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Home My WebLink AboutAgenda Packet 12.15.2022 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, December 15, 2022 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS CHAIRMAN JAMES TAYLOR VICE-CHAIRMAN ROBERT LOWE BOARD MEMBER CRAIG MUNDT BOARD MEMBER VALERIE SLACK BOARD MEMBER CRAIG BRIDGERS BOARD MEMBER ED LOUNDS AT-LARGE BOARD MEMBER LAWRENCE “BEAU” SLAY BOARD MEMBER WILLIAM O’DELL AT-LARGE BOARD MEMBER RYAN BINNER EX-OFFICIO BOARD MEMBER MARTY SANDERS Mission Statement St. Lucie Works to deliver superior service that enhances our quality of life Page 1 of 248 Regular Meeting Thursday, December 15, 2022 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 248 Regular Meeting Thursday, December 15, 2022 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 November 17, 2022 8. PUBLIC COMMENT 9. PUBLIC HEARINGS A. Continued from November 17, 2022 - Acting as the Local Planning Agency A Future Land Use Map Amendment to change the land use category from COM (Commercial) to the RH (Mixed-Use Development) category, affecting +/-6.37 acres, submitted by Dr. Alec Wynne on behalf of the Wynne Building Corporation. B. Continued from November 17, 2022 - A Zoning Atlas Amendment (Rezone) from CG (Commercial, General) to PUD (Planned Unit Development), and a Preliminary PUD Site Plan for a project to be known as the Ibis PUD located at 8000 S. US Highway 1 in Fort Pierce, submitted by Dr. Alec Wynne on behalf of the Wynne Building Corporation - THIS ITEM IS QUASI-JUDICIAL 10. WORKSHOPS 11. OTHER BUSINESS A. Florida’s Government in the Sunshine Law Page 3 of 248 Regular Meeting Thursday, December 15, 2022 6:00 PM 4 | P a g e 12. ADJOURN Page 4 of 248 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting November 17, 2022 Convened: 6:00 pm Adjourned: 11:07 pm 1.CALL TO ORDER The meeting was called to order at 6:00 PM by Chair Taylor. 2.PLEDGE OF ALLEGIANCE Pledge of Allegiance led by Chair Taylor. 3.INVOCATION Invocation led by board member Beau Slay. 4.ROLL CALL Present Chair James Taylor, Vice Chair Bob Lowe, Board Member Valerie Slack, Board Member Ryan Binner, Board Member Lawrence "Beau" Slay, Chair Craig Mundt, Board Member Billy O'Dell, Board Member Ed Lounds- (arrived 5 minutes late) Excused Board Member Craig Bridgers 5.ANNOUNCEMENTS 6.DISCLOSURE(S) Ms. Slack states she received an email from Mr. Sorrow but she didn't respond. She also received a call from Mike McCarty and asked him to share his comments with the planning board and the public. Vice Chair Lowe spoke with two members from Cotleur homes and their representative regarding their project at his office. Mr. O'Dell and Chair Taylor spoke to Mr. McCarty regarding his concerns about the project. Mr. Mundt met with Oak Ridge Ranch staff in the planning conference room to discuss their Page 5 of 248 Planning & Zoning Commission MeetingThursday, November 17, 2022 6:00 PM 2 | P a g e project. Mr. Slay stated he would continue to recuse himself from voting on this project on all 3 items. Mr. Binner received a phone call and an email but he didn't speak to either party regarding the project. 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of October 20, 2022 RESULT: APPROVE MOVER: Board Member Ryan Binner SECONDER: Vice Chair Bob Lowe AYES: James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack NAYS: None EXCUSED: Craig Bridgers 8.PUBLIC COMMENT Kathy Schoen-9338 Carlton Road Port St. Lucie, FL 34987 Comment- she is opposing the proposed coquina rock mine. 9.PUBLIC HEARINGS A.Continued from October 20, 2022 - Acting as the Local Planning Agency A Proposed Comprehensive Plan Future Land Use Map Amendment (Large-Scale) for the Oak Ridge Ranch Mixed-Use (MXD) Activity Area STAFF PRESENTATION Kori Benton, AICP Planning Manager and Brian Arbeiter, Sr. Environmental Planner were present. Mr. Benton made a presentation on the proposed Amendment to the Comprehensive Plan Future Land Use Map, to change the subject +/-3,229.27 acres from AG-5 (Agricultural - 5) to the MXD (Mixed Use Development) category. The proposed Oak Ridge Ranches MXD District is requested as a High Intensity Development Area with associated Sub-Area Policies. Approximately 3,224 acres are proposed for rezoning from AG-5 (Agricultural - 5) to the PUD (Planned Unit Development zoning district with an associated preliminary plan. In accordance with public notice requirements outlined in Section 11.00.03 of St. Lucie County Land Development Code, public notice was advertised in the St. Lucie County News Tribune on October 7, 2022. Notices were mailed to 30 surrounding property owners within a 500-foot radius of the subject property, and a sign was posted on the property. Page 6 of 248 Planning & Zoning Commission MeetingThursday, November 17, 2022 6:00 PM 3 | P a g e Mr. Benton presented a PowerPoint to cover the project location, proposed mixed use district future land use, and preliminary PUD site plan. STAFF RECOMMENDATION The staff has reviewed the proposed Comprehensive Plan Future Land Use Map Amendment and proposed sub-area policies and determined it is generally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Staff recommends the Planning & Zoning Commission, acting as the Local Planning Agency, forward a recommendation to approve the Future Land Use Map Amendment transmittal with staff recommending sub-area policies to the Board of County Commissioners. BOARD DISCUSSION Mr. Mundt asked about the current upland habitat estimate. Mr. Arbeiter from Environmental Resources stated that 25% set aside is for native upland habitat. Ms. Slack asked how common open space is defined. Mr. Benton stated it could include a golf course, a recreation area, landscape buffers as long as there is a continuous 1 acre. Mr. Lounds asked if the county commission approved the project, how soon would they be allowed to start building houses and have them for sale? Mr. Benton stated that in order for a final site plan to be approved, staff has to consider the capacity of all public facilities, roadway improvements, water and waste water improvements. PUBLIC COMMENT Dan Sorrow, Cotleur and Hearing made a presentation on behalf of the applicant, Oak Ridge Ranches, LLC. Wade Smith 8904 Carlton Rd Port St. Lucie, FL 34987 He is concerned with the project because he wants to build a horse farm on his property and does not want a road next to the horse farm. Kathy Dwonch-Schoen 9338 Carlton Road Port St. Lucie, FL 34987 She is concerned about the rezoning and the number of units the developer is proposing. Ron Noble 401 E Jackson Street Suite 2400 Tampa, FL 33602 Representing Allied Universal Corp located at 9501 Range Line RD (Chemical Plant) asking for a 1,500ft setback. He is concerned that the 700 acre industrial complex is incompatible with the residential uses proposed for this project. Tara Borsman-Gneist 5858 Mustang Circle Port St. Lucie, FL 34987 She is concerned about the rapid growth and is opposed to the project. Raven Borsman-Gneist 5858 Mustang Circle Port St. Lucie, FL 34987 She loves the trees and is opposed to the project. Mike McCarty 16701 C24 Canal Road Page 7 of 248 Planning & Zoning Commission MeetingThursday, November 17, 2022 6:00 PM 4 | P a g e He is representing McCarty Ranch LLC, Rainbow Farms Holdings LLC, Greenway Rd LLC, Glade Cut Off LLC, Craig Francisco, Melanie McCarty Francisco, and himself in the interest of his family. They are opposed to the project. He is concerned the neighborhood meeting was held during the hurricane. He asked the applicant to consider transitioning towards the AG properties. He states they declined and was not willing to make any modifications. Kimberley Albritton 5960 Clydesdale Lane Port St. Lucie, FL 34987 She is opposed to the project and concerned for the safety of the animals if this project gets approved. Thomas Philion 7009 Torrey Pines Cir Port St. Lucie, FL 34987 He is opposed to the project. John Edwin Letterman 10216 Carlton Rd Fort Pierce, FL 34987 He is opposed to the project. He is concerned with the drainage plan. Kayla Short 10216 Carlton Rd Fort Pierce, FL 34987 She is opposed to the project. She is concerned with the drainage plan. She states her neighbor couldn’t get off work in time to make it to the meeting, but she is against the project also. Mr. Mundt made a motion to approve the proposed Comprehensive Plan Future Land Use Map Amendment and proposed sub-area policies and determine it is generally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan with conditions by the School District (Marty Sanders): Requesting the developer have an agreement with the school district to have 2 K-8 schools of at least 25 acres and provisions that acreage may be reduced to 20 acres if stormwater treatment and drainage for the K-8 school site is accommodated off-site as part of a larger master stormwater program. RESULT: FAILED MOVER: Board Member Craig Mundt SECONDER: Vice Chair Bob Lowe AYES: Bob Lowe, Craig Mundt, Valerie Slack NAYS: James A. Taylor, Billy O'Dell, Ed Lounds, Ryan Binner EXCUSED: Craig Bridgers RESULT: DENY MOVER: Board Member Ryan Binner SECONDER: Board Member Billy O'Dell AYES: James A. Taylor, Billy O'Dell, Ed Lounds, Ryan Binner NAYS: Bob Lowe, Craig Mundt, Valerie Slack EXCUSED: Craig Bridgers Page 8 of 248 Planning & Zoning Commission MeetingThursday, November 17, 2022 6:00 PM 5 | P a g e B.Continued from October 20, 2022 - Proposed Planned Unit Development (PUD) Rezoning and Preliminary Site Plan for the Oak Ridge Ranch PUD See Item A. RESULT: DENY MOVER: Board Member Ryan Binner SECONDER: Board Member Billy O'Dell AYES: James A. Taylor, Billy O'Dell, Ed Lounds, Ryan Binner NAYS: Bob Lowe, Craig Mundt, Valerie Slack EXCUSED: Craig Bridgers C.Proposed Zoning Atlas Amendment (Rezoning) from the CN, Commercial Neighborhood to the Planned Unit Development (PUD) Zoning District as part of the proposed Oak Ridge Ranch Preliminary PUD Site (Master) Plan See Item A. RESULT: DENY MOVER: Board Member Ryan Binner SECONDER: Board Member Billy O'Dell AYES: James A. Taylor, Billy O'Dell, Ed Lounds, Ryan Binner NAYS: Bob Lowe, Craig Mundt, Valerie Slack EXCUSED: Craig Bridgers D.Acting as the Local Planning Agency A Comprehensive Plan Future Land Use Map Amendment (Small-scale) to change the land use category from COM (Commercial) to the MXD (Mixed-Use Development) category, submitted by Redtail Design Group, on behalf of Neal Keys STAFF PRESENTATION Kori Benton, AICP Planning Manager, made a presentation on the proposed Comprehensive Plan Future Land Use Map (Small-scale) Amendment, to change 16.67 acres located at 6201 S. US Highway 1, Port St. Lucie, from the COM, Commercial category to a new Mixed Use Development (MXD) District, to be known as the Eden Oaks MXD Activity Area with associated subarea policies, to contain a +/- 2.38-acre Commercial specific use area and a +/- 14.29-acre Residential specific use area with density up to 14 dwelling units per acre via a Page 9 of 248 Planning & Zoning Commission MeetingThursday, November 17, 2022 6:00 PM 6 | P a g e Planned Development. In accordance with public notice requirements outlined in Section 11.00.03 of St. Lucie County Land Development Code, public notice was advertised in the St. Lucie County News Tribune on October 7, 2022. Notices were mailed to 30 surrounding property owners within a 500-foot radius of the subject property, and a sign was posted on the property. Mr. Benton presented a PowerPoint to cover the project location, proposed mixed use district future land use, and preliminary PUD site plan. STAFF RECOMMENDATION Staff has reviewed the proposed Comprehensive Plan Future Land Use Map Amendment and proposed sub-area policies and determined it is generally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Staff recommends the Planning & Zoning Commission, acting as the Local Planning Agency, forward a recommendation to approve the Future Land Use Map Amendment. BOARD DISCUSSION Mr. O’Dell is concerned with the parking lot flooding. Mr. Mowery states he is working with EDC, Inc., as the project engineers for stormwater. Mr. Lounds asked about solar electric power. Mr. Mowery states solar is not beneficial for their project. Mr. Binner asked about trash. Mr. Mowery stated their will a trash concierge service done by their team on site and taken to trash compaction including bulk items. PUBLIC COMMENT Tod Mowery with Redtail made a presentation to the board on behalf of the applicant, Eden. RESULT: APPROVE MOVER: Board Member Beau Slay SECONDER: Board Member Craig Mundt AYES: James A. Taylor, Billy O'Dell, Ed Lounds, Ryan Binner, Bob Lowe, Craig Mundt, Valerie Slack NAYS: none EXCUSED: Craig Bridgers E.A Zoning Atlas Amendment (Rezone) from CG (Commercial, General) to PUD (Planned Unit Development), and a Preliminary PUD Site Plan for a project to be known as the Eden Oaks PUD located at 6201 S. US Highway 1 in Port St. Lucie, submitted by Red Tail Design Group on behalf of Neal Keys. See Item D. Page 10 of 248 Planning & Zoning Commission MeetingThursday, November 17, 2022 6:00 PM 7 | P a g e RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Beau Slay AYES: James A. Taylor, Billy O'Dell, Ed Lounds, Ryan Binner, Bob Lowe, Craig Mundt, Valerie Slack NAYS: none EXCUSED: Craig Bridgers F.Acting as the Local Planning Agency A Future Land Use Map Amendment to change the land use category from COM (Commercial) to the RH (Mixed-Use Development) category, affecting +/-6.37 acres, submitted by Dr. Alec Wynne on behalf of the Wynne Building Corporation. STAFF PRESENTATION Kori Benton, AICP Planning Manager made a presentation on the proposed amendment to the Comprehensive Plan Future Land Use Map (Small-scale), to change the Future Land Use Category of +/- 6.37 acres from the COM, Commercial category to the RH, Residential High (up to 15 du/ac) category. A concurrent application proposes a Zoning Atlas Amendment (Rezoning) from the CG, Commercial General zoning district to the Planned Unit Development (PUD) zoning district for the same +/-6.37 acres and an associated Preliminary PUD Site Plan to develop up to 96 dwelling units, to be known as the Ibis PUD. In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie County Land Development Code, public notice was advertised in the St. Lucie County News Tribune on October 7, 2022. Notices were mailed to surrounding property owners within a 500-foot radius of the subject property, and a sign was posted on the property. Mr. Benton presented a PowerPoint to cover the project location, proposed mixed use district future land use, and preliminary PUD site plan. STAFF RECOMMENDATION Staff has reviewed these petitions and determined that they conform to the Standards of Review as outlined in Sections 11.06.03 and 11.02.07 of the St. Lucie County Land Development Code and are consistent with the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. Staff recommends that this petition be forwarded to the Board of County Commissioners with a recommendation of approval, with the draft conditions provided in the Report. 1) The Community Clubhouse or similar use facilities shall be consistent with the Community Architectural Standards of St. Lucie County Land Development Code, Section 7.10.24. 2) The Final (Minor) Site Plan shall include the proposed transit stop adjacent to the project entrance. The applicant shall coordinate with St. Lucie County Transit and the Florida Department of Transportation, to ensure permitting and construction are concurrent with the certificate of occupancy. 3) The Final (Minor) Site Plan shall be conditioned to require a Site Lighting certification by a Page 11 of 248 Planning & Zoning Commission MeetingThursday, November 17, 2022 6:00 PM 8 | P a g e photometric engineer prior to final inspection, verifying no direct light spillover to adjacent single-family residences. 4)Trees placed within 10 FT of drainage structures or pipe shall include a root barrier product to protect the drainage system. BOARD DISCUSSION Ms. Slack asked what materials are being used to construct the building? Their architect Dave states it’s a reinforced concrete building. Mr. Taylor asked what is the intent of the relationship of Spanish Lakes neighborhood and the apartment complex? Mr. Wynne stated that it would not be a burden on the tenants or Spanish Lakes residents. The amenities are for the apartment residents. Chair Taylor, Mr. Slay and Ms. Slack are concerned with the flow of traffic. Mr. O’Dell is concerned with flooding and traffic. Chair Taylor would like to continue the item to next meeting December 15, 2022 with a neighborhood meeting and traffic analysis. PUBLIC COMMENT Dr. Alec Wynne 29502 Orange Ave Fort Pierce, FL 34945 Mr. Wynne made a presentation. Tony LoPrinzi 29 Mediterranean W He is concerned with safety of pedestrians. Dawn Robertson 15 Alhambra South Port St. Lucie, FL 34952 She is the HOA Vice President and she concerned with drainage, no fire hydrants and noise ordinances. Robert Hale 4 Antigua Port St. Lucie, FL 34952 He is the HOA President and he is concerned with lighting, drainage, and flooding. Joyce Stover 5 Reforma Lane Port St. Lucie, FL 34952 She concerned with security, density, flooding and traffic. Dennis Cousins 40 Alhambra S Port St. Lucie, FL He is concerned with potholes and drainage. Richard Zieba 8267 US Highway 1 Port St. Lucie, FL He is concerned with traffic and safety. David Abbotts 16 Del Prado Port St. Lucie, FL He is concerned with potholes and drainage. Page 12 of 248 Planning & Zoning Commission MeetingThursday, November 17, 2022 6:00 PM 9 | P a g e Linda Lauvatis 11 Oro Grande Way Port St. Lucie, FL She concerned with traffic and flooding. RESULT: CONTINUE MOVER: Board Member Ryan Binner SECONDER: Board Member Beau Slay AYES: James A. Taylor, Billy O'Dell, Ed Lounds, Ryan Binner, Bob Lowe, Craig Mundt, Valerie Slack NAYS: none EXCUSED: Craig Bridgers G.A Zoning Atlas Amendment (Rezone) from CG (Commercial, General) to PUD (Planned Unit Development), and a Preliminary PUD Site Plan for a project to be known as the Ibis PUD located at 8000 S. US Highway 1 in Fort Pierce, submitted by Dr. Alec Wynne on behalf of the Wynne Building Corporation. RESULT: CONTINUE MOVER: Board Member Ryan Binner SECONDER: Board Member Beau Slay AYES: James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack NAYS: None EXCUSED: Craig Bridgers 10.WORKSHOPS 11.OTHER BUSINESS 12.ADJOURN Meeting adjourned at 11:07 pm. Page 13 of 248 9.A. 2022-56099 PUBLIC HEARINGS - PLANNING & DEVELOPMENT SERVICES AGENDA REQUEST DATE: 12/15/2022 *ORDINANCE ITEM - FUTURE LAND USE MAP AMENDMENT QUASI-JUDICIAL ITEM? No TO: Board of County Commissioners PRESENTED BY: Kori Benton, Planning Manager SUBMITTED BY: Planning & Development Services SUBJECT: Continued from November 17, 2022 - Acting as the Local Planning Agency A Future Land Use Map Amendment to change the land use category from COM (Commercial) to the RH (Mixed-Use Development) category, affecting +/-6.37 acres, submitted by Dr. Alec Wynne on behalf of the Wynne Building Corporation. BACKGROUND: The Wynne Building Corporation, and Representative, Dr. Alec Wynne, petitioned a proposed amendment to the Comprehensive Plan Future Land Use Map (Small-scale), to change the Future Land Use Category of +/- 6.37 acres from the COM, Commercial category to the RH, Residential High (up to 15 du/ac) category. A concurrent application proposes a Zoning Atlas Amendment (Rezoning) from the CG, Commercial General zoning district to the Planned Unit Development (PUD) zoning district for the same +/-6.37 acres and an associated Preliminary PUD Site Plan to develop up to 96 dwelling units, to be known as the Ibis PUD. The site is part of a 14.59-acre commercial segment that is part of the Spanish Lakes Commercial Center Major Site Plan, located just south of 8000 South US Highway 1, Port St. Lucie, a component of the overall 244.47-acre Spanish Lakes development. The project is located within the established Urban Services Boundary (USB), along an established St. Lucie County Transit Corridor, Area Regional Transit Route 1. The applicant is proposing potable water and sanitary sewer connections with the Port St. Lucie Utility Systems Department and has designed a future transit stop at the subject site. The applicant held a second neighborhood meeting on December 2, 2022, with approximately 40 participants. PREVIOUS ACTION: The Planning & Zoning Commission heard the petition at their November 17, 2022 Meeting. After discussion, the Commission voted to continue the hearing until their December 15, 2022 meeting. FINANCIAL IMPACT: Page 14 of 248 No direct fiscal impact was identified. RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. COMMISSION ACTION: Coordination/Signatures Date: December 09, 2022 Benjamin Balcer, Planning & Development Services Assistant Director Date: December 10, 2022 Daniel McIntyre, County Attorney Date: December 12, 2022 Mark Satterlee, Deputy County Administrator Page 15 of 248 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION: Property Owner(s):Wynne Building Corporation 8000 S US Highway 1 Ste 402 Port St Lucie, 34952 Agent/Agent of Record:Dr. Alex Wynne 8000 S US Highway 1 Ste 402 Port St Lucie, 34952 Location: 8000 S. US Highway 1, Port St. Lucie, FL 34982 Tax ID(s):3414-501-1701-000-9 Project Size:+/-6.37-Acres Existing Future Land Use: COM (Commercial) Proposed Future Land Use:RH (Residential High) Existing Zoning: CG (Commercial, General) Proposed Zoning:PUD (Planned Unit Development) Existing Use: Undeveloped Commercial – Adjoining the Spanish Lakes Residential & Commercial Development Boundary (USB):The subject property is located inside the Urban Service Boundary Utility Service:City of Port St. Lucie Utility Systems Department Type of Concurrency Concurrency Deferral Affidavit Fire/EMS Protection:St. Lucie County Fire District Station #12, located at 1850 SE Village Green Dr, Port St. Lucie, approximately 2.5 miles southeast of the subject site. TO:St. Lucie County Planning and Zoning Commission THROUGH:Mayté Santamaria, Director Benjamin Balcer, AICP, Assistant Director FROM:Kori Benton, AICP, Planning Manager DATE:November 8, 2022 SUBJECT:Ibis Apartments Future Land Use Map Amendment - Small-Scale (FLUMA-3202125971-25971) Planned Unit Development Rezoning & Preliminary Development Plan (PUD-RZ-3202125970-25970) Page 16 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 2 BACKGROUND & REQUEST OVERVIEW The Wynne Building Corporation, and Representative, Dr. Alec Wynne, petitioned a proposed amendment to the Comprehensive Plan Future Land Use Map (Small-scale), to change the Future Land Use Category of +/- 6.37 acres from the COM, Commercial category to the RH, Residential High (up to 15 du/ac) category. A concurrent application proposes a Zoning Atlas Amendment (Rezoning) from the CG, Commercial General zoning district to the Planned Unit Development (PUD) zoning district for the same +/-6.37 acres and an associated Preliminary PUD Site Plan to develop up to 96 dwelling units, to be known as the Ibis PUD. The site is part of a 14.59-acre commercial segment is part of the Spanish Lakes Commercial Center Major Site Plan, located just south of 8000 South US Highway 1, Port St. Lucie, a component of the overall 244.47- acre Spanish Lakes development. The project is located within the established Urban Services Boundary (USB), along an established St. Lucie County Transit Corridor, Area Regional Transit Route 1. The applicant is proposing potable water and sanitary sewer connections with the Port St. Lucie Utility Systems Department and has designed a future transit stop at the subject site. Exhibit 1: Aerial Map Page 17 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 3 ************************************************************************** SECTION 1: FUTURE LAND USE MAP AMENDMENT STANDARDS OF REVIEW AS OUTLINED IN THE ST. LUCIE COUNTY COMPREHENSIVE PLAN A. In reviewing petitions for amendments to the Future Land Use Map, the Planning and Zoning Commission should determine whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan and Florida Statutes. The proposed comprehensive plan amendment would change the Future Land Use Map designation for the collective 6.37 acres from COM (Commercial) to the RH (Residential High, up to 15 du/ac) Category. Policy 1.1.1.2 of the Comprehensive Plan describes the County’s Residential High (RH) land use category, requested for the subject site, as follows: Residential High (RH) Areas designated Residential High (RH) are intended to accommodate high density development, not to exceed 15 dwelling units per gross acre. In order to develop at this intensity, it must be possible to connect into a central water and wastewater service facility, and the subject property must be located in an area of the County which has available all urban services and facilities including fire protection, police, recreation, roadways, and schools. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. The applicant is the original developer of the Spanish Lakes community and interconnected commercial center along US Highway 1. The Commercial node encompasses a hotel, restaurant, an office complex containing a bank and real estate sales center for the Wynne Corporation. The petition site held site plan approval to expand the commercial center, however the applicant has indicated demand for commercial development in the area has been limited, met with an abundant supply. The applicant suggests that re-designating this property to a residential land use will allow for a greater mix of uses in the area, with appropriate interconnectivity to develop the necessary synergies to support a mix of land use activities. The Development Review Committee (DRC) has reviewed this petition and determined it complies with the following Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan. Objective 1.1.2: Growth Management. St. Lucie County shall manage how and where growth occurs by using sustainable development and balanced planning practices. The County shall manage the land use patterns designated on the Future Land Use Map comprehensively, consistently, and effectively to enhance the quality of life for its citizens, promote economic vitality, and accommodate projected population growth and development in an environmentally acceptable manner. 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, before taking any approval actions granting an individual amendment to the Future Land Use Maps: 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. Page 18 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 4 Exhibit 2: Existing Future Land Use Map The property is adjunct to large commercial nodes extending along the US Highway 1 corridor. The site abuts the Residential Urban (RU) and Commercial (COM) Future Land Use categories, with existing Industrial (IND) to the southwest, within a quarter-mile. The City of Port St. Lucie recently annexed and approved a Residential PUD project in September 2022, within their CG/RH (Commercial/Residential High) Future Land Use Category, approximately 0.39 miles south on US Highway 1 at Savanna Club Blvd. The petition is less than 0.65 miles from the Prima Vista Commercial Center, under one mile from Crosstown Parkway, and approximately 1.5 miles from the Port St. Lucie City Center. Adjacent Land Uses: Location Zoning District Future Land Use Existing Land Use Subject Property CG (Commercial, General)COM (Commercial)Undeveloped Commercial North CG (Commercial, General)COM (Commercial)/RU (Residential Urban) Commercial Office, Restaurant and Lodging & Spanish Lakes Community South CG (Commercial, General)COM (Commercial)Commercial Sales & Service East RMH-5 (Residential, Mobile Home - 5/ac)RU (Residential Urban)Spanish Lakes Community Adjacent Parcels West CG (Commercial, General)COM (Commercial)Various Commercial Plazas Page 19 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 5 Policy 1.1.2.2 – By 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 the 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 project site is located within the County’s Urban Service Boundary, making this a suitable location to further accommodate the County’s increasing population. By the Bureau of Economic and Business Research (BEBR), Florida Population Census 2020 report performed by the University of Florida, the population in St. Lucie County has increased by 18.5% from April 2010 to April 2020. Although the proposal is not for a Mixed-use Development (MXD) Future Land Use Category, the requested Residential High (RH) Future Land Use Category would adjoin the Commercial (COM) and Residential Urban (RU) categories on the property, which contain a mix of housing, commercial and recreational development. The proposal seeks to collocate compatible residential with commercial along US Highway 1, supporting infill development and redevelopment along an established transit corridor, with enhanced proximity to goods and services, while lessening transportation demands from new residences. Fire/EMS Services St. Lucie County Fire District Station #12, located at 1850 SE Village Green Dr, Port St. Lucie, approximately 2.5 miles southeast of the subject site. The St. Lucie Hospital is approximately 2.8 miles southeast of the project. Water and Wastewater Water & Wastewater services will be provided by the Port St. Lucie Utilities Department. Traffic The traffic analysis filed for the proposed Future Land Use Amendment, prepared by the Giangrande Engineering and Planning evaluated a maximum density of 96 apartments, with build-out assumptions by 2024. The analysis projects 690 daily trips, of which 53 AM peak hour (13in/40out), and 62 PM peak hour (39in/23out) net new trips are anticipated. The analyses demonstrates that the study area roadway has sufficient capacity to support the proposed future land use amendment. The site has direct access to US Highway 1 and Mediterranean Boulevard with both signalized and unsignalized intersections with US Highway 1, as well as cross-access to the adjoining commercial center and Spanish Lakes community. The Florida Department of Transportation (FDOT) issued a Pre-application letter on September 19, 2022, accepting the project scope with conditions and minimum design specifications. The analysis highlights a net reduction when compared to commercial build-out under the current Future Land Use Category. Environmental Assessment Background The Environmental Resources Department (ERD) is in receipt of the May 2nd, 2022, date-stamped submittal from Planning and Development Services. The applicant is seeking approval to develop a Planned Unit Development (PUD) within one (1) 7.08-acre segment of parcel (Parcel ID 3414-501-1701-000-9). The project Page 20 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 6 consists of an apartment complex with eighty-eight (88) two-bedroom and six (6) one-bedroom apartments, amenities such as a 3,800 sq ft. club house, pool, pickleball court, and associated parking and drainage infrastructure, and landscaping. A concurrent Future Land Use Text Amendment (FLUMA) application is under review to recategorize the parcel segment from Commercial (COM) to Residential High (RH). The existing sales center will be replaced with a new 3,600 sq ft building and four (4) model homes. The parcel is located at 8000 S US Hwy 1, Fort Pierce and the area of proposed development is currently zoned as Commercial General (CG). Recommendation The Environmental Resources Department has no objection to the approval of the Future Land Use Map Amendment. FUTURE LAND USE MAP AMENDMENT RECOMMENDATION: The staff has reviewed the proposed small-scale Comprehensive Plan Future Land Use Map Amendment and determined it is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan; therefore, the staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. ************************************************************************** SECTION 2: REZONE TO THE OFFICIAL ZONING ATLAS STANDARDS OF REVIEW AS OUTLINED IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 Section 11.06.03 of the St. Lucie County Land Development Code establishes the standards for reviewing Zoning Atlas Amendments. The proposed Zoning Atlas Amendment would change the Official Zoning Atlas Map to rezone a 6.37-acre subset of the overall 244.47-acre parcel from CG (Commercial, General) to PUD (Planned Unit Development), and authorize a Preliminary PUD Site Plan. Exhibit 3: Existing Zoning Map Page 21 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 7 Exhibit 4: Proposed Zoning Map A. Whether the proposed rezoning conflicts with any applicable portions of the St. Lucie County Land Development Code; The proposed amendment to the Official Zoning Atlas is not in conflict with the applicable provisions of the Land Development Code. The request seeks to amend the Official Zoning Atlas to reclassify the zoning from the CG (Commercial, General) to the PUD (Planned Unit Development) Zoning District. Future Land Use: The proposed Future Land Use designation of the subject property is RH (Residential High). In accordance with the Comprehensive Plan, “Areas designated Residential High (RH) are intended to accommodate high density development, not to exceed 15 dwelling units per gross acre. In order to develop at this intensity, it must be possible to connect into a central water and wastewater service facility, and the subject property must be located in an area of the County which has available all urban services and facilities including fire protection, police, recreation, roadways, and schools. