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HomeMy WebLinkAboutAgenda Packet 01.15.2026 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, January 15, 2026 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS CHAIRMAN RYAN BINNER VICE-CHAIRMAN LAWRENCE “BEAU” SLAY BOARD MEMBER JOSHUA BRADLEY BOARD MEMBER DARREN GUETTLER BOARD MEMBER ED LOUNDS BOARD MEMBER WILLIAM O’DELL AT-LARGE BOARD MEMBER LARRY NEESE EX-OFFICIO BOARD MEMBER NICOLE FOGARTY Mission Statement Committed To Service, Focused On Our Future, Grounded By Tradition Page 1 of 208 Regular Meeting Thursday, January 15, 2026 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 208 Regular Meeting Thursday, January 15, 2026 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 December 18, 2025 8. ELECTION OF OFFICIALS 2026 A. Election of Planning & Zoning Commission Chair B. Election of Planning & Zoning Commission Vice-Chair 9. PUBLIC COMMENT 10. PUBLIC HEARINGS A. Pruitt Commerce Center (AKA Project Vision) - Future Land Use Map Amendment (Large Scale) (Continued from Meeting of December 18, 2025) B. County Initiated Land Development Code Text Amendment for Fencing 11. WORKSHOPS 12. OTHER BUSINESS 13. ADJOURN Page 3 of 208 Regular Meeting Thursday, January 15, 2026 6:00 PM 4 | P a g e Page 4 of 208 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting December 18, 2025 Convened: 6pm Adjourned: 10:20pm 1. CALL TO ORDER The meeting was called to order at 6:00 PM, by Chair Binner. 2. PLEDGE OF ALLEGIANCE Chair Binner. 3. INVOCATION Commissioner Neese. 4. ROLL CALL Present Board Member Ed Lounds, Chair Ryan Binner, Board Member Larry Neese, Board Member Joshua Bradley, Vice-Chair Lawrence Slay Excused Board Member Billy O'Dell, Ex-Officio Nicole Fogarty, Board Member Darren Guettler 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) None. 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of October 16, 2025 Page 5 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 2 | P a g e RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Larry Neese AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. Fort Pierce Commerce Center - Future Land Use Map Amendment (Large Scale) Kori Benton, AICP, Planning & Zoning Manager. Mr. Benton stated that staff would be doing the presentation on 9A and 9B together and that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03. Mr. Benton presented joint petitions for the Fort Pierce Commerce Center, including a Future Land Use Map Amendment (legislative) and a Planned Non-Residential Development (PNRD) rezoning with a preliminary site plan (quasi-judicial), covering approximately 76 acres along Kings Highway. The request would change the sites Future Land Use designation to a Mixed-Use Development (MXD) with a specific activity area policies that would limit future uses to industrial development through the PNRD process to ensure detailed review, buffering, and compatibility with nearby residential areas. The PNRD proposal presented as item 9B includes three industrial buildings totaling about 836,000 square feet, direct access only from Kings Highway, and no non- residential traffic to Copenhaver Road. Over 21 acres on the east side would be preserved for wetlands, native vegetation, and buffering, with additional open space and landscaping exceeding minimum standards. Total impervious area would be just over 50%. Traffic analysis estimates up to 1,360 daily trips, with surrounding roadways operating at acceptable levels of service due to recent Kings Highway improvements. Coordination with FDOT is ongoing, including consideration of a shared signalized intersection. Utilities are available, the site is within the urban service boundary, and the development intensity is consistent with existing and planned industrial uses along the corridor. Staff emphasized environmental protection, noise mitigation, lighting controls, and a revised building orientation to shift truck loading away from nearby homes. Staff recommended approval of the Future Land Use Map Amendment for transmittal and approval of the PNRD rezoning and preliminary plan, subject to conditions addressing final landscaping, conservation easements, wetland verification, species surveys, access for an adjacent landlocked parcel, stormwater permitting, lighting, fencing placement, and relocation of truck loading areas. Page 6 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 3 | P a g e BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: Ms. Leslie Olson, AICP, with District Planning Group, presented on behalf of the applicant and explained how the project evolved in response to staff and neighborhood input. She noted the site’s strategic location along Kings Highway, with close access to I-95, Florida’s Turnpike, and Orange Avenue, making it well suited for employment-based industrial uses and consistent with the County’s long-standing vision for a job’s corridor. At staff’s request, the applicant pursued a low-intensity Mixed Use Development (MXD) future land use rather than straight industrial zoning, which allows the County greater control through comprehensive plan policies and ensures added protections due to the proximity of residential areas to the east. She explained that early neighborhood meetings raised strong concerns about traffic, flooding, wetlands impacts, residential development, and access to Copenhaver Road. In response, the applicant eliminated all proposed residential lots, removed any access to residential streets, and redesigned the project to include three warehouse/distribution buildings accessed only from Kings Highway. The plan now preserves and expands wetlands and upland habitat, removes invasive species, and creates a wide natural buffer between the development and nearby homes. Ms. Olson also described how the project resolves access to a previously landlocked parcel to the north by providing new access through Kings Highway rather than Copenhaver Road. Ms. Olson addressed staff’s concern about flipping the eastern building to move truck loading away from the residential side. She acknowledged the intent but explained that a professional sound study demonstrated the project meets County noise standards. She further noted that the current building orientation presents a higher-quality façade along Kings Highway, which supports the goal of maintaining a Class A commerce corridor and long- term property values. She emphasized that the design reflects community feedback, protects neighborhoods, preserves environmental resources, and supports economic development. Mr. Miles with Dynamic Engineering added information regarding internal site circulation and safety. He explained that the proposed layout clearly separates truck movements from employee vehicle traffic, reducing internal conflict points and improving safety for workers and drivers. He stated that flipping the eastern building, while potentially appearing more compatible at first glance, would introduce daily conflicts between trucks and passenger vehicles within the site. Based on traffic operations and safety considerations, he concluded that the proposed orientation is the safer and more functional design while still complying with noise standards and supporting compatibility with surrounding properties. BOARD DISCUSSION WITH APPLICANT: Commissioner Lounds asked detailed questions about the distance between the eastern warehouse building and nearby homes on Copenhaver Road, the width and effectiveness of buffers, and whether enhanced landscaping or barriers would mitigate truck noise if the building orientation were not changed. He focused particularly on how the buffer protects adjacent residences and whether it would remain natural and well maintained. Ms. Leslie Olson (District Planning Group) responded that the building is roughly 300–500 feet Page 7 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 4 | P a g e from the nearest residential lots and that a substantial native buffer—approximately 200–300 feet wide—exists between the development and homes. She confirmed that the area between the buildings and residences consists of preserved wetlands and uplands with mature native vegetation and stated that the applicant intends to leave the area natural and commit to long- term maintenance of the preserve. Mr. Benton (Planning & Zoning Manager) clarified buffer requirements and explained that the proposed buffering far exceeds standard code requirements. He described the buffer as including preserved wetlands, wetland buffers, and extensive native vegetation with mature trees, noting that the County’s typical 10–15-foot landscape buffers are minimal by comparison. He stated that staff believes the existing and preserved natural buffer provides more protection than additional new landscaping would. Mr. Spotnick (Ecological Consulting of Florida), the applicant's environmental consultant, provided on-the-ground environmental details, explaining that the buffer area includes a mature forested wetland and uplands with dense native vegetation that already blocks views and dampens sound. He noted that invasive species such as Brazilian pepper and Australian pine would be removed and replaced, improving the buffer’s effectiveness. He emphasized that the preserved wetlands and uplands together create a significant visual and noise barrier. Commissioner Lounds concluded that preserving and maintaining the native vegetation, while removing invasives, is the best possible buffer and expressed satisfaction with the applicant’s commitment to perpetual maintenance, stating that he was convinced the project was moving in the right direction regarding buffering. Commissioner Slay commended the applicant’s plan, stating it was well-thought-out and comparable to his own experience living near industrial uses without significant impacts. He supported the building placement, access to the landlocked parcel, traffic flow analysis, and preservation design. Commissioner Lounds commended Ms. Olson and her firm for committing themselves to maintaining the preserved area in its natural state, noting it could serve as a model for future developments. Commissioner Bradley echoed the positive feedback, applauding the applicant for being thoughtful, responsive to neighbors, and preserving the natural environment. He suggested a possible added buffer but said it was not critical. He then asked whether the zoning could expose the county to liability under the Live Local Act. Mr. Benton responded that under the Live Local Act, sites with planned development zoning that include commercial or industrial uses are not fully exempt. However, he explained that the detailed preliminary development plans showing preservation areas, buffers, access, parking, and building spacing—would make it very difficult to convert the site to residential density without substantial modifications and additional processes. Page 8 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 5 | P a g e Chair Binner questioned why the applicant changed an earlier site layout that would have placed semi-truck activity between buildings and reduced visibility from Kings Highway. He stated he preferred the original configuration because it better screened truck activity. Ms. Olson explained the layout was changed primarily due to fixed Florida DOT access points tied to Kings Highway and a planned signalized intersection. Those access requirements made the original layout unsafe and unworkable, especially with heavy truck traffic, and also reflected some neighbor feedback. Commissioner Bradley asked about the likelihood and timing of a traffic signal at the access point, noting concerns with recent E-turn performance. Ms. Olson responded that the northern access aligns with the Pruitt Commerce Center entrance and, together, qualifies for a signalized intersection. She stated the signal will be constructed as part of the Pruitt Commerce Center project, which is moving forward concurrently with development. PUBLIC COMMENTS 9A: 9A. The public expressed general support for the proposed industrial development, noting appreciation that the project is non-residential and appears thoughtfully designed with consideration for nearby residents. One speaker contrasted it favorably with nearby apartment developments that have increased traffic and raised concerns about potential crime. A nearby resident discussed the distance and buffering between the project and surrounding properties, emphasizing the heavily wooded buffer area. While overall supportive of the plan, the resident requested that, if future noise becomes an issue, consideration be given to extending the proposed wall along the southern portion of the site to provide additional noise mitigation. The residents also supported keeping the buffer area natural. 9A - Anthony Stracuzzi - 1862 Copenhaver Rd 9A - Jack Privateer - 1751 Copenhaver Rd 9A: Motion: Approved Motioner –– Bradley - Second – Slay RESULT: APPROVE MOVER: Board Member Joshua Bradley SECONDER: None AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None Page 9 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 6 | P a g e B. Fort Pierce Commerce Center - PNRD Rezoning & Preliminary Plan - THIS ITEM IS QUASI-JUDICIAL See 9A for presentation from staff and applicant. PUBLIC COMMENTS 9B: 9B. Laney Francisco, Esq., with Jones Foster, 505 South Flagler Drive, West Palm Beach, Florida, expressed support for the project and stated that the adjacent landowner, whose property is landlocked, intends to continue working with the developer to reach an agreement on an access easement. No objections or concerns were raised. 9B -Laney Francisco with Jones Foster, 505 South Flagler Drive, West Palm Beach, Florida BOARD DISCUSSION 9A & 9B: None. 9B: Motion: Approved Motioner –– Lounds - Second – Neese RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Larry Neese AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None C. Pruitt Commerce Center (AKA Project Vision) - Future Land Use Map Amendment (Large Scale) 9C. Pruitt Commerce Center (AKA Project Vision) - Future Land Use Map Amendment (Large Scale) STAFF PRESENTATION: Kori Benton, AICP, Planning & Zoning 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 reported that Agenda Item 9C, a proposed Future Land Use Map amendment for the Pruitt Commerce Center mixed-use land use category and related sub-area policies, was properly noticed and advertised. Earlier in the day, staff received a request from the applicant to continue the item to the January 15, 2026, Planning and Zoning Commission meeting at 6:00 p.m. or soon thereafter. The request was made to allow additional time for the applicant to coordinate with staff on recommended sub- area policies, including potential roadway improvements and related agreements. Staff recommended opening the public hearing to allow any members of the public present to speak, noting they would also have the opportunity to do so at the continued hearing if the item is postponed. Page 10 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 7 | P a g e BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: Public expressed concern that continued warehouse development along the Kings Highway corridor is causing significant negative impacts, while emphasizing the comments were not anti-development but in favor of strategic growth. Key concerns included increased traffic congestion from semi-trucks, deterioration of road conditions and potholes, and safety issues on nearby roads that limit children’s ability to ride bikes and residents’ ability to travel safely. Additional concerns included environmental impacts such as increased air pollution, loss of dark skies, and stormwater runoff from extensive paving, which has led to flooding of nearby pastures and risks to livestock health. The speaker also raised public safety concerns, citing increased risks of crime and human trafficking associated with heavy trucking activity near major highways. Finally, the speaker warned that continued industrial development threatens the rural character, agricultural land, and open space that attracts residents to the area. Nicole Clark - 526 Campbell Road BOARD DISCUSSION: None. Motion: Motion to Continue approved Motioner –– Lounds - Second – Neese RESULT: CONTINUE MOVER: Board Member Ed Lounds SECONDER: Board Member Larry Neese AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None Page 11 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 8 | P a g e D. Indrio Groves - Rezoning to PUD and TVC Hamlet Preliminary Development Plan 9D. Indrio Groves - Rezoning to PUD and TVC Hamlet Preliminary Development Plan) — THIS ITEM IS QUASI-JUDICIAL Note: The applicant’s Attorney Robert Raines requested that the item be treated as a quasi- judicial hearing and asked that all individuals who would provide testimony, including staff and the applicant’s witnesses, be sworn in before speaking. Staff confirmed the matter was a site-specific rezoning and should proceed as quasi-judicial, and the request to swear in witnesses was accepted. 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 presented the Agenda Item regarding a request to amend the zoning atlas from AG-1 to a Hamlet-style PUD and approve a preliminary development plan for the 1,027-acre Indrio Groves Hamlet PUD. The public hearing was properly noticed, and the applicant held multiple neighborhood meetings. Key elements of the proposal include: • 3,081 dwelling units (approximately 83% single-family detached, 7% townhomes, 10% multifamily). • Over 43% open space (about 432 acres), with extensive trails and active/passive recreation. • Workforce housing commitment of 9%, enabling increased density of up to 3 units per acre. • Dedication of 24 acres for a future K–8 school, a 9.2-acre commercial node (up to 40,000 sq. ft., including childcare), and roadway right-of-way dedications. • Multiple residential lot sizes to transition surrounding agricultural and estate areas. • Construction of external roadway improvements, including portions of Cobble Guard Road, Russo’s Road, sidewalks, and roundabouts. • Emphasis on walkability, pedestrian connectivity, and adherence to Towns, Villages, and Countryside (TVC) standards. Staff identified connectivity as a major issue, noting physical constraints such as canals and adjacent development. While full external connectivity is limited, staff encouraged consideration of future vehicular connections between certain neighborhoods and to future roadways, as well as careful consideration of gated neighborhoods. Additional staff concerns and recommendations included: • Refinements to lot size ranges, setbacks, and potential minimum percentages of larger lots. • Exempting townhouses from the building spacing formula. • Enhanced landscape buffers, particularly along Spanish Lakes Boulevard and near multifamily areas, to address noise and visual impacts. Page 12 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 9 | P a g e • Detailed phasing plans to ensure timely delivery of amenities, workforce housing, childcare, and local commercial uses. • Requirements for tree surveys, tree mitigation, environmental report revisions, construction access planning, and limits on construction activity hours. Staff recommended approval, subject to listed conditions and Planning and Zoning Commission input on connectivity, setbacks, lot size distribution, and future access considerations, with final approval to be forwarded to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Chair Binner asked staff whether there are comparable developments in the area with very small lot sizes, including 16–20-foot-wide townhomes and 35-foot-wide single-family lots, and followed up with questions about setbacks and densities in similar projects. Ms. Szedlmayer responded that small lots are increasingly common and are anticipated under the Towns, Villages, and Countryside (TVC) code. She cited Bedner Farms as an example, noting it includes 35-foot single-family lots and 16-foot townhomes, with parking accessed from rear alleys to preserve sidewalks and streetscape quality. She explained that stormwater lakes are allowed to count toward required open space and highlighted that this project provides more pedestrian access to lakes and trails than most recent developments. Mr. Benton clarified details of Bedner Farms, explaining that interior townhome lots are 22 feet wide, with wider end units due to setbacks. He described applicable setbacks, rear-loaded parking, and noted that initial five-foot side setbacks for single-family lots were later increased. He confirmed Bedner Farms was approved with higher densities (up to nine units per acre) under a mixed-use framework and explained how the TVC future roadway network is intended to function through multiple interconnected two-lane roads rather than wider arterials. Commissioner Lounds raised concerns about whether stormwater lakes function as usable open space and questioned the long-term fiscal sustainability of very small residential lots, expressing doubt that they would generate enough tax revenue to offset service costs. He also emphasized the importance of ensuring buffers along Spanish Lakes Boulevard and I-95 are adequate and that overall density is properly justified. Commissioner Bradley focused on transportation impacts, questioning whether two-lane roads would realistically accommodate the proposed density, especially given other approved or pending developments in the area. He expressed skepticism about traffic studies, cited existing roadway issues elsewhere in the county, and raised concerns that infrastructure improvements could ultimately fall on taxpayers. He asked staff whether the county has budgeted funds to address potential roadway deficiencies if impact fee credits are insufficient. Mr. Benton responded that while applicants are proposing roadway improvements that may qualify for impact fee credits, the county has not identified specific capital improvement projects tied to this development. He acknowledged that the county’s adopted level of service Page 13 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 10 | P a g e allows roads to operate at Level of Service D but recognized the commissioner’s concern about long-term infrastructure and funding challenges. APPLICANT PRESENTATION: All speakers were sworn in at the beginning of the presentation and testified as qualified professionals on behalf of the project. Attorney Robert Raines (Guster Law Firm, representing the applicant/Lennar) outlined the long history of the project, noting work on the property dating back to 2005 and extensive coordination with the County through the TVC process. He stated the application meets the Comprehensive Plan and Land Development Code, agreed with staff’s recommendation for approval, and formally proffered the development team as expert witnesses. Ms. Leslie Olson, AICP (District Planning Group, representing Lennar) served as the coordinating presenter. She explained the project’s location within the Towns, Villages, and Countryside (TVC) area and described the proposal as a new “Hamlet”–style, compact, walkable development. She summarized the multidisciplinary team, emphasized consistency with the TVC vision, and highlighted extensive community outreach, particularly with Spanish Lakes residents, which led to design refinements. Attorney Cynthia Angelos (Bartlett, Loeb, Hines, Thompson & Angelos, representing Lennar) provided historical context, explaining Lennar’s long-term property rights, the evolution from earlier DRI efforts to the TVC framework, and the County’s request that Lennar wait and work within that process. She stated the current proposal complies with all applicable TVC and Hamlet standards. Troy Holloway (2GHO, planner/landscape architect for the project) presented the master plan for the 1,027-acre site. Key points included: • 3,081 total residential units, including 278 workforce housing units. • A mix of single-family homes, cottages, townhomes, and apartments. • A traditional neighborhood design with higher density toward the center and lower density toward the edges. • A central 35.4-acre amenity campus and community green. • A commercial village (up to 40,000 sq. ft.) designed as a walkable main street. • Two civic sites (a 24-acre school site and a 3.4-acre county civic parcel). • Over 444 acres of open space (about 45% of the site), including parks, buffers, lakes, and flow-ways. • Extensive pedestrian and bicycle connectivity (over 50 miles of paths). • Significant buffers, including 100-foot landscaped buffers, which include berms, along sensitive edges such as Spanish Lakes and I-95. Frederick Roth, P.E. (Engineer, representing the project) was introduced and qualified as an expert engineer supporting land development and infrastructure design. Page 14 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 11 | P a g e Edward Weinberg (EW Consultants, environmental consultant for the project) was qualified as the environmental expert, responsible for environmental review and preservation elements, including flow ways and natural areas. Brian Good, P.E. (Traffic Engineer, representing the project) presented transportation and roadway improvements, including: • Roundabouts at Koblegard Road and Spanish Lakes Boulevard to improve safety and traffic-calming. • A special bypass lane design at Spanish Lakes Boulevard to address resident concerns. • Multiple new vehicular and pedestrian connections to surrounding roadways. • Dedication and construction of segments of Russo’s Road and right-of-way for future Koblegard Road extensions. • Off-site intersection and roadway improvements to support project traffic. Mr. Benton (County staff) answered questions on compliance with County standards and infrastructure planning. Overall Summary: The applicant’s sworn expert team presented a comprehensive master-planned community that complies with the TVC and Hamlet standards, provides significant open space and infrastructure improvements, addresses traffic and buffering concerns, includes workforce housing, and reflects extensive coordination with County staff and surrounding neighborhoods. The applicant requested a recommendation for approval, committing to continuing working with staff on remaining conditions. BOARD DISCUSSION WITH APPLICANT Chair Binner opened questioning by asking the applicant to clarify how the workforce housing and childcare components—both tied to increased density—would be delivered. He noted workforce housing must be in place by 60% of certificates of occupancy and asked whether the childcare center would also be completed by that point. Mr. Dave Canfield (Lennar, Applicant Representative) confirmed workforce housing must be delivered by 60% COs. He stated the childcare center is planned as part of the commercial center and would likely be delivered after the 60% threshold, though it could be accelerated if demand warranted. Chair Binner then asked about the timing of Koblegard Road improvements relative to unit construction. Mr. Brian Good (Traffic Engineer for the Applicant) responded that approximately 1,100 homes could be built before Koblegard Road improvements are required. He explained the traffic study assumed full buildout of surrounding developments by 2035 and confirmed that Page 15 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 12 | P a g e with required improvements, key intersections would operate at Level of Service D, which meets county standards. Chair Binner expressed concern that LOS D represents only the minimum acceptable standard and asked whether additional improvements could achieve LOS C, particularly at Indrio Road, Koblegard Road, and the I-95 ramps. Mr. Good replied that the applicant is proposing improvements to meet the county’s adopted comprehensive plan requirements and is not proposing enhancements beyond those standards. Chair Binner shifted to site design, stating that the northern portions of the project show long, uninterrupted rows of single-family homes with fewer green breaks than the central and southern areas. He suggested more frequent green breaks to reduce visual monotony, especially given the prevalence of narrow lots and front-loaded garages. Mr. Greg Pettibon (Vice President, Lennar Homes) stated the development team has no opposition to adding additional green breaks. He explained that final lot layouts have not yet been completed and emphasized Lennar’s focus on quality-of-life features that support marketability and livability. Chair Binner raised concerns about rear-loaded garage configurations where front doors face internal greens but lack practical access, stating that such layouts undermine the walkability intent of alley-loaded designs. Mr. Holloway (Project Designer / Planner) responded that these configurations are common and highly sought after, noting that guests typically park in driveways or on internal streets and access homes via sidewalks. He stated the design works as long as excessively long runs are avoided. Chair Binner questioned whether the plan truly complies with land development standards, citing reduced rear setbacks, narrow side setbacks, and potentially high lot coverage that could exceed typical residential norms. Mr. Holloway replied that the project complies with the Towns, Villages, and Countryside (TVC) code, which allows reduced rear setbacks. He clarified that the exhibits show maximum allowable envelopes, not actual house footprints, and stated homes would not be built to the extreme limits shown. Vice-Chair Slay then questioned the difference between active and passive recreation. Mr. Holloway explained passive areas include paths, benches, and scenic lake access, while active areas include programmed amenities such as pools and recreational facilities. Commissioner Lounds expressed concern that the design lacks usable yard space for children, stating that front yards are too small and rear yards may be insufficient, forcing children to rely Page 16 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 13 | P a g e on distant parks. Mr. Pettibon responded that the project is designed for families and is comparable to other successful Lennar communities s. He stated children play in rear yards and common greens and that passive areas can still accommodate informal play. Commissioner Lounds reiterated his opposition to 35-foot and 40-foot lots, stating wider lots would allow larger yards. Mr. Pettibon responded that a mix of lot sizes is necessary to meet TVC requirements and provide attainable price points for homeownership. Commissioner Lounds asked whether Lennar could extend Kobleguard Road further north to complete the corridor. Mr. Pettibon deferred to legal counsel. Attorney Raines (Project Attorney) asked for clarification of the question. Mr. Good explained that portions north of the project lie outside Lennar’s ownership and that extending the road would not serve the project’s traffic needs. Commissioner Lounds argued that failing to complete the road would eventually shift the burden to the county. Mr. Good responded that the applicant is already funding approximately $25 million in roadway improvements, including 85% of Koblegard Rd., and has agreed to construct the Russo Road extension even though it was not required by the traffic study. Vice-Chair Slay stated he is not a supporter of the TVC framework but acknowledged the applicant is working within county-imposed standards. He praised Lennar for agreeing to the Russo Road extension and asked about project phasing and buildout timing. Mr. Holloway (Applicant Representative) explained the project would begin near Spanish Lakes Boulevard and move northward, with later phases dependent on infrastructure completion and market conditions. He stated the unit count is capped at 3,081 units, with flexibility to adjust lot sizes as the market evolves. Mr. Pettibon added that while market downturns could slow development, large master- planned communities in viable areas typically build out over time. He emphasized the applicant has worked with staff for over 20 years to bring the project into compliance. Vice-Chair Slay stated that despite his dislike of TVC, he believes this is one of the better TVC projects presented and suggested modest density reductions. Page 17 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 14 | P a g e Commissioner Bradley stated that road standards were his primary concern and advocated for higher levels of service than LOS D. He appreciated the school site dedication but noted it increases taxpayer service responsibilities. He asked about the vision for the civic/commercial area. Mr. Pettibon explained the civic/commercial land is intentionally flexible and could accommodate public uses such as a fire station, library, or community services. He also noted Lennar voluntarily preserved a large oak hammock as a greenbelt. Commissioner Bradley encouraged consideration of regional parks and athletic facilities to serve both residents and the broader community. Mr. Pettibon stated Lennar is willing to engage with staff on parks and recreation opportunities. Commissioner Lounds asked about areas designated for community gardens. Mr. Pettibon described a potential agri-hood concept modeled after Arden, including orchards and community farming, though final approval has not been secured. Chair Binner closed by asking whether non-vehicular connectivity, such as golf cart or multi- use paths across canals to the school area, was being considered. Mr. Pettibon responded that such connections are under consideration but would require coordination with the drainage district. PUBLIC COMMENTS: Residents expressed concern that the proposed development would significantly change the area’s rural character and lifestyle and questioned whether the scale and density were appropriate. Primary concerns focused on traffic, with residents stating that surrounding roads were already congested and unsafe and that cumulative impacts from other approved developments, roadway classifications, and reliance on older traffic data had not been adequately addressed. Additional concerns included stormwater management and flooding due to increased impervious surfaces, potential impacts to the Indian River Lagoon from runoff and chemical use, and whether existing infrastructure and public services, including emergency and medical facilities, would be sufficient to serve the growing population. Mat Van Ert – 5400 25th St Jeyanthi Rajaselvarasu – 5425 Koblegard RD BOARD DISCUSSION: After public comment closed, Chair Binner stated general support for the project but raised concerns about lot widths and setbacks, particularly objecting to narrow lots with front-loaded garages receiving the same reduced setbacks intended for rear-loaded, alley-served homes. He recommended larger minimum lot widths for front-loaded homes, restored rear and side Page 18 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 15 | P a g e setbacks, required green breaks every 15 homes, minimum widths for townhomes, and consideration of pedestrian or golf-cart connectivity to schools to reduce vehicle trips. Commissioner Bradley agreed and added a desire to see a land donation for parks or recreation. Commissioner Lounds expressed concern about stormwater impacts, emphasizing the loss of agricultural land’s natural absorption and questioning where runoff would be stored during major rain events. It was also noted that stormwater design is regulated through required engineering review and that the board has limited authority if standards are met. Chair Binner and Vice-Chair Slay acknowledged frustrations with traffic Level of Service D, noting it is the adopted standard under the comprehensive plan and cannot be tightened by the board. Chair Binner reiterated that, while compliant, LOS D represents a degraded condition and reinforced concerns about traffic impacts from front-loaded, narrow-lot design. Commissioner Lounds stated that although he disliked several aspects of the project, he believed the applicant had worked in good faith within the TVC framework and that housing was needed. He expressed hope that staff and the developer would address the board’s concerns during subsequent review stages. The board then discussed potential conditions for a recommendation, including minimum 25- foot townhome lots, 45-foot minimum widths for front-loaded single-family lots, restored setbacks for front-loaded homes, mandatory green breaks, and enhanced non-vehicular connectivity. Traffic questions followed regarding Johnston Road’s Level of Service. Mr. Benton and Ms. Szedlmayer explained that recent traffic counts indicated current LOS C for portions of Johnston Road, based on 2023 data, but noted that planned or future developments were not included and no roadway improvements were currently scheduled north of Indrio Road. Debate continued regarding the Russo Road extension, with some commissioners questioning whether it would simply shift traffic problems to Johnston Road, while others noted the applicant’s significant infrastructure contributions, including road construction and land dedications. Commissioner Slay moved to recommend approval incorporating Chair Binner’s outlined conditions, including lot width minimums, setbacks, green breaks, and connectivity considerations, and Commissioner Bradley suggestion for additional recreational or community-serving amenities beyond the project gates. Motion: Motion to approve with staff and board recommendations. Motioner –– Slay - Second – Lounds RESULT: APPROVE MOVER: Board Member Lawrence Slay SECONDER: Board Member Ed Lounds Page 19 of 208 Planning & Zoning Commission Meeting Thursday, December 18, 2025 6:00 PM 16 | P a g e AYES: Ed Lounds, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None 10. WORKSHOPS None. 11. OTHER BUSINESS Voting for Chir & Vice-Chair will take place at the January 15, 2026 P&Z meeting. