those improvements shall be considered the principal use of the property and no further principal uses shall be allowed on the property. 4. Billboards and off-premises signs shall not exceed 18 feet in height above unfinished lot grade. 5. Billboards and off-premises signs shall not exceed 100 square feet in sign area on any face. There shall not be more than two faces on any sign. 6. Billboards and off-premises signs shall not be less than 2,500 feet in any direction from any other billboard or off-premises sign. 7. Billboards and off-premises signs shall not be less than 2,500 feet in any direction from any of the following: a. Residential district; b. Cemetery; c. Mixed-use districts where the land use is residential; d. Place of worship; e. Public service district; f. Railroad crossing (measured from the center line); g. Road intersection (measured from the centerline); and h. School. 8. Billboards and off-premises signs shall comply with the minimum front, rear, side and corner setbacks established in the Land Development Code. Setbacks shall be measured from the outermost limit of any portion of a sign. Page 258 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 10 9. Billboards and off-premises signs shall be completely independent of any building or other structure, excluding the sign structure. 10. Billboards and off-premises signs shall not be permitted within 100 feet of a point of purchase sign. 11. The applicant must be in receipt of any required State Department of Transportation permit prior to application to the Building Director for a sign permit. Indian River County Section 956.16. Regulations for permanent identification signs requiring permit (2) Identification signs for nonresidential districts. (e) Off-premise directional signs. Off-premise directional sign shall be permitted after satisfying the following conditions: 1. Off-premise directional signs area. Sign area shall comply with Table I "Schedule of Regulations for Permanent Signs Requiring Permits," except that on I-95 the maximum area shall not exceed three hundred (300) square feet. 2. Sign location. Off-premise directional signs shall be located in the CG, CH, IL, or IG zoning districts. Off-premise signs may be allowed on the same site as on-premise signs provided that a one thousand-foot separation distance is maintained between the off-premise sign and any other sign on the site. 3. Spacing of signs. Off-premise directional signs visible to the same flow of traffic on the same side of the main traveled way shall not be closer than one thousand (1,000) feet apart. More than one off-premise sign may be permitted on a single parcel provided such signs are spaced a minimum distance of one thousand (1,000) feet from all existing freestanding signs, except that on Interstate 95 sign separation distance shall be a minimum of one thousand five hundred (1,500) feet. The minimum distance between two (2) off-premise signs located at the intersection of two (2) streets and facing different flows of traffic at right angles to each other shall be one hundred (100) feet apart. Back-to-back signs are permitted. 4. Sign height. Off-premise signs shall not exceed the height limitations for the district in which the sign is located, except that such signs located on Interstate 95 shall not exceed fifty (50) feet in height. In addition, section 956.18(2) provides for the board of county commissioners to review and take action on any such signs which may be protected by the Federal Highway Beautification Act of 1965 and/or Chapter 479, Florida Statues. 5. Off-premise directional signs for nonresidential subdivisions. Off-premise directional signs may be permitted within nonresidential subdivisions upon compliance with the following performance standards: a. Only one such sign shall be located on a lot or parcel adjacent to the principal entrance in the subdivision; b. The sign shall be permitted for the exclusive use of all consenting owners or tenants within the subdivision; c. The sign shall comply with Table I "Schedule of Regulations for Permanent Signs Requiring Permits"; d. The sign shall be set back from an adjacent property line a minimum distance of twenty (20) feet; e. The sign may be placed on an existing permitted freestanding sign; however, if a separate sign is erected, such sign shall have a minimum separation distance of ten (10) feet from any existing freestanding sign; Page 259 of 313 Application Narrative: Buc-ee’s LDC Amendment June 5, 2024 11 f. Except as provided in the following paragraph, the owner of the property on which the sign is located shall apply for a sign permit and shall be responsible for compliance with the provisions of this chapter; g. For nonresidential subdivisions requiring plat approval, the developer shall designate a tract or easement where the sign shall be located. Such tract or easement shall be dedicated to a property owners association which shall be responsible for obtaining a sign permit and for compliance with the provisions of this chapter. Page 260 of 313 FORT PIERCE, FLORIDA SIGN PRESENTATION Page 261 of 313 BUC-EE’S FORT PIERCE: CONCEPTUAL SITE PLAN RENDERING MAY 7, 2024 Page 262 of 313 BUC-EE’S FORT PIERCE: ALLOWED BY ORDINANCE MAY 7, 2024 Page 263 of 313 BUC-EE’S FORT PIERCE: PROPOSED SIGNAGE MAY 7, 2024 Page 264 of 313 Sign Type A WALL SIGNS Page 265 of 313 Page 266 of 313 Sign Type B Page 267 of 313 Page 268 of 313 Page 269 of 313 3.85% 3.85% 2.39% 2.39%PROPOSED: PROPOSED: PROPOSED: PROPOSED: BUC-EE’S FORT PIERCE: ALLOWED BY ORDINANCE & PROPOSED MAY 7, 2024 Page 270 of 313 Sign Type C Page 271 of 313 Page 272 of 313 FORT PIERCE WALMART Page 273 of 313 INDRIO CROSSING SHOPPING CENTER Page 274 of 313 Page 275 of 313 Page 276 of 313 Page 277 of 313 Page 278 of 313 Page 279 of 313 Page 280 of 313 Page 281 of 313 NORTHBOUND STREET VIEW 100’ Balloon Test Page 282 of 313 SOUTHBOUND STREET VIEW 100’ Balloon Test Page 283 of 313 Page 284 of 313 Page 285 of 313 St . L u c i e C o u n t y 11- 35 Ad o p t e d _u p d a t e d 1 2 . 2 0 2 2 Co m p r e h e n s i v e P l a n TV C E l e m e n t G O P s Page 286 of 313 St . L u c i e C o u n t y 11- 45 Ad o p t e d _u p d a t e d 1 2 . 2 0 2 2 Co m p r e h e n s i v e P l a n TV C E l e m e n t G O P s Page 287 of 313 St. Lucie County, Florida, Land Development Code CHAPTER IX SIGNS St. Lucie County, Florida, Land Development Code Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 1 of 25 CHAPTER IX SIGNS 9.00.00. PURPOSE The purpose of these sign regulations is to establish requirements for the size, character, appearance, location, installation and maintenance of signs in order to promote public safety, preserve and protect the visual beauty of the landscape and promote the general health, welfare and safety of the citizens of St. Lucie County. The Board of County Commissioners, after public hearing, finds that these regulations are necessary to maintain and enhance the visual beauty of the County, to maintain and enhance the safety for those using the public rights-of-way and other areas open to vehicular and pedestrian traffic, to protect private property rights and property values, and to provide citizens and businesses with ample and effective opportunities for identification, advertising, and the expression of ideas. The Board of County Commissioners intends that the provisions of this chapter are severable, and further intends that, should any provision be declared invalid or unconstitutional, such declaration shall not affect the part of this chapter that remains. (Ord. No. 16-009, Pt. A, 6-7-2016) 9.01.00. PERMITTED PERMANENT AND AUTHORIZED TEMPORARY SIGNS 9.01.01. Permitted Permanent Signs. The following signs or advertising structures of a permanent nature shall be permitted within the following zoning districts: A.Agricultural - 1 (AG-1); Agricultural - 2.5 (AG-2.5); Agricultural - 5 (AG-5). Type of Sign Maximum Number Maximum Size Maximum Height Other Standards Nameplates 1 per dwelling unit 3 s.f. n/a non-illuminated Ground or Wall Signs 1 double- faced ground or 2 single- faced wall or ground signs per entrance to residential development, farm, or ranch. 