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code” The proposed PUD seeks to implement the proposed Future Land Use Amendment while providing a compatible design to integrate the new development with surrounding commercial and residential uses. Current Zoning: The property is zoned CG (Commercial, General): The CG Zoning District - to provide and protect an environment suitable for a wide variety of commercial uses intended to serve a population over a large market area, which does not impose desirable noise, vibration, odor, dust, or offensive effects on the surrounding area, together with such other uses as may be necessary to and compatible with general commercial surroundings. Page 22 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 8 Proposed Zoning: The proposed rezoning is to the PUD (Planned Unit Development) Zoning District. The Planned Unit Development (PUD) District is intended to achieve residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of residential land reflecting changes in the technology of land development; B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. A minimum of thirty-five percent (35%) of the gross area of land in a PUD must be for use as common open space, which may include, parks, recreation areas, bicycle, and pedestrian paths and facilities, marinas, swimming beaches, common open space, common landscaping and planting areas, stormwater retention areas, or other areas of public purpose or use. Common open space may not include street, road, or drainage rights- of-way, above-ground utilities, or parking areas. Additionally, a minimum of fifteen percent (15%) of any existing native upland habitat on the property must be preserved in its natural condition as part of the required thirty-five percent (35%) common open space. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The proposed rezoning to the PUD (Planned Unit Development) Zoning District, and retained CG (Commercial, General) Zoning District are consistent with the proposed RH (Residential High) Future Land Use designation as provided in the table within Comprehensive Plan Policy 1.1.1.3 - Land Use Designation / Zoning Compatibility Chart. Land Use Designation / Zoning Compatibility Chart Future Land Use Categories Zoning Districts AG - 5 AG - 2 . 5 RE RS RU RM RH R/ C CP U CO M IN D P/ F MX D SD H T/ U TV C PUD X X X X X X X X X X X X X The proposed amendment is consistent with the Comprehensive Plan Future Land Use Element Goals, Objectives, and Policies: Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD), and the Planned Mixed-Use Development (PMUD) zoning designations. Policy 1.1.8.1 – The County shall continue to encourage the use of planned development techniques to conserve open space and environmentally sensitive areas, through the County's Land Development Code which shall include: a. Minimum acreage requirements necessary to support a viable mixed-use community providing sufficient design flexibility to allow innovation and creativity in all forms of planned unit developments; b. Minimum open space standards, consistent with the percentages identified in the Land Development Code for all planned developments and including assurances that such areas will remain as open space to protect existing native habitat, to provide for minimum setback Page 23 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 9 needs from adjacent uses, and to provide active and passive recreational as well as visual amenities; c. Provisions ensuring the long-term preservation of remaining open spaces; d. A mixed-use district combining residential, commercial, recreational, educational, and other income-producing uses providing significant functional and physical integration among uses; e. Minimum standards for the provision of on-site shopping, job opportunities, and internal trip capture; and, f. Specific requirements to provide efficient, centralized infrastructure (potable water and sanitary sewer). Include specific restrictions on the use of septic tanks, individual wells, and package plants in planned unit developments. g. Development consistent with the Towns, Villages, and Countryside Element and the Transfer of Development Rights Program outlined under Objective 11.1.7. 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 the consistent and predictable application of the Land Development Code. Policy 1.1.9.1 - All new subdivisions, planned unit developments, and site development plans shall be designed to include an efficient system of internal traffic circulation that does not require internal trips or trips of short duration to be forced onto the major roadway network. Connections to new and existing subdivisions shall be encouraged. Goal 3.1: To provide guidance, based on accepted planning principles, for the provision of housing resources for all citizens through public/private cooperative arrangements. Objective 3.1.1: The County shall ensure the creation and/or preservation of affordable housing for all current and anticipated future needs including rural and farmworker housing, workforce housing as well as adequate sites and distribution of housing for very-low-income, low-income, and moderate-income households. Policy 3.1.1.1 – To provide sufficient land to meet the future housing needs, the Future Land Use Map shall provide future land use designations that allow a variety of housing types, affordability, and densities. Policy 3.1.1.2 – The County shall continue to permit high-density residential development in Planned Mixed-Use Development projects. The Preliminary PUD Site Plan includes up to ninety-six (96) multifamily units, an amenity center, active and passive open space, surface parking, stormwater and cross-connectivity with existing commercial and residential development, and a new transit stop along US Highway 1. The applicant states that the proposed plan meets the intent of the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan by supporting infill development, housing affordability, improved access to the transportation network, and providing creative open space in a semi-urban setting for future residents. Although the project is high-density residential development through a Planned Unit Development, instead of a Planned Mixed-Use Development as referenced in Policy 3.1.1.2, the outward development already contains an integrated commercial center, mid-density residential and recreational uses which will be augmented through further housing diversification with this infill project. C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; As stated above, the PUD (Planned Unit Development) Zoning District is compatible with the proposed RH (Residential High) Future Land Use designation as per the Land Development Code (LDC) and Comprehensive Plan. Page 24 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 10 D. Whether there have been changed conditions that require an amendment; The applicant is pursuing a rezone from the current Zoning District to the PUD (Planned Unit Development) Zoning District, compatible with the surrounding area. Changing conditions include the increased housing demand concurrent with a transitioning retail market. New development proposals within the adjacent St. Lucie Business Park carry the potential for future employment, while efforts remain to spur development of the City of Port St. Lucie City Center, to the south. In 2019, Crosstown Parkway was completed, with the final link connecting to US Highway 1, to the south. The six lane divided highway and bridge serves as a multi-modal transportation alternative to include accommodations for automobile, bicycle, pedestrian and public transit, linking residences to existing and growing neighborhood, community facilities, the interstate system, and other commercial/employment hubs. 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 change in zoning should not affect the acceptable level of service capacity of transportation facilities, parks, drainage, schools, solid waste, mass transit, or emergency medical facilities, with the site situated central to existing facilities. Before the issuance of any Final Development Order, the developer must demonstrate that all public facilities are available to serve the parcel and obtain a Certificate of Capacity. The applicant has signed the required Concurrency Deferral Affidavit recognizing this provision. Utilities & Solid Waste: Port St. Lucie Utilities will provide Water & Wastewater service to the site. Electric will be provided by FP&L and solid waste collection by Waste-Pro. Transportation Impacts Kimley-Horn, acting as the County’s traffic consultant, reviewed the project traffic analysis, with anticipation that the adjacent roadway segments have sufficient capacity, and no adverse impacts are anticipated to accommodate the proposed zoning change. Additional analysis is provided in Section 3.C. below. U S H i g h w a y 1 Crosstown Pa r k w a y Prima Vist a B l v d . City Center Exhibit 5: Context Aerial Exhibit Page 25 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 11 Mass Transit The Treasure Coast Connector provides access to public transit, adjacent along US Highway 1, via Route 1. A new stop is proposed within the Preliminary PUD Site Plan, with pedestrian connections planned through site development. Schools & Parks School facilities exist in proximity to the subject site, with adequate capacity available to serve the development. Smaller parks and preserves exist nearby, with the planned Greenways & Trails project situated further to the east – along the Savannas. The project proposes a pool and clubhouse and a walking path around stormwater and passive green space linked to an interconnected sidewalk system. Stormwater The project is required to comply with LDC Section 7.07.00, and South Florida Water Management District (SFWMD) standards to achieve stormwater management requirements for the project site and prevent any adverse impacts on adjacent properties. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; The proposed amendment is not anticipated to create significant impacts on the natural environment. The applicant provided an environmental impact report that assesses existing environmental conditions on the subject property. Environmental Assessment Background The Environmental Resources Department (ERD) is in receipt of the May 2, 2022, date-stamped submittal from Planning and Development Services. The applicant is seeking approval to develop a Planned Unit Development (PUD) within one (1) 7.08-acre segment of parcel (Parcel ID 3414-501-1701-000-9). The project consists of an apartment complex with eighty-eight (88) two-bedroom and six (6) one-bedroom apartments, amenities such as a 3,800 sq ft. club house, pool, pickleball court, and associated parking and drainage infrastructure, and landscaping. A concurrent Future Land Use Text Amendment (FLUMA) application is under review to recategorize the parcel segment from Commercial (COM) to Residential High (RH). The existing sales center will be replaced with a new 3,600 sq ft building and four (4) model homes. The parcel is located at 8000 S US Hwy 1, Fort Pierce and the area of proposed development is currently zoned as Commercial General (CG). Recommendation The Environmental Resources Department has no objection to the approval of the Planned Unit Development Rezone with the conditions outlined in staff’s recommendation. G. 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 change in zoning will result in an orderly and logical development pattern, providing compatible residential infill adjacent to existing commercial centers as a transition to mid-density residential to the east. The proposed parcel is located within the Urban Service Boundary (USB) along an established commercial corridor on US Highway 1, with an existing St. Lucie County Transit Area Regional Transit Route (Route 1). Active and passive recreation opportunities are integrated in the associated Preliminary PUD Plan, created through the site design, with interconnectivity amongst the Spanish Lakes development. Page 26 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 12 H. 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 rezoning to a PUD (Planned Unit Development) Zoning District is not in conflict with the public interest and is in harmony with the purpose and intent of the Land Development Code. 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 rezoning to a PUD (Planned Unit Development) Zoning District is not in conflict with the public interest and is in harmony with the purpose and intent of the Land Development Code. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding the proposed amendments. ************************************************************************** R SECTION 3: PRELIMINARY SITE PLAN STANDARDS OF REVIEW AS OUTLINED IN THE LAND DEVELOPMENT CODE SECTION 11.02.07 Land Development Code Section 11.02.07 establishes the standards of review for site plans. A. Consistency with Local Ordinances and Comprehensive Plan. The proposed plan is consistent with the general purpose, Goals, Objectives, and Standards of this Code, the St. Lucie County Comprehensive Plan, and the Code and compiled laws of St. Lucie County. As noted in the above analysis of the rezoning standards of review, the site plan and proposed use are consistent with Future Land Use Policy 1.1.8.1 in its use of planned development techniques. Future Land Use Element Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses reflecting the needs and desires of the 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 country’s citizens, native wildlife and environment, through incompatible land uses. Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD), and the Planned Mixed-Use Development (PMUD) zoning designations. Policy 1.1.10.2: Require effective visual and light diffusion barriers between residential and non-residential uses. Standards and requirements for such barriers are to be included in the landscaping and screening regulations of the St. Lucie County Land Development Code. Consistency with Land Development Code (LDC) Regulations The proposed development and proposed use are not in conflict with any applicable portions of the St. Lucie County Land Development Code (LDC) or Comprehensive Plan. The proposed PUD (Planned Unit Development) Site Plan demonstrates compliance with the St. Lucie County Land Development Code (LDC) and Comprehensive Plan requirements. Page 27 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 13 Under LDC Section 7.01.00, the intent of the PUD (Planned Unit Development) Zoning designation is to achieve residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of residential land reflecting changes in the technology of land development; B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. Intensity & Design All reasonable steps have been taken to minimize adverse effects on the immediate vicinity through landscaping, screening, and site design, and all buildings will be constructed, arranged, and operated so as not to interfere with adjacent properties. The design will promote active pedestrian transportation, such as walking and cycling, as well as internal sidewalk network, for recreation, access to on-site amenities and connectivity to the existing future commercial establishments along the US1 corridor. Exhibit 6: Preliminary PUD Site Plan Snapshot The plan provides for two (2) four-story residential buildings, featuring 48 units each. The preliminary plan displays amble parking supply, integrated pedestrian links, landscaping and stormwater. A central clubhouse and outdoor pool, pickle-ball courts dog park, walking trail, cross connectivity with existing commercial and stormwater are planned. Although the project will feature a right-in and right-out only driveway connection with US Highway 1, as well as direct connection to Mediterranean Boulevard for routing to a signalized intersection with US Highway 1 to the north, and an unsignalized full access intersection with US Highway 1 to the south. Cross-access to the adjoining commercial center and Spanish Lakes community are provided. An existing billboard on the site will be removed during redevelopment. Open Space The proposed project will exceed the required thirty-five (35%) percent of open space, at nearly 48% of the site including a stormwater management, the amenity centers, park space, and landscape areas. Redeveloped Commercial US Highway 1 Ex i s t i n g C o m m e r c i a l Redeveloping Single-family / Mobile Home Park Park Amenity Center 4-Story / 48 Unit Structure 4-Story / 48 Unit Structure Proposed Bus Stop Page 28 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 14 Exhibit 7: Preliminary PUD Open Space Snapshots The Preliminary Site Plan incorporates an enhanced private park space over 1 acre in size, integrated pedestrian walkways, and an amenity center encompassing a clubhouse, pool, pickleball court and possible a dog park in the future, to active open space. B.Effect on Nearby Properties. 1. The proposed building or use will not have an undue adverse effect upon nearby property, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting public health, safety, and general welfare. 2. All reasonable steps have been taken to minimize any adverse effect of the proposed building or use on the immediate vicinity through building design, site design, landscaping, and screening. 3. The proposed building or use will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, by applicable district regulations. The proposed building or use will not have an undue adverse effect upon nearby property, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting public health, safety, and general welfare. The proposed Preliminary PUD Plan is compatible with existing and proposed land uses of adjacent properties. Although the project presents residential development of greater similar scale and density than established in the immediate area, the site is immersed in commercial centers and small lot/site single-family development patterns, therefore the project is designed to integrate the proposed density in a manner compatible with the established area, which is poised for further infill and intensification. The completion of Crosstown Parkway to the south, and planned City Center development, are expected to compel more dense infill project as displayed with the City of Port St. Lucie’s recent authorization of a high-density residential project within one- half mile to the south. The PUD design provides for compatibility with collocated and adjacent land uses. Over 1 Acre Park Open Space/Stormwater with Trail Open Space/Stormwater with Trail Page 29 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 15 Adjacent Land Uses: The proposed four (4) story multifamily structures are offset from US Highway 1, with defined arrival at the amenity center, with expanded setbacks from the lower density development to the east. The proposed building height is less than the current 60 ft. allowed within the CG, Commercial General Zoning District. In accordance with LDC Section 7.09.04.E. Landscaped Buffer Areas Between Non-Residential Structure(s) Housing Three (3) or More Dwelling Units and Single-Family or Two-Family Residential Uses. All side and rear yard perimeter buffer areas between non-residential or residential structure(s) housing three (3) or more dwelling units and single-family or two-family residential uses shall be landscaped with a masonry wall or opaque wood fence of at least eight (8) feet in height that forms a continuous screen between the uses. All masonry walls or opaque wood fences shall be landscaped with a continuous hedge along both the inside and outside base of the wall or fence. The applicant owns the Spanish Lakes development to the east, therefore is proposing a 6ft. tall opaque vinyl fence and landscaping along the eastern project boundary to enhance the open space buffer designed between the residential areas. C.Adequacy of Public Facilities The proposed project will increase demands on select public facilities, such as parks, schools, solid waste, mass transit, and emergency medical facilities, however the increases are consistent with capital improvements Location Zoning District Future Land Use Existing Land Use Subject Property CG (Commercial, General)COM (Commercial)Undeveloped Commercial North CG (Commercial, General)COM (Commercial)/RU (Residential Urban) Commercial Office, Restaurant and Lodging & Spanish Lakes Community South CG (Commercial, General)COM (Commercial)Commercial Sales & Service East RMH-5 (Residential, Mobile Home - 5/ac)RU (Residential Urban)Spanish Lakes Community Adjacent Parcels West CG (Commercial, General)COM (Commercial)Various Commercial Plazas Exhibit 8: Conceptual Rendering – Ibis Apartments Page 30 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 16 and development existing and anticipated in this area within the Urban Service Boundary with facilities present. Transportation The traffic analysis filed for the proposed PUD, prepared by the Giangrande Engineering and Planning, assumed build-out by 2024. The analysis projects 690 daily trips, of which 53 AM peak hour (13in/40out), and 62 PM peak hour (39in/23out) net new trips are anticipated. The analyses demonstrates that the study area roadway has sufficient capacity to support the proposed future land use amendment. The site has direct access to US Highway 1 and Mediterranean Boulevard with both signalized and unsignalized intersections with US Highway 1, as well as cross-access to the adjoining commercial center and Spanish Lakes community. The Florida Department of Transportation (FDOT) issued a Pre-application letter on September 19, 2022, accepting the project scope with conditions and minimum design specifications. The Treasure Coast Connector now known as Area Regional Transit system provides access to public transit, along US Highway 1, via “Route 1” with an established stop less than one-fifth of a mile to the north. The applicant has presented intent to provide a supplemental or replacement stop at the project’s entrance. Sidewalk connections exist between the project site and the established or proposed stop(s). A Final Site Plan will command further coordination with the FDOT for final access and bus stop design. Drainage Dry detention areas are proposed for the project. Following approval of the future Final Site Plan, the developer must receive a Site Development Permit from the Public Works Department to ensure the project does not adversely impact adjacent properties. Utilities & Solid Waste Water & Wastewater services will be provided by the Port St. Lucie Utilities Department. Electric will be provided by FP&L and solid waste collection by Waste-Pro. D.Adequacy of Fire Protection St. Lucie County Fire District Station #12, located at 1850 SE Village Green Dr, Port St. Lucie, approximately 2.5 miles southeast of the subject site. The project will create additional demand, but no adverse impacts or demands exceeding existing capacity. E.Adequacy of School Facilities. The proposed residential project is anticipated to create additional impacts on school facilities, however adequate facilities are identified. The Preliminary Site Plan depicts the ability for school bus access and turnaround with benches and bike racks. The St. Lucie County School Board has reviewed the proposed development and has no school concurrency or capacity issues. U S H i g h w a y 1 Exhibit 9: Area Regional Transit - Route 1 Snapshot Page 31 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 17 Savanna Ridge Elementary School is under a 2 mile travel distance to the northeast with Port St. Lucie Highschool an approximate 3.5 mile travel distance to the southeast. The plan will provide for an internal bus stop, if approved by the St. Lucie County School District. F.Environmental Impact. The proposed amendment is not anticipated to create adverse impacts on the natural environment. The applicant provided an environmental impact report that assesses existing environmental conditions on the subject property. Findings A revised landscape plan prepared by MAI Design Build, dated September 29th, 2022, was reviewed and determined to meet the standards outlined in LDC 7.09.04. The provided open space calculations were also reviewed and determined to satisfy the open space requirements for PUDs outlined in LDC 7.01.03.I. The proposed development will impact 166” diameter at breast height (DBH) of canopy trees (i.e., slash pines) at the 2:1 ratio resulting in 332” DBH of required mitigation per LDC 6.00.05.D. Tree mitigation will be satisfied via onsite preservation of 176” DBH of native canopy trees (i.e., slash pines) resulting with 352” DBH of mitigation credit at the 2:1 ratio per LDC 6.00.05.D. Recommendation The Environmental Resources Department has no objection to the Preliminary PUD Site Plan with the conditions outlined below. NEIGHBORHOOD MEETING & PUBLIC NOTIFICATION: The applicant held a neighborhood meeting on Wednesday, February 3, 2021, with transcribed minutes by the applicant provided as an attachment. Staff provided notification letters to fifty-four (54) owners of the property, located within 500 feet of the petition site, detailing the proposals. A public notification sign detailing the Planning and Zoning Commission’s Public Hearing was posted on the premises, and an advertisement was displayed in the local newspaper on Sunday, November 6, 2022. CONCLUSION: The staff has reviewed these petitions and determined that it conforms to the Standards of Review as outlined in Section 11.06.03 of the St. Lucie County Land Development Code and are consistent with the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. PUD REZONING & PRELIMINARY SITE PLAN RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval, subject to the associated Future Land Use Map Amendment, with the following conditions: 1) The Final (Minor) Site Plan shall include the proposed transit stop adjacent to the project entrance. The applicant shall coordinate with St. Lucie County Transit and the Florida Department of Transportation, to ensure permitting and construction are concurrent with the certificate of occupancy. 2) The Final (Minor) Site Plan shall be conditioned to require a Site Lighting certification by a photometric engineer prior to final inspection, verifying no direct light spillover to adjacent single-family residences. 3) Trees placed within 10 FT of drainage structures or pipe shall include a root barrier product to protect the drainage system. 4) Prior to any ground disturbance or impacts to any vegetation, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. Page 32 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 18 5) Prior to issuance of a vegetation removal permit/exemption, listed species surveys may be required. If any listed species impacts are found to be present as a result of these surveys, appropriate mitigative measures per state and federal agency requirements shall be provided prior to initiation of any clearing activities. 6) Prior to any ground disturbance or impacts to any vegetation, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. Page 33 of 248 ORDINANCE 2022-XX FILE NO.: FLUMA-3202125971-25971 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, TO AMEND THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR +/-6.37 ACRES OF LAND OWNED BY THE WYNNE BUILDING CORPORATION FROM THE COM (COMMERCIAL) TO THE RH (RESIDENTIAL, HIGH) CATEGORY; PROVIDING FOR FINDINGS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF STATE; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; 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. A petition submitted by the Wynne Building Corporation, and Representative, Dr. Alec Wynne, petitioned a proposed amendment to the Comprehensive Plan Future Land Use Map (Small-scale), to change the Future Land Use Category of +/- 6.37 acres located at 8000 S. US Highway 1 from the COM, Commercial category to the RH, Residential High (up to 15 du/ac) category within St. Lucie County, Florida, in accordance with Chapter 163, Florida Statutes. 2. The Board of County Commissioners of St. Lucie County as the governing body of St. Lucie County having jurisdiction over this application pursuant to Chapter 163, Florida Statutes, is authorized and empowered to consider amendments to the adopted Comprehensive Plan of St. Lucie County; and 3. On November 17, 2022, the St. Lucie County Planning and Zoning Commission/Local Planning Agency held a public hearing, of which due notice was published in the St. Lucie News Tribune and notifying by mail all owners of property within 500 feet of the subject property, and forwarded a recommendation of approval/disapproval to the Board of County Commissioners for the petition for an Amendment to the Comprehensive Plan Future Land Use Map; and 4. On December 6, 2022, the Board of County Commissioners of St. Lucie County, Florida held the final public hearing, of which due notice was placed in the St. Lucie News Tribune, and deemed adoption of the amendment to be in/not to be in the best interests of the citizens and residents of the County; and 5. The proposed amendment to the Future Land Use Map is consistent with the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan as outlined in the Board of County Commissioners staff report dated, November 8, 2022. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie County, Florida: Page 34 of 248 A. AMENDMENDMENT TO FUTURE LAND USE DESIGNATION The Future Land Use Designation set forth in the St. Lucie County Comprehensive Plan for the property described in Exhibit “A,” attached hereto, containing a 6.37-acre portion of a parcel of land owned by the Wynne Building Corporation at 8000 S. US Highway 1, Port St. Lucie, from COM (Commercial) to RH (Residential High) as depicted in the attached Exhibit A. B. FINDING OF CONSISTENCY The Board of County Commissioners of St. Lucie County, Florida, specifically determines that the approval/denial of this amendment to the adopted Comprehensive Plan Future Land Use Element is internally consistent with the Goals, Objectives, and Policies contained in the St. Lucie County Comprehensive Plan and provides for the recognition that impacts of this approval on the public facilities of St. Lucie County will not occur until such time as a Final Development Order for this property is issued. C. CHANGE TO FUTURE LAND USE MAP The St. Lucie County Planning and Development Services Director is hereby authorized and directed to cause this change to be made in the Future Land Use Map of the Future Land Use Element of the St. Lucie County Comprehensive Plan and to make a notation of reference to the date of adoption of this Ordinance. D. 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 this Ordinance, are hereby superseded by this Ordinance to the extent of such conflict. E. 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 to any person, property, or circumstances, such holding shall not affect its applicability to any other person, property, or circumstance. F. APPLICABILITY OF ORDINANCE This Ordinance shall be applicable as stated in Paragraphs A, B, and C. G. FILING WITH THE DEPARTMENT OF STATE The Clerk is hereby directed forthwith to send a certified copy of this Ordinance to the Bureau of Laws, Department of State, The Capitol, Tallahassee, Florida, 32304. H. FILING WITH THE DEPARTMENT OF ECONOMIC OPPORTUNITY The Planning and Development Services Director shall send a certified copy of this Ordinance to the Department of Economic Opportunity Bureau of Community Planning Caldwell Building 107 East Madison Street, MSC 160 Tallahassee, FL 32399. Page 35 of 248 I. EFFECTIVE DATE This Ordinance shall take effect thirty-one (31) days after adoption. 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 issues a final order finding the adopted amendment in compliance in accordance with Section 163.3184(10), Florida Statutes. J. ADOPTION After a motion and second, the vote on this Ordinance was as follows: Chris Dzadovsky, Commissioner XXX ____________, Commissioner XXX Linda Bartz, Commissioner XXX Cathy Townsend, Commissioner XXX ____________, Commissioner XXX PASSED AND DULY ADOPTED on this 6th day of December 2022. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY Chair ATTEST APPROVED AS TO FORM AND CORRECTNESS Deputy Clerk County Attorney Page 36 of 248 EXHIBIT A LEGAL DESCRIPTION A PORTION OF ST. LUCIE GARDENS, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 1, PAGE 35, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND 4X4 CONCRETE MONUMENT LOCATED AT THE NORTH WEST CORNER OF SECTION 26, TOWNSHIP 36 SOUTH, RANGE 40 EAST, THENCE SOUTH 00°20’23” EAST, A DISTANCE OF 399.39 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF US HIGHWAY 1 (A 200 FOOT WIDE RIGHT-OF-WAY) (PER FLORIDA D.O.T. MAP, PROJECT No. 94010-2533); THENCE SOUTH 27°53’50” EAST, ALONG SAID EAST RIGHT-OF-WAY, A DISTANCE OF 1271.30 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE SOUTH 27°53’50” EAST, ALONG SAID LINE, A DISTANCE OF 906.26 FEET; THENCE, DEPARTING SAID RIGHT-OF- WAY, NORTH 62°05’30” EAST, A DISTANCE OF 111.50 FEET; THENCE SOUTH 27°53’50” EAST, A DISTANCE OF 188.00 FEET; THENCE NORTH 89°56’17” EAST, A DISTANCE OF 111.15 FEET; THENCE SOUTH 00°21’45” EAST, A DISTANCE OF 12.00 FEET; THENCE NORTH 89°56’17” EAST, A DISTANCE OF 80.00 FEET; THENCE SOUTH 00°21’45” EAST, A DISTANCE OF 88.05 FEET TO A POINT LOCATED APPROXIMATELY 2.0 FEET NORTH OF THE NORTH EDGE OF PAVEMENT OF MEDITERRANEAN BOULEVARD SOUTH (A PRIVATE ROADWAY), SAID LINE BEING IDENTIFIED AS A “REFERENCE LINE” ON THE SURVEY HEREON; THENCE NORTH 89°56’17” EAST, ALONG SAID “REFERENCE LINE”, A DISTANCE OF 28.07 FEET; THENCE NORTH 00°38’48” WEST, A DISTANCE OF 129.98 FEET; THENCE NORTH 83°52’26”WEST, A DISTANCE OF 38.42 FEET TO A POINT OF CURVATURE OF A NON TANGENT CURVE TO RIGHT, WHICH THE RADIUS POINT LIES NORTH 24°36’29” EAST, A DISTANCE OF 132.92 FEET; THENCE NORTHWESTERLY, ALONG THE ARC, THROUGH A CENTRAL ANGLE OF 37°33’53”, AN ARC DISTANCE OF 87.15 FEET TO A POINT OF TANGENCY; THENCE NORTH 27°49’38” WEST, A DISTANCE OF 891.38 FEET; THENCE NORTH 03°45’50” EAST, A DISTANCE OF 22.85 FEET; THENCE NORTH 27°21’25” WEST, A DISTANCE OF 156.41 FEET TO A POINT IDENTIFIED AS A “REFERENCE LINE” ON THE SURVEY HEREON;THENCE SOUTH 62°05’30” WEST, ALONG SAID “REFERENCE LINE”, A DISTANCE OF 272.51 FEET, TO THE POINT OF BEGINNING. CONTAINING 6.370 ACRES (277,473.73 SQUARE FEET), MORE OR LESS. FUTURE LAND USE MAP Page 37 of 248 Suggested motion to recommend approval/denial of this request: MOTION TO APPROVE: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION OF ST. LUCIE COUNTY, ACTING AS THE LOCAL PLANNING AGENCY, RECOMMENDS THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS APPROVE THE PROPOSED FUTURE LAND USE MAP AMENDMENT FROM COM (COMMERCIAL) TO RH (RESIDENTIAL HIGH ) BECAUSE…. [CITE REASON(S) WHY – PLEASE BE SPECIFIC] MOTION TO DENY: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION OF ST. LUCIE COUNTY, ACTING AS THE LOCAL PLANNING AGENCY, RECOMMENDS THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS DENY THE PROPOSED FUTURE LAND USE MAP AMENDMENT FROM COM (COMMERCIAL) TO RH (RESIDENTIAL HIGH) BECAUSE…. [CITE REASON(S) WHY – PLEASE BE SPECIFIC] Page 38 of 248 Page 39 of 248 Page 40 of 248 Page 41 of 248 Page 42 of 248 Page 43 of 248 Page 44 of 248 Page 45 of 248 Page 46 of 248 20-336 1 OF 3 RE V I S I O N C O M M E N T S TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . DA T E 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 GENERAL DESCRIPTION FOR: WYNNE BUILDING CORP. 