CITY OF PORT ST LUCIE

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1 CITY OF PORT ST LUCIE COUNCIL AGENDA MEMORANDUM Agenda Item #: 13E. Meeting Date: 5/8/17 TO: VIA: FROM: Mayor and City ouncil Russ Blackburn; ity Manager Patricia Roebling, P.E., Assistant City Man Patricia A. Tobin, AICP, Director of Plannin an onin Agenda Item: Motion: Major Site Plan Application - Riverwalk Boardwalk/Westmoreland Submittal Date: 5/19/2017 STRATEGIC PLAN LINK: This item is consistent with Goal 3: Balanced and Responsible Sustainable Growth. BACKGROUND: The proposed project consists of the extension of the existing Riverwalk Boardwalk along the North Fork of the St. Lucie River from Veteran's Park south approximately 2,200 linear feet to the City's Westmoreland Park property. This includes the addition of boardwalks and dockage along the existing canal north of Veteran's Park and south of the Promenade. The development of the 9.75 acre park site and the adjacent acre conservation site are included with this project. The park site includes the extension of the boardwalk, waterfront dining/restaurant, picnic pavilions, children's playground, relocated historic structures, waterfront access, and floating docks. The conservation parcel includes the extension of the boardwalk, trails, fishing platform, and nature overlooks. The proposed extension of the Riverwalk Boardwalk is divided into two phases. Phase 1 depicts the boardwalk being constructed from the Westmoreland Conservation Tract north to Bridge Plaza Tract E and south of the Port St. Lucie Bridge. Access to the boardwalk is provided at the Westmoreland conservation tract, Westmoreland middle tract, and via a boardwalk through Bridge Plaza, Tract E to connect to the plaza and Port St. Lucie Boulevard. The second phase will extend the boardwalk under the Port St. Lucie Boulevard Bridge and connect Council Agenda Memorandum V 1.1

2 to the existing boardwalk at Tom Hooper Park. Phase II will also include additional boat dockage at Veteran's Park at Rivergate and the Promenade. ANALYSIS: See attached staff report. FINANCIAL INFORMATION: N/A LEGAL INFORMATION: NOTICE/ADVERTISING: N/A None required. PLANNING AND ZONING BOARD'S RECOMMENDATION: The Planning and Zoning Board recommended approval of the site plan application at their April 4, 2017, meeting with the condition that any application for a site plan amendment that includes restaurant space be scheduled for review by the Planning and Zoning Board. The motion passed on a vote of six in favor and one against. The minutes are attached for the Council's review. As set forth in Section of the Zoning Code, site plans involving less than ten thousand (10,000) square feet of gross floor area for non-residential development are reviewed by the Site Plan Review Committee before submittal to City Council. Site plans involving ten thousand (10,000) square feet or more of gross floor area for non-residential development are reviewed by the Site Plan Review Committee and Planning and Zoning Board prior to submittal to City Council. Section of the Zoning Code does not require a site plan involving less than ten thousand (10,000) square feet of gross floor area for non-residential development to be reviewed by the Planning and Zoning Board. PLANNING AND ZONING DEPARTMENT'S RECOMMENDATION: The Planning and Zoning Department staff finds the request to be consistent with the direction and intent of the future land use map and policies of the City's Comprehensive Plan and recommends approval. SITE PLAN REVIEW COMMITTEE'S RECOMMENDATION: The Site Plan Review Committee reviewed the proposed site plan on March 8, 2017, and unanimously recommended approval. SPECIAL CONSIDERATION: The project is associated with the Riverwalk South PUD amendment (P16-133). The Quasi-Judicial hearing for the Riverwalk South PUD amendment is scheduled for the May 8, 2017 City Council meeting. The PUD amendment needs to be approved prior to the site plan being reviewed. Therefore, the Riverwalk South Site Plan application is being scheduled under New Business. Council Agenda :Ylemorandum V I. I

3 PRESENTATION INFORMATION: the application. Staff and consultant will provide a presentation on REQUESTED MEETING DATE: 5/8/2017 LOCATION OF PROJECT: The park site and conservation site are located on the east side of the North Fork of the St. Lucie River, south of Port St. Lucie Boulevard, on the west side of Westmoreland Boulevard, and immediately south of the Port St. Lucie Botanical Gardens. ATTACHMENTS: Staff report, maps, Planning and Zoning Board minutes, application, elevations, and site plan. PT/kh Council Agenda Memorandum V 1.1

4 ITEM #8(A) City of Port St. Lucie Planning and Zoning Department A City for All Ages TO: FROM: RE: PLANNING AND ZONING BOARD - MEETING OF APRIL 4, 2017 KATHERINE H. HUNTRESS, PLANNER MAJOR SITE PLAN APPLICATION RIVERWALK BOARDWALK/WESTMORELAND PROJECT NO. P DATE: MARCH 20, 2017 PROPOSED PROJECT: The proposed project consists of the extension of the existing Riverwalk Boardwalk along the North Fork of the St. Lucie River from Veteran's Park south approximately 2,200 linear feet to the City's Westmorland Park property. This includes the addition of boardwalks and dockage along the existing canal north of Veteran's Park and south of the Promenade. The development of the 9.75 acre park site and the adjacent acre conservation site are included with this project. The park site includes the extension of the boardwalk, waterfront dining/restaurant, picnic pavilions, children's playground, relocated historic structures, waterfront access, and floating docks. The conservation parcel includes the extension of the boardwalk, trails, fishing platform, and nature overlooks. APPLICANT: Stefan Matthes, P.E., Culpepper and Terpening, Inc. OWNER: City of Port St. Lucie LOCATION: The park site and conservation site are located on the east side of the North Fork of the St. Lucie River, south of Port St. Lucie Boulevard, on the west side of Westmoreland Boulevard, and immediately south of the Port St. Lucie Botanical Gardens. LEGAL DESCRIPTION: The park site is legally described as the South 452 feet of the north one-half of Government Lot 8 of Section 10, Township 37 South, Range 40 East, St. Lucie County, Florida. The conservation site is legally described as the South feet of Government Lot 8 of Section 10, Township 37 South, Range 40 East, St. Lucie County, Florida. Page 1 of 4 P Riverwalk Boardwalk/Westmoreland Site Plan Application