32 s.f. 10 feet •Non-illuminated, externally illuminated, or backlit •Reduce maximum sign area by 50% if entrances are located less than 300 ft. of one another. Directional Signs One per lawful driveway, otherwise as 6 s.f. n/a Non-illuminated, externally illuminated, or backlit Page 288 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 2 of 25 necessary for safety Billboards n/a 378 s.f. •50 feet above crown of road or finished grade. •Only permitted along I-95 and the Florida Turnpike. •1,500 feet apart on same side of road. •200 foot minimum separation from residential zones. •See Section 9.02.02 for general billboard provisions. Public Utility Signs n/a n/a n/a n/a 1. One (1) non-illuminated nameplate per dwelling unit or structure which shall not exceed three (3) square feet in sign area. 2. One (1) double-faced, ground sign or two (2) single-faced, wall or ground signs, located at each principal entrance into a residential development, farm, or ranch, as generally depicted in Figure 9-1. Wall signs shall be located on opposite sides of such entrances. Such signs shall only be non-illuminated, externally illuminated, or backlit, meaning illuminated by a light source which is placed behind, and shines through, the sign face. The backlighting shall be designed to minimize glare and dispersion of light other than through the sign face. No such ground or wall sign face shall exceed thirty-two (32) square feet in size and shall not exceed ten (10) feet in height. Where the distance between the nearest edges of separate entrances to the same residential development, farm, or ranch is less than three hundred (300) feet, as measured along the right-of-way of the abutting street, the maximum permitted sign area (indicated above) at such entrances shall be reduced by fifty percent (50%) (Figure 9.2). Page 289 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 3 of 25 3. Changeable-message monument signs shall confirm to the specific requirements of Section 9.03.00.H. 4. Directional signs which shall not exceed six (6) square feet each in sign area, may be installed as necessary for safety. 5. Billboards shall only be permitted on properties which are physically contiguous to I-95 and the Florida Turnpike, located so as to be visible from such highway, and as further restricted in Section 9.02.02(A). Such signs shall not be spaced less than one thousand five hundred (1,500) feet from another billboard which is on the same side of, and is directed at, the same highway. 6. Public utility signs, identifying the location of structures or facilities that may present a safety hazard, such as underground lines, high voltage areas, or the like, as needed for public safety purposes may be permitted if located so as not to create public safety hazards or interfere with rights-of-way maintenance, in the judgment of the Director of Planning and Development Services or his/her designee. B.Residential/Conservation (R/C); Agricultural Residential (AR-1); Residential, Estate-1 (RE-1); Residential, Estate-2 (RE-2); Residential, Single-Family-2 (RS-2); Residential, Single-Family-3 (RS-3); Residential, Single-Family-4 (RS-4); Planned Mixed Use Development (PMUD) - Residential (Low Intensity). Type of Sign Maximum Number Maximum Size Maximum Height Other Standards Nameplates 1 per dwelling unit. 3 s.f. n/a Non-illuminated Ground or Wall Signs 1 double- faced ground or 2 single- faced wall or 32 s.f. 10 feet •Non-illuminated, externally illuminated, or backlit. •Reduce maximum sign area by Page 290 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 4 of 25 ground signs per entrance to residential development, farm, or ranch. 50% if entrances are located less than 300 ft. of one another. Directional Signs One per lawful driveway, otherwise as necessary for safety. 6 s.f. n/a Non-illuminated, externally illuminated, or backlit. Public Utility Signs n/a n/a n/a n/a 1. One (1) non-illuminated nameplate per dwelling unit which shall not exceed three (3) square feet in sign area. 2. Directional signs which shall not exceed six (6) square feet each in sign area may be installed as necessary for safety. 3. One (1) double-faced, ground sign or two (2) single-faced, wall or ground signs, located at each principle entrance into a residential development, farm, or ranch, as generally depicted in Figure 9-3. Wall signs shall be located on opposite sides of such entrances. Such signs shall only be non-illuminated, externally illuminated, backlit, meaning illuminated by a light source which is placed behind, and shines through, the sign face. The backlighting shall be designed to minimize glare and dispersion of light other than through the sign face. No such ground or wall sign face shall exceed thirty-two (32) square feet in size, and shall not exceed ten (10) feet in height. Where the distance between the nearest edges of separate entrances to the same residential development, farm, or ranch is less than three hundred (300) feet, as measured along the right-of-way of the abutting street, the Page 291 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 5 of 25 maximum permitted sign area (indicated above) at such entrances shall be reduced by fifty percent (50%) (Figure 9-4). 4. Public utility signs, identifying the location of structures or facilities that may present a safety hazard, such as underground lines, high voltage areas, or the like, as needed for public safety purposes may be permitted if located so as not to create public safety hazards or interfere with rights-of-way maintenance, in the judgment of the Director of Planning and Development Services or his/her designee. C.Residential, Mobile Home-5 (RMH-5); Residential, Multiple-Family-5 (RM-5); Residential, Multiple- Family-7 (RM-7); Residential, Multiple-Family-9 (RM-9); Residential, Multiple-Family-11 (RM-11); Residential, Multiple-Family-15 (RM-15); Planned Unit Development (PUD); Recreational Vehicle Park (RVP); Hutchinson Island Residential District (HIRD); Planned Mixed Use Development (PMUD) - Residential (Medium and High Intensities). Type of Sign Maximum Number Maximum Size Maximum Height Other Standards Nameplates 1 per dwelling unit. Multi-family: 1 s.f. Single-family: 3 s.f. n/a Non-illuminated Ground or Wall Signs 1 double- faced ground or 2 single- faced wall or ground signs per entrance to residential development, farm, or ranch. 32 s.f. 10 feet •Non-illuminated, externally illuminated, or backlit. •Reduce maximum sign area by 50% if entrances are located less than 300 ft. of one another. Page 292 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 6 of 25 Directional Signs One per lawful driveway, otherwise as necessary for safety. 6 s.f. n/a Non-illuminated, externally illuminated, or backlit. Public Utility Signs n/a n/a n/a n/a 1. One (1) non-illuminated nameplate per dwelling unit consistent with the following maximum sign area standards: a.) Single Family: Three (3) square feet b.) Multi-Family: One (1) square foot 2. One (1) double-faced, ground sign or two (2) single-faced, wall or ground signs, located at each principle entrance into a residential development, farm, or ranch, as generally depicted in Figure 9-5. Wall signs shall be located on opposite sides of such entrances. Such signs shall only be non-illuminated, externally illuminated, backlit, meaning illuminated by a light source which is placed behind, and shines through, the sign face. The backlighting shall be designed to minimize glare and dispersion of light other than through the sign face. No such ground or wall sign face shall exceed thirty-two (32) square feet in size, and shall not exceed ten (10) feet in height. Where the distance between the nearest edges of separate entrances to the same residential development, farm, or ranch is less than three hundred (300) feet, as measured along the right-of-way of the abutting street, the maximum permitted sign area (indicated above) at such entrances shall be reduced by fifty percent (50%) (Figure 9-6). Page 293 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 7 of 25 3. Directional signs, which shall not exceed six (6) square feet in sign area, may be installed as necessary for safety. 4. Public utility signs, identifying the location of structures or facilities that may present a safety hazard, such as underground lines, high voltage areas, or the like, as needed for public safety purposes may be permitted if located so as not to create public safety hazards or interfere with rights-of-way maintenance, in the judgment of the Director of Planning and Development Services or his/her designee. D.Commercial, Office (CO); Planned Mixed Use Development (PMUD) - Professional Service/Office (Low, Medium, and High Intensities). Type of Sign Maximum Number Maximum Size Maximum Height Other Standards Nameplates 1 per occupant. 