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 10:20pm. Page 20 of 208 ITEM NO. (ID # 2026-115) DATE: 1/15/2026 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Irene Szedlmayer, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Pruitt Commerce Center (AKA Project Vision) - Future Land Use Map Amendment (Large Scale) (Continued from Meeting of December 18, 2025) BACKGROUND: Ashley Capital, LLC has entered a contract with St. Lucie County to purchase +/-99.77 acres from the County and in May of 2025 purchased 60 adjacent acres from the St. Lucie County School Board to create the +/- 159.77-acre subject site. The request is to amend the Future Land Use Map categories from RS (Residential Suburban) on +/-127.41 acres and from SD (Special District) on +/-32.36 acres to MXD (Mixed Use Development) with sub-area policies to permit development of +/-1.6 million square feet of light industrial space via approximately 13 buildings ranging from 50,000 sq. ft. to 200,000 sq. ft. PREVIOUS ACTION: In 2001, the Research Park was designated a “Special District” within the Future Land Use Element of the Comprehensive Plan. In 2005, the County created the Research and Education Park Overlay Zone District within the Land Development Code (LDC) to promote additional agricultural research and education linked to the Treasure Coast Education, Research and Development Authority (TCERDA). In 2010, an Interlocal Agreement was entered between St. Lucie County, TCERDA, the Fort Pierce Utilities Authority, and the City of Fort Pierce for water and wastewater service to the Research Park and deferred annexation into the City of Fort Pierce. In 2020, amendments to the LDC were adopted to expand the list of allowable uses and amend the architectural requirements by both the TCERDA Board and the Board of County Commissioners. On October 15, 2024, after a Request for Proposal (RFP) offering the Research Park land for sale, the BOCC approved an Option Agreement with Ashley Capital to purchase 111 acres within the Treasure Coast Research and Education Park. In January 2025, the Board approved the First Amendment to the 2010 Interlocal which reduces the deferment period to allow annexation of the county-owned parcels into the City of Fort Pierce within two years from the date of the amendment. Page 21 of 208 On December 18, 2026, the Planning & Zoning Commission opened a public hearing on this matter and continued the hearing to their January 15, 2026 meeting. FINANCIAL IMPACT: Potential increase in Ad-valorem Tax Revenue with future development consistent with the proposed MXD. RECOMMENDATION: Staff recommends that the Planning and Zoning Commission review the staff report and application materials, receive the presentation by staff and the Applicant, ask questions, and forward to the Board of County Commissioners a recommendation that the Future Land Use Map amendment along with the proposed MXD Specific Use Activity Sub-Area Policies be transmitted to the State Land Planning Agency. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: January 09, 2026 Ciara Forbes, Assistant County Attorney III Page 22 of 208 Planning and Development Services Department Planning Division TO: Planning and Zoning Commission (Local Planning Agency) THROUGH: Benjamin Balcer, AICP, Planning and Development Services Director Kori Benton, AICP, Planning & Zoning Manager FROM: Irene Szedlmayer, AICP, Senior Planner DATE: December 18, 2025; updated January 8, 2026 SUBJECT: Pruitt Commerce Center FLUMA-2505-000036 (Continued from the P&Z Commission’s December 18, 2025 Meeting) GENERAL INFORMATION Property Owners: St. Lucie County PCC2023, LLC 2300 Virginia Avenue c/o Ashley Equities III, LLC Fort Pierce, FL 34982 108 Talavera Place Palm Beach Gardens, FL 33418 Applicant: Ashley Capital, LLC c/o Richard Morton 9810 S. Dorchester Ave. Chicago, IL 60628 Agents: District Planning Group, LLC Dean, Mead, Minto & Moore Leslie Olson, AICP W. Lee Dobbins, Esq. 130 S. Indian River Dr. Ste. 202 1903 S. 25th St. Fort Pierce, FL 34950 Fort Pierce, FL 34947 Location: South of Orange Ave., between Rock Road and South Kings Highway Parcel ID Numbers: 2314-111-0003-000-2, 2314-131-0000-000-3 (partial), 2314-111-0004-000-9, 2314-120-0000-000-9, and 2314-800-0002-000-0 Project Size: +/- 159.77 acres Proposal: Future Land Use Map Amendment from RS (Residential Suburban) and SD (Special District) to MXD (Mixed Use Development) along with sub-area policies to permit limited commercial ancillary to light industrial Current Future Land Use: RS (Residential Suburban) and SD (Special District) Proposed Future Land Use: MXD (Mixed Use Development) Current Zoning District: AR-1 (Agricultural, Residential-1) Page 23 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 2 BACKGROUND Ashley Capital, LLC has entered a contract with St. Lucie County to purchase +/-99.77 acres from the County and in May of 2025 purchased 60 adjacent acres from the St. Lucie County School Board to create the +/-159.77-acre subject site. The request is to amend the Future Land Use Map categories from RS (Residential Suburban) on +/-127.41 acres and from SD (Special District) on +/-32.36 acres to MXD (Mixed Use Development) with sub-area policies to permit development of +/-1.6 million square feet of light industrial space via approximately 13 buildings ranging from 50,000 sq. ft. to 200,000 sq. ft. As the Applicant moves forward seeking the Future Land Use Map Amendment and approval of re-zoning to the PNRD (Planned Non-residential Zoning District) and a Preliminary Development Plan, St. Lucie County is taking the necessary steps to remove the requirements related to TCERDA (Treasure Coast Education, Research and Development Authority). The draft Evaluation and Appraisal Review (EAR) based Amendment of the St. Lucie County summarizes the history of the Treasure Coast Research Park (Research Park) and TCERDA (Treasure Coast Education, Research and Development Authority) as follows. In 2001, the Research Park was designated a “Special District” within the Future Land Use Element of the Comprehensive Plan. In 2005, the County created the Research and Education Park Overlay Zone District within the Land Development Code (LDC) to promote additional agricultural research and education occurring in the area. Together, with the State of Florida, the County assembled approximately +/-1,600 acres that originally made up the Research Park. In 2005, the St. Lucie Board of County Commissioners and the University of Florida created this agriculturally-and-biotechnologically-focused Research Park in unincorporated St. Lucie County including renewable energy and alternative fuel companies. This Research Park is governed by the Treasure Coast Education, Research and Development Authority (TCERDA), pursuant to Florida Statutes Section 159, Part V, and the enabling Resolution and Ordinance of the Board of County Commissioners of St. Lucie County, Florida. It is envisioned as a home to multi-disciplinary scientists, researchers and educators. The initial master plan called for more than 350 developed acres of buildings and labs to house research, development and educational institutions, businesses and incubators, with an additional 700 acres for agricultural fields and future Research Park expansion. USDA's 170,000 square foot Horticultural Research Laboratory and the University of Florida's 90,000 square foot Institute of Food and Agricultural Sciences' Research and Education Center anchor the TCERDA's Research Park. The County and partners sought to attract additional research facilities and companies to the Research Park to complement the ongoing activities of the Indian River Research & Education Center (“IRREC”) of the University of Florida’s Institute of Food & Agricultural Sciences (“IFAS”), the Hayslip Biological Control Research and Containment Laboratory, and the United States Department of Agriculture (“USDA”) Agricultural Research Service. All three continue to be tenants in the Research Park. For a variety of reasons, including changes in federal research funding and the great Page 24 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 3 recession, the original vision for the Research Park never materialized. In recognition of the changes, the TCERDA Board authorized County staff to hire a consultant and provide analysis and recommendations on the next steps to move the Research Park forward. In 2018, John Rhodes of Moran, Stahl and Boyer was hired to provide a series of strategic recommendations to improve the likelihood of development in the Research Park. Three of the main strategic recommendations were to expand the allowable uses in the Research Park, sell rather than lease land and lessen the architectural rules for new buildings in the Park (the Research Park is subject to that certain Declaration of Covenants and Restrictions for Treasure Coast Education, Research and Development Park, dated February 7, 2012, and recorded March 16, 2012, in Official Records Book 3371, Page 2418, in the Public Records of St. Lucie County, Florida. The rationale for the changes was that the original list of allowed uses was very restrictive, potential developers prefer to buy rather than lease land and the design rules significantly increased the cost of development. In 2020, amendments to the Land Development Code were processed to expand the list of allowable uses and amend the architectural requirements. Both the TCERDA Board and the Board of County Commissioners adopted these changes. Additionally, the County published a Request for Proposal (RFP) to offer the Research Park land for sale. The sole respondent to the RFP was Ashley Capital. In their response to the RFP, Ashley Capital proposed to develop and manage a Class A Light Industrial and Office Park for the purposes of economic development to provide high-wage jobs for the community. On October 15, 2024, the BOCC approved an Option Agreement with Ashley Capital to purchase 111 acres within the Treasure Coast Research and Education Park. In January 2025, the Board approved the First Amendment to the 2010 Interlocal which reduces the deferment period to allow annexation of the county-owned parcels into the City of Fort Pierce within two (2) years from the date of the amendment. On December 14, 2022, the Board of County Commissioners approved an exchange agreement with the St. Lucie County Fire District for Quad 1A-Lot 3 for the development of a fire station. Further, on May 5, 2025, the Board of County Commissioners approved an exchange agreement with the St. Lucie County Fire District for Quad 1A-Lot 4 for the development of a fire training facility The subject property is located south of Orange Avenue, west of Kings. Highway, and north of Graham Road. The property provides convenient access to both the Florida Turnpike and I-95. As described by the Applicant, the intent for the Pruitt Commerce Center is as follows: “It is the intent of the [the County’s Request for Proposals that resulted in the partnership with Ashley Capital], to expand opportunities for high quality jobs in St. Lucie County and support the success of entrepreneurs associated with TCERDA initiatives. For instance, when a start-up food business at the Sunshine Kitchen successfully outgrows the facility, small to midrange bays at Ashley Capital’s Class A Commerce Park will be a nearby option for expansion while remaining near the incubator facility. Furthermore, Ashley Capital has researched this market thoroughly and finds that there is need for this type of small to midsize industrial space for successful small manufacturers Page 25 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 4 to expand their constrained businesses throughout St. Lucie County. As such, it is Ashley Capital’s intent to meet that need with a variety of building and bay sizes with an eye toward tenant flexibility and end user business needs, with units ranging from 4,200 SF to 200,000 SF.” Exhibit 1. Aerial Image of Subject Site Exhibit 2. Urban Services Boundary (pink shading) Subject Site Page 26 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 5 Exhibit 3. Existing Future Land Use Map Exhibit 4. Proposed Future Land Use Map Subject Site Subject Site Subject Site Subject Site Page 27 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 6 Table 1. Land Use and Zoning Snapshot Future Land Use Zoning District Existing Uses Petition Site SD (Special District) RS (Residential Suburban) AR-1 (Agricultural Residential-1) Agricultural North/ Northeast MXD (Mixed Use) COM (Commercial) IL, Industrial Light Industrial Park / Warehouses East COM (Commercial (Pending FLUMA) AG-1(Agricultural-1)/ CG /C-3 (Commercial General); LU 6000 – Grazing / Former Jai-Lai Complex (Pending Rezoning) Southeast COM (Commercial) CG (Commercial General); AR-1 Agricultural, Residential-1), AG-1 Agricultural-1) Transition from agricultural to commercial and industrial South/ Southwest SD (Special District) RS (Residential Suburban) AR-1 and AG-1 / PNRD (Planned Non-residential Development) Estate lot residential; UF Agricultural Extension Services; USDA Agricultural Research Services / TCERDA Quad 1A West SD (Special District) & RU (Residential Urban) AR-1 (Agricultural, Residential-1) State-owned natural lands MXD (Mixed Use Development) Future Land Use designation As provided in Comprehensive Plan Policy 1.1.1.2.H, “The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged.” It is to be used in those areas “where traditional land use classifications do not afford the desired flexibility and community input in land use planning necessary to address local concerns” and “areas of special or unique environmental consideration.” The factors constituting the special character of the subject locale which make it appropriate for consideration for the MXD (Mixed Use Development) Future Land Use designation include the following:  previously adopted plans of the County and University of Florida to facilitate economic development focused on biotechnology and agricultural research  the continued focus on the creating a Kings Highway Jobs Corridor,  large expanses of land in public ownership,  strategic location proximate to the Orange Avenue and Okeechobee Road interchanges with Interstate-95, proximity to the Turnpike interchange at Okeechobee Road, and Page 28 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 7  the limited north-south and east-west road network in this key area bounded by Orange Avenue, I-95, Okeechobee Road and the Florida Turnpike and challenges to an interconnected road network posed by the FL Turnpike and I-95. As provided in Comprehensive Plan Policies 1.1.8.3. and 1.1.8.4., the MXD Future Land Use designation may be implemented through Sub-Area Mixed Use Activity Area Plans. The Specific Use Area designations are intended to prevent unplanned or premature development of such areas until all services are provided for. The key public need in this area is a future road network that preserves capacity on Kings Hwy. by providing alternative routes. Uses Generally, the proposed Pruitt Commerce Center Specific Use Activity Area policies defer identification of specific uses to the Planned Non-Residential Development (PNRD) process, with intent under a light industrial umbrella. Rezoning to PNRD requires a Preliminary Development Plan and public hearings before the Planning and Zoning Commission and the Board of County Commissioners. Approval by the Board is required to rezone to the PNRD (Planned Non-Residential Development) District together with a Preliminary Development Plan and identification of the proposed uses. Density and Intensity As provided in Comp. Plan Policy 1.1.8.4., provided as Table 2, Low Intensity Development Areas within the MXD Future Land Use designation are permitted a FAR (Floor Area Ratio) of 0.50 for commercial and industrial uses. The proposed development qualifies as low intensity. Pruitt Commerce Center proposes +/- 1.6 million square feet on 159.77 acres, equivalent to a FAR of 0.23. Additionally, land area is reserved behind the buildings and out-of-site from the public right-of-way for the outdoor staging of raw materials, constituent parts, or finished products, that is not counted towards the FAR. [Remainder of page is blank.] Page 29 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 8 Table 2. Comprehensive Plan Policy 1.1.8.4. * Policy 1.1.8.4 provides that Industrial and Professional Service/Office uses may receive an intensity bonus of up to 100% of the FAR, within the specific use areas served by the Strategic Intermodal System (SIS) facilities operating at or above the adopted level of service (LOS) and with available water service and wastewater service. The County’s existing MXD Specific Use Activity Areas and the permitted non-residential intensities and residential densities in those MXD areas are identified in Table 3. [Remainder of page is blank.] Page 30 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 9 Table 3. The County’s Existing MXD Future Land Use Designations MXD Activity Areas Uses Intensity Category Eligible Density Airport Commercial and Industrial None specified N/A Cassens Industrial Medium, but FAR limited to 0.18752 N/A Eden Oaks Commercial and Residential High and Specific Use up to 14 DU/A Grande Beach Commercial and Residential Medium. 16,000 sf of commercial permitted and required and 70 dwellings permitted 7.25 DU/A High Ridge Residential, Non-Residential, and a Preserve Area High. Min. of 250 & max. of 450 dwellings and min. 100,000 and max. of 200,000 SF of non-residential development 5.44 DU/A to 9.8 DU/A Indrio Road No uses specified. (Now integrated into TVC) A mix of medium and low intensity up to 5-9 DU/A Loop Road Commercial, office and institutional in Low Intensity Area and Light Industrial in Medium Intensity Area. A mix of medium and low intensity. No building height to exceed 60 feet. N/A Lucie Rock 60% Industrial, 10% Commercial and 30% Residential Medium and High up to 9-15 DU/A, but largely incompatible Midway/Glades Limited to Transportation and Utility Uses, unless Comp. Plan is further amended Low, Medium and High up to 5-15 DU/A Okeechobee/I-95 Residential, Commercial and Conservation Low and Medium up to 5-9 DU/A Orange Avenue/ I-95 None specified High and Medium up to 9-15 DU/A Oak Ridge Ranches Residential, Commercial and Institutional High (with limit to 650,000 sq. ft. of commercial and 8,600 residential units. up to 2.67 DU/A St Lucie Blvd. No use restriction for the Low and Medium. Low, Medium & Specific Use up to 9 DU/A Page 31 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 10 MXD Activity Areas Uses Intensity Category Eligible Density Tidewater Residential and Commercial High up to 10 DU/A Treasure Coast Industrial Park No use restrictions other than Specific Use Area limited to Residential Conservation* High Intensity & Specific Use N/A West Orange Industrial, Commercial, Transportation/Utilities, Public Facilities in the Specific Use Low Intensity and Specific Use KRE Industrial, Commercial and Residential Low Intensity for Industrial; High Intensity for Residential; Specific Use for Commercial Up to 15 DU/A Rainbow Groves Heavy Industrial, Light Industrial and Commercial Specific Use N/A Neill Farms Residential Low Intensity up to 3 DU/A Palermo Farms Residential Low Intensity up to 3 DU/A ********************************************** Proposed Amendment Consistency with Comprehensive Plan In reviewing petitions for amendments to the Future Land Use Map (FLUM), the Planning and Zoning Commission (Acting as the Local Planning Agency) and Board of County Commissioners shall consider whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan and Florida Statutes. The following analysis presents Comprehensive Plan policies pertinent to this amendment. Comprehensive Plan Future Land Use Element Policy 1.1.2.1. The adopted Future Land Use Map Series and any amendments shall promote responsible growth management practices. When considering any amendment to the Future Land Use Maps of the County’s Comprehensive Plan, the County Commission shall make the following findings, supported by the other elements of this Plan, prior to taking any approval actions granting an individual amendment to the Future Land Use Maps: FUTURE LAND USE MAP AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY COMPREHENSIVE PLAN AND FLORIDA STATUTES Page 32 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 11 1.That the property under land use amendment application is adjunct to, or within no more than one-quarter mile of the same or greater type of land use classification. 2.That the property under land use amendment consideration lies within the Five-Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County (or can be reasonably accommodated with an amendment to the Master Plan) or otherwise meets the requirements of Policy 1.1.5.4. This key Future Land Use Element policy serves to limit FLUM changes in the County with the intent of preserving compatibility and a coordinated land use pattern, while minimizing urban sprawl. The policy seeks to ensure a rational and orderly land use development pattern and to prevent leap-frog development which requires the extension of urban services through intervening undeveloped or under-developed land as developers seek cheaper land further from more urbanized areas. This application meets this standard. The MXD Future Land Use designation exists immediately north of the subject site. The FAR of the adjoining site to the north (Stonemont/I-95 Logistics Center) is 0.35 (1,114,030 sq. ft. one-story building on 73.72 acres = 0.35 FAR), higher than that projected for the subject site. Three future land use categories are relevant to the subject petition–the two currently on the site—RS and SD and the proposed designation –MXD. The intent of each is described in the Comprehensive Plan policies set out below. The RS Future Land Use category is described in Comp. Plan Policy 1.1.1.2.D: The Residential Suburban (RS) land use category is intended to act as a transitional area between the agricultural areas and the more intense residential areas in the eastern portion of the County. This category is found predominantly along the western edge of the urban form, but is also appropriate for areas of special environmental concern such as along the North Fork of the St. Lucie River and the Indian River Lagoon. The RS designation is intended for large lot, single-family detached residential dwellings, at a density of one (1) to two (2) units per gross acre. These areas are not required to be served with central utilities; however when at all practical, service connections should be required. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. The SD Future Land Use category is described in Comp. Plan Policy 1.1.1.2.I: The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or concept has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process. Page 33 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 12 The MXD Future Land Use category is described in Comp. Plan Policy 1.1.1.2.H: The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not afford the desired flexibility and community input in land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • . . . any change in zoning shall be to the Planned Unit Development (PUD), Planned Non-Residential Development (PNRD) or Planned Mixed Use Development(PMUD), . . . Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses. The Kings Highway Jobs Corridor, where more than 5,000,000 sq. ft. of industrial and logistics space is developed and more is intended, is not the most appropriate locale for large-lot, low -density residential development. Location within the Urban Services Boundary is another indication that the RS Future Land Use may no longer be the most appropriate future land use designation, as substantial investment is being made in Kings Highway, which is part of the State’s SIS. By initiating the removal of the subject property from the TCERDA, the Board of County Commissioners has already indicated it does not believe the Special District Future Land Use is the most appropriate for the site. As provided in Comp. Plan Policy 1.1.8.3, an amendment to the MXD Future Land Use category may be accompanied by Sub-Area Mixed-Use Activity Area Plans. The draft sub-area policies being reviewed and evaluated by the Applicant and the County are as follows: 1. Intent and Uses. The Pruitt Commerce Center Mixed Use Activity Area Plan is intended for planned non-residential development of superior quality, primarilydesigned to accommodate and promote targeted industries and employmentgenerating uses. The following policies shall govern the Pruitt Commerce CenterMixed Use Specific Use Activity Area Plan. 2. PNRD Zoning. All development within the Pruitt Commerce Center shall bereviewed and approved through the Planned Nonresidential Development Plan(PNRD) process. Page 34 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 13 3. Transportation Concurrency. The development of Pruitt Commerce Center shall be subject to the County’s transportation concurrency requirements and shall provide sufficient capacity, access, circulation and connectivity needed by the development. Traffic generated by the development that exceeds adopted level of service standards, as indicated in the Transportation Element of the County Comprehensive Plan, shall be mitigated by the development through a schedule of committed roadway construction projects, payments or legally available alternatives. The timing and sequence of any such construction, payments or alternatives shall be tied to specific development thresholds and determined during the PNRD review process. a. Transportation impacts associated with the development of Pruitt Commerce Center shall be evaluated during the PNRD review process in accordance with the County’s access and transportation concurrency requirements. Transportation Impact Reports shall evaluate reasonable transportation improvements necessary to maintain adopted level-of-service standards, including consideration of roadway connectivity and circulation within the surrounding transportation network, which may include, as appropriate, roadway segments such as Graham Road, Picos Road and Rock Road. The determination of whether transportation improvements, payments, or legally available alternatives are required, and the timing, sequencing, and any proportional responsibility for such measures, shall be made during the PNRD approval process based on the findings of the Transportation Impact Reports, and in accordance with applicable state law, the County’s transportation concurrency requirements, as set forth in the County Land Development Code and Comprehensive Plan, and the standards of review applicable to Site Plans. Prior to final PNRD site plan approval for any phase or portion of the Pruitt Commerce Center, the applicant shall provide legally sufficient and enforceable assurances, in a form acceptable to the County Attorney, to address transportation concurrency and any such transportation improvements, payments or legally available alternatives required for such phase or portion in accordance with the foregoing paragraph. b. In coordination with the St. Lucie County Area Regional Transit, the Pruitt Commerce Center MXD Specific Use Activity Area shall identify the potential location(s) of future transit stops to serve the subject site and shall provide for internal connectivity for pedestrian and bicycle travel. 4. Pruitt Commerce Center MXD Specific Use Activity Area Development Standards: a. Notwithstanding Comp. Plan Policy 1.1.8.4, the maximum Floor Area Ratio (FAR) is 0.35. b. The maximum coverage by buildings shall be 35%. c. Minimum open space shall be no less than twenty-five percent (25%). Page 35 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 14 d. The development shall provide an appropriate buffer design to properly protect the adjacent non-industrial uses. The draft ordinance includes the draft sub-area policies set forth above. It is possible edits will be made to the draft sub-area policies and included in the presentation at the public hearing on January 15, 2026. Comprehensive Plan Policy 1.1.2.2., provides as follows: In accordance with Florida Statutes, proposed future land use map amendments to the County’s Comprehensive Plan, shall be based upon the following analyses: 1. An analysis of anticipated growth; 2. An analysis of the availability of facilities and services; 3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site; 4. An analysis of compatibility of adjacent land uses; and 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy; and 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. The subject site and requested amendment are evaluated pursuant to each factor in Policy 1.1.2.2 below. 1. An analysis of anticipated growth. The USB was first depicted on the Comprehensive Plan Land Use Map in 1990 to distinguish the area where urban development may occur from areas where it should not occur. At the time of the establishment of the USB, the total population of St. Lucie County was 150,171 (1990 Census). The 2020 Census total population count for St. Lucie County was 329,226, reflecting a 119% increase in thirty years. Then, in the next ten years, between 2010 and 2020, the population grew 18.5%, as displayed in Table 3 below. The University of Florida Bureau of Economic and Business Research (BEBR) estimates the County Population on April 1, 2024, to be 385,746, an increase of 17.2% (56,520 people) in just 4 years. [Remainder of page is blank.] Page 36 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 15 Table 4. St. Lucie County & Municipal Census Data – 2010 to 2020 Changes County & City Census April 1, 2020 April 1, 2010 Total Change Percent Change Total St. Lucie County 329,226 277,789 51,437 18.5 Fort Pierce 47,297 41,590 5,707 13.7 Port St. Lucie 204,851 164,603 40,248 24.5 St. Lucie Village 613 590 23 3.9 UNINCORPORATED COUNTY 76,465 71,006 5,459 7.7 The University of Florida Bureau of Economic and Business Research (BEBR) Projections of Florida Population by County for 2025–2050, projects a total population of St. Lucie County between 406,000 and 655,400 by 2050. BEBR believes the medium series is the most likely to provide accurate forecasts in most circumstances, which would place the St. Lucie County population at 530,700 by 2050. See Table 4. Table 5. Population Projects for St. Lucie County Population Projections 2025 2030 2035 2040 2045 2050 Low 362,300 381,600 394,000 400,600 404,500 406,000 Medium 385,400 423,900 456,800 484,200 508,800 530,700 High 408,600 466,300 519,600 567,700 613,100 655,400 Source: Florida Bureau of Economic and Business Research Pursuant to Section 163.3177, Florida Statutes, the comprehensive plan is intended to provide “the principles, guidelines, standards, and strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal development of the area that reflects community commitments to implement the plan and its elements;” and requires that the comprehensive plan “be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research (EDR) for at least a 10-year planning period.” It may be obvious, but also important to remember, St. Lucie County is not alone in experiencing remarkable growth. Florida Population and Employment Growth (March 2023) provides statewide and regional context within which to consider St. Lucie County. St. Lucie was not among the top ten Florida counties for numerical or percentage growth in population between 2011 and 2021, nor among the top ten counties for numerical or percentage growth in employment between 2021 and 2045. However, St. Lucie County is projected to be among the top ten counties for projected percentage growth in population and employment between 2021 and 2045. The ten Florida Counties project to experience the highest percentage population growth Page 37 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 16 between 2021 and 2025 are identified in Exhibit 5. Exhibit 5. Statewide Projected Percentage Population Growth, 2021 to 2045 Source: Florida Population and Employment Growth (March 2023) accessed from florida-growth-map-book_03102023.pdf on Dec. 10, 2025 [Remainder of page is blank.] Page 38 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 17 Exhibit 6. Statewide Projected Percentage Growth in Employment, 2021 to 2045 Source: Florida Population and Employment Growth (March 2023) accessed from florida-growth-map-book_03102023.pdf on Dec. 10, 2025. (Projections from Woods & Poole Economics) FDOT, in its introduction to the SIS says this: Of the five counties in FDOT’s District Four (Indian River, St. Lucie, Martin, Palm Beach and Broward), St. Lucie experienced the third highest numerical population growth between 2010 and 2021 and is projected to have the third highest numerical population growth between 2021 and 2025. When considering population growth as percent change, St. Lucie County has d the highest growth rate between 2010 and 2020and is expected to have the highest growth rate between 2021 and 2045. Exhibit 7. Top 3 Counties for Actual Population Growth (2011 to 2021) and Projected Population Growth (2021 to 2045) in FDOT’s District Four Source: Florida Population and Employment Growth (March 2023) accessed from florida-growth-map-book_03102023.pdf on Dec. 10, 2025 Page 39 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 18 Exhibit 8. Top 3 Counties for Percentage Population Change (2011 to 2021) and Projected Percentage Population Change (2021 to 2045) in FDOT’s District Four Exhibit 9. Top 3 Counties for Actual Population Growth (2011 to 2021) and Projected Population Growth (2021 to 2045) in FDOT’s District Four Exhibit 10. Top 3 Counties for Percentage Employment Change (2011 to 2021) and Projected Percentage Employment Change (2021 to 2045) in FDOT’s District Four 2. An analysis of the availability of facilities and services Water & Wastewater The property is located in the Fort Pierce Utilities Authority (FPUA) Service Area. Water and wastewater facilities and services are, or shortly will be, available to serve the subject property. Page 40 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 19 Exhibit 11. St. Lucie County Utility Service Areas Existing water and wastewater infrastructure in the vicinity includes the following: 1. A 12-inch water distribution line main running along the eastern ROW of Rock Road from Orange Avenue south to Okeechobee Road. 2. An 8-inch water distribution line along the southern ROW along Picos Road, then running south along the future Exploration Parkway to Pruitt Research Road, then running west along Pruitt research Road. 3. A 6-inch sanitary sewer force main along the east side of the Kings Hwy. ROW from Orange Avenue to Graham Road where it transitions to a 4-inch force main and continues south to Pruitt Research Road, then west along the northern ROW of Pruitt Research Road, then continuing north in an easement on the west side of Rock Road as a 6-inch sanitary sewer force main to Picos Road. 4. An 8-inch sanitary sewer force main between Orange Avenue and Picos Road. Transportation The Applicants’ Transportation Impact Report assumed 50% lot coverage is developed as General Light Industrial. See Table 5. Approx. location of subject site Page 41 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 20 Table 6. Applicant’s Traffic Impacts of requested FLUMA upon build-out Future Land Use Area in Acres Maximum Development Daily Trips AM Peak Trips PM Peak Trips standard Allowable Existing RS 126.52 2 DU/A 739 6,346 459 650 SD 32.36 15 DU/A Proposed MXD 158.85 0.5 (50%) FAR 2,422,284 SF (1) 11,797 (2) 1,792 1,574 Difference 5,451 1,333 924 (1) My calculation of 158.85 acres x 43,560 sq. ft. in an acre x maximum FAR of 0.35 = 2,521,680.21 sq. ft. maximum building potential. (2) Generally, the protocol for Traffic Impact Reports for FLUMAs explores the maximum build-out (most significant impact) scenario. The Land Use “General Light Industrial” was used for trip generation because it generates more trips than “Industrial Park.” However, for light industrial uses, the highest trip generation rates are for Specialty Trade Contractors. The Applicant’s Traffic Impact Report concludes that all roadway segments impacted by the proposed Pruitt Commerce Center FLUMA will continue to meet Level of Service Standards in the short term (2030) and long term (2045) assuming the full development of the Pruitt Commerce center. The anticipated trip distribution is provided in Exhibit 13. The Traffic Impact Report has not yet been accepted by St. Lucie County. One review was completed and the revised TIR is currently under review. Another Florida Department of Transportation resource, known as the Florida Red Map Book, identifies roadways expected to be congested if current trends continue. The FDOT District 4 Maps are presented in Exhibit 12. Given the projected continued growth in St. Lucie County’s population and employment, it is not surprising that additional roadways are anticipated to become congested. [Remainder of page is blank.] Page 42 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 21 Exhibit 12. Current Roadways characterized as Congested and Roadways projected to be Congested in 2050 in FDOT’s District Four Page 43 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 22 Exhibit 13. Trip Distribution (Applicant’s Projections) Solid Waste St. Lucie County currently has solid waste disposal facilities to satisfy the near-term needs of the development potential for the subject site, and the County is actively assessing alternative disposal strategies and capacity renewal programs. Presently, the St. Lucie County Bailing & Recycling facility has nearly a one-million cubic yard capacity remaining, correlating to a multiple decade service period, without accounting for waste reduction or capacity renewal programs that may be implemented. Page 44 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 23 3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on-site. The Environmental Resources Department (ERD) reviewed the application and concluded that it had no objection to the proposed future land use map amendment. ERD issued this report: An Environmental Impact Report (EIR) dated May 2025 prepared by EW Consultants was submitted for review and found to be consistent with Land Development Code (LDC) 11.02.09. The site is comprised predominantly of land that was previously converted to citrus grove, most of which is currently used for cattle grazing. The property has been utilized for agricultural purposes for more than seventy (70) years. The fabricated ditches and furrows that were constructed for drainage and irrigation remain. Land cover and vegetative community classifications were 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 project site is dominated by Abandoned Groves (FLUCFCS 224), Conveyance Ditches (FLUCFCS 510), Spoil Areas (FLUCFCS 743), and Roads (FLUCFCS 814). While the site does not contain any native upland habitats, native trees and palms are present, and therefore, issuance of a vegetation removal permit shall require demonstration of avoidance and minimization of impacts to native vegetation, along with a tree survey and a mitigation plan for any proposed impacts. Additionally, the site does not contain any areas that would be considered jurisdictional wetlands in accordance with South Florida Water Management (SFWMD) criteria; however, this opinion has not yet been verified by SFWMD. The agricultural conveyance ditches will likely be considered “other surface waters” (OSWs). Any impacts to OSWs typically require mitigation from SFWMD. The survey methodologies used for determining the occurrence of wildlife species on federal and state endangered or threatened species lists 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 relative habitat quality and wildlife utilization. 