5 ITEM #8(A) SIZE: The park site is approximately 9.75 acres and the conservation site is approximately acres. FUTURE LAND USE: The park site is CG/CH/ROI (General Commercial/Highway Commercial/Residential, Office, and Institutional). The conservation site is OSP/OSC (Open Space Preservation/Open Space Conservation). EXISTING ZONING: The park site is the Riverwalk South PUD (Planned Unit Development), and the conservation parcel is OSC (Open Space Conservation). EXISTING USE: The majority of the park site is vacant, previously cleared land with the entrance to the Botanical Gardens, remnants of a previous development's roads, a seawall, and a small boat ramp on the park site. The conservation site is vacant, primarily undisturbed land. SURROUNDING USES: Direction Future Land Use Zoning Existing Use N OSP/OSR OSC/OSR Port St. Lucie Botanical Gardens S RM PUD Multi-family residences E RM/RL RS-2 Single-family residences W North Fork of the St. Lucie River _ CONCURRENCY REVIEW: The project has been reviewed for compliance with Chapter 160, City Code, regarding provision of adequate public facilities and documented as follows: Sewer/Water Service: Port St. Lucie Utility Systems will provide utilities. Transportation: The Institute of Transportation Engineers (ITE) codes for the development are 411 (City Park) and 931 (Quality Restaurant). The number of vehicle daily trips projected to be generated from the proposed project is 827 daily trips, with 105 a.m. peak hour trips and 117 p.m. peak hour trips. Trip projections are calculated by using the ITE Trip Generation Manual, 9th Edition. It is not expected to adversely affect the transportation level of service for the adjacent roads. Parks/Open Space: N/A Stormwater: The project will include a paving and drainage plan that is in compliance with the adopted level of service standard. Solid Waste: Solid waste impacts are measured and planned based on population projections on an annual basis. There is adequate capacity available. Public SchoolConcurrencyAnalysis: N/A Page 2 of 4 P; Riverwalk Boardwalk/Westmoreland Site Plan Application

6 ITEM #8(A) ZONING REVIEW: The project has been reviewed for compliance with the requirements of Chapter 158, Zoning Code, and documented as follows: Use: The proposed uses of the property include a park site, conservation site, boardwalk, floating docks, fishing platform, trails, nature overlooks, waterfront dining/restaurant, picnic pavilions, playground, and relocated historic structures. These uses are consistent with the PUD. Buildinq Heiqht: The height of the one story relocated historic structure is approximately 25 feet. The height of the two story relocated historic structure is approximately 35 feet. The height of the future restaurant is yet to be determined. However it shall not exceed the maximum building height allowed per the PUD which is 75 feet. Setbacks: The proposed setbacks shown on the site plan are in accordance with the required setbacks of the Riverwalk South PUD. Parkinq: There are a total of 280 parking spaces provided 90 of which are paved, and 190 are unpaved overflow parking spaces. Dumpster Enclosure: The site plan includes a 12' x 24' dumpster enclosure which allows for general and recyclable refuse. Architectural Desiqn Standards: Historic structures are exempt from the Citywide Design Standards. Any future development will be required to comply with the City of Port St. Lucie Citywide Design Standards except as noted in the PUD document. NATURAL RESOURCE PROTECTION REVIEW: The project has been reviewed for compliance with the requirements of Chapter 157, Natural Resource Protection Code and documented as follows: OTHER: Native Habitat/Tree Protection: The park site has previously been cleared and partially developed. A specimen Banyan tree that exists on the site will be preserved and protected. The conservation site is to remain undisturbed except for the installation of boardwalks, trails and nature overlooks. Wildlife Protection: The park site has previously been cleared and partially developed. The conservation site is to remain undisturbed except for the installation of boardwalks, trails and nature overlooks. Fire District: The access location (external and internal) has been reviewed by the Fire District for safety purposes. Public Art: Artwork is proposed to be installed in various locations on the park site. The specific details of the artwork have yet to be determined. Page 3 of 4 P Riverwalk Boardwalk/Westmoreland Site Plan Application

7 ITEM #8(A) STAFF RECOMMENDATION: The Planning and Zoning Department staff finds the request to be consistent with the direction and intent of the future land use map and policies of the City's Comprehensive Plan. The Site Plan Review Committee reviewed the proposed site plan on March 8, 2017 and unanimously recommended approval. P Riverwalk South PUD Amendment Application is also scheduled for the April 4, 2017 Planning and Zoning Board meeting. Planninq and Zoninq Board Action Options: o o o Motion to recommend approval Motion to recommend approval with conditions Motion to recommend denial Should the Board need further clarification or information from either the applicant and/or staff, it may exercise the right to table or continue the hearing or review to a future meeting. Note: Approval of this project is conditioned upon payment of all applicable impact fees, as provided in the Port St. Lucie Road, Park and Recreation, Public Buildings and Law Enforcement Impact Fee Ordinances. Please note that additional impact fees may be due to St. Lucie County. Page 4 of 4 P Riverwalk Boardwalk/Westmoreland Site Plan Application

8 GENERAL LOCATION SUBJECT CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. SITE PLAN RIVERLAND/WESTMORELAND SEC. 10, TVVP 37S. RNG 40E DATE. 2/2/2017 APPLiCATION NUMBER: P USER: patricias SCALE 1 in = 0.5 miles

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10 FUTURE LAND USE 32 'ANCHORAGE ON THE ST. LUCIE' -ANCHORAGE CV >w \ 26 PALM BEACH RD CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. SITE PLAN RIVERLAND/VVESTMORELAND SEC. 10, TVVP 37S, RNG 40E SER patricias SSA,= 1 in = 300 ft

11 EXISTING ZONING OSC 'ANCHORAGE ON THE ST. LUCIE 3 ANCHORAGE CV 23 CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. :03 SITE PLAN RIVERLAND/VVESTMORELAND SEC. 10. T1/VP 37S, RNG 40E DATE - - PALM BEACH RD 2/2/2017 APPLi CATION NUMBER P USER. patricias SCALS 1 in = 300 ft

12 PZ CITY OF PORT ST. LUCIE PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 A Regular Meeting of the PLANNING AND ZONING BOARD of the City of Port St. Lucie was called to order by Chair Kurek at 1:30 p.m., on April 4, 2017, at Port St. Lucie City Hall, 121 SW Port St. Lucie Boulevard, Port St. Lucie, Florida. 1. CALL TO ORDER 2. ROLL CALL Members Present: Others Present: Daniel Kurek, Chair Ernie Ojito, Vice Chair Ken Martin, Secretary Deborah Beutel Jayson Harrison James Myrick Christine Skurka Anne Cox, Assistant Planning and Zoning Director John Finizio, Planner Bridget Kean, CRA Director Jim MacMillan, Police Department Keri Norbraten, Staff Attorney Tom Mullin, P&Z Attorney Daniel Robinson, Planning Technician Patti Tobin, Planning and Zoning Director April Stoncius, Deputy City Clerk Supervisor 3. DETERMINATION OF A QUORUM Chair Kurek confirmed that there was a quorum. 4. PLEDGE OF ALLEGIANCE Chair Kurek led the assembly in the Pledge of Allegiance. 5. APPROVAL OF MINUTES - MARCH 7, 2017 There being no corrections, the minutes were unanimously approved. 6. CONSENT AGENDA A. P AMERICAN PERSONAL STORAGE - SITE PLAN 1