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 SPECIFIC PURPOSE SURVEY WITH TOPOGRAPHY, TREE LOCATIONS AND SUBSURFACE SCANNING 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 ENGINEERS SURVEYORS ENVIRONMENTAL TH I S S U R V E Y W A S M A D E W I T H L O V E . ABBREVIATION AND SYMBOL LEGEND VICINITY MAP NO SCALE SITE PROPERTY ADDRESS CH E C K E D B Y DR A W N B Y OW E N CA N T O N 20 - 3 3 6 FI L E N A M E 1" = 3 0 ' SC A L E DA T E SH E E T 1 LA Y O U T OC T O B E R 2 4 , 2 0 2 0 FI E L D C R E W FR A N K L I N - C L A Y DE N S O N - C A N T O N NATIVE TREE LEGEND SP E C I F I C P U R P O S E S U R V E Y WI T H T O P O G R A P H Y , S U B S U R F A C E & T R E E L O C A T I O N S ST . L U C I E C O U N T Y , F L O R I D A FO R : W Y N N E B U I L D I N G C O R P O R A T I O N LA N D S L Y I N G I N A P O R T I O N O F ST L U C I E G A R D E N S · · · · FLIGHT NOTES & REPORT: EDC-INC.COM 772.4 6 2 . 2 4 5 5 SUBSURFACE NOTES & REPORT: TREE TAGGING, IDENTIFICATION AND LOCATION NOTES PROPOSED DESCRIPTION (PARCEL A) AD D L E G A L D E S C R I P T I O N F O R F U T U R E D E V E L O P M E N T - C A N T O N 6. 9 . 2 1 ” ” ” ” ”” ” ” ” “” ”“” ” ” ” ” ”” “” ”“” AD J U S T E D L E G A L D E S C R I P T I O N B A S E D O N S I T E P L A N - F S 1. 1 0 . 2 2 AD J U S T E D E A S T B O U N D A R Y L I N E A N D L E G A L B A S E D O N D E M A R C A T I O N L I N E - R J B 4. 7 . 2 2 PROPOSED DESCRIPTION (PARCEL B) ” ” ” ”” ” ” ” “””“ ” AD D E D P A R C E L B B O U N D A R Y & D E S C R I P T I O N - R J B 4. 2 1 . 2 2 SURVEYORS NOTES AND REPORT: AD D R E S S C O U N T Y C O M M E N T S - R J B 7. 1 8 . 2 2 AD D E D ( 3 ) F D O T S T R U C T U R E A S B - R J B 9. 2 0 . 2 2 FDOT STRUCTURE TABLE Page 47 of 248 20-336 2 of 3 SP E C I F I C P U R P O S E S U R V E Y WI T H T O P O G R A P H Y , S U B S U R F A C E & T R E E L O C A T I O N S ST . L U C I E C O U N T Y , F L O R I D A RE V I S I O N C O M M E N T S TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . DA T E 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 FO R : W Y N N E B U I L D I N G C O R P O R A T I O N LA N D S L Y I N G I N A P O R T I O N O F ST L U C I E G A R D E N S 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 ENGINEERS SURVEYORS ENVIRONMENTAL TH I S S U R V E Y W A S M A D E W I T H L O V E . ABBREVIATION AND SYMBOL LEGEND CH E C K E D B Y DR A W N B Y OW E N CA N T O N 20 - 3 3 6 FI L E N A M E 1" = 3 0 ' SC A L E DA T E SH E E T 2 LA Y O U T OC T O B E R 2 4 , 2 0 2 0 FI E L D C R E W FR A N K L I N - C L A Y DE N S O N - C A N T O N MA T C H L I N E - S E E S H E E T 3 AD D L E G A L D E S C R I P T I O N F O R F U T U R E D E V E L O P M E N T - C A N T O N 6. 9 . 2 1 AD J U S T E D L E G A L D E S C R I P T I O N B A S E D O N S I T E P L A N - F S 1. 1 0 . 2 2 AD J U S T E D E A S T B O U N D A R Y L I N E A N D L E G A L B A S E D O N D E M A R C A T I O N L I N E - R J B 4. 7 . 2 2 AD D E D P A R C E L B B O U N D A R Y & D E S C R I P T I O N - R J B 4. 2 1 . 2 2 AD D E D ( 3 ) F D O T S T R U C T U R E A S B - R J B 9. 2 0 . 2 2 Page 48 of 248 20-336 3 OF 3 RE V I S I O N C O M M E N T S TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . DA T E 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 ENGINEERS SURVEYORS ENVIRONMENTAL TH I S S U R V E Y W A S M A D E W I T H L O V E . ABBREVIATION AND SYMBOL LEGEND CH E C K E D B Y DR A W N B Y OW E N CA N T O N 20 - 3 3 6 FI L E N A M E 1" = 3 0 ' SC A L E DA T E SH E E T 3 LA Y O U T OC T O B E R 2 4 , 2 0 2 0 FI E L D C R E W FR A N K L I N - C L A Y DE N S O N - C A N T O N SP E C I F I C P U R P O S E S U R V E Y WI T H T O P O G R A P H Y , S U B S U R F A C E & T R E E L O C A T I O N S ST . L U C I E C O U N T Y , F L O R I D A FO R : W Y N N E B U I L D I N G C O R P O R A T I O N LA N D S L Y I N G I N A P O R T I O N O F ST L U C I E G A R D E N S MA T C H L I N E - S E E S H E E T 2 AD D L E G A L D E S C R I P T I O N F O R F U T U R E D E V E L O P M E N T - C A N T O N 6. 9 . 2 1 AD J U S T E D L E G A L D E S C R I P T I O N B A S E D O N S I T E P L A N - F S 1. 1 0 . 2 2 AD J U S T E D E A S T B O U N D A R Y L I N E A N D L E G A L B A S E D O N D E M A R C A T I O N L I N E - R J B 4. 7 . 2 2 AD D E D P A R C E L B B O U N D A R Y & D E S C R I P T I O N - R J B 4. 2 1 . 2 2 AD D E D ( 3 ) F D O T S T R U C T U R E A S B - R J B 9. 2 0 . 2 2 Page 49 of 248 Environmental resources FINAL REPORT TO: Kori Benton, Planning & Development Services Department THROUGH: Aimee L. Cooper, Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM: Bryan-James Redden, Environmental Planner DATE: October 19, 2022 SUBJECT: Ibis Apartments – PUD Rezone & FLUMA PUD RZ-3202125970-25970 / FLUMA-3202125971-25971 Background The Environmental Resources Department (ERD) is in receipt of the May 2nd, 2022, date-stamped submittal from Planning and Development Services. The applicant is seeking approval to develop a Planned Unit Development (PUD) within one (1) 7.08-acre segment of parcel (Parcel ID 3414-501-1701-000-9). The project consists of an apartment complex with eighty-eight (88) two-bedroom and six (6) one-bedroom apartments, amenities such as a 3,800 sq ft. club house, pool, pickleball court, and associated parking and drainage infrastructure, and landscaping. A concurrent Future Land Use Text Amendment (FLUMA) application is under review to recategorize the parcel segment from Commercial (COM) to Residential High (RH). The existing sales center will be replaced with a new 3,600 sq ft building and four (4) model homes. The parcel is located at 8000 S US Hwy 1, Fort Pierce and the area of proposed development is currently zoned as Commercial General (CG). Findings A revised landscape plan prepared by MAI Design Build, dated September 29th, 2022, was reviewed and determined to meet the standards outlined in LDC 7.09.04. The provided open space calculations were also reviewed and determined to satisfy the open space requirements for PUDs outlined in LDC 7.01.03.I. The proposed development will impact 166” diameter at breast height (DBH) of canopy trees (i.e., slash pines) at the 2:1 ratio resulting in 332” DBH of required mitigation per LDC 6.00.05.D. Tree mitigation will be satisfied via onsite preservation of 176” DBH of native canopy trees (i.e., slash pines) resulting with 352” DBH of mitigation credit at the 2:1 ratio per LDC 6.00.05.D. Recommendation The Environmental Resources Department has no objection to the approval of the Planned Unit Development Rezone or associated Future Land Use Map Amendment. Conditions of Approval 1) Prior to issuance of a vegetation removal permit/exemption, listed species surveys may be required. If any listed species impacts are found to be present as a result of these surveys, appropriate mitigative measures per state and federal agency requirements shall be provided prior to initiation of any clearing activities. 2) Prior to any ground disturbance or impacts to any vegetation, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. Please contact Bryan-James Redden at 772-462-3862 if you have any questions or if you would like to meet regarding the details on these requirements. Page 50 of 248 Florida Department of Transportation RON DESANTIS GOVERNOR 605 Suwannee Street Tallahassee, FL 32399-0450 JARED W. PERDUE, P.E. SECRETARY September 19, 2022 Sincerely, Dalila Fernandez, P.E. cc: Jonathan Overton, P.E., Nesa Y. Harden District Access Management Manager File: S:\Transportation Operations\Traffic Operations\Access Management\1. Pre-Apps and Variance\2022-08-04 & AMRC\Pre-app-2. 94010000 MP 4.2 SR 5_Wynne Apartments\94010 MP 4.2 SR 5_Wynne Apartments.docx www.dot.state.fl.us Page 1 of 1 THIS PRE-APPLICATION LETTER IS VALID UNTIL – September 19, 2023 THIS LETTER IS NOT A PERMIT APPROVAL Brendan Schanuel Giangrande Engineering and Planning 2081 SE Ocean Blvd, Suite 1A Stuart FL, 34996 Dear Brendan Schanuel: RE: Pre-application Review for Category C Driveway, Pre-application Meeting Date: August 4, 2022 St. Lucie County - Port St. Lucie; SR 5; Sec. # 94010000; MP: 4.20; Access Class - 3; Posted Speed - 45; SIS - No; FDOT Ref. Project: Request: Driveway 1: Out-only driveway on the east side of SR 5 approximately 770 feet south of the north property line. Driveway 2: In-only driveway on the east side of SR 5 approximately 55 feet south of Driveway 1 with proposed right turn lane. SITE SPECIFIC INFORMATION Project Name & Address: Wynne Apartments – 8000 S US 1, Port St. Lucie FL, 34952 Property Owner: Wynne Building Corporation; Parcel Size: 6.40 Acres Development Size: 100 Apartments, 6 Cottages WE APPROVE YOUR REQUEST This decision is based on your presentation of the facts, site plan and survey - please see the conditions and comments below. You may choose to review this concept further with the District Access Management Review Committee (AMRC). Conditions: - A minimum driveway length of 30 feet, as measured from the ultimate right-of-way line to the first conflict point shall be provided. - If a gate is proposed, a minimum driveway length of 100 feet to the call box and/or gate house, and a turnaround area before the gate are required. - The proposed one-way driveways shall have a maximum width of 16 feet. Comments: • All driveways not approved in this letter must be fully removed and the area restored. • A Drainage Permit is required for any stormwater impacts within FDOT right-of-way (i.e. increased runoff or reduction of existing storage). • The applicant shall donate property to the Department if right-of-way dedication is required to implement the improvements. • Dimensions between driveways are measured from the near edge of pavement to near edge of pavement and for median openings are measured from centerline to centerline unless otherwise indicated. The purpose of this Pre-Application letter is to document the conceptual review of the approximate location of driveway(s) to the State Highway System and to note required improvements, if any. This letter shall be submitted with any further reviews and for permitting. The Department’s personnel shall review permit plans for compliance with this letter as well as current Department standards and/or specifications. Final design must consider the existing roadway profile and any impacts to the existing drainage system. Note, this letter does not guarantee permit approval. The permit may be denied based on the review of the submitted engineering plans. Be aware that any approved median openings may be modified (or closed) in the future, at the sole discretion of the Department. For right-of-way dedication requirements go to: https://osp.fdot.gov; click on Statewide Permit News; Scroll down to District 4; Scroll down to Additional Information and Examples and choose Right-of-way Donations/Dedications. Please contact the Access Management Manager - Tel. # 954-777-4363 or e-mail: D4AccessManagement@dot.state.fl.us with any questions regarding the Pre-Approval Letter and Permits Office - Tel. # 954-777-4383 with any questions regarding permits. Page 51 of 248 A Traffic Impact Analysis of: The Ibis Apartments Located in: St. Lucie County, Florida Prepared for: Wynne Building Corporation Prepared by: Engineering Business License: 30901 2081 SE Ocean Blvd., Suite 1A Stuart FL, 349946 772.888.9076 Prepared: November 22, 2020 Revised September 29 , 2022 Revised October 30, 2022 Leo D. Giangrande, PE PE Reg #66387 Date: 10/30/2022 Page 52 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page ii TABLE OF CONTENTS Introduction…………………………………………………………………………………………………. 1 Trip Generation…………………………………………………………………………………………. 2 Trip Distribution……………………………………………………………………………………………. 3 Background & Build-out Conditions……………………………………………………………………… 5 Concurrency Requirements…………………………………………………………………………….… 5 Project Access……………………………………………………………………………………………… 6 Conclusion…………………………………………………………………………………………………. 6 LIST OF FIGURES Figure 1 – Site Location…………………………………………………………………………………… 1 Figure 2 – Trip Distribution………………………………………………………………………………... 4 LIST OF TABLES Table 1 – Proposed Trip Generation……………………………………………………………………. 2 Table 2 – Build-out Calculation…………………………………………………………………………… 5 Table 3 – Link Analysis……………………………………………………………………...................... 5 APPENDICES Site Driveway Turning Movements Ibis Apartments Schematic Site Plan St. Lucie County 2022 Roadway Level of Service Inventory Report Florida Department of Transportation Pre-application Letter HCS reports ITE Trip Generation equations Turning Movement Counts Page 53 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 1 Purpose and Applicability Giangrande Engineering and Planning has been requested to perform a traffic impact analysis in support of the proposed The Ibis Apartments in St. Lucie County, Florida. The development site is 7.08 acres in size located on the east side of US-1 just north of Mediterranean Avenue. The project includes the 96 apartments. A site plan has been included in the Appendix. The site is located on the east side of US-1 just north of Mediterranean Avenue. The St. Lucie County Parcel Identification Numbers are 3414-501-1701-000-9. Figure 1 below details the location of the site in relation to the surrounding roadway network. Figure 1 – Site Location PROJECT SITE Page 54 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 2 TRIP GENERATION The peak hour traffic generation for the site was available from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 111h Edition for Apartment (ITE Code 220). The full build-out development will add 96 residential apartment units as described in the Introduction. Pass-by reduction percentages were not utilized for this type of land use. The calculation of the trip generation is summarized below in Table 1. Table 1 – Proposed Trip Generation The equations utilized in the trip generation are provided in the appendix of this report. TRIP DISTRIBUTION The distribution of trips generally assumes that 50% of the traffic generated from the project will leave the site and travel northbound on US-1, and 50% of the traffic heading southbound. Traffic is further distributed along US-1. Site also provides access to Mediterranean Boulevard. The development of the trip distributions from the project site to the surrounding communities were based on the location of population and major roadways within the vicinity of the project. Assumptions made in previous traffic studies in the area were also taken into account for the project. Figure 2 is provided as a graphical representation of the trip distribution percentages to roadway links and intersections within the project vicinity. Project trip distribution can also be viewed in Table 2. Figure 2 – Trip Distribution ADT ITE Code Type Units In Out Total In Out Total Total 220 Apartment 96 units 13 40 53 39 23 62 690 Total 96 units 13 40 53 39 23 62 690 Ibis Apartments 11th Edition ITE Generation Rates AM PM SITE LOCATION Page 55 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 3 BACKGROUND & BUILD-OUT CONDITIONS Background conditions for the completion year, 2024, have been calculated using the annual growth percentages shown in Table 2. The growth factor of 2% was utilized with consideration of the information contained in the St. Lucie County 2021 and 2022 Roadway Level of Service Inventory Reports. The recent LOS reports provide a negative short term growth rate. The applicable pages can be found in the Appendix. Table 2 – Build-out Calculation CONCURRENCY REQUIREMENTS The St. Lucie County has adopted a Concurrency Management System. Included in the ordinance are specific requirements for determining the extent of the study area and the links impacted by the development. Project trips have been added to the 2024 growth trips to determine build-out trips. Links must be included in the analysis if they consume at least 2% of the service volume for the link. Table 3 is provided to show the concurrency analysis for each of the links potentially impacted by the project. As indicated in Table 3, all links will be below capacity in the 2024 build-out year. Table 3 – Link Analysis PROJECT ACCESS The site is located on the east side of US-1 and just north of the intersection with Mediterranean Boulevard. The site will be serviced by two driveway connections to Mediterranean Boulevard and one off of US-1. Turning movements from each driveway are provided in the Appendix to represent peak hour traffic volumes at the site driveway. The site plan in the Appendix shows each of the driveways which are described below: · Mediterranean Boulevard (northern entrance) · Mediterranean Boulevard (Southern entrance) · US-1 Entrance · Cottages Entrance Each entrance was evaluated to determine the need for ingress (left and right) turn lanes utilizing the FDOT Access Management Guidebook (November 2019). No additional turn lanes are required. In addition to the FDOT guidelines the two-way stop analysis provides a 95% queue length of just 0.3 cars. INTERSECTION ANALYSIS 2022 2022 PH (dir) 2024 PH (dir)2024 PH (dir) AADT Existing Growth Build-out 1 US-1 Spanish Lakes Blvd Village Green Drive 2-ln 47,867 2,714 2.00% 2,824 100% 62 2,886 Service volume represents general and overall capacity or interium LOS Threashold according to St Lucie County Roadway LOS Inventory report LandUse Tables Segment Number Road Name From To Type Annual Growth Project Assign. Project Trips 2024 PH (dir) Build-out US-1 Spanish Lakes Blvd Village Green Drive 2.0%62 2,886 3,170 2.0% 159 OK Service Volume Project % of Service 5% Test Concurrency TestRoad Name From To Project %of Service Project Trips Page 56 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 4 St Lucie County Planning Department has requested intersection Analysis. Turning movement counts were obtained and provided in the appendix of this report. Table 4 is provided as a summary of the intersection analysis results. All results are provided in the appendix of this report. Table 4-Intersection Analysis CONCLUSION Based on this traffic analysis, the proposed development is not anticipated to have adverse impacts to the surrounding roadway network based on build-out conditions. The projected volumes generated by the anticipated uses indicate that the adjacent roadway links will operate at an acceptable Level of Service with no mitigation improvements. The existing roadway network is capable of accommodating the additional new vehicle trips the development is anticipated to generate. EB/WB NB/SB EB/WB NB/SB EB/WB NB/SB EB/WB NB/SB Spanish Lakes Rd (Signal) US-1 E A E A E/D A E/D B Mediterranean/Business Park US-1 F E/D F F F F/E F F Site Driveway US-1 C C C/D C C C C/D C 2nd Site Driveway Mediteranian A A A A A A A A Mangrove Square US-1 F E/D F F F F/E F F *Lowest approach LOS at Two-Way Stop Control Intersection Intersection Level of Service* 2022 Project Build Out 2024 EB/WB Street NB/SB Street AM PM AM PM Page 57 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 5 APPENDIX Page 58 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 6 Driveway Turning Movements Entering Traffic Exiting Traffic Movement Distribution AM PM NBR 10.0%4 2 WBL 15.0%2 6 Movement Distribution AM PM NBR 40.0%16 9 WBL 35.0%4 14 Movement Distribution AM PM EBR 50.0%20 11 NBL 50.0%6 20 Movement Distribution AM PM EBR 100.0% 13 39 NBL 100.0% 40 23 Driveway Assignment (Meditaranian Northern Driveway) Driveway Assignment (Mediteranian Southern Driveway) Driveway Assignment (US-1 Driveway) Driveway Assignment (Cottages Driveway) Page 59 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 7 N N 1 5 3 11 15 7 4 2 2 2 N N 11 20 ### 6 20 ## ### ### US-1 Driveway Cottages Entrance Note: The figures depict the full 10th Edition ITE Trip Generation Rates. No pass-by reduction is accounted for in the driveway volumes. AM PM AM PM Meditaranian Boulevard (Northern driveway) Medeteranian Boulevard (Southern driveway) Note: The figures depict the full 10th Edition ITE Trip Generation Rates. No pass-by reduction is accounted for in the driveway volumes. AM PM AM PM Page 60 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 8 Page 61 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 9 Page 62 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 10 Page 63 of 248 HCS7 Signalized Intersection Results Summary General Information Intersection Information Agency Giangrande Engineering Duration, h 1.00 Analyst Dylan OBerry, PE Analysis Date 10/28/2022 Area Type Other Jurisdiction FDOT / St Lucie Co Time Period 7:30 AM Peak Hour PHF 1.00 Urban Street Analysis Year 2021 Analysis Period 1> 7:30 Intersection File Name Spanish Lakes Rd Signal.xus Project Description Wynne Apartments Exist Development Traffic Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 31 3 41 64 3 55 16 1508 18 25 1875 18 Signal Information Green Yellow Red 2.5 0.9 89.1 0.0 5.5 6.0 4.0 0.0 4.0 4.0 4.0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 1 2 3 4 5 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.0 13.0 2.0 4.0 2.0 3.0 2.0 3.0 Phase Duration, s 0.0 10.0 9.5 19.5 6.5 93.1 7.4 94.0 Change Period, ( Y+R c ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 0.0 3.2 3.0 3.2 3.0 0.0 3.0 0.0 Queue Clearance Time ( g s ), s 5.0 6.2 5.9 3.0 3.6 Green Extension Time ( g e ), s 0.0 0.2 0.0 0.2 0.0 0.0 0.0 0.0 Phase Call Probability 1.00 0.88 1.00 0.41 0.57 Max Out Probability 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 34 41 64 58 16 1508 18 25 1875 18 Adjusted Saturation Flow Rate ( s ), veh/h/ln 92 1610 1810 1623 1810 1725 1610 1810 1725 1610 Queue Service Time ( g s ), s 2.2 3.0 4.2 3.9 1.0 12.7 0.3 1.6 17.0 0.3 Cycle Queue Clearance Time ( g c ), s 2.2 3.0 4.2 3.9 1.0 12.7 0.3 1.6 17.0 0.3 Green Ratio ( g/C )0.05 0.05 0.26 0.13 0.02 0.74 0.79 0.03 0.75 0.75 Capacity ( c ), veh/h 62 81 83 210 37 3843 1269 51 3882 1208 Volume-to-Capacity Ratio ( X )0.549 0.509 0.771 0.277 0.428 0.392 0.014 0.489 0.483 0.015 Back of Queue ( Q ), ft/ln ( 95 th percentile)47.7 55 90.3 69.6 22.5 165.1 3.2 34.6 210.1 4.2 Back of Queue ( Q ), veh/ln ( 95 th percentile)1.9 2.2 3.6 2.8 0.9 6.6 0.1 1.4 8.4 0.2 Queue Storage Ratio ( RQ ) ( 95 th percentile)0.20 0.23 0.38 0.29 0.07 0.14 0.01 0.14 0.18 0.02 Uniform Delay ( d 1 ), s/veh 59.2 55.6 56.6 47.2 58.1 5.6 2.7 57.4 5.9 3.8 Incremental Delay ( d 2 ), s/veh 2.8 1.9 5.8 0.3 2.9 0.3 0.0 2.7 0.4 0.0 Initial Queue Delay ( d 3 ), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 62.0 57.4 62.4 47.4 60.9 5.9 2.7 60.1 6.3 3.8 Level of Service (LOS)E E E D E A A E A A Approach Delay, s/veh / LOS 59.5 E 55.3 E 6.4 A 7.0 A Intersection Delay, s/veh / LOS 9.4 A Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 3.4 C 3.4 C 2.2 B 2.2 B Bicycle LOS Score / LOS 0.6 A 0.7 A 1.3 A 1.5 B Copyright © 2022 University of Florida, All Rights Reserved.HCS7™ Streets Version 7.3 Generated: 10/31/2022 9:23:05 AM Page 64 of 248 HCS7 Signalized Intersection Results Summary General Information Intersection Information Agency Giangrande Engineering Duration, h 1.00 Analyst Dylan OBerry, PE Analysis Date 10/28/2022 Area Type Other Jurisdiction FDOT / St Lucie Co Time Period 7:30 AM Peak Hour PHF 1.00 Urban Street Analysis Year 2024 Analysis Period 1> 7:30 Intersection File Name Spanish Lakes Rd Signal.xus Project Description Wynne Apartments Post Development Traffic Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 35 3 46 72 3 62 38 1709 20 28 2107 20 Signal Information Green Yellow Red 3.6 0.7 87.5 0.0 6.2 6.0 4.0 0.0 4.0 4.0 4.0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 1 2 3 4 5 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.0 13.0 2.0 4.0 2.0 3.0 2.0 3.0 Phase Duration, s 0.0 10.0 10.2 20.2 8.3 92.2 7.6 91.5 Change Period, ( Y+R c ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 0.0 3.2 3.0 3.2 3.0 0.0 3.0 0.0 Queue Clearance Time ( g s ), s 5.4 6.7 6.3 4.5 3.8 Green Extension Time ( g e ), s 0.0 0.3 0.1 0.3 0.0 0.0 0.0 0.0 Phase Call Probability 1.00 0.91 1.00 0.72 0.61 Max Out Probability 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 38 46 72 65 38 1709 20 28 2107 20 Adjusted Saturation Flow Rate ( s ), veh/h/ln 85 1610 1810 1622 1810 1725 1610 1810 1725 1610 Queue Service Time ( g s ), s 2.4 3.4 4.7 4.3 2.5 15.7 0.3 1.8 22.3 0.4 Cycle Queue Clearance Time ( g c ), s 2.4 3.4 4.7 4.3 2.5 15.7 0.3 1.8 22.3 0.4 Green Ratio ( g/C )0.05 0.05 0.27 0.13 0.04 0.74 0.79 0.03 0.73 0.73 Capacity ( c ), veh/h 62 81 93 218 65 3804 1266 55 3775 1175 Volume-to-Capacity Ratio ( X )0.614 0.571 0.776 0.298 0.585 0.449 0.016 0.510 0.558 0.017 Back of Queue ( Q ), ft/ln ( 95 th percentile)53.7 62.2 100.8 77.9 52.5 202.9 3.6 38.7 272.6 5.3 Back of Queue ( Q ), veh/ln ( 95 th percentile)2.1 2.5 4.0 3.1 2.1 8.1 0.1 1.5 10.9 0.2 Queue Storage Ratio ( RQ ) ( 95 th percentile)0.22 0.26 0.42 0.32 0.16 0.17 0.01 0.16 0.23 0.03 Uniform Delay ( d 1 ), s/veh 59.3 55.7 56.2 46.8 57.0 6.3 2.8 57.3 7.4 4.4 Incremental Delay ( d 2 ), s/veh 3.7 2.4 5.3 0.3 3.1 0.4 0.0 2.7 0.6 0.0 Initial Queue Delay ( d 3 ), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 63.0 58.1 61.6 47.1 60.1 6.7 2.8 60.0 8.0 4.5 Level of Service (LOS)E E E D E A A E A A Approach Delay, s/veh / LOS 60.3 E 54.7 D 7.8 A 8.7 A Intersection Delay, s/veh / LOS 10.9 B Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 3.4 C 3.4 C 2.2 B 2.2 B Bicycle LOS Score / LOS 0.6 A 0.7 A 1.5 A 1.7 B Copyright © 2022 University of Florida, All Rights Reserved.HCS7™ Streets Version 7.3 Generated: 10/31/2022 9:23:05 AM Page 65 of 248 HCS7 Signalized Intersection Results Summary General Information Intersection Information Agency Giangrande Engineering Duration, h 1.00 Analyst Dylan OBerry, PE Analysis Date 10/28/2022 Area Type Other Jurisdiction FDOT / St Lucie Co Time Period 4:45 PM Peak Hour PHF 1.00 Urban Street Analysis Year 2021 Analysis Period 1> 4:45 Intersection File Name Spanish Lakes Rd Signal.xus Project Description Wynne Apartments Exist Development Traffic 2021 Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 20 2 23 77 2 46 45 1932 52 31 1886 23 Signal Information Green Yellow Red 3.9 0.8 86.8 0.0 6.6 6.0 4.0 0.0 4.0 4.0 4.0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 1 2 3 4 5 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.0 13.0 2.0 4.0 2.0 3.0 2.0 3.0 Phase Duration, s 0.0 10.0 10.6 20.6 8.7 91.6 7.9 90.8 Change Period, ( Y+R c ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 0.0 3.2 3.0 3.2 3.0 0.0 3.0 0.0 Queue Clearance Time ( g s ), s 3.7 7.0 5.2 4.9 4.0 Green Extension Time ( g e ), s 0.0 0.2 0.1 0.2 0.1 0.0 0.0 0.0 Phase Call Probability 1.00 0.92 1.00 0.78 0.64 Max Out Probability 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 22 23 77 48 45 1932 52 31 1886 23 Adjusted Saturation Flow Rate ( s ), veh/h/ln 94 1610 1810 1620 1810 1725 1610 1810 1725 1610 Queue Service Time ( g s ), s 1.4 1.7 5.0 3.2 2.9 19.3 0.9 2.0 19.0 0.5 Cycle Queue Clearance Time ( g c ), s 1.4 1.7 5.0 3.2 2.9 19.3 0.9 2.0 19.0 0.5 Green Ratio ( g/C )0.05 0.05 0.27 0.14 0.04 0.73 0.78 0.03 0.72 0.72 Capacity ( c ), veh/h 62 81 99 224 70 3777 1263 58 3743 1164 Volume-to-Capacity Ratio ( X )0.355 0.286 0.779 0.215 0.640 0.511 0.041 0.532 0.504 0.020 Back of Queue ( Q ), ft/ln ( 95 th percentile)30.4 30.2 107.4 56.5 62.3 243.5 9.7 42.8 242.9 6.4 Back of Queue ( Q ), veh/ln ( 95 th percentile)1.2 1.2 4.3 2.3 2.5 9.7 0.4 1.7 9.7 0.3 Queue Storage Ratio ( RQ ) ( 95 th percentile)0.13 0.13 0.45 0.24 0.19 0.20 0.03 0.18 0.20 0.03 Uniform Delay ( d 1 ), s/veh 58.8 54.9 56.0 46.0 56.8 7.0 2.9 57.2 7.2 4.7 Incremental Delay ( d 2 ), s/veh 1.3 0.7 5.1 0.2 3.6 0.5 0.1 2.8 0.5 0.0 Initial Queue Delay ( d 3 ), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 60.0 55.7 61.1 46.1 60.5 7.5 2.9 60.0 7.7 4.7 Level of Service (LOS)E E E D E A A E A A Approach Delay, s/veh / LOS 57.8 E 55.4 E 8.5 A 8.5 A Intersection Delay, s/veh / LOS 10.5 B Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 3.4 C 3.4 C 2.2 B 2.2 B Bicycle LOS Score / LOS 0.6 A 0.7 A 1.6 B 1.6 B Copyright © 2022 University of Florida, All Rights Reserved.HCS7™ Streets Version 7.3 Generated: 10/31/2022 9:23:05 AM Page 66 of 248 HCS7 Signalized Intersection Results Summary General Information Intersection Information Agency Giangrande Engineering Duration, h 1.00 Analyst Dylan OBerry, PE Analysis Date 10/28/2022 Area Type Other Jurisdiction FDOT / St Lucie Co Time Period 4:45 PM Peak Hour PHF 1.00 Urban Street Analysis Year 2024 Analysis Period 1> 4:45 Intersection File Name Spanish Lakes Rd Signal.xus Project Description Wynne Apartments Post Development Traffic Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 22 2 26 86 2 52 70 2185 58 35 2119 26 Signal Information Green Yellow Red 4.1 1.9 84.7 0.0 7.3 6.0 4.0 0.0 4.0 4.0 4.0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 1 2 3 4 5 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.0 13.0 2.0 4.0 2.0 3.0 2.0 3.0 Phase Duration, s 0.0 10.0 11.3 21.3 10.0 90.6 8.1 88.7 Change Period, ( Y+R c ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 0.0 3.2 3.0 3.2 3.0 0.0 3.0 0.0 Queue Clearance Time ( g s ), s 3.9 7.6 5.5 6.6 4.3 Green Extension Time ( g e ), s 0.0 0.2 0.1 0.2 0.1 0.0 0.0 0.0 Phase Call Probability 1.00 0.94 1.00 0.90 0.69 Max Out Probability 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 24 26 86 54 70 2185 58 35 2119 26 Adjusted Saturation Flow Rate ( s ), veh/h/ln 88 1610 1810 1619 1810 1725 1610 1810 1725 1610 Queue Service Time ( g s ), s 1.5 1.9 5.6 3.5 4.6 24.4 1.0 2.3 24.5 0.6 Cycle Queue Clearance Time ( g c ), s 1.5 1.9 5.6 3.5 4.6 24.4 1.0 2.3 24.5 0.6 Green Ratio ( g/C )0.05 0.05 0.28 0.14 0.05 0.72 0.78 0.03 0.71 0.71 Capacity ( c ), veh/h 62 81 109 233 91 3736 1260 62 3653 1137 Volume-to-Capacity Ratio ( X )0.388 0.323 0.787 0.232 0.768 0.585 0.046 0.562 0.580 0.023 Back of Queue ( Q ), ft/ln ( 95 th percentile)33.3 34.2 119.3 63.4 98 297.1 11 48.3 305.2 7.9 Back of Queue ( Q ), veh/ln ( 95 th percentile)1.3 1.4 4.8 2.5 3.9 11.9 0.4 1.9 12.2 0.3 Queue Storage Ratio ( RQ ) ( 95 th percentile)0.14 0.14 0.50 0.26 0.31 0.25 0.03 0.20 0.25 0.04 Uniform Delay ( d 1 ), s/veh 58.9 55.0 55.6 45.5 56.3 8.0 3.0 57.0 8.8 5.3 Incremental Delay ( d 2 ), s/veh 1.5 0.9 4.8 0.2 5.2 0.7 0.1 3.0 0.7 0.0 Initial Queue Delay ( d 3 ), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 60.4 55.9 60.4 45.7 61.5 8.7 3.0 60.0 9.5 5.3 Level of Service (LOS)E E E D E A A E A A Approach Delay, s/veh / LOS 58.1 E 54.7 D 10.2 B 10.2 B Intersection Delay, s/veh / LOS 12.0 B Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 3.4 C 3.4 C 2.2 B 2.2 B Bicycle LOS Score / LOS 0.6 A 0.7 A 1.8 B 1.7 B Copyright © 2022 University of Florida, All Rights Reserved.HCS7™ Streets Version 7.3 Generated: 10/31/2022 9:23:05 AM Page 67 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection 2nd Site Drive / Mediter Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street 2nd Site Driveway Analysis Year 2021 North/South Street Mediterranean Blvd Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR LR LTR LTR Volume, V (veh/h)0 0 0 0 0 35 0 0 42 0 Percent Heavy Vehicles (%)3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 7.1 6.2 4.1 4.1 Critical Headway (sec)6.43 6.23 6.43 6.23 4.13 4.13 Base Follow-Up Headway (sec)3.5 3.3 3.5 3.3 2.2 2.2 Follow-Up Headway (sec)3.53 3.33 3.53 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 0 0 0 Capacity, c (veh/h)0 0 1553 1564 v/c Ratio 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.0 0.0 Control Delay (s/veh)5.0 5.0 7.3 7.3 Level of Service, LOS A A A A Approach Delay (s/veh)5.0 5.0 0.0 0.0 Approach LOS A A Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:19:37 PMMediterranean and US1 Post 2023.xtw Page 68 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection 2nd Site Drive / Mediter Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street 2nd Site Driveway Analysis Year 2024 North/South Street Mediterranean Blvd Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR LR LTR LTR Volume, V (veh/h)0 0 0 0 0 35 0 0 42 0 Percent Heavy Vehicles (%)3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 7.1 6.2 4.1 4.1 Critical Headway (sec)6.43 6.23 6.43 6.23 4.13 4.13 Base Follow-Up Headway (sec)3.5 3.3 3.5 3.3 2.2 2.2 Follow-Up Headway (sec)3.53 3.33 3.53 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 0 0 0 Capacity, c (veh/h)0 0 1553 1564 v/c Ratio 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.0 0.0 Control Delay (s/veh)5.0 5.0 7.3 7.3 Level of Service, LOS A A A A Approach Delay (s/veh)5.0 5.0 0.0 0.0 Approach LOS A A Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:18:32 PMMediterranean and US1 Post 2023.xtw Page 69 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection 2nd Site Drive / Mediter Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street 2nd Site Driveway Analysis Year 2021 North/South Street Mediterranean Blvd Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Pre Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR LR LTR LTR Volume, V (veh/h)0 0 0 0 0 123 0 0 36 0 Percent Heavy Vehicles (%)3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 7.1 6.2 4.1 4.1 Critical Headway (sec)6.43 6.23 6.43 6.23 4.13 4.13 Base Follow-Up Headway (sec)3.5 3.3 3.5 3.3 2.2 2.2 Follow-Up Headway (sec)3.53 3.33 3.53 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 0 0 0 Capacity, c (veh/h)0 0 1563 1443 v/c Ratio 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.0 0.0 Control Delay (s/veh)5.0 5.0 7.3 7.5 Level of Service, LOS A A A A Approach Delay (s/veh)5.0 5.0 0.0 0.0 Approach LOS A A Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:15:54 PMMediterranean and US1 Post 2023.xtw Page 70 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection 2nd Site Drive / Mediter Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street 