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 techniques relative to the species under consideration. The following is a summary of observations for wildlife presence and signs of utilization made during multiple site visits and scheduled wildlife monitoring events from July 2022 through May 2025: Page 45 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 24 • American alligator – Although none were observed during the field reconnaissance, there is a moderate potential for alligators to occur within the conveyance ditches. • Audubon’s crested caracara – None were observed foraging or nesting within or near the subject property during the monitoring events conducted between January and April for the 2023 and 2025 nesting seasons. • Bald eagles – While no longer listed, bald eagles remain protected under the Bald and Golden Eagle Protection Act. No bald eagles or bald eagle nests were observed on site during any of the field reconnaissance. • Eastern indigo snake – The occurrence of this species would be unlikely. Regardless, standardized and specific construction awareness and notification procedures will be implemented for the protection of this species during site development. • Florida bonneted bat – The property is located outside of the designated consultation area for this species, thus its potential for occurrence is considered low. • Florida burrowing owl – Portions of the abandoned groves provide suitable habitat for burrowing owls, thus there is a moderate potential for this species to occur; however, no burrowing owls or burrowing owl burrows were observed on the property. • Florida pine snake – The property does not contain suitable habitat for this species, and no Florida pine snakes have been observed, thus there is a low potential for this species to occur. • Florida sandhill crane – The preferred nesting habitat for Florida sandhill cranes is typically native freshwater marsh habitat, which does not occur on the site and no sandhill cranes or sandhill crane nests were observed during field reconnaissance. • Wading birds – There is potential for several species of listed wading birds to utilize the site for foraging opportunities and one of these species, the little blue heron was observed during field reconnaissance. The other state-listed wading birds with potential to occur include the tricolored heron and roseate spoonbill, although none were observed. The occurrence of these species would likely be limited to transient foraging as no evidence of nesting or habitat conducive to nesting for these species occurs on the site. • Wood stork –The property does not provide suitable nesting habitat due to the absence of naturally forested wetlands; however, the site is within the 18.6-mile core foraging area of wood stork rookeries as per FWS. Thus, forage enhancement measures shall be taken to support this species. No wood storks were observed during site reconnaissance. 4. An analysis of the compatibility of adjacent land uses The land uses located in the +/-2,250 acres located between the Florida Turnpike and I-95 and between Orange Avenue and Okeechobee Road, are varied and in transition. Table 6 presents an approximate allocation of the land by use. Page 46 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 25 Table 7. Land Uses within the Area Bounded by the Turnpike, I-95, Orange Ave. and Okeechobee Road1 USE ACRES % of AREA agricultural research 449 24% agricultural 43 19% residential 339 15% industrial 291 13% St. Lucie County 307 10% commercial 100 4% vacant commercial 80 4% non-ag acreage 57 3% other 26 10% TOTAL 2,250 100% Despite this variety of land uses in the area, the Proposed MXD Future Land Use will be compatible with adjacent land uses. The adjacent land area to the north is in the MXD Future Land Use category and developed for warehousing and distribution. While the Pruitt Commerce Center seeks to attract small manufacturers, its space will also be suitable for warehousing and distribution. On the east side of Kings Hwy., north and south of Pruitt Research Road, in the City of Fort Pierce, the Kings Hwy. Commerce Park is approved for 485,000 sq. ft. Also on the east side of Kings. Hwy, across from the subject site and on the Planning and Zoning Commission agenda for December 18, 2025, the Fort Pierce Commerce Center proposes 836,500 sq. ft. of light industrial space. Finally, the City of Fort Pierce has approved a 488-unit apartment complex on the west side of Kings Hwy., south of Pruitt Research Road. The six large residential lots with dwellings, located on Picos Road, south and west of the subject property, warrant attention to ensure continued compatibility. The Land Development Code requires a landscape buffer between light industrial uses and adjacent residential uses, including an 8-ft tall opaque fence or wall and one tree every 30 feet, with most of the trees located on the outside of the fence or wall. The LDC does not specify a minimum width of the landscape buffer nor require the planting of shrubs. Staff recommend that the landscape buffer also contains shrubs, create a ‘closed forest’ effect and be at least 25 feet wide. A large stormwater lake is planned with the future PNRD proposal to further 1 The figures contained in Table 6 are based on a somewhat subjective review of the aerial image and characterization of the land use by the St. Lucie County Property Appraiser. All the land characterized as ‘agricultural research’ is owned by the State of Florida (Trustees for the Trust for Internal Improvement). The land identified as owned by the County includes the land subject to the contract of sale with the Applicant, as well as other parcels. Some could probably have been categorized as agriculture. On the other hand, some of the land owned by the Fort Pierce Commerce center, the subject of a major site plan application, is characterized as agricultural by the Property Appraiser and therefore is included as agriculture in Table 6. Page 47 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 26 separate the residential uses from the industrial uses. Additionally, for 4 of the six residential lots, a separate parcel (with an aquatic area), outside of the Site Plan, provides 650 feet of separation between the industrial activity and the residential lots. 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy. The County identified this area as a possible economic engine some twenty years ago. St. Lucie County has engaged in an extensive review of the economic development potential of the subject site and has concluded that the proposal from the Applicant will create jobs and otherwise benefit the County economy. The development will also increase the County’s tax base. 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. The Florida Department of Transportation (FDOT) is aware of the requested Future Land Use Map amendment through routine notices from the Development Review Committee. It has not requested an official consultation regarding impacts to the Strategic Intermodal System (SIS). Further, due to FDOT’s regulatory authority over Kings Highway, FDOT has reviewed the proposed Preliminary Development Plan, traffic impact analysis and access to Kings Hwy. and proposed signalization on one connection. Finally, FDOT is one of the state agencies that will review the proposed Future Land Use Map amendment, if the Board of County Commissioners determines to transmit it. Other Applicable Comprehensive Plan Policies The following Comprehensive Plan Goals, Objectives, and Policies are applicable to this amendment. 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 1.1.6.12 - Require that new development be designed and planned in a manner which does not shift the economic impact of new development to existing taxpayers, services and facilities of St. Lucie County. Economic impact shall be determined based upon the goals, objectives, and policies of this Comprehensive Plan and applicable county regulations. These two policies advance the same general principle—that new development should pay for itself. While the taxpayers of the State of Florida have funded the increased capacity on Kings Hwy. which makes projects like the Pruitt Commerce Center possible, proportionate share agreements and/or construction of transportation facilities, impact fees and connection fees are expected to cover the cost of capital facilities made necessary by the new development and property taxes and user fees are intended to cover the ongoing costs of operation, maintenance and eventual replacement. Development made possible by this future land use map amendment is not expected to create a burden on taxpayers. Page 48 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 27 NOTICE In accordance with requirements of the County LDC and state statute, the public hearing scheduled for December 18, 2025 before the Planning and Zoning Commission was properly noticed via a display ad was published in the St. Lucie News Tribune on Thursday, December 4, 2025, notice mailed to 49 owners of real property located within 500 feet of the subject site, and two signs were posted on Kings Hwy. announcing the public hearing and how additional information could be obtained. On December 18, 2025, the Commission opened the public hearing on the matter and voted unanimously to continue the hearing to its January 15, 2026 meeting. To date, the Planning & Development Services Department received inquiries from two residents who live nearby or travel past the location regularly. They advocated for high quality and generous landscape buffering along the southern property boundary but otherwise expressed satisfaction with the proposed quality of development as described by staff. Intergovernmental Coordination & Community Planning The Florida Department of Transportation and the St. Lucie County Transportation Planning Organization (TPO) were notified of the requested Future Land Use Map amendment through routine notices of the Development Review Committee. Due to FDOT’s regulatory authority over Kings Highway, FDOT has also reviewed the proposed Preliminary Development Plan, traffic impact analysis and access to Kings Hwy. and proposed signalization on one connection. Neighborhood Meeting The Applicant hosted a neighborhood meeting on December 1, 2025. County staff provided a mailing list of the owners of real property within 1,000 of the subject site (62 unduplicated entities). One member of the public attended, representing the owner of large expanses of land in St. Lucie County. Public Process Because the Future Land Use Map Amendment will affect +/-159.77 acres, state law characterizes it has a large-scale amendment. Therefore, the proposed amendment of the Future Land Use Map will be the subject of three public hearings: 1. The first public hearing is before the Planning and Zoning Commission. 2. The second public hearing is before the Board of County Commissioners, at which time the Board determines whether or not to transmit the proposed amendment for review by state and regional reviewing agencies. 3. If the Board determines to transmit the amendment, after state and regional review, the Board will hold a second d public hearing at which time it determines whether or not to adopt the amendment. The proposed rezoning of the parcel along with the proposed PNRD Preliminary Development Plan will be the subject of a public hearing before the Planning and Zoning Commission and the Board of County Commissioners. Page 49 of 208 Pruitt Commerce Center FLUMA-2505-000036 1/9/26 Page 28 STAFF SUMMARY AND RECOMMENDATIONS The MXD Future Land Use designation is appropriate for the subject property, with the sub-area policies proposed for the Pruitt Commerce Center Specific Use Activity Area. Staff recommends that the Planning and Zoning Commission review the staff report and application materials, receive the presentation by staff and the Applicant, ask questions, and forward to the Board of County Commissioners a recommendation that the Future Land Use Map amendment along with the proposed MXD Specific Use Activity Sub-Area Policies, be transmitted to the State Land Planning Agency. Page 50 of 208 Ordinance No. 2026-__ Page 1 of 10. ORDINANCE 2026-__ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR +/-159 ACRES FROM RS (RESIDENTIAL SUBURBAN) AND SD (SPECIAL DISTRICT) TO MXD (MIXED-USE DEVELOPMENT) AND ESTABLISHING MXD SPECIFIC USE SUB-AREA POLICIES TO PERMIT INDUSTRIAL AND LIMITED COMMERCIAL USES; PROVIDING FOR FINDINGS, PROVIDING FOR CONFLICTING PROVISIONS, PROVIDING FOR SEVERABILITY, PROVIDING FOR APPLICABILITY, PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF STATE, PROVIDING FOR CODIFICATION, PROVIDING FOR AN EFFECTIVE DATE, AND PROVIDING FOR ADOPTION. 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 January 9, 1990, the Board of County Commissioners of St. Lucie County, Florida, adopted the St. Lucie County Comprehensive Plan. 2. The Board of County Commissioners of St. Lucie as the governing body of St. Lucie County having jurisdiction over this application pursuant to Chapter 163, Florida Statues, is authorized and empowered to consider amendment to the adopted Comprehensive Plan of St. Lucie County. 3. On December 18, 2025, the St. Lucie County Planning and Zoning Commission acting as the Local Planning Agency, opened a public hearing, of which due notice was published in the St. Lucie News Tribune, allowed all interested members of the public to be heard, and continued the public hearing to its meeting on January 15, 2026. 4. 3. On January 15, 2026, the St. Lucie County Planning and Zoning Commission acting as the Local Planning Agency held a public hearing, of which due notice was published in the St. Lucie News Tribune, and recommended approval/denial of the proposed amendment to the Board of County Commissioners. 5. On ___________, the Board of County Commissioners of St. Lucie County, Florida held a public hearing, of which due notice was published in the St. Lucie News Tribune and voted to approve/deny the transmittal of the petitioned amendment to the State Land Planning Agency within the Florida Department of Commerce. 6. On _________, the Board of County Commissioners of St. Lucie County, Florida held a public hearing, of which due notice was placed in the St. Lucie News Tribune and voted to approve/deny the amendment of the Future Land Use Map of the St. Lucie County Comprehensive Plan. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie County, Florida: Page 51 of 208 Ordinance No. 2026-__ Page 2 of 10. A. ADOPTION OF THE AMENDMENTS The Board of County Commissioners does hereby adopt the amendment to the Future Land Use Map of the St. Lucie County Comprehensive Plan, attached herein as Exhibit A. B. CHANGES TO THE COMPREHENSIVE PLAN The Board of County Commissioners does hereby state its intention to: 1. Amend the St. Lucie County Comprehensive Plan Future Land Use Map to change the future land use designation from RS (Residential Suburban) and SD (Special District) to MXD (Mixed Use Development) on approximately 159 acres more particularly described in the Legal Description attached herein as Exhibit B. 2. Amend the St. Lucie County Comprehensive Plan Future Land Use Map to establish the Pruitt Commerce Center Specific Use Activity Sub-Area policies as set forth in Exhibit C. C. 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. D. SEVERABILITY 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. E. APPLICABILITY OF ORDINANCE This Ordinance shall be applicable as stated in Paragraph A and B. F. 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. G. FILING WITH THE STATE LAND PLANNING AGENCY The Planning and Development Services Director shall send a certified copy of the Ordinance to the State Land Planning Agency within the Florida Department of Economic Opportunity, 107 East Madison Street, Caldwell Building, Tallahassee, Florida 32399- 4120. Page 52 of 208 Ordinance No. 2026-__ Page 3 of 10. H. EFFECTIVE DATE The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the County that the plan amendment package is complete. If the Ordinance is challenged within thirty (30) days after adoption, the Ordinance shall not be effective until the State Land Planning Agency or Administration Commission respectively enters a final order finding the adopted amendment in compliance in accordance with Section 163.3184(10), Florida Statues. I. CODIFICATION This Ordinance, upon its effective date, shall be codified by incorporating any contained changes into the St. Lucie County Comprehensive Plan. J. ADOPTION. After motion and second, the vote on this ordinance was as follows: Jamie Fowler, Chair XXX Larry Leet, Vice-Chair XXX James Clasby, Commissioner XXX Erin Lowry, Commissioner XXX Cathy Townsend, Commissioner XXX PASSED AND DULY ENACTED this ______day of _____________, 2026. BOARD OF COUNTY COMMISSIONERS ATTEST: ST. LUCIE COUNTY, FLORIDA _________________________ BY: _____________________________ Deputy Clerk Chair APPROVED AS TO FORM AND CORRECTNESS: BY: _____________________________ County Attorney Page 53 of 208 Ordinance No. 2026-__ Page 4 of 10. Ordinance 2026-___ Exhibit A Future Land Use Map Page 54 of 208 Ordinance No. 2026-__ Page 5 of 10. Ordinance 2026- Exhibit B Legal Description Tract #2: The NE 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, EXCEPTING therefrom rights of way for public roads and drainage canals, said land lying and being in St. Lucie County, Florida. (According to the St. Lucie County Property Appraiser site P.I. 2314-111-0003-000-2 O.R.B. 1961, Page 2322) Less and excepting therefrom lands conveyed by Official Records Book 5000, Page 845, Public records, St. Lucie County, Florida. Containing 0.92± acres Parcel 6: The NW 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, less the West 10 feet and less the North 53 feet and a parcel of land lying in the NE 1/4 of Section 14, Township 35 South, Range 39 East, described as follows: From the 1/4 corner of the North line of said Section 14, run South 0°43'30'' East along the 1/4 line a distance of 53.0 feet to a point on the South right of way line of canal #46 of the North St. Lucie River Drainage District; then run North 89°49'55" East along said right of way line a distance of 10.0 feet to the point of beginning; thence continue North 89"49' 55'' East along said right of way line a distance of 70.84 feet; thence run south 10°14'55" West a distance of 366.35 feet to a point on the East right of way line of Coolidge Road (Rock Road), said point being 10 feet perpendicular distance from the 1/4 Section line; thence North 00°43'30" West along said East right of way line a distance of 394.5 feet to the point of beginning, St. Lucie County, Florida. Containing 40.31± acres Parcel 7: The E 1/2 of the SW 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, LESS the North 263 feet of the South 353 feet, AND the SE 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, less road and canal rights-of-way. AND NW 1/4 of the SW 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, LESS the West 10 feet for road right-of-way. LESS AND EXCEPT: A parcel of land located in Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida; said parcel being more particularly described as follows: The North 41' feet of the South 90' feet of the Southeast 1/4 of the Northeast 1/4 of said Section 14, Township 35 South, Range 39 East, St. Lucie County Florida, less and except the East 104' feet for canal and road right of way. Page 55 of 208 Ordinance No. 2026-__ Page 6 of 10. AND ALSO LESS AND EXCEPT: A parcel of land located in Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida; said parcel being more particularly described as follows: Commence at the Southeast corner of the NE 1/4 of Section 14, Township 35 South, Range 39 East; thence S 89°44'25"W along the South line of the Northeast 1/4 a distance of 580.06' feet; thence N 00°15'54" W a distance of 90.00 feet to the Point of Beginning; thence S 89°44'25' W a distance of 200.00 feet; thence N 00°15'34" W a distance of 315.00 feet; thence N 89°44' 25'' E a distance of 200.00' feet; thence S 00"15'34" E a distance of 315.00 feet to the Point of Beginning. AND ALSO LESS AND EXCEPT: The North 189.44 feet of the South 542.44 feet of the East 1/2 of the Southwest 1/4 of the Northeast 1/4 lying and being in Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida. ALSO LESS AND EXCEPT property conveyed in Official Record Book 3279, Page 2965, Public Records of St. Lucie County, Florida, more particularly described as follows: All that certain piece, parcel or tract of land situate, lying and being a portion of Section 14, Township 35 South, Range 39 East, Tallahassee base median, and being in St. Lucie County, Florida. Said lands being more particularly described as follows: Commencing for reference at the Northeast corner of Section 14, thence, bearing South 89°33'54" West, along the North line of the Northeast quarter of said Section 14, a distance of 108.00 feet to a point; thence, leaving said North line, bearing South 00°12'47" East, a distance of 51.00 feet to a point being the intersection of the South right of way line of the North St. Lucie River water control district (N.S.L.R.W.C.D.) canal no. 46 and the West right of way line of N.S.L.R.W.C.D. Canal No. 40, said point being the point and place of beginning of the herein described parcel; Thence along said West right of way line of Canal No. 40, the following three (3) courses: 1. bearing South 00°12'42" East, a distance of 1,287.24 feet to a point; 2. thence, bearing North 89°37'07" East, a distance of 4.00 feet to a point: 3. thence, bearing South 00°12'42" East, a distance of 799.38 feet to a point; Thence, leaving said West right of way line, bearing South 89°38'38" West, distance of 1,155.50 feet to a point; Thence, bearing North 00°34'58" West, a distance of 24.64 feet to a point of curvature; Thence, along a curve concave to the West, having a radius of 1,350.00 feet, a central angle of 17°08'46"; with a chord length of 402.49 feet, and bearing North 07°09'21" West; Thence, Northerly along the arc of said curve, a distance of 404.00 feet to a point of reverse curvature; Thence, along a curve to the right having a radius of 1,350.00 feet, a central angle of 12°34'17"; with a Chord length of 295.61 feet, and bearing North 11°26'36" West; Thence Northerly along the arc, a distance of 296.21 feet to a point; Thence, bearing North 44°35'34" East, a distance of 43.75 feet to a point; Thence, bearing North 00°32'56" West, a distance of 110.43 feet to a point; Page 56 of 208 Ordinance No. 2026-__ Page 7 of 10. Thence, bearing North 45°24'26" West, a distance of 50.22 feet to a point; Thence, bearing North 00°34'58" West, a distance of 1,195.48 feet to a point on the South right of way of said Canal No. 46 Thence, bearing North 89°33'54" East, along said South right of way line, a distance of 1,285.01 feet to the Point of beginning. ALSO LESS AND EXCEPT property conveyed in Deed recorded in Official Record Book 3702, Page 2561, Public Records of St. Lucie County, Florida more particularly described as follows: A portion of land lying in the Northeast One-Quarter (NE1/4) of Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida, as shown on the Florida Department of Transportation Right of Way Map for Item/Segment No. 2302566, Section 94003-2510 and being more particularly described as follows: BEGIN at the point of intersection with the Westerly Existing Right of Way line of said State Road No. 713 (Kings Highway) and the Northerly Existing line for Picos Road; thence South 89°43'44" West along said Northerly Existing Right of Way line, a distance of 24.97 feet to the beginning of a tangent curve concave Northwesterly, having a chord bearing of North 44°45'42" East; thence Northeasterly along the arc of said curve, having a radius of 25.00 feet, through a central angle of 89°56'03", an arc distance of 39.24 feet to the end of said curve; thence South 00°12'19" East along said Westerly Existing Right of Way line, a distance of 24.97 feet to the POINT OF BEGINNING. Containing 26.18± acres Parcel 9: Quad 1B, TREASURE COAST RESEARCH AND EDUCATION PARK - CORE CAMPUS, according to the plat thereof, as recorded in Plat Book 68, Page 27, Public Records of Saint Lucie County, Florida. Containing 32.36± acres Wetland Less Out Parcel A parcel of land in Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida. Said lands being more particularly described as follows: Commence at the North Quarter corner of said Section 14, thence along the North - South quarter line South 00°58'32" East, a distance of 1334.03 feet to a point; thence departing said line, South 89°01'28" West, a distance of 9.06 feet to the East right-of-way line of South Rock Road, also the POINT OF BEGINNING; thence departing said line North 89°39'20" East, a distance of 687.79 feet; thence South 00°34'33" East, a distance of 668.00 feet; thence South 89°45'08" West, a distance of 683.03 feet to the East right-of-way line of South Rock Road; thence along said line North 00°59'10" West, a distance of 666.88 feet to the POINT OF BEGINNING. Described parcel containing 10.50 acres more or less. Page 57 of 208 Ordinance No. 2026-__ Page 8 of 10. 60 ACRE TRACT All that certain piece, parcel or tract of land situate, lying and being a portion of Section 14, Township 35 South, Range 39 East, Tallahassee Base Meridian, and being in St. Lucie County, Florida. Said lands being more particularly described as follows: Commencing for reference at the Northeast corner of Section 14, thence, bearing South 89°33'54" West, along the North line of the Northeast quarter of said Section 14, a distance of 108.00 feet to a point; thence, leaving said North line, bearing South 00°12'42" East, a distance of 51.00 feet to a point being the intersection of the South right of way line of the North St. Lucie River Water Control District (N.S.L.R.W.C.D.) Canal No. 46 and the West right of way line of N.S.L.R.W.C.D Canal No. 40, said point being the point and place of beginning of the herein described parcel; Thence along said West right of way line of Canal No. 40, the following three (3) courses: 1. Bearing South 00°12'42" East, a distance of 1,287.24 feet to a point; 2. Thence, bearing North 89°37'03" East, a distance of 4.00 feet to a point; 3. Thence, bearing South 00°12'42" East, a distance of 799.38 feet to a point; Thence, leaving said West right of way line, bearing South 89°38'38" West, a distance of 1,155.50 feet to a point; Thence, bearing North 00°34'58" West, a distance of 24.64 feet to a point of curvature; Thence, along a curve concave to the West, having a radius of 1,350.00 feet, a central angle of 17°08'46"; with a chord length of 402.49 feet, and bearing North 09°09'21" West; Thence, northerly along the arc of said curve, a distance of 404.00 feet to a point of reverse curvature; Thence, along a curve to the right having a radius of 1,350.00 feet, a central angle of 12°34'17"; with a chord length of 295.61 feet, and bearing North 11°26'36" West; Thence northerly along the arc, a distance of 296.21 feet to a point; Thence, bearing North 44°35'34" East, a distance of 43.75 feet to a point; Thence, bearing North 00°32'56" West, a distance of 110.43 feet to a point; Thence, bearing North 45°24'26" West, a distance of 50.22 feet to a point; Thence, bearing North 00°34'58" West, a distance of 1,195.48 feet to a point on the South right of way of said Canal No. 46 Thence, bearing North 89°33'54" East, along said South right of way line, a distance of 1,285.01 feet to the point of beginning. The above-described premises contain an area of 2,613,600 square feet or 60.00 acres, more or less. Subject to all easements, conditions and restrictions as contained within the chain of title. Page 58 of 208 Ordinance No. 2026-__ Page 9 of 10. Ordinance 2026- Exhibit C 1. Intent and Uses. The Pruitt Commerce Center Mixed Use Activity Area Plan is intended for planned non-residential development of superior quality, primarily designed to accommodate and promote targeted industries and employment generating uses. The following policies shall govern the Pruitt Commerce Center Mixed Use Specific Use Activity Area Plan. 2. PNRD Zoning. All development within the Pruitt Commerce Center shall be reviewed and approved through the Planned Nonresidential Development Plan (PNRD) process. 3. Transportation Concurrency. The development of Pruitt Commerce Center shall be subject to the County’s transportation concurrency requirements and shall provide sufficient access, capacity, circulation and connectivity needed by the development. Traffic generated by the development that exceeds adopted level of service standards, as indicated in the Transportation Element of the County Comprehensive Plan, shall be mitigated by the development through a schedule of committed roadway construction projects, payments or legally available alternatives. The timing and sequence of any such construction, payments or alternatives shall be tied to specific development thresholds and determined during the PNRD review process. a. Transportation impacts associated with the development of Pruitt Commerce Center shall be evaluated during the PNRD review process in accordance with the County’s transportation concurrency requirements. Transportation Impact Reports shall evaluate reasonable transportation improvements necessary to maintain adopted level-of-service standards, including consideration of roadway connectivity and circulation within the surrounding transportation network, which may include, as appropriate, roadway segments such as Graham Road, Picos Road and Rock Road. The determination of whether transportation improvements, payments, or legally available alternatives are required, and the timing, sequencing, and any proportional responsibility for such measures, shall be made during the PNRD approval process based on the findings of the Transportation Impact Reports, and in accordance with applicable state law, the County’s transportation concurrency requirements, as set forth in the County Land Development Code and Comprehensive Plan, and the standards of review applicable to Site Plans. Prior to final PNRD site plan approval for any phase or portion of the Pruitt Commerce Center, the applicant shall provide legally sufficient and enforceable assurances, in a form acceptable to the County Attorney, to address transportation concurrency and any such transportation improvements, payments or legally available alternatives required for such phase or portion in accordance with the foregoing paragraph. b. In coordination with the St. Lucie County Area Regional Transit, the Pruitt Commerce Center MXD Specific Use Activity Area shall identify the potential location(s) of future transit stops to serve the subject site and shall provide for internal connectivity for pedestrian and bicycle travel. 4. Pruitt Commerce Center MXD Specific Use Activity Area Development Standards: a. Notwithstanding Comp. Plan Policy 1.1.8.4, the maximum Floor Area Ratio (FAR) is 0.35. Page 59 of 208 Ordinance No. 2026-__ Page 10 of 10. b. The maximum coverage by buildings shall be 35%. c. Minimum open space shall be no less than twenty-five percent (25%). d. The development shall provide an appropriate buffer zone to properly protect the adjacent non-industrial uses. Page 60 of 208 PZC 1/15/2026 Pruitt Commerce Center MOTION TO APPROVE: AFTER CONSIDERING THE EVIDENCE PRESENTED DURING THE PUBLIC HEARING, INCLUDING THE STAFF REPORT AND PRESENTATIONS MADE BY STAFF AND THE APPLICANT, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE BOARD OF COUNTY COMMISSIONERS TRANSMIT THE PETITION TO CHANGE THE FUTURE LAND USE DESIGNATION FROM RS AND SD TO MXD AND ESTABLISH SPECIFIC USE ACTIVITY AREA POLICIES BECAUSE . . . [CITE REASON(S) WHY – PLEASE BE SPECIFIC] MOTION TO DENY: AFTER CONSIDERING THE EVIDENCE PRESENTED DURING THE PUBLIC HEARING, INCLUDING THE STAFF REPORT AND PRESENTATIONS MADE BY STAFF AND THE APPLICANT, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE BOARD OF COUNTY COMMISSIONERS DENY TRANSMITTAL OF THE PROPOSED AMENDMENT OF THE FUTURE LAND USE MAP BECAUSE . [CITE REASON(S) WHY – PLEASE BE SPECIFIC] Page 61 of 208 Page 62 of 208 Page 63 of 208 Page 64 of 208 Page 65 of 208 Page 66 of 208 P ROJECT N ARRATIVE& S TANDARDS FOR R EVIEW Pruitt Commerce Center Class A Commerce Park Kings Highway, Fort Pierce, FL Page 67 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 2 Table of Contents Background ................................................................................................................................................... 3 Intent ....................................................................................................................................................................... 3 About Ashley Capital ................................................................................................................................................ 3 Timeline ................................................................................................................................................................... 3 Maps and Data .............................................................................................................................................. 4 Aerial ....................................................................................................................................................................... 4 Site Data .................................................................................................................................................................. 4 Adjacent Properties ................................................................................................................................................. 4 Existing Future Land Use .......................................................................................................................................... 5 Existing Zoning ......................................................................................................................................................... 5 Preliminary Planned Non Residential Development ....................................................................................... 6 Preliminary Development Plan ................................................................................................................................. 6 PNRD Uses ....................................................................................................................................................................................... 7 Business Needs of Manufacturers and Industrial Users .................................................................................................................. 8 Phasing ............................................................................................................................................................................................ 8 Standards of Review for Planned Development Applications .......................................................................... 