13 PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 DAVID CINTRON, 8 BALL SHOOTERS, said, "I have been sworn in." There were no questions for the applicant from the Board. Chair Kurek opened the Public Hearing. There being no comments, Chair Kurek closed the Public Hearing. Secretary Martin said, "I'm glad to see the gentleman coming to Port St. Lucie. He is, currently, in Jensen Beach, Martin County. It is nice to see him spreading the wealth with Port St. Lucie," and moved to recommend approval of P17-021, Arono, Inc., Andy Russo, Shooters Billiards, Special Exception Use, with the bike rack condition, to the City Council. Vice Chair Ojito seconded the motion, which passed by roll call vote with Chair Kurek, Vice Chair Ojito, Secretary Martin, Ms. Skurka, Ms. Beutel, and Mr. Harrison voting in favor, and Mr. Myrick voting against. E. P RICHARD AND JIMMIE HAISLEY - REZONING Assistant Planning and Zoning Director Cox said, "I am here for Ms. Huntress. I have been sworn in. The official file has been submitted to the City Clerk more than five days prior to this hearing. Madam Clerk, please enter the file into the record." The Deputy City Clerk Supervisor responded in the affirmative. Assistant Planning and Zoning Director Cox stated, "The City has been requested by Bradley J. Currie, acting as agent for Richard and Jimmie Anne Haisley, to rezone two vacant lots, which are located on the northeast corner of Thornhill Drive and Bayshore Boulevard from RS-2, Single- Family Residential, to Institutional. The request is consistent with the City's Comprehensive Plan and recommends approval." BRAD CURRIE, ENGINEERING, DESIGN, AND CONSTRUCTION, INC., said, "I am representing the applicant and have been sworn in. Ms. Cox did an excellent job explaining what we are doing, rezoning it to Institutional. Hopefully, one day, we will have additional parking on that property for the existing funeral home on the south side." Chair Kurek opened the Public Hearing. There being no comments, Chair Kurek closed the Public Hearing. Ms. Beutel moved to recommend approval of P17-024, Richard and Jimmie Haisley, Rezoning to the City Council. Ms. Skurka seconded the motion, which passed by roll call vote with Chair Kurek, Vice Chair Ojito, Secretary Martin, Ms. Beutel, Ms. Skurka, and Mr. Myrick voting in favor, and Mr. Harrison abstaining. (Clerk's Note: The Voting Conflict Form is attached.) 8. NEW BUSINESS A. P RIVERWALK BOARDWALK/WESTMORELAND - SITE PLAN The CRA Director said, "This project is associated to the previous project. It consists of the extension of the existing Riverwalk Boardwalk along the North Fork of the St. Lucie River. It is from its current terminus at Tom Hooper Park and will go under Port St. Lucie Boulevard, and then connect to the Westmorland Park for the connection coming onto land at the 9.78-acre Westmoreland parcel. It will also continue a little bit further, so that it provides access to the conservation tract. Right now, you can't get to the conservation tract from the Westmoreland parcel. There is a wetland in between them, so we will have to provide a wetland crossing or a boardwalk connection. It will also include the development of the 9.75-acre parcel, based on the concepts I talked about for the PUD, 7

14 PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 as well as the improvements to the conservation tract. The Planning and Zoning Department staff finds the request to be consistent with the direction and intent of the Future Land Use Map and policies of the City's Comprehensive Plan. The Site Plan Review Committee reviewed the proposed Site Plan on March 8, 2017, and unanimously recommended approval." Ms. Beutel inquired, "Are these the absolute final plans for the property?" The CRA Director responded, "Yes, for moving forward to the City Council." Ms. Beutel said, "I see a potential traffic flow problem. There is no roadway leading to the restaurant, is that right?" The CRA Director replied, "Right, the restaurant will go out as an RFP to see what type of interest there is. Then, the Site Plan will have to be amended. The idea was to have the roundabout provide access to the restaurant." Ms. Beutel inquired, "Having a delivery road access to restaurants is not in the plan, at the moment?" The CRA Director replied, "It will be in the plan when it is amended and when there is an actual agreement with a restaurant. We just felt like we couldn't design it right now, hypothetically." The Planning and Zoning Director said, "The Site Plan will show you the circle." Ms. Beutel stated, "When a provider comes in with their truck, how do they get the goods into the restaurant in an easy method?" The CRA Director replied, "We had a Conceptual Plan showing that, but the idea was for the Site Plan, those items would be addressed. Then, we would come back with a Site Plan Amendment for that area. We don't know how many restaurants there will be." Ms. Beutel asked, "When will that be determined?" The CRA Director replied, "When the RFP goes out and we see what kind of responses we get. It is another whole step of preparing the RFP, as it is going to be a lease and there is a lot of research to be done for it." STEVE GARRETT, LUCIDO & ASSOCIATES, said, "I am representing the development team, as well as the City. Our entire team is very proud to be involved in this project. We have a City of over 180,000, plus, growing every day with very limited access to the River. This project is going to, vastly, increase that access and accessibility, and engagement with the River for the citizens. We are extremely proud and thankful to be involved. Ms. Kean gave you the overview, relative to where it is at in the PUD." (Clerk's Note: A PowerPoint presentation was shown.) Mr. Garrett stated, "It is really two overall projects that touch three specific areas of land within the CRA. One is the extension of the Riverwalk Boardwalk and it is on the water side. It is shown in blue on the graph. At its current terminus of the Riverwalk, it will extend, approximately, 2,000 linear feet to the south and provide connectivity to Bridge Plaza, and to the middle tract of the Westmoreland site, as well as the conservation tract to the south of it. The second element is the actual development of the middle tract. It starts at the Promenade, and the Site Plan that is before you has some proposed improvements at that facility. Bridge Plaza is the commercial plaza, just south of Port St. Lucie Boulevard and east of the bridge. Riverwalk will be extending through a parcel that is going to be acquired that will be conservation, and provide a physical connection to Bridge Plaza and that commercial venue. Lastly, the middle tract and the conservation tract are two parcels." Mr. Garrett continued, "It started with AIA's involvement and the citizens of Port St. Lucie and staff, and lots of people, donating their time to envision what the middle tract would be. When we were selected as a development team to come in and design it and create the plans, we started with a number of site visits. From just south of Port St. 8