3 s.f. n/a None 10 feet for RES, MXD, or AG Future Land Uses. Non-illuminated, externally illuminated, or backlit for RES, MXD, or AG Future Land Uses. Ground or Wall Signs 1 per establishment or group of establishments having at least 50 linear feet of frontage. If in MXD or COM Land Use, permitted ground signs may include changeable- message monument 1 s.f. for every 2 linear feet of frontage - 100 s.f. maximum. 20 feet for all other Future Land Uses. None - all other Future Land Uses. Page 294 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 8 of 25 signs, subject to the requirements of Section 9.03.00.H. Total Sign Area: 10% of wall face area fronting on main street for RES, MXD, or AG Future Land Uses. Non-illuminated, externally illuminated, or backlit for RES, MXD, or AG Future Land Uses. Wall, Projecting, and/or Canopy Signs (Attached Canopies Only) n/a Total Sign Area: 20% of wall face area fronting on main street for all other Future Land Uses. n/a None - all other Future Land Uses. Directional Signs One per lawful driveway, otherwise as necessary for safety. 6 s.f. n/a Non-illuminated, externally illuminated, or backlit. Public Utility Signs n/a n/a n/a n/a 1. One (1) nameplate per occupant which shall not exceed two (2) square feet in sign area. 2. Any establishment or group of establishments that has a street lot frontage of fifty (50) feet or more, shall be permitted one (1) ground sign which shall not exceed a sign area equal to one (1) square foot for every two (2) linear feet of street frontage, up to a maximum of one hundred (100) square feet. Such ground signs shall also be consistent with the following standards: a.) For property that is located within any non-residential, non-agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, ground signs shall not exceed a height of twenty (20) feet. b.) For property that is located within the MXD or any residential or agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, ground signs shall not exceed a height of ten (10) feet. Such signs shall only be non-illuminated, externally illuminated, or backlit, meaning illuminated by a light source which is placed behind, and shines through, the sign face. The backlighting shall be designed to minimize glare and dispersion of light other than through the sign face. c.) Changeable-message monument signs shall conform to the specific requirements of Section 9.03.00.H. Page 295 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 9 of 25 3. Wall, projecting, and/or canopy signs (attached canopy only) consistent with the following standards: a.) For property that is located within any non-residential, non-agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, total wall, projecting, and/or canopy sign area may equal up to twenty percent (20%) of the total wall face area fronting the main street. b.) For property that is located within the MXD or any residential or agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, total wall, projecting, and/or canopy sign area may equal up to ten percent (10%) of the total wall face area fronting the main street. Such signs shall only be non-illuminated, externally illuminated, or backlit, meaning illuminated by a light source which is placed between a background and the sign face. Up to fifty percent (50%) of the permitted wall, projecting, or canopy sign area may be located on any other wall face of the same building or on any other canopy which is attached to such building. 4. Directional signs which shall not exceed six (6) square feet in sign area may be installed as necessary for safety. 5. Public utility signs, identifying the location of structures or facilities that may present a safety hazard, such as underground lines, high voltage areas, or the like, as needed for public safety purposes may be permitted if located so as not to create public safety hazards or interfere with rights-of-way maintenance, in the judgment of the Director of Planning and Development Services or his/her designee. E.Commercial, Neighborhood (CN); Commercial Resort (CR); Institutional (I); Religious Facilities (RF); Planned Mixed Use Development (PMUD) - Institutional (Low, Medium, and High Intensities), General Commercial (Low Intensity), and Public Service/Utilities (Low Intensity). Type of Sign Maximum Number Maximum Size Maximum Height Other Standards Total Sign Area: 10% of wall face area fronting on the main street for RES, MXD, or AG Future Land Uses. Wall, Projecting, and/or Canopy Signs (Attached Canopies Only) n/a Total Sign Area: 20% of wall face area fronting on the main street - all other Future Land Uses. n/a None Total Sign Area: 10% of total canopy face area - 23 s.f. maximum per canopy face - RES, MXD, or AG Future Land Uses. Canopy Signs 4 per face of free-standing canopy structures. Total Sign Area: 20% of total canopy face area - 45 s.f. maximum per canopy face - all other Future Land Uses. n/a None Page 296 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 10 of 25 10 feet for RES, MXD, or AG Future Land Uses. Ground Signs 1 per establishment or group of establishments having at least 50 linear feet of frontage. Permitted ground signs may include changeable- message monument signs, subject to the requirements of Section 9.03.00.H. 1 s.f. for every 2 linear feet of frontage - 100 s.f. maximum. 20 feet for all other Future Land Uses. None Pedestrian Signs 1 per establishment. 6 s.f. n/a None Rear Entrance Wall Sign 1 per establishment. 6 s.f. n/a None Directional Sign One per lawful driveway, otherwise as necessary for safety. 6 s.f. n/a Non- illuminated, externally illuminated, or backlit Public Utility Sign n/a n/a n/a n/a 1. Wall, projecting, and/or canopy signs (attached canopy only) consistent with the following standards: a. For property that is located within any non-residential, non-agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, total wall, projecting, and/or canopy sign area may equal up to twenty percent (20%) of the total wall face area fronting the main street. b. For property that is located within the MXD or any residential or agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, total wall, projecting, and/or canopy sign area may equal up to ten percent (10%) of the total wall face area fronting the main street. Up to fifty percent (50%) of the permitted wall, projecting, or canopy sign area may be located on any other wall face of the same building or on any other canopy attached to such building. 2. A maximum of four (4) canopy signs per face of free-standing canopy structure(s), consistent with the following standards: Page 297 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 11 of 25 a. For property that is located within any non-residential, non-agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, total canopy sign area may equal up to twenty percent (20%) of the total canopy face area, except that no single canopy face shall have more than forty-five (45) square feet of sign area. b. For property that is located within the MXD or any residential or agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, total canopy sign area may equal up to ten percent (10%) of the total canopy face area, except that no single canopy face shall have more than twenty-three (23) square feet of sign area. 3. Any establishment or group of establishments that has a street lot frontage of fifty (50) linear feet or more, shall be permitted one (1) ground sign. Such sign shall not exceed a sign area equal to one (1) square foot for every two (2) linear feet or major fraction thereof of street lot frontage up to a maximum of one hundred (100) square feet. Such ground signs shall also be consistent with the following standards: a. For property that is located within any non-residential, non-agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, ground signs shall not exceed a height of twenty (20) feet. b. For property that is located within the MXD or any residential or agricultural Future Land Use District, as established in the St. Lucie County Comprehensive Plan, ground signs shall not exceed a height of ten (10) feet. c. Changeable-message monument signs shall conform to the specific requirements of Section 9.03.00.H. 4. One (1) pedestrian sign per establishment which shall not exceed six (6) square feet in sign area. 5. One (1) rear entrance wall sign per establishment which shall not exceed six (6) square feet in sign area. 6. Directional signs, which shall not exceed six (6) square feet each in sign area, may be installed as necessary for safety. 