8 General Location Map Page 68 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 3 Background In 2022, St. Lucie County issued RFP 22-092 for the purchase and development of certain property at the Treasure Coast Research Park. Ashley Capital responded to the Request and was ultimately selected as the purchaser and developer to construct and manage unincorporated St. Lucie County’s first-Class A Commerce Park. Intent It is the intent of the RFP, in partnership with Ashley Capital, to expand opportunities for high quality jobs in St. Lucie County and support the success of entrepreneurs associated with TCERDA initiatives. For instance, when a start-up food business at the Sunshine Kitchen successfully outgrows the facility, small to midrange bays at Ashley Capital’s Class A Commerce Park will be a nearby option for expansion while remaining near the incubator facility. Furthermore, Ashley Capital has researched this market thoroughly and finds that there is need for this type of small to midsize industrial space for successful small manufacturers to expand their constrained businesses throughout St. Lucie County. As such, it is Ashley Capital’s intent to meet that need with a variety of building and bay sizes with an eye toward tenant flexibility and end user business needs, with units ranging from 4,200 s.f. to 200,000 s.f. About Ashley Capital Rick Morton co-founded Ashley Capital with Paul Rubacha in 1984, and the company is now one of the largest privately held real estate investment firms in the country. The site’s development is being led by Jill Marasa, Director of Development – Treasure Coast who previously served as Vice President of the Economic Development Council of St. Lucie County, and Ryan Bloss, Director of Leasing – Treasure Coast, previously a Managing Director at KPMG. Because Ashley Capital both builds and manages its properties long term, the company prides itself on being a good corporate steward and embraces the communities they are located by supporting area organizations and programs to help enrich the community. Importantly, this “build and manage” philosophy means the quality of their built product exceeds industry standards and their properties are managed to the highest appearance standards across decades. In 2024, the company continued to be recognized as one of the top commercial management companies nationwide. For example, Commercial Property Executive ranked Ashley Capital #17 out of 30 large Commercial Property Management firms in 2024. Sansone, which has developed much of the Southern Grove Class A industrial development in Port St. Lucie off SW Becker Rd., was ranked #20 by the same publication. Ashley Capital’s current portfolio spans approximately 32 million square feet, across 65 buildings, and 40 properties in 6 states. w The company has four decades of experience in developing, owning, and managing high- quality industrial and commercial facilities the County can be assured that this Class A Commerce Park will be managed over the long term to remain an asset of which the community will be proud. Timeline The Purchase Option Agreement between St. Lucie County and Ashley Capital provides for the entitlement and construction of the project to commence within a defined time period with a reverter clause for the land to revert to County ownership if Ashley Capital does not apply for a final site plan approval or obtain a building permit for vertical construction by dates certain. Therefore, it is imperative this project moves forward with diligence and Page 69 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 4 speed. In order to allow for the development of this market-responsive Commerce Park, the County removed certain regulatory layers associated with TCERDA. This was necessary in order to allow for this Commerce Park concept to be implemented, as TCERDA regulations imposed tight use restrictions to closely align with their emphasis on food production, research and technology. While these regulations were amended to allow for a Class A Commerce Park on the subject site, the majority of the TCERDA lands remain available for future development of that mission. A Future Land Use Map Amendment is in review at time of this PNRD Application. This would allow the MXD (Mixed Use Low Intensity) Future Land Use to be applied to the subject site, as opposed to IND (Industrial) Future Land Use, at the suggestion of County Staff allowing for more County input on the final design of the project through the required companion PNRD zoning. This application is the next step in completing the required steps to implement the County’s vision in expediting the development of this Commerce Park. Maps and Data Aerial Adjacent Properties NORTH SOUTH EAST WEST FUTURE LAND USE MXD – Mixed Use SD – Special District RS – Residential Suburban COM – Commercial GC – General Commercial (Ft. Pierce) SD – Special District ZONING IL – Industrial, Light AR 1 – Agricultural Residential, 1 unit per acre PNRD – Planned Non- Residential Development AG 1 – Agricultural, 1 unit per acre CG – Commercial General GC - General Commercial (Ft. Pierce) AR 1 – Agricultural Residential, 1 unit per acre CURRENT USE Industrial Light Office Park TCERDA: undeveloped, Sunshine Kitchen and Small Farm Vacant Land TCERDA: undeveloped Site Data Parcel A 2314-111-0004-000-9 Future Land Use Residential Suburban Zoning Agricultural Residential - 1 Parcel B 2314-120-0000-000-9 Future Land Use Residential Suburban Zoning Agricultural Residential - 1 Parcel C 2314-131-0000-000-3 Future Land Use Residential Suburban Zoning Agricultural Residential - 1 Parcel D 2314-800-0002-000-0 Future Land Use Special District Zoning Agricultural Residential - 1 Acreage Total 159 acres+/- A C B D Page 70 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 5 Existing Future Land Use Existing Zoning AR-1 Page 71 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 6 Preliminary Planned Non-Residential Development Preliminary Development Plan This 159-acre site is planned for roughly 1.5 million square feet of tilt wall light industrial and office space among 13 buildings ranging in size between 50,000 and 215,000 s.f.. The buildings’ front doors are designed to face Kings Highway, and will utilize scoring, multi-story glazing and color changes to break up the large facades. For an example of what Ashley Capital builds, please see the cover page of this Narrative. Business uses, including loading bays, storage of materials and staging of finished product, will be located to the rear and screened from view from King’s Highway. Within the Commerce Park, lakes will buffer existing uses from the new activities. While there are some large lot residential homes located nearby on Picos Rd., none of the residential homes are adjacent to the Commerce Park. The large lake adjacent to the working farm creates a significant buffer, and the offsite wetland to the north of the lake provides over 650 linear feet of buffer between the residential properties’ rear property line and the Ashley Capital project. Page 72 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 7 PNRD Uses After reviewing market trends and the County’s Land Development Code, uses in the Commerce Park will be limited to the following Permitted Uses. No Conditional Uses are proposed for this development. PNRD Use Chart SIC Code Sector PNRD Permitted PNRD Ancillary PNRD Excluded https://siccode.com/sic-code-lookup-directory 01-09 Agriculture, Forestry, Fishing x 10-14 Mining x 15-17 Construction x 20-39 Manufacturing x 21: Tobacco Products x 241: Logging x 261: Pulp Mills x 28: Chemicals and Allied Products x 291: Petroleum Refining x 2951: Asphalt Paving Mixtures and Blocks x 2999: Products of Petroleum and Coal; not elsewhere classified x 324: Cement, Hydraulic x 3273: Ready Mixed Concrete x 3292: Asbestos Products x 40-49 Transportation & Public Utilities X 417398: Terminal and Service Facilities x 50-51 Wholesale Trade x 52-59 Retail Trade 52: Building Materials, Hardware, Garden Supply x 53: General Merchandise Stores x 54: Food Stores x 55: Automotive Dealers and Gasoline Service Stations x 56: Apparel and Accessory Stores x 57: Home Furniture, Furnishings & Equipment x 58: Eating and Drinking Places x 5812-08: Restaurants x 5813-02: Discotheques x 5813-03: Cocktail Lounges x 5813-04: Night Clubs x 5813-07: Comedy Clubs x 5813-08: Night Clubs x 5813-09: Karaoke Clubs x 60-67 Finance, Insurance, Real Estate 6531-08: Real Estate Management x Page 73 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 8 6552-02: Real Estate Developers x 6552-06: Property Management - commercial x 70-89 Services 87: Engineering, Accounting, Research, Management, & Related Services x It is Ashley Capital’s intent with this selection of Permitted Uses to ensure compatibility between uses in the park, future users in the adjacent Treasure Coast Research Park/TCERDA land area, and residential neighbors. Business Needs of Manufacturers and Industrial Users The highest paid industrial jobs are generally clustered within the manufacturing sector, and it is Ashley Capital’s goal to support the growth of those businesses here in St. Lucie County, while remaining flexible enough to support the breadth of light industrial needs through market changes. Outdoor storage is a necessity for many manufacturers who use raw materials to create finished goods. The proposed site design sites the “back of house” business uses, including loading bays, storage of materials and staging of finished product, to the rear and screened from view from King’s Highway. This design allows flexible outdoor laydown areas near the manufacturing lines they serve, while also prioritizing screening these views from the right-of-way. The design also uses landscape buffers and creative siting of stormwater lakes to buffer adjacent properties to the north and south. Phasing In January 2025, the County amended its agreement with the City of Fort Pierce regarding the annexation of TCERDA, permitting the City to annex TCERDA and Project Vision within two (2) years of the Amended Agreement date. Because Ashley Capital wishes to complete entitlement and construction of each phase prior to annexation, the company is in the process of executing an Annexation Agreement with the City to affect this phased annexation. Standards of Review for Planned Development Applications If you are requesting an amendment to the Official Zoning Atlas of St. Lucie County, state whether the proposed amendment is in conflict with any portions of the LDC. The application to rezone this site from AR-1 to Planned Non-Residential Development (PNRD) is not in conflict with any portions of the St. Lucie County Land Development Code. The MXD Future Land Use requires a Planned Development, and this aligns with County Staff direction to apply for a Planned, Non-Residential Development. Please give a statement describing any changed conditions that would justify a rezoning: The King’s Highway corridor is in the process of being developed with multiple industrial uses which leverage multiple access points to the State’s Intermodal System (SIS): One I-95 interchange at Orange Avenue to the north of this site, two interchanges at Okeechobee Road (I-95 and Turnpike) to the south of this site. In 2022, St. Lucie County issued RFP 22-092 for the purchase and development of certain property at the Treasure Coast Research Park. Ashley Capital responded to the Request and was ultimately selected as the purchaser and developer to construct and manage unincorporated St. Lucie County’s first-Class A Commerce Park. Page 74 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 9 Please state why there is a need for the proposed rezoning: St. Lucie County determined there was a need for the proposed rezoning through the Board of County Commissioners selection of this developer to build the County-initiated project through RFP 22-092. This RFP spells out the history of the Treasure Coast Research Park and TCERDA, of which these lands were once a part, and the reasons for pursuing a third-party developer to implement this development. This RFP is made part of this record as Exhibit A. Ashley Capital is proud to partner with St. Lucie County on this PNRD as the chosen developer. Please state whether and how the proposed rezoning is consistent with the St. Lucie County Comprehensive Plan: This rezoning is consistent with the MXD (Mixed Use) Future Land Use category identified by County Staff as ideal for the proposed Class A Commerce Park. As called out in the below MXD intent and description found in the St. Lucie Comprehensive Plan, the PNRD Zoning District is to be utilized in MXD-designated areas. This rezoning proposal to PNRD is consistent with Policy 1.1.1.2H: The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not afford the desired flexibility and community input in land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • Unless otherwise compliant with the identified intensity classification, any change in zoning shall be to the Planned Unit Development (PUD), Planned Non- Residential Development (PNRD) or Planned Mixed Use Development (PMUD), as described in the St. Lucie County Land Development Code. Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses. Please give a statement outlining the extent to which the proposed amendment: Is compatible with existing land uses: Industrial uses are adjacent to the north of this site, and are proposed to the east of this site. To the west of this site are undeveloped lands owned by the State of Florida, and to the south is the County’s Treasure Coast Research Park which houses St. Lucie County’s food industry incubator, the Sunshine Kitchen and a Fire District station. All of these uses are wholly compatible with a Class A Commerce Park. There are also large lot Agricultural/Residential parcels located to the southwest of the northern section of this site partially separated by a 10.5 acre pond. Buffering of these parcels is proposed in the PNRD Preliminary Development Plan through creatively placed stormwater amenities, landscape buffers and a large offsite wetland separating the majority of these lots from the proposed development. Affects the capacities of public facilities, including but not limited to transportation, sewage, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical service: Page 75 of 208 Project Narrative Pruitt Commerce Center September 27, 2025 10 In the Traffic Impact Report, dated September 10, 2025, by Kimley Horn, all recommended mitigations have been included in the PNRD Preliminary Development Plan. FPUA water and sewer will serve the project. Drainage will meet St. Lucie County and South Florida Water Management District requirements. The site is within 400 yards of a new St. Lucie County Fire District station and is located within Zone 3 of the County’s Area Regional Transit micro transit ride sharing area. Affects the natural environment; (If no adverse impacts expected, please state why.): In the Environmental Impact Report by EW Consultants, dated May 2025, no adverse impacts were found to listed species. The site is comprised primarily of former citrus groves which are currently being used for cattle grazing. A Caracara study was performed in accordance with the 2016 U.S. Fish and Wildlife Service South Florida Ecological Services Field Office Crested Caracara Survey Protocol including the USFWS Crested Caracara Draft Survey Protocol – Additional Guidance (2016-2017 Breeding Season) guidance. No Audubon’s crested caracara were observed foraging or nesting within or near the subject property during the monitoring events conducted between January and April for the 2023 and 2025 nesting seasons. The site has no native upland habitat or jurisdictional wetlands. Will result in an orderly and logical development pattern: Development of this site as a Class A Commerce Center will continue the development pattern of small, mid and large size industrial uses currently located to the south, north and northwest of the site. Will adversely affect the property values in the area: Ashley Capital develops, leases and manages its Commerce Parks, nationwide, and is well-known and respected for their quality development, high standards and tenant management. The kind of quality development Ashley Capital brings will positively impact property values in the area. Please explain the applicant's interest in the subject property: Ashley Capital owns a portion of the property and has a Purchase Option Agreement for the remainder of the subject property. Page 76 of 208 September 23, 2025 Irene Szedlmayer St. Lucie County Planning & Development Services 2300 Virginia Avenue Fort Pierce, FL 34950 RE: Pruitt Commerce Center FLUMA-2505-000036 Dear Ms. Szedlmayer, On behalf of the applicant, please find our responses to the Development Review Committee comments dated. The responses have been provided in bold for your reference. Engineering (PW/Water Quality) – Grant Chambers Comment: Additional comments may be provided after the review of the traffic impact analysis by the County’s third-party reviewer. Comments regarding access points and roadway improvements will be provided with the site plan application. Response: Acknowledged ERD Review – Aimee Cooper Recommendation: The Environmental Resources Department has no objections to the approval of the Future Land Use Map Amendment application. Planning – Irene Szedlmayer Comments: Sub-Area Policies. As provided in Comprehensive Plan Policies 1.1.8.3 and 1.1.8.4, the MXD Future Land Use designation may be accompanied by Mixed Use Activity Area Plans. Once the Transportation Impact Report for the FLUMA is accepted, the proposed sub-area policies may be modified to address specific transportation improvements. In the meantime, Staff offers the following suggested sub- area policies to govern development in the Pruitt Commerce Center MXD Activity Area: 1. Intent. The Pruitt Commerce Center Mixed Use Activity Area Plan is intended for planned non- residential development of superior quality, primarily designed to accommodate and promote Page 77 of 208 Pruitt Commerce Center FLUMA-2505-000036 targeted industries and employment generating uses. The following policies shall govern the Pruitt Commerce Center Mixed Use Specific Use Activity Area Plan: 2. PNRD Zoning. All development within the Pruitt Commerce Center shall be reviewed and approved through the Planned Nonresidential Development Plan (PNRD) process. Response: Acknowledged 3. Uses. Permitted, conditional and accessory uses in the IL (Industrial Light) Zoning District shall be permitted, conditional and accessory uses in the Pruitt Commerce Center PNRD. Additionally, on- site recreation and fitness facilities, outdoor seating areas, and restaurants, cafeterias or lunch counter-type cafés principally to meet the needs of employees at the Commerce Center, truck drivers, and employees of other nearby industrial facilities are permitted. Response: We propose deleting this proposed Comprehensive Plan Sub Area Policy and addressing this issue in the Planned Non-Residential Development application as it is regulatory in nature. 4. Utilities. All development within Pruitt Commerce Center shall be serviced by centralized potable water and sanitary sewer systems. The development shall be designed so there is no net public cost for the provision of water lines, sewage lines, storm and surface drainage systems, or other utility system. Response: We propose deleting this proposed Comprehensive Plan Sub Area Policy and addressing this issue in the Planned Non-Residential Development application as it is regulatory in nature. 5. Transportation Concurrency. The Pruitt Commerce Center shall provide transportation improvements to serve the proposed development and provide the capacity, circulation and connectivity needed by the development. Traffic generated by the development which exceeds capacity level of service standards as indicated in the Transportation Element of the County Comprehensive Plan shall be mitigated by the development through a schedule of committed roadway construction projects, payments or alternative conditions. The timing and sequence of such construction, payments or alternatives will be tied to specific development thresholds during the PNRD processes. a. Each PNRD shall require a development agreement or similar binding agreement with all local governments having jurisdiction over any impacted roadway. The agreement shall identify specific measures to satisfy transportation concurrency. St. Lucie County will not approve a final PNRD site plan for the development of any phase or portion thereof of the Pruitt Commerce Center unless the final site plan provides adequate assurance that transportation facilities and infrastructure will be in place and available to serve the proposed development and address level of service requirements. Page 78 of 208 Pruitt Commerce Center FLUMA-2505-000036 Response: We propose deleting this proposed Comprehensive Plan Sub Area Policy and addressing this issue in the Planned Non-Residential Development application as it is regulatory in nature. b. Prior to the issuance of building permits, the developer(s) or successor(s) in interest shall satisfy the construction, payments, or alternative conditions for the improvements to the roadway facility or facilities. Response: We propose deleting this proposed Comprehensive Plan Sub Area Policy and addressing this issue in the Planned Non-Residential Development application as it is regulatory in nature. c. In coordination with the St. Lucie County Area Regional Transit, the Pruitt Commerce Center MXD Specific Use Activity Area shall identify the potential location of at least three future transit stops on the subject site and shall provide for internal connectivity for pedestrian and bicycle travel. Response: We propose deleting this proposed Comprehensive Plan Sub Area Policy and addressing this issue in the Planned Non-Residential Development application as it is regulatory in nature. d. Notwithstanding future analysis and conclusions contained in future TIRs, it is anticipated that at the time of the build-out of the Pruitt Commerce Center, the need and benefit will be apparent for (i) Rock Road as a two-lane facility from its current terminus approximately 775 feet south of Orange Avenue right-of-way to Picos Road; and (ii) Graham Road as a two-lane facility from Kings Highway to Rock Road. The timing and sequence of these roadway improvements will be determined during the PNRD processes. Response: We propose deleting this proposed Comprehensive Plan Sub Area Policy and addressing this issue in the Planned Non-Residential Development application as it is regulatory in nature. 6. Pruitt Commerce Center MXD Specific Use Activity Area Development Standards: a. Notwithstanding Comp. Plan Policy 1.1.8.4, the maximum Floor Area Ratio (FAR) is 0.35. Response: Acknowledged b. The maximum lot coverage by buildings shall be 35%. Response: Acknowledged c. Minimum open space shall be no less than twenty-five percent (25%). Response: Acknowledged Page 79 of 208 Pruitt Commerce Center FLUMA-2505-000036 d. A landscape buffer of no less than twenty-five- foot (25’) depth and including emergent, canopy, understory and ground level evergreen vegetation shall be provided along the +/- 1,300-foot shared boundary between the Pruitt Commerce Center and parcels 2314-134-0000-000-2 and 2314-133-0001-000-6, if such parcels remain in agricultural or residential use. Compliance with the Land Development Code is sufficient if these two parcels have converted to commercial or industrial use. Response: We propose deleting this proposed Comprehensive Plan Sub Area Policy and addressing this issue in the Planned Non-Residential Development application as it is regulatory in nature. e. Minimum setbacks and maximum building height applicable in the IL Zoning District shall apply in the Pruitt Commerce Center MXD Specific Use Activity Area. Response: We propose deleting this proposed Comprehensive Plan Sub Area Policy and addressing this issue in the Planned Non-Residential Development application as it is regulatory in nature. 1. The proposed methodology statement that is dated June 20 for the Traffic Impact Report (TIR) was reviewed. A meeting involving the county and FDOT is scheduled for Thursday, July 24th. After conclusion of that meeting, please submit a revised Methodology Statement. Upon approval of the methodology statement, please submit the TIR. Response: Acknowledged Property Acquisitions Review: Zoe Fisher: Comments: On Sheet 3 of the Boundary Survey please identify North St. Lucie River Water Control District Canal Number 40 to the East of Parcel ID 2314-800-0002-000-0. Response: Acknowledged Comments: On Sheet 2 of the Boundary Survey notes Exception 11 O.R.B 799 page 940 appears to be located in a different section. Response: Acknowledged Recommendations: a. North Saint Lucie Water Control District Canal No. 46 lies to the North of Parcel ID 2314-111-0004- 000-9 and Parcel ID 2314-120-0000-000-9. Page 80 of 208 Pruitt Commerce Center FLUMA-2505-000036 b. Picos Road is a 60’ County owned and maintained right-of-way. c. Exploration Parkway is a 132’ County owned unopened and unmaintained right-of-way via Plat Book 68 Page 27. d. Graham Road is a 132’ County owned and unopened and unmaintained right-of-way via Plat Book 68 Page 27. e. South Rock Road is an 80’ County owned and maintained right-of-way. f. North Saint Lucie Water Control District Canal No. 47 lies to the North of Parcel ID 2314-800-0002- 000-0. g. North Saint Lucie Water Control District Canal No. 40 lies to the East of Parcel ID 2314-800-0002- 000-0, Parcel ID 2314-131-0000-000-3, and Parcel ID 2314-111-0004-000-9. Response: Acknowledged Surveyor: Alexey Gilev: Comments: 1. Provide the title commitment with the next submittals. Response: We provided a copy of the title commitment to the County Attorney, pursuant to the Option Agreement. Attached for your review is a copy. 2. Provide information, restore, and file all section and quarter section corner records used for this boundary survey according to Chapter 177, Part III, RESTORATION OF CORNERS (ss. 177.501- 177.510). All section and quarter section corners must be recovered or restored. The surveyor must depict the found or set monumentation marking each section or quarter-section corner. The existing certified corner record number must be shown next to each corner of the record, which is pending. Response: Acknowledged 3. Provide the last day of data acquisition [5J-17.051(3)(d)]. Response: Acknowledged 4. Provide and depict the instruments of records for adjacent roadways. South Rock Road has depicted the wrong instrument of records. One of the deeds covering the right-of-way width for South Rock Road is recorded in the official records book 144, page 147. The depicted reference for the Page 81 of 208 Pruitt Commerce Center FLUMA-2505-000036 maintenance map of the Rock Road is incorrect. Please describe the proper instruments of records for the road right-of-way. Response: Acknowledged 5. The right-of-way of State Road 713/Kings Hwy is incorrectly depicted. Please get in touch with Costello, Ryan <ryan.costello@dot.state.fl.us>, F.D.O.T. District 4, and ask him to provide the most recent MicroStation file for State Road 713, Kings Hwy. Use the F.D.O.T. hub for all right-of-way maps at https://www.fdot.gov/Geospatial/rowmap.shtm Response: Acknowledged 6. Provide a professional opinion about overlapping boundaries. Apply junior vs. senior rights, etc. Response: Acknowledged 7. Provide the closure reports. Response: Acknowledged 8. Provide the instrument of records for drainage easements. Response: Acknowledged 9. The legal descriptions shown on the boundary survey for Wetlands Less Out Parcel are incorrect. First of all, it has a conflicting call and the bearing ‘South 89d01’28” West’ which directs opposite way. In my opinion, there is no reason to create a legal description for a complete legal section breakdown unless there is an error or discrepancies. I would suggest the following description: THE NORTHWEST QUARTER (1/4) OF THE SOUTHWEST QUARTER (1/4) OF THE NORTHEAST QUARTER (1/4) OF SECTION 14, TOWNSHIP 35 SOUTH, RANGE 39 EAST, LESS AND EXCEPT THE WEST 30 FEET FOR ROADWAY. THE ABOVE-DESCRIBED PARCEL CONTAINS 10.13 ACRES OR 441,189.54 SQUARE FEET. Response: Acknowledged Should you have any questions or require additional information, please do not hesitate to contact me. Page 82 of 208 Pruitt Commerce Center FLUMA-2505-000036 Sincerely, Leslie Olson, Principal Page 83 of 208 Pruitt Commerce Center FLUMA-2505-000036 Page 84 of 208 December 4, 2025 LAND USE PLAN AMENDMENT TRAFFIC ANALYSIS PRUITT COMMERCE CENTER ST. LUCIE COUNTY, FL Page 85 of 208 LAND USE PLAN AMENDMENT TRAFFIC ANALYSIS PRUITT COMMERCE CENTER ST. LUCIE COUNTY, FL Prepared by: Kimley-Horn and Associates, Inc. West Palm Beach, Florida August 20, 2025 Revised December 4, 2025 Registry No. 35106 Kimley-Horn and Associates, Inc. 477 S Rosemary Avenue, Suite 215 West Palm Beach, Florida 33401 561/840-0848 TEL _________________________________ Stephanie A. Guerra, P.E. Florida Registration Number 84302 Page 86 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page |i TABLE OF CONTENTS LIST OF TABLES ........................................................................................................................ ii LIST OF FIGURES ..................................................................................................................... ii INTRODUCTION ........................................................................................................................1 PROJECT TRAFFIC ...................................................................................................................3 Trip Generation .......................................................................................................................3 Existing Site Development ...................................................................................................3 Existing Future Land Use Potential Development ................................................................3 Proposed Future Land Use Maximum Potential Development .............................................3 TRAFFIC DISTRIBUTION AND ASSIGNMENT ..........................................................................5 LEVEL OF SERVICE ANALYSIS ................................................................................................6 Short-Range (Year 2030) ........................................................................................................6 Long-Range (Year 2045) .........................................................................................................6 SHORT-RANGE (2030) PLANNING HORIZON ..........................................................................7 Significance Analysis ...............................................................................................................7 Capacity Analysis Short Range (Year 2030) ............................................................................7 LONG-RANGE (2045) PLANNING HORIZON ..........................................................................10 CONCLUSION ..........................................................................................................................12 APPENDIX A: ITE TRIP GENERATION EXCERPTS................................................................. A APPENDIX B: FDOT 2023 QLOS HANDBOOK CAPACITY TABLES ........................................ B APPENDIX C: 2025 ST. LUCIE TPO TRAFFIC COUNTS AND LOS REPORT ......................... C APPENDIX D: FDOT COUNT STATION DATA ......................................................................... D APPENDIX E: HOPE COMMERCIAL TRAFFIC REPORT EXCERPT AND COMMITTED DEVELOPMENT CALCULATIONS ............................................................................................ E APPENDIX F: 2045 MODEL RUN.............................................................................................. F Page 87 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page |ii LIST OF TABLES Table 1: Trip Generation Calculations Summary .........................................................................4 Table 2: Short-Range (Year 2030) Peak Hour Peak Direction Significance Analysis...................8 Table 3: Short-Range (Year 2030) Link Capacity Analysis- .........................................................9 Table 4: Long-Range (Year 2045) Significance and Capacity Analysis .....................................11 LIST OF FIGURES Figure 1: Site Location ................................................................................................................2 Page 88 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 1 INTRODUCTION Kimley-Horn and Associates, Inc. has been retained to prepare a Future Land Use (FLU) Amendment traffic analysis for a 158.85-acre site located on the west side of Kings Highway, on the north and south sides of Picos Road, in St. Lucie County, Florida.Figure 1 illustrates the location of the project site. The site currently has existing Future Land Use (FLU) designations of Residential Suburban and Special District and is proposed to be changed to a Restricted MXD-Low with a maximum lot coverage of 35%. The maximum development intensities under the existing and proposed designations are summarized below. Parcel Acreage Current FLU Allowable Development Under Current FLU Future FLU Allowable Development Under Proposed FLU A 60.03 Residential Suburban (2 DU/Acre) 120 Restricted MXD (Low) 35% Maximum Lot Coverage 915,217 SF B 40.31 81 614,566.26 SF C 26.18 52 399,140.28 SF D 32.36 Special District (15 DU/Acre) 485 493,360.56 SF Total 158.85 -738 -2,422,284.48 SF This analysis was conducted to evaluate a five-year (2030) buildout and a long-range (2045) buildout. This report summarizes the findings of the comprehensive plan land use amendment traffic analysis. Page 89 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 2 Figure 1: Site Location Page 90 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 3 PROJECT TRAFFIC The project traffic volumes evaluated in this analysis are defined as the vehicle trips expected to be generated by the maximum possible site intensity, and the distribution and assignment of that traffic over the study roadway network. Trip Generation The trip generation calculations are based on the trip generation rates published by the Institute of Transportation Engineers (ITE) in Trip Generation Handbook, 12th Edition. Trip generation for Land Use Code (LUC) 110: Light Industrial and LUC 130: Industrial Park were compared, and the higher trip generator was determined to be LUC 110. Therefore, the rates and equations for this use were applied to the proposed scenario. Trip generation calculations have been performed for the following scenarios: Existing Site Development This scenario represents the currently trip generation occurring on site. The site is currently vacant; hence, no trips are generated for current daily, AM peak hour and PM peak hour conditions. Existing Future Land Use Potential Development This scenario represents the maximum development potential for the site under the existing FLU designations. As shown in Table 1, the maximum intensity of development under the currently adopted future land use designations is 738 dwelling units. The existing FLU designation has the potential to generate 6,221 net external daily trips, 500 net external AM peak hour trips, and 605 net external PM peak hour trips. Proposed Future Land Use Maximum Potential Development This scenario represents the maximum development permitted on site under the proposed FLU designation of Restricted MXD-Low with a maximum lot coverage of 35%, which equates to 2,422,284 SF of Light Industrial or Industrial Park uses. As indicated in Table 1,the maximum density of development allowed under the proposed FLU designation has the potential to generate 8,720 net new external daily trips, 1,163 net new external AM peak hour trips, and 1,187 net new external PM peak hour trips. These trips were utilized in the short-range (2030) analysis. As shown in Table 1, the proposed FLU change results in an increase of 2,499 daily trips, an increase of 633 AM peak hour trips, and an increase of 582 PM peak hour trips in comparison to the existing FLU designation. These net new trips were utilized in the long-range (2045) analysis. Because the proposed amendment for the subject site results in an overall net increase in the trip generation potential of the site on a daily, AM, and PM peak-hour basis in comparison to existing uses on site, further analysis is required. The project’s radius was determined to be 3 miles for the short-range (2030) scenario and 2 miles for the long-range (2045) scenario. Page 91 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 4 Table 1: Trip Generation Calculations Summary Total In Out Total In Out Single Family Detached - ITE LUC 210 738 DU 6,221 500 135 365 605 375 230 6,221 500 135 365 605 375 230 6,221 500 135 365 605 375 230 General Light Industrial - ITE LUC 110 2,422.284 ksf 8,720 1,163 1,000 163 1,187 285 902 Industrial Park - ITE LUC 130 2,422.284 ksf 6,492 533 410 123 557 156 401 8,720 1,163 1,000 163 1,187 285 902 8,720 1,163 1,000 163 1,187 285 902 2,499 663 865 -202 582 -90 672 Land Use Pass By General Light Industrial - ITE LUC 110 0.0% Single Family Detached - ITE LUC 210 0.0% Industrial Park - ITE LUC 130 0.0% Existing FLU Maximum Intensity Proposed FLU Maximum Intensity - Scenario 1 Driveway Volumes Net New External Trips Proposed FLU Maximum Intensity Scenario - 2 Daily Trips AM Peak Hour PM Peak HourLand Use Intensity Proposed Net External Trips-Existing Net New External Trips (Long Range Analysis) Radius of Development Influence (Long-Range) :2 miles 0.49 trips/ksf (24% in, 76% out) Trips = 8.07(X) 265.45 Trips = 0.67(X) +5.59 (27% in, 73% out)Ln(T) = 0.92*Ln(X) + 0.33 (62% in, 38% out) 2.68 trips/ksf 0.22 trips/ksf (77% in, 23% out)0.23 trips/ksf (28% in, 72% out) Max Net New External Trips (Short Range Analysis) Max Driveway Volumes AM Peak Hour 0.48 trips/ksf (86% in, 14% out) PM Peak HourDaily 3.6 trips/ksf Radius of Development Influence (Short Range):3 miles Page 92 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 5 TRAFFIC DISTRIBUTION AND ASSIGNMENT Traffic distribution is the pairing of trip ends from the subject site with other land uses in the area. These trips were assigned to surrounding roadways within the project radius based upon a review of the proposed roadway network to be in place at the time of buildout and its travel time characteristics. The daily and peak-hour trips for the project were then assigned to the surrounding roadway network proposed to be in place for each respective analysis year.Figure 1 also illustrates the project traffic assignment to the surrounding roadway network. Page 93 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 6 LEVEL OF SERVICE ANALYSIS Consistent with St. Lucie County standards, roadway segment analyses were conducted to address the traffic conditions for the short-range planning horizon (2030), and long-range planning horizon (2045) conditions on links within the RDI. Short-Range (Year 2030) This analysis is based on peak hour, peak direction link service volumes published in the Fall 2024 Traffic Counts and Level of Service Report. Where count data was not available in this report, 2024 count data published by FDOT was utilized. As stated previously, this analysis utilizes the net increase in peak-hour trip generation potential of the maximum development potential under the proposed FLU designation in comparison to traffic generated by the existing FLU designation. Long-Range (Year 2045) This analysis was conducted the 2045 cost feasible laneage published by the St. Lucie County Transportation Planning Organization (TPO). 