15 PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 Lucie Boulevard, where the boardwalk is going to extend to the east and connect with Bridge Plaza and all the way to the south; that area of the boardwalk would be the first initial phase of the Riverwalk Project. There are some permitting and time considerations, relative to going underneath Port St. Lucie Boulevard and making that final connection, so it is in two phases. The first phase of the Riverwalk Project will be just south of Port St. Lucie Boulevard, and will be the eastern connection to Bridge Plaza. The actual connection underneath Port St. Lucie Boulevard is still to be determined. Our initial plan is to bring the boardwalk landward and use the existing abutment under the bridge, and have a pathway there. Then, reconnect to the Boardwalk and come back over the water to connect. There are some issues with it. Another option is to span the entire waterway and not go landward underneath the bridge. It will be reflected in the construction documents that are done. We will be amending the plan to note that, as it moves forward. The improvements of the Promenade, which is the extension of the existing Boardwalk along the south edge of the canal to the east, coming across to the north, at the very eastern extreme of the canal will provide an additional boardwalk along the north side along the sea wall. There will be two connection points to the Promenade. One is stairs, as the boardwalk bumps out around it. All the way to the east, you will see proposed ADA accessibility. It will extend some functionality of the canal, as well as the opportunity to dock, temporarily, and utilize that venue." Mr. Garrett stated, "The middle parcel's Site Plan is before you. I will give you a little history on the planning of it, so you can relate to the elements and why they are located where they are. The conservation parcel, just to the south, shows the extension of the Riverwalk, tying into and connecting at two points. You will see a passive trail system, winding through the site and some boardwalk opportunities. A lot of the area where the two boardwalk crossings are is fairly wet. We are taking advantage of the uplands on the parcel and providing some overlook opportunities. The middle parcel is the key element within all of this land and project. We started with synthesizing all of the stuff in the AIA and the program elements to try to put images to it to capture what we are going for. As far as engaging the River, which is the paramount objective, we wanted to create spaces for multi-purposes uses and large events that could engage the river. Some examples are pathways, multi-purpose spaces that can be used, informally, for health and wellness, as well as social activities. Having a dining venue, or two or more there, is an important element and is, obviously, to be determined, because it needs to go out into the private sector to see what responses come back. We are envisioning places that we are, fairly, familiar with, whether it be Guanabanas or Square Grouper, or any River or waterfront dining venue that has a lot of character and that is a good space to enjoy." Mr. Garrett continued, "We also have some historical elements that we thought could relate to the plan, whether it be the dinning venue or the entire site, and venues within the site. We have a strong history of the property on the River from Pruitt's Fish Camp to scenes from the Moonraker Film being filmed within the River. A children's playground is an important element. Parks and Recreation had given us direction to not try and create or replicate the standard playground, but to use free-form, free-play elements to spark creativity. There may be a water component. We wanted to be respectful of the environment, the River, nature and allow for a lot of creative play. 9

16 PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 These are the floor plans and elevations of the relocation of two historical structures from Peacock Ranch." Mr. Garrett said, "We did some basic analysis of the site. We have a traffic signal at Westmoreland. We have existing access coming in, and it turns right and heads north to provide access to the Botanical Garden. It starts to dictate a bit of the site development unto itself, that existing infrastructure. One of the directives we had was to utilize the existing infrastructure to the best of our ability to manage costs. If we have it, we should use it, unless it is contrary to one of the other program elements. You would come in at the traffic signal, utilizing the existing entrance, and we are seeing some type of significant element there at the wayfinding roundabout. That would be the decision point to go to the Botanical Gardens or to go left towards the River. It, immediately, gets you as quickly as possible to the River. Visually, we wanted to make it as quick a connection as possible. There is an area of true public space, and it has about 320 feet of good frontage along the River before the northern limits of the wetlands and the mangroves start to impede that view corridor. We wanted to maximize it for public use. Restaurant sites were an element that we wanted adjacent to it to compliment the public uses. Providing convenient parking that will be paved was an important element, both functionally, for the public spaces, but also for the restaurant. The overflow parking area has, naturally, evolved from the existing Site Plan and circulation. Those are existing areas that you will see on the Site Plan that are, truly, left `as-is' as overflow. It could, eventually, be paved, if we need to as impervious. We would provide adequate drainage for it. You will see this big mass of development opportunity, which we have a defined program on its historic structures and playground. Beyond that, what else? If something is successful, one of our directives was to have the flexibility and not constrain the site, and put something in the wrong place that would hinder whatever it might be. If it is one restaurant now and it is two or three in the future, if it is a larger playground, if it is more historic structures than a village, whatever that may be, we want to maximize the flexibility for the City in the future." Mr. Garrett continued, "This is the rendered Conceptual Master Plan. You will see the overflow areas and the entrance off the Boulevard. `G' is the first thing you come to at the roundabout and would be the two relocated historic structures. If you follow the drive of vehicular circulation to the west, 'H' is the public restroom facilities. Immediately to the north or above `H' is `J,' and would be a wild river zone and children's playground area. `E' is paved parking, 90 paved parking spaces. We have almost 200 overflow spaces, so we are getting close to 300 total parking spaces, possibly, a little bit more, if it is not defined in the overflow area that is left to, officially, park there. `B' is the roundabout, so to Ms. Beutel's questions, we have a paved access all the way to `B.' The roundabout is fairly close to the River and is two lanes that provides circulation around it, as well as an outside lane that could be for drop-offs. It could be for deliveries, depending on how the restaurants respond and what their needs are. shows three conceptual buildings that are about 1,500 to 2,500 square feet each. It could be one restaurant or it could be two; it could be more than that. My opinion is that it would be one to two restaurants, most likely. Most importantly is `C,' when you get to the roundabout, as all of that area is open pedestrian space and a Riverfront area. 'D' could be a terrace amphitheater to engage the River. On the land side, we have an expanded boardwalk area for stages. We will provide about 40 feet in width at that expanded boardwalk area, so you could have bands and events; usage space, literally, on the 10