2nd Site Driveway Analysis Year 2024 North/South Street Mediterranean Blvd Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR LR LTR LTR Volume, V (veh/h)0 0 0 20 0 128 0 0 37 0 Percent Heavy Vehicles (%)3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 7.1 6.2 4.1 4.1 Critical Headway (sec)6.43 6.23 6.43 6.23 4.13 4.13 Base Follow-Up Headway (sec)3.5 3.3 3.5 3.3 2.2 2.2 Follow-Up Headway (sec)3.53 3.33 3.53 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 22 0 0 Capacity, c (veh/h)0 906 1561 1437 v/c Ratio 0.02 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.1 0.0 0.0 Control Delay (s/veh)5.0 9.1 7.3 7.5 Level of Service, LOS A A A A Approach Delay (s/veh)5.0 9.1 0.0 0.0 Approach LOS A A Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:17:34 PMMediterranean and US1 Post 2023.xtw Page 71 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mediterranean / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mediterranean Blvd Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 6:15 AM Peak Hour Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)4 0 5 17 3 22 28 1420 12 20 1690 28 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)11 50 33 24 Capacity, c (veh/h)21 121 178 v/c Ratio 2.34 0.27 0.13 95% Queue Length, Q₉₅ (veh)18.4 1.1 0.5 Control Delay (s/veh)2843.0 46.0 28.3 Level of Service, LOS F E D Approach Delay (s/veh)2843.0 0.9 0.3 Approach LOS F Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 5:20:39 PMMediterranean and US1 Post 2023.xtw Page 72 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mediterranean / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mediterranean Blvd Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 6:15 AM Peak Hour Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)4 0 5 18 3 24 30 1542 13 28 1847 30 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)11 53 35 33 Capacity, c (veh/h)11 97 151 v/c Ratio 4.69 0.36 0.22 95% Queue Length, Q₉₅ (veh)24.1 1.6 0.8 Control Delay (s/veh)7338.9 63.0 35.5 Level of Service, LOS F F E Approach Delay (s/veh)7338.9 1.2 0.5 Approach LOS F Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 5:19:35 PMMediterranean and US1 Post 2023.xtw Page 73 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mediterranean / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mediterranean Blvd Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 4:15 PM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)21 0 20 12 4 20 41 1927 59 64 1827 33 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)47 42 47 73 Capacity, c (veh/h)108 91 v/c Ratio 0.44 0.80 95% Queue Length, Q₉₅ (veh)2.2 6.9 Control Delay (s/veh)63.4 163.3 Level of Service, LOS F F Approach Delay (s/veh)1.3 5.5 Approach LOS Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 5:14:28 PMMediterranean and US1 Post 2023.xtw Page 74 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mediterranean / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mediterranean Blvd Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 4:15 PM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)23 0 22 13 4 22 44 2090 64 76 1995 36 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)51 45 50 86 Capacity, c (veh/h)86 73 v/c Ratio 0.58 1.18 95% Queue Length, Q₉₅ (veh)3.5 15.2 Control Delay (s/veh)101.5 585.1 Level of Service, LOS F F Approach Delay (s/veh)2.0 21.0 Approach LOS Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 5:17:58 PMMediterranean and US1 Post 2023.xtw Page 75 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Main Site Drive / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Main Site Driveway Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 3 1 0 0 3 1 Configuration R R T R T R Volume, V (veh/h)0 20 1446 13 1712 0 Percent Heavy Vehicles (%)3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 7.1 Critical Headway (sec)7.16 7.16 Base Follow-Up Headway (sec)3.9 3.9 Follow-Up Headway (sec)3.93 3.93 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 22 Capacity, c (veh/h)229 286 v/c Ratio 0.00 0.08 95% Queue Length, Q₉₅ (veh)0.0 0.2 Control Delay (s/veh)20.7 18.6 Level of Service, LOS C C Approach Delay (s/veh)18.6 Approach LOS C Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:23:30 PMMediterranean and US1 Post 2023.xtw Page 76 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Main Site Drive / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Main Site Driveway Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 3 1 0 0 3 1 Configuration R R T R T R Volume, V (veh/h)0 20 1475 13 1746 0 Percent Heavy Vehicles (%)3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 7.1 Critical Headway (sec)7.16 7.16 Base Follow-Up Headway (sec)3.9 3.9 Follow-Up Headway (sec)3.93 3.93 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 22 Capacity, c (veh/h)223 279 v/c Ratio 0.00 0.08 95% Queue Length, Q₉₅ (veh)0.0 0.3 Control Delay (s/veh)21.2 19.0 Level of Service, LOS C C Approach Delay (s/veh)19.0 Approach LOS C Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:24:33 PMMediterranean and US1 Post 2023.xtw Page 77 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Main Site Drive / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Main Site Driveway Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 3 1 0 0 3 1 Configuration R R T R T R Volume, V (veh/h)0 11 1968 20 1827 0 Percent Heavy Vehicles (%)3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 7.1 Critical Headway (sec)7.16 7.16 Base Follow-Up Headway (sec)3.9 3.9 Follow-Up Headway (sec)3.93 3.93 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 12 Capacity, c (veh/h)208 185 v/c Ratio 0.00 0.06 95% Queue Length, Q₉₅ (veh)0.0 0.2 Control Delay (s/veh)22.3 25.8 Level of Service, LOS C D Approach Delay (s/veh)25.8 Approach LOS D Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:27:20 PMMediterranean and US1 Post 2023.xtw Page 78 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Main Site Drive / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Main Site Driveway Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 3 1 0 0 3 1 Configuration R R T R T R Volume, V (veh/h)0 12 2087 21 1937 0 Percent Heavy Vehicles (%)3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 7.1 Critical Headway (sec)7.16 7.16 Base Follow-Up Headway (sec)3.9 3.9 Follow-Up Headway (sec)3.93 3.93 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 13 Capacity, c (veh/h)190 167 v/c Ratio 0.00 0.08 95% Queue Length, Q₉₅ (veh)0.0 0.3 Control Delay (s/veh)23.9 28.3 Level of Service, LOS C D Approach Delay (s/veh)28.3 Approach LOS D Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:28:21 PMMediterranean and US1 Post 2023.xtw Page 79 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mangrove Square / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mangrove Square Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)0 0 3 1 0 9 5 1527 9 8 1939 6 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)0.0 0.0 7.1 0.0 0.0 7.1 0.0 0.0 Critical Headway (sec)0.00 0.00 7.16 0.00 0.00 7.16 0.00 0.00 Base Follow-Up Headway (sec)0.0 0.0 3.9 0.0 0.0 3.9 0.0 0.0 Follow-Up Headway (sec)0.00 0.00 3.93 0.00 0.00 3.93 0.00 0.00 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)3 11 6 9 Capacity, c (veh/h)176 179 96 166 v/c Ratio 0.02 0.06 0.06 0.05 95% Queue Length, Q₉₅ (veh)0.1 0.2 0.2 0.2 Control Delay (s/veh)25.8 26.4 44.8 27.9 Level of Service, LOS D D E D Approach Delay (s/veh)25.8 26.4 0.2 0.1 Approach LOS D D Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:47:02 PMMediterranean and US1 Post 2023.xtw Page 80 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mangrove Square / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mangrove Square Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)0 0 3 1 0 10 6 1717 10 15 2192 7 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)3 12 7 17 Capacity, c (veh/h)141 142 68 129 v/c Ratio 0.02 0.08 0.10 0.13 95% Queue Length, Q₉₅ (veh)0.1 0.3 0.3 0.5 Control Delay (s/veh)31.2 32.7 63.7 37.1 Level of Service, LOS D D F E Approach Delay (s/veh)31.2 32.7 0.2 0.3 Approach LOS D D Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:48:09 PMMediterranean and US1 Post 2023.xtw Page 81 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mangrove Square / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mangrove Square Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)21 0 20 12 4 20 11 1983 42 24 1951 33 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)0.0 0.0 7.1 0.0 0.0 7.1 0.0 0.0 Critical Headway (sec)0.00 0.00 7.16 0.00 0.00 7.16 0.00 0.00 Base Follow-Up Headway (sec)0.0 0.0 3.9 0.0 0.0 3.9 0.0 0.0 Follow-Up Headway (sec)0.00 0.00 3.93 0.00 0.00 3.93 0.00 0.00 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)47 42 12 27 Capacity, c (veh/h)5 91 87 v/c Ratio 8.65 0.13 0.31 95% Queue Length, Q₉₅ (veh)21.5 0.4 1.3 Control Delay (s/veh)15305.2 50.3 65.2 Level of Service, LOS F F F Approach Delay (s/veh)15305.2 0.3 0.8 Approach LOS F Page 82 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mangrove Square / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mangrove Square Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)24 0 22 13 4 22 12 2228 47 33 2206 37 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)0.0 0.0 7.1 0.0 0.0 7.1 0.0 0.0 Critical Headway (sec)0.00 0.00 7.16 0.00 0.00 7.16 0.00 0.00 Base Follow-Up Headway (sec)0.0 0.0 3.9 0.0 0.0 3.9 0.0 0.0 Follow-Up Headway (sec)0.00 0.00 3.93 0.00 0.00 3.93 0.00 0.00 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)52 45 14 38 Capacity, c (veh/h)1 64 62 v/c Ratio 42.48 0.22 0.62 95% Queue Length, Q₉₅ (veh)24.7 0.8 3.7 Control Delay (s/veh)81402.1 76.3 147.3 Level of Service, LOS F F F Approach Delay (s/veh)81402.1 0.4 2.2 Approach LOS F Page 83 of 248 Page 84 of 248 Page 85 of 248 Page 86 of 248 Page 87 of 248 Page 88 of 248 Page 89 of 248 Page 90 of 248 Page 91 of 248 Page 92 of 248 Page 93 of 248 Page 94 of 248 Page 95 of 248 Page 96 of 248 Page 97 of 248 Page 98 of 248 Page 99 of 248 Page 100 of 248 Page 101 of 248 Page 102 of 248 Page 103 of 248 Page 104 of 248 Page 105 of 248 Page 106 of 248 Page 107 of 248 Page 108 of 248 Page 109 of 248 Page 110 of 248 Page 111 of 248 Page 112 of 248 ST. LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA Thursday, November 17, 2022 NOTICE OF PROPOSED FUTURE LAND USE MAP AMENDMENT AND PLANNED UNIT DEVELOPMENT (PUD) REZONING & PRELIMINARY SITE PLAN The St. Lucie County Planning and Zoning Commission, acting as the Local Planning Agency, is scheduled to review and make a recommendation regarding the following items petitioned by the Wynne Building Corporation for adoption by the St. Lucie County Board of County Commissioners by Ordinance and Resolution, respectively: ORDINANCE AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, TO AMEND THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR +/-6.37 ACRES OF LAND FROM THE COM (COMMERCIAL) TO THE RH (RESIDENTIAL, HIGH) CATEGORY; PROVIDING FOR FINDINGS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF STATE; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR ADOPTION RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY REGARDING A REZONING FROM THE CG (COMMERCIAL, GENERAL) ZONING DISTRICT TO THE PUD (PLANNED UNIT DEVELOPMENT) ZONING DISTRICT AND A PRELIMINARY PUD SITE PLAN FOR +/-6.37 ACRES KNOWN AS THE IBIS PUD LOCATED IN ST. LUCIE COUNTY, FLORIDA PROPERTY OWNER(S): Wynne Building Corporation REPRESENTATIVES: Dr. Alec Wynne & Leo Giangrande, PE FILE NUMBER: FLUMA-3202125971-25971 & PUD- RZ-3202125970-25970 8000 SUS HIGHWAY 1, Port St. Lucie, FL 34982 3414-501-1701-000-9 LOCATION: PARCEL ID(S): PURPOSE: A proposed amendment to the Comprehensive Plan Future land Use Map (Small-scale), to change the Future Land Use Category of +/- 6.37 acres from the COM, Commercial category to the RH, Residential High (up to 15 du/ac) category. A concurrent application proposes a Zoning Atlas Amendment (Rezoning) from the CG. Commercial General zoning district to the Planned Unit Development (PUD) zoning district for the same +/-6.37 acres and an associated Preliminary PUD Site Plan to develop up to 96 dwelling units, to be known as the Ibis PUD. The Planning and Zoning Commission PUBLIC HEARINGS on these items will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, St. Lucie County Administration Building, 2300 Virginia Avenue, Fort Pierce, Florida on Thursday, November 17, 2022, beginning on 6:00 pm or as soon thereafter as possible. All interested persons will be allowed 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 before the scheduled hearing. The petition file is available for review at the Planning and Development Services Department - Planning Offices located at 2300 Virginia Avenue, 2nd Floor. Fort Pierce, Florida, during regular business hours. Please call (772) 462-2822 or TDD (772) 462-1428 if you have any questions or require additional information about this petition. The St. Lucie County Planning and Zoning Commission has the power to review and make a recommendation to the St. Lucie County Board of County Commissioners, for approval or disapproval, of any applications within their area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANT TO SECTION 286.0105, FLORIDA STATUTES, if a person decides to appeal any decision made by the Planning and Zoning Commission with respect to any matter considered at a meeting or hearing, he or she will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date certain. Anyone with a disability requiring an accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. PLANNING AND ZONING COMMISSION LOCAL PLANNING AGENCY ST. LUCIE COUNTY, FLORIDA IS/JAMES TAYLOR, CHAIRMAN PUBLISH DATE: Sunday, November 6, 2022 Page 113 of 248 Treasure Coast Newspapers PART OFTHEUSiTOOAY ,NETWORK St. Lucie News-Tribune 183!:l SI:: t-ederal Highway, Stuart, t-L 34!:l!:l4 AFFIDAVIT OF PUBLICATION ST LUCIE.CO PLANNING & DEV LEGALS 2300 VIRGINIA AVE FORT PIERCE, FL 34982 ATTN KORI BENTON STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned authority personally appeared, said legal clerk, who on oath says that he is a legal clerk Manager of the St. Lucie News-Tribune, a daily newspaper published at Fort Pierce in St. Lucie County, Florida: that the attached copy of advertisement was published in the St. Lucie News- Tribune in the following issues below. Affiant further says that the said St Lucie News-Tribune is a newspaper published in Fort Pierce, in said St. Lucie County, Florida, and that said newspaper has heretofore been continuously published in said St. Lucie County, Florida, daily and distributed in St. Lucie County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement ; and affiant further says that she has neither paid or promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. The St. Lucie News- Tribune has been entered as Periodical Matter at the Post Offices in Fort Pierce, St. Lucie County, Florida and has been for a period of one year next preceding the first publication of the attached copy of advertisement. 11/6/2022 Subscribed and sworn to before on the 6th of November, 2022 xpires: s /5 c)::!;, Publication Cost: $315.00 Ad No: GCI0971171 Customer No: 361844 PO#: PUBLIC NOTICE THIS IS NOT AN INVOICE NANCY HEYRMAN Notary Public State of Wisconsin Page 114 of 248 Treasure -Coast-Newspapers PART OFlHE USA TODAY NETWORK St. Lucie News-Tribune 1939 SE Federal Highway, Stuart, FL 34994 AFFIDAVIT OF PUBLICATION ST LUCIE CO PLANNING & DEV LEGALS 2300 VIRGINIA AVE FORT PIERCE, FL 34982 ATTN KORI BENTON STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned authority personally appeared, said legal clerk, who on oath says that he is a legal clerk Manager of the St. Lucie News-Tribune, a daily newspaper published at Fort Pierce in St. Lucie County, Florida: that the attached copy of advertisement was published in the St. Lucie News- Tribune in the following issues below. Affiant further says that the said St Lucie News-Tribune is a newspaper published in Fort Pierce, in said St. Lucie County, Florida, and that said newspaper has heretofore been continuously published in said St. Lucie County, Florida, daily and distributed in St. Lucie County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement ; and affiant further says that she has neither paid or promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. The St. Lucie News- Tribune has been entered as Periodical Matter at the Post Offices in Fort Pierce, St. Lucie County, Florida and has been for a period of one year next preceding the first publication of the attached copy of advertisement. 11/6/2022 - Subscribed and sworn to before on the 6th of November, 2022 Publication Cost: $315.00 Ad No: GCI0971182 Customer No: 361844 . PO#: PUBLIC NOTICE THIS IS NOT AN INVOICE NANCY HEYRMAN Notary Public State of Wisconsin = - Page 115 of 248 Page 116 of 248 Page 117 of 248 Page 118 of 248 Page 119 of 248 Page 120 of 248 *See attached attendance list Spanish Lakes Neighborhood Meeting Proposed Ibis Apartment Complex US One frontage Wednesday, February 3, 2021 5:00 PM Location: Best Western Meeting Room, 7900 South US 1, Port St. Lucie FL 34952 Meeting held by Alec Wynne and Tod Mowery, as well as Bethany Grubbs of the St. Lucie County Planning Department. In attendance were 38 neighbors*, Lisa Thomas, Best Western Hotel Manager and Gerry Wadle, Best Western Front Desk Clerk. Most in attendance were residents of Spanish Lakes Communities. Gerry Wadle took temperatures, supervised the sign in sheet and asked the arrivals the following questions: 1. Is anyone in your household sick? 2. How are you feeling today? 3. Have you knowingly been in contact with anyone who has contracted COVID 19? Masks were required during the meeting. A resident asked Alec if he would allow an announcement regarding Publix and the COVID vaccine status. After the announcement, the meeting began. Alec opened with a general overview and background of the proposed project. This presentation included site plans, an artistic rendering of the elevation, surveys, landscape plan, and relocation of existing unofficial baseball field. The major questions were as follows: 1. Will this be a 55+ community? No. 2. Will the company be allowing section 8? No. 3. Will the apartment complex tenants be allowed to use SL lakes and golf course? No. 4. Is the apartment complex going to cause more traffic in the park? Both Alec and Tod answered stating that the projected increase in traffic on Mediterranean West would be limited, since the main ingress and egress for the apartments will be on US One. The resident expressed concern over the increased traffic on Mediterranean West. 5. Are we going to install a traffic light? Alec explained that traffic lights are a DOT issue and that it was a major hard-won battle just to obtain the light in front of the hotel. It is very unlikely that DOT would allow another traffic light. 6. What are we going to do about “children that go onto Med West”? Is it fair to Spanish Lakes that there will be children going onto Med West? Alec suggested that the tenants of the apartments who loiter in Spanish Lakes would be trespassing and asked to leave. Page 121 of 248 7. Will Med West be widened? No, that is not in the plans. 8. Are we going to build a fence? Alec pointed out that the company faced a similar concern when the hotel was being built. The fence and Caloosa hedges that we planted have fixed that problem and we have received no complaints since. We will consider constructing a similar hedge and fence on our proposed site. Sidenote: Alec took the county representative to show her our fence after the meeting. 9. What about the noise? Alec pointed out that the buildings are “self-contained”, not garden style apartments or exterior corridor such as the Best Western. Most noise should be self- contained within the building. 10. What trees are we removing? A resident bought her house because of the “trees/woods” that are currently in existence. Tod explained that Planning & Zoning requirements will ensure that as many native trees as possible will remain on site. 11. Resident questioned what will happen to the items on their ball field? Alec outlined two sites the company has in mind for the new ball field. The resident went on to express concern that a potential site in Riverfront could be “contaminated” and has it been tested? Alec responded that the area in question had been certified clean a long time ago. Alec will see if there are further testing requirements. Alec also said that Wynne Building Corporation will cover all costs of constructing the ball field and moving equipment to the new site. 12. Where is their pool? Again, the renderings were displayed and gone over. 13. Children? There will be no restrictions forbidding children. 14. Is this a no pet facility? Alec went over the dog park area in the new facility. Unauthorized pets in the park were mentioned and how “people take their pets on very long walks. Alec inquired if any of them had been to the dog park in Spanish Lakes Fairways? No; it’s too far. Alec explained that the other dog parks we have created have worked out very well and the proposed dog parks for the apartments will be similar. 15. Will this be income restricted? Alec explained that the company did its research, and they will be charging a fair market rent for the area. Briefly touched on the Fair Rental Act. The amenities are designed to attract a nicer clientele. 16. What are we doing about the drainage into Med West? Alec pointed out that SFWMD controls the drainage and that the entire SL1 parcel is operating under the same permit. Drainage calculations will be performed. 17. A resident asked Alec if he was aware that the park flooded in 2004? Alec pointed out that he lives here and saw the devastation after the 2004 hurricanes. Tod explained the civil engineers account for storm water management, as well. 18. Who is going to pay the water/sewer? The apartment tenants will. 19. A resident complained that here we are building nice new apartments when we do not do anything to fix up the Park. Rent is raised and that she must pay $40 a month for a gym with only two pieces of equipment in it. Alec told her we will get her name and number to address her concerns. She went on to complain that she calls the office and nothing is done about these problems. She is Nancy at 16 Alhambra S. 845-220-8050. 20. Nancy of 5 Golf Drive complained that we planted palm trees in their yards and expect them to pay $100 to trim them. The squirrels are always collecting their nuts and drive her crazy. Beverly and Joe do nothing about her problems. Page 122 of 248 21. Will there be a deceleration lane? Tod – DOT is limiting access and, again, we fought long and hard for the light in front of the Hotel. This question will be answered by DOT. 22. There were comments regarding the access to Med West. The residents did not like this, and Alec explained that this was a requirement by the Fire Department. Alec was asked how often he thought the fire department would use this access road? He responded that he hoped never. 23. What are we doing about Senior housing? Between Alec and Tod there was much discussion based on the research regarding the amount of senior housing that is already in production in the area. 24. Where are the school buses going to go? Will they be using the access road to pick up the children? Bethany addressed this with the answer that school buses typically do not go into apartment complexes that there is usually a central pickup point. The resident wanted to know where that was? The answer is that since there is no complex yet, bus stops must be applied for once there is a child to ride it. 25. Alec pointed out that the company will be building an ADA bus stop on US1. Lisa Thomas pointed out that this will also benefit Spanish Lakes. The public transit is a huge assistance, especially since it is not every day that a local bus is able to come and pick-up residents for their appointments or their shopping. 26. Drainage again – how come we cannot dump the drainage onto US1? DOT will not allow that. Tod explained about risers and drain water. One of the residents mentioned that SL1 does not have risers or any storm water drainage. Alec stated that we wish we could run the pumps, which pump water out of the park, more aggressively, but there are rules and regulations that we must adhere to. The meeting was adjourned at 6:05 pm. Page 123 of 248 ATTENDANCE Page 124 of 248 Page 125 of 248 The above invitation was mailed to the following residents of Spanish Lakes who live within 500 feet of the property as well as all additional property owners within 500 feet. Page 126 of 248 November 18th, 2022 Dear Adjoining Property Owners and Neighbors, We are in the process of applying for the development of the Ibis apartment complex on property near you. We would like to invite you to discuss this proposal in the form of a neighborhood meeting. This will be an informal meeting to give you the opportunity to review the proposed plan and discuss any concerns. The meeting will be held on December 2nd, 2022 at 5:00PM at the Best Western Port Saint Lucie located at 7900 South US HWY 1 Port Saint Lucie, Florida 34952. At this meeting we will explain the proposal and then discuss any concerns you have. We encourage you to attend this meeting to share your thoughts. Sincerely, Alec C. Wynne Director of New Projects Wynne Building Corporation Page 127 of 248 9.B. 2022-56100 PUBLIC HEARINGS - PLANNING & DEVELOPMENT SERVICES AGENDA REQUEST DATE: 12/15/2022 *RESOLUTION ITEM - PLANNED DEVELOPMENT QUASI-JUDICIAL ITEM? Yes TO: Board of County Commissioners PRESENTED BY: Kori Benton, Planning Manager SUBMITTED BY: Planning & Development Services SUBJECT: Continued from November 17, 2022 - A Zoning Atlas Amendment (Rezone) from CG (Commercial, General) to PUD (Planned Unit Development), and a Preliminary PUD Site Plan for a project to be known as the Ibis PUD located at 8000 S. US Highway 1 in Fort Pierce, submitted by Dr. Alec Wynne on behalf of the Wynne Building Corporation - THIS ITEM IS QUASI-JUDICIAL BACKGROUND: Wynne Building Corporation, and Representative, Dr. Alec Wynne, petitioned a Zoning Atlas Amendment (Rezoning) from the CG, Commercial General zoning district to the Planned Unit Development (PUD) zoning district for the same +/-6.37 acres and an associated Preliminary PUD Site Plan to develop up to 96 dwelling units, to be known as the Ibis PUD. A concurrent petition proposes an amendment to the Comprehensive Plan Future Land Use Map (Small-scale), to change the Future Land Use Category of +/- 6.37 acres from the COM, Commercial category to the RH, Residential High (up to 15 du/ac) category. The site is part of a 14.59-acre commercial segment is part of the Spanish Lakes Commercial Center Major Site Plan, located just south of 8000 South US Highway 1, Port St. Lucie, a component of the overall 244.47-acre Spanish Lakes development. The project is located within the established Urban Services Boundary (USB), along an established St. Lucie County Transit Corridor, Area Regional Transit Route 1. The applicant is proposing potable water and sanitary sewer connections with the Port St. Lucie Utility Systems Department and has designed a future transit stop at the subject site. The applicant held a second neighborhood meeting on December 2, 2022, with approximately 40 participants. In response to comments at the Planning & Zoning Commission's November 17, 2022 meeting, the applicant has provided a Preliminary Site Plan Alternative, and associated Landscape & Drainage Plan, which removes driveway connections to Mediterranean Blvd. in favor of an interior connection to the established commercial development to the north. Page 128 of 248 PREVIOUS ACTION: The Planning & Zoning Commission heard the petition at their November 17, 2022 Meeting. After discussion, the Commission voted to continue the hearing until their December 15, 2022 meeting. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff has reviewed these petitions and determined that they conform to the Standards of Review as outlined in Section 11.06.03 of the St. Lucie County Land Development Code and are consistent with the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the St. Lucie County Board of Commissioners with conditions outlined in the Draft Resolution. COMMISSION ACTION: RESULT: MOVER: SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: December 09, 2022 Benjamin Balcer, Planning & Development Services Assistant Director Date: December 10, 2022 Daniel McIntyre, County Attorney Date: December 12, 2022 Mark Satterlee, Deputy County Administrator Page 129 of 248 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION: Property Owner(s):Wynne Building Corporation 8000 S US Highway 1 Ste 402 Port St Lucie, 34952 Agent/Agent of Record:Dr. Alex Wynne 8000 S US Highway 1 Ste 402 Port St Lucie, 34952 Location: 8000 S. US Highway 1, Port St. Lucie, FL 34982 Tax ID(s):3414-501-1701-000-9 Project Size:+/-6.37-Acres Existing Future Land Use: COM (Commercial) Proposed Future Land Use:RH (Residential High) Existing Zoning: CG (Commercial, General) Proposed Zoning:PUD (Planned Unit Development) Existing Use: Undeveloped Commercial – Adjoining the Spanish Lakes Residential & Commercial Development Boundary (USB):The subject property is located inside the Urban Service Boundary Utility Service:City of Port St. Lucie Utility Systems Department Type of Concurrency Concurrency Deferral Affidavit Fire/EMS Protection:St. Lucie County Fire District Station #12, located at 1850 SE Village Green Dr, Port St. Lucie, approximately 2.5 miles southeast of the subject site. TO:St. Lucie County Planning and Zoning Commission THROUGH:Mayté Santamaria, Director Benjamin Balcer, AICP, Assistant Director FROM:Kori Benton, AICP, Planning Manager DATE:November 8, 2022 SUBJECT:Ibis Apartments Future Land Use Map Amendment - Small-Scale (FLUMA-3202125971-25971) Planned Unit Development Rezoning & Preliminary Development Plan (PUD-RZ-3202125970-25970) Page 130 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 2 BACKGROUND & REQUEST OVERVIEW The Wynne Building Corporation, and Representative, Dr. Alec Wynne, petitioned a proposed amendment to the Comprehensive Plan Future Land Use Map (Small-scale), to change the Future Land Use Category of +/- 6.37 acres from the COM, Commercial category to the RH, Residential High (up to 15 du/ac) category. A concurrent application proposes a Zoning Atlas Amendment (Rezoning) from the CG, Commercial General zoning district to the Planned Unit Development (PUD) zoning district for the same +/-6.37 acres and an associated Preliminary PUD Site Plan to develop up to 96 dwelling units, to be known as the Ibis PUD. The site is part of a 14.59-acre commercial segment is part of the Spanish Lakes Commercial Center Major Site Plan, located just south of 8000 South US Highway 1, Port St. Lucie, a component of the overall 244.47- acre Spanish Lakes development. The project is located within the established Urban Services Boundary (USB), along an established St. Lucie County Transit Corridor, Area Regional Transit Route 1. The applicant is proposing potable water and sanitary sewer connections with the Port St. Lucie Utility Systems Department and has designed a future transit stop at the subject site. Exhibit 1: Aerial Map Page 131 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 3 ************************************************************************** SECTION 1: FUTURE LAND USE MAP AMENDMENT STANDARDS OF REVIEW AS OUTLINED IN THE ST. LUCIE COUNTY COMPREHENSIVE PLAN A. In reviewing petitions for amendments to the Future Land Use Map, the Planning and Zoning Commission should determine whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan and Florida Statutes. The proposed comprehensive plan amendment would change the Future Land Use Map designation for the collective 6.37 acres from COM (Commercial) to the RH (Residential High, up to 15 du/ac) Category. Policy 1.1.1.2 of the Comprehensive Plan describes the County’s Residential High (RH) land use category, requested for the subject site, as follows: Residential High (RH) Areas designated Residential High (RH) are intended to accommodate high density development, not to exceed 15 dwelling units per gross acre. In order to develop at this intensity, it must be possible to connect into a central water and wastewater service facility, and the subject property must be located in an area of the County which has available all urban services and facilities including fire protection, police, recreation, roadways, and schools. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. The applicant is the original developer of the Spanish Lakes community and interconnected commercial center along US Highway 1. The Commercial node encompasses a hotel, restaurant, an office complex containing a bank and real estate sales center for the Wynne Corporation. The petition site held site plan approval to expand the commercial center, however the applicant has indicated demand for commercial development in the area has been limited, met with an abundant supply. The applicant suggests that re-designating this property to a residential land use will allow for a greater mix of uses in the area, with appropriate interconnectivity to develop the necessary synergies to support a mix of land use activities. The Development Review Committee (DRC) has reviewed this petition and determined it complies with the following Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan. Objective 1.1.2: Growth Management. St. Lucie County shall manage how and where growth occurs by using sustainable development and balanced planning practices. The County shall manage the land use patterns designated on the Future Land Use Map comprehensively, consistently, and effectively to enhance the quality of life for its citizens, promote economic vitality, and accommodate projected population growth and development in an environmentally acceptable manner. 