2045 model volumes were utilized based on the latest FDOT model run. The analysis was conducted based on daily volumes. This analysis utilizes the net increase in daily trip generation potential of the maximum development potential under the proposed FLU designation in comparison to the maximum development potential under the existing FLU. Page 94 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 7 SHORT-RANGE (2030) PLANNING HORIZON The maximum development under the proposed future land use is 2,422,284 square feet of Light Industrial use. For the purposes of this analysis, the radius of development influence is 3 miles. Significance was determined in accordance with a one percent (1%) significant threshold on directly accessed links and a five percent (5%) significance threshold on all other links. Significance Analysis As indicated in Table 2, several following roadway links are projected to be significantly impacted. Therefore, capacity analyses were subsequently performed on these links. Capacity Analysis Short Range (Year 2030) The future traffic volume on each roadway identified in Table 2 to be significantly impacted by the projected traffic were evaluated based on capacities published in the 2025 Traffic Counts and Level of Service Report. Because the 2025 Traffic Counts and Level of Service Report does not publish service volumes or existing count data for roadway links maintained by FDOT, the service volumes were determined using the FDOT 2023 Quality Level of Service Handbook and the existing count data was obtained from FDOT count stations. In order to adjust existing volumes for future background conditions, the greater of two volumes was added: · A two and a half percent (2.5%) growth rate compounded annually. · A one percent nominal growth rate compounded annually, in addition to the committed project traffic published in the Hope Commercial traffic study. This study was obtained from the St. Lucie County website and includes committed data from Pineapple Grove, KRE, Project Hunt, Jenkins Waypoint, Whispering Oaks, Bent Creek, Wawa Kings, Kings Highway Warehouse, Kings Highway Commerce Park, Walsh Crossroads, Project Hurricane, Celebration Pointe, Stonemont, Farrell Communities, Sunnyland, Orange 95 – Parcels B, D, & E, Hillpointe Residential, and 7-11 Angle. Table 3 provides the peak hour peak direction capacity analysis on the significantly impacted roadways. As shown in Table 3, all significantly impacted roadway segments are projected to have sufficient capacity in through buildout in 2030 with the proposed FLU change. Page 95 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 8 Table 2: Short-Range (Year 2030) Peak Hour Peak Direction Significance Analysis EXISTING LOS D GEN. SVC.PROJECT TRIPS NUMBER VOLUME OF FROM FDOT TRIPS ROADWAY FROM TO LANES 2023 QLOS TABLES Orange Ave Campbell Road Kings Hwy 2L C2 1,070 10%100 9.35%Yes Orange Ave Kings Hwy I-95 6LD*C3C 2,680 33%330 12.31%Yes Orange Ave I-95 Jenkins Rd 4LD C4 1,790 10%100 5.59%Yes Orange Ave Jenkins Rd Hartman Rd 4LD C4 1,790 10%100 5.59%Yes Orange Ave Hartman Rd Angle Rd 4LD C4 1,790 8%80 4.47%No Kings Hwy Okeechobee Rd Crossroads Pkwy 4LD C2 2,910 43%430 14.78%Yes Kings Hwy Crossroads Pkwy Graham Rd 4LD C2 2,910 45%450 15.46%Yes Kings Hwy Graham Rd Picos Rd 4LD C2 2,910 48%480 16.49%Yes Kings Hwy Picos Rd Project Driveway 4LD C2 2,910 48%480 16.49%Yes Kings Hwy Project Driveway Orange Ave 4LD C2 2,910 50%500 17.18%Yes Kings Hwy Orange Ave Angle Rd 2L C3C 1,070 7%70 6.54%Yes Kings Hwy Angle Rd St. Lucie Blvd 2L C3C 1,070 4%40 3.74%No Okeechobee Rd McCarty Rd Kings Hwy 4LD C3R 1,850 5%50 2.70%No Okeechobee Rd Kings Hwy Crossroads Pkwy 6LD C3C 2,680 18%180 6.72%Yes Okeechobee Rd Crossroads Pkwy I-95 6LD C3C 2,680 20%200 7.46%Yes Okeechobee Rd I-95 Jenkins Rd 8LD C3C 3,180 20%200 6.29%Yes Okeechobee Rd Jenkins Rd McNeil Rd 6LD C3C 2,680 23%230 8.58%Yes Okeechobee Rd McNeil Rd Virginia Ave 6LD C3C 2,680 20%200 7.46%Yes Florida's Turnpike Port St. Lucie Blvd Okeechobee Rd 4LX Limited Access (Transitioning)3,790 10%100 2.64%No Florida's Turnpike Okeechobee Rd Indian River C.L 4LX Limited Access (Transitioning)3,790 10%100 2.64%No I-95 Midway Rd Okeechobee Rd 6LX Limited Access (Transitioning)5,610 13%130 2.32%No I-95 Okeechobee Rd Orange Ave 8LX Limited Access (Transitioning)7,440 13%130 1.75%No I-95 Orange Ave Indrio Rd 8LX Limited Access (Transitioning)7,440 10%100 1.34%No Angle Road Johnston Rd Kings Hwy 2L C2 1,070 2%20 1.87%No Angle Road Kings Hwy Keen Rd 2L C2 880 1%10 1.14%No Graham Rd Kings Hwy Jenkins Rd 2L C2 630 3%30 4.76%No Crossroads Pkwy Kings Hwy Okeechobee Rd 2L C3C**1,070 2%20 1.87%No Picos Rd Campbell Rd Kings Hwy 2L C2 540 2%20 3.70%Yes Jenkins Rd Edwards Rd Okeechobee Rd 2L C3C 880 3%30 3.41%No Jenkins Rd Okeechobee Rd Graham Rd 2L C3C 920 3%30 3.26%No Jenkins Rd Graham Rd Peterson Rd 2L C2 630 3%30 4.76%No Jenkins Rd Peterson Rd Orange Ave 2L C2 920 3%30 3.26%No % IMPACTPROJECT % ASSIGNMENT AM PEAK HOUR (HIGHER PEAK HOUR)FDOT Context Classification (From FDOT Preliminary Context Classification TDA) *6LD at Orange Avenue adjusted for auxiliary lanes and turn lanes extending between Kings Highway & I-95 **C3C assumed based on surrounding, lower density, commercial uses Service Volumes in yellow determined from FDOT 2023 QLOS based on FDOT Context Classification from GIS Map Service Volumes in blue obtained from 2025 St Lucie TPO Traffic Counts and LOS Report FDOT Context Classification obtained from FDOT Open Data Hub GIS Map for Preliminary Context Classification Page 96 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 9 Table 3: Short-Range (Year 2030) Link Capacity Analysis- Count Year 2024/2025**Utilized LOS D Station ID Traffic Volume Combined Committed Traffic 1.0%Committed Historic Max Max (Maximum) Project 2030 Meets Service (County # +Peak Hour From Hope Commercial Traffic plus Growth Rate Historic Growth Historic Committed Traffic Total Standard Volume Station)Peak Direction Traffic Study Growth 1.0%2.5%or 1%Growth Traffic Traffic ?? Orange Ave Campbell Road Kings Hwy 2L C2 1070 759 - From St. Lucie TPO 553 327 28 355 2.50%2.50%88 355 100 1,008 Yes Orange Ave Kings Hwy I-95 6LD*C3C 2680 940041 863 747 53 800 2.50%2.50%138 800 330 1,993 Yes Orange Ave I-95 Jenkins Rd 4LD C4 1790 940035 1105 334 68 402 2.50%2.50%176 402 100 1,607 Yes Orange Ave Jenkins Rd Hartman Rd 4LD C4 1790 940028 1130 334 70 404 2.50%2.50%180 404 100 1,634 Yes Orange Ave Hartman Rd Angle Rd 4LD C4 1790 940028 1130 334 70 404 2.50%2.50%180 404 80 1,614 Yes Kings Hwy Okeechobee Rd Crossroads Pkwy 4LD C2 2910 940757 589 533 36 569 2.50%2.50%94 569 430 1,588 Yes Kings Hwy Crossroads Pkwy Graham Rd 4LD C2 2910 940757 589 533 36 569 2.50%2.50%94 569 450 1,608 Yes Kings Hwy Graham Rd Picos Rd 4LD C2 2910 940757 589 533 36 569 2.50%2.50%94 569 480 1,638 Yes Kings Hwy Picos Rd Project Driveway 4LD C2 2910 940077 702 637 43 680 2.50%2.50%112 680 480 1,862 Yes Kings Hwy Project Driveway Orange Ave 4LD C2 2910 940077 702 637 43 680 2.50%2.50%112 680 500 1,882 Yes Kings Hwy Orange Ave Angle Rd 2L C3C 1070 940751 511 402 31 433 2.50%2.50%82 433 70 1,014 Yes Okeechobee Rd Kings Hwy Crossroads Pkwy 6LD C3C 2680 940748 1114 266 69 335 2.50%2.50%178 335 180 1,629 Yes Okeechobee Rd Crossroads Pkwy I-95 6LD C3C 2680 940106 1123 266 69 335 2.50%2.50%179 335 200 1,658 Yes Okeechobee Rd I-95 Jenkins Rd 8LD C3C 3180 940029 1749 266 108 374 2.50%2.50%279 374 200 2,323 Yes Okeechobee Rd Jenkins Rd McNeil Rd 6LD C3C 2680 940028 1130 266 70 336 2.50%2.50%180 336 230 1,696 Yes Okeechobee Rd McNeil Rd Virginia Ave 6LD C3C 2680 940742 1133 266 70 336 2.50%2.50%181 336 200 1,669 Yes Picos Rd Campbell Rd Kings Hwy 2L C2 540 696 - From St. Lucie TPO 80 0 4 4 2.50%2.50%13 13 20 113 Yes **Picos Counts and Orange Avenue from Campbell Road to Kings Highway obtained from 2025 St. Lucie TPO Traffic Counts and LOS Report. All other Counts obtained from 2024 FDOT Count Stations *6LD at Orange Avenue adjusted for auxiliary lanes and turn lanes extending between Kings Highway & I-95 To Roadway Existing Committed Traffic - Option #1 Committed Traffic - Option #2 Lanes Facility TypeFrom Page 97 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 10 LONG-RANGE (2045) PLANNING HORIZON As noted, the maximum development under the proposed Planned Non-Residential Development (PNRD) land use is 2,422,284 SF of Light Industrial use. Therefore, the net increase in daily trip generation potential is 2,499 daily trips compared to the maximum trips allowed under the existing FLU designation. For this analysis the radius of developmental influence is two (2) miles. Significance was determined in accordance with a one percent (1%) significant threshold on directly accessed links and a five percent (5%) significance threshold on all other links. 2045 model volumes from the Treasure Coast Regional Planning Model were utilized to forecast 2045 background conditions. As shown in Table 4, the following roadway links are projected to be significantly impacted by the proposed project under significance determination standards: · Kings Highway from Picos Road to Orange Avenue As shown in Table 4, these links are projected to operate acceptably under long-range 2045 conditions with the proposed FLU change. Page 98 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 11 Table 4: Long-Range (Year 2045) Significance and Capacity Analysis ROADWAY FROM TO Orange Ave Campbell Road Kings Hwy 2L C2 14,000 10%250 1.79%No --- Orange Ave Kings Hwy I-95 6LD*C3C 54,100 33%825 1.52%No --- Orange Ave I-95 Jenkins Rd 4LD C4 36,100 10%250 0.69%No --- Orange Ave Jenkins Rd Hartman Rd 4LD C4 36,100 10%250 0.69%No --- Kings Hwy Okeechobee Rd Crossroads Pkwy 4LD C2 55,700 43%1,075 1.93%No --- Kings Hwy Crossroads Pkwy Graham Rd 4LD C2 55,700 45%1,125 2.02%No --- Kings Hwy Graham Rd Picos Rd 4LD C2 55,700 48%1,200 2.15%No --- Kings Hwy Picos Rd Project Driveway 4LD C2 55,700 48%1,200 2.15%Yes 25,777 26,977 Yes Kings Hwy Project Driveway Orange Ave 4LD C2 55,700 50%1,250 2.24%Yes 30,311 31,561 Yes Kings Hwy Orange Ave Angle Rd 2L C3C 21,700 7%175 0.81%No --- Kings Hwy Angle Rd St. Lucie Blvd 2L C3C 21,700 4%100 0.46%No --- Okeechobee Rd McCarty Rd Kings Hwy 4LD C3R 37,300 5%125 0.34%No --- Okeechobee Rd Kings Hwy Crossroads Pkwy 6LD C3C 54,100 18%450 0.83%No --- Okeechobee Rd Crossroads Pkwy I-95 6LD C3C 54,100 20%500 0.92%No --- Okeechobee Rd I-95 Jenkins Rd 8LD C3C 64,200 20%500 0.78%No --- Okeechobee Rd Jenkins Rd McNeil Rd 6LD C3C 54,100 23%575 1.06%No --- Florida's Turnpike Port St. Lucie Blvd Okeechobee Rd 4LX Limited Access (Transitioning)70,300 10%250 0.36%No --- Florida's Turnpike Okeechobee Rd Indian River C.L 4LX Limited Access (Transitioning)70,300 10%250 0.36%No --- I-95 Midway Rd Okeechobee Rd 6LX Limited Access (Transitioning)104,100 13%325 0.31%No --- I-95 Okeechobee Rd Orange Ave 8LX Limited Access (Transitioning)104,100 13%325 0.31%No --- I-95 Orange Ave Indrio Rd 8LX Limited Access (Transitioning)104,100 10%250 0.24%No --- Angle Road Johnston Rd Kings Hwy 2L C2 14,000 3%75 0.54%No --- Angle Road Kings Hwy Keen Rd 2L C2 14,000 3%75 0.54%No Graham Rd Kings Hwy Jenkins Rd 2L C2 14,000 3%75 0.54%No --- Crossroads Pkwy Kings Hwy Okeechobee Rd 2L C3C***21,700 2%50 0.23%No --- Picos Rd Campbell Rd Kings Hwy 2L C2 14,000 2%50 0.36%No --- Jenkins Rd Edwards Rd Okeechobee Rd 2L C3C 21,700 3%75 0.35%No --- Jenkins Rd Okeechobee Rd Graham Rd 2L C3C 21,700 3%75 0.35%No --- Jenkins Rd Graham Rd Peterson Rd 2L C2 14,000 3%75 0.54%No --- Jenkins Rd Peterson Rd Orange Ave 2L C2 14,000 3%75 0.54%No --- FDOT Context Classification obtained from FDOT Open Data Hub GIS Map for Preliminary Context Classification with exception of Crossroads Parkway, which was unavailable *6LD at Orange Avenue adjusted for auxiliary lanes and turn lanes extending between Kings Highway & I-95 **Daily service volumes obtained from FDOT 2023 QLOS tables for corresponding laneage and context classification ***C3C at Crossroads Parkway assumed based on surrounding, lower density, commercial uses 2045 Total Volumes Meet StandardsPROJECT %ASSIGNMENT DAILY TRIPS % IMPACT SIG?2045 MODEL VOLUMESLaneage GENERAL SVC. VOLUME PROJECT TRIPS (5,451) FDOT Context Classification (FromFDOT Preliminary ContextClassification TDA) Page 99 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page 12 CONCLUSION The foregoing comprehensive plan traffic analysis has been conducted to evaluate the proposed future land use designation change from Agriculture to Planned Non-Residential Development (PNRD). The project is located on the west side of Kings Highway, on the north and south sides of Picos Road, in St. Lucie County, Florida. Based on the analyses conducted for each of the planning horizons (short-range and long-range), all significantly impacted links are projected to operate acceptably in 2030 and 2045 with the proposed FLU change. Therefore, the traffic associated with the proposed FLU change meets the requirements of St. Lucie County. Page 100 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page A APPENDIX A: ITE TRIP GENERATION EXCERPTS Page 101 of 208 Page 102 of 208 Page 103 of 208 Page 104 of 208 Page 105 of 208 Page 106 of 208 Page 107 of 208 Page 108 of 208 Page 109 of 208 Page 110 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page B APPENDIX B: FDOT 2023 QLOS HANDBOOK CAPACITY TABLES Page 111 of 208 Page 112 of 208 Page 113 of 208 Page 114 of 208 Page 115 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page C APPENDIX C: 2025 ST. LUCIE TPO TRAFFIC COUNTS AND LOS REPORT Page 116 of 208 Page 117 of 208 Page 118 of 208 Page 119 of 208 Page 120 of 208 Page 121 of 208 Page 122 of 208 Page 123 of 208 Page 124 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page D APPENDIX D: FDOT COUNT STATION DATA Page 125 of 208 Page 126 of 208 Page 127 of 208 Page 128 of 208 COUNTY: 94 STATION: 0757 DESCRIPTION: SR 713 / KINGS HWY - N OF SR 70/OKEECHOBEE RD (COU START DATE: 03/26/2024 START TIME: 0000 --------------------------------------------------------------------------------------- DIRECTION: N DIRECTION: S COMBINED TIME 1ST 2ND 3RD 4TH TOTAL 1ST 2ND 3RD 4TH TOTAL TOTAL --------------------------------------------------------------------------------------- 0000 25 45 24 28 122 | 52 51 29 29 161 | 283 0100 42 40 15 45 142 | 29 53 56 31 169 | 311 0200 32 26 14 27 99 | 41 53 67 34 195 | 294 0300 16 18 30 35 99 | 61 39 69 41 210 | 309 0400 24 27 33 35 119 | 68 78 108 70 324 | 443 0500 26 38 52 45 161 | 87 79 74 86 326 | 487 0600 70 89 95 90 344 | 97 110 137 161 505 | 849 0700 84 96 96 103 379 | 122 169 137 106 534 | 913 0800 121 122 86 107 436 | 161 124 158 126 569 | 1005 0900 104 78 124 121 427 | 116 141 136 158 551 | 978 1000 118 123 132 109 482 | 135 148 159 116 558 | 1040 1100 96 151 134 111 492 | 137 150 158 144 589 | 1081 1200 136 137 162 138 573 | 145 176 166 132 619 | 1192 1300 102 136 135 132 505 | 138 136 144 126 544 | 1049 1400 135 119 129 147 530 | 149 142 159 177 627 | 1157 1500 135 120 148 114 517 | 181 134 144 157 616 | 1133 1600 130 125 109 158 522 | 162 186 150 160 658 | 1180 1700 99 113 134 132 478 | 146 170 133 112 561 | 1039 1800 106 153 100 75 434 | 142 122 122 107 493 | 927 1900 91 103 78 91 363 | 116 97 97 115 425 | 788 2000 68 65 77 46 256 | 124 110 96 98 428 | 684 2100 101 54 46 68 269 | 81 95 67 96 339 | 608 2200 59 52 55 39 205 | 96 66 87 50 299 | 504 2300 27 47 21 35 130 | 54 45 39 70 208 | 338 --------------------------------------------------------------------------------------- 24-HOUR TOTALS: 8084 10508 18592 --------------------------------------------------------------------------------------- PEAK VOLUME INFORMATION DIRECTION: N DIRECTION: S COMBINED DIRECTIONS HOUR VOLUME HOUR VOLUME HOUR VOLUME A.M. 730 442 645 589 800 1005 P.M. 1200 573 1415 659 1200 1192 DAILY 1200 573 1415 659 1200 1192 GENERATED BY SPS 5.0.0.61 Page 129 of 208 COUNTY: 94 STATION: 0077 DESCRIPTION: SR 713/KINGS HWY - N OF SR 68/ORANGE AVE (COUNTY 7 START DATE: 02/27/2024 START TIME: 0000 --------------------------------------------------------------------------------------- DIRECTION: N DIRECTION: S COMBINED TIME 1ST 2ND 3RD 4TH TOTAL 1ST 2ND 3RD 4TH TOTAL TOTAL --------------------------------------------------------------------------------------- 0000 25 17 22 19 83 | 24 19 17 19 79 | 162 0100 14 22 18 10 64 | 12 17 16 9 54 | 118 0200 18 11 25 18 72 | 26 10 17 27 80 | 152 0300 11 16 28 20 75 | 14 17 23 11 65 | 140 0400 25 34 41 48 148 | 27 29 46 54 156 | 304 0500 67 72 96 115 350 | 48 58 73 94 273 | 623 0600 89 120 140 146 495 | 129 116 160 147 552 | 1047 0700 159 174 177 192 702 | 173 171 154 163 661 | 1363 0800 134 138 140 129 541 | 132 154 133 151 570 | 1111 0900 132 132 161 139 564 | 142 129 146 115 532 | 1096 1000 137 163 128 118 546 | 118 155 147 142 562 | 1108 1100 139 120 147 144 550 | 123 111 135 142 511 | 1061 1200 141 146 147 136 570 | 146 141 140 134 561 | 1131 1300 130 129 138 132 529 | 128 123 121 135 507 | 1036 1400 140 152 164 160 616 | 149 137 140 139 565 | 1181 1500 173 174 162 186 695 | 124 140 167 145 576 | 1271 1600 168 141 186 145 640 | 180 145 189 158 672 | 1312 1700 153 160 176 140 629 | 157 165 157 188 667 | 1296 1800 158 114 114 99 485 | 148 135 134 112 529 | 1014 1900 126 104 102 85 417 | 116 76 80 69 341 | 758 2000 76 80 66 52 274 | 73 83 54 63 273 | 547 2100 69 77 67 75 288 | 57 39 43 60 199 | 487 2200 58 65 57 68 248 | 50 28 44 24 146 | 394 2300 46 51 53 37 187 | 29 30 36 36 131 | 318 --------------------------------------------------------------------------------------- 24-HOUR TOTALS: 9768 9262 19030 --------------------------------------------------------------------------------------- PEAK VOLUME INFORMATION DIRECTION: N DIRECTION: S COMBINED DIRECTIONS HOUR VOLUME HOUR VOLUME HOUR VOLUME A.M. 700 702 700 661 700 1363 P.M. 1500 695 1600 672 1545 1340 DAILY 700 702 1600 672 700 1363 TRUCK PERCENTAGE 17.69 20.55 19.08 ---------------------------------------------------------------------------------------------------------- CLASSIFICATION SUMMARY DATABASE DIR 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TOTTRK TOTVOL N 30 6462 1548 52 403 286 48 106 651 78 0 35 69 0 0 1728 9768 S 22 5791 1546 101 604 223 35 109 792 20 1 14 4 0 0 1903 9262 ---------------------------------------------------------------------------------------------------------- GENERATED BY SPS 5.0.0.61 Page 130 of 208 COUNTY: 94 STATION: 0751 DESCRIPTION: SR 713/KINGS HWY - S OF ST LUCIE BLVD (COUNTY 751) START DATE: 02/21/2024 START TIME: 0000 --------------------------------------------------------------------------------------- DIRECTION: N DIRECTION: S COMBINED TIME 1ST 2ND 3RD 4TH TOTAL 1ST 2ND 3RD 4TH TOTAL TOTAL --------------------------------------------------------------------------------------- 0000 18 7 6 13 44 | 9 9 13 10 41 | 85 0100 4 8 9 11 32 | 9 3 13 3 28 | 60 0200 6 10 5 7 28 | 22 18 9 9 58 | 86 0300 4 6 18 11 39 | 13 10 14 11 48 | 87 0400 14 13 20 23 70 | 18 36 31 29 114 | 184 0500 26 37 46 59 168 | 32 58 72 91 253 | 421 0600 67 58 97 88 310 | 105 126 117 134 482 | 792 0700 119 120 131 125 495 | 125 142 132 124 523 | 1018 0800 133 122 118 136 509 | 126 140 125 118 509 | 1018 0900 102 103 127 118 450 | 107 107 139 142 495 | 945 1000 106 108 101 120 435 | 132 118 122 117 489 | 924 1100 118 112 128 105 463 | 102 121 130 129 482 | 945 1200 100 104 137 97 438 | 118 130 130 103 481 | 919 1300 109 99 102 126 436 | 122 120 128 124 494 | 930 1400 110 98 131 122 461 | 128 124 144 145 541 | 1002 1500 154 126 134 120 534 | 98 131 93 137 459 | 993 1600 139 139 141 169 588 | 140 106 138 107 491 | 1079 1700 171 153 141 96 561 | 103 134 120 102 459 | 1020 1800 149 118 120 69 456 | 120 114 92 75 401 | 857 1900 76 65 67 80 288 | 77 83 53 59 272 | 560 2000 57 75 63 64 259 | 63 71 57 39 230 | 489 2100 43 36 37 28 144 | 29 44 28 37 138 | 282 2200 28 31 27 28 114 | 27 22 27 17 93 | 207 2300 22 16 16 14 68 | 17 22 17 15 71 | 139 --------------------------------------------------------------------------------------- 24-HOUR TOTALS: 7390 7652 15042 --------------------------------------------------------------------------------------- PEAK VOLUME INFORMATION DIRECTION: N DIRECTION: S COMBINED DIRECTIONS HOUR VOLUME HOUR VOLUME HOUR VOLUME A.M. 730 511 645 533 715 1033 P.M. 1630 634 1400 541 1630 1116 DAILY 1630 634 1400 541 1630 1116 GENERATED BY SPS 5.0.0.61 Page 131 of 208 COUNTY: 94 STATION: 0748 DESCRIPTION: SR 70/OKEECHOBEE RD - E OF SR 713/KINGS HWY (COUNT START DATE: 03/12/2024 START TIME: 0000 --------------------------------------------------------------------------------------- DIRECTION: E DIRECTION: W COMBINED TIME 1ST 2ND 3RD 4TH TOTAL 1ST 2ND 3RD 4TH TOTAL TOTAL --------------------------------------------------------------------------------------- 0000 57 41 39 38 175 | 29 33 30 23 115 | 290 0100 34 55 31 42 162 | 24 20 25 16 85 | 247 0200 25 25 20 26 96 | 21 10 12 22 65 | 161 0300 17 21 32 31 101 | 28 26 29 23 106 | 207 0400 32 27 42 49 150 | 27 36 34 32 129 | 279 0500 52 68 112 121 353 | 60 72 91 98 321 | 674 0600 145 180 205 194 724 | 139 141 176 177 633 | 1357 0700 219 266 293 282 1060 | 181 177 191 208 757 | 1817 0800 273 230 211 239 953 | 180 182 173 202 737 | 1690 0900 218 217 214 222 871 | 171 162 194 163 690 | 1561 1000 223 227 254 236 940 | 180 179 170 158 687 | 1627 1100 265 282 272 245 1064 | 207 173 180 171 731 | 1795 1200 277 281 292 283 1133 | 202 187 208 190 787 | 1920 1300 268 299 242 284 1093 | 211 186 169 215 781 | 1874 1400 268 236 261 253 1018 | 226 183 203 197 809 | 1827 1500 279 262 266 247 1054 | 195 216 259 243 913 | 1967 1600 270 285 244 295 1094 | 239 255 232 232 958 | 2052 1700 269 303 282 246 1100 | 254 248 224 196 922 | 2022 1800 307 224 221 198 950 | 199 211 182 165 757 | 1707 1900 176 191 194 162 723 | 142 182 135 148 607 | 1330 2000 159 175 142 126 602 | 149 114 100 112 475 | 1077 2100 125 104 130 92 451 | 97 108 68 72 345 | 796 2200 79 83 77 80 319 | 51 65 65 46 227 | 546 2300 73 52 44 61 230 | 43 50 43 41 177 | 407 --------------------------------------------------------------------------------------- 24-HOUR TOTALS: 16416 12814 29230 --------------------------------------------------------------------------------------- PEAK VOLUME INFORMATION DIRECTION: E DIRECTION: W COMBINED DIRECTIONS HOUR VOLUME HOUR VOLUME HOUR VOLUME A.M. 715 1114 730 761 715 1870 P.M. 1645 1149 1530 996 1645 2107 DAILY 1645 1149 1530 996 1645 2107 TRUCK PERCENTAGE 23.60 26.54 24.89 ---------------------------------------------------------------------------------------------------------- CLASSIFICATION SUMMARY DATABASE DIR 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TOTTRK TOTVOL E 88 9121 3332 277 944 192 12 369 1983 37 23 32 5 0 1 3874 16416 W 39 6425 2858 266 1220 99 40 250 1443 36 18 14 15 0 91 3401 12814 ---------------------------------------------------------------------------------------------------------- GENERATED BY SPS 5.0.0.61 Page 132 of 208 COUNTY: 94 STATION: 0106 DESCRIPTION: SR 70/OKEECHOBEE RD - W OF SR 9\I-95 (INCLUDE EB T START DATE: 02/28/2024 START TIME: 0000 --------------------------------------------------------------------------------------- DIRECTION: E DIRECTION: W COMBINED TIME 1ST 2ND 3RD 4TH TOTAL 1ST 2ND 3RD 4TH TOTAL TOTAL --------------------------------------------------------------------------------------- 0000 23 17 12 12 64 | 64 61 82 77 284 | 348 0100 16 8 8 6 38 | 44 35 41 56 176 | 214 0200 10 10 7 9 36 | 36 39 46 40 161 | 197 0300 6 4 6 9 25 | 38 43 40 44 165 | 190 0400 10 12 10 16 48 | 41 73 75 95 284 | 332 0500 24 30 34 48 136 | 102 111 131 175 519 | 655 0600 51 78 119 114 362 | 188 172 213 286 859 | 1221 0700 147 172 197 185 701 | 240 269 274 306 1089 | 1790 0800 159 165 165 191 680 | 274 257 255 262 1048 | 1728 0900 135 145 153 117 550 | 226 224 247 226 923 | 1473 1000 155 126 138 172 591 | 237 231 235 272 975 | 1566 1100 154 163 156 160 633 | 260 292 297 266 1115 | 1748 1200 161 141 165 160 627 | 284 295 348 282 1209 | 1836 1300 147 137 138 143 565 | 276 312 267 302 1157 | 1722 1400 152 133 139 144 568 | 267 281 308 283 1139 | 1707 1500 155 136 162 120 573 | 327 318 338 391 1374 | 1947 1600 158 147 159 166 630 | 377 421 405 419 1622 | 2252 1700 187 165 162 145 659 | 450 436 416 371 1673 | 2332 1800 158 169 116 119 562 | 371 384 422 362 1539 | 2101 1900 124 150 114 104 492 | 397 354 276 265 1292 | 1784 2000 100 109 93 137 439 | 265 212 209 183 869 | 1308 2100 106 122 102 123 453 | 168 126 119 106 519 | 972 2200 123 142 120 153 538 | 99 82 74 79 334 | 872 2300 131 142 172 149 594 | 55 64 62 53 234 | 828 --------------------------------------------------------------------------------------- 24-HOUR TOTALS: 10564 20559 31123 --------------------------------------------------------------------------------------- PEAK VOLUME INFORMATION DIRECTION: E DIRECTION: W COMBINED DIRECTIONS HOUR VOLUME HOUR VOLUME HOUR VOLUME A.M. 715 713 715 1123 715 1836 P.M. 1645 680 1645 1721 1645 2401 DAILY 715 713 1645 1721 1645 2401 TRUCK PERCENTAGE 3.80 21.09 15.22 ---------------------------------------------------------------------------------------------------------- CLASSIFICATION SUMMARY DATABASE DIR 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TOTTRK TOTVOL E 97 9613 445 62 166 36 13 47 51 23 0 0 3 0 8 401 10564 W 42 11848 4322 299 1458 183 70 243 1939 35 53 50 5 0 12 4335 20559 ---------------------------------------------------------------------------------------------------------- GENERATED BY SPS 5.0.0.61 Page 133 of 208 COUNTY: 94 STATION: 0029 DESCRIPTION: SR 70 / OKEECHOBEE RD - E OF SR 9/I-95 (COUNTY 29 START DATE: 03/12/2024 START TIME: 0000 --------------------------------------------------------------------------------------- DIRECTION: E DIRECTION: W COMBINED TIME 1ST 2ND 3RD 4TH TOTAL 1ST 2ND 3RD 4TH TOTAL TOTAL --------------------------------------------------------------------------------------- 0000 41 41 24 34 140 | 41 14 41 36 132 | 272 0100 20 36 24 23 103 | 20 23 14 27 84 | 187 0200 20 17 21 23 81 | 22 20 13 20 75 | 156 0300 17 12 24 24 77 | 21 26 30 24 101 | 178 0400 15 31 29 44 119 | 34 48 44 68 194 | 313 0500 54 76 103 141 374 | 75 90 133 133 431 | 805 0600 158 176 289 298 921 | 216 255 312 326 1109 | 2030 0700 290 405 495 474 1664 | 271 278 371 347 1267 | 2931 0800 375 365 326 346 1412 | 303 280 281 284 1148 | 2560 0900 301 303 303 300 1207 | 259 264 268 278 1069 | 2276 1000 263 230 287 286 1066 | 254 274 237 256 1021 | 2087 1100 315 259 275 293 1142 | 263 287 267 317 1134 | 2276 1200 307 313 325 354 1299 | 334 299 286 254 1173 | 2472 1300 315 298 300 304 1217 | 274 323 284 304 1185 | 2402 1400 301 276 318 331 1226 | 339 288 301 299 1227 | 2453 1500 286 310 365 383 1344 | 320 338 383 399 1440 | 2784 1600 339 355 367 382 1443 | 420 444 417 380 1661 | 3104 1700 356 420 414 352 1542 | 410 438 410 347 1605 | 3147 1800 339 349 307 282 1277 | 266 331 266 273 1136 | 2413 1900 247 246 212 214 919 | 255 238 261 214 968 | 1887 2000 177 186 153 156 672 | 210 199 177 157 743 | 1415 2100 155 122 105 105 487 | 152 111 113 114 490 | 977 2200 116 77 74 85 352 | 87 76 90 79 332 | 684 2300 54 54 49 45 202 | 87 32 60 42 221 | 423 --------------------------------------------------------------------------------------- 24-HOUR TOTALS: 20286 19946 40232 --------------------------------------------------------------------------------------- PEAK VOLUME INFORMATION DIRECTION: E DIRECTION: W COMBINED DIRECTIONS HOUR VOLUME HOUR VOLUME HOUR VOLUME A.M. 715 1749 730 1301 715 3048 P.M. 1645 1572 1545 1680 1645 3210 DAILY 715 1749 1545 1680 1645 3210 GENERATED BY SPS 5.0.0.61 Page 134 of 208 COUNTY: 94 STATION: 0028 DESCRIPTION: SR 68/ORANGE AVE - E OF CR 611/B JENKINS RD (COUNT START DATE: 02/27/2024 START TIME: 0000 --------------------------------------------------------------------------------------- DIRECTION: E DIRECTION: W COMBINED TIME 1ST 2ND 3RD 4TH TOTAL 1ST 2ND 3RD 4TH TOTAL TOTAL --------------------------------------------------------------------------------------- 0000 19 19 11 11 60 | 18 7 10 9 44 | 104 0100 8 6 0 8 22 | 11 8 12 12 43 | 65 0200 6 6 3 8 23 | 3 11 11 8 33 | 56 0300 8 10 8 13 39 | 9 11 15 10 45 | 84 0400 7 14 18 19 58 | 17 26 42 44 129 | 187 0500 22 45 70 69 206 | 45 58 102 87 292 | 498 0600 75 92 163 222 552 | 123 163 222 215 723 | 1275 0700 237 253 342 298 1130 | 172 215 248 236 871 | 2001 0800 190 193 173 198 754 | 173 159 194 146 672 | 1426 0900 165 159 170 175 669 | 155 141 136 119 551 | 1220 1000 148 158 155 169 630 | 153 109 141 141 544 | 1174 1100 172 161 163 158 654 | 127 129 142 147 545 | 1199 1200 184 159 195 170 708 | 152 159 117 166 594 | 1302 1300 211 152 189 160 712 | 152 154 169 206 681 | 1393 1400 201 194 162 209 766 | 189 180 184 205 758 | 1524 1500 210 214 208 214 846 | 196 243 285 224 948 | 1794 1600 196 228 222 225 871 | 282 209 244 191 926 | 1797 1700 202 244 175 169 790 | 281 288 255 174 998 | 1788 1800 195 192 107 118 612 | 157 132 131 116 536 | 1148 1900 106 96 84 75 361 | 124 115 78 67 384 | 745 2000 65 56 49 51 221 | 76 75 71 54 276 | 497 2100 54 57 35 33 179 | 64 68 56 54 242 | 421 2200 49 32 50 37 168 | 45 44 39 32 160 | 328 2300 39 48 26 22 135 | 29 24 22 24 99 | 234 --------------------------------------------------------------------------------------- 24-HOUR TOTALS: 11166 11094 22260 --------------------------------------------------------------------------------------- PEAK VOLUME INFORMATION DIRECTION: E DIRECTION: W COMBINED DIRECTIONS HOUR VOLUME HOUR VOLUME HOUR VOLUME A.M. 700 1130 715 872 700 2001 P.M. 1630 893 1515 1034 1630 1897 DAILY 700 1130 1515 1034 700 2001 GENERATED BY SPS 5.0.0.61 Page 135 of 208 COUNTY: 94 STATION: 0742 DESCRIPTION: SR 70/OKEECHOBEE RD - SW OF SR 70/VIRGINIA AVE (CO START DATE: 03/26/2024 START TIME: 0000 --------------------------------------------------------------------------------------- DIRECTION: E DIRECTION: W COMBINED TIME 1ST 2ND 3RD 4TH TOTAL 1ST 2ND 3RD 4TH TOTAL TOTAL --------------------------------------------------------------------------------------- 0000 29 26 18 21 94 | 29 21 18 24 92 | 186 0100 15 14 14 16 59 | 8 18 13 14 53 | 112 0200 7 12 12 13 44 | 13 20 11 12 56 | 100 0300 10 12 4 15 41 | 11 17 18 10 56 | 97 0400 12 20 32 24 88 | 21 32 32 45 130 | 218 0500 37 55 66 84 242 | 59 80 112 116 367 | 609 0600 118 152 224 252 746 | 135 229 233 260 857 | 1603 0700 235 300 420 511 1466 | 228 280 271 273 1052 | 2518 0800 432 379 352 335 1498 | 295 294 258 267 1114 | 2612 0900 326 353 281 334 1294 | 233 289 270 259 1051 | 2345 1000 297 267 322 345 1231 | 258 230 294 322 1104 | 2335 1100 309 310 280 344 1243 | 348 287 303 342 1280 | 2523 1200 313 357 309 371 1350 | 381 373 337 304 1395 | 2745 1300 314 318 308 307 1247 | 363 328 340 320 1351 | 2598 1400 308 328 340 316 1292 | 356 337 347 297 1337 | 2629 1500 296 313 327 381 1317 | 438 444 388 418 1688 | 3005 1600 369 384 381 433 1567 | 411 376 406 418 1611 | 3178 1700 409 433 459 387 1688 | 477 453 443 352 1725 | 3413 1800 393 403 355 330 1481 | 318 342 274 286 1220 | 2701 1900 280 256 236 224 996 | 330 287 285 292 1194 | 2190 2000 231 203 201 167 802 | 230 283 295 206 1014 | 1816 2100 158 149 125 112 544 | 165 144 150 134 593 | 1137 2200 118 103 70 67 358 | 103 100 70 55 328 | 686 2300 78 74 35 50 237 | 41 41 43 30 155 | 392 --------------------------------------------------------------------------------------- 24-HOUR TOTALS: 20925 20823 41748 --------------------------------------------------------------------------------------- PEAK VOLUME INFORMATION DIRECTION: E DIRECTION: W COMBINED DIRECTIONS HOUR VOLUME HOUR VOLUME HOUR VOLUME A.M. 730 1742 730 1133 730 2875 P.M. 1645 1734 1645 1791 1645 3525 DAILY 730 1742 1645 1791 1645 3525 TRUCK PERCENTAGE 4.05 8.47 6.25 ---------------------------------------------------------------------------------------------------------- CLASSIFICATION SUMMARY DATABASE DIR 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TOTTRK TOTVOL E 76 17371 2532 85 282 105 79 77 165 44 1 0 9 0 99 847 20925 W 111 15829 3039 129 940 154 65 207 230 27 2 2 7 0 81 1763 20823 ---------------------------------------------------------------------------------------------------------- GENERATED BY SPS 5.0.0.61 Page 136 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page E APPENDIX E: HOPE COMMERCIAL TRAFFIC REPORT EXCERPT AND COMMITTED DEVELOPMENT CALCULATIONS Page 137 of 208 TRAFFIC ANALYSIS FOR Hope Commercial Concurrency Prepared for: Hope Commercial Holdings, LLC c/o Mike Miles Dynamic Engineering Consultants 100 NE 5th Avenue, Suite B2 Delray Beach, FL 33483 Prepared by Traffic & Mobility Consultants Formerly O’Rourke Engineering & Planning 3725 S East Ocean Blvd, Suite 201 Stuart, Florida 34996 772-781-7918 June 29, 2023 Revised: April 02, 2025 24087-03 v1.1 Page 138 of 208 TURNING MOVEMENT VOLUME COUNTS N/S STREET:Kings Hwy E/W STREET:Orange Ave Signalized FILENAME:Hope Commercial COUNT DATE:DAY:Wednesday CITY:St Lucie 872 REPORT DATE:ANALYSIS YEAR:2026 1318 15 Min ONE 116 327 430 Period NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR TOTAL HOUR 8 $9 SUM 7:00-7:15 25 71 28 42 28 11 6 37 19 38 43 43 391 1929 7:15-7:30 21 84 35 48 47 12 6 38 21 32 49 67 460 2061 681 102 =<609 1532 7:30-7:45 25 101 52 60 38 17 9 28 30 33 58 70 521 2124 286 "!388 7:45-8:00 31 109 61 52 34 18 6 27 29 53 50 87 557 2091 631 243 ?>535 1176 8:00-8:15 25 91 55 43 30 23 9 41 27 42 41 96 523 1961 8:15-8:30 20 80 44 59 38 19 9 36 28 47 51 92 523 :#; 8:30-8:45 24 86 36 49 32 21 12 46 26 38 41 77 488 177 607 459 8:45-9:00 17 82 35 42 29 21 10 33 29 32 34 63 427 AM PEAK HOUR IS FROM:7:30 AM TO 8:30AM 1105 Volumes 101 381 212 214 140 77 33 132 114 175 200 345 2124 1243 Season Factor 109 411 229 231 151 83 36 143 123 189 216 373 2294 Seasonal Factor:1.08 Growth 110 416 231 233 153 84 36 144 124 191 218 376 2317 Growth Rate:1.01 In/Out - - - - - - - - - - - -Years Grown:1 Percentage 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Trips In Trips Out Project 0 0 0 0 0 0 0 0 0 0 0 0 0 Total 110 416 231 233 153 84 36 144 124 191 218 376 2317 Other Projects % 0% 23% 0% 40% 23% 2% 2% 0% 0% 0% 0% 40% In/Out - IN - OUT OUT OUT IN - - - - IN Trips In Trips Out Volume 0 15 0 80 46 4 1 0 0 0 0 26 172 Pineapple Grove 66 199 % 0% 23% 0% 40% 23% 2% 2% 0% 0% 0% 0% 40% In/Out - IN - OUT OUT OUT IN - - - - IN Volume 0 90 0 47 27 2 8 0 0 0 0 157 332 393 117 % 3% 0% 40% 0% 0% 0% 0% 0% 3% 40% 0% 0% In/Out OUT - OUT - - - - - IN IN - - Volume 1 0 7 0 0 0 0 0 3 34 0 0 43 84 17 % 0.0% 0.0% 0.0% 8.0% 0.0% 0.0% 0.0% 4.0% 0.0% 0.0% 4.0% 8.0% In/Out - - - IN - - - IN - - OUT OUT Volume 0 0 0 4 0 0 0 2 0 0 6 12 25 53 156 % 0.0% 0.0% 2.0% 3.0% 0.0% 0.0% 0% 5% 0.0% 2.0% 5.0% 3.0% In/Out - - IN IN - - - IN - OUT OUT OUT Volume 0 0 1 1 0 0 0 2 0 3 8 5 21 45 167 % 0.0% 0.0% 3.0% 2.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.0% 0.0% 2.0% In/Out - - IN IN - - - - - OUT - OUT Volume 0 0 2 1 0 0 0 0 0 6 0 4 12 62 186 % 20.0% 0.0% 0.0% 0.0% 10.0% 10.0% 20% 55% 0.0% 30.0% 25.0% 0.0% In/Out IN - - - IN IN OUT OUT - IN IN - Volume 13 0 0 0 6 6 13 35 0 19 16 0 108 63 64 % 4.0% 18.0% 26.0% 0.0% 18.0% 0.0% 0.0% 0.0% 4.0% 26.0% 0.0% 0.0% In/Out OUT OUT OUT - IN - - - IN IN - - Volume 14 61 89 0 62 0 0 0 14 89 0 0 328 342 341 % 2.0% 0.0% 30.0% 0.0% 0.0% 0.0% 0% 0% 2.0% 30.0% 0.0% 0.0% In/Out OUT - OUT - - - - - IN IN - - Volume 2 0 34 0 0 0 0 0 9 139 0 0 185 463 114 % 0.0% 0.0% 30.0% 0.0% 0.0% 0.0% 0.0% 0.0%0.0% 30.0% 0.0%0.0% In/Out - - OUT - - - - -- IN -- Volume 0 0 2 0 0 0 0 0 0 2 0 0 4 7 5 % 5.0% 0.0% 10.0% 0.0% 0.0% 0.0% 0% 0% 5.0% 10.0% 0.0% 0.0% In/Out OUT - OUT - - - - - IN IN - - Volume 1 0 1 0 0 0 0 0 2 4 0 0 7 36 12 % 0.0% 0.0% 2.0% 3.0% 0.0% 0.0% 0.0% 5.0% 0.0% 2.0% 8.0% 3.0% In/Out - - IN IN - - - IN - OUT OUT OUT Volume 0 0 1 1 0 0 0 2 0 2 8 3 15 30 96 % 0.0% 10.0% 18.0% 0.0% 10.0% 3.0% 13.0% 52.0% 0.0% 13.0% 52.0% 0.0% In/Out - OUT OUT - IN IN OUT OUT - IN IN OUT Volume 0 6 10 0 20 6 7 29 0 26 106 0 210 203 56 % 5.0% 5.0% 30.0% 0.0% 5.0% 0.0% 0.0% 0.0% 5.0% 30.0% 0.0% 0.0% In/Out OUT OUT OUT - IN - - - IN IN - - Volume 7 7 42 0 2 0 0 0 2 13 0 0 72 42 139 % 40.0% 0.0% 0.0% 0.0% 0.0% 16.0% 16.0% 30.0% 40.0% 0.0% 30.0%0.0% In/Out IN - - - - IN OUT OUT OUT - IN - Volume 30 0 0 0 0 12 36 67 89 0 23 0 256 75 223 % 0.0% 0.0% 19.0% 24.0% 0.0% 0.0% 0.0% 2.0% 0.0% 19.0% 2.0% 24.0% In/Out - - IN IN - - - IN - OUT OUT OUT Volume 0 0 41 51 0 0 0 4 0 8 1 10 115 214 42 % 0.0% 0.0% 0.0% 8.0% 0.0% 0.0% 0.0% 4.0% 0.0% 0.0% 4.0% 8.0% In/Out - - - IN - - - IN - - OUT OUT Volume 0 0 0 2 0 0 0 1 0 0 3 6 12 24 77 % 0.0% 25.0% 0.0% 20.0% 25.0% 2.0% 2.0% 0.0% 0.0% 0.0% 0.0% 20.0% In/Out - IN - OUT OUT OUT IN - - - - IN Volume 0 12 0 9 11 1 1 0 0 0 0 9 43 46 45 Subtotal 67 191 228 196 174 32 66 142 119 344 170 233 1962 Total 177 607 459 430 327 116 102 286 243 535 388 609 4279 CONTROL: 1/8/2025 3/6/2025 Northbound Southbound Eastbound Westbound Background Without Project Farrell Communities Sunnyland Orange 95 - Parcels B, D, & E Hillpointe Residential 7-11 Angle Wawa Kings Kings Highway Warehouse Kings Highway Commerce Park Walsh Crossroads Stonemont AM Project Hunt Jenkins Waypoint / Resurrection Life KRE Whispering Oaks Project Hurricane Celebration Pointe (25%) Bent Creek (50%) C6 - TMC - Kings and Orange - Background without Project 4/3/2025 Page 139 of 208 TURNING MOVEMENT VOLUME COUNTS N/S STREET:Kings Highway E/W STREET:Okeechobee Rd Signalized FILENAME: COUNT DATE:DAY:Wednesday CITY:St Lucie 730 REPORT DATE:ANALYSIS YEAR:2026 1058 15 Min ONE 135 345 251 Period NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR TOTAL HOUR 8 $9SUM 7:00-7:15 11 53 81 25 38 15 15 85 11 97 56 28 515 2418 7:15-7:30 13 60 97 29 34 23 23 104 12 86 66 30 577 2521 475 183 =<389 1137 7:30-7:45 14 68 112 33 48 23 23 114 19 102 62 27 645 2598 428 "!286 7:45-8:00 12 66 140 28 37 23 27 105 20 113 72 38 681 2534 700 89 ?>462 1275 8:00-8:15 12 61 156 29 45 22 23 75 20 100 46 29 618 2344 8:15-8:30 12 53 137 36 44 24 25 90 23 108 61 41 654 :#; 8:30-8:45 14 48 111 32 40 17 21 81 20 97 66 34 581 55 486 596 8:45-9:00 12 44 105 30 30 18 16 60 13 87 48 28 491 AM PEAK HOUR IS FROM:7:30 AM TO 8:30AM 896 Volumes 50 248 545 126 174 92 98 384 82 423 241 135 2598 Seasonal Factor:1.08 1137 Season Factor 54 268 589 136 188 99 106 415 89 457 260 146 2806 Growth Rate:1.00% Growth 55 271 594 137 190 100 107 419 89 461 263 147 2834 Years Grown:1 In/Out - - - - - - - - - - - - Percentage 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Trips In Trips Out PROJECT 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total 55 271 594 137 190 100 107 419 89 461 263 147 2834 Other Projects Percentage 0% 8% 0% 5% 8% 5% 5% 0% 0% 0% 0% 5% 0% In/Out - IN - OUT OUT OUT IN - - - - IN Trips In Trips Out PROJECT 0 31 0 6 9 6 20 0 0 0 0 20 0 393 117 % 0% 0% 0% 10% 0% 0% 0% 0% 0% 0% 0% 10% In/Out - - - OUT - - - - - - - IN Sunnyland Volume 0 0 0 22 0 0 0 0 0 0 0 8 0 75 223 % 0% 5% 0% 30% 5% 5% 5% 0% 0% 0% 0% 30% In/Out - IN - OUT OUT OUT IN - - - - IN Project Hunt Volume 0 4 0 5 1 1 4 0 0 0 0 23 0 76 17 % 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% In/Out - - - - - - - - - - - - St. Lucie Commerce Center Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 141 31 % 0% 0% 0% 0% 0% 0% 0% 5% 0% 0% 5% 0% In/Out - - - - - - - IN - - OUT -Whispering Oaks Volume 0 0 0 0 0 0 0 2 0 0 8 0 0 45 167 % 0% 0% 0% 0% 0% 0% 0% 5% 0% 0% 5% 0% In/Out - - - - - - - IN - - OUT -Bent Creek Volume 0 0 0 0 0 0 0 3 0 0 9 0 0 62 186 % 0% 5% 0% 5% 5% 5% 5% 0% 0% 0% 0% 5% In/Out - IN - OUT OUT OUT IN - - - - IN Wawa Kings Volume 0 3 0 3 3 3 3 0 0 0 0 3 0 63 64 % 0% 37% 0% 11% 37% 4% 4% 0% 0% 0% 0% 11% In/Out - IN - OUT OUT OUT IN - - - - IN Kings Highway Warehouse Volume 0 127 0 38 126 14 14 0 0 0 0 38 0 342 341 % 0% 8% 0% 30% 8% 5% 5% 0% 0% 0% 0% 30% In/Out - IN - OUT OUT OUT IN - - - - IN Volume 0 37 0 34 9 6 23 0 0 0 0 139 0 463 114 % 0% 20% 0% 0% 20% 0% 0% 5% 0% 0% 5% 0% In/Out - IN - - OUT - - IN - - OUT - Walsh Crossroads Volume 0 1 0 0 1 0 0 0 0 0 0 0 0 7 5 % 0% 0% 5% 0% 0% 0% 0% 5% 0% 5% 5% 0% In/Out - - IN - - - - IN - OUT OUT - Project Hurricane Volume 0 0 2 0 0 0 0 2 0 1 1 0 0 36 12 % 0% 0% 0% 0% 0% 0% 0% 5% 0% 0% 5% 0% In/Out - - - - - - - IN - - OUT - Celebration Point Volume 0 0 0 0 0 0 0 2 0 0 5 0 0 30 96 % 0% 5% 0% 5% 5% 5% 5% 0% 0% 0% 0% 5% In/Out - IN - OUT OUT OUT IN - - - - IN Stonemont Volume 0 10 0 3 3 3 10 0 0 0 0 10 0 203 56 % 0.0% 5.0% 0.0% 5.0% 5.0% 5.0% 5.0% 0.0% 0.0% 0.0% 0.0% 5.0% In/Out - IN - OUT OUT OUT IN - - - - IN 7-11 Angle Road Volume 0 2 0 2 2 2 2 0 0 0 0 2 0 45 46 Subtotal 0 215 2 113 155 34 76 9 0 1 23 242 0 Total 55 486 596 251 345 135 183 428 89 462 286 389 2834 Kings Highway Commerce Park / White Parcel CONTROL: 1/10/2025 Background 1/8/2025 Northbound Southbound Eastbound Westbound AM Project Name KRE C6 - TMC - Kings & Okeechobee 4/3/2025 Page 140 of 208 TURNING MOVEMENT VOLUME COUNTS N/S STREET:I-95 NB Ramp E/W STREET:Orange Ave Signalized FILENAME:C6 - TMC - Orange & I-95 NB.xlsx COUNT DATE:DAY:Thursday CITY:St Lucie 0 REPORT DATE:ANALYSIS YEAR:2026 277 15 Min ONE 0 0 0 Period NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR TOTAL HOUR 8 $9SUM 7:00-7:15 0 0 0 0 0 0 32 63 0 0 79 0 174 761 7:15-7:30 0 0 0 0 0 0 32 62 0 0 89 0 183 798 731 277 =<0 731 7:30-7:45 0 0 0 0 0 0 29 75 0 0 100 0 204 832 614 "!731 7:45-8:00 0 0 0 0 0 0 33 81 0 0 86 0 200 807 891 0 ?