17 PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 River. There is an existing kayak launch, just south of that area where `K' is. We have accessible boat slips at `M,' right at the northern limits of the conservation tract. `O' is an open event lawn between the children's playground and restaurant sides. We reinforced the connectivity to the Botanical Garden, as it is a critical piece in the puzzle. It is a Cityowned piece of property, with the volunteers doing a lot of work there. We see a lot of good between the development of this piece, the existing development, and the activities of the Botanical Gardens, as well as some cross-usage occurring between those venues." Mr. Garrett said, "The first phase of the Westmoreland Park Project is, essentially, getting the access, getting the paved parking in, and getting the roundabout put in. The extension of Riverwalk is in green and the infrastructure for water, sewer, and power that is being brought in. The restaurants, and the relocation of the two historic structures, and playground will be determined. This is an example put together for the CRA Board to show the minimum commitment needed to get a functional space." Secretary Martin stated, "At the existing boat launch on the north side of Port St. Lucie Boulevard, you showed a picture and illustration of another wall or adding a boardwalk to the seawall. That is a pretty tight little boat launch to begin with." Mr. Garrett said, "It is and there are some mangroves that will be mitigated along the north side. We are not, physically, attaching to the existing bulkhead, but it will be adjacent to it with a stair connection being the connection point to it." Secretary Martin asked, "How wide is the structure that would be constructed?" Mr. Garrett replied, "The boardwalk is between eight and 10 feet." Secretary Martin questioned, "Have you planned how a regular size boat is going to back up and pull in?" Mr. Garrett answered, "Yes. There is going to be a maintenance project, relative to the canal that will need to be done to improve drainage. A lot of the elements to the east of this site drain through and discharge. There has been some sedimentation in the canal that will be dredged out. With the extension of the boardwalk and the mitigation of the mangroves, we are getting a lot more usability out of that canal then we, currently, have." Secretary Martin inquired, "Would boats be able to park or dock their boats along the north side to walk up the Promenade?" Mr. Garrett responded, "Dockage, yes. It is not going to be truly emphasized as permanent dockage. One of the main goals was to provide accessibility to the commercial venues that are existing within the CRA, and the Promenade is one of those, and Bridge Plaza is another. The idea is to provide it, if you are going to come by boat and enjoy one of those commercial venues, you could do that. You could dock, enjoy it, and get back out on the River." Secretary Martin asked, "How wide is it where the dock is going to protrude out into the River, as you are talking eight feet. It can't be 40 feet wide to begin with." Mr. Garrett said, "It is 50 or 60 feet in width from the outside edge of the north and south boardwalks." Secretary Martin clarified, "Including the current docking or the decking that abuts out from the south, going north." Mr. Garrett stated, "Yes, sir. It is a tight space, as I've been there on a boat. Where the existing boat ramp is, just slightly to the east of that, is about the only usable room we have. The further east you go, the more limited you are, and some of it has to do with the depth and the mangroves. It is very confining. The upper right two slides show the mangroves that are adjacent to that seawall. They come out quite a bit, and actually, are further than the eight to 10 feet that we are going to be putting the boardwalk along. The before and after will be noticeably different. Without a lot of the mass that is there through those mangroves, it will feel a lot more open and user-friendly, so to speak." 11

18 PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 Ms. Beutel stated, "It is nice to, finally, have a waterfront focal point, as I like that. The idea is to attract large events, right?" Mr. Garrett responded, "One of the primary goals is to create a public space for the residents of Port St. Lucie to engage the River. A component of that would be private development, if they respond favorably in the form of restaurants." Ms. Beutel said, "Right, in other words, you want to endorse wedding celebrations for the community." Mr. Garrett remarked, "Absolutely." Ms. Beutel stated, "I don't understand why you are trying to ask to split the restaurants into two to three parts. How can any one of them support a large event like that? If you were to split that space into three restaurants, not anyone of them could support a large event, because they are too small." Mr. Garrett responded, "The shared space is a greater space between the Botanical Garden and the middle tract, not as two parcels, but one large City-owned piece of property where you can host a lot of events. The Botanical Garden hosts weddings and has the Botanica event, so there are large events occurring on the property, primarily, at the Botanical Gardens, but it also crosses over onto this property as well. We don't know how the private sector is going respond. We've shown, conceptually, two versions of the Site Plan, early on with our initial meeting with the CRA Board. One showed a 6,500 square-foot restaurant with another 3,000 or 4,000 square-foot outdoor dining. We are talking about a building that is 10,000 or 11,000 square feet in total mass. It takes a lot of space out of the area. Then, we looked at more casual dining, more outdoor-oriented where the covered space is just the kitchen and restrooms. That is how we got to this plan, which shows three buildings. Those three buildings, given their size, is probably or a one-restaurant user; one of those being a covered bar area, one being the kitchen, the functional space, and the other building being some component of that one user. We don't know if it is going to be one response, if it will be multiple, or how many dining venues there could be." Mr. Garrett continued, "From a parking standpoint, we know that we have over 300 spaces. It will accommodate, easily, one restaurant venue and the public space, and could accommodate a second restaurant user." Ms. Beutel inquired, "How many levels will this potential restaurant be?" Mr. Garrett responded, "Most of them that are Riverbased are single-story and rely on the outdoor dining venue." Ms. Beutel asked, "Do you think one person will come in and want three individual buildings?" Mr. Garrett replied, "To keep with the character of the site, they may break it up. Again, I'm just hypothesizing. We have to define the parcel, and send it out for an RFP to see what the private development will come back with." Ms. Beutel said, "You would be limiting your audience, if you don't have a structure that can support the events that people want on this land." Chair Kurek stated, "I understood that for the parcel, at some point, there is going to be an RFP put out that asks what they want to do there. They will probably get a number of different proposals of what to do there. It will probably say what they'd like to have on that site, as far as functionality. As far as whoever makes a proposal, they will make it based on the site, and it could be multiple different ideas. This is just conceptual, as they have set aside a certain number of acres for it or square feet. When it occurs, it is going to be up to whoever makes the best proposal that makes the most sense, who will probably end up getting the contract to build the facility and run a restaurant there. Am I correct?" Mr. Garrett responded, "Absolutely." Mr. Garrett said, "We are providing a dumpster use there, but all of the logistical aspects, as far as a grease trap and convenient waste disposal adjacent to the building and loading; all of those elements will be worked out when those items are submitted in 12

19 PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 response to the RFP." Secretary Martin clarified, "I assume this will all come back before this Board prior to anything being approved for construction. When the restaurateurs come forward and there is something that needs to be fleshed out, it will have to come back before this Board." Mr. Garrett stated, "I would assume the Amended Site Plan, showing that restaurant use, would come through the review process." The CRA Director stated, "Yes, consistent with the City's Code. It is 10,000 square feet or more that would come to you. If you want to see it, we would be happy to bring it before you. I don't see any issue with that." Secretary Martin said, "Regardless of what regulations are in place for minimum sizes to come back before this Board, this is such a critical piece to the City, as there have been some valid questions as to what it might be, that if you could oblige us and bring it through this Board, that would be terrific." The CRA Director stated, "That is not a problem. We will also present everything at a CRA Board meeting. We have a distribution list of s where people are notified. We will also let you know about it, but will be happy to bring it back to you." The CRA Director continued, "Right now, Tract E is part of Bridge Plaza. The City is in negotiations, as our special legal counsel, through Nason, Yeager, is working with the Bridge Plaza owner for that land to be donated to the City. Then, the City will build the boardwalk connection. The connection will provide an easement, so people can access the boardwalk from Port St. Lucie Boulevard. We have also applied for a Florida Inland Navigation District Grant and have the application in place. We need to get the agreement in place for that application." Secretary Martin moved to recommend approval of P17-004, Riverwalk Boardwalk/Westmorland Site Plan, to the City Council, under the condition that this project, whenever it is conceived for the restaurant, specifically, comes back before this Board. Vice Chair Ojito seconded the motion. The Planning and Zoning Director said, "I don't know that the condition is appropriate. The Code does not require anything under 10,000 to come before you. I think staff would do it, but I don't know that voting would be permitted, because it is not consistent with the Code." Secretary Martin stated, "I'd still like to move that the final decision regarding a requirement is to come back before this Board for a vote. I think it is a reasonable request." Staff Attorney Norbraten advised, "I think the issue is that if the RFP goes out and is awarded to a restaurant under 10,000 square feet, this Board isn't going to have any authority or any review of that application. Putting that condition on your approval or denial of this Site Plan is going to create an issue down the road. Staff has no problem with bringing it back as more of a courtesy." The CRA Director suggested, "We could bring the Amended Site Plan for you to look at under New Business." Vice Chair Ojito asked, "Wouldn't you have to revise the Site Plan, because the restaurant would impact the overall Site Plan?" The CRA Director replied, "Right, we will be amending the Site Plan, and it depends on the building size in the Code." Assistant City Attorney Norbraten said, "If the restaurant that is awarded, through the RFP, is over 10,000 feet, it would come before you." Vice Chair Ojito pointed out, "But it is an overall component of the overall Site Plan, so you would need to revise the Site Plan. It would have to come before the Board." The CRA Director stated, "It would go to the City Council, if it is under 10,000, not to the P&Z Board. We could bring it to you as an FYI. It wouldn't be an official vote, but you could always attach the minutes and provide them to the Council." Mr. Myrick asked, "This vote is on this actual Site Plan." 13