7. Public utility signs, identifying the location of structures or facilities that may present a safety hazard, such as underground lines, high voltage areas, or the like, as needed for public safety purposes may be permitted if located so as not to create public safety hazards or interfere with rights-of-way maintenance, in the judgment of the Director of Planning and Development Services or his/her designee. F.Commercial General (CG); Industrial Light (IL); Industrial Heavy (IH); Industrial Extraction (IX); Utilities (U); Planned Mixed Use Development (PMUD) - General Commercial (Medium and High Intensities), Public Service/Utilities (Medium and High Intensities), Industrial (Medium and High Intensities). Type of Sign Maximum Number Maximum Size Maximum Height Other Standards Wall, Projecting, and/or Canopy Signs (Attached Canopies Only) 4 per establishment. Total Sign Area: 20% of wall face area fronting on main street. n/a None Page 298 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 12 of 25 Canopy Signs (Free- standing canopies) 4 per face of free- standing canopy. Total Sign Area: 20% of total canopy face area - 45 s.f. maximum per canopy face. n/a None For establishments having from 50 to 150 linear ft. of frontage: 1 s.f. for every 1 linear ft. of frontage - 150 s.f. maximum. 1 per establishment having at least 50 linear ft. of frontage. Permitted ground signs may include changeable-message monument signs, subject to the requirements of Section 9.03.00.H. For establishments having over 150 ft. of frontage: 1 s.f. for every 1½ ft. of frontage, or 150 s.f., whichever is greater - 200 s.f. maximum. 1 additional sign for establishments having over 300 ft. of frontage. 1 s.f. for every 1½ linear ft. of frontage in excess of first 300 ft.- 200 s.f. maximum. Ground Signs 1 additional sign for establishments having at least 300 ft. of frontage and outdoor displays (LDC Section 7.10.02). 100 s.f. 30 feet. Sign area of individual signs may be aggregated, except that no single sign shall exceed 200 s.f. Pedestrian Signs 1 per establishment. 6 s.f. n/a None Rear Entrance Wall Sign 1 per establishment. 6 s.f. n/a None Directional Sign One per lawful driveway, otherwise as necessary for safety. 6 s.f. n/a None Billboards n/a 378 s.f. •35 ft. above crown of road. •50 ft. above crown of road along I-95 •Only permitted along I-95, the Florida Turnpike and those roadways identified in Section 9.02.02(A). •1,500 foot apart on same side of road. •200 foot min. separation from Page 299 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 13 of 25 and Fla. Tnpk. residential zones or use areas. •See Section 9.02.02(A) for additional standards. Public Utility Signs n/a n/a n/a n/a 1. Billboards shall only be permitted on properties which are physically contiguous to I-95, the Florida Turnpike, U.S. 1, Orange Avenue, and Kings Highway/Turnpike Feeder Road, located so as to be visible from such highway, and as further restricted in Section 9.02.02(A). Such signs shall not be spaced less than one thousand five hundred (1,500) feet from another billboard which is on the same side of, and is directed at, the same highway. 2. A maximum of four (4) wall, projecting, and/or canopy signs (on attached canopies only) per establishment. Such sign(s) shall not exceed a total sign area equal to twenty percent (20%) of the total wall face area of each establishment fronting on the main street. Fifty percent (50%) of such permitted sign area may be located on any other wall surface of the same building or on any other canopy attached to such building. 3. A maximum of four (4) canopy signs per face of free-standing canopy structure(s). Such signs shall not exceed a total sign area of twenty percent (20%) of the total canopy face area, except that no single canopy face shall have more than forty-five (45) square feet of sign area. 4. Any establishment or group of establishments having from fifty (50) to one hundred fifty (150) linear feet of frontage shall be permitted one (1) ground sign. Such sign shall not exceed a sign area equal to one (1) square foot for every one (1) linear foot or major fraction thereof of street lot frontage. Establishments or groups of establishments having more than one hundred fifty (150) linear feet of frontage, shall be permitted one (1) ground sign. Such sign shall not exceed a sign area equal to either one (1) square foot for every one and one-half (1½) linear feet of street lot frontage, or one hundred fifty (150) square feet, whichever is greater, up to a maximum of two hundred (200) square feet. One (1) additional ground sign shall be permitted when the street lot frontage exceeds three hundred (300) linear feet. The second ground sign shall not exceed a sign area equal to one (1) square foot for every one and one-half (1½) linear feet of street lot frontage in excess of the first three hundred (300) feet of frontage. The sign area of individual signs may be aggregated, except that no single sign shall exceed a sign area of two hundred (200) square feet. 5. Changeable-message monument signs shall conform to the specific requirements of Section 9.03.00.H. Ground signs, including changeable message monument signs, shall not exceed a height of thirty (30) feet. 6. For any establishment or group of establishments that has a street frontage of three hundred (300) linear feet or more and which has outdoor displays as provided for in Section 7.10.02 of this Code, the Planning and Development Services Director or his/her designee may allow for the placement of two (2) additional ground signs, using and subject to the procedures set forth in Section 9.04.01. The Director or his/her designee shall allow for such additional signage when it is shown that operation as provided under Section 7.10.02 creates a specific need. Such additional Page 300 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 14 of 25 signs may not exceed one hundred (100) square feet in area nor shall they exceed a height of thirty (30) feet. 7. One (1) pedestrian sign per establishment which shall not exceed six (6) square feet in sign area. 8. One (1) rear entrance wall sign per establishment which shall not exceed six (6) square feet in sign area. 9. Directional signs which shall not exceed six (6) square feet in sign area may be installed as necessary for safety. 10. Public utility signs, identifying the location of structures of facilities that may present a safety hazard, such as underground lines, high voltage areas, or the like, as needed for public safety purposes may be permitted if located so as not to create public safety hazards or interfere with rights-of-way maintenance, in the judgment of the Planning and Development Services Director or his/her designee. (Ord. No. 2013-39, § A, 12-17-13; Ord. No. 15-002, Pt. A, 4-7-2015; Ord. No. 16-009, Pt. A, 6-7-2016; Ord. No. 2020- 29, Pt. A, 12-1-2020) 9.01.02. Authorized Temporary Signs. A temporary sign is any sign that does not meet the construction standards of the Florida Building Code and that, for a limited period of time, conveys any message relating to a special event or other occurrence of limited duration, such as an election, a building under construction, real estate for sale, rent or lease, or a business grand opening. Temporary signs include, without limitation, portable signs and sidewalk signs. Temporary signs of the types described below in this section are allowable, subject to the following general requirements: 1. No temporary sign may have any characteristic that renders it a prohibited sign under Section 9.03.00. 2. No temporary sign may be located at the intersection of two (2) streets or roadways, or within the segment created by the curb or road edges and an imaginary line between the points thirty (30) feet back from where the curb lines of the intersection quadrant intersect. 3. No temporary sign shall be illuminated. 4. Temporary signs may be erected only if located wholly on private property, by or with the permission of the property owner. 5. Temporary signs must be capable of being moved and removed immediately and must be removed and stored indoors if a hurricane or other high-wind weather event is forecast to occur within twenty-four (24) hours. 6. Temporary signs must be removed within ten (10) days after conclusion of the event or termination of the circumstance to which they relate. 