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, before taking any approval actions granting an individual amendment to the Future Land Use Maps: 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. Page 132 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 4 Exhibit 2: Existing Future Land Use Map The property is adjunct to large commercial nodes extending along the US Highway 1 corridor. The site abuts the Residential Urban (RU) and Commercial (COM) Future Land Use categories, with existing Industrial (IND) to the southwest, within a quarter-mile. The City of Port St. Lucie recently annexed and approved a Residential PUD project in September 2022, within their CG/RH (Commercial/Residential High) Future Land Use Category, approximately 0.39 miles south on US Highway 1 at Savanna Club Blvd. The petition is less than 0.65 miles from the Prima Vista Commercial Center, under one mile from Crosstown Parkway, and approximately 1.5 miles from the Port St. Lucie City Center. Adjacent Land Uses: Location Zoning District Future Land Use Existing Land Use Subject Property CG (Commercial, General)COM (Commercial)Undeveloped Commercial North CG (Commercial, General)COM (Commercial)/RU (Residential Urban) Commercial Office, Restaurant and Lodging & Spanish Lakes Community South CG (Commercial, General)COM (Commercial)Commercial Sales & Service East RMH-5 (Residential, Mobile Home - 5/ac)RU (Residential Urban)Spanish Lakes Community Adjacent Parcels West CG (Commercial, General)COM (Commercial)Various Commercial Plazas Page 133 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 5 Policy 1.1.2.2 – By 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 the 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 project site is located within the County’s Urban Service Boundary, making this a suitable location to further accommodate the County’s increasing population. By the Bureau of Economic and Business Research (BEBR), Florida Population Census 2020 report performed by the University of Florida, the population in St. Lucie County has increased by 18.5% from April 2010 to April 2020. Although the proposal is not for a Mixed-use Development (MXD) Future Land Use Category, the requested Residential High (RH) Future Land Use Category would adjoin the Commercial (COM) and Residential Urban (RU) categories on the property, which contain a mix of housing, commercial and recreational development. The proposal seeks to collocate compatible residential with commercial along US Highway 1, supporting infill development and redevelopment along an established transit corridor, with enhanced proximity to goods and services, while lessening transportation demands from new residences. Fire/EMS Services St. Lucie County Fire District Station #12, located at 1850 SE Village Green Dr, Port St. Lucie, approximately 2.5 miles southeast of the subject site. The St. Lucie Hospital is approximately 2.8 miles southeast of the project. Water and Wastewater Water & Wastewater services will be provided by the Port St. Lucie Utilities Department. Traffic The traffic analysis filed for the proposed Future Land Use Amendment, prepared by the Giangrande Engineering and Planning evaluated a maximum density of 96 apartments, with build-out assumptions by 2024. The analysis projects 690 daily trips, of which 53 AM peak hour (13in/40out), and 62 PM peak hour (39in/23out) net new trips are anticipated. The analyses demonstrates that the study area roadway has sufficient capacity to support the proposed future land use amendment. The site has direct access to US Highway 1 and Mediterranean Boulevard with both signalized and unsignalized intersections with US Highway 1, as well as cross-access to the adjoining commercial center and Spanish Lakes community. The Florida Department of Transportation (FDOT) issued a Pre-application letter on September 19, 2022, accepting the project scope with conditions and minimum design specifications. The analysis highlights a net reduction when compared to commercial build-out under the current Future Land Use Category. Environmental Assessment Background The Environmental Resources Department (ERD) is in receipt of the May 2nd, 2022, date-stamped submittal from Planning and Development Services. The applicant is seeking approval to develop a Planned Unit Development (PUD) within one (1) 7.08-acre segment of parcel (Parcel ID 3414-501-1701-000-9). The project Page 134 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 6 consists of an apartment complex with eighty-eight (88) two-bedroom and six (6) one-bedroom apartments, amenities such as a 3,800 sq ft. club house, pool, pickleball court, and associated parking and drainage infrastructure, and landscaping. A concurrent Future Land Use Text Amendment (FLUMA) application is under review to recategorize the parcel segment from Commercial (COM) to Residential High (RH). The existing sales center will be replaced with a new 3,600 sq ft building and four (4) model homes. The parcel is located at 8000 S US Hwy 1, Fort Pierce and the area of proposed development is currently zoned as Commercial General (CG). Recommendation The Environmental Resources Department has no objection to the approval of the Future Land Use Map Amendment. FUTURE LAND USE MAP AMENDMENT RECOMMENDATION: The staff has reviewed the proposed small-scale Comprehensive Plan Future Land Use Map Amendment and determined it is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan; therefore, the staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. ************************************************************************** SECTION 2: REZONE TO THE OFFICIAL ZONING ATLAS STANDARDS OF REVIEW AS OUTLINED IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 Section 11.06.03 of the St. Lucie County Land Development Code establishes the standards for reviewing Zoning Atlas Amendments. The proposed Zoning Atlas Amendment would change the Official Zoning Atlas Map to rezone a 6.37-acre subset of the overall 244.47-acre parcel from CG (Commercial, General) to PUD (Planned Unit Development), and authorize a Preliminary PUD Site Plan. Exhibit 3: Existing Zoning Map Page 135 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 7 Exhibit 4: Proposed Zoning Map A. Whether the proposed rezoning conflicts with any applicable portions of the St. Lucie County Land Development Code; The proposed amendment to the Official Zoning Atlas is not in conflict with the applicable provisions of the Land Development Code. The request seeks to amend the Official Zoning Atlas to reclassify the zoning from the CG (Commercial, General) to the PUD (Planned Unit Development) Zoning District. Future Land Use: The proposed Future Land Use designation of the subject property is RH (Residential High). In accordance with the Comprehensive Plan, “Areas designated Residential High (RH) are intended to accommodate high density development, not to exceed 15 dwelling units per gross acre. In order to develop at this intensity, it must be possible to connect into a central water and wastewater service facility, and the subject property must be located in an area of the County which has available all urban services and facilities including fire protection, police, recreation, roadways, and schools. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code” The proposed PUD seeks to implement the proposed Future Land Use Amendment while providing a compatible design to integrate the new development with surrounding commercial and residential uses. Current Zoning: The property is zoned CG (Commercial, General): The CG Zoning District - to provide and protect an environment suitable for a wide variety of commercial uses intended to serve a population over a large market area, which does not impose desirable noise, vibration, odor, dust, or offensive effects on the surrounding area, together with such other uses as may be necessary to and compatible with general commercial surroundings. Page 136 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 8 Proposed Zoning: The proposed rezoning is to the PUD (Planned Unit Development) Zoning District. The Planned Unit Development (PUD) District is intended to achieve residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of residential land reflecting changes in the technology of land development; B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. A minimum of thirty-five percent (35%) of the gross area of land in a PUD must be for use as common open space, which may include, parks, recreation areas, bicycle, and pedestrian paths and facilities, marinas, swimming beaches, common open space, common landscaping and planting areas, stormwater retention areas, or other areas of public purpose or use. Common open space may not include street, road, or drainage rights- of-way, above-ground utilities, or parking areas. Additionally, a minimum of fifteen percent (15%) of any existing native upland habitat on the property must be preserved in its natural condition as part of the required thirty-five percent (35%) common open space. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The proposed rezoning to the PUD (Planned Unit Development) Zoning District, and retained CG (Commercial, General) Zoning District are consistent with the proposed RH (Residential High) Future Land Use designation as provided in the table within Comprehensive Plan Policy 1.1.1.3 - Land Use Designation / Zoning Compatibility Chart. Land Use Designation / Zoning Compatibility Chart Future Land Use Categories Zoning Districts AG - 5 AG - 2 . 5 RE RS RU RM RH R/ C CP U CO M IN D P/ F MX D SD H T/ U TV C PUD X X X X X X X X X X X X X The proposed amendment is consistent with the Comprehensive Plan Future Land Use Element Goals, Objectives, and Policies: Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD), and the Planned Mixed-Use Development (PMUD) zoning designations. Policy 1.1.8.1 – The County shall continue to encourage the use of planned development techniques to conserve open space and environmentally sensitive areas, through the County's Land Development Code which shall include: a. Minimum acreage requirements necessary to support a viable mixed-use community providing sufficient design flexibility to allow innovation and creativity in all forms of planned unit developments; b. Minimum open space standards, consistent with the percentages identified in the Land Development Code for all planned developments and including assurances that such areas will remain as open space to protect existing native habitat, to provide for minimum setback Page 137 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 9 needs from adjacent uses, and to provide active and passive recreational as well as visual amenities; c. Provisions ensuring the long-term preservation of remaining open spaces; d. A mixed-use district combining residential, commercial, recreational, educational, and other income-producing uses providing significant functional and physical integration among uses; e. Minimum standards for the provision of on-site shopping, job opportunities, and internal trip capture; and, f. Specific requirements to provide efficient, centralized infrastructure (potable water and sanitary sewer). Include specific restrictions on the use of septic tanks, individual wells, and package plants in planned unit developments. g. Development consistent with the Towns, Villages, and Countryside Element and the Transfer of Development Rights Program outlined under Objective 11.1.7. 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 the consistent and predictable application of the Land Development Code. Policy 1.1.9.1 - All new subdivisions, planned unit developments, and site development plans shall be designed to include an efficient system of internal traffic circulation that does not require internal trips or trips of short duration to be forced onto the major roadway network. Connections to new and existing subdivisions shall be encouraged. Goal 3.1: To provide guidance, based on accepted planning principles, for the provision of housing resources for all citizens through public/private cooperative arrangements. Objective 3.1.1: The County shall ensure the creation and/or preservation of affordable housing for all current and anticipated future needs including rural and farmworker housing, workforce housing as well as adequate sites and distribution of housing for very-low-income, low-income, and moderate-income households. Policy 3.1.1.1 – To provide sufficient land to meet the future housing needs, the Future Land Use Map shall provide future land use designations that allow a variety of housing types, affordability, and densities. Policy 3.1.1.2 – The County shall continue to permit high-density residential development in Planned Mixed-Use Development projects. The Preliminary PUD Site Plan includes up to ninety-six (96) multifamily units, an amenity center, active and passive open space, surface parking, stormwater and cross-connectivity with existing commercial and residential development, and a new transit stop along US Highway 1. The applicant states that the proposed plan meets the intent of the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan by supporting infill development, housing affordability, improved access to the transportation network, and providing creative open space in a semi-urban setting for future residents. Although the project is high-density residential development through a Planned Unit Development, instead of a Planned Mixed-Use Development as referenced in Policy 3.1.1.2, the outward development already contains an integrated commercial center, mid-density residential and recreational uses which will be augmented through further housing diversification with this infill project. C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; As stated above, the PUD (Planned Unit Development) Zoning District is compatible with the proposed RH (Residential High) Future Land Use designation as per the Land Development Code (LDC) and Comprehensive Plan. Page 138 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 10 D. Whether there have been changed conditions that require an amendment; The applicant is pursuing a rezone from the current Zoning District to the PUD (Planned Unit Development) Zoning District, compatible with the surrounding area. Changing conditions include the increased housing demand concurrent with a transitioning retail market. New development proposals within the adjacent St. Lucie Business Park carry the potential for future employment, while efforts remain to spur development of the City of Port St. Lucie City Center, to the south. In 2019, Crosstown Parkway was completed, with the final link connecting to US Highway 1, to the south. The six lane divided highway and bridge serves as a multi-modal transportation alternative to include accommodations for automobile, bicycle, pedestrian and public transit, linking residences to existing and growing neighborhood, community facilities, the interstate system, and other commercial/employment hubs. 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 change in zoning should not affect the acceptable level of service capacity of transportation facilities, parks, drainage, schools, solid waste, mass transit, or emergency medical facilities, with the site situated central to existing facilities. Before the issuance of any Final Development Order, the developer must demonstrate that all public facilities are available to serve the parcel and obtain a Certificate of Capacity. The applicant has signed the required Concurrency Deferral Affidavit recognizing this provision. Utilities & Solid Waste: Port St. Lucie Utilities will provide Water & Wastewater service to the site. Electric will be provided by FP&L and solid waste collection by Waste-Pro. Transportation Impacts Kimley-Horn, acting as the County’s traffic consultant, reviewed the project traffic analysis, with anticipation that the adjacent roadway segments have sufficient capacity, and no adverse impacts are anticipated to accommodate the proposed zoning change. Additional analysis is provided in Section 3.C. below. U S H i g h w a y 1 Crosstown Pa r k w a y Prima Vist a B l v d . City Center Exhibit 5: Context Aerial Exhibit Page 139 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 11 Mass Transit The Treasure Coast Connector provides access to public transit, adjacent along US Highway 1, via Route 1. A new stop is proposed within the Preliminary PUD Site Plan, with pedestrian connections planned through site development. Schools & Parks School facilities exist in proximity to the subject site, with adequate capacity available to serve the development. Smaller parks and preserves exist nearby, with the planned Greenways & Trails project situated further to the east – along the Savannas. The project proposes a pool and clubhouse and a walking path around stormwater and passive green space linked to an interconnected sidewalk system. Stormwater The project is required to comply with LDC Section 7.07.00, and South Florida Water Management District (SFWMD) standards to achieve stormwater management requirements for the project site and prevent any adverse impacts on adjacent properties. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; The proposed amendment is not anticipated to create significant impacts on the natural environment. The applicant provided an environmental impact report that assesses existing environmental conditions on the subject property. Environmental Assessment Background The Environmental Resources Department (ERD) is in receipt of the May 2, 2022, date-stamped submittal from Planning and Development Services. The applicant is seeking approval to develop a Planned Unit Development (PUD) within one (1) 7.08-acre segment of parcel (Parcel ID 3414-501-1701-000-9). The project consists of an apartment complex with eighty-eight (88) two-bedroom and six (6) one-bedroom apartments, amenities such as a 3,800 sq ft. club house, pool, pickleball court, and associated parking and drainage infrastructure, and landscaping. A concurrent Future Land Use Text Amendment (FLUMA) application is under review to recategorize the parcel segment from Commercial (COM) to Residential High (RH). The existing sales center will be replaced with a new 3,600 sq ft building and four (4) model homes. The parcel is located at 8000 S US Hwy 1, Fort Pierce and the area of proposed development is currently zoned as Commercial General (CG). Recommendation The Environmental Resources Department has no objection to the approval of the Planned Unit Development Rezone with the conditions outlined in staff’s recommendation. G. 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 change in zoning will result in an orderly and logical development pattern, providing compatible residential infill adjacent to existing commercial centers as a transition to mid-density residential to the east. The proposed parcel is located within the Urban Service Boundary (USB) along an established commercial corridor on US Highway 1, with an existing St. Lucie County Transit Area Regional Transit Route (Route 1). Active and passive recreation opportunities are integrated in the associated Preliminary PUD Plan, created through the site design, with interconnectivity amongst the Spanish Lakes development. Page 140 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 12 H. 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 rezoning to a PUD (Planned Unit Development) Zoning District is not in conflict with the public interest and is in harmony with the purpose and intent of the Land Development Code. 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 rezoning to a PUD (Planned Unit Development) Zoning District is not in conflict with the public interest and is in harmony with the purpose and intent of the Land Development Code. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding the proposed amendments. ************************************************************************** R SECTION 3: PRELIMINARY SITE PLAN STANDARDS OF REVIEW AS OUTLINED IN THE LAND DEVELOPMENT CODE SECTION 11.02.07 Land Development Code Section 11.02.07 establishes the standards of review for site plans. A. Consistency with Local Ordinances and Comprehensive Plan. The proposed plan is consistent with the general purpose, Goals, Objectives, and Standards of this Code, the St. Lucie County Comprehensive Plan, and the Code and compiled laws of St. Lucie County. As noted in the above analysis of the rezoning standards of review, the site plan and proposed use are consistent with Future Land Use Policy 1.1.8.1 in its use of planned development techniques. Future Land Use Element Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses reflecting the needs and desires of the 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 country’s citizens, native wildlife and environment, through incompatible land uses. Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD), and the Planned Mixed-Use Development (PMUD) zoning designations. Policy 1.1.10.2: Require effective visual and light diffusion barriers between residential and non-residential uses. Standards and requirements for such barriers are to be included in the landscaping and screening regulations of the St. Lucie County Land Development Code. Consistency with Land Development Code (LDC) Regulations The proposed development and proposed use are not in conflict with any applicable portions of the St. Lucie County Land Development Code (LDC) or Comprehensive Plan. The proposed PUD (Planned Unit Development) Site Plan demonstrates compliance with the St. Lucie County Land Development Code (LDC) and Comprehensive Plan requirements. Page 141 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 13 Under LDC Section 7.01.00, the intent of the PUD (Planned Unit Development) Zoning designation is to achieve residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of residential land reflecting changes in the technology of land development; B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. Intensity & Design All reasonable steps have been taken to minimize adverse effects on the immediate vicinity through landscaping, screening, and site design, and all buildings will be constructed, arranged, and operated so as not to interfere with adjacent properties. The design will promote active pedestrian transportation, such as walking and cycling, as well as internal sidewalk network, for recreation, access to on-site amenities and connectivity to the existing future commercial establishments along the US1 corridor. Exhibit 6: Preliminary PUD Site Plan Snapshot The plan provides for two (2) four-story residential buildings, featuring 48 units each. The preliminary plan displays amble parking supply, integrated pedestrian links, landscaping and stormwater. A central clubhouse and outdoor pool, pickle-ball courts dog park, walking trail, cross connectivity with existing commercial and stormwater are planned. Although the project will feature a right-in and right-out only driveway connection with US Highway 1, as well as direct connection to Mediterranean Boulevard for routing to a signalized intersection with US Highway 1 to the north, and an unsignalized full access intersection with US Highway 1 to the south. Cross-access to the adjoining commercial center and Spanish Lakes community are provided. An existing billboard on the site will be removed during redevelopment. Open Space The proposed project will exceed the required thirty-five (35%) percent of open space, at nearly 48% of the site including a stormwater management, the amenity centers, park space, and landscape areas. Redeveloped Commercial US Highway 1 Ex i s t i n g C o m m e r c i a l Redeveloping Single-family / Mobile Home Park Park Amenity Center 4-Story / 48 Unit Structure 4-Story / 48 Unit Structure Proposed Bus Stop Page 142 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 14 Exhibit 7: Preliminary PUD Open Space Snapshots The Preliminary Site Plan incorporates an enhanced private park space over 1 acre in size, integrated pedestrian walkways, and an amenity center encompassing a clubhouse, pool, pickleball court and possible a dog park in the future, to active open space. B.Effect on Nearby Properties. 1. The proposed building or use will not have an undue adverse effect upon nearby property, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting public health, safety, and general welfare. 2. All reasonable steps have been taken to minimize any adverse effect of the proposed building or use on the immediate vicinity through building design, site design, landscaping, and screening. 3. The proposed building or use will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, by applicable district regulations. The proposed building or use will not have an undue adverse effect upon nearby property, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting public health, safety, and general welfare. The proposed Preliminary PUD Plan is compatible with existing and proposed land uses of adjacent properties. Although the project presents residential development of greater similar scale and density than established in the immediate area, the site is immersed in commercial centers and small lot/site single-family development patterns, therefore the project is designed to integrate the proposed density in a manner compatible with the established area, which is poised for further infill and intensification. The completion of Crosstown Parkway to the south, and planned City Center development, are expected to compel more dense infill project as displayed with the City of Port St. Lucie’s recent authorization of a high-density residential project within one- half mile to the south. The PUD design provides for compatibility with collocated and adjacent land uses. Over 1 Acre Park Open Space/Stormwater with Trail Open Space/Stormwater with Trail Page 143 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 15 Adjacent Land Uses: The proposed four (4) story multifamily structures are offset from US Highway 1, with defined arrival at the amenity center, with expanded setbacks from the lower density development to the east. The proposed building height is less than the current 60 ft. allowed within the CG, Commercial General Zoning District. In accordance with LDC Section 7.09.04.E. Landscaped Buffer Areas Between Non-Residential Structure(s) Housing Three (3) or More Dwelling Units and Single-Family or Two-Family Residential Uses. All side and rear yard perimeter buffer areas between non-residential or residential structure(s) housing three (3) or more dwelling units and single-family or two-family residential uses shall be landscaped with a masonry wall or opaque wood fence of at least eight (8) feet in height that forms a continuous screen between the uses. All masonry walls or opaque wood fences shall be landscaped with a continuous hedge along both the inside and outside base of the wall or fence. The applicant owns the Spanish Lakes development to the east, therefore is proposing a 6ft. tall opaque vinyl fence and landscaping along the eastern project boundary to enhance the open space buffer designed between the residential areas. C.Adequacy of Public Facilities The proposed project will increase demands on select public facilities, such as parks, schools, solid waste, mass transit, and emergency medical facilities, however the increases are consistent with capital improvements Location Zoning District Future Land Use Existing Land Use Subject Property CG (Commercial, General)COM (Commercial)Undeveloped Commercial North CG (Commercial, General)COM (Commercial)/RU (Residential Urban) Commercial Office, Restaurant and Lodging & Spanish Lakes Community South CG (Commercial, General)COM (Commercial)Commercial Sales & Service East RMH-5 (Residential, Mobile Home - 5/ac)RU (Residential Urban)Spanish Lakes Community Adjacent Parcels West CG (Commercial, General)COM (Commercial)Various Commercial Plazas Exhibit 8: Conceptual Rendering – Ibis Apartments Page 144 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 16 and development existing and anticipated in this area within the Urban Service Boundary with facilities present. Transportation The traffic analysis filed for the proposed PUD, prepared by the Giangrande Engineering and Planning, assumed build-out by 2024. The analysis projects 690 daily trips, of which 53 AM peak hour (13in/40out), and 62 PM peak hour (39in/23out) net new trips are anticipated. The analyses demonstrates that the study area roadway has sufficient capacity to support the proposed future land use amendment. The site has direct access to US Highway 1 and Mediterranean Boulevard with both signalized and unsignalized intersections with US Highway 1, as well as cross-access to the adjoining commercial center and Spanish Lakes community. The Florida Department of Transportation (FDOT) issued a Pre-application letter on September 19, 2022, accepting the project scope with conditions and minimum design specifications. The Treasure Coast Connector now known as Area Regional Transit system provides access to public transit, along US Highway 1, via “Route 1” with an established stop less than one-fifth of a mile to the north. The applicant has presented intent to provide a supplemental or replacement stop at the project’s entrance. Sidewalk connections exist between the project site and the established or proposed stop(s). A Final Site Plan will command further coordination with the FDOT for final access and bus stop design. Drainage Dry detention areas are proposed for the project. Following approval of the future Final Site Plan, the developer must receive a Site Development Permit from the Public Works Department to ensure the project does not adversely impact adjacent properties. Utilities & Solid Waste Water & Wastewater services will be provided by the Port St. Lucie Utilities Department. Electric will be provided by FP&L and solid waste collection by Waste-Pro. D.Adequacy of Fire Protection St. Lucie County Fire District Station #12, located at 1850 SE Village Green Dr, Port St. Lucie, approximately 2.5 miles southeast of the subject site. The project will create additional demand, but no adverse impacts or demands exceeding existing capacity. E.Adequacy of School Facilities. The proposed residential project is anticipated to create additional impacts on school facilities, however adequate facilities are identified. The Preliminary Site Plan depicts the ability for school bus access and turnaround with benches and bike racks. The St. Lucie County School Board has reviewed the proposed development and has no school concurrency or capacity issues. U S H i g h w a y 1 Exhibit 9: Area Regional Transit - Route 1 Snapshot Page 145 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 17 Savanna Ridge Elementary School is under a 2 mile travel distance to the northeast with Port St. Lucie Highschool an approximate 3.5 mile travel distance to the southeast. The plan will provide for an internal bus stop, if approved by the St. Lucie County School District. F.Environmental Impact. The proposed amendment is not anticipated to create adverse impacts on the natural environment. The applicant provided an environmental impact report that assesses existing environmental conditions on the subject property. Findings A revised landscape plan prepared by MAI Design Build, dated September 29th, 2022, was reviewed and determined to meet the standards outlined in LDC 7.09.04. The provided open space calculations were also reviewed and determined to satisfy the open space requirements for PUDs outlined in LDC 7.01.03.I. The proposed development will impact 166” diameter at breast height (DBH) of canopy trees (i.e., slash pines) at the 2:1 ratio resulting in 332” DBH of required mitigation per LDC 6.00.05.D. Tree mitigation will be satisfied via onsite preservation of 176” DBH of native canopy trees (i.e., slash pines) resulting with 352” DBH of mitigation credit at the 2:1 ratio per LDC 6.00.05.D. Recommendation The Environmental Resources Department has no objection to the Preliminary PUD Site Plan with the conditions outlined below. NEIGHBORHOOD MEETING & PUBLIC NOTIFICATION: The applicant held a neighborhood meeting on Wednesday, February 3, 2021, with transcribed minutes by the applicant provided as an attachment. Staff provided notification letters to fifty-four (54) owners of the property, located within 500 feet of the petition site, detailing the proposals. A public notification sign detailing the Planning and Zoning Commission’s Public Hearing was posted on the premises, and an advertisement was displayed in the local newspaper on Sunday, November 6, 2022. CONCLUSION: The staff has reviewed these petitions and determined that it conforms to the Standards of Review as outlined in Section 11.06.03 of the St. Lucie County Land Development Code and are consistent with the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. PUD REZONING & PRELIMINARY SITE PLAN RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval, subject to the associated Future Land Use Map Amendment, with the following conditions: 1) The Final (Minor) Site Plan shall include the proposed transit stop adjacent to the project entrance. The applicant shall coordinate with St. Lucie County Transit and the Florida Department of Transportation, to ensure permitting and construction are concurrent with the certificate of occupancy. 2) The Final (Minor) Site Plan shall be conditioned to require a Site Lighting certification by a photometric engineer prior to final inspection, verifying no direct light spillover to adjacent single-family residences. 3) Trees placed within 10 FT of drainage structures or pipe shall include a root barrier product to protect the drainage system. 4) Prior to any ground disturbance or impacts to any vegetation, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. Page 146 of 248 Project Name: Ibis Apartments FLUMA & Preliminary PUD File No.: FLUMA-3202125971-25971 & PUD-RZ-3202125970-25970 18 5) Prior to issuance of a vegetation removal permit/exemption, listed species surveys may be required. If any listed species impacts are found to be present as a result of these surveys, appropriate mitigative measures per state and federal agency requirements shall be provided prior to initiation of any clearing activities. 