20 PLANNING AND ZONING BOARD MEETING MINUTES APRIL 4, 2017 The CRA Director replied, "Yes, a recommendation." Secretary Martin said, "This is City-owned property. I would never put this burden on a private property owner, but because this is a critical element to the City and our future, I stand by my motion. If it is overruled, it is overruled, but I made a motion and I'd like to stick with it." Chair Kurek inquired, "Could we divide it into two motions? One to approve the Site Plan and another to request that staff bring this back to us upon development of the site?" The Planning and Zoning Director responded, "I would stick with one motion. The Council can decide to maintain that motion or delete it." The motion passed by roll call vote with Chair Kurek, Vice Chair Ojito, Secretary Martin, Ms. Skurka, Ms. Beutel, Mr. Harrison voting in favor, and Mr. Myrick voting against. B. P CITY OF PORT ST. LUCIE - REVISED FEE SCHEDULE Chair Kurek stated, "I find it interesting, the fees that you are doing away with. The one that caught my eye more than any other one was the Upland Preservation Mitigation, going from $217,000 and change to $25,000." The Planning and Zoning Director said, "It is a significant change." Ms. Skurka said, "At the time, when the other one was $200,000, we didn't have McCarty Ranch that we purchased for how much money and that we should be able to let the people mitigate on our own land." The Planning and Zoning Director stated, "Given the economic environment, it hasn't been used much. For the $217,000, we allowed St. Lucie West to use the $25,000, so we are proposing that everybody can use that same fee. Most of the information is provided in the memo and the backup should provide you with enough information." Secretary Martin said, "I love all of the deleted removal of fees. I think that is the theme, and I will give you all of the credit in the world, Ms. Tobin. Since you have been here, there have been a lot of changes that are positive for the private development community. Keep up the good work." The Planning and Zoning Director remarked, "Thank you." Ms. Beutel moved to recommend approval of P17-045, City of Port St. Lucie, Revised Fee Schedule to the City Council. Vice Chair Ojito seconded the motion, which passed unanimously by roll call vote. C. ELECTION OF OFFICERS Vice Chair Ojito said, "Being that this is my last year, I'd like to be a regular Board Member. I'd like to give up my seat to allow other members to be able to serve as Vice Chair." Secretary Martin stated, "This is also my last year, and I would like to take a more active role then Secretary." The Planning and Zoning Director asked, "Chair, are you interested in staying?" Chair Kurek replied, "I'm fine, but it is up to the Board." Secretary Martin said, "I've taken a bold position in the past regarding an appointment to a position. I'm just that kind of guy. I'd like to be nominated for the Chair, if I can make that as a motion," and move to become Chair of the Board. Chair Kurek asked, "Can we do that?" Staff Attorney Norbraten replied, "As long as there is a second, I don't think there is anything preventing it." The Planning and Zoning Director remarked, "I don't have the By-laws on that specific section." Staff Attorney Norbraten said, "Not knowing your years of service, because there are some requirements with that; how long have you served?" Secretary Martin responded, "My first four-year term expired and I renewed. I've served for three years, as of this month's meeting, and I have one more final year, from my understanding." The Planning and Zoning Director pointed out, 14

21 CULPEPPER & TERPENING, INC. CONSULTING ENGINEERS LAND SURVEYORS January 18, 2017 VIA: Electronic Submittal Original Hand Delivered Ms. Patricia Tobin, Director City of Port St. Lucie - Planning & Zoning Dept. 121 SW Port St. Lucie Blvd. Port St. Lucie, FL C&T Project No.: File: PSL P&Z Sender's smatthes(tt ct-eni'.co n CEIVED JAN ,71. RE: City of Port St. Lucie Riverwalk Boardwalk South and Westmoreland Park - Site Plan City of Port St. Lucie Project No.: 17- SPRC Submittal Dear Ms. Tobin: On behalf of our client, the City of Port St. Lucie, the Culpepper & Terpening Team is pleased to present the Site Plan application for the Riverwalk Boardwalk South and Westmoreland Park project. The proposed project encompasses the extension of the existing River-walk Boardwalk along the North Fork of the St. Lucie River south approximately 2,200 linear feet to the City's Westmoreland Park property including the development of the 9.75 acre park and adjacent acre conservation parcel. The purpose of this submittal is to provide for the development of the City's Riverwalk Boardwalk which will provide pedestrian connectivity between the City's riverside park areas and the development of Westmoreland Park to be located just south of the City's Botanical Gardens. The new park will provide the residents of the City with additional direct access to and a special events venue at the North Fork of the St. Lucie River, a home for the City's Historical buildings, an interactive playground, conservation area pathways, the ability to house 5,000 square foot of restaurant building area, and an interconnection with the City's Botanical Gardens. The submittal is made electronically, however we are providing a courtesy copy of the following materials for review: 1. (1) Site Plan Sufficiency Checklist - executed; 2. (1) Original and (1) copy of the Cover Letter; 3. (1) Original and (1) copy of the executed Application and Authorization Documentation; 4. (2) sets of Site Plan Documents; 5. (2) Conceptual Utility & Drainage Plans; 6. (2) Environmental Assessment Reports; 7. (2) Boundary, Topographic and Tree Surveys, signed and sealed; 8. (2) CDs containing pdf's of all application materials. A LEGACY OF EXPERTISE AND EXCELLENCE 2980 SOUTH 25TH STREET I FT. PIERCE, FL I (772) I FAX: (772)