7. Except as stated below with respect to a specific type of temporary sign, allowable temporary signs may be erected without a permit. Subject to the foregoing general regulations, specific temporary signs are allowable subject to the following additional provisions: A.Commercial Temporary Signs. Temporary signs relating to a commercial establishment, product, or service, or related to the sale or rental of nonresidential real estate, are classified as commercial temporary signs and shall be subject to the following regulations: 1. Commercial temporary signs shall be limited to one (1) sign per parcel, establishment, dwelling unit, or per every five (5) acres or fraction thereof providing no more than one (1) sign per three Page 301 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 15 of 25 hundred (300) feet of frontage shall be allowed on any one (1) parcel of property regardless of total acreage. A maximum of three (3) signs per parcel shall be provided on a single road frontage. 2. Commercial temporary signs shall not exceed the following maximum sign areas in square feet by zoning district and parcel size: Parcel Size Zoning District ≤1 ACRE >1 ACRE AG-1 AGRICULTURAL - 1 6 s.f. 16 s.f. AG-2.5 AGRICULTURAL - 2.5 6 s.f. 16 s.f. AG-5 AGRICULTURAL - 5 6 s.f. 16 s.f. R/C RESIDENTIAL/CONSERVATION 6 s.f. 16 s.f. AR-1 AGRICULTURAL, RESIDENTIAL - 1 6 s.f. 16 s.f. RE-1 RESIDENTIAL, ESTATE - 1 6 s.f. 16 s.f. RE-2 RESIDENTIAL, ESTATE - 2 6 s.f. 16 s.f. RS-2 RESIDENTIAL, SINGLE FAMILY - 2 6 s.f. 16 s.f. RS-3 RESIDENTIAL, SINGLE FAMILY - 3 6 s.f. 16 s.f. RS-4 RESIDENTIAL, SINGLE FAMILY - 4 6 s.f. 16 s.f. RMH-5 RESIDENTIAL, MOBILE HOME - 5 16 s.f. 16 s.f. RM-5 RESIDENTIAL, MULTIPLE FAMILY - 5 16 s.f. 16 s.f. RM-7 RESIDENTIAL, MULTIPLE FAMILY - 7 16 s.f. 16 s.f. RM-9 RESIDENTIAL, MULTIPLE FAMILY - 9 16 s.f. 16 s.f. RM-11 RESIDENTIAL, MULTIPLE FAMILY - 11 16 s.f. 16 s.f. RM-15 RESIDENTIAL, MULTIPLE FAMILY - 15 16 s.f. 16 s.f. CN COMMERCIAL, NEIGHBORHOOD 16 s.f. 16 s.f. CO COMMERCIAL, OFFICE 16 s.f. 16 s.f. CG COMMERCIAL, GENERAL 32 s.f. 32 s.f. IL INDUSTRIAL, LIGHT 32 s.f. 32 s.f. IH INDUSTRIAL, HEAVY 32 s.f. 32 s.f. IX INDUSTRIAL, EXTRACTION 32 s.f. 32 s.f. U UTILITIES 6 s.f. 32 s.f. I INSTITUTIONAL 6 s.f. 32 s.f. RF RELIGIOUS FACILITIES 6 s.f. 16 s.f. RVP RECREATIONAL VEHICLE PARK 6 s.f. 16 s.f. HIRD HUTCHINSON ISLAND RESIDENTIAL DISTRICT 6 s.f. 16 s.f. PUD PLANNED UNIT DEVELOPMENT 6 s.f. 16 s.f. PNRD PLANNED NONRESIDENTIAL DEVELOPMENT 6 s.f. 32 s.f. PMUD PLANNED MIXED USE DEVELOPMENT 6 s.f. 32 s.f. 3. For properties exceeding five (5) acres, the sign area of individual signs, as indicated above, may be aggregated, except that no single sign may exceed an area of three hundred seventy-eight (378) square feet. Page 302 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 16 of 25 B.Non-commercial Temporary Signs. Non-commercial temporary signs are temporary signs that do not fall within the definition of commercial temporary signs. 1. Non-commercial temporary signs shall not exceed the following maximum sign areas by Zoning District: Zoning District Maximum Sign Size Maximum Cumulative Sign Area AG-1 AGRICULTURAL - 1 16 s.f. 64 s.f. AG-2.5 AGRICULTURAL - 2.5 16 s.f. 64 s.f. AG-5 AGRICULTURAL - 5 16 s.f. 64 s.f. R/C RESIDENTIAL/CONSERVATION 6 s.f. 32 s.f. AR-1 AGRICULTURAL, RESIDENTIAL - 1 6 s.f. 32 s.f. RE-1 RESIDENTIAL, ESTATE - 1 6 s.f. 32 s.f. RE-2 RESIDENTIAL, ESTATE - 2 6 s.f. 32 s.f. RS-2 RESIDENTIAL, SINGLE FAMILY - 2 6 s.f. 32 s.f. RS-3 RESIDENTIAL, SINGLE FAMILY - 3 6 s.f. 32 s.f. RS-4 RESIDENTIAL, SINGLE FAMILY - 4 6 s.f. 32 s.f. RMH-5 RESIDENTIAL, MOBILE HOME - 5 6 s.f. 32 s.f. RM-5 RESIDENTIAL, MULTIPLE FAMILY - 5 6 s.f. 32 s.f. RM-7 RESIDENTIAL, MULTIPLE FAMILY - 7 6 s.f. 32 s.f. RM-9 RESIDENTIAL, MULTIPLE FAMILY - 9 6 s.f. 32 s.f. RM-11 RESIDENTIAL, MULTIPLE FAMILY - 11 6 s.f. 32 s.f. RM-15 RESIDENTIAL, MULTIPLE FAMILY - 15 6 s.f. 32 s.f. CN COMMERCIAL, NEIGHBORHOOD 6 s.f. 32 s.f. CO COMMERCIAL, OFFICE 6 s.f. 32 s.f. CG COMMERCIAL, GENERAL 32 s.f. 64 s.f. IL INDUSTRIAL, LIGHT 32 s.f. 64 s.f. IH INDUSTRIAL, HEAVY 32 s.f. 64 s.f. IX INDUSTRIAL, EXTRACTION 32 s.f. 64 s.f. U UTILITIES 32 s.f. 64 s.f. I INSTITUTIONAL 16 s.f. 32 s.f. RF RELIGIOUS FACILITIES 6 s.f. 32 s.f. RVP RECREATIONAL VEHICLE PARK 16 s.f. 32 s.f. HIRD HUTCHINSON ISLAND RES. DISTRICT 6 s.f. 32 s.f. PUD PLANNED UNIT DEVELOPMENT 6 s.f. 32 s.f. PNRD PLANNED NONRES. DEVELOPMENT 16 s.f. 32 s.f. PMUD PLANNED MIXED USE DEVELOPMENT 16 s.f. 32 s.f. C.Temporary Flags, Banners, and Pennants Requiring a Permit. Flags which are not exempt from permitting under Section 9.04.00, banners, and/or pennants may be erected on a temporary basis upon the issuance of a permit. Such permit shall be issued by the Planning and Development Services Director or his/her designee using and subject to the procedures set forth in Section 9.04.01; provided that the Planning and Development Services Director or his/her designee shall grant or deny such Page 303 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 17 of 25 permit within fifteen (15) days from receipt of a completed application. Such permit shall be granted provided that [a] the requirements of this Code are otherwise met; [b] no more than four (4) permits per year for one (1) professionally made banner shall be issued to any one (1) applicant, or a single applicant with more than three hundred (300) linear feet of roadway frontage may be permitted to have one banner every three hundred (300) linear feet of roadway frontage, [c] may be displayed for no more than a total of sixty (60) calendar days per year, and [d] also may be permitted during the holiday season from October 15 to January 2, when the above criteria are met and shall not count as part of the aforementioned sixty (60) day limit and [e] shall be no greater than 32 square feet, and [f] such flag, banner, or pennant shall not exhibit any other characteristic of a prohibited sign under Section 9.03.00. Such flags, banners, and pennants shall be removed by the permittee upon the expiration of the permit. D.Sidewalk Signs. One (1) temporary, movable sign that rests on but is not secured or attached to the ground, is permitted in commercial areas to be placed by a business or other occupant outside its premises as long as the sign does not impede the use of the sidewalk or block access to any part of the building or sidewalk as determined by applying the clearance standards under the 2012 Florida Accessibility Code for Building Construction. Such signs shall not contain content larger than eight (8) square feet with not more than two (2) sign faces, shall not be placed in the parking, county right-of- way or drainage swale and shall be placed not farther than twenty (20) feet from the entrance to the business. Such signs may be displayed only during the time the premises are open to the public, and must be stored inside the premises at other times. A permit for a temporary sidewalk sign is not required. (Ord. No. 2013-39, § A, 12-17-13; Ord. No. 15-002, Pt. A, 4-7-2015; Ord. No. 16-009, Pt. A, 6-7-2016) 9.02.00. GENERAL PROVISIONS In addition to the requirements set forth in Sections 9.01.01 and 9.01.02, the following general provisions shall apply to specific types of signs: 9.02.01. Signs Other Than Billboards. A.Wall Signs. 1. Shall not extend more than eighteen (18) inches from the wall or facade of the building to which they are attached. 2. Shall not extend more than twenty-four (24) inches above the roof or parapet of a building, whichever is greater. 3. Shall be adequately constructed and securely anchored in accordance with the Florida Building Code. Page 304 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 18 of 25 B.Mansard and Marquee Signs. 1. Mansard and marquee signs shall conform to Wall Sign provisions, Section 9.02.01(A). C.Projecting Signs. 1. Shall provide a vertical clearance of not less than nine (9) feet over any pedestrian walkway or fourteen (14) feet over any vehicular driveway. 2. Shall not extend closer (leading edge measured horizontally) than eighteen (18) inches to the curbface or, where no curb is installed, to the curbline as established by the County Engineer. 3. Shall not extend more than twenty-four (24) inches above the roof or parapet of a building, whichever is greater. 