6) Prior to any ground disturbance or impacts to any vegetation, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. Page 147 of 248 Resolution No. 2022-XXX Page 1 File No: PUD-RZ-3202125970-25970 RESOLUTION 2022-XXX File Numbers: PUD_RZ-5202126043 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY FOR A PLANNED UNIT DEVELOPMENT (PUD) INCLUDING REZONING FROM THE CG (COMMERCIAL, GENERAL) ZONING DISTRICT TO THE PUD (PLANNED UNIT DEVELOPMENT) ZONING DISTRICT AND A PRELIMINARY SITE PLAN FOR +/-6.37 ACRES KNOWN AS THE IBIS PUD LOCATED WITHIN ST. LUCIE COUNTY, FLORIDA. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based upon acceptable evidence, including but not limited to the staff report, has made the following determinations: ZONING ATLAS AMENDMENT 1) The Wynne Building Corporation, and representative, Dr. Alec Wynne presented a petition for an Amendment to the Official Zoning Atlas from the CG (Commercial, General) Zoning District to the PUD (Planned Unit Development) Zoning District, for property located at 8000 S. US Highway 1, in Port St. Lucie, Florida, as depicted on the attached map as Exhibit “A” and described in Part “A” below. 2) On November 17, 2022, the St. Lucie County Planning and Zoning Commission held a public hearing on this petition, after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and recommended that the Board of County Commissioners approve/deny the request for the property described in Part “A”. 3) On ____________, 2022, the Board of County Commissioners held a public hearing on this petition after publishing a notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard. 4) The St. Lucie County Development Review Committee has reviewed the Rezone Petition and found it to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan, subject to the conditions set forth in Part “C” of this Resolution. Page 148 of 248 Resolution No. 2022-XXX Page 2 File No: PUD-RZ-3202125970-25970 5) The proposed zoning change is consistent with the St. Lucie County Comprehensive Plan and has satisfied the requirements of Section 11.06.03 of the St. Lucie County Land Development Code. PRELIMINARY PUD SITE PLAN 6) The Wynne Building Corporation, and representative, Dr. Alec Wynne submitted a Preliminary PUD (Planned Unit Development) Site Plan to develop a ninety-six (96) unit multifamily development to be known as the Ibis PUD adjacent to commercial outparcel development for the property depicted in the attached map as Exhibit “A” and described in Part “A” below. 7) On November 17, 2022, the St. Lucie County Planning and Zoning Commission held a public hearing on this petition, after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard and recommended that the Board of County Commissioners approve/deny the request for the property described in Part “A”. 8) On ____________, 2022, the Board of County Commissioners held a public hearing on this petition after publishing a notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard. 9) The St. Lucie County Development Review Committee has reviewed the Preliminary PUD Site Plan for the project and found it to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan, subject to the conditions set forth in Part “C” of this Resolution. 10) The proposed project, with conditions of approval, will not have an undue adverse effect on adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities, or other matters affecting the public health, safety, and general welfare. 11) All reasonable steps have been taken to minimize any adverse effect of the proposed project on the immediate vicinity through building design, site design, landscaping, and screening. Page 149 of 248 Resolution No. 2022-XXX Page 3 File No: PUD-RZ-3202125970-25970 12) The proposed project will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, in accordance with applicable district regulations. 13) The proposed project will be served by the Port St. Lucie Utilities Department for water and wastewater services. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING ATLAS AMENDMENT A. The property on which the Zoning Atlas Amendment, or change in zoning, from the CG (Commercial, General) Zoning District to PUD (Planned Unit Development) is being granted is described as follows: Legal Description: A PORTION OF ST. LUCIE GARDENS, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 1, PAGE 35, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND 4X4 CONCRETE MONUMENT LOCATED AT THE NORTH WEST CORNER OF SECTION 26, TOWNSHIP 36 SOUTH, RANGE 40 EAST, THENCE SOUTH 00°20’23” EAST, A DISTANCE OF 399.39 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF US HIGHWAY 1 (A 200 FOOT WIDE RIGHT-OF-WAY) (PER FLORIDA D.O.T. MAP, PROJECT No. 94010-2533); THENCE SOUTH 27°53’50” EAST, ALONG SAID EAST RIGHT- OF-WAY, A DISTANCE OF 1271.30 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE SOUTH 27°53’50” EAST, ALONG SAID LINE, A DISTANCE OF 906.26 FEET; THENCE, DEPARTING SAID RIGHT-OF-WAY, NORTH 62°05’30” EAST, A DISTANCE OF 111.50 FEET; THENCE SOUTH 27°53’50” EAST, A DISTANCE OF 188.00 FEET; THENCE NORTH 89°56’17” EAST, A DISTANCE OF 111.15 FEET; THENCE SOUTH 00°21’45” EAST, A DISTANCE OF 12.00 FEET; THENCE NORTH 89°56’17” EAST, A DISTANCE OF 80.00 FEET; THENCE SOUTH 00°21’45” EAST, A DISTANCE OF 88.05 FEET TO A POINT LOCATED APPROXIMATELY 2.0 FEET NORTH OF THE NORTH EDGE OF PAVEMENT OF MEDITERRANEAN BOULEVARD SOUTH (A PRIVATE ROADWAY), SAID LINE BEING IDENTIFIED AS A “REFERENCE LINE” ON THE SURVEY HEREON; THENCE NORTH 89°56’17” EAST, ALONG SAID “REFERENCE LINE”, A DISTANCE OF 28.07 FEET; THENCE NORTH 00°38’48” WEST, A DISTANCE OF 129.98 FEET; THENCE NORTH 83°52’26”WEST, A DISTANCE OF 38.42 FEET TO A POINT OF CURVATURE OF A NON TANGENT CURVE TO RIGHT, WHICH THE RADIUS POINT LIES Page 150 of 248 Resolution No. 2022-XXX Page 4 File No: PUD-RZ-3202125970-25970 NORTH 24°36’29” EAST, A DISTANCE OF 132.92 FEET; THENCE NORTHWESTERLY, ALONG THE ARC, THROUGH A CENTRAL ANGLE OF 37°33’53”, AN ARC DISTANCE OF 87.15 FEET TO A POINT OF TANGENCY; THENCE NORTH 27°49’38” WEST, A DISTANCE OF 891.38 FEET; THENCE NORTH 03°45’50” EAST, A DISTANCE OF 22.85 FEET; THENCE NORTH 27°21’25” WEST, A DISTANCE OF 156.41 FEET TO A POINT IDENTIFIED AS A “REFERENCE LINE” ON THE SURVEY HEREON;THENCE SOUTH 62°05’30” WEST, ALONG SAID “REFERENCE LINE”, A DISTANCE OF 272.51 FEET, TO THE POINT OF BEGINNING. CONTAINING 6.370 ACRES (277,473.73 SQUARE FEET), MORE OR LESS. Parcel ID Number: 3414-501-1701-000-9 (Rezoning a Portion) B. The St. Lucie County Planning and Development Services Director shall/shall not be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from the CG (Commercial, General) Zoning District to the PUD (Planned Unit Development) Zoning District and to make a notation of the reference to the date of adoption of this Resolution. PRELIMINARY PUD SITE PLAN C. Pursuant to 11.02.05(B) of the St. Lucie County Land Development Code, the PUD (Planned Unit Development) Preliminary Site Plan for the project known as the Ibis PUD is hereby approved/denied, for the subject property described in Part “A” above, as shown on the preliminary site plan drawings for the project, prepared by MAI Design Build dated February 5, 2021, and date stamped received by the St. Lucie County Planning & Development Services Department on November 3, 2022, as attached and incorporated herein as Exhibit “C”, and subject to the following conditions: 1) The Community Clubhouse or similar use facilities shall be consistent with the Community Architectural Standards of St. Lucie County Land Development Code, Section 7.10.24. 2) The Final (Minor) Site Plan shall include the proposed transit stop adjacent to the project entrance. The applicant shall coordinate with St. Lucie County Transit and the Florida Department of Transportation, to ensure permitting and construction are concurrent with the certificate of occupancy. 3) The Final (Minor) Site Plan shall be conditioned to require a Site Lighting certification by a photometric engineer prior to final inspection, verifying no direct light spillover to adjacent single-family residences. Page 151 of 248 Resolution No. 2022-XXX Page 5 File No: PUD-RZ-3202125970-25970 4) Trees placed within 10 FT of drainage structures or pipe shall include a root barrier product to protect the drainage system. 5) Prior to any ground disturbance or impacts to any vegetation, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 6) Prior to issuance of a vegetation removal permit/exemption, listed species surveys may be required. If any listed species impacts are found to be present as a result of these surveys, appropriate mitigative measures per state and federal agency requirements shall be provided prior to initiation of any clearing activities. 7) Prior to any ground disturbance or impacts to any vegetation, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. D. The Preliminary PUD Site Plan approvals granted by this Resolution shall expire on ____________, 2022 unless a Building Permit is obtained, or an extension is granted in accordance with Section 11.02.06(B)(3) of the Land Development Code. E. The developer is advised as part of this approval that the property owner(s), developer, etc., including any successors in interest, shall obtain all applicable development permits and construction authorizations from the appropriate State and Federal and local regulatory agencies including, but not limited to, the United States Army Corps of Engineers, the Florida Department of Environmental Protection, Florida Department of Transportation, South Florida Water Management District, and the St. Lucie County Environmental Resources, Public Works, and Building Departments prior to the commencement of any development activities on the property described in Part “A”. Issuance of this authorization or permit by the County does not in any way create any rights on the part of the developer to obtain a permit from a State or Federal agency and does not create any liability on the part of the County for issuance of this permit if the developer fails to obtain requisite approvals or fulfill the obligations imposed by a State or Federal agency or undertake actions that may result in a violation of State or Federal law. F. The conditions set forth in Part “C” are an integral non-severable part of the preliminary PUD site plan approval granted by this Resolution. If any condition set forth in Part “C” is determined to be invalid or unenforceable for any reason and the developer declines to comply voluntarily with that condition, the site Page 152 of 248 Resolution No. 2022-XXX Page 6 File No: PUD-RZ-3202125970-25970 plan approval granted by this Resolution shall become null and void. G. A Concurrency Deferral Affidavit, a copy which is attached to this Resolution as Exhibit “B” was signed by the applicant on January 25, 2021. H. A copy of this Resolution shall be mailed to the owner the of record as identified on the application. I. This Resolution shall be recorded in the Public Records. J. ADOPTION After motion and second, the vote on this Resolution was as follows: ______________Commissioner XXX Chris Dzadovsky, Commissioner XXX Linda Bartz, Commissioner XXX Cathy Townsend, Commissioner XXX ______________Commissioner XXX PASSED AND DULY ADOPTED this _____ day of _____________, 2022. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY: ______________________________ CHAIR ATTEST: APPROVED AS TO FORM AND CORRECTNESS: ___________________ BY: ______________________________ DEPUTY CLERK COUNTY ATTORNEY Page 153 of 248 Resolution No. 2022-XXX Page 7 File No: PUD-RZ-3202125970-25970 EXHIBIT “A” (LOCATION MAP) Page 154 of 248 Resolution No. 2022-XXX Page 8 File No: PUD-RZ-3202125970-25970 EXHIBIT “B” (CERTIFICATE OF CONCURRENCY DEFERRAL) EXHIBIT “C” Page 155 of 248 Resolution No. 2022-XXX Page 9 File No: PUD-RZ-3202125970-25970 (PRELIMINARY PUD SITE PLAN) Page 156 of 248 SUGGESTED MOTIONS: IBIS REZONE TO PUD AND PRELIMINARY SITE PLAN MOTION TO APPROVE After considering the testimony presented during the public hearing, including staff comments, and the standards of review as set forth in the St. Lucie County land development code, I hereby move that the Planning and Zoning commission forward a recommendation of approval to the St. Lucie County Board of County Commissioners for an Amendment to the Official Zoning Atlas for a Planned Unit Development (PUD) Rezoning from the CG (Commercial, General) Zoning District to the PUD Zoning District and Preliminary Site Plan for the development of ninety-six (96) residential apartments within the Ibis PUD, subject to the conditions of the resolution because... (CITE REASONS WHY - PLEASE BE SPECIFIC) MOTION TO DENY AAfter considering the testimony presented during the public hearing, including staff comments, and the standards of review as set forth in the St. Lucie County land development code, I hereby move that the Planning and Zoning commission forward a recommendation of denial to the St. Lucie County Board of County Commissioners for an Amendment to the Official Zoning Atlas for a Planned Unit Development (PUD) Rezoning from the CG (Commercial, General) Zoning District to the PUD Zoning District and Preliminary Site Plan development of ninety-six (96) residential apartments within the Ibis PUD, subject to the conditions of the resolution because.. (CITE REASONS WHY - PLEASE BE SPECIFIC) Page 157 of 248 Page 158 of 248 Page 159 of 248 Page 160 of 248 Page 161 of 248 Page 162 of 248 Page 163 of 248 Page 164 of 248 Page 165 of 248 Page 166 of 248 Page 167 of 248 Page 168 of 248 Page 169 of 248 Page 170 of 248 BUS STOP MAIL BOXES PICKLEBALL COURT POOL 48 UNIT APARTMENT BUILDING 48 UNIT APARTMENT BUILDINGCLUBHOUSE DRY RETENTION AREA DRY RETENTION AREA SALES MODEL SALES CENTER SALES MODEL SALES MODEL SALES MODEL PARK PLAN NOTES 9'- 1 0 " 5'- 3 " 4'- 7 " 12" (12"x18" Size) SIDEWALK OR NATURAL GRADE Sign No. #FTP 20-06 Parking Standard Fla. DOT Handicap Ad j a c e n t P a r k i n g S t a l l 7'- 0 " A b o v e 3' - 0 " 2" SQUARE TUBE POST, GALVANIZED STEEL, 14 GAUGE (2#/LF) WITH 7/16" DIA. PRE-PUNCHED HOLES AT 1" CENTERS. POST TO BE AS SHOWN ON COUNTY EXHIBIT 26. (12"x6" Size) Sign, #FTP 22-06 Fla. DOT Supplemental NOTE: HANDICAPPED AND SUPPLEMENTAL SIGNS SHALL BE AS SHOWN ON FY 2021-22 FDOT STANDARD 700-102 SHEET 4 OF 12 MOUNT SIGNS TO BUILDING WHERE POST MOUNTING IS NOT POSSIBLE (2) GALVANIZED STEEL ANCHOR PLATES TO BE IINSTALLED AS SHOWN ON COUNTY EXHIBIT 26. AREA TABULATION OPEN SPACE TABULATION 40'80' 1" = 40' 20'10'00 1" = 40' SITE PLAN C-2 SI T E P L A N 1"=40' WAA DTM DTM Drawn: Scale: Proj #: Checked: 2020-017 Date:2-05-2021 of Sheet mai DESIGN BUILD 395 STAN DRIVE, SUITE B MELBOURNE, FLORIDA 32904 PHONE: (321) 757-3034 Approved: email:dmenzel@maidesignbuild.com NO . RE V I S I O N DA T E TH E I B I S A P A R T M E N T S AT 80 0 0 B L O C K U . S . H I G H W A Y N o . 1 PO R T S T . L U C I E , S T . L U C I E C O U N T Y , F L O R I D A FAX: (321) 757-3088 web: www.maidesignbuild.com This drawing is the property of MAI DESIGN BUILD, LLC. and is not to be reproduced in whole or in part. It is not to be used on any other project and is to be returned upon request. COPYRIGHT ©2020 Cert. of Author. #31547 NO . RE V I S I O N DA T E Page 171 of 248 SHRUBS TREES GROUNDCOVER PALMS AREA TABULATION OPEN SPACE TABULATION BUS STOP DRY RETENTION AREA DRY RETENTION AREA PARK 48 UNIT APARTMENT BUILDING 48 UNIT APARTMENT BUILDING CLUBHOUSE WINDSOR MODEL MANOR MODEL CARLTON MODEL COTTAGE MODEL SALES CENTER PARK AREA LANDSCAPING T103R T161R 40'80' 1" = 40' 20'10'00 1" = 40' LANDSCAPE PLAN L-1 LA N D S C A P E P L A N 1"=40' WAA DTM DTM Drawn: Scale: Proj #: Checked: 2020-017 Date:2-05-2021 of Sheet mai DESIGN BUILD 395 STAN DRIVE, SUITE B MELBOURNE, FLORIDA 32904 PHONE: (321) 757-3034 Approved: email:dmenzel@maidesignbuild.com NO . RE V I S I O N DA T E TH E I B I S A P A R T M E N T S AT 80 0 0 B L O C K U . S . H I G H W A Y N o . 1 PO R T S T . L U C I E , S T . L U C I E C O U N T Y , F L O R I D A FAX: (321) 757-3088 web: www.maidesignbuild.com This drawing is the property of MAI DESIGN BUILD, LLC. and is not to be reproduced in whole or in part. It is not to be used on any other project and is to be returned upon request. COPYRIGHT ©2020 Cert. of Author. #31547 NO . RE V I S I O N DA T E Page 172 of 248 Page 173 of 248 FIRST FLOOR 100'-0" THIRD FLOOR 122'-6" FOURTH FLOOR 133-9" SECOND FLOOR 111'-3" ROOF 145'-0" TOP OF PARAPET 114'-0" TOP OF PARAPET 147'-8" TOP OF PARAPET 152'-4" TOP OF PARAPET 151'-8" TOP OF PARAPET 159'-6" TOP OF PARAPET 152'-4"TOP OF PARAPET 150'-0" TOP OF STAIR MASONRY 153'-0" TOP OF PARAPET 152'-4"TOP OF PARAPET 150'-0" FIRST FLOOR 100'-0" THIRD FLOOR 122'-6" FOURTH FLOOR 133-9" SECOND FLOOR 111'-3" ROOF 145'-0" TOP OF STAIR MASONRY 153'-0" TOP OF PARAPET 147'-8" TOP OF PARAPET 152'-4" TOP OF PARAPET 154'-4" FIRST FLOOR 100'-0" THIRD FLOOR 122'-6" FOURTH FLOOR 133-9" SECOND FLOOR 111'-3" ROOF 145'-0" HIGHEST PEAK 159'-6" TOP OF PARAPET 147'-8" FIRST FLOOR 100'-0" THIRD FLOOR 122'-6" FOURTH FLOOR 133-9" SECOND FLOOR 111'-3" ROOF 145'-0" HIGHEST PEAK 159'-6" TOP OF STAIR MASONRY 153'-0" TOP OF PARAPET 114'-0" TOP OF PARAPET 147'-8" Drawn: Scale: Proj #: Checked: 2020-017 Date:9-04-2020 of Sheet mai DESIGN BUILD 395 STAN DRIVE, SUITE B MELBOURNE, FLORIDA 32904 PHONE: (321) 757-3034 Approved: DA V I D T . M E N Z E L 00 3 0 8 3 0 email:dmenzel@maidesignbuild.com NO . RE V I S I O N DA T E TH E I B I S A P A R T M E N T S AT 80 0 0 B L O C K U . S . H I G H W A Y N o . 1 PO R T S T . L U C I E , S T . L U C I E C O U N T Y , F L O R I D A FAX: (321) 757-3088 web: www.maidesignbuild.com This drawing is the property of MAI DESIGN BUILD, LLC. and is not to be reproduced in whole or in part. It is not to be used on any other project and is to be returned upon request. COPYRIGHT ©2020 Cert. of Author. #31547 NO . RE V I S I O N DA T E A-201 E X T E R I O R E L E V A T I O N AS SHWN RKIII DTM DTM 3/32" = 1'-0" FRONT ELEVATION - SOUTH BUILDING1 A-201 3/32" = 1'-0" BACK ELEVATION - SOUTH BUILDING2 A-201 3/32" = 1'-0" SIDE ELEVATION - SOUTH BUILDING3 A-2013/32" = 1'-0" SIDE ELEVATION - SOUTH BUILDING4 A-201 R: \ P r o j e c t s \ 2 0 2 0 - 0 1 7 W y n n e A p a r t m e n t s S t . L u c i e C o u n t y \ D r a w i n g s \ A r c h i t e c t u r a l \ D w g S e t C u r r e n t \ 2 0 2 0 - 0 1 7 A - B a s e E l e v a t i o n . d w g , 1 0 / 1 9 / 2 0 2 0 4 : 1 6 : 5 1 P M Page 174 of 248 20-336 1 OF 3 RE V I S I O N C O M M E N T S TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . DA T E 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 GENERAL DESCRIPTION FOR: WYNNE BUILDING CORP. 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 SPECIFIC PURPOSE SURVEY WITH TOPOGRAPHY, TREE LOCATIONS AND SUBSURFACE SCANNING 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 ENGINEERS SURVEYORS ENVIRONMENTAL TH I S S U R V E Y W A S M A D E W I T H L O V E . ABBREVIATION AND SYMBOL LEGEND VICINITY MAP NO SCALE SITE PROPERTY ADDRESS CH E C K E D B Y DR A W N B Y OW E N CA N T O N 20 - 3 3 6 FI L E N A M E 1" = 3 0 ' SC A L E DA T E SH E E T 1 LA Y O U T OC T O B E R 2 4 , 2 0 2 0 FI E L D C R E W FR A N K L I N - C L A Y DE N S O N - C A N T O N NATIVE TREE LEGEND SP E C I F I C P U R P O S E S U R V E Y WI T H T O P O G R A P H Y , S U B S U R F A C E & T R E E L O C A T I O N S ST . L U C I E C O U N T Y , F L O R I D A FO R : W Y N N E B U I L D I N G C O R P O R A T I O N LA N D S L Y I N G I N A P O R T I O N O F ST L U C I E G A R D E N S · · · · FLIGHT NOTES & REPORT: EDC-INC.COM 772.4 6 2 . 2 4 5 5 SUBSURFACE NOTES & REPORT: TREE TAGGING, IDENTIFICATION AND LOCATION NOTES PROPOSED DESCRIPTION (PARCEL A) AD D L E G A L D E S C R I P T I O N F O R F U T U R E D E V E L O P M E N T - C A N T O N 6. 9 . 2 1 ” ” ” ” ”” ” ” ” “” ”“” ” ” ” ” ”” “” ”“” AD J U S T E D L E G A L D E S C R I P T I O N B A S E D O N S I T E P L A N - F S 1. 1 0 . 2 2 AD J U S T E D E A S T B O U N D A R Y L I N E A N D L E G A L B A S E D O N D E M A R C A T I O N L I N E - R J B 4. 7 . 2 2 PROPOSED DESCRIPTION (PARCEL B) ” ” ” ”” ” ” ” “””“ ” AD D E D P A R C E L B B O U N D A R Y & D E S C R I P T I O N - R J B 4. 2 1 . 2 2 SURVEYORS NOTES AND REPORT: AD D R E S S C O U N T Y C O M M E N T S - R J B 7. 1 8 . 2 2 AD D E D ( 3 ) F D O T S T R U C T U R E A S B - R J B 9. 2 0 . 2 2 FDOT STRUCTURE TABLE Page 175 of 248 20-336 2 of 3 SP E C I F I C P U R P O S E S U R V E Y WI T H T O P O G R A P H Y , S U B S U R F A C E & T R E E L O C A T I O N S ST . L U C I E C O U N T Y , F L O R I D A RE V I S I O N C O M M E N T S TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . DA T E 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 FO R : W Y N N E B U I L D I N G C O R P O R A T I O N LA N D S L Y I N G I N A P O R T I O N O F ST L U C I E G A R D E N S 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 ENGINEERS SURVEYORS ENVIRONMENTAL TH I S S U R V E Y W A S M A D E W I T H L O V E . ABBREVIATION AND SYMBOL LEGEND CH E C K E D B Y DR A W N B Y OW E N CA N T O N 20 - 3 3 6 FI L E N A M E 1" = 3 0 ' SC A L E DA T E SH E E T 2 LA Y O U T OC T O B E R 2 4 , 2 0 2 0 FI E L D C R E W FR A N K L I N - C L A Y DE N S O N - C A N T O N MA T C H L I N E - S E E S H E E T 3 AD D L E G A L D E S C R I P T I O N F O R F U T U R E D E V E L O P M E N T - C A N T O N 6. 9 . 2 1 AD J U S T E D L E G A L D E S C R I P T I O N B A S E D O N S I T E P L A N - F S 1. 1 0 . 2 2 AD J U S T E D E A S T B O U N D A R Y L I N E A N D L E G A L B A S E D O N D E M A R C A T I O N L I N E - R J B 4. 7 . 2 2 AD D E D P A R C E L B B O U N D A R Y & D E S C R I P T I O N - R J B 4. 2 1 . 2 2 AD D E D ( 3 ) F D O T S T R U C T U R E A S B - R J B 9. 2 0 . 2 2 Page 176 of 248 20-336 3 OF 3 RE V I S I O N C O M M E N T S TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . DA T E 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 ENGINEERS SURVEYORS ENVIRONMENTAL TH I S S U R V E Y W A S M A D E W I T H L O V E . ABBREVIATION AND SYMBOL LEGEND CH E C K E D B Y DR A W N B Y OW E N CA N T O N 20 - 3 3 6 FI L E N A M E 1" = 3 0 ' SC A L E DA T E SH E E T 3 LA Y O U T OC T O B E R 2 4 , 2 0 2 0 FI E L D C R E W FR A N K L I N - C L A Y DE N S O N - C A N T O N SP E C I F I C P U R P O S E S U R V E Y WI T H T O P O G R A P H Y , S U B S U R F A C E & T R E E L O C A T I O N S ST . L U C I E C O U N T Y , F L O R I D A FO R : W Y N N E B U I L D I N G C O R P O R A T I O N LA N D S L Y I N G I N A P O R T I O N O F ST L U C I E G A R D E N S MA T C H L I N E - S E E S H E E T 2 AD D L E G A L D E S C R I P T I O N F O R F U T U R E D E V E L O P M E N T - C A N T O N 6. 9 . 2 1 AD J U S T E D L E G A L D E S C R I P T I O N B A S E D O N S I T E P L A N - F S 1. 1 0 . 2 2 AD J U S T E D E A S T B O U N D A R Y L I N E A N D L E G A L B A S E D O N D E M A R C A T I O N L I N E - R J B 4. 7 . 2 2 AD D E D P A R C E L B B O U N D A R Y & D E S C R I P T I O N - R J B 4. 2 1 . 2 2 AD D E D ( 3 ) F D O T S T R U C T U R E A S B - R J B 9. 2 0 . 2 2 Page 177 of 248 Preliminary Vegetation Removal and Mitigation Plans There are currently 104 trees present on the proposed site for the Ibis apartments. Many of these trees are non-native, however there are a significant number of native trees on the site. Non-native trees (Bishipwood, Tallow, Eucalyptus, Tabebruia) do not require mitigation and are not discussed further. The following is a discussion of the native trees to be removed which will require mitigation as per Saint Lucie County LDC 6.00.05. Slash Pines Mitigation is required for removal of any Slash Pine (Pinus elliotii var. densa) over 12” DBH. Tree T102 will be removed, but only measures 10” DBH. Therefore, it does not require mitigation. The following Slash Pines (>12” DBH) will be removed as part of construction: Tree Number DBH (inches) T101 12 T114 12 T115 27 T162 14 T163 23 T174 16 T1817 13 T1818 12 T1819 12 T1820 12 T1821 13 Total 166 Tree T102 will also be removed, but only measures 10” DBH. Therefore, it does not require mitigation. LDC 6.00.05 D Section 2 states: Where mitigation is required to compensate for the loss of native vegetation, meeting the minimum size thresholds outlined in Table 1, the replacement vegetation shall be calculated at a ratio of two (2) inches D.B.H. replacement per one inch D.B.H. removed (2:1). Therefore, the removal of 166 DBH inches of Slash Pine will require mitigation of 332 DBH inches. To offset this, mitigation credit will be claimed by preserving some of Slash Pines on the site. The following Slash Pines will be preserved on the site: Tree Number DBH (inches) T111 12 T112 15 Page 178 of 248 T113 12 T116 18 T175 19 T176 20 T177 12 T184 10 T185 14 T186 14 T187 13 T196 17 Total 176 LDC 6.00.05 D Part 2 states: {For example, if a 6" Slash Pine is preserved on site, 12" of credit is granted; if a 6" Slash Pine is relocated, 9" of credit is granted; and if a 6" Slash Pine is planted on site, 6" of credit is granted. Therefore, on-site preservation of 176 inches DBH provides 352 inches DBH mitigation credit. This will be used to completely offset the 332 inches required to remove the first group of Slash Pines. The remaining 20 inches will become a surplus of preservation credit. Oaks The following Oak trees will be preserved on the site and do not require mitigation: T124, T143, T149, T151, T197. (T105, T109 appear on the tree survey, but are outside of the bounds of the site plan. Nonetheless, they will also be preserved.) Native Palms T103 and T161 are Cabbage Palms which are currently on the site and will be relocated to new locations on the site and appear on the landscape plan as T103R and T161R respectively. LDC 6.00.05 D Section 2 allows for the mitigation of native palms by on-site relocation in a 1:1 ratio. Category I Listed Species All category I listed plant species will be removed from the site. Page 179 of 248 To the best of our knowledge this should satisfy any tree mitigation requirements. Written by Alec Wynne, Wynne Building Corp. (772) 201-8439 alec@wynnebc.com Please see the attached Tree Survey and Landscape Plans for more detailed information about the trees referenced above. Updated 7.15.22 Page 180 of 248 Page 181 of 248 Page 182 of 248 Environmental resources FINAL REPORT TO: Kori Benton, Planning & Development Services Department THROUGH: Aimee L. Cooper, Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM: Bryan-James Redden, Environmental Planner DATE: October 19, 2022 SUBJECT: Ibis Apartments – PUD Rezone & FLUMA PUD RZ-3202125970-25970 / FLUMA-3202125971-25971 Background The Environmental Resources Department (ERD) is in receipt of the May 2nd, 2022, date-stamped submittal from Planning and Development Services. The applicant is seeking approval to develop a Planned Unit Development (PUD) within one (1) 7.08-acre segment of parcel (Parcel ID 3414-501-1701-000-9). The project consists of an apartment complex with eighty-eight (88) two-bedroom and six (6) one-bedroom apartments, amenities such as a 3,800 sq ft. club house, pool, pickleball court, and associated parking and drainage infrastructure, and landscaping. A concurrent Future Land Use Text Amendment (FLUMA) application is under review to recategorize the parcel segment from Commercial (COM) to Residential High (RH). The existing sales center will be replaced with a new 3,600 sq ft building and four (4) model homes. The parcel is located at 8000 S US Hwy 1, Fort Pierce and the area of proposed development is currently zoned as Commercial General (CG). Findings A revised landscape plan prepared by MAI Design Build, dated September 29th, 2022, was reviewed and determined to meet the standards outlined in LDC 7.09.04. The provided open space calculations were also reviewed and determined to satisfy the open space requirements for PUDs outlined in LDC 7.01.03.I. The proposed development will impact 166” diameter at breast height (DBH) of canopy trees (i.e., slash pines) at the 2:1 ratio resulting in 332” DBH of required mitigation per LDC 6.00.05.D. Tree mitigation will be satisfied via onsite preservation of 176” DBH of native canopy trees (i.e., slash pines) resulting with 352” DBH of mitigation credit at the 2:1 ratio per LDC 6.00.05.D. Recommendation The Environmental Resources Department has no objection to the approval of the Planned Unit Development Rezone or associated Future Land Use Map Amendment. Conditions of Approval 1) Prior to issuance of a vegetation removal permit/exemption, listed species surveys may be required. If any listed species impacts are found to be present as a result of these surveys, appropriate mitigative measures per state and federal agency requirements shall be provided prior to initiation of any clearing activities. 2) Prior to any ground disturbance or impacts to any vegetation, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. Please contact Bryan-James Redden at 772-462-3862 if you have any questions or if you would like to meet regarding the details on these requirements. Page 183 of 248 ST. LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA Thursday, November 17, 2022 NOTICE OF PROPOSED FUTURE LAND USE MAP AMENDMENT AND PLANNED UNIT DEVELOPMENT (PUD) REZONING & PRELIMINARY SITE PLAN The St. Lucie County Planning and Zoning Commission, acting as the Local Planning Agency, is scheduled to review and make a recommendation regarding the following items petitioned by the Wynne Building Corporation for adoption by the St. Lucie County Board of County Commissioners by Ordinance and Resolution, respectively: ORDINANCE AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, TO AMEND THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR +/-6.37 ACRES OF LAND FROM THE COM (COMMERCIAL) TO THE RH (RESIDENTIAL, HIGH) CATEGORY; PROVIDING FOR FINDINGS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF STATE; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR ADOPTION RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY REGARDING A REZONING FROM THE CG (COMMERCIAL, GENERAL) ZONING DISTRICT TO THE PUD (PLANNED UNIT DEVELOPMENT) ZONING DISTRICT AND A PRELIMINARY PUD SITE PLAN FOR +/-6.37 ACRES KNOWN AS THE IBIS PUD LOCATED IN ST. LUCIE COUNTY, FLORIDA PROPERTY OWNER(S): Wynne Building Corporation REPRESENTATIVES: Dr. Alec Wynne & Leo Giangrande, PE FILE NUMBER: FLUMA-3202125971-25971 & PUD- RZ-3202125970-25970 8000 SUS HIGHWAY 1, Port St. Lucie, FL 34982 3414-501-1701-000-9 LOCATION: PARCEL ID(S): PURPOSE: A proposed amendment to the Comprehensive Plan Future land Use Map (Small-scale), to change the Future Land Use Category of +/- 6.37 acres from the COM, Commercial category to the RH, Residential High (up to 15 du/ac) category. A concurrent application proposes a Zoning Atlas Amendment (Rezoning) from the CG. Commercial General zoning district to the Planned Unit Development (PUD) zoning district for the same +/-6.37 acres and an associated Preliminary PUD Site Plan to develop up to 96 dwelling units, to be known as the Ibis PUD. The Planning and Zoning Commission PUBLIC HEARINGS on these items will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, St. Lucie County Administration Building, 2300 Virginia Avenue, Fort Pierce, Florida on Thursday, November 17, 2022, beginning on 6:00 pm or as soon thereafter as possible. All interested persons will be allowed 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 before the scheduled hearing. The petition file is available for review at the Planning and Development Services Department - Planning Offices located at 2300 Virginia Avenue, 2nd Floor. Fort Pierce, Florida, during regular business hours. Please call (772) 462-2822 or TDD (772) 462-1428 if you have any questions or require additional information about this petition. The St. Lucie County Planning and Zoning Commission has the power to review and make a recommendation to the St. Lucie County Board of County Commissioners, for approval or disapproval, of any applications within their area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANT TO SECTION 286.0105, FLORIDA STATUTES, if a person decides to appeal any decision made by the Planning and Zoning Commission with respect to any matter considered at a meeting or hearing, he or she will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date certain. Anyone with a disability requiring an accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. PLANNING AND ZONING COMMISSION LOCAL PLANNING AGENCY ST. LUCIE COUNTY, FLORIDA IS/JAMES TAYLOR, CHAIRMAN PUBLISH DATE: Sunday, November 6, 2022 Page 184 of 248 Treasure Coast Newspapers PART OFTHEUSiTOOAY ,NETWORK St. Lucie News-Tribune 183!:l SI:: t-ederal Highway, Stuart, t-L 34!:l!:l4 AFFIDAVIT OF PUBLICATION ST LUCIE.CO PLANNING & DEV LEGALS 2300 VIRGINIA AVE FORT PIERCE, FL 34982 ATTN KORI BENTON STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned authority personally appeared, said legal clerk, who on oath says that he is a legal clerk Manager of the St. Lucie News-Tribune, a daily newspaper published at Fort Pierce in St. Lucie County, Florida: that the attached copy of advertisement was published in the St. Lucie News- Tribune in the following issues below. Affiant further says that the said St Lucie News-Tribune is a newspaper published in Fort Pierce, in said St. Lucie County, Florida, and that said newspaper has heretofore been continuously published in said St. Lucie County, Florida, daily and distributed in St. Lucie County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement ; and affiant further says that she has neither paid or promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. The St. Lucie News- Tribune has been entered as Periodical Matter at the Post Offices in Fort Pierce, St. Lucie County, Florida and has been for a period of one year next preceding the first publication of the attached copy of advertisement. 