22 We trust that this submittal is as required to commence with the Site plan approval process. As always, should you have any questions, please do not hesitate to contact me at (772) or via the address referenced above. Sincerely, CURE PER & TERPENING, INC. ater n. a PE Senior Vice President Enclosures: As listed above

23 LICATION FOR SITE PLAN r -VIEW ONLY COMPLETE SUBMISSIONS WILL BE PROCESSED CITY OF PORT ST. LUCIE P&Z File No. Q f/ PLANNING & ZONING DEPARTMENT Fee (Nonrefundable) Waived 11/14/16 (772) FAX: (772) Receipt # PROJECT NAME: LEGAL DESCRIPTION: LOCATION OF PROJECT SITE: City of Port St. Lucie Riverwalk Boardwalk South and Westmoreland Park See attached S.E Westmoreland Boulevard adjacent to Port St. Lucie Botanical Gardens PROPERTY TAX I.D. NUMBER: STATEMENT DESCRIBING IN DETAIL Extension of Riverwalk boardwalk and development of 9.75 acre Westmoreland middle tract and acre Westmoreland conservation tract to include recreational uses, boat docking, restaurant space, passive recreation trails, children's play area, and historic preservation area. GROSS SQ. FT. OF STRUCTURE (S): 920 SF Restroom SF Historical Buildin gs & SF Restaurant space NUMBER OF DWELLING UNITS & DENSITY FOR MULTI-FAMILY PROJECTS: N/A JAM I UTILITIES & SUPPLIER: City of Port St. Lucie Utilities System Department PLANN!NG DEPARTMENT ';!Th' OF PORT ST 'JJCIE PI GROSS ACREAGE & SQ. FT. OF SITE: acres **ESTIMATED NO. EMPLOYEES: rl -7-7 FUTURE LAND USE DESIGNATION: ZONING DISTRICT: OSC and 9.75 acres CG/CH/ROUOSP acres OSC and 9.75 PUD OWNER(S) OF PROPERTY: City of Port St. Lucie Name, Address, Telephone & Fax No.: 121 SW Port St. Lucie Blvd, Port St. Lucie, FL 34984, , (fax) APPLICANT OR AGENT OF OWNER: Stefan Matthes, P.E., Culpepper and Terpening, Inc. Name, Address, Telephone & Fax No.: 2980 S 25th St. Fort Pierce, FL 34981, , (fax) PROJECT ARCHITECT/ENGINEER: Culpepper and Terpening, Inc. (Firm, Engineer Of Record, Stefan Matthes, P.E., Florida Registration No., Contact Florida Registration No Person, Address, Phone & Fax No.) 2980 S 25th St. Fort Pierce. FL 34981, , (fax) I hereby authorize the above listed agent to represent me. I grant the planning department permission to access the property for inspection. - I fully understand that prior to the issuance of a building permit and the commencement of any development,all plans and detail plans must be reviewed and approved by the City pursuant to Sections through , inclusive, of the zoning ordinance. *When a corporation submits an application, it must be signed by an office of the corporation. Corporation signatures must be accompanied with an approved resolution authorizing the individual to sign such applications. NOTE: Signature on this application acknowledges that a certificate of concurrency for adequate public facilities as needed to service this project has not yet been determined. Adequacy of public facility services is not guaranteed at this stage in the development review process. Adequacy for public facilities is determined through certification of concurrency and the issuance of final local development orders as may be necessary for this project to be determined based on the application material submitted. H: PZ SHARED'APPLCPN SPRAPPL 03'05) City Manager Russ BEck6urn - January18, 2017 HAND PRINT NAME TITLE DATE

24 JOANNE HOLMAN, CLERK OF THE CIRCUIT COURT - SAINT LUCIE COUNTY File Number: OR BOOK 1922 PAGE 1 Recorded:03/17/04 10:38 AFTER RECORDING PLEASE RETURN TO Timothy A. Burleigh 2905 Corinthian Avenue, Suite 6 Jacksonville, Florida This Instrument Prepared By: Peter Fodor The Trust for Public Land 306 North Monroe Street Tallahassee, Florida Property Appraiser's Parcel Identification Number: /6 WARRANTY DEED (STATUTORY FORM - SECTION , F.S.) THIS INDENTURE, made as of the 15th day of March A.D. 2004, between THE TRUST FOR PUBLIC LAND, a non-profit California corporation, whose address is 306 N. Monroe St., Tallahassee, FL Grantor, and CITY OF PORT ST. LUCIE, a municipality within St. Lucie County, State of Florida, whose address is 121 S.W. Port St. Lucie Boulevard, Port St. Lucie, Florida 34984, Grantee. (Wherever used herein the terms "grantor" and "grantee" include all the parties to this instrument and their heirs, legal representatives, successors and assigns. "Grantor" and "grantee" are used for singular and plural, as the context requires and the use of any gender shall include all genders.) WITNESSETH: That the said grantor, for and in consideration of the sum of Ten Dollars and other good and valuable considerations, to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained and sold to the said grantee, and grantee's successors and assigns forever, the following described land situate, lying and being in St. Lucie County, Florida, to-wit: SEE EXHIBIT "A" ATTACHED HERETO AND BY THIS REFERENCE MADE A PART HEREOF This conveyance is subject to easements, restrictions, limitations and conditions of record if any now exist, but any such interests that may have been terminated are not hereby reimposed, and to taxes for the current and subsequent years. AND the said grantor does hereby fully warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever. IN WITNESS WHEREOF the grantor has hereunto set grantor's hand and seal, the day and year first above written. THIS INSTRUMENT IS EXEMPT FROM DOCUMENTARY STAMP TAXES PURSUANT TO CHAPTER (6), FLORIDA STATUTES. Re.-. )641d america service Deerwood Pkw)1. Blvd. jacksonville, Oa. 3a.25l -DS-I

25 OR BOOK 1922 PAGE 2 Signed, sealed and delivered in THE TRUST FOR PUBLIC LAND, a the presence of: non ofit Califor ' orporation ZA V,a.444 (Signature of first witness) 69^o2 (Printed name of first witness) By: W. Dale = len, Senior Vice President (CORPORATAL)^,; (Signatur f second witness) AJD;^ (Printed nar LA of second witness) ^,i; 31-'. ' ' STATE OF FLORIDA COUNTY OF LEON The foregoing instrument was acknowledged before me this Q i` day of March, 2004, by W. Dale Allen, Senior Vice President of The Trust for Public Land, a non-profit California corporation, on behalf of said corporation. Such person is personally known to me. NOTARY PUB l4 (NOTARY PUBLIC SEAL) a a a I\ s. STACY SAVOIE 4i^1v^..y Notary Pubik - Siam of Fbida I IAy Commission Expires Od 31, 2008 Commission # DD Bonded By National Notary Assn. 2