4. Shall be adequately constructed and securely anchored in accordance with the Florida Building Code. D.Ground Signs. Page 305 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 19 of 25 1. Shall not exceed a total height of thirty (30) feet except as may be further restricted in this Code, and fifty (50) feet total height along those properties which are physically contiguous to and within fifty (50) feet of the right-of-way boundary of the Florida Turnpike and I-95. The height of ground signs may either be measured from the crown of the road or at finished grade. If an applicant for a ground sign permit elects to measure the height from the crown of the road, the applicant shall submit, at the time of application for such permit, a survey of the property and of the abutting street. 2. Shall not be located less than eighteen (18) inches (leading edge measured horizontally) from any public right-of-way line, adjacent property line, or structure. 3. Shall provide a vertical clearance of not less than nine (9) feet over any pedestrian walkway or fourteen (14) feet over any vehicular driveway. 4. When an access way intersects a public or private right-of-way or when the subject property abuts the intersection of two (2) or more public or private rights-of-way, all ground signs within the triangular area described below shall have a height of not more than three (3) feet or a vertical clearance of not less than ten (10) feet, and shall not have poles or support structures which are individually greater than twelve (12) inches in diameter. The triangular area referenced above is the area of property located at the corner formed by the intersection of two (2) public or private rights-of-way, or at each corner formed by the intersection of an access way with a public or private right-of-way. Two (2) sides of such triangular area shall be twenty (20) feet in length as measured horizontally from the point of intersection, and the third side shall be a line connecting the ends of the two (2) other sides. 5. Shall be adequately constructed and securely anchored in accordance with the Florida Building Code. 6. 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 natural drought-tolerant ground cover and shrubs, hedges or similar vegetative materials. The Planning and Development Services Director shall grant relief from this landscaping requirement for billboards which are located on properties that are physically contiguous to I-95 or the Florida Turnpike if it is determined that such signs are located more than one hundred (100) feet from a developed area as defined in Section 2.00.00 of this Code. E.Pedestrian Signs. 1. Shall provide a vertical clearance of not less than nine (9) feet over any pedestrian walkway. 2. Shall not extend beyond the underside of a cantilevered roof, portico, or other overhang. 3. Where the underside of an overhang exceeds a height of thirteen (13) feet, a pedestrian sign may be attached to the exterior wall from which such overhang extends. When a pedestrian sign is attached to Page 306 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 20 of 25 a wall, such sign shall not extend (leading edge measured horizontally) more than thirty-six (36) inches from the wall face of any building. 4. Shall include only the name and/or address of the establishment or use. F.Canopy Signs. 1. Shall not extend more than eighteen (18) inches from the face of the canopy to which they are attached. 2. Shall not extend above the roof or below the underside of the canopy to which they are attached. 3. Shall be adequately constructed and securely anchored in accordance with the Florida Building Code. 4. The height of individual canopy faces, for purposes of measuring sign area, shall be measured from the roof to the underside of the canopy. (Ord. No. 2013-39, § A, 12-17-13; Ord. No. 16-009, Pt. A, 6-7-2016) 9.02.02. Billboards. A. Shall not be located along any roadway other than the following: 1.) Florida's Turnpike Indian River county line to Martin county line 2.) I-95 Indian River county line to Martin county line 3.) US #1 Indian River county line to Martin county line except as may be further restricted in Section 9.01.01, of this Code. B. Shall not exceed a sign area of three hundred seventy-eight (378) square feet including all trim, molding, or skirting, except as may be further restricted in this Code. C. Shall not exceed a sign face dimension of thirty-six (36) feet horizontally or twelve (12) feet vertically including all trim, molding, or skirting. D. Shall not exceed a total height above the crown of the road of thirty-five (35) feet, except as may be further restricted in this Code, and fifty (50) feet total height above grade along the Florida Turnpike and I-95. The height of billboards that are ground signs may either be measured from the crown of the road or at finished grade. If an applicant for a ground sign permit elects to measure the height from the crown of the road, the applicant shall submit, at the time of application for such permit, a survey of the property and of the abutting street. E. Shall be located a minimum of twenty-five (25) feet from any street right-of-way or property line. F. Shall not be located closer to a right-of-way line than any building on contiguous property if such building is situated within one hundred (100) feet of the sign. G. Shall not be located within a radius of two hundred (200) feet of any residential zone or residential use area within an approved Planned Unit Development or Planned Mixed Use Development Project. H. Shall not be located so as to face a lot on the same street occupied by a religious facility, public school, public park, playground, beach, civic area, or cemetery, nor nearer to such uses than a radius of two hundred (200) feet. I. Shall comply with Section 9.02.01(D) where the billboard is also a ground sign. J. Shall not be located on Hutchinson Island. Page 307 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 21 of 25 (Ord. No. 16-009, Pt. A, 6-7-2016) 9.03.00. PROHIBITED SIGNS No sign, whether otherwise allowable or exempt from permitting, may have any characteristic that renders it a prohibited sign. The following signs or types of signs shall be prohibited: A. Roof signs. B. Portable signs, other than allowable sidewalk signs, and trailer signs. C. Reserved. D. Snipe signs. E. Signs attached to any tree, shrub, plant, or rock. F. Signs located over or on any public right-of-way, except: 1. Public directional and regulatory signs, erected by any duly authorized state or local government in accordance with applicable Florida Department of Transportation Design standards; 2. Bus bench signs; and 3. One sign per parcel in Commercial Neighborhood (CN), Commercial Office (CO), Institutional (I), Religious Facilities (RF), Commercial General (CG), Industrial Light (IL), Industrial Heavy (IH), Industrial Extraction (IX), and Utilities (U) zoning districts, provided that: a. It is located on the property of the applicant or the adjacent property; b. It does not exceed four (4) square feet in total sign area; c. It is erected in accordance with applicable Florida Department of Transportation design safety standards; d. It is not located within any State or Federal right-of-way; e. It is not located within twenty (20) feet of any intersecting street or driveway connection; f. It is not located within any utility easement or surface drainage swale; provided; g. The sign does not contravene any other applicable regulation or restriction of St. Lucie County. G. Any privately-owned signs attached to or placed within any public right-of-way upon any utility pole, street light, sidewalk curb, fire hydrant, bridge, or any other similar public or utility structure. H. Flashing, animated, fire or smoke-emitting, changeable-message, or noise-making signs, except for one (1) changeable-message monument, sign per parcel or group of parcels under a uniform site development plan, as allowable within a specific zoning district as provided in Section 9.01.01 and further provided that the changeable-message sign meets the following requirements: 1. The sign content does not exceed an overall area of thirty (30) square feet. This dimensional limitation and the requirement for a "monument" sign structure, shall be waived by application to the Planning and Development Services Director for property located in an Institutional Zoning District situated along an arterial roadway or area where billboards are allowable under this Code, provided the site (development plan) on which such sign is proposed is greater than twenty (20) acres and the sign otherwise complies with the requirements of this Chapter for billboards. Page 308 of 313 CHAPTER IX - SIGNS 9.03.00. PROHIBITED SIGNS St. Lucie County, Florida, Land Development Code Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 22 of 25 2. The message display shall not scroll, flash, move, or blink. 