11/6/2022 Subscribed and sworn to before on the 6th of November, 2022 xpires: s /5 c)::!;, Publication Cost: $315.00 Ad No: GCI0971171 Customer No: 361844 PO#: PUBLIC NOTICE THIS IS NOT AN INVOICE NANCY HEYRMAN Notary Public State of Wisconsin Page 185 of 248 Treasure -Coast-Newspapers PART OFlHE USA TODAY NETWORK St. Lucie News-Tribune 1939 SE Federal Highway, Stuart, FL 34994 AFFIDAVIT OF PUBLICATION ST LUCIE CO PLANNING & DEV LEGALS 2300 VIRGINIA AVE FORT PIERCE, FL 34982 ATTN KORI BENTON STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned authority personally appeared, said legal clerk, who on oath says that he is a legal clerk Manager of the St. Lucie News-Tribune, a daily newspaper published at Fort Pierce in St. Lucie County, Florida: that the attached copy of advertisement was published in the St. Lucie News- Tribune in the following issues below. Affiant further says that the said St Lucie News-Tribune is a newspaper published in Fort Pierce, in said St. Lucie County, Florida, and that said newspaper has heretofore been continuously published in said St. Lucie County, Florida, daily and distributed in St. Lucie County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement ; and affiant further says that she has neither paid or promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. The St. Lucie News- Tribune has been entered as Periodical Matter at the Post Offices in Fort Pierce, St. Lucie County, Florida and has been for a period of one year next preceding the first publication of the attached copy of advertisement. 11/6/2022 - Subscribed and sworn to before on the 6th of November, 2022 Publication Cost: $315.00 Ad No: GCI0971182 Customer No: 361844 . PO#: PUBLIC NOTICE THIS IS NOT AN INVOICE NANCY HEYRMAN Notary Public State of Wisconsin = - Page 186 of 248 Page 187 of 248 Page 188 of 248 Page 189 of 248 Page 190 of 248 Page 191 of 248 2081 SE Ocean Blvd., Suite 1A Stuart, FL 34996 772-888-9076 Response Letter Page 1 of 1 November 21, 2022 St Lucie County Planning and Development Services Kori Benton 2300 Virginia Avenue Fort Pierce, FL 34982 RE: The Ibis Apartments 3rd Review of Traffic Impact Analysis Kori Benton, The response to comments for the Kimley-Horn review by Alex Memering, PE and Simone Burns. 1. Please confirm that an ingress northbound right turn lane will be constructed on US 1 at the proposed driveway connection. Response: We confirm that the right turn lane is included in the project. There is an FDOT pre-app meeting letter which identifies the right turn lane as well as a copy of the site plan showing the right turn lane. The items are included in the appendix. 2. Please update Tables 2 and 3 to include all segments within a 2-mile radius per St. Lucie County Land Development Code (LDC) Section 11.02.0 Response: The concurrency for the project distributions occurs upon the fist adjoining segments of SR-5 (US-1). The distribution table has been revised within a 2- miles radius. 3. Please verify the directionality, trip distribution, and project trips for the driveways within figures provided in the Appendix. Please update the turn lane analysis per these updates. Response: Trip distribution applies predominantly on SR-5 (US-1) as north/south project trips. The intersections and driveways impacted are included in the report where the directionality and project trips have been verified. Table 4 provides the LOS comparison for the intersections and driveways. 4. Please revise the intersection operational analysis in Table 4 to include the following: · Background 2024 AM and PM peak hour intersection analyses · Report volume-to-capacity (v/c) ratios · All Driveways should be included in the operational analysis Response: Table 4 has been revised to include the volume-to-capacity ratio (v/c) back of queue 95th percentile analysis. The average impact upon the (v/c) is a 2-car queue length which is found to be a low- impact upon capacity. Sufficient storage exists in the turn lanes utilized by the project. The items were highlighted on the HCS7 reports in the appendix to better assist in the compasrison of numbers. 5. Please include turning movement counts, signal timings, and intersection volume development worksheets in the appendix. Response: The items requested have been included in the appendix. 6. Verify the years in the HCS Reports are consistent with all traffic conditions scenarios evaluated (existing, background, and buildout). Response: The items requested have been verified and updated in the appendix. Thank you for your time and consideration. Should you have any questions regarding the responses please contact me via email at dylan@gep-llc.com or cell phone at (772) 203-0664. Best regards, Dylan O’Berry, P.E. Project Manager Page 192 of 248 A Traffic Impact Analysis of: The Ibis Apartments Located in: St. Lucie County, Florida Prepared for: Wynne Building Corporation Prepared by: Engineering Business License: 30901 2081 SE Ocean Blvd., Suite 1A Stuart FL, 349946 772.888.9076 Prepared: November 22, 2020 Revised September 29 , 2022 Revised October 30, 2022 Revised November 18, 2022 Leo D. Giangrande, PE PE Reg #66387 Date: 11/18/2022 Page 193 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning November 2022 Page ii TABLE OF CONTENTS Introduction…………………………………………………………………………………………………. 1 Trip Generation…………………………………………………………………………………………. 2 Trip Distribution……………………………………………………………………………………………. 3 Background & Build-out Conditions……………………………………………………………………… 5 Concurrency Requirements…………………………………………………………………………….… 5 Project Access……………………………………………………………………………………………… 6 Conclusion…………………………………………………………………………………………………. 6 LIST OF FIGURES Figure 1 – Site Location…………………………………………………………………………………… 1 Figure 2 – Trip Distribution………………………………………………………………………………... 4 LIST OF TABLES Table 1 – Proposed Trip Generation……………………………………………………………………. 2 Table 2 – Build-out Calculation…………………………………………………………………………… 5 Table 3 – Link Analysis……………………………………………………………………...................... 5 APPENDICES Site Driveway Turning Movements Ibis Apartments Schematic Site Plan St. Lucie County 2022 Roadway Level of Service Inventory Report Florida Department of Transportation Pre-application Letter HCS reports ITE Trip Generation equations Turning Movement Counts Page 194 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning November 2022 Page 1 Purpose and Applicability Giangrande Engineering and Planning has been requested to perform a traffic impact analysis in support of the proposed The Ibis Apartments in St. Lucie County, Florida. The development site is 7.08 acres in size located on the east side of US-1 just north of Mediterranean Avenue. The project includes the 96 apartments. A site plan has been included in the Appendix. The site is located on the east side of US-1 just north of Mediterranean Avenue. The St. Lucie County Parcel Identification Numbers are 3414-501-1701-000-9. Figure 1 below details the location of the site in relation to the surrounding roadway network. Figure 1 – Site Location PROJECT SITE Page 195 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning November 2022 Page 2 TRIP GENERATION The peak hour traffic generation for the site was available from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 111h Edition for Apartment (ITE Code 220). The full build-out development will add 96 residential apartment units as described in the Introduction. Pass-by reduction percentages were not utilized for this type of land use. The calculation of the trip generation is summarized below in Table 1. Table 1 – Proposed Trip Generation The equations utilized in the trip generation are provided in the appendix of this report. TRIP DISTRIBUTION The distribution of trips generally assumes that 50% of the traffic generated from the project will leave the site and travel northbound on US-1, and 50% of the traffic heading southbound. Traffic is further distributed along US-1. Site also provides access to Mediterranean Boulevard. The development of the trip distributions from the project site to the surrounding communities were based on the location of population and major roadways within the vicinity of the project. Assumptions made in previous traffic studies in the area were also taken into account for the project. Figure 2 is provided as a graphical representation of the trip distribution percentages to roadway links and intersections within the project vicinity. Project trip distribution can also be viewed in Table 2. Figure 2 – Trip Distribution ADT ITE Code Type Units In Out Total In Out Total Total 220 Apartment 96 units 15 47 62 46 29 75 691 Ibis Apartments 11th Edition ITE Generation Rates AM PM SITE LOCATION Page 196 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning November 2022 Page 3 BACKGROUND & BUILD-OUT CONDITIONS Background conditions for the completion year, 2024, have been calculated using the annual growth percentages shown in Table 2. The growth factor of 2% was utilized with consideration of the information contained in the St. Lucie County 2021 and 2022 Roadway Level of Service Inventory Reports. The recent LOS reports provide a negative short term growth rate. The applicable pages can be found in the Appendix. Table 2 – Build-out Calculation CONCURRENCY REQUIREMENTS The St. Lucie County has adopted a Concurrency Management System. Included in the ordinance are specific requirements for determining the extent of the study area and the links impacted by the development. Project trips have been added to the 2024 growth trips to determine build-out trips. Links must be included in the analysis if they consume at least 2% of the service volume for the link. Table 3 is provided to show the concurrency analysis for each of the links potentially impacted by the project. As indicated in Table 3, all links will be below capacity in the 2024 build-out year. Table 3 – Link Analysis PROJECT ACCESS The site is located on the east side of US-1 and just north of the intersection with Mediterranean Boulevard. The site will be serviced by two driveway connections to Mediterranean Boulevard and one off of US-1. Turning movements from each driveway are provided in the Appendix to represent peak hour traffic volumes at the site driveway. The site plan in the Appendix shows each of the driveways which are described below: • Mediterranean Boulevard (northern entrance) • Mediterranean Boulevard (Southern entrance) • US-1 Entrance • Cottages Entrance Each entrance was evaluated to determine the need for ingress (left and right) turn lanes utilizing the FDOT Access Management Guidebook (November 2019). No additional turn lanes are 2022 2022 PH (dir)2024 PH (dir)2024 PH (dir) AADT Existing Growth Build-out 1 US-1 Spanish Lakes Blvd Prima Vista Blvd 6-ln 47,867 2,714 2.00%2,824 100%47 2,871 2 US-1 Spanish Lakes Blvd Prima Vista Blvd 6-ln 47,867 2,714 2.00%2,824 50%24 2,848 3 US-1 Prima Vista Blvd Riomar Dr 6-ln 35,721 1,744 2.00%1,814 50%24 1,838 4 US-1 Riomar Dr Kitterman Rd 6-ln 31,340 1,673 2.00%1,741 50%24 1,765 5 US-1 Spanish Lakes Blvd Village Green Dr 6-ln 47,867 2,714 2.00%2,824 50%23 2,847 6 US-1 Village Green Dr Walton Rd 6-ln 44,322 2,480 2.00%2,580 50%23 2,603 Annual Growth Project Assign. Project TripsSegment Number Road Name From To Type 2024 PH (dir) Build-out US-1 Spanish Lakes Blvd Prima Vista Blvd 6-ln 47 2,871 3,170 1.5%159 OK US-1 Spanish Lakes Blvd Prima Vista Blvd 6-ln 24 2,848 3,170 0.8%159 OK US-1 Prima Vista Blvd Riomar Dr 6-ln 24 1,838 3,170 0.8%159 OK US-1 Riomar Dr Kitterman Rd 6-ln 24 1,765 3,170 0.8%159 OK US-1 Spanish Lakes Blvd Village Green Dr 6-ln 23 2,847 3,170 0.7%159 OK US-1 Village Green Dr Walton Rd 6-ln 23 2,603 3,020 0.8%151 OK Project % of Service 5% Test Concurrency TestFromToTypeProject Trips Service VolumeRoad Name Page 197 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning November 2022 Page 4 required. In addition to the FDOT guidelines the two-way stop analysis provides a 95% queue length of just 0.3 cars. INTERSECTION ANALYSIS St Lucie County Planning Department has requested intersection Analysis. Turning movement counts were obtained and provided in the appendix of this report. Table 4 is provided as a summary of the intersection analysis results. All results are provided in the appendix of this report. Table 4-Intersection Analysis CONCLUSION Based on this traffic analysis, the proposed development is not anticipated to have adverse impacts to the surrounding roadway network based on build-out conditions. The projected volumes generated by the anticipated uses indicate that the adjacent roadway links will operate at an acceptable Level of Service with no mitigation improvements. The existing roadway network is capable of accommodating the additional new vehicle trips the development is anticipated to generate. EB/WB NB/SB EB/WB NB/SB EB/WB NB/SB EB/WB NB/SB Spanish Lakes Rd (Signal)US-1 E A E A E/D A E/D B Mediterranean/Business Park US-1 F E/D F F F F/E F F Site Driveway US-1 C C C/D C C C C/D C 2nd Site Driveway Mediteranian A A A A A A A A Mangrove Square US-1 F E/D F F F F/E F F *Lowest approach LOS at Two-Way Stop Control Intersection Intersection Level of Service* 2022 Project Build Out 2024 EB/WB Street NB/SB Street AM PM AM PM Page 198 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning November 2022 Page 5 APPENDIX Page 199 of 248 96 Units Multi Family (Low-Rise) Ibis Apartments, St Lucie County Weekday Trip Generation 2022 Page 200 of 248 96 Units Multi Family (Low-Rise) Ibis Apartments, St Lucie County AM Peak Hour of Generator Trip Generation 2022 Page 201 of 248 Ibis Apartments, St Lucie County PM Peak Hour of Generator Trip Generation 2022 96 Units Multi Family (Low-Rise) Page 202 of 248 Tr a f f i c I m p a c t A n a l y s i s f o r T h e I b i s A p a r t m e n t s Gi a n g r a n d e E n g i n e e r i n g & P l a n n i n g Oc t o b e r 2 0 2 2 Pa g e 8 Page 203 of 248 Tr a f f i c I m p a c t A n a l y s i s f o r T h e I b i s A p a r t m e n t s Gi a n g r a n d e E n g i n e e r i n g & P l a n n i n g Oc t o b e r 2 0 2 2 Pa g e 9 Page 204 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning November 2022 Page 6 Driveway Turning Movements Entering Traffic Exiting Traffic Movement Distribution AM PM NBR 10.0%5 3 WBL 15.0%2 7 Movement Distribution AM PM NBR 40.0%19 12 WBL 35.0%5 16 Movement Distribution AM PM EBR 50.0%24 15 NBL 50.0%7 23 Movement Distribution AM PM EBR 100.0%0 46 NBL 100.0%0 0 Driveway Assignment (Meditaranian Northern Driveway) Driveway Assignment (Mediteranian Southern Driveway) Driveway Assignment (US-1 Driveway) Driveway Assignment (Cottages Driveway) Page 205 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning November 2022 Page 7 N N 1 5 3 11 15 7 5 3 3 3 N N 15 24 0 7 23 0 0 46 US-1 Driveway Cottages Entrance Note: The figures depict the full 10th Edition ITE Trip Generation Rates. No pass-by reduction is accounted for in the driveway volumes. AM PM AM PM Meditaranian Boulevard (Northern driveway)Medeteranian Boulevard (Southern driveway) Note: The figures depict the full 10th Edition ITE Trip Generation Rates. No pass-by reduction is accounted for in the driveway volumes. AM PM AM PM Page 206 of 248 Traffic Impact Analysis for The Ibis Apartments Giangrande Engineering & Planning October 2022 Page 10 Page 207 of 248 HCS7 Signalized Intersection Results Summary General Information Intersection Information Agency Giangrande Engineering Duration, h 1.00 Analyst Dylan OBerry, PE Analysis Date 10/28/2022 Area Type Other Jurisdiction FDOT / St Lucie Co Time Period 7:30 AM Peak Hour PHF 1.00 Urban Street Analysis Year 2021 Analysis Period 1> 7:30 Intersection File Name Spanish Lakes Rd Signal.xus Project Description Wynne Apartments Exist Development Traffic Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 31 3 41 64 3 55 16 1508 18 25 1875 18 Signal Information Green Yellow Red 2.5 0.9 89.1 0.0 5.5 6.0 4.0 0.0 4.0 4.0 4.0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 1 2 3 4 5 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.0 13.0 2.0 4.0 2.0 3.0 2.0 3.0 Phase Duration, s 0.0 10.0 9.5 19.5 6.5 93.1 7.4 94.0 Change Period, ( Y+R c ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 0.0 3.2 3.0 3.2 3.0 0.0 3.0 0.0 Queue Clearance Time ( g s ), s 5.0 6.2 5.9 3.0 3.6 Green Extension Time ( g e ), s 0.0 0.2 0.0 0.2 0.0 0.0 0.0 0.0 Phase Call Probability 1.00 0.88 1.00 0.41 0.57 Max Out Probability 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 34 41 64 58 16 1508 18 25 1875 18 Adjusted Saturation Flow Rate ( s ), veh/h/ln 92 1610 1810 1623 1810 1725 1610 1810 1725 1610 Queue Service Time ( g s ), s 2.2 3.0 4.2 3.9 1.0 12.7 0.3 1.6 17.0 0.3 Cycle Queue Clearance Time ( g c ), s 2.2 3.0 4.2 3.9 1.0 12.7 0.3 1.6 17.0 0.3 Green Ratio ( g/C )0.05 0.05 0.26 0.13 0.02 0.74 0.79 0.03 0.75 0.75 Capacity ( c ), veh/h 62 81 83 210 37 3843 1269 51 3882 1208 Volume-to-Capacity Ratio ( X )0.549 0.509 0.771 0.277 0.428 0.392 0.014 0.489 0.483 0.015 Back of Queue ( Q ), ft/ln ( 95 th percentile)47.7 55 90.3 69.6 22.5 165.1 3.2 34.6 210.1 4.2 Back of Queue ( Q ), veh/ln ( 95 th percentile)1.9 2.2 3.6 2.8 0.9 6.6 0.1 1.4 8.4 0.2 Queue Storage Ratio ( RQ ) ( 95 th percentile)0.20 0.23 0.38 0.29 0.07 0.14 0.01 0.14 0.18 0.02 Uniform Delay ( d 1 ), s/veh 59.2 55.6 56.6 47.2 58.1 5.6 2.7 57.4 5.9 3.8 Incremental Delay ( d 2 ), s/veh 2.8 1.9 5.8 0.3 2.9 0.3 0.0 2.7 0.4 0.0 Initial Queue Delay ( d 3 ), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 62.0 57.4 62.4 47.4 60.9 5.9 2.7 60.1 6.3 3.8 Level of Service (LOS)E E E D E A A E A A Approach Delay, s/veh / LOS 59.5 E 55.3 E 6.4 A 7.0 A Intersection Delay, s/veh / LOS 9.4 A Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 3.4 C 3.4 C 2.2 B 2.2 B Bicycle LOS Score / LOS 0.6 A 0.7 A 1.3 A 1.5 B Copyright © 2022 University of Florida, All Rights Reserved.HCS7™ Streets Version 7.3 Generated: 10/31/2022 9:23:05 AM Page 208 of 248 HCS7 Signalized Intersection Results Summary General Information Intersection Information Agency Giangrande Engineering Duration, h 1.00 Analyst Dylan OBerry, PE Analysis Date 10/28/2022 Area Type Other Jurisdiction FDOT / St Lucie Co Time Period 7:30 AM Peak Hour PHF 1.00 Urban Street Analysis Year 2024 Analysis Period 1> 7:30 Intersection File Name Spanish Lakes Rd Signal.xus Project Description Wynne Apartments Post Development Traffic Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 35 3 46 72 3 62 38 1709 20 28 2107 20 Signal Information Green Yellow Red 3.6 0.7 87.5 0.0 6.2 6.0 4.0 0.0 4.0 4.0 4.0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 1 2 3 4 5 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.0 13.0 2.0 4.0 2.0 3.0 2.0 3.0 Phase Duration, s 0.0 10.0 10.2 20.2 8.3 92.2 7.6 91.5 Change Period, ( Y+R c ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 0.0 3.2 3.0 3.2 3.0 0.0 3.0 0.0 Queue Clearance Time ( g s ), s 5.4 6.7 6.3 4.5 3.8 Green Extension Time ( g e ), s 0.0 0.3 0.1 0.3 0.0 0.0 0.0 0.0 Phase Call Probability 1.00 0.91 1.00 0.72 0.61 Max Out Probability 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 38 46 72 65 38 1709 20 28 2107 20 Adjusted Saturation Flow Rate ( s ), veh/h/ln 85 1610 1810 1622 1810 1725 1610 1810 1725 1610 Queue Service Time ( g s ), s 2.4 3.4 4.7 4.3 2.5 15.7 0.3 1.8 22.3 0.4 Cycle Queue Clearance Time ( g c ), s 2.4 3.4 4.7 4.3 2.5 15.7 0.3 1.8 22.3 0.4 Green Ratio ( g/C )0.05 0.05 0.27 0.13 0.04 0.74 0.79 0.03 0.73 0.73 Capacity ( c ), veh/h 62 81 93 218 65 3804 1266 55 3775 1175 Volume-to-Capacity Ratio ( X )0.614 0.571 0.776 0.298 0.585 0.449 0.016 0.510 0.558 0.017 Back of Queue ( Q ), ft/ln ( 95 th percentile)53.7 62.2 100.8 77.9 52.5 202.9 3.6 38.7 272.6 5.3 Back of Queue ( Q ), veh/ln ( 95 th percentile)2.1 2.5 4.0 3.1 2.1 8.1 0.1 1.5 10.9 0.2 Queue Storage Ratio ( RQ ) ( 95 th percentile)0.22 0.26 0.42 0.32 0.16 0.17 0.01 0.16 0.23 0.03 Uniform Delay ( d 1 ), s/veh 59.3 55.7 56.2 46.8 57.0 6.3 2.8 57.3 7.4 4.4 Incremental Delay ( d 2 ), s/veh 3.7 2.4 5.3 0.3 3.1 0.4 0.0 2.7 0.6 0.0 Initial Queue Delay ( d 3 ), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 63.0 58.1 61.6 47.1 60.1 6.7 2.8 60.0 8.0 4.5 Level of Service (LOS)E E E D E A A E A A Approach Delay, s/veh / LOS 60.3 E 54.7 D 7.8 A 8.7 A Intersection Delay, s/veh / LOS 10.9 B Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 3.4 C 3.4 C 2.2 B 2.2 B Bicycle LOS Score / LOS 0.6 A 0.7 A 1.5 A 1.7 B Copyright © 2022 University of Florida, All Rights Reserved.HCS7™ Streets Version 7.3 Generated: 10/31/2022 9:23:05 AM Page 209 of 248 HCS7 Signalized Intersection Results Summary General Information Intersection Information Agency Giangrande Engineering Duration, h 1.00 Analyst Dylan OBerry, PE Analysis Date 10/28/2022 Area Type Other Jurisdiction FDOT / St Lucie Co Time Period 4:45 PM Peak Hour PHF 1.00 Urban Street Analysis Year 2021 Analysis Period 1> 4:45 Intersection File Name Spanish Lakes Rd Signal.xus Project Description Wynne Apartments Exist Development Traffic 2021 Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 20 2 23 77 2 46 45 1932 52 31 1886 23 Signal Information Green Yellow Red 3.9 0.8 86.8 0.0 6.6 6.0 4.0 0.0 4.0 4.0 4.0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 1 2 3 4 5 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.0 13.0 2.0 4.0 2.0 3.0 2.0 3.0 Phase Duration, s 0.0 10.0 10.6 20.6 8.7 91.6 7.9 90.8 Change Period, ( Y+R c ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 0.0 3.2 3.0 3.2 3.0 0.0 3.0 0.0 Queue Clearance Time ( g s ), s 3.7 7.0 5.2 4.9 4.0 Green Extension Time ( g e ), s 0.0 0.2 0.1 0.2 0.1 0.0 0.0 0.0 Phase Call Probability 1.00 0.92 1.00 0.78 0.64 Max Out Probability 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 22 23 77 48 45 1932 52 31 1886 23 Adjusted Saturation Flow Rate ( s ), veh/h/ln 94 1610 1810 1620 1810 1725 1610 1810 1725 1610 Queue Service Time ( g s ), s 1.4 1.7 5.0 3.2 2.9 19.3 0.9 2.0 19.0 0.5 Cycle Queue Clearance Time ( g c ), s 1.4 1.7 5.0 3.2 2.9 19.3 0.9 2.0 19.0 0.5 Green Ratio ( g/C )0.05 0.05 0.27 0.14 0.04 0.73 0.78 0.03 0.72 0.72 Capacity ( c ), veh/h 62 81 99 224 70 3777 1263 58 3743 1164 Volume-to-Capacity Ratio ( X )0.355 0.286 0.779 0.215 0.640 0.511 0.041 0.532 0.504 0.020 Back of Queue ( Q ), ft/ln ( 95 th percentile)30.4 30.2 107.4 56.5 62.3 243.5 9.7 42.8 242.9 6.4 Back of Queue ( Q ), veh/ln ( 95 th percentile)1.2 1.2 4.3 2.3 2.5 9.7 0.4 1.7 9.7 0.3 Queue Storage Ratio ( RQ ) ( 95 th percentile)0.13 0.13 0.45 0.24 0.19 0.20 0.03 0.18 0.20 0.03 Uniform Delay ( d 1 ), s/veh 58.8 54.9 56.0 46.0 56.8 7.0 2.9 57.2 7.2 4.7 Incremental Delay ( d 2 ), s/veh 1.3 0.7 5.1 0.2 3.6 0.5 0.1 2.8 0.5 0.0 Initial Queue Delay ( d 3 ), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 60.0 55.7 61.1 46.1 60.5 7.5 2.9 60.0 7.7 4.7 Level of Service (LOS)E E E D E A A E A A Approach Delay, s/veh / LOS 57.8 E 55.4 E 8.5 A 8.5 A Intersection Delay, s/veh / LOS 10.5 B Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 3.4 C 3.4 C 2.2 B 2.2 B Bicycle LOS Score / LOS 0.6 A 0.7 A 1.6 B 1.6 B Copyright © 2022 University of Florida, All Rights Reserved.HCS7™ Streets Version 7.3 Generated: 10/31/2022 9:23:05 AM Page 210 of 248 HCS7 Signalized Intersection Results Summary General Information Intersection Information Agency Giangrande Engineering Duration, h 1.00 Analyst Dylan OBerry, PE Analysis Date 10/28/2022 Area Type Other Jurisdiction FDOT / St Lucie Co Time Period 4:45 PM Peak Hour PHF 1.00 Urban Street Analysis Year 2024 Analysis Period 1> 4:45 Intersection File Name Spanish Lakes Rd Signal.xus Project Description Wynne Apartments Post Development Traffic Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 22 2 26 86 2 52 70 2185 58 35 2119 26 Signal Information Green Yellow Red 4.1 1.9 84.7 0.0 7.3 6.0 4.0 0.0 4.0 4.0 4.0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 1 2 3 4 5 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.0 13.0 2.0 4.0 2.0 3.0 2.0 3.0 Phase Duration, s 0.0 10.0 11.3 21.3 10.0 90.6 8.1 88.7 Change Period, ( Y+R c ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 0.0 3.2 3.0 3.2 3.0 0.0 3.0 0.0 Queue Clearance Time ( g s ), s 3.9 7.6 5.5 6.6 4.3 Green Extension Time ( g e ), s 0.0 0.2 0.1 0.2 0.1 0.0 0.0 0.0 Phase Call Probability 1.00 0.94 1.00 0.90 0.69 Max Out Probability 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 24 26 86 54 70 2185 58 35 2119 26 Adjusted Saturation Flow Rate ( s ), veh/h/ln 88 1610 1810 1619 1810 1725 1610 1810 1725 1610 Queue Service Time ( g s ), s 1.5 1.9 5.6 3.5 4.6 24.4 1.0 2.3 24.5 0.6 Cycle Queue Clearance Time ( g c ), s 1.5 1.9 5.6 3.5 4.6 24.4 1.0 2.3 24.5 0.6 Green Ratio ( g/C )0.05 0.05 0.28 0.14 0.05 0.72 0.78 0.03 0.71 0.71 Capacity ( c ), veh/h 62 81 109 233 91 3736 1260 62 3653 1137 Volume-to-Capacity Ratio ( X )0.388 0.323 0.787 0.232 0.768 0.585 0.046 0.562 0.580 0.023 Back of Queue ( Q ), ft/ln ( 95 th percentile)33.3 34.2 119.3 63.4 98 297.1 11 48.3 305.2 7.9 Back of Queue ( Q ), veh/ln ( 95 th percentile)1.3 1.4 4.8 2.5 3.9 11.9 0.4 1.9 12.2 0.3 Queue Storage Ratio ( RQ ) ( 95 th percentile)0.14 0.14 0.50 0.26 0.31 0.25 0.03 0.20 0.25 0.04 Uniform Delay ( d 1 ), s/veh 58.9 55.0 55.6 45.5 56.3 8.0 3.0 57.0 8.8 5.3 Incremental Delay ( d 2 ), s/veh 1.5 0.9 4.8 0.2 5.2 0.7 0.1 3.0 0.7 0.0 Initial Queue Delay ( d 3 ), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 60.4 55.9 60.4 45.7 61.5 8.7 3.0 60.0 9.5 5.3 Level of Service (LOS)E E E D E A A E A A Approach Delay, s/veh / LOS 58.1 E 54.7 D 10.2 B 10.2 B Intersection Delay, s/veh / LOS 12.0 B Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 3.4 C 3.4 C 2.2 B 2.2 B Bicycle LOS Score / LOS 0.6 A 0.7 A 1.8 B 1.7 B Copyright © 2022 University of Florida, All Rights Reserved.HCS7™ Streets Version 7.3 Generated: 10/31/2022 9:23:05 AM Page 211 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection 2nd Site Drive / Mediter Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street 2nd Site Driveway Analysis Year 2021 North/South Street Mediterranean Blvd Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR LR LTR LTR Volume, V (veh/h)0 0 0 0 0 35 0 0 42 0 Percent Heavy Vehicles (%)3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 7.1 6.2 4.1 4.1 Critical Headway (sec)6.43 6.23 6.43 6.23 4.13 4.13 Base Follow-Up Headway (sec)3.5 3.3 3.5 3.3 2.2 2.2 Follow-Up Headway (sec)3.53 3.33 3.53 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 0 0 0 Capacity, c (veh/h)0 0 1553 1564 v/c Ratio 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.0 0.0 Control Delay (s/veh)5.0 5.0 7.3 7.3 Level of Service, LOS A A A A Approach Delay (s/veh)5.0 5.0 0.0 0.0 Approach LOS A A Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:19:37 PMMediterranean and US1 Post 2023.xtw Page 212 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection 2nd Site Drive / Mediter Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street 2nd Site Driveway Analysis Year 2024 North/South Street Mediterranean Blvd Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR LR LTR LTR Volume, V (veh/h)0 0 0 0 0 35 0 0 42 0 Percent Heavy Vehicles (%)3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 7.1 6.2 4.1 4.1 Critical Headway (sec)6.43 6.23 6.43 6.23 4.13 4.13 Base Follow-Up Headway (sec)3.5 3.3 3.5 3.3 2.2 2.2 Follow-Up Headway (sec)3.53 3.33 3.53 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 0 0 0 Capacity, c (veh/h)0 0 1553 1564 v/c Ratio 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.0 0.0 Control Delay (s/veh)5.0 5.0 7.3 7.3 Level of Service, LOS A A A A Approach Delay (s/veh)5.0 5.0 0.0 0.0 Approach LOS A A Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:18:32 PMMediterranean and US1 Post 2023.xtw Page 213 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection 2nd Site Drive / Mediter Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street 2nd Site Driveway Analysis Year 2021 North/South Street Mediterranean Blvd Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Pre Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR LR LTR LTR Volume, V (veh/h)0 0 0 0 0 123 0 0 36 0 Percent Heavy Vehicles (%)3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 7.1 6.2 4.1 4.1 Critical Headway (sec)6.43 6.23 6.43 6.23 4.13 4.13 Base Follow-Up Headway (sec)3.5 3.3 3.5 3.3 2.2 2.2 Follow-Up Headway (sec)3.53 3.33 3.53 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 0 0 0 Capacity, c (veh/h)0 0 1563 1443 v/c Ratio 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.0 0.0 Control Delay (s/veh)5.0 5.0 7.3 7.5 Level of Service, LOS A A A A Approach Delay (s/veh)5.0 5.0 0.0 0.0 Approach LOS A A Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:15:54 PMMediterranean and US1 Post 2023.xtw Page 214 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection 2nd Site Drive / Mediter Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street 2nd Site Driveway Analysis Year 2024 North/South Street Mediterranean Blvd Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR LR LTR LTR Volume, V (veh/h)0 0 0 20 0 128 0 0 37 0 Percent Heavy Vehicles (%)3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 7.1 6.2 4.1 4.1 Critical Headway (sec)6.43 6.23 6.43 6.23 4.13 4.13 Base Follow-Up Headway (sec)3.5 3.3 3.5 3.3 2.2 2.2 Follow-Up Headway (sec)3.53 3.33 3.53 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 22 0 0 Capacity, c (veh/h)0 906 1561 1437 v/c Ratio 0.02 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.1 0.0 0.0 Control Delay (s/veh)5.0 9.1 7.3 7.5 Level of Service, LOS A A A A Approach Delay (s/veh)5.0 9.1 0.0 0.0 Approach LOS A A Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:17:34 PMMediterranean and US1 Post 2023.xtw Page 215 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mediterranean / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mediterranean Blvd Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 6:15 AM Peak Hour Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)4 0 5 17 3 22 28 1420 12 20 1690 28 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)11 50 33 24 Capacity, c (veh/h)21 121 178 v/c Ratio 2.34 0.27 0.13 95% Queue Length, Q₉₅ (veh)18.4 1.1 0.5 Control Delay (s/veh)2843.0 46.0 28.3 Level of Service, LOS F E D Approach Delay (s/veh)2843.0 0.9 0.3 Approach LOS F Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 5:20:39 PMMediterranean and US1 Post 2023.xtw Page 216 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mediterranean / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mediterranean Blvd Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 6:15 AM Peak Hour Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)4 0 5 18 3 24 30 1542 13 28 1847 30 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)11 53 35 33 Capacity, c (veh/h)11 97 151 v/c Ratio 4.69 0.36 0.22 95% Queue Length, Q₉₅ (veh)24.1 1.6 0.8 Control Delay (s/veh)7338.9 63.0 35.5 Level of Service, LOS F F E Approach Delay (s/veh)7338.9 1.2 0.5 Approach LOS F Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 5:19:35 PMMediterranean and US1 Post 2023.xtw Page 217 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mediterranean / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mediterranean Blvd Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 4:15 PM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)21 0 20 12 4 20 41 1927 59 64 1827 33 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)47 42 47 73 Capacity, c (veh/h)108 91 v/c Ratio 0.44 0.80 95% Queue Length, Q₉₅ (veh)2.2 6.9 Control Delay (s/veh)63.4 163.3 Level of Service, LOS F F Approach Delay (s/veh)1.3 5.5 Approach LOS Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 5:14:28 PMMediterranean and US1 Post 2023.xtw Page 218 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mediterranean / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mediterranean Blvd Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 4:15 PM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)23 0 22 13 4 22 44 2090 64 76 1995 36 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)51 45 50 86 Capacity, c (veh/h)86 73 v/c Ratio 0.58 1.18 95% Queue Length, Q₉₅ (veh)3.5 15.2 Control Delay (s/veh)101.5 585.1 Level of Service, LOS F F Approach Delay (s/veh)2.0 21.0 Approach LOS Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 5:17:58 PMMediterranean and US1 Post 2023.xtw Page 219 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Main Site Drive / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Main Site Driveway Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 3 1 0 0 3 1 Configuration R R T R T R Volume, V (veh/h)0 20 1446 13 1712 0 Percent Heavy Vehicles (%)3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 7.1 Critical Headway (sec)7.16 7.16 Base Follow-Up Headway (sec)3.9 3.9 Follow-Up Headway (sec)3.93 3.93 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 22 Capacity, c (veh/h)229 286 v/c Ratio 0.00 0.08 95% Queue Length, Q₉₅ (veh)0.0 0.2 Control Delay (s/veh)20.7 18.6 Level of Service, LOS C C Approach Delay (s/veh)18.6 Approach LOS C Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:23:30 PMMediterranean and US1 Post 2023.xtw Page 220 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Main Site Drive / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Main Site Driveway Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 3 1 0 0 3 1 Configuration R R T R T R Volume, V (veh/h)0 20 1475 13 1746 0 Percent Heavy Vehicles (%)3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 7.1 Critical Headway (sec)7.16 7.16 Base Follow-Up Headway (sec)3.9 3.9 Follow-Up Headway (sec)3.93 3.93 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 22 Capacity, c (veh/h)223 279 v/c Ratio 0.00 0.08 95% Queue Length, Q₉₅ (veh)0.0 0.3 Control Delay (s/veh)21.2 19.0 Level of Service, LOS C C Approach Delay (s/veh)19.0 Approach LOS C Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:24:33 PMMediterranean and US1 Post 2023.xtw Page 221 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Main Site Drive / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Main Site Driveway Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 3 1 0 0 3 1 Configuration R R T R T R Volume, V (veh/h)0 11 1968 20 1827 0 Percent Heavy Vehicles (%)3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 7.1 Critical Headway (sec)7.16 7.16 Base Follow-Up Headway (sec)3.9 3.9 Follow-Up Headway (sec)3.93 3.93 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 12 Capacity, c (veh/h)208 185 v/c Ratio 0.00 0.06 95% Queue Length, Q₉₅ (veh)0.0 0.2 Control Delay (s/veh)22.3 25.8 Level of Service, LOS C D Approach Delay (s/veh)25.8 Approach LOS D Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:27:20 PMMediterranean and US1 Post 2023.xtw Page 222 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Main Site Drive / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Main Site Driveway Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.92 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 3 1 0 0 3 1 Configuration R R T R T R