26 EXHIBIT A The South feet of the North one-half (N 1/2) of Government Lot 8 of Section 10, Township 37 South, Range 40 East, lying East of the North fork of the St. Lucie River and West of the West right-of-way line of Westmoreland Boulevard, St. Lucie County, Florida. OR BOOK 1922 PAGE 3 E:\FILES\TPL\Wcstmoreland\Legal to Port St. Luck 2.doc

27 CITY OF PORT ST. LuCIE Office of the City Manager R USS BLACKS URN City Manager January 18, 2017 Patti Tobin, AICP Planning and Zoning Director City of Port St. Lucie, FL RE; Authorization Letter Riverwalk/Westmoreland Park Dear Ms. Tobin, Please accept this letter as authorization for Culpepper and Terpening, Inc., and Lucido and Associates to represent the City of Port St. Lucie in all matters related to the Site Plan and Detail Plan submittal applications for the Riverwalk boardwalk and Westmoreland Park project. Should you require additional information, please contact Bridget Kean, Project Manager, at Russ Blac urn City Manager CEE JAN PLANNING DEPARTMENT r PORT ST L UCiE. F% 121 S.W. Port St. Lucie Boulevard Port St. Lucie, FL (772)

28 RECEIVED!APR PLANNING DE n-artiment CITY OF PORT CT. WCLE, FL Play Structure Concept Shade Structure RECEIVED APR PLANNING DEPARTMENT Potential Water Feature Concept Project learn: %'\0 VV/ A., \/ lua4do& associates Ardaman "s 7 0,71 Ram.P Ws. i of 1

29 Grass/Natural Material Project Team: q vv PEG.101P luo&& associates -@B COMO N.M.. Gn -.,.M..Lml,K,, f of 1

30 RECEIVED Taos 'APR i PLANNING OF,PAMWF.I,IT CITY OF PORE L.C. L.;C2, FL Vandal resistant building & toilet components JI 6" thick steel reinforced concrete roof & floors Quick installation and hookup at the jobsite Available in (25) different and unique earthtone colors Barnwood, stucco, exposed aggregate, or split face block exterior wall textures Cedar shake, ribbed metal, or exposed aggregate exterior roof textures The Taos is a large multiflush building designed for high traffic areas. The Taos is designed to meet all current American with Disabilities Act requirements. The Taos 's standard features include sinks, toilet bowls, electric hand dryers, urinal, and interior and exterior lights. The Taos is ideal for any area that experiences extreme vandalism. The Taos can be ordered in several different textures and a multitude of different and unique earthtone colors. Durability: The Taos is engineered and designed for long-life in extreme conditions. The building meets or exceeds the effects of a Zone 4 earthquake, a 100-mph wind load and a 120 pounds per square foot snow load. Maintenance: The Taos is extremely easy to maintain. With our steel reinforced 5,000 psi concrete construction, the building will not rot, rust, or burn. The building interior is primed and painted with white paint to reflect natural light from the Lexan windows mounted in heavy steel frames cast into the walls. Cleaning of the building interior is easily accomplished with a brush and warm soapy water. Stall partitions are made of the same high strength concrete as our exterior walls and roof and also coated with anti-graffiti sealer.

31 The walls and roof structure are made of "colored through concrete", coated with an exterior stain, followed by an anti-graffiti sealer. Utilities: The Taos's utilities are pre-wired, plumbed and tested before shipping to meet local code requirements. They are conveniently concealed within the chase/storage area for easy hookup and maintenance and to reduce the effects of vandalism. --Standard ptumbing fix tt res are made of vitreous china construction. Optional stainless steel fixtures are available with this model. Hot water and room heaters are also available as options on this restroom. Hook Up and Installation: The Taos requires minimal site work. It is designed to sit on a three-quarter minus gravel base of six-inches thick, compacted to a ninety-five percent compaction level. The water, sewage and electrical utility lines are stubbed up through the prepared base material to match up with the utility access hole within the floor of the chase area. The two sections of the Taos are post-tensioned and welded together at site. The wiring and plumbing of the pre-wired and pre-plumbed sections are connected together. Tne Taos is then connected to the site utilities. All of this takes place in a matter of 2-3 days. Site construction and supervision time is greatly reduced from a site built building. Quality and Value: Because of our two state-ofthe-art, 120,000 square foot production facilities, CXT can produce consistently higher quality buildings at a lower cost to meet the needs of city, county, state and federal agencies. We at CXT take pride in our craftsmanship and are ready to provide you with our legendary customer service. See why we say, "Once you buy a CXT produced building you will never purchase anything else." Also available in 25 different earthtone colors. FM57026 ISO 9001 Certified CXT Incorporated An LB. Foster Company Spokane Industrial Park 3808 N. Sullivan Road Bldg. #7 Spokane, WA Telephone Fax Toll Free /2000

32 : i 3 CAT Precast Products Product Data TAOS STYLE TOILET BUILDING ;.Io i r '----._,j-,, -I. i-i i, I CI 1. I -'-=,=- -'' ==t 1_1. rl - ' I I,, IL 3 53.= 1'1-1=171._, I ' j'':'r';l--' I, 1 i ; 1 i i -I -'--..i 1.1: 1 I i i I ' i j..t:2 1 'Li, I 1 :1-.21 _1_1 1 :, :,,10910:10i -I rc:-', - 7i o FI IOfto FJCV if) il r TT- --.-y _. opt: 0.11:1 1,0 :Pn --,,,,, o,.1 ---r-t i. i i I r f Ir--= n.. 63o!! I io-30f,u.11 I ' k 4 0,Ili / , ,1"!I 1 Sl j i i n 1 r-l.- L-1, I I I It -::'-, 77; 1 t! '- I 1r Interior Elevation 13ael: Elevation 1\.!en Shown (Woman Sitnular Opp. Hand; I' 7 1,0' /L 11" L 38I CXT 7\ 11 I" , i i An LB Vostt:r Cumpant Spokanc Incirnitrial Park '.=,808 N. Sullivan Road 1;ldg Spokane, WA 992 rileplunle 5( li LE, ax S-8270 Frc(i SUO-ilti3-57S9 i., Lep=olikor L_j I I k I.AVw.e\1111C.cnits o 3 O' 4' 1314' I ; NI5702ti 0:101/1000 Floor Plan ISO Cp-rtifiiiel

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36 Peacock Garage

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41 Peacock House Historical Drawings

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43 Peacock House Historical Drawings ft'!:h.' "1,AT '1 A LAtt..,1A) K'e".'(V OF51-110L.,T: ft. W.OT,if (TOT: 7561 Q. i r. C[wfkrn rl,'ctvt PORCH,''PO ''O FT LOVT-f-a'!,, KPA FT.,!:. e. if / 'O. /()IAL UTI[)T'R ht)of -TfT! FL.