3. The message display content shall not change more frequently than once every six (6) seconds, and must occur simultaneously for the entire sign face. 4. The time to change completely from one display to another shall be a maximum of two (2) seconds, or, if messages are displayed digitally, as by LED's, the content must change immediately. 5. The sign must be designed so that upon any failure or malfunction, there is no flashing, intermittent content, or any other apparent movement. 6. The changeable-message sign may not direct the movement of vehicular or pedestrian traffic; may not obscure, obstruct, interfere with, or imitate any official traffic sign or signal; and shall comply with State standards and rules as administrated by the Florida Department of Transportation (FDOT) to the extent applicable to such signs. 7. Each display shall have an ambience light sensing device and dimming ability that will adjust the brightness of the changeable-message sign as ambient lighting conditions change. Light intensity will be adjusted so as not to exceed 0.03 footcandles above ambient lighting, as measured using a footcandle impacts vary with the present distance. The pre-set distance to measure the footcandle impacts vary with expected viewing distances and the face size of each sign. 8. No such changeable-message sign may be placed closer than one hundred (100) feet from the nearest boundary of any residentially zoned property, and if placed closed than three hundred (300) feet from such property boundary must be situated one hundred eighty (180) degrees, so that the sign face is facing away from the residentially zoned property and is operated only between the hours of 6:00 a.m. and 10:00 p.m. An application that lacks the three hundred (300) feet separation from residentially zoned property boundary may apply for an administrative variance subject to Section 9.03.00.C.11. 9. Except in area where billboards are allowable, any changeable-message sign shall be counted as part of the overall signage for the property or project site; must be a part of one (1) of the ground signs associated with the property or project site. 10. All permitted changeable-message monument sign shall be equipped with a sensor or other devices that automatically determines the ambience lighting. 11. Procedure for Review of Changeable-Message Monument Sign Application for an Administrative Variance from the three hundred (300) feet separation to adjacent residential zoned property required by this Code, shall be in accordance with the standards and procedures set forth in this section. a. Within twenty (20) days after an application has been submitted, the Planning and Development Services Director shall determine whether the application is complete. If the Director determines the application is not complete, a written statement shall be sent to the applicant by mail specifying the application's deficiencies. The Director shall take no further action on the application unless the deficiencies are remedied. b. Following the determination of completeness, the Planning and Development Services Director shall notify all adjacent property owners of the request. If there are no written objections provided by the property owners within the notification area within twenty-one (21) calendar days of receiving such notice, the Director shall administratively approve the request. Page 309 of 313 CHAPTER IX - SIGNS 9.03.00. PROHIBITED SIGNS St. Lucie County, Florida, Land Development Code Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 23 of 25 c. If any written objection is obtained from a property owner within the notification area, the application shall be scheduled on the next available Board of Adjustment meeting, in accordance with the procedures in Section 10.01.00. I. Signs in motion, including swinging, rotating, or revolving signs or similar moving devices designed to attract attention by motion or illusionary motion. J. Signs that copy or imitate official governmental signs or that incorrectly purport to have official governmental status. K. Signs that display any written or graphic message that is lewd, lascivious, or obscene based on contemporary community standards. L. Signs that obstruct or interfere with any door, fire exit, stairway, ladder, or opening intended to provide light, air, ingress, or egress for any building. M. Any sign, whether otherwise allowable or exempt under this chapter, that, in the judgment of the Planning and Development Services Director, determined without reference to the content of the sign except as stated below in this paragraph constitutes a traffic safety hazard by reason of size, location, movement, or method of illumination; obstructs the vision of motorists or pedestrians; obstructs or interferes with any official traffic control device; or utilizes flashing or revolving red, green, blue, or amber lights, creates glare, or utilizes the words "stop," "look," "danger" or any other word, phrase, symbol, or character in such a manner as to interfere with, mislead or confuse traffic. N. Signs that utilize fluorescent colors in the yellow or red spectrums. O. Flags which are not exempt from permitting under Section 9.04.00, and except for temporary flags, banners, and pennants as permitted in Section 9.01.02(C). P. Signs that contain any mirror or mirrored device. Q. Vehicular signs. R. Any unpermitted sign not exempt from permitting under this chapter. (Ord. No. 2013-39, § A, 12-17-13; Ord. No. 16-009, Pt. A, 6-7-2016; Ord. No. 2020-29, Pt. A, 12-1-2020) 9.04.00. PERMITTING AND EXEMPTIONS 9.04.01. Permitting. A. Except as specifically exempted in Section 9.01.02 or Section 9.04.02, the erection, physical alteration, reconstruction, or physical conversion of any sign shall not be commenced without obtaining a Sign Permit from the Planning and Development Services Director. No Sign Permit shall be issued for development without the concurrent issuance of a Certificate of Zoning Compliance as provided by Section 11.05.00 of this Code. No permit shall be required for the sole purpose of changing content, including wording and graphics, on a lawfully existing sign that otherwise complies with the requirements of this Code both before and after such change. B. The process for obtaining a Sign Permit shall be the same as the process for obtaining a Building Permit pursuant to Chapter XI of this Code, except as specifically modified in this Section. The application shall be made on such form as the Planning and Development Services Director or his/her designee shall prescribe, which shall include a depiction of the proposed sign, its specifications including height, sign area, dimensions, Page 310 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 24 of 25 location on the site and in relation to other structures and rights-of-way, means of support, method of illumination, if any, and such other information as the Planning and Development Services Director or his/her designee may require to determine whether the proposed sign meets the requirements of this Chapter. C. The Planning and Development Services Director or his/her designee shall grant or deny an application for a Sign Permit and Certificate of Zoning Compliance applicable to such application, within thirty (30) days from receipt of a complete application. The Planning and Development Services Director or his/her designee shall notify the applicant within fifteen (15) days from receipt of any application, or amendment or supplement thereto, if the application is incomplete, and shall notify the applicant of the information necessary to complete the application. The applicant has the option of supplying such information or, if the applicant deems the application complete despite such notification, upon notifying the Planning and Development Services Director or his/her designee who shall then treat the application as complete. Any application for a Sign Permit that is not granted or denied within thirty (30) days from receipt of a completed application shall be deemed denied. D. The Planning and Development Services