>0 614 8:00-8:15 0 0 0 0 0 0 34 77 0 0 100 0 211 786 8:15-8:30 0 0 0 0 0 0 37 77 0 0 103 0 217 :#; 8:30-8:45 0 0 0 0 0 0 43 49 0 0 87 0 179 0 0 0 8:45-9:00 0 0 0 0 0 0 34 67 0 0 78 0 179 AM PEAK HOUR IS FROM:7:30 AM TO 8:30AM PHF:0.96 0 Volumes 0 0 0 0 0 0 133 310 0 0 389 0 832 Seasonal Factor:1.01 0 Season Factor 0 0 0 0 0 0 134 313 0 0 393 0 840 Growth Rate:1.01 Growth 0 0 0 0 0 0 136 316 0 0 397 0 849 Years Grown:1 In/Out - - - - - - - - - - - - Percentage 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Trips In Trips Out PROJECT 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total 0 0 0 0 0 0 136 316 0 0 397 0 849 Other Projects Percentage 0% 0% 0% 0% 0% 0% 10% 10% 0% 0% 10% 0% In/Out - - - - - - OUT OUT - - IN -Trips In Trips Out Volume 0 0 0 0 0 0 20 20 0 0 7 0 46 Pineapple Grove 66 199 % 0% 0% 0% 0% 0% 0% 10% 10% 0% 0% 10% 0% In/Out - - - - - - OUT OUT - - IN - Volume 0 0 0 0 0 0 12 12 0 0 39 0 63 KRE 393 117 % 0% 0% 0% 0% 0% 0% 20% 20% 0% 0% 20% 0% In/Out - - - - - - OUT OUT - - IN - Volume 0 0 0 0 0 0 3 3 0 0 17 0 24 Project Hunt 84 17 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12.0% 0.0% 0.0% 12.0% 0.0% In/Out - - - - - - - IN - - OUT - Volume 0 0 0 0 0 0 0 6 0 0 19 0 25 Jenkins Waypoint / Resurrection Life 53 156 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0% 25% 0.0% 0.0% 20.0% 0.0% In/Out - - - - - - - IN - - OUT - Volume 0 0 0 0 0 0 0 11 0 0 33 0 45 Whispering Oaks 45 167 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0% 5% 0.0% 0.0% 5.0% 0.0% In/Out - - - - - - - IN - - OUT - Volume 0 0 0 0 0 0 0 3 0 0 9 0 12 Bent Creek (50%) 62 186 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 20% 20% 0.0% 0.0% 20.0% 0.0% In/Out - - - - - - OUT OUT - - IN - Volume 0 0 0 0 0 0 13 13 0 0 13 0 38 Wawa Kings 63 64 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 11% 3% 0.0% 0.0% 3.0% 0.0% In/Out - - - - - - OUT OUT - - IN - Volume 0 0 0 0 0 0 38 10 0 0 10 0 58 Kings Highway Warehouse 342 341 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 10% 20% 0.0% 0.0% 20.0% 0.0% In/Out - - - - - - OUT OUT - - IN - Volume 0 0 0 0 0 0 11 23 0 0 93 0 127 Kings Highway Commerce Park 463 114 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0% 0% 0.0% 0.0% 0.0% 0.0% In/Out - - - - - - - - - - - - Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 Walsh Crossroads 7 5 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 10% 0% 0.0% 0.0% 0.0% 0.0% In/Out - - - - - - OUT - - - - - Volume 0 0 0 0 0 0 1 0 0 0 0 0 1 Project Hurricane 36 12 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0% 10% 0.0% 0.0% 10.0% 0.0% In/Out - - - - - - - IN - - OUT - Volume 0 0 0 0 0 0 0 3 0 0 10 0 13 Celebration Pointe (25%) 30 96 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 25% 15% 0.0% 0.0% 15.0% 0.0% In/Out - - - - - - OUT OUT - - IN - Volume 0 0 0 0 0 0 14 8 0 0 8 0 31 Stonemont 203 56 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 10% 20% 0.0% 0.0% 20.0% 0.0% In/Out - - - - - - OUT OUT - - IN - Volume 0 0 0 0 0 0 14 28 0 0 28 0 70 Farrell Communities 42 139 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 7% 13% 0.0% 0.0% 13.0% 0.0% In/Out - - - - - - OUT OUT - - IN - Volume 0 0 0 0 0 0 16 29 0 0 10 0 54 Sunnyland 75 223 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0% 55% 0.0% 0.0% 60.0% 0.0% In/Out - - - - - - - IN - - OUT - Volume 0 0 0 0 0 0 0 118 0 0 25 0 143 Orange 95 - Parcels B, D, & E 214 42 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0% 25% 0.0% 0.0% 12.0% 0.0% In/Out - - - - - - - IN - - OUT - Volume 0 0 0 0 0 0 0 6 0 0 9 0 15 Hillpointe Residential 24 77 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 10.0% 0.0% 0.0% 10.0% 0.0% In/Out - - - - - - - OUT - - IN - Volume 0 0 0 0 0 0 0 5 0 0 5 0 9 7-11 Angle 46 45 Subtotal 0 0 0 0 0 0 141 298 0 0 334 0 774 Total 0 0 0 0 0 0 277 614 0 0 731 0 1622 Project Name Northbound Southbound Eastbound Westbound AM CONTROL: 3/27/2025 3/28/2025 Background C6 - TMC - Orange & I-95 NB 4/3/2025 Page 141 of 208 Intersection NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR Kings Hwy & Orange Ave AM Peak 67 191 228 196 174 32 66 142 119 344 170 233 327 747 637 402 Intersection NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR I-95 NB Ramp & Orange Ave AM Peak 0 0 0 0 0 0 141 298 0 0 334 0 298 334 Intersection NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR Kings Hwy & Okeechobee Rd AM Peak 0 215 2 113 155 34 76 9 0 1 23 242 85 266 533 *Used for Committed Volumes on Orange Avenue east and west of Kings Highway and on Kings Highway north and south of Orange Avenue *Used for Committed Volumes on Orange Avenue East of I-95, east of Jenkins Rd and east of Jenkins Rd *Used for Committed Volumes on Okeechobee Rd east and west of Kings Highway and on Kings Highway north of Orange Avenue Committed Development Volumes from Hope Commercial Traffic Study Obtained from County Kings Highway North of Orange NB(EBL+WBR+NBT) Orange Ave East of I-95 EB (EBT) Orange Ave East of I-95 WB (WBT) Okeechobee Rd West of KingsEB (EBL + EBT + EBR)Okeechobee Rd East of Kings WB(WBL+WBT+WBR) Kings Highway South of Orange SB (EBR+WBL+SBT) Kings Highway North of Orange SB (SBL+SBT+SBR) Combined Committed Development Volumes from Hope Commercial Traffic Study Orange Ave West of Kings EB (EBL + EBT + EBR) Orange Ave East of Kings WB (WBL+WBT+WBR) Page 142 of 208 Land Use Plan Amendment k:\wpd_tpto\245490005 - pruitt commerce center (tcerda)\lupa\2025-11-28pruitt-cc-lupa.docx Page F APPENDIX F: 2045 TCRPM MODEL RUN DAILY VOLUMES Page 143 of 208 2045 TCRPM Model Run Volumes Page 144 of 208 1 ST LUCIE COUNTY DEVELOPMENT REVIEW COMMENTS Discipline: Traffic Engineering Reviewed by: Salman Rathore, PE Review Date: December 10th, 2025 Phone: (404) 542-4948 Fax: (954) 921-8807 Project Name: Pruit FLUMA Traffic Analysis Report – 2nd Review CGA Project Number: 204113 / 178435 (FLUMA 2505-000036) Comments based on review of responses to comments and revised FLUMA Traffic Analysis Report dated December 4th, 2025 prepared by Kimley Horn and Associates. No comments X Comments as follows or attached 1. Table 2 – All the numbers in the below columns cannot be verified from the provided data in the report. Clarify and provide proper excerpts to match the numbers. Kimley Horn and Associates response (December 4th, 2025) - We have revised the lanes and LOS D Service Volume volumes to clarify and provide proper excerpts to match the numbers. FDOT facility service volumes were based on the FDOT Context Classification GIS Database and the corresponding volumes in the 2023 QLOS report as well as existing observed number of lanes. These numbers have been revised and relevant footnotes and excerpts have been added. Other facilities were based on existing lanes and peak hour service capacity published in the 2025 St. Lucie TPO Traffic Counts and Level of Service Report. CGA comment (December 10th, 2025) – Satisfied. 2. Table 3 – All the numbers in the below column cannot be verified from the provided data in the report. Clarify and provide proper excerpts to match the numbers. Page 145 of 208 2 Kimley Horn and Associates response (December 4th, 2025) - We have revised Table 2 to clarify and provide proper excerpts to match the numbers. Existing traffic volumes were obtained from the relevant FDOT count stations for 2024 on FDOT facilities as 2025 data is not available. Count data on nonstate facilities were obtained from the 2025 St. Lucie TPO Traffic Counts and Level of Service Report. CGA comment (December 10th, 2025) – Satisfied. 3. Table 4 – All the numbers in the below column cannot be verified from the provided data in the report. Clarify and provide proper excerpts to match the numbers. Kimley Horn and Associates response (December 4th, 2025) - FDOT Context classification and daily service volumes were determined based on comparing the hourly service volumes in the 2025 St. Lucie TPO Traffic Counts and Level of Service Report to the service volumes published in the FDOT 2023 QLOS report. FDOT facility service volumes were based on the FDOT Context Classification GIS Database and the corresponding volumes in the 2023 QLOS report as well as existing observed number of lanes. These numbers have been revised and relevant footnotes and excerpts have been added. CGA comment (December 10th, 2025) – Satisfied. 4. Committed Developments – Were the committed developments included in the analysis obtained and confirmed from the County? Include relevant excerpts from the approved TISs showing peak trips for these developments. Kimley Horn and Associates response (December 4th, 2025) - Committed Developments have been revised to use committed data from Hope Commercial study. This study was obtained from the St. Lucie County website and includes committed data from Pineapple Grove, KRE, Project Hunt, Jenkins Waypoint, Whispering Oaks, Bent Creek, Wawa Kings, Kings Highway Warehouse, Kings Highway Commerce Park, Walsh Crossroads, Project Hurricane, Celebration Pointe, Stonemont, Farrell Communities, Sunnyland, Orange 95 – Parcels B, D, & E, Hillpointe Residential, and 7-11 Angle. Excerpts from this study have been added as well as backup calculations showing how the committed development volumes on the roadway links were derived from the intersection volume development sheets. CGA comment (December 10th, 2025) – Satisfied. Date: December 10th, 2025 Salman Rathore, PE Project Manager, Transportation & Mobility Department Calvin Giordano & Associates Page 146 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com TCERDA PROPERTY Environmental Impact Report Prepared For: Ashley Capital, LLC Prepared By: EW Consultants, Inc. May 2025 Page 147 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Purpose and Intent This report has been prepared in support of the development of a commerce park proposed on a 159.8 +/- acre property referred to as the TCERDA property. The subject property is located in unincorporated St. Lucie County, east of Rock Road, west of Kings Highway, and on the north and south sides of Picos Road. The site is comprised predominantly of land that was previously converted to citrus grove, most of which is currently used for cattle grazing. The property has been utilized for agricultural purposes for more than 70 years. The man-made ditches and furrows that were constructed for the purpose of drainage and irrigation of the former citrus grove remain. Although native trees and palms are present, the site does not contain any native upland habitat. 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 159.8 +/- acre property covered by this Environmental Impact Report is located within Section 14, Township 35 South, Range 39 East in St. Lucie County, Florida. The site is located east of Rock Road, west of Kings Highway, and on the north and south sides of Picos Road. A Location Map (Figure 1), USGS Quadrangle Map (Figure 2), and Aerial Photo (Figure 3) depicting the property 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 land that was previously converted to citrus grove and is currently used for cattle grazing. The system of man-made agricultural ditches and furrows that were constructed for the purpose of drainage and irrigation for the former citrus grove are still present on site. A portion of the property located to the south of Picos Road contains an area that is used for temporary staging of soil and construction-related material. The vegetation assemblage consists of a variety of native and non-native invasive trees and shrubs, non-native pasture grasses, and ruderal plant species. Native trees and palms include live oak, laurel oak, and cabbage palm. Non-native invasive species, predominantly Brazilian pepper, are located throughout and represent the dominant vegetative coverage in some areas, particularly south of Picos Road. The ground cover consists of non-native pasture grasses and ruderal weeds including smut grass, cogon grass, bahia grass, ragweed, shrubby false buttonweed, Caesar weed, and jack-in-the-bush. Page 148 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Soils A Soils Resource Report produced by the United States Department of Agriculture/Natural Resources Conservation Service is provided in the Appendix. The soils report identifies seven distinct soil types on the site. Due to the historical conversion of the property to citrus grove and associated ditches and furrows combined with ongoing agricultural activities, the site vegetation cover, hydrology, and drainage patterns have been altered from the 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 of this report. 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: 224 – Abandoned Groves - This is the dominant land cover type on the property. The citrus trees from the former grove have been removed and these areas are currently used for cattle grazing. The vegetation assemblage is dominated by a ground cover consisting of pasture grasses including smut grass, cogon grass, and ruderal weeds. Invasive nuisance and non-native vegetation is also common, primarily Brazilian pepper. Native species of trees and palms including laurel oak, live oak, and cabbage palm are also present. This land cover contains the remnant furrows from the former citrus grove operations. 510 – Conveyance Ditches – The majority of these areas are linear man-made surface waters that were constructed for the purpose of drainage and irrigation of the former citrus grove. This land cover also includes portions of a drainage ditch that extends along the western side of Kings Highway. While portions of the ditches contain open water, other areas contain emergent and floating vegetation consisting primarily of non-native invasive and nuisance species including Peruvian primrose willow, water hyacinth, and cattail. Page 149 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com 743 – Spoil Areas – The northwest portion of the property located south of Picos Road has been utilized for the temporary staging of construction-related debris and fill. The vegetation within this general location is dominated by ruderal weeds and non-native invasive Brazilian pepper. 814 – Roads - This land cover consists of the embankment along the west side of Kings Highway. The embankment is steep sloped and is vegetated with non-native invasive species and ruderal weeds including guinea grass, napier grass, ragweed, and beggars ticks. Wildlife Non-listed Wildlife Observations for wildlife presence and signs of utilization were made during multiple site visits and scheduled wildlife monitoring events from July 2022 through May 2025. A variety of common avian species were observed within the property and several others are likely to occur on a resident, seasonal, or migratory basis. Although not an exhaustive list of possible species for the site, the following avian species can be considered typical and were observed regularly during site reconnaissance on the property. These species include mourning dove, red-winged blackbird, boat-tailed grackle, American crow, mottled duck, northern cardinal, and northern mockingbird. Several raptors including red-shouldered hawk, black vulture, turkey vulture, and swallow-tail kite have been observed. Wading birds were also observed within and along the ditches and these species included the great egret, green heron, and little blue heron. Direct observations and signs of utilization by mammals observed during site reconnaissance included raccoon, armadillo, marsh rabbits, feral hog, and coyote. Reptile and amphibian observations included banded water snake, brown anole, southern leopard frog, and red-eared slider turtles. 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. Page 150 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Pedestrian and vehicular surveys were employed to assess relative habitat quality and wildlife utilization. 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 (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 known or expected 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 judgement and noted as either observed during site review or likelihood of occurrence as high, medium, or low. Table 1. Known and Potentially Occurring Listed Faunal Species 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 M 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 Florida scrub-jay Aphelocoma coerulescens Xeric oak scrub and scrubby flatwoods on sandy ridges and dunes Pedestrian and vehicular transects L FT Page 151 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, 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 Gopher tortoise Gopherus polyphemus Sandhills, xeric oak scrub, sand pine scrub, scrubby flatwoods; agricultural lands Burrow survey 100% of suitable habitat M ST Little blue heron Egretta caerulea Breeding: marshes, swamps, ponds, estuaries, rivers; nest in shrubs and small trees Pedestrian and vehicular transects O1 ST Red-cockaded woodpecker Picoides borealis Mature pine woodlands Pedestrian and vehicular transects L FE 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 Page 152 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com 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 for this environmental impact report, there is a moderate potential for alligators to occur within the conveyance ditches. The subject site is within the consultation area of the Audubon’s crested caracara and the abandoned grove land cover provides potential foraging habitat for this species. The property also contains mature cabbage palms, the preferred nesting structure for crested caracara. Full nesting season monitoring programs for the Audubon’s crested caracara were conducted during the 2023 and 2025 nesting seasons in accordance with the 2016 U.S. Fish and Wildlife Service South Florida Ecological Services Field Office Crested Caracara Survey Protocol including the USFWS Crested Caracara Draft Survey Protocol – Additional Guidance (2016-2017 Breeding Season) guidance. No Audubon’s crested caracara were observed foraging or nesting within or near the subject property during the monitoring events conducted between January and April for the 2023 and 2025 nesting seasons. A full copy of the 2025 nesting season survey report for Audubon’s crested caracara is included in the Appendix. Bald eagles, while no longer listed, remain protected under the Bald and Golden Eagle Protection Act. The property does not contain nor is located in close proximity to open water areas of sufficient size to provide suitable foraging habitat and there are only a few trees that could provide suitable nesting structures. No bald eagles or bald eagle nests were observed on site during any of the field reconnaissance. A reptile species that was not observed but has some 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. However, the absence of any native habitat and any significant gopher tortoise population suggests that the occurrence of this species would be unlikely. Regardless, 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. Portions of the abandoned groves on the property provide suitable habitat for burrowing owls, thus there is a moderate potential for Page 153 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com this species to occur. However, no burrowing owls or burrowing owl 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. The property does not contain suitable habitat for this species and no Florida pine snakes have been observed, thus there is a low potential for this species to occur. The Florida sandhill crane is a State-designated Threatened species that is relatively common within the region. The preferred nesting habitat for Florida sandhill cranes is typically native freshwater marsh habitat, which does not occur on the site and no sandhill cranes or sandhill crane nests were observed during field reconnaissance. Between July 2022 and May 2025, several habitat reconnaissance surveys have been conducted under the direction of 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). Although no gopher tortoises, potentially occupied gopher tortoise burrows, or indicators of the presence of gopher tortoises have been observed during any of the habitat reconnaissance surveys, in accordance with the FFWCC gopher tortoise permitting guidelines, prior to any land clearing or site work, a 100% habitat survey for this species must be completed. A gopher tortoise relocation permit will need to be obtained through FFWCC for any gopher tortoise burrows that cannot be avoided from impacts by a radius of at least 25 feet from a burrow’s entrance. There is potential for several species of wading birds that are listed as State Threatened to utilize the site for foraging opportunities and one of these species, the little blue heron was observed during field reconnaissance. The other state listed wading birds with potential to occur includes the tricolored heron and roseate spoonbill, although none have been observed. The occurrence of these species would likely 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 potential to occur on the site for foraging opportunities, however, no wood storks were observed during site reconnaissance. The property does not provide suitable nesting habitat due to the absence of naturally forested wetlands. The site is, however, within the 18.6-mile core foraging area of wood stork rookeries as per USFWS, thus forage enhancement measures will be taken to support this species. Page 154 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Impact Summary Uplands – The property does not contain any native upland habitat, therefore no native upland habitat will be impacted by the proposed development. Development of the property will require a vegetation removal permit issued by St. Lucie County for removal of native trees. Issuance of the vegetation removal permit will require demonstration of avoidance and minimization of impacts to native vegetation, a tree survey, and a mitigation plan for proposed impacts. Vegetation designated to be preserved will meet the County’s vegetation protection standards. A native tree inventory is currently under way and will be provided upon completion. Wetlands – The property does not contain any areas that would be considered jurisdictional wetlands in accordance with South Florida Water Management (SFWMD) criteria. This opinion, however, has not yet been verified by SFWMD staff. The man-made agricultural conveyance ditches will likely be considered “other surface waters” and will be impacted by the proposed development. Page 155 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Blvd, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com APPENDIX Page 156 of 208 © OpenStreetMap (and) contributors, CC-BY-SA 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996772-287-8771 Fax 772-287-2988www.ewconsultants.com TCERDA PROPERTYLOCATION MAP EW Consultants, Inc.MAY 2025 FIGURE 1 $0 2,000 Feet Page 157 of 208 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996 772-287-8771 Fax 772-287-2988 www.ewconsultants.com FIGURE EW Consultants, Inc. QUAD MAP 2 MAY 2025 TCERDA PROPERTY 0 SCALE IN FEET USGS QUAD MAP "FORT PIERCE NW", SECTION 14, TOWNSHIP 35 SOUTH, RANGE 40 EAST, FORT PIERCE, ST LUCIE COUNTY, FLORIDA LATITUDE 27°26'13" LONGITUDE -80°24'09" LEGEND - SITE (159.8± AC) Page 158 of 208 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 MAY 2025 TCERDA PROPERTY KI N G S H I G H W A Y 0 SCALE IN FEET 1000 FDOT AERIAL DATED 2024 RO C K R D PICOS RD Page 159 of 208 743 224 224 224 224 224 224224 224 224 224 224 814 510 510 510 510 510 510 510 510 510 224 224 224 224 224 510 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 MAY 2025 TCERDA PROPERTY KI N G S H I G H W A Y 0 SCALE IN FEET 600 FDOT AERIAL DATED 2024 LEGEND 224 - ABANDONED GROVES (150.1± AC) 510 - DITCHES (2.7± AC) 743 - SPOIL AREAS (6.0± AC) 814 - ROADS (1.0± AC) SITE (159.8± AC) RO C K R D PICOS RD Page 160 of 208 Soil Map—St. Lucie County, Florida (TCERDA PROPERTY) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/12/2025 Page 1 of 3 30 3 4 1 0 0 30 3 4 2 0 0 30 3 4 3 0 0 30 3 4 4 0 0 30 3 4 5 0 0 30 3 4 6 0 0 30 3 4 7 0 0 30 3 4 8 0 0 30 3 4 9 0 0 30 3 5 0 0 0 30 3 5 1 0 0 30 3 5 2 0 0 30 3 5 3 0 0 30 3 5 4 0 0 30 3 4 1 0 0 30 3 4 2 0 0 30 3 4 3 0 0 30 3 4 4 0 0 30 3 4 5 0 0 30 3 4 6 0 0 30 3 4 7 0 0 30 3 4 8 0 0 30 3 4 9 0 0 30 3 5 0 0 0 30 3 5 1 0 0 30 3 5 2 0 0 30 3 5 3 0 0 30 3 5 4 0 0 558500 558600 558700 558800 558900 559000 559100 559200 559300 559400 559500 558500 558600 558700 558800 558900 559000 559100 559200 559300 559400 559500 27° 26' 28'' N 80 ° 2 4 ' 3 1 ' ' W 27° 26' 28'' N 80 ° 2 3 ' 5 2 ' ' W 27° 25' 41'' N 80 ° 2 4 ' 3 1 ' ' W 27° 25' 41'' N 80 ° 2 3 ' 5 2 ' ' W N Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 17N WGS84 0 300 600 1200 1800 Feet 0 100 200 400 600 Meters Map Scale: 1:6,960 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. Page 161 of 208 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 Local 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 18, Aug 23, 2024 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 (TCERDA PROPERTY) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/12/2025 Page 2 of 3Page 162 of 208 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 2 Ankona and Farmton sands 20.2 12.7% 11 Chobee loamy sand, frequently ponded, 0 to 1 percent slopes 2.0 1.2% 25 Nettles and Oldsmar sands 15.0 9.4% 32 Pineda sand, 0 to 2 percent slopes 6.3 3.9% 38 Riviera fine sand, 0 to 2 percent slopes 13.6 8.5% 48 Wabasso sand, 0 to 2 percent slopes 35.9 22.5% 55 Winder loamy sand 66.8 41.8% Totals for Area of Interest 159.8 100.0% Soil Map—St. Lucie County, Florida TCERDA PROPERTY Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/12/2025 Page 3 of 3 Page 163 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com TCERDA PROPERTY 2025 NESTING SEASON SURVEY FOR AUDUBON’S CRESTED CARACARA (Caracara plancus audubonii) Prepared For: Ashley Capital, LLC Prepared By: EW Consultants Inc. May 2025 Page 164 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Introduction The TCERDA St. Lucie County property assemblage is a 160 +/- acre area located south of Orange Avenue, west of Kings Highway, east of Rock Road, and adjacent to Pruitt Research Center Road. A Location Map depicting the property boundary and surrounding area is provided in the Appendix. In accordance with the U.S. Fish and Wildlife Service (USFWS) guidance documents, the site falls within the designated consultation area for Audubon’s Crested Caracara (Caracara plancus audubonii). This report has been prepared in accordance with USFWS guidelines, and documents the results of a 2025 crested caracara nesting season survey of the subject property. Site Characterization The TCERDA property is comprised primarily of abandoned citrus grove, most of which is currently used for cattle grazing. The property does not contain any native upland habitat. The vegetation assemblage within the portions of the property that are currently used for cattle grazing is dominated by non-native pasture grasses including Bahia grass, cogon grass, and smutgrass, with scattered native canopy trees and palms including slash pine, laurel oak, and cabbage palm. The presence of open pasture land and mature cabbage palms provide potentially suitable nesting and/or foraging habitat for crested caracaras. A variety of non-native species such as Brazilian pepper, earleaf acacia, strawberry guava, and Australian pine are also present throughout the site. Cattle were present on the property throughout the nesting season. Man-made agricultural ditches and furrows, constructed for the purpose of drainage and irrigation of the former citrus grove, are present throughout the property. While most of the ditches and furrows are unvegetated, there are several that are vegetated by cattails, Peruvian primrose willow, spike rush, and pickerelweed. The site is bordered by Kings Highway to the east, active pasture land, and a forested area located to the west of the subject site. The pasture areas surrounding the properties also represent potential nesting and foraging habitat for crested caracaras. Page 165 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Survey Protocol The survey protocol utilized for this report was adapted from the 2016 U.S. Fish and Wildlife Service South Florida Ecological Services Field Office Crested Caracara Survey Protocol (USFWS Crested Caracara Draft Survey Protocol – Additional Guidance (2016-2017 Breeding Season). In accordance with the guidelines, survey data collection events were conducted pursuant to the information called for in the guidelines. The survey data collection events were initiated at least ten minutes prior to sunrise and continued for at least three hours after sunrise. Data collection events began on January 3, 2025 and were conducted at least twice monthly through the end of April 2025. The location of the observer for data collection events was selected based on known site conditions. The data collection and observations were conducted from within a parked vehicle for at least three hours for each event. Observations were also made by traversing the site, primarily by vehicle, following the initial three-hour data collection event. The field notes from each survey data collection event are included along with a Monitoring Station Map that depicts the locations of the observation points (provided in the Appendix). Survey Results The following section presents a summary of the 2025 crested caracara nesting season survey observations for the TCERDA properties. Observation block: The observation location was selected to maximize the possibility of observing caracara activity on the subject site, and identify the extent of usage, if any by caracaras. Detailed data collection and observations from each event as well as an aerial photo base map depicting the data collection station location(s) are provided in the Appendix. The observation station was selected based on the ability to observe large portions of the site and was focused in an area with open ground and cabbage palms. This station was used to cover the different open areas on site and to monitor the boundary areas of the site that are adjacent to potential habitat located offsite. One observation station was located in the center of the property in an area of scattered cabbage palms and views of the open pasture area. Page 166 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com Caracara activity observations: The 2025 caracara nesting season survey did not result in observation of any crested caracara activity within the TCERDA properties or on adjacent suitable habitat. Other significant bird species observed included red-shouldered hawk, black vulture, and turkey vulture. Conclusion This 2025 caracara nesting season survey was conducted in accordance with the 2016 U.S. Fish and Wildlife Service South Florida Ecological Services Field Office Crested Caracara Survey Protocol including the USFWS Crested Caracara Draft Survey Protocol – Additional Guidance (2016-2017 Breeding Season) guidance. Observations and data collected from the cumulative field survey events indicate that no individual caracaras or nesting pairs of crested caracaras utilized the subject site during the 2025 nesting season. While the subject site exhibits potential foraging habitat for caracaras (open pasture, low herbaceous coverage, and active cattle grazing), no activity by caracaras was observed on site during the 2025 nesting season. Page 167 of 208 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996 772-287-8771  Fax 772-287-2988 www.ewconsultants.com APPENDIX Page 168 of 208 © OpenStreetMap (and) contributors, CC-BY-SA 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996772-287-8771 Fax 772-287-2988www.ewconsultants.com TCERDA PROPERTYLOCATION MAP EW Consultants, Inc.MAY 2025 FIGURE 1 $0 2,000 FeetLEGEND- SITES Page 169 of 208 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996 772-287-8771 Fax 772-287-2988 www.ewconsultants.com FIGURE EW Consultants, Inc. QUAD MAP 2 MAY 2025 TCERDA PROPERTY 0 SCALE IN FEET USGS QUAD MAP "FORT PIERCE NW", SECTION 14, TOWNSHIP 35 SOUTH, RANGE 39 EAST, FORT PIERCE, ST LUCIE COUNTY, FLORIDA LATITUDE 27°26'06" LONGITUDE -80°24'06" LEGEND - SITES Page 170 of 208 * 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996 772-287-8771 Fax 772-287-2988 www.ewconsultants.com FIGURE EW Consultants, Inc. CARACARA MONITORING 3 MAY 2025 TCERDA PROPERTY 0 SCALE IN FEET FDOT AERIALS DATED 2024 PICOS RD RO C K R D KI N G S H I G H W A Y LEGEND - CARACARA MONITORING STATION* Page 171 of 208 1/ Caracara Survey Form Project Name: f\J\'\le'\ c, C\ pd a\ Locations/Observation Blocks/Lat-Long: t-J 2..1· LV 11.'1 i"' rf �o· 2..4' ;'1., Y4 '' Date Start Time SUNRISE Stop time Observer Name(s) and Experience Level(s) q3jZS t.t·� 7:1\c..yY\ i lJ: 15 .,YV". 0-e-n r-. "-\/1llfi�o·t�\ \'Y\ Air Wind Speed % Cloud Cloud Type Rain/Fog/Misc Temp & Direction Cover Start 'SI'5 1riph. NW s "1� ,✓ /'A \\/l� End tele '10 rnpn N 'l'I 5 �1 .. 1\/1 \<\ iJ I 'A General Site and Habitat Conditions; Other Activities in the Area �u,,e,n-1-\'\ 1.,,lc.O.rC/c.\ e,.i,b\:>Glcr: pt\ll'Y\J '1 -1 N fe.,c,�onJ of \Ovope,f"I-'-\ i, \,\ tt c'1 o.{. pr ::1 'Pc,r .\--'-\ Observation Point Information (., e,Y\\-(,r o .\ -4-h e, p I' or Ut � \o'i � C'\.H, li�'t.CJ. 1 "J -11) £. po '(°'T'\ oh. 'f O. 1.-\n 'j '£, , Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bird species, etc. Observer Age: Time Description of behavior, flight path, etc. Location Adu /Juv/Im ,fl(N o Cl\Y ll\, C. G.\YCI 0 \:J J ,! . .N'i e...,o\ 1 of 9 Page 172 of 208 Caracara Survey Form Project Name: n J h \e,'\ l /I Locations/Observation Blocks/Lat-Long: N 2 7 • -i S 1 2 1. I 1 " i,..-J 80 • ·1. '-I' O �. 3 I Date Start Time SUNRISE Stop time Observer Name(s) and Experience Level(s) I I 13/ zs \i)'. � ·1·n ..10' i� U (.., '1 h C,\ v·111 q � Air Wind Speed % Cloud Cloud Type Rain/Fog/Misc Temp & Direction Cover Start '-\1 I r<)ph N 0 "" • N/A t-J/ � End S"\,' 4 H'lph N I:) 11-NIA t,Jj /J,, General Site and Habitat Conditions; Other Activities in the Area oe.-e-yY'-''no1.1S i h1 Observation Point Information b-t- Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bird species, etc. Observer Age: Time Description of behavior, flight path, etc. Location Adu/Juv/Im � No C, IZ. C /..\ �b6trv'e, ol 2 of 9 Page 173 of 208 Caracara Survey Form Project Name: Ash le,� rc.,c:e.oA Locations/Observation Blocks/Lat-Long: N 1..1 � 7- v I I I . y I 11 bf BO" 7-i..\ ' I 2. y Lj " Date Start Time SUNRISE Stop time Observer Name(s) and Experience Level(s) '/2..'1-/1.5 1·00AM 7·. 013 ,.n 10:15 ,\-1'\ Je,nn°' v,110.J 0 .. Air Temp Wind Speed & % Cloud Cloud Type Rain/Fog/Misc Direction Cover Start �4' F I IY\ ph NW 100 '1.'r-1/A NJ I\ End lR lo' "' J£ tJ I tJ..I my,h 'S'Oto r-J/A General Site and Habitat Conditions; Other Activities in the Area Observation Point Information Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bird species, etc. Observer Age: Time Description of behavior, flight path, etc. Location Adu/luv/Im l< N 6 (,�((\(;C\,YG\ ob oe-rve,c;l 3 of 9 Page 174 of 208 Caracara Survey Form Project Name: A(5h\-t'\ GG\f?ittA I -i C-Etz.OA Locations/Observation Blocks/Lat-Long: N 1. 7' i5' 1 O. 2..1 "Y'/ 000 1 2, ':, '13. 67 '' Date Start Time SUNRISE Stop time Observer Name(s) and Experience Level(s) 2/ID/l5 �·.5-o A-1-\. ·7: 03"-'"'-/0: iS kl-\ Ve-nnt:l VillqS o-t Air Temp Wind Speed & % Cloud Cloud Type Rain/Fog/Misc Direction Cover Start lj q" f I rnp� NF IO b 7.,. tJ/A Io v-1 -f-ot, End 7 l\ 'f Sl'V"lr h rJ E �� r-J/A; r-1 I A General Site and Habitat Conditions; Other Activities in the Area Observation Point Information to E Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bird species, etc. Observer Age: Time Description of behavior, flight path, etc. Location Adu/Juv/Im ¥Nt>t G\,Y Cl C CA v- C\ 0 66-e.,Y--\/-e..!, 4 of 9 Page 175 of 208 Caracara Survey Form Project Name: A oh I e,"I Locations/Observation Blocks/Lat-Long: N 2., 1 • -Z. 5' l. 1 , I I 11 N' oe> 0 • 2. io I p .. 3 3" Date Start Time SUNRISE Stop time Observer Name(s) and Experience Level(s) 2/7-5/25 LP • • s-1) A-M 1:ovl\+\ LO •,Ii;-J-r1-1.u -e-n n C,\V1 ll q S Air Temp Wind Speed & 0/o Cloud Cloud Type Direction Cover Start lp o· f I t'Y'\ ph � ., .,-· rv/A End ·12 o f -3 rnf) h ('{'f io o,. r,,J/A General Site and Habitat Conditions; Other Activities in the Area -l( s e,e, pv"e... Vi o 4 ( n Ml\rCI Observation Point Information D -t Rain/Fog/Misc Ii B h. y-0\ I h 1i �h.t vCt.i n Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bird species, etc. Observer Age: Time Description of behavior, flight path, etc. Location Adu/Juv/Im �r-,1() CCV Cl C £.\ ("C\ o bcS e..rv-e-c{ 5 of 9 Page 176 of 208 Caracara Survey Form Project Name: A uble'l \ cc.RDA Locations/Observation Blocks/Lat-Long: N 21. z 5 I 2 q. 2.1 11 N oea ·zy 104. 8 I 1 1 Date Start Time SUNRISE Stop time Observer Name(s) and Experience Level(s) 3/11/ 25 7'-j� /rt--\ .T 3S Al-'\ 10' 3SI\M Jenn°' V1 II ctS Air Temp Wind Speed & % Cloud Cloud Type Direction Cover Start ss•F \0 t) '7.m.rn NW / End lo mph \p I• F NW D '1, ✓ General Site and Habitat Conditions; Other Activities in the Area jC\10r 'in t\H(,h v'Ul'\nil")0 N/J b Lt VI.\ t"II' <.,:1ye,\·1n t,e;\t\ie.- -t- e-t Observation Point Information obS. ft-1 -hr o+ Rain/Fog/Misc Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bi rd species, etc. Observer Age: Time Description of behavior, flight path, etc. Location Adu/Juv/Im NO ◊K'. (, I\ ob&-e,\rv�Q %< 6 of 9 Page 177 of 208 Caracara Survey Form TCCrZ.oA Locations/Observation Blocks/Lat-Long: N Z.1' 2'5 ' Z, 7. i\' w oeo· 2. i-\ 1 o'-l. /31" Date Start Time SUNRISE Stop time Observer Name(s) and Experience Level(s) 3/2.5/2-5 7: DO,. .... 7' 2,b A--1-'1 ID : 3b fr""' Je,n n Cl Vi II q s 0-t Air Temp Wind Speed & % Cloud Cloud Type Rain/Fog/Misc Direction Cover Start lo (o. � SW \ 0 (:J '7-Lf M rh tJ I "'113h t-(0\ '1" End 7 o·rn f' h s I DD 7°,-11.f..Lu 1 \ 0 h t-y-e,,1n General Site and Habitat Conditions; Other Activities in the Area C,0\-1-l-e., e, ye,� Observation Point Information Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bird species, etc. Observer Age: Time Description of behavior, flight path, etc.Location Adu/Juv/Im No C, 0\ r OJ,, o.. r Cl. nb<:e,r vf',,d 7 of 9 Page 178 of 208 Caracara Survey Form Project Name: A iSh 1e'\ Lg f1, tq I Locations/Observation Blocks/Lat-Long: N 2. 7 ' z. lP' 1 I '-\,I,. rJ 80 • i. y ' 17.. LI "1 • 1 Date Start Time SUNRISE Stop time Observer Name(s) and Experience Level(s) L\ll/2.'5 l_p:51)1'1-M 1 � OL\ A-1"\ 11;0� /\'M u e-rw1q Vd\q� Of Air Temp Wind Speed & 0/o Cloud Cloud Type Rain/Fog/Misc Direction Cover Start <31.\ Gf rn � h "'v-J'1. oO"J� r-.1} A. NIP.. End 8 €>" f i h"lf'h r('r-./\0"7. "'I A-iJ I Ir General Site and Habitat Conditions; Other Activities in the Area ,n Observation Point Information £ Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bird species, etc. Observer Age: Time Description of behavior, flight path, etc. Location Adu/Juv/Im t f'lo l C\. r G\ e, v1. r a. o bJ e,vve,,d, 8 of 9 Page 179 of 208 Caracara Survey Form Locations/Observation Blocks/Lat-Long: N 2.1 • 2.5 • z.,q Lt·· 'rJ eo• 2.u 'o'-l .�l •' Date Start Time 411-2./1'6 tp:35"°A-'K Air Temp Start 7 (o Of End 815• F SUNRISE Stop time Observer Name(s) and Experience Level(s) lo''51 "M II '00 AK U E'.,hr\Ci, VillqS o-t Wind Speed & % Cloud Cloud Type Rain/Fog/Misc Direction Cover "i IY1 ph s 0 '1·N /A t--1 I A 10 � I° Y1 Sri 0 "7· N /A N /A General Site and Habitat Conditions; Other Activities in the Area r I lo I 0 Observation Point Information Observations: flight data, perching, preening, courtship, feeding, nest building, incubation, head throwback, diving, reaction to passing planes/traffic/pedestrians, other bird species, etc. Observer Age: Time Description of behavior, flight path, etc. Location Adu/Juv/Im No C Ci\ r G\. e, Cl ( C-1. obSe,rvtd 9 of 9 Page 180 of 208 Environmental resources final report TO: Irene Szedlmayer, Planning & Development Services Department THROUGH: Amy E. Griffin, Environmental Resources Director FROM: Aimee L. Cooper, Environmental Regulations Manager DATE: July 10, 2025 SUBJECT: Pruitt Commerce Center FLUMA-2505-000036 Background The Environmental Resources Department (ERD) is in receipt of the June 4, 2025, date-stamped submittal transmitted June 4, 2025, with comments due June 26, 2025, from Planning and Development Services. The applicant is proposing to change the future land use of four (4) parcels within the area known as TCERDA from Residential Suburban and Special District to Mixed Use in support of the development of a commerce park. The ±159.8-acre project site is located east of Rock Road, west of Kings Highway, and on the north and south sides of Picos Road: • Parcel highlighted in blue, ±41.04 acres; • Parcel highlighted in yellow, ±66. 