Volume, V (veh/h)0 12 2087 21 1937 0 Percent Heavy Vehicles (%)3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)7.1 7.1 Critical Headway (sec)7.16 7.16 Base Follow-Up Headway (sec)3.9 3.9 Follow-Up Headway (sec)3.93 3.93 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)0 13 Capacity, c (veh/h)190 167 v/c Ratio 0.00 0.08 95% Queue Length, Q₉₅ (veh)0.0 0.3 Control Delay (s/veh)23.9 28.3 Level of Service, LOS C D Approach Delay (s/veh)28.3 Approach LOS D Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:28:21 PMMediterranean and US1 Post 2023.xtw Page 223 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mangrove Square / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mangrove Square Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)0 0 3 1 0 9 5 1527 9 8 1939 6 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)0.0 0.0 7.1 0.0 0.0 7.1 0.0 0.0 Critical Headway (sec)0.00 0.00 7.16 0.00 0.00 7.16 0.00 0.00 Base Follow-Up Headway (sec)0.0 0.0 3.9 0.0 0.0 3.9 0.0 0.0 Follow-Up Headway (sec)0.00 0.00 3.93 0.00 0.00 3.93 0.00 0.00 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)3 11 6 9 Capacity, c (veh/h)176 179 96 166 v/c Ratio 0.02 0.06 0.06 0.05 95% Queue Length, Q₉₅ (veh)0.1 0.2 0.2 0.2 Control Delay (s/veh)25.8 26.4 44.8 27.9 Level of Service, LOS D D E D Approach Delay (s/veh)25.8 26.4 0.2 0.1 Approach LOS D D Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:47:02 PMMediterranean and US1 Post 2023.xtw Page 224 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mangrove Square / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mangrove Square Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 7:30 AM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)0 0 3 1 0 10 6 1717 10 15 2192 7 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)6.4 6.5 7.1 6.4 6.5 7.1 5.3 5.3 Critical Headway (sec)6.46 6.56 7.16 6.46 6.56 7.16 5.36 5.36 Base Follow-Up Headway (sec)3.8 4.0 3.9 3.8 4.0 3.9 3.1 3.1 Follow-Up Headway (sec)3.83 4.03 3.93 3.83 4.03 3.93 3.13 3.13 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)3 12 7 17 Capacity, c (veh/h)141 142 68 129 v/c Ratio 0.02 0.08 0.10 0.13 95% Queue Length, Q₉₅ (veh)0.1 0.3 0.3 0.5 Control Delay (s/veh)31.2 32.7 63.7 37.1 Level of Service, LOS D D F E Approach Delay (s/veh)31.2 32.7 0.2 0.3 Approach LOS D D Copyright © 2022 University of Florida. All Rights Reserved.HCS7™TWSC Version 7.3 Generated: 10/31/2022 4:48:09 PMMediterranean and US1 Post 2023.xtw Page 225 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mangrove Square / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mangrove Square Analysis Year 2021 North/South Street SR-5 (US-1) Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Exist Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)21 0 20 12 4 20 11 1983 42 24 1951 33 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)0.0 0.0 7.1 0.0 0.0 7.1 0.0 0.0 Critical Headway (sec)0.00 0.00 7.16 0.00 0.00 7.16 0.00 0.00 Base Follow-Up Headway (sec)0.0 0.0 3.9 0.0 0.0 3.9 0.0 0.0 Follow-Up Headway (sec)0.00 0.00 3.93 0.00 0.00 3.93 0.00 0.00 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)47 42 12 27 Capacity, c (veh/h)5 91 87 v/c Ratio 8.65 0.13 0.31 95% Queue Length, Q₉₅ (veh)21.5 0.4 1.3 Control Delay (s/veh)15305.2 50.3 65.2 Level of Service, LOS F F F Approach Delay (s/veh)15305.2 0.3 0.8 Approach LOS F Page 226 of 248 HCS7 Two-Way Stop-Control Report General Information Site Information Analyst Dylan OBerry, PE Intersection Mangrove Square / US-1 Agency/Co.Giangrande Engineering Jurisdiction FDOT/St Lucie Co Date Performed 10/28/2022 East/West Street Mangrove Square Analysis Year 2024 North/South Street SR-5 (US-1) Time Analyzed 4:45 PM Peak Hour Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs)1.00 Project Description Wynne Apartments Post Development Traffic Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 3 1 0 1 3 1 Configuration LTR LTR L T R L T R Volume, V (veh/h)24 0 22 13 4 22 12 2228 47 33 2206 37 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized No No No No Median Type/Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec)0.0 0.0 7.1 0.0 0.0 7.1 0.0 0.0 Critical Headway (sec)0.00 0.00 7.16 0.00 0.00 7.16 0.00 0.00 Base Follow-Up Headway (sec)0.0 0.0 3.9 0.0 0.0 3.9 0.0 0.0 Follow-Up Headway (sec)0.00 0.00 3.93 0.00 0.00 3.93 0.00 0.00 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)52 45 14 38 Capacity, c (veh/h)1 64 62 v/c Ratio 42.48 0.22 0.62 95% Queue Length, Q₉₅ (veh)24.7 0.8 3.7 Control Delay (s/veh)81402.1 76.3 147.3 Level of Service, LOS F F F Approach Delay (s/veh)81402.1 0.4 2.2 Approach LOS F Page 227 of 248 Buildout Year 2024 Growth Rate 0.02 Seasonal Factor 1.02 Count Date: 3/10/2021 2021 Left Thru Right Total Left Thru Right Total U-Turn Left Thru Right Total Left Thru Right Total 4 0 5 9 17 3 22 42 28 1420 12 1460 20 1690 28 1738 3249 PHF = 0.89 PHF = 0.83 PHF = 0.00 PHF = 0.85 PSCF 0 0 0 0 0 0 0 1 0 1 28 0 29 0 34 1 35 Growth 4 0 5 10 18 3 23 45 0 30 1507 13 1549 21 1793 30 1844 Trip %50%50%50% 0 0 0 Post DevTraffic 4 0 5 10 18 3 24 45 0 30 1535 13 1579 22 1827 30 1879 0 Left Thru Right Total Left Thru Right Total U-Turn Left Thru Right Total Left Thru Right Total 21 0 20 41 12 4 20 36 41 1927 59 2027 64 1827 33 1924 4028 PHF = 0.92 PHF = 0.98 PHF = 0.00 PHF = 0.88 PSCF 0 0 0 1 0 0 0 1 0 1 39 1 41 1 37 1 38 Growth 22 0 21 44 13 4 21 38 0 44 2045 63 2151 68 1939 35 2042 Trip %50%50%50% 0 0 0 Post DevTraffic 23 0 22 44 13 4 22 39 0 44 2083 64 2192 69 1975 36 2080 4355 Buildout Year 2024 Growth Rate 2.0% Seasonal Factor 1.08 Count Date: 10/25/2022 2022.00 Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total 0 0 3 3 1 0 9 10 5 1527 9 1541 8 1939 6 1953 3507 PHF = 0.89 PHF = 0.83 PHF = 0.00 PHF = 0.85 PSCF 0 0 0 0 0 0 1 1 0 0 122 1 123 1 155 0 156 Growth 0 0 3 3 1 0 9 10 0 5 1589 9 1603 8 2017 6 2032 Trip %50%50%50% 0 0 0 Post DevTraffic 0 0 3 3 1 0 10 11 0 6 1711 10 1727 9 2172 7 2188 3929 Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total 21 0 20 41 12 4 20 36 11 1983 42 2036 24 1951 33 2008 4121 PHF = 0.92 PHF = 0.98 PHF = 0.00 PHF = 0.88 PSCF 2 0 2 3 1 0 2 3 0 1 159 3 163 2 156 3 161 Growth 22 0 21 43 12 4 21 37 0 11 2063 44 2118 25 2030 34 2089 Trip %50%50%50% 0 0 0 Post DevTraffic 24 0 22 46 13 4 22 40 0 12 2222 47 2281 27 2186 37 2250 4617 EB: Business Park Drive WB: Mediteranean Blvd. NB: US-1 Project Assignment Traffic Project Assignment Traffic 1 Hour Period Beginning EB: Mangrove Square WB: Driveway NB: US-1 Project Assignment Traffic 7:30 A.M. Peak SB: US-11 Hour Period Beginning EB: Mangrove Square SB: US-1 4:45 P.M. Peak WB: Driveway NB: US-1 Total Total Total 6:15 A.M. Peak 4:15 P.M. Peak SB: US-11 Hour Period Beginning EB: Business Park Drive WB: Mediteranean Blvd. NB: US-1 SB: US-1 Total Project Assignment Traffic 1 Hour Period Beginning Page 228 of 248 Buildout Year 2024 Growth Rate 2.0% Seasonal Factor 1.08 Count Date: 10/25/2022 2022 Left Thru Right Total Left Thru Right Total U-Turn Left Thru Right Total Left Thru Right Total 31 3 41 75 64 3 55 122 16 1508 18 1542 25 1875 18 1918 3657 PHF = 0.88 PHF = 0.88 PHF = 0.00 PHF = 0.69 PSCF 2 0 3 6 5 0 4 10 0 1 121 1 123 2 150 1 153 Growth 32 3 43 78 67 3 57 127 0 17 1569 19 1604 26 1951 19 1995 Trip %50%50%50% 0 0 0 Post DevTraffic 35 3 46 84 72 3 62 137 0 18 1690 20 1728 28 2101 20 2149 0 Left Thru Right Total Left Thru Right Total U-Turn Left Thru Right Total Left Thru Right Total 20 2 23 45 77 2 46 125 45 1932 52 2029 31 1886 23 1940 4139 PHF = 0.94 PHF = 0.98 PHF = 0.00 PHF = 0.85 PSCF 2 0 2 4 6 0 4 10 0 4 155 4 162 2 151 2 155 Growth 21 2 24 47 80 2 48 130 0 47 2010 54 2111 32 1962 24 2018 Trip %50%50%50% 0 0 0 Post DevTraffic 22 2 26 50 86 2 52 140 0 50 2165 58 2273 35 2113 26 2174 0 Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total 0 0 0 0 0 0 0 0 1446 0 1446 0 1712 0 1712 3158 PSCF 0 0 0 0 0 0 0 0 0 0 29 0 29 0 34 0 34 63 Growth 0 0 0 0 0 0 0 0 0 0 1446 0 1446 0 1712 0 1712 3158 Post DevTraffic 0 0 0 0 0 0 0 0 0 0 1475 0 1475 0 1746 0 1746 3221 Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total 0 0 0 0 0 0 0 0 1968 0 1968 0 1827 0 1827 3795 PSCF 0 0 0 0 0 0 0 0 0 0 39 0 39 0 37 0 37 76 Growth 0 0 0 0 0 0 0 0 0 0 2048 0 2048 0 1901 0 1901 3948 Post DevTraffic 0 0 0 0 0 0 0 0 0 0 2087 0 2087 0 1937 0 1937 4024 Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total 0 0 0 0 0 0 0 0 0 35 0 35 0 42 0 42 77 PSCF 0 0 0 0 0 0 0 0 0 #REF!0 0 0 0 0 0 -42 -42 Growth 0 0 0 0 0 0 0 0 0 0 35 0 35 0 42 0 0 0 Post DevTraffic 0 0 0 0 0 0 0 0 0 #REF!35 0 35 0 42 0 -42 -42 Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total 0 0 0 0 0 0 0 0 123 0 123 0 36 0 36 159 PSCF 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 -159 Growth 0 0 0 0 0 0 0 0 0 0 128 0 128 0 37 0 37 165 Post DevTraffic 0 0 0 0 0 0 23 0 0 0 128 0 128 0 37 0 37 6 4:45 P.M. Peak 7:30 A.M. Peak 1 Hour Period Beginning EB: Site Drive 2 WB: NA NB: Mediteranian SB: Mediteranian Total 4:45 P.M. Peak 1 Hour Period Beginning EB: Site Drive 2 WB: NA NB: Mediteranian SB: Mediteranian Total Total 7:30 A.M. Peak 1 Hour Period Beginning EB: NA WB: Main Site Driveway NB: US-1 SB: US-1 Total Total 4:45 P.M. Peak Project Assignment Traffic 1 Hour Period Beginning EB: NA WB: Main Site Driveway NB: US-1 SB: US-1 Project Assignment Traffic 1 Hour Period Beginning EB: Spanish Lake Road WB: NB: US-1 SB: US-1 Total 7:30 A.M. Peak SB: US-11 Hour Period Beginning EB: Spanish Lake Road WB: NB: US-1 Page 229 of 248 File Name : SLUS1 Site Code : GEP2202 Start Date : 10/25/2022 Page No : 1 Manual Traffic Count - All Traffic US-1 and Spanish Lake Rd Port St. Lucie, FL Groups Printed- All traffic US1 NB US1 SB Spanish Lake Rd EB WB Start Time Left Thru Right UTurn Left Thru Right UTurn Left Thru Right Peds Left Thru Right Peds Exclu. Total Inclu. Total Int. Total 07:00 AM 2 264 1 0 3 346 3 0 7 0 10 0 12 1 12 0 0 661 661 07:15 AM 3 357 2 2 3 406 2 0 4 1 4 0 13 2 12 0 0 811 811 07:30 AM 2 409 1 2 3 479 1 0 7 0 10 0 18 0 16 0 0 948 948 07:45 AM 2 409 2 3 10 477 2 2 5 1 5 0 15 0 12 0 0 945 945 Total 9 1439 6 7 19 1708 8 2 23 2 29 0 58 3 52 0 0 3365 3365 08:00 AM 7 324 2 1 6 436 5 1 12 0 13 0 16 2 14 0 0 839 839 08:15 AM 5 366 5 2 6 483 6 1 7 2 13 1 15 1 13 2 2 926 928 08:30 AM 1 354 5 1 9 490 6 0 10 0 11 5 14 2 17 0 0 925 925 08:45 AM 6 295 4 4 8 363 7 3 11 1 16 1 18 4 16 0 0 757 757 Total 19 1339 16 8 29 1772 24 5 40 3 53 7 63 9 60 2 2 3447 3449 *** BREAK *** 04:00 PM 9 417 5 5 3 346 3 0 8 2 8 0 11 1 13 0 0 831 831 04:15 PM 8 426 4 5 3 406 2 0 13 0 8 0 14 0 15 0 0 904 904 04:30 PM 12 496 9 5 3 479 1 0 7 0 4 1 17 0 9 0 0 1043 1043 04:45 PM 13 421 7 7 10 477 2 2 5 0 4 1 22 0 17 0 0 988 988 Total 42 1760 25 22 19 1708 8 2 33 2 24 2 64 1 54 0 0 3766 3766 05:00 PM 8 508 11 12 6 436 5 1 3 1 8 0 16 1 7 0 0 1023 1023 05:15 PM 16 474 5 4 6 483 6 1 9 1 5 0 23 0 10 0 0 1043 1043 05:30 PM 8 529 5 1 9 490 6 0 3 0 5 0 16 1 12 0 0 1085 1085 05:45 PM 12 438 7 13 8 363 7 3 5 1 8 0 16 3 13 0 0 897 897 Total 44 1949 28 30 29 1772 24 5 20 3 26 0 71 5 42 0 0 4048 4048 Grand Total 114 6487 75 67 96 6960 64 14 116 10 132 9 256 18 208 2 2 14626 14628 Apprch %1.7 96.2 1.1 1 1.3 97.6 0.9 0.2 43.4 3.7 49.4 3.4 53.1 3.7 43.2 Total %0.8 44.4 0.5 0.5 0.7 47.6 0.4 0.1 0.8 0.1 0.9 0.1 1.8 0.1 1.4 0 100 KMF Traffic Group, LLC (772) 924-6993 www.kmftraffic.net Page 230 of 248 File Name : SLUS1 Site Code : GEP2202 Start Date : 10/25/2022 Page No : 2 Manual Traffic Count - All Traffic US-1 and Spanish Lake Rd Port St. Lucie, FL US1 NB US1 SB Spanish Lake Rd EB WB Start Time Left Thru Right UTurn App. Total Left Thru Right UTurn App. Total Left Thru Right Peds App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 2 409 1 2 414 3 479 1 0 483 7 0 10 0 17 18 0 16 34 948 07:45 AM 2 409 2 3 416 10 477 2 2 491 5 1 5 0 11 15 0 12 27 945 08:00 AM 7 324 2 1 334 6 436 5 1 448 12 0 13 0 25 16 2 14 32 839 08:15 AM 5 366 5 2 378 6 483 6 1 496 7 2 13 1 23 15 1 13 29 926 Total Volume 16 1508 10 8 1542 25 1875 14 4 1918 31 3 41 1 76 64 3 55 122 3658 % App. Total 1 97.8 0.6 0.5 1.3 97.8 0.7 0.2 40.8 3.9 53.9 1.3 52.5 2.5 45.1 PHF .571 .922 .500 .667 .927 .625 .970 .583 .500 .967 .646 .375 .788 .250 .760 .889 .375 .859 .897 .965 US1 S p a n i s h L a k e R d US1 Right 14 Thru 1875 Left 25 UTurn 4 InOut Total 1594 1918 3512 Ri g h t 55 Th r u 3 Le f t 64 Ou t To t a l In 38 12 2 16 0 Left 16 Thru 1508 Right 10 UTurn 8 Out TotalIn 1980 1542 3522 Le f t 31 Th r u 3 Ri g h t 41 Pe d s 1 To t a l Ou t In 33 76 10 9 Peak Hour Begins at 07:30 AM All traffic Peak Hour Data North KMF Traffic Group, LLC (772) 924-6993 www.kmftraffic.net Page 231 of 248 File Name : SLUS1 Site Code : GEP2202 Start Date : 10/25/2022 Page No : 3 Manual Traffic Count - All Traffic US-1 and Spanish Lake Rd Port St. Lucie, FL US1 NB US1 SB Spanish Lake Rd EB WB Start Time Left Thru Right UTurn App. Total Left Thru Right UTurn App. Total Left Thru Right Peds App. Total Left Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 13 421 7 7 448 10 477 2 2 491 5 0 4 1 10 22 0 17 39 988 05:00 PM 8 508 11 12 539 6 436 5 1 448 3 1 8 0 12 16 1 7 24 1023 05:15 PM 16 474 5 4 499 6 483 6 1 496 9 1 5 0 15 23 0 10 33 1043 05:30 PM 8 529 5 1 543 9 490 6 0 505 3 0 5 0 8 16 1 12 29 1085 Total Volume 45 1932 28 24 2029 31 1886 19 4 1940 20 2 22 1 45 77 2 46 125 4139 % App. Total 2.2 95.2 1.4 1.2 1.6 97.2 1 0.2 44.4 4.4 48.9 2.2 61.6 1.6 36.8 PHF .703 .913 .636 .500 .934 .775 .962 .792 .500 .960 .556 .500 .688 .250 .750 .837 .500 .676 .801 .954 US1 S p a n i s h L a k e R d US1 Right 19 Thru 1886 Left 31 UTurn 4 InOut Total 1998 1940 3938 Rig h t 46 Th r u 2 Le f t 77 Ou t To t a l In 61 12 5 18 6 Left 45 Thru 1932 Right 28 UTurn 24 Out TotalIn 1985 2029 4014 Le f t 20 Th r u 2 Rig h t 22 Pe d s 1 To t a l Ou t In 66 45 11 1 Peak Hour Begins at 04:45 PM All traffic Peak Hour Data North KMF Traffic Group, LLC (772) 924-6993 www.kmftraffic.net Page 232 of 248 File Name : MIDUS1 Site Code : GEP2202 Start Date : 10/25/2022 Page No : 1 Manual Traffic Count - All Traffic US-1 and Mangrove Square/TD Driveways Port St. Lucie, FL Groups Printed- All traffic US1 NB US1 SB Man grov e Squa re EB TD Driveway WB Start Time Left Thru Right UTurn Left Thru Right UTurn Right ILL LT Thru Right Exclu. Total Inclu. Total Int. Total 07:00 AM 1 261 1 6 2 364 0 0 0 0 0 3 6 632 638 07:15 AM 0 358 0 6 2 418 0 2 0 0 0 0 6 780 786 07:30 AM 1 410 1 4 1 487 1 0 1 0 0 1 4 903 907 07:45 AM 1 415 2 2 2 493 1 0 0 1 0 1 2 916 918 Total 3 1444 4 18 7 1762 2 2 1 1 0 5 18 3231 3249 08:00 AM 2 331 3 3 2 461 4 0 0 0 0 2 3 805 808 08:15 AM 1 371 3 7 3 498 0 2 2 0 0 5 7 885 892 08:30 AM 1 352 5 6 4 504 4 0 2 1 0 5 6 878 884 08:45 AM 2 298 5 0 4 393 4 1 3 0 0 11 0 721 721 Total 6 1352 16 16 13 1856 12 3 7 1 0 23 16 3289 3305 *** BREAK *** 04:00 PM 1 421 8 1 5 357 5 5 4 0 0 10 1 816 817 04:15 PM 6 436 10 5 6 426 3 0 5 0 0 7 5 899 904 04:30 PM 3 511 12 8 6 497 2 2 7 0 0 9 8 1049 1057 04:45 PM 0 435 15 3 8 496 7 3 3 0 0 10 3 977 980 Total 10 1803 45 17 25 1776 17 10 19 0 0 36 17 3741 3758 05:00 PM 4 522 10 4 8 451 5 3 2 1 0 14 4 1020 1024 05:15 PM 3 490 9 4 4 499 7 2 7 0 0 7 4 1028 1032 05:30 PM 4 536 8 4 4 505 3 0 7 0 0 7 4 1074 1078 05:45 PM 6 455 11 3 11 376 4 1 4 0 0 14 3 882 885 Total 17 2003 38 15 27 1831 19 6 20 1 0 42 15 4004 4019 Grand Total 36 6602 103 66 72 7225 50 21 47 3 0 106 66 14265 14331 Apprch %0.5 97.9 1.5 1 98.1 0.7 0.3 100 2.8 0 97.2 Total %0.3 46.3 0.7 0.5 50.6 0.4 0.1 0.3 0 0 0.7 0.5 99.5 KMF Traffic Group, LLC (772) 924-6993 www.kmftraffic.net Page 233 of 248 File Name : MIDUS1 Site Code : GEP2202 Start Date : 10/25/2022 Page No : 2 Manual Traffic Count - All Traffic US-1 and Mangrove Square/TD Driveways Port St. Lucie, FL US1 NB US1 SB Mangrove Square EB TD Driveway WB Start Time Left Thru Right App. Total Left Thru Right UTurn App. Total Right App. Total ILL LT Thru Right App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 1 410 1 412 1 487 1 0 489 1 1 0 0 1 1 903 07:45 AM 1 415 2 418 2 493 1 0 496 0 0 1 0 1 2 916 08:00 AM 2 331 3 336 2 461 4 0 467 0 0 0 0 2 2 805 08:15 AM 1 371 3 375 3 498 0 2 503 2 2 0 0 5 5 885 Total Volume 5 1527 9 1541 8 1939 6 2 1955 3 3 1 0 9 10 3509 % App. Total 0.3 99.1 0.6 0.4 99.2 0.3 0.1 100 10 0 90 PHF .625 .920 .750 .922 .667 .973 .375 .250 .972 .375 .375 .250 .000 .450 .500 .958 US1 M a n g r o v e S q u a r e T D D r i v e w a y US1 Right 6 Thru 1939 Left 8 UTurn 2 InOut Total 1536 1955 3491 Ri g h t 9 Th r u 0 IL L LT 1 Ou t To t a l In 17 10 27 Left 5 Thru 1527 Right 9 Out TotalIn 1943 1541 3484 Rig h t 3 To t a l Ou t In 11 3 14 Peak Hour Begins at 07:30 AM All traffic Peak Hour Data North KMF Traffic Group, LLC (772) 924-6993 www.kmftraffic.net Page 234 of 248 File Name : MIDUS1 Site Code : GEP2202 Start Date : 10/25/2022 Page No : 3 Manual Traffic Count - All Traffic US-1 and Mangrove Square/TD Driveways Port St. Lucie, FL US1 NB US1 SB Mangrove Square EB TD Driveway WB Start Time Left Thru Right App. Total Left Thru Right UTurn App. Total Right App. Total ILL LT Thru Right App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 0 435 15 450 8 496 7 3 514 3 3 0 0 10 10 977 05:00 PM 4 522 10 536 8 451 5 3 467 2 2 1 0 14 15 1020 05:15 PM 3 490 9 502 4 499 7 2 512 7 7 0 0 7 7 1028 05:30 PM 4 536 8 548 4 505 3 0 512 7 7 0 0 7 7 1074 Total Volume 11 1983 42 2036 24 1951 22 8 2005 19 19 1 0 38 39 4099 % App. Total 0.5 97.4 2.1 1.2 97.3 1.1 0.4 100 2.6 0 97.4 PHF .688 .925 .700 .929 .750 .966 .786 .667 .975 .679 .679 .250 .000 .679 .650 .954 US1 M a n g r o v e S q u a r e T D D r i v e w a y US1 Right 22 Thru 1951 Left 24 UTurn 8 InOut Total 2021 2005 4026 Rig h t 38 Th r u 0 IL LLT 1 Ou t To t a l In 66 39 10 5 Left 11 Thru 1983 Right 42 Out TotalIn 1971 2036 4007 Ri g h t 19 To t a l Ou t In 33 19 52 Peak Hour Begins at 04:45 PM All traffic Peak Hour Data North KMF Traffic Group, LLC (772) 924-6993 www.kmftraffic.net Page 235 of 248 Florida Department of Transportation RON DESANTIS GOVERNOR 605 Suwannee Street Tallahassee, FL 32399-0450 JARED W. PERDUE, P.E. SECRETARY September 19, 2022 Sincerely, Dalila Fernandez, P.E. cc: Jonathan Overton, P.E., Nesa Y. Harden District Access Management Manager File: S:\Transportation Operations\Traffic Operations\Access Management\1. Pre-Apps and Variance\2022-08-04 & AMRC\Pre-app-2. 94010000 MP 4.2 SR 5_Wynne Apartments\94010 MP 4.2 SR 5_Wynne Apartments.docx www.dot.state.fl.us Page 1 of 1 THIS PRE-APPLICATION LETTER IS VALID UNTIL – September 19, 2023 THIS LETTER IS NOT A PERMIT APPROVAL Brendan Schanuel Giangrande Engineering and Planning 2081 SE Ocean Blvd, Suite 1A Stuart FL, 34996 Dear Brendan Schanuel: RE: Pre-application Review for Category C Driveway, Pre-application Meeting Date: August 4, 2022 St. Lucie County - Port St. Lucie; SR 5; Sec. # 94010000; MP: 4.20; Access Class - 3; Posted Speed - 45; SIS - No; FDOT Ref. Project: Request: Driveway 1: Out-only driveway on the east side of SR 5 approximately 770 feet south of the north property line. Driveway 2: In-only driveway on the east side of SR 5 approximately 55 feet south of Driveway 1 with proposed right turn lane. SITE SPECIFIC INFORMATION Project Name & Address: Wynne Apartments – 8000 S US 1, Port St. Lucie FL, 34952 Property Owner: Wynne Building Corporation; Parcel Size: 6.40 Acres Development Size: 100 Apartments, 6 Cottages WE APPROVE YOUR REQUEST This decision is based on your presentation of the facts, site plan and survey - please see the conditions and comments below. You may choose to review this concept further with the District Access Management Review Committee (AMRC). Conditions: - A minimum driveway length of 30 feet, as measured from the ultimate right-of-way line to the first conflict point shall be provided. - If a gate is proposed, a minimum driveway length of 100 feet to the call box and/or gate house, and a turnaround area before the gate are required. - The proposed one-way driveways shall have a maximum width of 16 feet. Comments: • All driveways not approved in this letter must be fully removed and the area restored. • A Drainage Permit is required for any stormwater impacts within FDOT right-of-way (i.e. increased runoff or reduction of existing storage). • The applicant shall donate property to the Department if right-of-way dedication is required to implement the improvements. • Dimensions between driveways are measured from the near edge of pavement to near edge of pavement and for median openings are measured from centerline to centerline unless otherwise indicated. The purpose of this Pre-Application letter is to document the conceptual review of the approximate location of driveway(s) to the State Highway System and to note required improvements, if any. This letter shall be submitted with any further reviews and for permitting. The Department’s personnel shall review permit plans for compliance with this letter as well as current Department standards and/or specifications. Final design must consider the existing roadway profile and any impacts to the existing drainage system. Note, this letter does not guarantee permit approval. The permit may be denied based on the review of the submitted engineering plans. Be aware that any approved median openings may be modified (or closed) in the future, at the sole discretion of the Department. For right-of-way dedication requirements go to: https://osp.fdot.gov; click on Statewide Permit News; Scroll down to District 4; Scroll down to Additional Information and Examples and choose Right-of-way Donations/Dedications. Please contact the Access Management Manager - Tel. # 954-777-4363 or e-mail: D4AccessManagement@dot.state.fl.us with any questions regarding the Pre-Approval Letter and Permits Office - Tel. # 954-777-4383 with any questions regarding permits. Page 236 of 248 *See attached attendance list Spanish Lakes Neighborhood Meeting Proposed Ibis Apartment Complex US One frontage Wednesday, February 3, 2021 5:00 PM Location: Best Western Meeting Room, 7900 South US 1, Port St. Lucie FL 34952 Meeting held by Alec Wynne and Tod Mowery, as well as Bethany Grubbs of the St. Lucie County Planning Department. In attendance were 38 neighbors*, Lisa Thomas, Best Western Hotel Manager and Gerry Wadle, Best Western Front Desk Clerk. Most in attendance were residents of Spanish Lakes Communities. Gerry Wadle took temperatures, supervised the sign in sheet and asked the arrivals the following questions: 1. Is anyone in your household sick? 2. How are you feeling today? 3. Have you knowingly been in contact with anyone who has contracted COVID 19? Masks were required during the meeting. A resident asked Alec if he would allow an announcement regarding Publix and the COVID vaccine status. After the announcement, the meeting began. Alec opened with a general overview and background of the proposed project. This presentation included site plans, an artistic rendering of the elevation, surveys, landscape plan, and relocation of existing unofficial baseball field. The major questions were as follows: 1. Will this be a 55+ community? No. 2. Will the company be allowing section 8? No. 3. Will the apartment complex tenants be allowed to use SL lakes and golf course? No. 4. Is the apartment complex going to cause more traffic in the park? Both Alec and Tod answered stating that the projected increase in traffic on Mediterranean West would be limited, since the main ingress and egress for the apartments will be on US One. The resident expressed concern over the increased traffic on Mediterranean West. 5. Are we going to install a traffic light? Alec explained that traffic lights are a DOT issue and that it was a major hard-won battle just to obtain the light in front of the hotel. It is very unlikely that DOT would allow another traffic light. 6. What are we going to do about “children that go onto Med West”? Is it fair to Spanish Lakes that there will be children going onto Med West? Alec suggested that the tenants of the apartments who loiter in Spanish Lakes would be trespassing and asked to leave. Page 237 of 248 7. Will Med West be widened? No, that is not in the plans. 8. Are we going to build a fence? Alec pointed out that the company faced a similar concern when the hotel was being built. The fence and Caloosa hedges that we planted have fixed that problem and we have received no complaints since. We will consider constructing a similar hedge and fence on our proposed site. Sidenote: Alec took the county representative to show her our fence after the meeting. 9. What about the noise? Alec pointed out that the buildings are “self-contained”, not garden style apartments or exterior corridor such as the Best Western. Most noise should be self- contained within the building. 10. What trees are we removing? A resident bought her house because of the “trees/woods” that are currently in existence. Tod explained that Planning & Zoning requirements will ensure that as many native trees as possible will remain on site. 11. Resident questioned what will happen to the items on their ball field? Alec outlined two sites the company has in mind for the new ball field. The resident went on to express concern that a potential site in Riverfront could be “contaminated” and has it been tested? Alec responded that the area in question had been certified clean a long time ago. Alec will see if there are further testing requirements. Alec also said that Wynne Building Corporation will cover all costs of constructing the ball field and moving equipment to the new site. 12. Where is their pool? Again, the renderings were displayed and gone over. 13. Children? There will be no restrictions forbidding children. 14. Is this a no pet facility? Alec went over the dog park area in the new facility. Unauthorized pets in the park were mentioned and how “people take their pets on very long walks. Alec inquired if any of them had been to the dog park in Spanish Lakes Fairways? No; it’s too far. Alec explained that the other dog parks we have created have worked out very well and the proposed dog parks for the apartments will be similar. 15. Will this be income restricted? Alec explained that the company did its research, and they will be charging a fair market rent for the area. Briefly touched on the Fair Rental Act. The amenities are designed to attract a nicer clientele. 16. What are we doing about the drainage into Med West? Alec pointed out that SFWMD controls the drainage and that the entire SL1 parcel is operating under the same permit. Drainage calculations will be performed. 17. A resident asked Alec if he was aware that the park flooded in 2004? Alec pointed out that he lives here and saw the devastation after the 2004 hurricanes. Tod explained the civil engineers account for storm water management, as well. 18. Who is going to pay the water/sewer? The apartment tenants will. 19. A resident complained that here we are building nice new apartments when we do not do anything to fix up the Park. Rent is raised and that she must pay $40 a month for a gym with only two pieces of equipment in it. Alec told her we will get her name and number to address her concerns. She went on to complain that she calls the office and nothing is done about these problems. She is Nancy at 16 Alhambra S. 845-220-8050. 20. Nancy of 5 Golf Drive complained that we planted palm trees in their yards and expect them to pay $100 to trim them. The squirrels are always collecting their nuts and drive her crazy. Beverly and Joe do nothing about her problems. Page 238 of 248 21. Will there be a deceleration lane? Tod – DOT is limiting access and, again, we fought long and hard for the light in front of the Hotel. This question will be answered by DOT. 22. There were comments regarding the access to Med West. The residents did not like this, and Alec explained that this was a requirement by the Fire Department. Alec was asked how often he thought the fire department would use this access road? He responded that he hoped never. 23. What are we doing about Senior housing? Between Alec and Tod there was much discussion based on the research regarding the amount of senior housing that is already in production in the area. 24. Where are the school buses going to go? Will they be using the access road to pick up the children? Bethany addressed this with the answer that school buses typically do not go into apartment complexes that there is usually a central pickup point. The resident wanted to know where that was? The answer is that since there is no complex yet, bus stops must be applied for once there is a child to ride it. 25. Alec pointed out that the company will be building an ADA bus stop on US1. Lisa Thomas pointed out that this will also benefit Spanish Lakes. The public transit is a huge assistance, especially since it is not every day that a local bus is able to come and pick-up residents for their appointments or their shopping. 26. Drainage again – how come we cannot dump the drainage onto US1? DOT will not allow that. Tod explained about risers and drain water. One of the residents mentioned that SL1 does not have risers or any storm water drainage. Alec stated that we wish we could run the pumps, which pump water out of the park, more aggressively, but there are rules and regulations that we must adhere to. The meeting was adjourned at 6:05 pm. Page 239 of 248 ATTENDANCE Page 240 of 248 Page 241 of 248 The above invitation was mailed to the following residents of Spanish Lakes who live within 500 feet of the property as well as all additional property owners within 500 feet. Page 242 of 248 K-3427HIGHLINETOILETSVITREOUS CHINAK-3427HIGHLINETOILETSVITREOUS CHINA K-2861HUDSONC_LAVATORYCAST IRON K-4972-TSTANWELLC_URINALSVITREOUS CHINA K-2861HUDSONC_LAVATORYCAST IRON K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINAA/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINAA/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINAA/C K-3310-4LYRICSINKSSTAINLESS STEELA/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA A/C K-3310-4LYRICSINKSSTAINLESS STEELA/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEELA/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL A/CK-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3310-4LYRICSINKSSTAINLESS STEELA/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA A/C K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINAA/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINAA/C K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL A/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEELA/C K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3427HIGHLINETOILETSVITREOUS CHINA K-2196-8PENNINGTONLAVATORYVITREOUS CHINA K-3310-4LYRICSINKSSTAINLESS STEEL A/C PICKLEBALL COURT POOL 48 UNIT APARTMENT BUILDING 48 UNIT APARTMENT BUILDINGCLUBHOUSE WINDSOR MANOR CARLTON COTTAGE K-3427HIGHLINETOILETSVITREOUS CHINA K-2861HUDSONC_LAVATORYCAST IRON K-3427HIGHLINETOILETSVITREOUS CHINA K-2861HUDSONC_LAVATORYCAST IRON A/C A/C WH K-3260-3BALLADSINKSSTAINLESS STEEL K-3260-3BALLADSINKSSTAINLESS STEEL EWC REF. PARK DRY RETENTION AREA DRY RETENTION AREA SALES CENTER 40'80' 1" = 40' 20'10'00 1" = 40' DRAINAGE PLAN C-4 DR A I N A G E P L A N 1"=40' WAA DTM DTM Drawn: Scale: Proj #: Checked: 2020-017 Date:2-05-2021 of Sheet mai DESIGN BUILD 395 STAN DRIVE, SUITE B MELBOURNE, FLORIDA 32904 PHONE: (321) 757-3034 Approved: DA V I D T . M E N Z E L 00 3 0 8 3 0 email:dmenzel@maidesignbuild.com NO . RE V I S I O N DA T E TH E I B I S A P A R T M E N T S AT 80 0 0 B L O C K U . S . H I G H W A Y N o . 1 PO R T S T . L U C I E , S T . L U C I E C O U N T Y , F L O R I D A FAX: (321) 757-3088 web: www.maidesignbuild.com This drawing is the property of MAI DESIGN BUILD, LLC. and is not to be reproduced in whole or in part. It is not to be used on any other project and is to be returned upon request. COPYRIGHT ©2020 Cert. of Author. #31547 NO . RE V I S I O N DA T E Page 243 of 248 SHRUBS TREES GROUNDCOVER PALMS AREA TABULATION OPEN SPACE TABULATION BUS STOP DRY RETENTION AREA DRY RETENTION AREA PARK 48 UNIT APARTMENT BUILDING 48 UNIT APARTMENT BUILDING CLUBHOUSE WINDSOR MODEL MANOR MODEL CARLTON MODEL COTTAGE MODEL SALES CENTER PARK AREA LANDSCAPING T103R T161R 40'80' 1" = 40' 20'10'00 1" = 40' LANDSCAPE PLAN L-1 LA N D S C A P E P L A N 1"=40' WAA DTM DTM Drawn: Scale: Proj #: Checked: 2020-017 Date:2-05-2021 of Sheet mai DESIGN BUILD 395 STAN DRIVE, SUITE B MELBOURNE, FLORIDA 32904 PHONE: (321) 757-3034 Approved: email:dmenzel@maidesignbuild.com NO . RE V I S I O N DA T E TH E I B I S A P A R T M E N T S AT 80 0 0 B L O C K U . S . H I G H W A Y N o . 1 PO R T S T . L U C I E , S T . L U C I E C O U N T Y , F L O R I D A FAX: (321) 757-3088 web: www.maidesignbuild.com This drawing is the property of MAI DESIGN BUILD, LLC. and is not to be reproduced in whole or in part. It is not to be used on any other project and is to be returned upon request. COPYRIGHT ©2020 Cert. of Author. #31547 NO . RE V I S I O N DA T E Page 244 of 248 Page 245 of 248 November 18th, 2022 Dear Adjoining Property Owners and Neighbors, We are in the process of applying for the development of the Ibis apartment complex on property near you. We would like to invite you to discuss this proposal in the form of a neighborhood meeting. This will be an informal meeting to give you the opportunity to review the proposed plan and discuss any concerns. The meeting will be held on December 2nd, 2022 at 5:00PM at the Best Western Port Saint Lucie located at 7900 South US HWY 1 Port Saint Lucie, Florida 34952. At this meeting we will explain the proposal and then discuss any concerns you have. We encourage you to attend this meeting to share your thoughts. Sincerely, Alec C. Wynne Director of New Projects Wynne Building Corporation Page 246 of 248 ITEM NO. (ID # 2022-56285) DATE: 12/15/2022 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Katherine Barbieri, Assistant County Attorney III SUBMITTED BY: Planning & Development Services SUBJECT: Florida’s Government in the Sunshine Law BACKGROUND: A brief discussion on Florida's Sunshine Law. PREVIOUS ACTION: N/A FINANCIAL IMPACT: N/A RECOMMENDATION: No vote is necessary as this is only a discussion item. COMMISSION ACTION: RESULT: MOVER: SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: December 09, 2022 Benjamin Balcer, Planning & Development Services Assistant Director Page 247 of 248 Date: December 09, 2022 Katherine Barbieri, Assistant County Attorney III Page 248 of 248