Director or his/her designee shall grant the Sign Permit upon receipt of a completed application with all required fees, upon finding that the proposed sign conforms to all requirements of this Chapter; otherwise, the application shall be denied. The content of a proposed sign shall not be material to the grant or denial of a Sign Permit, except as necessary to determine that a sign conforms to the specific requirements of this Chapter. E. The denial of an application for Sign Permit may be appealed by the applicant to the Board of Adjustment in accordance with Chapter XI of this Code, within thirty (30) days from denial. The Board of Adjustment shall render its decision within forty-five (45) days from the date the appeal is filed. Any Sign Permit applicant aggrieved by a decision of the Board of Adjustment may seek review by certiorari in the Circuit Court in accordance with Chapter XI of this Code, within thirty (30) days from rendition of the decision of the Board of Adjustment. (Ord. No. 2013-39, § A, 12-17-13) 9.04.02. Exceptions. The following signs shall not be required to have a sign permit, provided they do not otherwise violate any specific prohibition in this Chapter and they are not designed or located so as to cause or create a risk to public safety, as set forth in Section 9.03.00(M): A. Residential nameplates that comply with this Chapter. B. Temporary signs providing they comply with Section 9.01.02 of this Chapter. C. Signs that are not visible from any roadway or adjoining property. D. Memorial signs or tablets within duly licensed cemeteries. E. Public convenience signs, communicating the location of restrooms or public telephones. F. Public warning signs, indicating the dangers of trespassing, swimming, animals, or the like. G. Seasonal displays or decorations not advertising a product, service, or establishment. H. Garage or yard sale signs providing they are removed by sunset of the last day of the sale. I. Non-illuminated building identification signs which are under three (3) square feet in sign area on buildings which are located at least three hundred (300) feet from a public right-of-way. Page 311 of 313 Created: 2024-08-09 14:39:51 [EST] (Supp. No. 28) Page 25 of 25 J. Ten (10) or fewer flags, per parcel or common development site. Such flags shall not be placed less than thirty (30) feet apart. Any flags, in excess of ten (10) per parcel or common development site may be erected on a temporary basis upon the issuance of a permit in accordance with Section 9.01.02(C). 9.05.00. NONCONFORMING SIGNS A.General. Any sign or advertising structure in the unincorporated area of the County on which, by its height, area, location, use or structural support does not conform to the requirements of this chapter, shall be termed nonconforming. B.Continuation or Removal. All nonconforming signs or advertising structures which were properly permitted and conforming to the sign ordinances of the County in effect at the time the signs were erected, may continue in use in accordance with the other provisions of this Section. All other nonconforming signs shall be removed unless erected prior to September 1, 1961. Nonconforming signs that are subject to removal shall be subject to the provisions of this Code governing the procedures for Code violations; provided, however, that the Planning and Development Services Director may direct the removal, after making reasonable efforts to provide advance notice to the sign owner, of (1) any sign that in his/her judgment, determined without reference to the content of the sign except as stated in Section 9.03.00(M), constitutes an immediate and extreme danger to public safety, or (2) any sign erected or posted in the public right-of- way in violation of this Chapter. Temporary signs for which allowable time of display has expired and for which the sign owner cannot readily be located or identified, shall be deemed abandoned and may be removed at the direction of the Planning and Development Services Director. C.Structural Alterations. Nonconforming signs shall not be structurally altered or enlarged unless they are made to conform with all the requirements of this Chapter, except that substitution or interchange of copy may be permitted. D.Natural Damage. Nonconforming signs which are more than fifty percent (50%) destroyed by wind, deterioration or other damage shall be made to conform with all the requirements of this Chapter, or be completely removed. E.Billboards with less than the Minimum Separation. Where two (2) or more billboards, each of which was lawfully installed at its time of installation, are situated closer to each other than permitted by Section 9.01.01(F)(1), then all such signs except the one (1) first installed in the County shall be nonconforming. F.Removal of Non-Conforming Flags, Banners, and Pennants. Flags, banners, and pennants rendered non- conforming by virtue of being included in Section 9.03.00(P) shall be removed by March 1, 1994. (Ord. No. 2013-39, § A, 12-17-13) Page 312 of 313 TR-39985965 ST. LUCIE COUNTY PLANNING & ZONING COMMISSION PUBLIC HEARING AGENDA Thursday, August 15, 2024 NOTICE OF PROPOSED AMENDMENT OF ZONING ATLAS, PRELIMINARYDEVELOPMENT PLAN, AND AMENDMENT TO LAND DEVELOPMENT CODE The St. Lucie Board of County Commissioners is scheduled to review and take action on the following Resolution regarding a petition for a Conditional Use Permit: RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY AMENDING THE OFFICIAL ZONING ATLAS FROM THE PTV (PLANNED TOWNS AND VILLAGES) AND AG-1 (AGRICULTURAL -1) ZONING DISTRICTS TO THE PRW (PLANNED RETAIL WORKPLACE) ZONING DISTRICT AND APPROVING A PRELIMINARY DEVELOPMENT PLAN ON +/- 46.63 ACRES LOCATED WITHIN ST. LUCIE COUNTY, FLORIDA. APPLICANT: Buc-ee’s Fort Pierce, LLC PROPERTY OWNERS: INDRIO & I95 DEVELOPMENT, LLC AND BUC-EE’S FORT PIERCE, LLC. FILE NUMBER: PD-2402-000035 PARCEL IDS: 1316-311-0001-000-5 (partial) and 1316-321-0002-000-3 PURPOSE: The Applicant has petitioned to change the zoning district on +/-46.63 acres from the PTV (Planned Towns and Villages) (+/- 36 acres) and AG-1 (Agricultural -1) (+/- 10 acres) Zoning Districts to the PRW (Planned Retail Workplace) Zoning District and for approval of a Preliminary Development Plan to allow a +/- 73,372 sq. ft. travel center/convenience store including 120 vehicle fueling positions, three (3) outparcels, and associated landscaping, parking, stormwater, and roadway improvements to be known as Buc-ee’s Fort Pierce. ORDINANCE AN ORDINANCE BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING LAND DEVELOPMENT CODE SECTION 3.01.03.GG., PRW (PLANNED RETAIL/WORKPLACE) ZONING DISTRICT, REGARDING STANDARDS FOR SIGNS adjacent to I-95; PROVIDING FOR APPLICABILITY AND SEVERABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. The Planning and Zoning Commission’s PUBLIC HEARINGS on these items will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, St. Lucie County Administration Building, 2300 Virginia Ave., Fort Pierce, FL on Thursday, August 15, 2024, beginning at 6:00 pm or as soon thereafter as possible. All interested persons will be given an opportunity to be heard. Written comments received in advance of the public hearings will also be considered. Written comments to the Planning and Zoning Commission should be received by the Planning and Development Services Department - Planning Division at least three (3) days prior to the scheduled hearing. The petition files are available for review at the Planning and Development Services Dept.– Planning Offices located at 2300 Virginia Ave., Fort Pierce, FL, during regular business hours. Please call (772) 462-2822 or TDD (772) 462-1428 if you have any questions or require additional information about this petition. The St. Lucie County Planning and Zoning Commission has the power to review and recommend approval or disapproval, to the Board of County Commissioners, of any applications within their area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANT TO SECTION 286.0105, FLORIDA STATUTES, if a person decides to appeal any decision made by the Planning and Zoning Commission with respect to any matter considered at a meeting or hearing, he or she will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date certain. Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. PLANNING AND ZONING COMMISSION ST. LUCIE COUNTY, FLORIDAED LOUNDS, CHAIRMANPUBLISH DATE: Friday, August 2, 2024 Page 313 of 313