07 acres; • Parcel highlighted in orange, ±20.32 acres: • Parcel highlighted in violet, ±32.37 acres. Findings An Environmental Impact Report (EIR) dated May 2025 prepared by EW Consultants was submitted for review and found to be consistent with Land Development Code (LDC) 11.02.09. The site is comprised predominantly of land that was previously converted to citrus grove, most of which is currently used for cattle grazing. The property has been utilized for agricultural purposes for more than seventy (70) years. The man-made ditches and furrows that were constructed for the purpose of drainage and irrigation of the former citrus grove remain. Land cover and vegetative community classifications were based on the Florida Land Use, Cover and Forms Classification System (FLUCFCS) developed by the Florida Department of Transportation (FDOT). Field reconnaissance and aerial imagery interpretation were employed in the mapping of the vegetative communities on the subject property. The project site is dominated by Abandoned Groves (FLUCFCS 224), Conveyance Ditches (FLUCFCS 510), Spoil Areas (FLUCFCS 743), and Roads (FLUCFCS 814). While the site does not contain any native upland habitats, native trees and palms are present, and therefore, issuance of a vegetation removal permit shall require demonstration of avoidance and minimization of impacts to native vegetation, along with a tree survey and a mitigation plan for any proposed impacts. Additionally, the site does not contain any areas that would be considered jurisdictional wetlands in accordance with South Florida Water Management (SFWMD) criteria; however, this opinion has not yet been verified by SFWMD staff. The man-made agricultural conveyance ditches will likely be considered “other surface waters” (OSWs). Any impacts to OSWs will likely require mitigation from SFWMD. 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 Page 181 of 208 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 relative habitat quality and wildlife utilization. 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 techniques relative to the species under consideration. The following is a summary of observations for wildlife presence and signs of utilization were made during multiple site visits and scheduled wildlife monitoring events from July 2022 through May 2025: • American alligator – Although none were observed during the field reconnaissance for this environmental impact report, there is a moderate potential for alligators to occur within the conveyance ditches; • Audubon’s crested caracara – None were observed foraging or nesting within or near the subject property during the monitoring events conducted between January and April for the 2023 and 2025 nesting seasons. • Bald eagles – While no longer listed, remain protected under the Bald and Golden Eagle Protection Act. No bald eagles or bald eagle nests were observed on site during any of the field reconnaissance. • Eastern indigo snake – The occurrence of this species would be unlikely. Regardless, standardized and specific construction awareness and notification procedures will be implemented for the protection of this species during site development. • Florida bonneted bat – The property is located outside of the designated consultation area for this species, thus its potential for occurrence is considered low. • Florida burrowing owl – No burrowing owls or burrowing owl burrows were observed on the property. • Florida pine snake – The property does not contain suitable habitat for this species and no Florida pine snakes have been observed, thus there is a low potential for this species to occur. • Florida sandhill crane – The preferred nesting habitat for Florida sandhill cranes is typically native freshwater marsh habitat, which does not occur on the site and no sandhill cranes or sandhill crane nests were observed during field reconnaissance. • Wading birds – There is potential for several species of listed wading birds to utilize the site for foraging opportunities and one of these species, the little blue heron was observed during field reconnaissance. The other state listed wading birds with potential to occur includes the tricolored heron and roseate spoonbill, although none have been observed. The occurrence of these species would likely be limited to transient foraging as no evidence of nesting or habitat conducive to nesting for these species occurs on the site. • Wood stork – no wood storks were observed during site reconnaissance. The property does not provide suitable nesting habitat due to the absence of naturally forested wetlands; however, the site is within the 18.6-mile core foraging area of wood stork rookeries as per FWS. Thus forage enhancement measures shall be taken to support this species. Recommendation The Environmental Resources Department has no objections to the approval of the Future Land Use Map Amendment application. Please contact Aimee Cooper at 772-462-6440 if you have any questions. Page 182 of 208 SURVEYOR'S NOTES 1. Bearings shown hereon are referenced to North line of Picos Road, having a bearing of North 89°45'08" East and all others are relative thereto. 2. All visible above ground improvements located are shown hereon. 3. There has been no attempt to locate any underground utilities or improvements. 4. This property is located in Flood Zone "OTHER AREAS" ZONE X & ZONE D according to Flood Insurance Rate Map Community Panel No. 12111C0160J, 12111C0170J, 12111C0159J & 12111C0167J, datedFebruary 16, 2012. 5. Additions and or deletions to this survey by other than the signing party (or parties) is prohibited without the written consent of the signing party (or parties). 6. Coordinates, bearings and distances shown hereon are referenced to the State Plane Coordinate System, Florida East Zone, North American Datum 1983, adjustment of 2011. Horizontal accuracy is 0.06'± feet. The accuracy of the data was independently verified and are further referenced to the TRIMBLE VRSNOW Real-Time Network as verified by repeated ties to various NGS Horizontal Control Points located in the vicinity of the project. 7. Elevations shown hereon meet 3rd order NGS accuracy and are in North American Vertical Datum (NAVD88) and are further referenced to a St. Lucie County Benchmark designated "MACK" with a publishedelevation of 16.830 in U.S. survey feet. Elevations have an accuracy of 3rd order. Based on 0.05' Sq. root of miles or better. 8. Parcel information was obtained from the St. Lucie County Property Appraiser's website: https://www.paslc.gov/map/ 9. Aerial photography shown hereon is for informational purposes and is dated 2024 and was obtained from the FDOT APLUS website: https://fdotewp1.dot.state.fl.us/AerialPhotoLookUpSystem/ 10. The parcels are contiguous without any gaps, gores or hiatus. 11. I have reviewed the Old Republic National Title Insurance Company, commitment for Title Insurance File No. 039474-08126, with an effective date of 10/16/2024 @ 8:00 A.M., issued by Dean Mead Minton & Moore and with regards to the Schedule B, Section II exceptions that are matters of survey and have the following comments: EXCEPTION 7 - All matters contained on the Plat of Treasure Coast Research and Education Park - Core Campus, as recorded in Plat Book 68, Page 27(Parcel 9). Affects subject Parcel 9. See sheet 3. EXCEPTION 8 - Easement in favor of Florida Power & Light Company recorded in Official Records Book 466, Page 124, Public Records of Saint Lucie County, Florida. (Parcel 7). Affects subject Parcel 7. See sheet 2. EXCEPTION 9 - Easement in favor of Florida Power & Light Company recorded in Official Records Book 471, Page 36, Public Records of Saint Lucie County, Florida. (Parcel 6). Affects subject Parcel 6. See sheet 2. EXCEPTION 10 - Resolution recorded in Official Records Book 669, Page 699, Public Records of Saint Lucie County, Florida. (Parcel 7). Affects subject Parcel 9. See sheet 3. EXCEPTION 11 - Resolution No. 92-153 Accepting a Maintenance Map for Rock Road recorded in Official Records Book 799, Page 940, Public Records of Saint Lucie County, Florida. (Parcel 7). Does not affect subject property. The map is for the road North of subject property. EXCEPTION 12 - Any rights or interests as indicated by Resolution Number 93-189 recorded in Official Records Book 869, Page 44, Public Records of St. Lucie County, Florida. Does not affect subject property. EXCEPTION 13 - Easement in favor of Fort Pierce Utilities recorded in Official Records Book 1185, Page 1957, Public Records of Saint Lucie County, Florida. (Parcel 9). Does not affect subject property. EXCEPTION 14 - Easement in favor of Florida Power & Light Company recorded in Official Records Book 1656, Page 1331, Public Records of Saint Lucie County, Florida. (Parcel 7). Affects subject property. See sheets 2 & 3. EXCEPTION 15 - Ordinance No. 05-013 amending the St. Lucie County Land Development Code, recorded in Official Records Book 2451, Page 964, Public Record of Saint Lucie County, Florida. (All Parcels). Affects all of subject property. EXCEPTION 16 - Lease Agreement recorded in Official Records Book 3199, Page 1937, as affected by Partial Termination of Lease Agreement recorded in Official Records Book 3279, Page 2951, and as further affected by Sublease Agreement recorded in Official Records Book 3282, Page 1394, Public Records of Saint Lucie County, Florida. (All Parcels) Affects subject property. EXCEPTION 17 - After the Fact Revocable License Agreement between St. Lucie County, a political subdivision of the State of Florida, and Florida Gas Transmission Company, LLC, recorded in Official Records Book 3225, Page 524, Public Records of Saint Lucie County, Florida. (affects portions of Picos Road and portions of Rock Road). Does not affect subject property. EXCEPTION 18 - Resolution No. 11-002 recorded in Official Records Book 3282, Page 483, Public Records of Saint Lucie County, Florida. (Parcel 9). Affects all of subject property. (Parcel 9) See sheet 3. EXCEPTION 19 - Covenants, conditions, rights, assessments, easements and restrictions recorded in Official Records Book 3371, Page 2418, Public Records of Saint Lucie County, Florida. (hereinafter "Declaration"). Such Declaration may establish and provide without limitation for easements, liens, charges, assessments, architectural control. (All Parcels). Affects all of subject property. See sheets 2 & 3. EXCEPTION 20 - Ordinance No. 2020-12 recorded in Official Records Book 4434, Page 2023, Public Records of Saint Lucie County, Florida. (All Parcels). Affects all of subject property. See sheets 2 & 3. 11. Last date in the field: 2/19/2025 Boundary Survey for: TCERDA Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida CERTIFICATION Pursuant to Chapter 5J-17.051 (e) Florida Administrative Code, paper copies of the survey map and or report or copies thereof arenot valid without the original signature and seal of a Florida licensed surveyor and mapper. Paper copies of an Electronically signed andsealed document pursuant to Chapter 5J-17.062 Florida Administrative Code are not valid without the original signature and raised seal ofa Florida licensed surveyor and mapper. I hereby certify that the Survey of the property shown and described hereon was completed under my direction and said Survey is true and correct to the best of my knowledge and belief. I further certify that this Survey meets the Standards of Practice for Surveyors set forth by the Florida Board of Professional Surveyors and Mappers in Chapter 5J-17.051 and 5J-17.052, Florida Administrative Code, pursuant to Section 472.027 Florida State Statutes. No search of the Public Records has been made by this office. The Survey is based on information furnished by client or client's representative. Peter Andersen Professional Surveyor and Mapper Florida Certificate No. 5199 SITE LOCATION MAP NOT TO SCALE LEGAL DESCRIPTION Tract #2: The NE 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, EXCEPTING therefrom rights of way for public roads and drainage canals, said land lying and being in St. Lucie County, Florida. (According to the St. Lucie County Property Appraiser site P.I. 2314-111-0003-000-2 O.R.B. 1961, Page 2322) Less and excepting therefrom lands conveyed by Official Records Book 5000, Page 845, Public records, St. Lucie County, Florida. Containing 0.92± acres Parcel 6: The NW 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, less the West 10 feet and less the North 53 feet and a parcel of land lying in the NE 1/4 of Section 14, Township 35 South, Range 39 East, described as follows: From the 1/4 corner of the North line of said Section 14, run South 0°43'30'' East along the 1/4 line a distance of 53.0 feet to a point on the South right of way line of canal #46 of the North St. Lucie River Drainage District; then run North 89°49'55" East along said right of way line a distance of 10.0 feet to the point of beginning; thence continue North 89"49' 55'' East along said right of way line a distance of 70.84 feet; thence run south 10°14'55" West a distance of 366.35 feet to a point on the East right of way line of Coolidge Road (Rock Road), said point being 10 feet perpendicular distance from the 1/4 Section line; thence North 00°43'30" West along said East right of way line a distance of 394.5 feet to the point of beginning, St. Lucie County, Florida. Containing 40.31± acres Parcel 7: The E 1/2 of the SW 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, LESS the North 263 feet of the South 353 feet, AND the SE 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, less road and canal rights-of-way. AND NW 1/4 of the SW 1/4 of the NE 1/4 of Section 14, Township 35 South, Range 39 East, LESS the West 10 feet for road right-of-way. LESS AND EXCEPT: A parcel of land located in Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida; said parcel being more particularly described as follows: The North 41' feet of the South 90' feet of the Southeast 1/4 of the Northeast 1/4 of said Section 14, Township 35 South, Range 39 East, St. Lucie County Florida, less and except the East 104' feet for canal and road right of way. AND ALSO LESS AND EXCEPT: A parcel of land located in Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida; said parcel being more particularly described as follows: Commence at the Southeast corner of the NE 1/4 of Section 14, Township 35 South, Range 39 East; thence S 89°44'25"W along the South line of the Northeast 1/4 a distance of 580.06' feet; thence N 00°15'54" W adistance of 90.00 feet to the Point of Beginning; thence S 89°44'25' W a distance of 200.00 feet; thence N 00°15'34" W a distance of 315.00 feet; thence N 89°44' 25'' E a distance of 200.00' feet; thence S 00"15'34" E a distance of 315.00 feet to the Point of Beginning. AND ALSO LESS AND EXCEPT: The North 189.44 feet of the South 542.44 feet of the East 1/2 of the Southwest 1/4 of the Northeast 1/4 lying and being in Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida. ALSO LESS AND EXCEPT property conveyed in Official Record Book 3279, Page 2965, Public Records of St. Lucie County, Florida, more particularly described as follows: All that certain piece, parcel or tract of land situate, lying and being a portion of Section 14, Township 35 South, Range 39 East, Tallahassee base median, and being in St. Lucie County, Florida. Said lands being more particularly described as follows: Commencing for reference at the Northeast corner of Section 14, thence, bearing South 89°33'54" West, along the North line of the Northeast quarter of said Section 14, a distance of 108.00 feet to a point; thence, leaving said North line, bearing South 00°12'47" East, a distance of 51.00 feet to a point being the intersection of the South right of way line of the North St. Lucie River water control district (N.S.L.R.W.C.D.) canal no. 46 and the West right of way line of N.S.L.R.W.C.D. Canal No. 40, said point being the point and place of beginning of the herein described parcel; Thence along said West right of way line of Canal No. 40, the following three (3) courses: 1. bearing South 00°12'42" East, a distance of 1,287.24 feet to a point; 2. thence, bearing North 89°37'07" East, a distance of 4.00 feet to a point: 3. thence, bearing South 00°12'42" East, a distance of 799.38 feet to a point; Thence, leaving said West right of way line, bearing South 89°38'38" West, distance of 1,155.50 feet to a point; Thence, bearing North 00°34'58" West, a distance of 24.64 feet to a point of curvature; Thence, along a curve concave to the West, having a radius of 1,350.00 feet, a central angle of 17°08'46"; with a chord length of 402.49 feet, and bearing North 07°09'21" West; Thence, Northerly along the arc of said curve, a distance of 404.00 feet to a point of reverse curvature; Thence, along a curve to the right having a radius of 1,350.00 feet, a central angle of 12°34'17"; with a Chord length of 295.61 feet, and bearing North 11°26'36" West; Thence Northerly along the arc, a distance of 296.21 feet to a point; Thence, bearing North 44°35'34" East, a distance of 43.75 feet to a point; Thence, bearing North 00°32'56" West, a distance of 110.43 feet to a point; Thence, bearing North 45°24'26" West, a distance of 50.22 feet to a point; Thence, bearing North 00°34'58" West, a distance of 1,195.48 feet to a point on the South right of way of said Canal No. 46 Thence, bearing North 89°33'54" East, along said South right of way line, a distance of 1,285.01 feet to the Point of beginning. ALSO LESS AND EXCEPT property conveyed in Deed recorded in Official Record Book 3702, Page 2561, Public Records of St. Lucie County, Florida more particularly described as follows: A portion of land lying in the Northeast One-Quarter (NE1/4) of Section 14, Township 35 South, Range 39 East, St. Lucie County, Florida, as shown on the Florida Department of Transportation Right of Way Map for Item/Segment No. 2302566, Section 94003-2510 and being more particularly described as follows: BEGIN at the point of intersection with the Westerly Existing Right of Way line of said State Road No. 713 (Kings Highway) and the Northerly Existing line for Picos Road; thence South 89°43'44" West along saidNortherly Existing Right of Way line, a distance of 24.97 feet to the beginning of a tangent curve concave Northwesterly, having a chord bearing of North 44°45'42" East; thence Northeasterly along the arc of said curve, having a radius of 25.00 feet, through a central angle of 89°56'03", an arc distance of 39.24 feet to the end of said curve; thence South 00°12'19" East along said Westerly Existing Right of Way line, a distance of 24.97 feet to the POINT OF BEGINNING. Containing 26.18± acres Parcel 9: Quad 1B, TREASURE COAST RESEARCH AND EDUCATION PARK - CORE CAMPUS, according to the plat thereof, as recorded in Plat Book 68, Page 27, Public Records of Saint Lucie County, Florida. Containing 32.36± acres Wetland Less Out Parcel That part of the Tract #3 of lands recorded in the Official Records Book 1961, Pages 2323-2325, Public Records of St. Lucie County, Florida, lying in The Northeast Quarter (1/4) of Section14, Township 35 South, Range 39 East, is more particularly described as follows: The Northwest Quarter (1/4) of the Southwest Quarter (1/4) of the Northeast Quarter (1/4) of Section 14, Township 35 South, Range 39 East, less and except the West 10 feet for roadway. The above-described parcel contains 10.43 acres or 454,528.52 square feet. COPYRIGHT ©2025 BY GCY, INC., PROFESSIONAL SURVEYORS AND MAPPERS No.Revisions Date By Dr a w i n g N a m e : Pa g e ( s ) : Fi e l d B o o k ( s ) : of Sheet File & Drawing No: Checked By:Drawn By: Date:Scale: CORPORATE OFFICEMAIL: PO BOX 1469 • PALM CITY, FL 34991 (772) 286-8083 • WWW.GCYINC.COMOFFICE: 1505 SW ST. LUCIE HWY • PALM CITY, FL 34990 21-1016-08 TCERDA BOUNDARY SURVEY FOR: ST. LUCIE COUNTY FLORIDA NA Apr. 2025 M.F.M. P.A.1 5 21 - 1 0 1 6 - 0 8 T C E R D A B n d y C o m b i n e d 19 6 2 24 - 3 5 Acreage Table Tract 2 0.92± Parcel 6 40.31± Parcel 7 (NET)*26.18± Parcel 9 32.36± 60 Acre Parcel 60.03± Total 159.80± 60 ACRE TRACT All that certain piece, parcel or tract of land situate, lying and being a portion of Section 14, Township 35 South, Range 39 East, Tallahassee Base Meridian, and being in St. Lucie County, Florida. Said lands being more particularly described as follows: Commencing for reference at the Northeast corner of Section 14, thence, bearing South 89°33'54" West, along the North line of the Northeast quarter of said Section 14, a distance of 108.00 feet to a point; thence, leaving said North line, bearing South 00°12'42" East, a distance of 51.00 feet to a point being the intersection of the South right of way line of the North St. Lucie River Water Control District (N.S.L.R.W.C.D.) Canal No. 46 and the West right of way line of N.S.L.R.W.C.D Canal No. 40, said point being the point and place of beginning of the herein described parcel; Thence along said West right of way line of Canal No. 40, the following three (3) courses: 1. Bearing South 00°12'42" East, a distance of 1,287.24 feet to a point; 2. Thence, bearing North 89°37'03" East, a distance of 4.00 feet to a point; 3. Thence, bearing South 00°12'42" East, a distance of 799.38 feet to a point; Thence, leaving said West right of way line, bearing South 89°38'38" West, a distance of 1,155.50 feet to a point; Thence, bearing North 00°34'58" West, a distance of 24.64 feet to a point of curvature; Thence, along a curve concave to the West, having a radius of 1,350.00 feet, a central angle of 17°08'46"; with a chord length of 402.49 feet, and bearing North 09°09'21" West; Thence, northerly along the arc of said curve, a distance of 404.00 feet to a point of reversecurvature; Thence, along a curve to the right having a radius of 1,350.00 feet, a central angle of 12°34'17"; with a chord length of 295.61 feet, and bearing North 11°26'36" West; Thence northerly along the arc, a distance of 296.21 feetto a point; Thence, bearing North 44°35'34" East, a distance of 43.75 feet to a point; Thence, bearing North 00°32'56" West, a distance of 110.43 feet to a point; Thence, bearing North 45°24'26" West, a distance of 50.22 feet to a point; Thence, bearing North 00°34'58" West, a distance of 1,195.48 feet to a point on the South right of way of said Canal No. 46 Thence, bearing North 89°33'54" East, along said South right of way line, a distance of 1,285.01 feet to the point of beginning. The above described premises contain an area of 2,613,600 square feet or 60.03 acres, more or less. Subject to all easements, conditions and restrictions as contained within the chain of title. 60 Acre 1. The Legal Description calls the West boundary line through meets and bounds with no mention to a sectional breakdown line. However, according to Kimley-Horn and Associates, Inc. drawing entitled"LEGAL DESCRIPTION AND SKETCH OF ST. LUCIE SCHOOL BOARD PROPERTY ALTERNATIVE NO. 3", dated 12/22/2009 and attached to O.R.B. 3279, Pg. 2965, Saint Lucie County, Florida Public Records, the West line is common to the West line of the Northeast Quarter of the Northeat Quarter of Section 14, Township 35 South, Range 39 East, and is shown as such in this survey. Without this change, there would be a 1.2'± gap between the Subject Property and the adjacent parcel. After surveying the adjacent parcel, the surveyor believes this to be correct. 2. I have reviewed the American Land Title Association Commitment, commitment for Title Insurance Office File No. 039474/077192, with an effective date of July 14, 2022 @ 11:00 P.M., Revised date August12, 2022 4:06 p.m. issued by Dean Mead Minton & Moore and with regards to the Schedule B, Section II exceptions that are matters of survey and have the following comments: EXCEPTION 5 - Easements or claims of easements not shown by the public records. NO KNOWN EASEMENTS OR CLAIMS. EXCEPTION 6 - General or special taxes and assessments required to be paid in the year 2022 and subsequent years. NOT A MATTER OF SURVEY. EXCEPTION 7 - Any adverse ownership claim by the State of Florida by right of sovereignty to any portion of the lands insured hereunder, including submerged, filled and artificially exposed lands and lands accreted to such lands. NO KNOWN CLAIMS. EXCEPTION 8 - Rights of tenants and/or parties in possession, and any parties claiming, by through or under said tenants or parties in possession, as to any unrecorded leases or rental agreements. NOT A MATTER OF SURVEY. EXCEPTION 9 - Terms, conditions and limitations contained in the Resolution recorded in Official Records Book 669, Page 699, Public Records of St. Lucie County, Florida. AFFECTS SUBJECT PROPERTY, LEGAL ACCESS TO PRIVATE LANDS WITHIN NSLRWCD RIGHT-OF-WAY. EXCEPTION 10 - Ordinance No. 005-013 recorded in Official Records Book 2451, Page 964, Public Records of St. Lucie County, Florida. AFFECTS ALL OF SUBJECT PROPERTY. EXCEPTION 11 - Riparian and littoral rights are not insured. EXCEPTION 12 - Subject to automatic phosphate, metals, minerals and petroleum reservations by virtue of Sec. 270.11(1), F.S. EXCEPTION 13 - Notwithstanding the insuring provisions under Covered Risk 4 of the Jacket of this policy, this policy does not insure any right of access to and from said land. CERTIFIED TO: Ashley Equities III, LLC Dean Mead Minton & Moore St. Lucie County Old Republic National Title Insurance Company * NET is Parcel 7 less 10.50 acre wetland Parcel. Page 183 of 208 PARCEL 6P.I.=2314-120-0000-000-9ST. LUCIE COUNTY O.R.B. 1961, PAGE 2317 PARCEL 7P.I.=2314-131-0000-000-3 ST. LUCIE COUNTYO.R.B. 1961, PAGE 2323 LESS & EXCEPT FROM TRACT 2O.R.B. 5000, PAGE 845 P.I.=2314-111-0004-000-9PCC2023 LLC W 8 O.R.B. 466,PAGE 124 13' U.E. P.O.B. 9 O.R.B. 471,PAGE 3610' U.E. 19 O.R.B. 3371,PAGE 2418 19 O.R.B. 3371,PAGE 2418 20 O.R.B. 4434, PAGE 2023 20 O.R.B. 4434, PAGE 2023 LE S S & E X C E P T (10015)FND 3/4" I.P.C. "GCY INC LB4108" (10076)FND 3/4" I.P.C."GCY INC LB4108" (10077)FND 3/4" I.P.C."GCY INC LB4108" OFFSET NE:15' (10123)FND 3/4" I.P.C."GCY INC LB4108" S:0.09' (10132)FND 3/4" I.P.C."GCY INC LB4108" (10133) FND 3/4" I.P.C."GCY INC LB4108"(10134)FND 5/8" I.R. "NO ID" Wetland Less Out Parcel 10.50± Acres (10081) OFFSET S:15' (10019)FND 5/8" I.R."NO ID" E:1.3',N:0.33' (10018) (10075)OFFSET S:9' (10027)FND 5/8" I.R.C."ILLEGIBLE"W:0.18',N:0.12' (10074) OFFSET N:12' PARCEL 7P.I.=2314-131-0000-000-3 ST. LUCIE COUNTYO.R.B. 1961, PAGE 2323ACCORDING TO THE ST. LUCIE COUNTY PROPERTYAPPRAISER SITE0.77± ACRES TRACT 2P.I.=2314-111-0003-000-2ST. LUCIE COUNTY O.R.B. 1961, PAGE 2320ACCORDING TO THE ST. LUCIECOUNTY PROPERTY APPRAISER SITE0.86± ACRES KI N G ' S H I G H W A Y ( S T A T E R O A D 7 1 3 ) FD O T S E C T I O N N O . 9 4 0 0 3 - 2 5 1 0 SH E E T 1 4 LESS & EXCEPT FROM TRACT 2 O.R.B. 5000, PAGE 845P.I.=2314-111-0004-000-9PCC2023 LLC 40.31± Acres 25.41± Acres 14 O.R.B. 1656, PAGE 133110' FPL EASEMENT 14 O.R.B. 1656,PAGE 133110' FPL EASEMENT P.O.B. (10016)FND 3/4" I.P.C."GCY INC LB4108" E:0.08' (10026)FND 3/4" I.P.C."GCY INC LB4108" (80042) FND 3/4" I.P.C."GCY INC LB4108" TRACT 2P.I.=2314-111-0003-000-2ST. LUCIE COUNTYO.R.B. 1961, PAGE 23200.06± ACRES 8 O.R.B. 466,PAGE 124 13' U.E. 8 O.R.B. 466, PAGE 12413' U.E. P.O.C. NO R T H S T . L U C I E R I V E R W A T E R CO N T R O L D I S T R I C T C A N A L N O . 4 0 P. I . = 2 3 1 1 - 4 3 3 - 0 0 0 1 - 0 0 0 - 8 (10138) FND 5/8" I.R.C. NORTH ST. LUCIE RIVER WATER CONTROL DISTRICT CANAL NO. 46P.I.=2311-433-0001-000-8 KIN G S H I G H W A Y ( S . R . 7 1 3 ) R I G H T - O F - W A Y SO U T H R O C K R O A D N:1129656.85E:848286.25 (10017)FND 3/4" I.P.C."GCY INC LB4108"E:0.09' COPYRIGHT ©2025 BY GCY, INC., PROFESSIONAL SURVEYORS AND MAPPERS No.Revisions Date By Dr a w i n g N a m e : Pa g e ( s ) : Fi e l d B o o k ( s ) : of Sheet File & Drawing No: Checked By:Drawn By: Date:Scale: CORPORATE OFFICEMAIL: PO BOX 1469 • PALM CITY, FL 34991 (772) 286-8083 • WWW.GCYINC.COMOFFICE: 1505 SW ST. LUCIE HWY • PALM CITY, FL 34990 21-1016-08 TCERDA BOUNDARY SURVEY FOR: ST. LUCIE COUNTY FLORIDA 1"=100' Apr. 2025 M.F.M. P.A.2 5 21 - 1 0 1 6 - 0 8 T C E R D A B n d y C o m b i n e d 19 6 2 24 - P.I. O.R.B. I.R. I.R.C. I.P.C. C.M. (D)(M)(P)P.O.B. P.O.C. PB = PARCEL IDENTIFICATION = OFFICIAL RECORDS BOOK = IRON ROD = IRON ROD AND CAP = IRON PIPE AND CAP = CONCRETE MONUMENT = DEED = MEASURED= PLAT= POINT OF BEGINNING= POINT OF COMMENCEMENT = PLAT BOOK = SET 3/4" IRON PIPE AND CAP "GCY INC LB 4108" = WOOD UTILITY POLE = UTILITY POLE ANCHOR= TELEPHONE RISER= OVERHEAD UTILITY LINE LEGEND DETAIL (10074) SEE SHEET 4 DETAIL (10018)SEE SHEET 4 SEE SHEET 5 Page 184 of 208 Parcel 9P.I.=2314-800-0002-000-0ST. LUCIE COUNTYNO SALES INFORMATION AVAILABLE32.36± Acres PARCEL 7P.I.=2314-131-0000-000-3ST. LUCIE COUNTYO.R.B. 1961, PAGE 2323 PARCEL 7 P.I.=2314-134-0000-000-2GAO CHUNSHENGO.R.B. 4717, PAGE 531 P.I.=2314-134-0001-000-9RICHARD P AMBROGIO.R.B. 4284, PAGE 1073 P. I . = 2 3 1 4 - 1 3 3 - 0 0 0 1 - 0 0 0 - 6 ME L V I N F O L B R E C H T O. R . B . 3 5 9 7 , P A G E 7 0 3 "GCY INC LB 4108" PRM PSM 4864SURVEYOR'S &MAPPERS "GCY INC LB 4108" PRM PSM 4864SURVEYOR'S &MAPPERS "GCY INC LB 4108"PRM PSM 4864 SURVEYOR'S &MAPPERS NORTH ST. LUCIE RIVER WATER CONTROL DISTRICT CANAL NO. 47 NO R T H S T . L U C I E R I V E R W A T E R C O N T R O L D I S T R I C T C A N A L N O . 4 0 P . I . = 2 3 1 4 - 1 1 1 - 0 0 0 2 - 0 0 0 - 5 KI N G ' S H I G H W A Y ( S T A T E R O A D 7 1 3 ) (F D O T P R O J E C T N O . 9 4 0 0 3 - 2 5 1 0 ) (S H E E T 1 5 ) GRAHAM ROADCOUNTY OWNED, UNOPENEDP.B. 68, PAGE 27 10 O.R.B. 669, PAGE 699 LESS & EXCEPTP.I.=2314-143-0001-000-7 ST. LUCIE COUNTYO.R.B. 1429, PAGE 2954 18 O.R.B. 3282,PAGE 483 19 O.R.B. 3371,PAGE 2418 19 O.R.B. 3371, PAGE 2418 20 O.R.B. 4434, PAGE 2023 20 O.R.B. 4434, PAGE 2023 NO R T H S T . L U C I E R I V E R W A T E R CO N T R O L D I S T R I C T C A N A L N O . 4 0 P. I . = 2 3 1 1 - 4 3 3 - 0 0 0 1 - 0 0 0 - 8 (10000)FND 3/4" I.P.C. "GCY INC LB4018" (10001)FND 3/4" I.P.C."GCY INC LB4018" (10002) FND 5/8" I.R."NO ID"N:0.09' (10003) FND 5/8" I.R.C."ILLEGIBLE"N:0.12' (10004)FND 5/8" I.R.C."NO ID" W:0.51',S:0.74' (10005)FND 5/8" I.R.C."? RLS 198?"N:0.09' (10006)FND 5/8" I.R.C."NO ID"W:0.43',S:1.08' (10007)FND 5/8" I.R. "NO ID"W:0.2',S:1.06' (10008)FND 5/8" I.R."NO ID" S:1.15' (10011)FND 5/8" I.R.C."C+T LB4286"E:0.79',N:0.07' (10123) FND 3/4" I.P.C."GCY INC LB4108"S:0.09' (10124)FND 3/4" I.P.C."GCY INC LB4108" E:0.07',N:1.93' (10127) FND 3/4" I.P.C."ILLEGIBLE" (10133)FND 3/4" I.P.C. "GCY INC LB4108"(10134)FND 5/8" I.R."NO ID" (10135)FND 3/4" I.P.C. "GCY INC LB4108"(10136)FND 5/8" I.R."NO ID" (10167)FND 4"x4" C.M. W/ ALUM DISK E:0.04', N:0.09' (10168) FND 4"x4" C.M. W/ ALUM DISK (10170)FND 3/4" I.P.C. "GCY INC LB4108" (10171)FND 3/4" I.P.C."GCY INC LB4108" (10169)FND 4"x4" C.M. W/ ALUM DISKE:0.08',N:0.1' (10010)FND 3/4" I.P.C. "GCY INC LB4108" LESS & EXCEPT FROM TRACT 2O.R.B. 5000, PAGE 845 P.I.=2314-111-0004-000-9PCC2023 LLC 14 O.R.B. 1656, PAGE 133110' FPL EASEMENT PARCEL 7P.I.=2314-131-0000-000-3ST. LUCIE COUNTY O.R.B. 1961, PAGE 2323ACCORDING TO THE ST. LUCIECOUNTY PROPERTY APPRAISER SITE0.77± ACRES (10009)FND 5/8" I.R.C."C+T LB4286" W:0.07',N:0.07' 8 O.R.B. 466,PAGE 124 13' U.E. EX P L O R A T I O N P A R K W A Y P. B . 6 8 , P A G E 2 7 (10138)FND 5/8" I.R.C. "C+T LB4286" PICOS ROAD CO U N T Y O W N E D GRAHAM RD 132' R/W SUBJECTPROPERTY (10076)FND 3/4" I.R.C."GCY INC LB4108" E:0.07',N:1.93' (10138)FND 5/8" I.R.C."C+T LB4286" SUBJECTPROPERTY COPYRIGHT ©2025 BY GCY, INC., PROFESSIONAL SURVEYORS AND MAPPERS No.Revisions Date By Dr a w i n g N a m e : Pa g e ( s ) : Fi e l d B o o k ( s ) : of Sheet File & Drawing No: Checked By:Drawn By: Date:Scale: CORPORATE OFFICEMAIL: PO BOX 1469 • PALM CITY, FL 34991 (772) 286-8083 • WWW.GCYINC.COMOFFICE: 1505 SW ST. LUCIE HWY • PALM CITY, FL 34990 21-1016-08 TCERDA BOUNDARY SURVEY FOR: ST. LUCIE COUNTY FLORIDA 1"=100' Apr. 2025 M.F.M. P.A.3 5 21 - 1 0 1 6 - 0 8 T C E R D A B n d y C o m b i n e d 19 6 2 24 - P.I. O.R.B.I.R.I.R.C.I.P.C.C.M. (D) (M) (P) P.O.B. P.O.C.PB = PARCEL IDENTIFICATION = OFFICIAL RECORDS BOOK = IRON ROD= IRON ROD AND CAP= IRON PIPE AND CAP= CONCRETE MONUMENT= DEED = MEASURED = PLAT = POINT OF BEGINNING = POINT OF COMMENCEMENT = PLAT BOOK= SET 3/4" IRON PIPE AND CAP "GCY INC LB 4108"= WOOD UTILITY POLE = UTILITY POLE ANCHOR = TELEPHONE RISER = OVERHEAD UTILITY LINE LEGEND DETAIL (10124) DETAIL (10138)SEE SHEET 4 DETAIL (10124) 1" = 20' DETAIL (10138) 1" = 20' SEE SHEET 5 Page 185 of 208 (10018)(10019) FND 5/8" I.R."NO ID"E:1.3',N:0.33' SUBJECTPROPERTY CANAL NO. 46 SUBJECTPROPERTY (10074)OFFSET N:12' (10075)OFFSET S:9' (10027)FND 5/8" I.R.C."ILLEGIBLE"W:0.18',N:0.12' (10076) FND 3/4" I.R.C."GCY INC LB4108" (10077)FND 3/4" I.R.C. "GCY INC LB4108"OFFSET NE:15' (10026) FND 3/4" I.P.C."GCY INC LB4108" (80042)FND 3/4" I.P.C. "GCY INC LB4108" TRACT 2P.I.=2314-111-0003-000-2ST. LUCIE COUNTY O.R.B. 1961, PAGE 23200.06± ACRES (10138) FND 5/8" I.R.C. "C+T LB4286" SUBJECTPROPERTY COPYRIGHT ©2025 BY GCY, INC., PROFESSIONAL SURVEYORS AND MAPPERS No.Revisions Date By Dr a w i n g N a m e : Pa g e ( s ) : Fi e l d B o o k ( s ) : of Sheet File & Drawing No: Checked By:Drawn By: Date:Scale: CORPORATE OFFICEMAIL: PO BOX 1469 • PALM CITY, FL 34991 (772) 286-8083 • WWW.GCYINC.COMOFFICE: 1505 SW ST. LUCIE HWY • PALM CITY, FL 34990 21-1016-08 TCERDA BOUNDARY SURVEY FOR: ST. LUCIE COUNTY FLORIDA AS SHOWN Apr. 2025 M.F.M. P.A.4 5 21 - 1 0 1 6 - 0 8 T C E R D A B n d y C o m b i n e d 19 6 2 24 - P.I. O.R.B. I.R. I.R.C. I.P.C. C.M.(D)(M)(P) P.O.B. P.O.C. PB = PARCEL IDENTIFICATION = OFFICIAL RECORDS BOOK = IRON ROD = IRON ROD AND CAP = IRON PIPE AND CAP= CONCRETE MONUMENT= DEED= MEASURED= PLAT= POINT OF BEGINNING = POINT OF COMMENCEMENT = PLAT BOOK = SET 3/4" IRON PIPE AND CAP "GCY INC LB 4108" = WOOD UTILITY POLE= UTILITY POLE ANCHOR= TELEPHONE RISER= OVERHEAD UTILITY LINE LEGEND DETAIL (10018)1" = 20' DETAIL (10074) 1" = 20' DETAIL (10138)1" = 20' Page 186 of 208 P I C O S R O A D P. I . = 2 3 1 4 - 1 3 1 - 0 0 0 0 - 0 0 0 - 3 ST . L U C I E C O U N T Y O. R . B . 1 9 6 1 , P A G E 2 3 2 3 P.I.=2314-120-0000-000-9ST. LUCIE COUNTY O.R.B. 1961, PAGE 2317 P.I.=2314-131-0000-000-3ST. LUCIE COUNTYO.R.B. 1961, PAGE 2323 P. I . = 2 3 1 1 - 8 0 0 - 0 0 0 7 - 0 0 0 - 6 87 9 K I N G S , L L C O. R . B . 3 5 7 0 , P A G E 1 4 1 4 P. I . = 2 3 1 1 - 4 4 0 - 0 0 0 0 - 0 0 0 - 3 NS H E H A R D I N S B U R G , L L C O. R . B . 1 9 5 4 , P A G E 1 0 4 7 (120077)FND 5/8" I.R.C."C&T LB 4286"N:0.44 (10138)FND 5/8" I.R.C."C&T LB4286" S:0.04'BARBED WIRE FENCE3.2' WEST (10215)FND 5/8" I.R.C."ILLEGIBLE" W:0.21,S:0.17 (10216) OFFSET 2' EAST Su b j e c t P r o p e r t y 60 . 0 ± A c r e s (90000) BARBED WIRE FENCE 2.9' WEST POINT OF COMMENCEMENT POINT OF BEGINNING (10222)CANAL NO. 40 NO R T H S T . L U C I E R I V E R W A T E R CO N T R O L D I S T R I C T C A N A L N O . 4 6 P. I . = 2 3 1 1 - 4 3 3 - 0 0 0 1 - 0 0 0 - 8 NORTH ST. LUCIE RIVER WATERCONTROL DISTRICT CANAL NO. 40P.I.=2311-433-0001-000-8 TRACT 2P.I.=2314-111-0003-000-2 ST. LUCIE COUNTYO.R.B. 1961, PAGE 2320ACCORDING TO THE ST. LUCIE COUNTY PROPERTYAPPRAISER SITE0.86± ACRES KING'S HIGHWAY (STATE ROAD 713) FDOT SECTION NO. 94003-2510 SHEET 14 PARCEL 7 P.I.=2314-131-0000-000-3ST. LUCIE COUNTYO.R.B. 1961, PAGE 2323 ACCORDING TO THE ST. LUCIE COUNTY PROPERTYAPPRAISER SITE0.77± ACRES NORTH ST. LUCIE RIVER WATER CONTROL DISTRICT CANAL NO. 40P.I.=2311-433-0001-000-8 (10078)OFFSET S:9' (10076) FND 3/4" I.P.C."GCY INC LB4108" (10027)FND 5/8" I.R.C. "ILLEGIBLE"W:0.18',N:0.12' (10074)OFFSET N:12' (10026)FND 3/4" I.P.C."GCY INC LB4108" (80042)FND 3/4" I.P.C."GCY INC LB4108"(10077)FND 3/4" I.P.C. "GCY INC LB4108"OFFSET NE:15' (10132)FND 3/4" I.P.C. "GCY INC LB4108" (10133)FND 3/4" I.P.C. "GCY INC LB4108" (10134) FND 5/8" I.R."NO ID"W:0.13',N:0.19' (10135)FND 3/4" I.P.C."GCY INC LB4108" (10136) FND 5/8" I.R."NO ID"W:0.19',N:0.355' LESS & EXCEPT FROM TRACT 2O.R.B. 5000, PAGE 845 P.I.=2314-111-0004-000-9PCC2023 LLC COPYRIGHT ©2022 BY GCY, INC., PROFESSIONAL SURVEYORS AND MAPPERS No.Revisions Date By Dr a w i n g N a m e : Pa g e ( s ) : Fi e l d B o o k ( s ) : of Sheet File & Drawing No: Checked By:Drawn By: Date:Scale: CORPORATE OFFICEPO BOX 1469 1505 SW MARTIN HWY. (800) 386-1066 WWW.GCYINC.COMPALM CITY, FL 34991 21-1016-08 TCERDA BOUNDARY SURVEY FOR: ST. LUCIE COUNTY FLORIDA 1"=100' Apr. 2025 M.F.M. P.A.5 5 21 - 1 0 1 6 - 0 8 T C E R D A B n d y C o m b i n e d S H E E T 5 17 5 3 21 - P.I.O.R.B.I.R.I.R.C.(D) (M) P.O.C. = PARCEL IDENTIFICATION = OFFICIAL RECORDS BOOK= IRON ROD= IRON ROD AND CAP= DEED= MEASURED = POINT OF COMMENCEMENT = SET 3/4" IRON PIPE AND CAP "GCY INC LB 4108" = WATER VALVE LEGEND SE E S H E E T 3 SEE SHEET 2 & 3 SEE SHEET 2 & 3 LEGAL DESCRIPTION 60 ACRE TRACT ALL THAT CERTAIN PIECE, PARCEL OR TRACT OF LAND SITUATE, LYING AND BEING A PORTION OF SECTION 14, TOWNSHIP 35 SOUTH,RANGE 39 EAST, TALLAHASSEE BASE MERIDIAN, AND BEING IN ST. LUCIE COUNTY, FLORIDA. SAID LANDS BEING MORE PARTICULARLYDESCRIBED AS FOLLOWS: COMMENCING FOR REFERENCE AT THE NORTHEAST CORNER OF SECTION 14, THENCE, BEARING SOUTH 89"33'54" WEST, ALONG THENORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 14, A DISTANCE OF 108.00 FEET TO A POINT; THENCE, LEAVING SAIDNORTH LINE, BEARING SOUTH 00"12'42" EAST, A DISTANCE OF 51.00 FEET TO A POINT BEING THE INTERSECTION OF THE SOUTH RIGHT OF WAY LINE OF THE NORTH ST. LUCIE RIVER WATER CONTROL DISTRICT (N.S.L.R.W.C.D.) CANAL No. 46 AND THE WEST RIGHT OF WAY LINE OF N.S.L.R.W.C.D CANAL No. 40, SAID POINT BEING THE POINT AND PLACE OF BEGINNING OF THE HEREIN DESCRIBED PARCEL; THENCE ALONG SAID WEST RIGHT OF WAY LINE OF CANAL No. 40, THE FOLLOWING THREE (3) COURSES: 1. BEARING SOUTH 00°12'42" EAST, A DISTANCE OF 1,287.24 FEET TO A POINT; 2. THENCE, BEARING NORTH 89°37'03" EAST, A DISTANCE OF 4.00 FEET TO A POINT; 3. THENCE, BEARING SOUTH 00°12'42" EAST, A DISTANCE OF 799.38 FEET TO A POINT; THENCE, LEAVING SAID WEST RIGHT OF WAY LINE, BEARING SOUTH 89°38'38" WEST, A DISTANCE OF 1,155.50 FEET TO A POINT; THENCE, BEARING NORTH 00°34'58" WEST, A DISTANCE OF 24.64 FEET TO A POINT OF CURVATURE; THENCE, ALONG A CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 1,350.00 FEET, A CENTRAL ANGLE OF 17°08'46"; WITH A CHORD LENGTH OF 402.49 FEET, AND BEARING NORTH 09°09'21" WEST; THENCE, NORTHERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 404.00 FEET TO A POINT OF REVERSE CURVATURE; THENCE, ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 1,350.00 FEET, A CENTRAL ANGLE OF 12°34'17"; WITH A CHORD LENGTH OF295.61 FEET, AND BEARING NORTH 11°26'36" WEST; THENCE NORTHERLY ALONG THE ARC, A DISTANCE OF 296.21 FEET TO A POINT; THENCE, BEARING NORTH 44°35'34" EAST, A DISTANCE OF 43.75 FEET TO A POINT; THENCE, BEARING NORTH 00°32'56" WEST, A DISTANCE OF 110.43 FEET TO A POINT; THENCE, BEARING NORTH 45°24'26" WEST, A DISTANCE OF 50.22 FEET TO A POINT; THENCE, BEARING NORTH 00°34'58" WEST, A DISTANCE OF 1,195.48 FEET TO A POINT ON THE SOUTH RIGHT OF WAY OF SAID CANAL No. 46 THENCE, BEARING NORTH 89°33'54" EAST, ALONG SAID SOUTH RIGHT OF WAY LINE, A DISTANCE OF 1,285.01 FEET TO THE POINT OFBEGINNING. THE ABOVE DESCRIBED PREMISES CONTAIN AN AREA OF 2,613,600 SQUARE FEET OR 60.03 ACRES, MORE OR LESS. SUBJECT TO ALL EASEMENTS, CONDITIONS AND RESTRICTIONS AS CONTAINED WITHIN THE CHAIN OF TITLE. Page 187 of 208 Treasure Coast Newspapers - 12/04/2025 Page : A07 December 5, 2025 3:08 pm (GMT -5:00) Powered by TECNAVIA MC TCPALM.COM |THURSDAY,DECEMBER4,2025 |7A ST.LUCIE COUNTY PLANNING AND ZONING COMMISSION ACTING AS THE LOCAL PLANNING AGENCY PUBLIC HEARING AGENDA December 18,2025 NOTICEOFPROPOSEDAMENDMENTSTOTHECOMPREHENSIVEPLANFUTURELANDUSEMAPANDOFFICIALZONINGATLAS. TheSt.LucieCountyPlanningandZoningCommissionisscheduledtoreviewandactuponthefollowingproposalsforadoptionbyOrdinanceandResolution: ORDINANCE ANORDINANCEOF THEBOARDOF COUNTYCOMMISSIONERSOFST.LUCIECOUNTYTOAMENDTHEADOPTEDCOMPREHENSIVEPLANFUTURELANDUSEMAPFOR+/-75.97ACRESBOUNDEDBYKINGSHIGHWAY ONTHEWESTANDCOPENHAVERROADTOTHEEAST,APPROXIMATELY600FEETNORTHOFPICOSROADFROMCOM(COMMERCIAL)ANDRU(RESIDENTIAL,URBAN)TO MXD(MIXEDUSEDEVELOPMENT)LOCATEDWITHINUNINCORPORATEDST.LUCIECOUNTY,FLORIDA. RESOLUTION ARESOLUTION OF THE BOARDOFCOUNTY COMMISSIONERS OFST.LUCIECOUNTYAMENDINGTHEOFFICIALZONINGATLASFOR+/-75.97ACRESBOUNDEDBYKINGSHIGHWAYONTHEWESTANDCOPENHAVERROADTOTHEEAST,APPROXIMATELY600FEETNORTHOFPICOSROADFROMTHEAG-1(AGRICULTURAL-1)ANDTHERS-2(RESIDENTIAL,SINGLE-FAMILY-2)ZONINGDISTRICTSTOTHEPNRD(PLANNEDNON-RESIDENTIALDEVELOPMENT)ZONINGDISTRICT,ANDAPPROVINGAPRELIMINARYSITEPLANFORTHEPROJECTKNOWNASFORTPIERCECOMMERCECENTER,LOCATEDWITHINUNINCORPORATEDST.LUCIECOUNTY,FLORIDA. Applicant/Owner:FortPierceCommerceCenter,LLCAgent:LeslieOlson,DistrictPlanningGroup.FileNumbers:FLUMA-2308-000025&PD-2310-000032.Location:BoundedbyKingsHighwaytothewest,andCopenhaverRoadtotheeast,approximately600feetnorthofPicosRoad(seemapbelow).ParcelIDNumbers:2313-214-0000-000-4,2313-223-0000-000-2,&2313-223-0001-000-9.Request:ToamendFutureLandUseMapfromCOM(Commercial)andRU(ResidentialUrban)toMXD(MixedUseDevelopment)andamendtheOfficialZoningAtlasfromAG-1(Agricultural-1)andRS-2(ResidentialSingle-Family-2)toPNRD(PlannedNonresidentialDevelopment)forthreeparcelsapproximately75.97acresinsizeandapprovinganassociatedPreliminaryPNRDSitePlanforanindustrialwarehousecomplexupto836,500 squarefeetinfloorareaalongwithassociatedsiteimprovementssuchasdriveways,parkingareas,loadingareas,landscapebuffers,stormwaterponds,andconservationareas.Themapbelowdepictsthelandproposedfortheamendments. ThePlanningandZoningCommission’s PUBLICHEARINGStoreviewtheproposedpetitionswillbeheldintheCommissionChambers,RogerPoitrasAnnex,3rdFloor,St.LucieCountyAdministrationBuilding,2300VirginiaAvenue,FortPierce,FloridaonThursday,December 18,2025,beginningat 6:00 pmorassoonthereafteraspossible. Allinterestedpersonswillbegivenanopportunitytobeheard.Writtencommentsreceivedinadvanceofthepublichearingwillalsobeconsidered.WrittencommentstothePlanningandZoningCommissionshouldbereceivedbythePlanningandDevelopmentServicesDepartment-Planning Divisionat least3 daysprior tothescheduledhearing.The petitionfileisavailable forreviewatthePlanning andDevelopmentServicesDepartmentofficeslocatedat2300VirginiaAvenue,2ndFloor,FortPierce,Florida,duringregularbusinesshours.Pleasecall(772)462-1580orTDD(772)462-1428ifyouhaveanyquestionsorrequireadditionalinformationaboutthispetition. The Planning and ZoningCommission has the power to reviewand make arecommendationofapprovalordisapprovaltotheBoardofCountyCommissionersonallmatterswithinitsjurisdiction. The proceedingsareelectronically recorded.PURSUANTTOSECTION 286.0105,FLORIDASTATUTES,if a person decidestoappealanyfinal decision madewithrespecttoamatterconsideredforapprovalatameetingorhearing,heorshewillneedarecordoftheproceedings.Forsuchpurpose,heorshemayneedtoensurethataverbatimrecordoftheproceedingsismade,which record includesthetestimonyandevidenceuponwhichtheappealistobebased.Uponthe requestofanypartytotheproceeding,individualstestifyingduringahearingwillbeswornin.Anypartytotheproceedingwillbegrantedanopportunitytocross-examineanyindividualtestifyingduringahearinguponrequest.Ifitbecomesnecessary,apublichearingmaybecontinuedtoadatecertain. Anyone withadisabilityrequiring accommodation to attendthismeeting shouldcontacttheSt.LucieCountyRiskManageratleastforty-eight(48)hourspriortothemeetingat(772)462-1546orT.D.D.(772)462-1428. PLANNINGANDZONINGCOMMISSIONST.LUCIECOUNTY,FLORIDA/S/RyanBinner,CHAIR PUBLISHDATE:Thursday,December4,2025 TR-43019433 ST.LUCIECOUNTY PLANNING ANDZONING COMMISSION PUBLIC HEARINGAGENDA Thursday,December18,2025 TheSt.Lucie CountyPlanningand Zoning Commission isscheduled to review andmakerecommendationstotheBoardofCountyCommissionersregardingthefollowingproposedOrdinanceandproposedResolution: NOTICEOFPROPOSEDAMENDMENTOFTHEFUTURELANDUSEMAP ORDINANCE ANORDINANCEOFTHEBOARDOFCOUNTYCOMMISSIONERSOFST.LUCIECOUNTY,FLORIDA,AMENDINGTHECOMPREHENSIVEPLANFUTURELANDUSEMAPFOR+/-159ACRESFROMRS(RESIDENTIALSUBURBAN)ANDSD(SPECIALDISTRICT)TOMXD(MIXED-USEDEVELOPMENT)ANDESTABLISHINGMXDSUB-AREAPOLICIESTOPERMITINDUSTRIALANDLIMITEDCOMMERCIALUSES;PROVIDINGFORFINDINGS,PROVIDINGFORCONFLICTINGPROVISIONS,PROVIDINGFORSEVERABILITY,PROVIDINGFORAPPLICABILITY,PROVIDINGFORFILINGWITHTHEFLORIDADEPARTMENTOFSTATE,PROVIDINGFORCODIFICATION,PROVIDINGFORANEFFECTIVEDATE,ANDPROVIDINGFORADOPTION PropertyOwners:St.LucieCounty PCC2023,LLC2300VirginiaAvenue108TalaveraPlaceFortPierce,FL34942 PalmBeachGardens,FL33418 Applicant:AshleyCapital,LLC9810S.DorchesterAve.Chicago,IL60628 Location:WestsideofS.KingsHighway,northandsouthofPicosRoad ParcelIDNumbers:2314-111-0004-000-9;2314-120-0000-000-9;2314-131-0000-000-3;&2314-800-0002-000-0 PURPOSE:ProposedamendmentoftheComprehensivePlanFutureLandUseMaptochangetheRS(ResidentialSuburban)andSD(SpecialDistrict)designationstotheMXD(MixedUseDevelopment)designationon+/-159acresandestablishMXDsub-areapoliciesapplicabletothoseacres. NOTICEOFPROPOSEDAMENDMENTOFTHEOFFICIALZONINGATLAS RESOLUTION ARESOLUTIONOFTHEBOARDOFCOUNTYCOMMISSIONERSOFST.LUCIECOUNTYAMENDINGTHEOFFICIALZONINGATLASFROMTHEAG-1(AGRICULTURAL–1)ZONINGDISTRICTTOTHEPUD(PLANEDUNITDEVELOPMENT)ZONINGDISTRICTFOR+/-1,027.11ACRESANDAPPROVINGTHEPRELIMINARYDEVELOPMENTPLANFORINDRIOGROVESLOCATEDINST.LUCIECOUNTY PropertyOwners:KarlGarcia,TrusteeIndrioGrovesLandTrust275GiraldaAve.Unit5CCoralGables,FL33134-5080 Applicant:LennarHomes,LLC3931RCABlvd.Suite3105PalmBeachGardens,FL33410 Location:WestofKoblegardRoad,EastofSpanishLakesBlvd.,NorthofIndrioRoad&SouthoftheboundarywithIndianRiverCounty ParcelIDNumbers:1304-321-0001-000-9;1304-323-0003-000-9;1304-331-0001-000-0;1304-331-0002-000-7;1304-333-0001-000-6;1304-333-0002-000-3;1305-111-0002-000-4;1305-311-0001-000-1;and1308-111-0002-000-3. PURPOSE:ProposedamendmentoftheZoningAtlastochangetheAG-1(Agricultural-1)ZoningDistricttothePUD(PlannedUnitDevelopment)ZoningDistrictandrequestedapprovaloftheIndrioGrovesTowns,VillagesandCountrysideHamletPUDprovidingforupto3,081single-family,townhousesandmultiplefamilyunits,openspace,identificationofafutureK-8elementaryschoolsite,dedicationofright-of-way,andotherrelatedimprovements. ThePlanning andZoningCommissionPUBLIC HEARINGSon theseitemswillbeheldin theCommissionChambers,RogerPoitrasAnnex,3rdFloor,St.LucieCountyAdministrationBuilding,2300VirginiaAve.,FortPierce,FLonThursday,December18,2025,beginningat6:00pmorassoonthereafteraspossible. Allinterestedpersonswillbeallowedtobeheard.Writtencommentsreceivedinadvanceofthepublichearingwillalsobeconsidered.WrittencommentsshouldbereceivedbythePlanningandDevelopmentServicesDepartment-PlanningDivisionatleastthreedaysbefore thescheduledhearing.Thepetitionfiles are available forreviewat the Planning&DevelopmentServicesDept.–PlanningOfficeslocatedat2300VirginiaAve.,FortPierce,FL,duringregularbusinesshours.Pleasecall(772)462-1562orTDD(772)462-1428ifyouhaveanyquestionsorrequireadditionalinformationabouteitherpetition. TheSt.Lucie County Planning &ZoningCommission hasthe power to review andmakerecommendationstotheSt.Lucie County Board of County Commissioners,for approval ordisapproval,ofanyapplicationswithintheirareaofresponsibility. TheproceedingsofthePlanning&ZoningCommissionareelectronicallyrecorded.PURSUANTTOSECTION286.0105,FLORIDASTATUTES,ifapersondecidestoappealanydecisionmadebythePlanningandZoningCommissionwithrespecttoanymatterconsideredatameetingorhearing,heorshewillneedarecordoftheproceedings.Forsuchpurpose,heorshemayneedtoensurethataverbatimrecordoftheproceedingsismade,whichrecordincludesthetestimonyandevidenceuponwhichtheappealistobebased.Upontherequestofanypartytotheproceeding,individualstestifyingduringahearingwillbeswornin.Anypartytotheproceedingwillbegrantedanopportunitytocross-examineanyindividualtestifyingduringahearinguponrequest.Ifitbecomesnecessary,apublichearingmaybecontinuedtoadatecertain. AnyonewithadisabilityrequiringanaccommodationtoattendthismeetingshouldcontacttheSt.LucieCountyRiskManageratleastforty-eight(48)hourspriortothemeetingat(772)462-1546orT.D.D.(772)462-1428. PLANNINGANDZONINGCOMMISSIONLOCALPLANNINGAGENCYST.LUCIECOUNTY,FLORIDARYANBINNER,CHAIRMANPUBLISHDATE:Thursday,December4,2025 NASHVILLE –Thecomparatively tight marginof victoryinTennessee’s7thDistrictraceonDec.2isbe- ingseenasapotentialwarningsignforRepublicans, heralding apossibleblue wavein the midtermelec- tionsthatarelessthana yearaway. RepublicanMatt VanEpps,a combatveteran andformercommissioneroftheTennesseeDepartmentof GeneralServices,stavedoffa shockingly competitive challenge from DemocratAftyn Behn,aprogressivestaterepresentative.Unofficialtalliesshowhewonby 9pointsinadistrictthatPresidentDonaldTrumpwon by22points in2024. The race toreplaceretired RepublicanRep.Mark Green turned heated as Democrats nationally con- tinue tobenefit fromreinvigorated voter enthusiasm and the president’ssinkingpollnumbers. Behnappearedto wina majorityoftheearlyvote, butVan Epps usedamassive Republican turnouton ElectionDay –boostedby anaggressivelast-minute pushbyTrumpand other national Republicans –to carry himtovictory. “This is justan incrediblewin.Tonightyou sentamessageloudandclear:ThepeopleofmiddleTennes- see standwithPresidentDonaldJ.Trump,”VanEpps toldcheeringsupporters.WhenTennesseanswere asked toname the most importantissuefacingtheirstateinapollfromEmer- son College Polling/The Hill,respondents most fre- quentlycited the economy,at 38%.Housing afforda- bility followed at15%,followed by health care(13%) and threatstodemocracy(13%). In the Nov.4 election,Democrats sweptracesin Virginia,New Jersey,New York and California.The winswerewidelyseenasarepudiationofTrump and hishandlingoftheeconomy. An NPR/PBS News Marist Poll taken Nov.10-13 foundDemocratshaveopeneda sizable14-pointlead nationally,55%to 41%,when votersareasked whichpartytheyplantobackinthemidterms.It’sthelargest Democraticleadinthe poll’sso-called“genericballot” since2017,duringTrump’sfirstterm.AGalluppollre-leasedNov.28reported thatTrump’sapprovalrating had droppedto asecond-termlowof36%. Tennessee’s7thDistrictwas never supposedto be competitive:The state’s Republican-controlledlegis- laturedrewits boundariesin 2022 when itslicedup DemocraticstrongholdNashville intothree districts, each dominated by suburbs and conservative rural counties.TheideawastodiluteDemocratic votes. The main political action committee linked to Trump,MAGA Inc.,spent more than $1million to boostVanEpps,withmillionsmorecomingfromPACs tied to the Club for Growth and other conservative groups.TheDemocratic-backed House MajorityPACdroppeda$1millionadbuyat the endofNovember. Behn,36,aformer communityorganizer,reliedon anenthusiasticbaseofyoungvotersand arobustso-cialmediapresence.Shedidn’tfitthemoldofatypical Democrat trying to win a conservative seat in the South;nordidshe matchthecentristprofilesofAbi- gailSpanberger inVirginiaand MikieSherrill inNew Jersey,whohelpeddeliverDemocrats’strongoff-year electionperformancein November. Inhercampaign,Behnleanedintoasimilarafforda- bility theme that carried Democrats in November, highlightinghersupportto end thestate’sgrocerytax and campaigning on lowering health costs.Sheem- bracedapragmatic slogan:“Feed kids,fixroadsand fundhospitals.” Former Vice President Al Gore,aformer senator from Tennessee,madea rarereturnto the campaign trailtostumpforBehn,deliveringanimpassionedplea atavirtualrallyontheeveoftheelection:“WhilethepeopleofTennesseeareseeingtheirgroceryprices rise and their health care costs skyrocket,Donald Trumpisbuildingagoldenballroomandlininghisownpockets.” To galvanizetheGOPbase,Republicansunleashed anonslaughtofattackstopaintBehn asa“far-leftlu- natic”theylabeledthe“AOCofTennessee,”referringto Rep.AlexandriaOcasio-Cortez,D-NewYork.Thatin- cludedhighlightingherpast socialmediaposts ques- tioning whether police departments should be dis- solved,remarkingthatreligionbeingprominentinthe statelegislaturemakesher“uncomfortable”andcom- mentingthatboth“menandwomen”cangivebirth. Behnalsocame underfirefor 2020 commentsshe madeaboutNashville:“Ihatethiscity,Ihatethebach- elorettes,I hatethepedaltaverns,Ihatecountrymu-sic.”Shelatersaidshewants“Nashvilletobe aplace where workingpeoplecanthrive.” Trump held multiple tele-townhallsforVan EppsandusedhisXaccounttourgeTennesseanstovotefor theGOPcandidate.Speakingthroughaspeakerphone ataVanEppseventDec.1,Trumptoldsupporters“the wholeworld iswatching.”HouseSpeaker MikeJohn- son,R-Louisiana,stumped forVan Eppsatthesame rally. Shortly after the race was called,Trump took to TruthSocialforavictorylap. “CongratulationstoMattVanEppsonhisBIGCon- gressionalWIN inthe GreatState of Tennessee,”he wrote.“TheRadicalLeftDemocratsthreweverything at him,includingMillionsof Dollars.Another great nightfor the RepublicanParty!!!” VanEpps,inhisvictoryspeech,thankedthepresi- dent,addingthatembracingTrumphelpedleadhimto victory. “Yourendorsementmade the differenceand I willneverforgetit,”hesaid.“Tothose that didn’tsupport usinthiselection,Istillworkforyou.I’llwork hardto serve you withhonestyand integrity everyday.”Inastatement,theRepublicanNationalCommittee ChairJoeGruterstoutedthevictoryasarepudiationof Democrats’“entireradicalplatform.” Van Epps will finish out Green’s term.Hewould haveto runforreelectionagaininthe2026midterms to remain inCongress. Behnleftthedooropenforapossiblerematch. “Ilookforward tomaybecompetingwith himnext year,”shesaid. Joey Garrison and RebeccaMorin report for USA TODAY;VivianJonesreportsfortheNashvilleTennes- sean Republican wins TN special election JoeyGarrison,RebeccaMorinandVivianJones USATODAYNETWORK Rep.-electMattVanEpps,R-Tennessee,delivershis victoryspeech in theDec.2racetofilloutthe term offormerRep.MarkGreen.BRETTCARLSEN/GETTYIMAGES Chinahasissuedthefirstbatch ofnew rareearth export licenses that should accelerate shipmentsto certaincustomers,asourcesaidonDec.2,fulfillinga keyoutcomeofthesummitbetweenPresidentsDon- aldTrump andXiJinping. Theapprovalscomeaftermonthsofdisruptiontrig- geredbyChina’sintroductionofrareearthexportcon- trolsinAprilattheheightofthetradewar.Thenew“generallicenses”aredesignedtoeasethat pressurebyallowingmoreexportsunderyearlongper- mitsforindividualcustomers,ReutersreportedinNo-vember,and comeaftertheTrump-Ximeetinginlate October. Chinese magnet maker JLMag Rare Earth has re- ceived general licenses for nearly all of its clients, while Ningbo Yunsheng and Beijing Zhong Ke San Huan High-Tech have secured licenses for some of theirclients,thesourcesaid,decliningtobeidentified duetothesensitivityofthematter. Thethree firms andChina’sMinistry ofCommerce didnot immediatelyrespondto questions. Allthreecompaniesselltotheautomotiveindustry amongothers,accordingtotheirwebsites. The newlicenseswill supplementbut notreplacetheexistinglicensingregime,Reutersreported inNo- vember.Fornow,onlylargeChineserareearthcompa- nies are eligible forgenerallicenses,but the criteriacouldwideniftherolloutprovessuccessful,thesource said. The newlicenses gosomewayto closing the gapbetweenBeijingandWashington’s respective ac- countsof whatwas agreedattheleaders’summitin SouthKorea. WhiletheWhiteHouselikenedgenerallicensesto theeffectiveendofChina’srareearthexportcontrols, Beijinghassaidlittleaboutthenewlicensesin public and givennosign itintendstodismantleitsregime. Itremains to beseen howwidely licenseswill be issuedandwhethertheywillbeofflimitsforsomecus- tomers,for exampledefenseorsensitivesectors such asaerospace orsemiconductors. Europeanfirms on Dec.1 complainedagainabout longdelaysandalackoftransparency intheexistingexportcontrolsystem. China issues new rare earth export licenses REUTERS Page 188 of 208 Page 189 of 208 Page 190 of 208 Page 191 of 208 Page 192 of 208 Page 193 of 208 Page 194 of 208 Page 195 of 208 Page 196 of 208 ITEM NO. (ID # 2026-93) DATE: 1/15/2026 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Benjamin Balcer, Planning & Development Services Director SUBMITTED BY: Planning & Development Services SUBJECT: County Initiated Land Development Code Text Amendment for Fencing BACKGROUND: The St. Lucie County Planning & Development Services Department, on behalf of the Board of County Commissioners, is proposing text amendments to the LDC to allow residential properties within the RE-1, RE- 2, R/C, RS-2, RS-3, RS-4, RMH-5, and RM-5 zoning districts, located on a parcel of one (1) acre or greater with a lawfully permitted dwelling unit and on an unpaved, privately maintained road, to construct a fence in whole or in part, of cattle wire, chicken wire, or similar materials. These properties represent a more rural atmosphere with larger parcels and limited subdivision infrastructure. If adopted, this section would not apply to razor wire or barbed wire, and the fence would need to be maintained and kept free of hazardous protrusions and loose wires. PREVIOUS ACTION: In 2023, the Board of County Commissioners developed standards for residential fence materials, effectively prohibiting the use of cattle wire, chicken wire, and barbed wire within the RE-1, RE-2, RS-2, RS-3, RS-4, RMH- 5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD zoning districts. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Page 197 of 208 Coordination/Signatures Date: January 08, 2026 Benjamin Balcer, Planning & Development Services Director Date: January 08, 2026 Ciara Forbes, Assistant County Attorney III Page 198 of 208 Planning and Development Services Department Planning Division M E M O R A N D U M TO: St. Lucie County Planning & Zoning Commissioners FROM: Ben Balcer, AICP, PDS Director DATE: January 5, 2026 SUBJECT: County Initiated Text Amendment to the Land Development Code (LDC) for Fences (TLDC-2512-000043) The St. Lucie County Planning & Development Services Department is proposing text amendments to Land Development Code (LDC) Section 8.00.04 - Fences, Walls, and Hedges, as discussed below. BACKGROUND: The St. Lucie County Planning & Development Services Department, on behalf of the Board of County Commissioners, is proposing a text amendment to allow residential properties within the RE-1, RE-2, R/C, RS- 2, RS-3, RS-4, RMH-5, and RM-5 zoning districts, located on a parcel of one (1) acre or greater with a lawfully permitted dwelling unit and on an unpaved, privately maintained road, to construct a fence in whole or in part, of cattle wire, chicken wire, or similar materials. These properties represent a more rural atmosphere with larger parcels and limited subdivision infrastructure. If adopted, this section would not apply to razor wire or barbed wire, and the fence would need to be maintained and kept free of hazardous protrusions and loose wires. In 2023, the Board of County Commissioners developed standards for residential fence materials, effectively prohibiting the use of cattle wire, chicken wire, and barbed wire within the RE-1, RE-2, RS-2, RS-3, RS-4, RMH- 5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD zoning districts. TEXT AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE Pursuant to St. Lucie County Land Development Code (LDC) Section 11.06.03, the Development Review Committee (DRC) has reviewed the proposed Text Amendment to LDC Sections, as noted above, and found it to meet the technical requirements and standards of review. In reviewing this application for a text amendment to the LDC, the Planning and Zoning Commission shall consider and make the following determinations: A. Whether the proposed amendment is in conflict with any applicable portions of the St. Lucie County Land Development Code; The proposed amendments are internally consistent with the Land Development Code. The amendment provides provisions for fences on or within residential properties within the RE-1, RE-2, R/C, RS-2, RS-3, RS-4, RMH-5, and RM-5 zoning districts, located on a parcel of one (1) acre or greater with a lawfully permitted dwelling unit and on an unpaved, privately maintained road, to construct a fence in whole or in part, of cattle wire, chicken wire, or similar materials. These properties represent a more rural atmosphere with larger parcels and limited subdivision infrastructure. B. Whether the proposed amendment is in conflict with all elements of the St. Lucie County Comprehensive Plan; Page 199 of 208 Project Name: County Initiated LDC Text Amendment for Fences File No.: TLDC-2409-000036 2 The proposed amendments are consistent with the St. Lucie County Comprehensive Plan. The following specific goals, objectives, and policies from the Comprehensive Plan support the proposed Land Development Code Text Amendment: Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses reflecting the needs and desires of the local residents and how they want their community to develop. The goal shall be implemented by strictly enforced building, zoning and development codes based on objectives and policies that will enhance St. Lucie County's natural and man-made resources while minimizing any damage or threat of degradation to the health, safety and welfare of the county's citizens, native wildlife and environment, through incompatible land uses. Objective 1.1.4: Implementing Land Development Code. Review and amend, as required, the County's Land Development Code which support the implementation of the Future Land Use Element, and the other components of the St. Lucie County Comprehensive Plan. Objective 1.1.9: Residential Areas. Property owners' investments, their quality of life and the single- family neighborhood, as a defined residential area, shall be protected from the encroachment of commercial and/or other inappropriate land uses through consistent and predictable application of the Land Development Code. C. Whether and the extent to which the proposed amendment is inconsistent with the existing and proposed land uses; The proposed text amendment is consistent with existing or proposed land uses. The proposed Land Development Code Text Amendment allows property owners within RE-1, RE-2, R/C, RS-2, RS-3, RS-4, RMH-5, and RM-5 zoning districts, located on a parcel of one (1) acre or greater with a lawfully permitted dwelling unit and on an unpaved, privately maintained road, to construct a fence in whole or in part, of cattle wire, chicken wire, or similar materials. These properties represent a more rural atmosphere with larger parcels and limited subdivision infrastructure. D. Whether there have been changed conditions that require an amendment; County staff is proposing updates to the Land Development Code to address elements brought up by members of the public during permitting. In 2023, the Board of County Commissioners developed standards for residential fence material, which prevented residential zoned properties from installing fences primarily constructed out of typical agricultural fence material. The County recognizes the need for added flexibility, specifically when occupied residential properties are larger than 1-acre and located on an unpaved, privately maintained roadway. County staff developed these standards as these properties represent a more rural atmosphere, with larger lots and limited subdivision infrastructure. 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 proposed text amendment will not result in additional demands on public facilities. Site specific impacts are addressed at the time of development permit application. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; Page 200 of 208 Project Name: County Initiated LDC Text Amendment for Fences File No.: TLDC-2409-000036 3 The proposed text amendment would not result in adverse impacts on the natural environment. The proposed text amendment is not expected to increase development pressures on natural areas and does not modify or exempt improvements from any of the County’s natural resource protection standards. 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. Allowing for additional fence materials in these limited circumstances will allow for the continuation of a more rural feel and environment. 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 changes will maintain an orderly and logical development pattern for fences. The allowance for additional fence material in these limited circumstances is nominal and will not negatively affect the surrounding area. 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; The proposed amendment is not in conflict with the public interest and is in harmony with the purpose and intent of this 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 the proposed Land Development Code Text Amendment. STAFF RECOMMENDATION: Staff finds this petition to meet the standards of review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code, and is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Page 201 of 208 Page 1 of 4 ORDINANCE No. 2026-XX FILE NO.: TLDC-2512-000043 AN ORDINANCE BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING LAND DEVELOPMENT CODE SECTION 8.00.04 – FENCES, WALLS, BERMS, AND HEDGES, ADDING FLEXIBILITY FOR FENCE MATERIALS IF A PROPERTY WITHIN CERTAIN RESIDENTIAL ZONING DISTRICTS AND IS GREATER THAN ONE ACRE, WITH A LAWFULLY PERMITTED DWELLING UNIT AND ON AN UNPAVED, PRIVATELY MAINTAINED ROAD; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY AND APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. ______________________________________________________________________________ WHEREAS, the Legislature of the State of Florida has, in Chapter 125 – County Government, Florida Statutes, conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry; and 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 in order to protect the health, safety, and welfare of the County’s citizens; and WHEREAS, on August 1, 1990, the Board of County Commissioners adopted the St. Lucie County Land Development Code; and 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; and WHEREAS, the Board of County Commissioners is authorized by Section 125.01(1)(t), Florida Statues, to adopt ordinances and resolutions necessary for the exercise of its powers and to prescribe fines and penalties for the violations of ordinances in accordance with law; and WHEREAS, on January 15, 2026, the Planning and Zoning Commission held a public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune on January 2, 2026. The Planning and Zoning Commission recommended to the Board of County Commissioners to approve the proposed text amendment to the St. Lucie County Land Development Code; and WHEREAS, on February XX, 2026, the Board of County Commissioners held its first public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune on January XX, 2026; and Page 202 of 208 Page 2 of 4 WHEREAS, on March XX, 2026, the Board of County Commissioners held its second Public Hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune on February XX, 2026; and WHEREAS, 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: Section 8.00.04. Fences, Walls, Berms and Hedges. B. In any residential zoning district, which includes Agricultural Residential (AR-1), a fence, wall or landscape berm shall be designed and located as follows: 1. In any required front yard, the fence, wall or landscape berm shall not exceed a maximum height of four (4) feet above the elevation of the centerline of the roadway adjacent to the property on which the fence, wall or landscape berm is to be located. For sites where a significant grade change exists between the elevation of the centerline of the adjacent roadway and the property on which the fence, wall or landscape berm is to be located, the Planning & Development Services Director or designee shall have the ability to utilize the pre-development grade for the measurement of height in those instances. The following standards are also applicable: a. Columns are allowed, including decorative features, caps and finials, when integrated into a fence or wall, and may exceed the permitted height by a maximum of one (1) foot. Columns which exceed permitted height shall be not more than three (3) feet in width and shall be spaced at least six (6) feet apart. b. Entry features, such as columns and gates, located contiguous to and on both sides of the main access (driveway) may be permitted up to six (6) feet in height, provided an obstruction to cross-visibility is not created. Access gates on the driveway shall be located a minimum of twenty-two (22) feet from the edge of the roadway. c. Two (2) individual column entrance features on the side of the pedestrian walkway or gate may be permitted at a maximum height of five (5) feet, provided an obstruction to cross-visibility is not created. Words in strike through type are deletions from existing text. Words in underlined type are additions to existing text. Asterisks (***) indicate existing text not shown. Page 203 of 208 Page 3 of 4 2. In any other required yard, a fence, wall or landscape berm is allowed at a maximum height of six (6) feet above the elevation of the centerline of the roadway adjacent to the property, except that: a. If a residential lot adjoins a non-residentially zoned lot, fence height may be increased to a maximum of eight (8) feet along the adjoining lot lines. b. If the rear or side lot line of a residential lot adjoins a street right-of-way, the fence, wall or landscape berm height may be increased to a maximum of eight (8) feet along the street right-of-way, as depicted in Figure 8-1 below, provided that no other provision of this Code is violated. 3. When it is necessary for safety or security purposes for a public use or public facility, the Planning and Development Services Director may authorize a fence of up to six (6) feet in height in any required yard, with the exception of across the front property line contiguous to a street right-of-way. In no event shall the fence be permitted to create a traffic hazard or obstruct cross-visibility along a right-of-way and/or at intersections. 4. Fences that are constructed, in whole or in part, of cattle wire, chicken wire, razor wire or barbed wire or similar materials are not permitted within the RE-1, RE-2, RS-2, RS-3, RS- 4, RMH-5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD zoning districts. Nontraditional materials, including, but not limited to tires, mufflers, hubcaps, or broken glass are prohibited. 5. Notwithstanding subsection 8.00.04 B.4., residential properties within the RE-1, RE-2, RS- 2, RS-3, RS-4, RMH-5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD that are contiguous to a local, state, or federal named preserve area with an existing cattle wire or chicken wire fence installed by a local, state, or federal agency, may construct a fence with cattle wire or chicken wire within the rear and side yard, so as to provide for consistent fence design and material to the existing fence. In no event shall a fence be permitted within the required front yard or allowed to create a hazard or be inconsistent with the remaining provisions of Section 8.00.04. 6. Notwithstanding subsection 8.00.04.B.4., residential properties within the RE-1, RE-2, R/C, RS-2, RS-3, RS-4, RMH-5, and RM-5 zoning districts, located on a parcel of one (1) acre or greater with a lawfully permitted dwelling unit and on an unpaved, privately maintained road, may construct a fence in whole or in part, of cattle wire, chicken wire, or similar materials. This exception within this subsection does not apply to razor wire or barbed wire. The fence height within the required front yard complies with subsection 8.00.04.B.1. Such fences shall be maintained and kept free of hazardous protrusions or loose wires. * * * * * SECTION 3. CONFLICTING PROVISIONS. Special acts of the Florida legislature applicable only to unincorporated areas of St. Lucie County, and adopted prior to January 1, 1969, County ordinances and County resolutions, or parts thereof, in conflict with this 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 provision thereof shall be held to be inapplicable to any person, property, or circumstance, such holding shall not affect its applicability to any other person, property, or circumstance. Page 204 of 208 Page 4 of 4 SECTION 5. FILING WITH THE DEPARTMENT OF STATE. The Clerk is hereby directed forthwith to send a certified copy of this ordinance to the Department of State. SECTION 6. EFFECTIVE DATE. 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. Provisions of this ordinance shall be incorporated in the St. Lucie County Land Development Code, and the word “ordinance” may be changed to “section”, “article”, or other appropriate word, and the sections of this ordinance may be renumbered or re- lettered to accomplish such intention. SECTION 8. ADOPTION. After motion and second, the vote on this ordinance was as follows: Jamie Fowler, Chair XXX Larry Leet, Vice Chair XXX James Clasby, Commissioner XXX Erin Lowry, Commissioner XXX Cathy Townsend, Commissioner XXX PASSED AND DULY ADOPTED this XXth day of February, 2026. BOARD OF COUNTY COMMISSIONERS ATTEST: ST. LUCIE COUNTY, FLORIDA _________________________ BY: _____________________________ Deputy Clerk Chair APPROVED AS TO FORM AND CORRECTNESS: BY: _____________________________ County Attorney Page 205 of 208 ST. LUCIE COUNTY PLANNING AND ZONING COMMISSION ACTING AS THE LOCAL PLANNING AGENCY PUBLIC HEARING AGENDA Thursday, January 15, 2026 NOTICE OF PROPOSED AMENDMENT TO THE LAND DEVELOPMENT CODE The St. Lucie County Planning and Zoning Commission is scheduled to review and make a recommendation to the Board of County Commissioners regarding the following proposed Ordinance: ORDINANCE AN ORDINANCE BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING LAND DEVELOPMENT CODE SECTION 8.00.04 – FENCES, WALLS, BERMS, AND HEDGES, ADDING FLEXIBILITY FOR FENCE MATERIALS IF A PROPERTY WITHIN CERTAIN RESIDENTIAL ZONING DISTRICTS AND IS GREATER THAN ONE ACRE, WITH A LAWFULLY PERMITTED DWELLING UNIT AND ON AN UNPAVED, PRIVATELY MAINTAINED ROAD; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY AND APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. APPLICANT: ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS PURPOSE: The Board of County Commissioners are proposing amendments to the County’s Land Development Code’s fencing regulations that would allow residential properties within the RE-1, RE-2, R/C, RS-2, RS-3, RS-4, RMH- 5, and RM-5 zoning districts, located on a parcel of one (1) acre or greater with a lawfully permitted dwelling unit and on an unpaved, privately maintained road, to construct a fence in whole or in part, of cattle wire, chicken wire, or similar materials. These properties represent a more rural atmosphere with larger parcels and limited subdivision infrastructure. If adopted, this section would not apply to razor wire or barbed wire, and the fence would need to be maintained and kept free of hazardous protrusions and loose wires. The Planning and Zoning Commission PUBLIC HEARING on this item will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, 2300 Virginia Avenue, Fort Pierce, FL on Thursday, January 15, 2026 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 hearing 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. Comments will be distributed to the Commission in advance of the meeting and included in the record provided the comments comply with the County’s rules. The petition file is available for review at the Planning and Development Services Department – Planning oces located at 2300 Virginia Avenue, Fort Pierce, FL during regular business hours. Please call (772) 462-1562 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 to the St. Lucie County Board of County Commissioners, for approval or disapproval, 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 Community Risk Manager at least forty- eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462- 1428. Any questions about this agenda may be referred to St. Lucie County Planning Division at (772) 462-2822. PLANNING AND ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA /S/ RYAN BINNER, CHAIRMAN PUBLISH DATE: Friday, January 2, 2026 TR-43211521 Page 206 of 208 BUSINESS IMPACT ESTIMATE Before the enactment of a proposed ordinance, the County shall prepare or cause to be prepared a business impact estimate in accordance with Section 125.66(3), Florida Statutes. BOCC Meeting Dates: permission to advertise _12/9/2025_ 1st hearing 2/3/2026_2nd hearing 2/17/2026 Proposed Ordinance Title/Reference: AN ORDINANCE BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING LAND DEVELOPMENT CODE SECTION 8.00.04 – FENCES, WALLS, BERMS, AND HEDGES, ADDING FLEXIBILITY FOR FENCE MATERIALS IF A PROPERTY WITHIN CERTAIN RESIDENTIAL ZONING DISTRICTS AND IS GREATER THAN ONE ACRE, WITH A LAWFULLY PERMITTED DWELLING UNIT AND ON AN UNPAVED, PRIVATELY MAINTAINED ROAD; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY AND APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. The Proposed Ordinance ☐ does ☒ does not fall under one of the following enumerated exceptions:1 ☐ The proposed ordinance is required for compliance with Federal or State law or regulation; ☐ The proposed ordinance relates to the issuance or refinancing of debt; ☐ The proposed ordinance relates to the adoption of budgets or budget amendments, including revenue sources necessary to fund the budget; ☐ The proposed ordinance is required to implement a contract or an agreement, including, but not limited to, any Federal, State, local, or private grant or other financial assistance accepted by the county government; ☐ The proposed ordinance is an emergency ordinance; ☐ The ordinance relates to procurement; or ☐ The proposed ordinance is enacted to implement the following: a. Development orders and development permits, as those terms are defined in s. 163.3164, and development agreements, as authorized by the Florida Local Government Development Agreement Act under ss. 163.3220-163.3243; b. Comprehensive plan amendments and land development regulation amendments initiated by an application by a private party other than the county; c. Sections 190.005 and 190.046, Florida Statutes, regarding community development districts; d. Section 553.73, Florida Statutes, relating to the Florida Building Code; or e. Section 633.202, Florida Statutes, relating to the Florida Fire Prevention Code. A business impact estimate is not required for the above exceptions. Summary of Proposed Ordinance and Statement of Public Purpose to be Served: The proposed Land Development Code Text Amendment would allow residential properties within the RE-1, RE- 2, R/C, RS-2, RS-3, RS-4, RMH-5, and RM-5 zoning districts, located on a parcel of one (1) acre or greater with a lawfully permitted dwelling unit and on an unpaved, privately maintained road, to construct a fence in whole or in part, of cattle wire, chicken wire, or similar materials. These properties represent a more rural atmosphere with larger parcels and limited subdivision infrastructure. If adopted, this section would not apply to razor wire or barbed wire, and the fence would need to be maintained and kept free of hazardous protrusions and loose wires. Estimate of Direct Economic Impact on Private/For Profit Businesses: a. Estimate of Direct Business Compliance Costs: The amended regulations are generally applicable to single family homeowners. The amendments also provide flexibility in the regulations and should not have an impact on business compliance costs. b. New Charges/Fees on Businesses Impacted: None, the amendments do not impose new fees or charges on existing businesses. c. Estimate of Regulatory Costs: None 1 F.S. 125.66(3)(c)(2023) Page 207 of 208 Good Faith Estimate of Number of Businesses Likely Impacted: None. Any Additional Information: None Page 208 of 208