AGENDA ITEM 7 ST. JOHNS COUNTY BOARD OF COUNTY COMMISSIONERS Deadline for Submission - Wednesday 9 a.m. – Thirteen Days Prior to BCC Meeting

5/5/2020 BCC MEETING DATE

TO: Hunter S. Conrad, County Administrator DATE: February 28, 2020

FROM: Valerie Stukes, Senior Planner PHONE: 904 209-0693

SUBJECT OR TITLE: PUD 2019-13 Fountains North

AGENDA TYPE: Ex Parte Communications, Ordinance, Public Hearing

BACKGROUND INFORMATION:

Request to rezone approximately 34.12 acres of land from Open Rural (OR) to Planned Unit Development (PUD) to accommodate for up to 300 multi-family units, 130 age-restricted units, 200,000 square feet of retail, 80,000 square feet of professional and medical offices, 120 hotel rooms and 30,000 square feet of outpatient surgical/clinical facilities, or in the alternative, 500,000 square feet of hospital, 70,000 square feet of professional and medical offices, 50,000 square feet of retail, 30,000 square feet of outpatient surgical/clinical facilities, and 300 multi-family units. The property is located in the NE quadrant of I-95 & CR 210 interchange along CE Wilson Road. PZA vote on February 20,2020 was 4-2. No public comment was made. Further details can be found in the attached staff report.

1. IS FUNDING REQUIRED? No 2. IF YES, INDICATE IF BUDGETED. No IF FUNDING IS REQUIRED, MANDATORY OMB REVIEW IS REQUIRED: INDICATE FUNDING SOURCE:

SUGGESTED MOTION/RECOMMENDATION/ACTION:

[APPROVE] Motion to enact Ordinance 2020- ______approving PUD 2019-13 Fountains North based on nine (9) findings of fact as listed in the staff report. [DENY] Motion to deny PUD 2019-13 Fountains North based on ten (10) findings of fact as listed in the staff report.

For Administration Use Only: Legal: ACM 3/16/2020 OMB: DC 3/16/2020 Admin: Brad Bradley 3/17/2020 Growth Management Department PLANNING DIVISION REPORT Application for Planned Unit Development Rezoning File Number: PUD 2019-13 Fountains North

To: Planning and Zoning Agency

From: Valerie Stukes, Senior Planner

Date: February 28, 2020

Subject: PUD 2019-13 Fountains North, request to rezone approximately 34.12 acres of land from Open Rural (OR) to Planned Unit Development (PUD) to accommodate up to 300 multi-family units, 120 age-restricted units, 200,000 square feet of retail, 80,000 square feet of professional and medical offices, and 30,000 square feet of outpatient surgical/clinical facilities, located in the NE quadrant of I-95 & CR 210 interchange along CE Wilson Road.

Applicant: Bradley Wester, Driver McAfee Hawthorne & Diebenow

Hearing dates: Planning and Zoning Agency – February 20, 2020 Board of County Commissioners – April 7, 2020

Commissioner District: 1 Page 2 PUD 2019-13 Fountains North

MAP SERIES

Location: The subject property is located in the NE quadrant of I-95 & CR 210 interchange along CE Wilson Road. Page 3 PUD 2019-13 Fountains North

Future Land Use: The subject property and other surrounding lands have a Future Land Use Map classification of Mixed Use District.

Page 4 PUD 2019-13 Fountains North

Zoning District: The subject property and lands to the east are currently zoned Open Rural (OR). Other properties to the north and south are zoned Planned Unit Development (PUD). Twin Creeks DRI/PUD is located to the north. Tractor Supply PUD is to the east and the property to the south is zoned The Fountains PUD.

Page 5 PUD 2019-13 Fountains North

Aerial Imagery: The subject property is composed of approximately 34.12 acres of which 1.26 acres are wetlands. The subject property is comprised of several lots, including two single-family parcels with the remaining as vacant residential. Properties to the east are large lot single-family and timberland uses.

Page 6 PUD 2019-13 Fountains North

Proposed Master Development Plan Map: The map depicts the site with intended development of up to 650,000 square feet with areas designated for hotel, hospital, medical office building, special care housing, retail, general office, and multi-family residential uses. Access to the parcel will be provided from The Fountains PUD to the south, more specifically through the road currently labeled on the map as “Fountains Way (Old C.E. Wilson)”. A possible future vehicular/pedestrian crossing is proposed along the eastern boundary of the subject property.

Page 7 PUD 2019-13 Fountains North

APPLICATION SUMMARY The Applicant proposes rezoning approximately 34.12 acres of land from Open Rural (OR) to Planned Unit Development (PUD) as required to allow commercial and residential uses within the Mixed Use land use. The project proposes up to 650,000 square feet of a mixture of uses outlined in the Master Development Plan (MDP) Text. All uses are required to meet the Special Use criteria in LDC 2.03.00 and Supplemental Design Standards in LDC 6.08.00 as applicable. This PUD is designed to be an extension of the existing commercial PUD to the south known as The Fountains. All required buffers will be applied to the proposed PUD boundaries ranging from 10 A to 20 B buffering and screening standards. As required by the PUD, open space will be provided throughout the PUD. If approved, this PUD will be among multiple mixed use PUDs which include both residential and commercial uses.

The Master Development Plan (MDP) Text outlines the Development Standards as provided in Figure 1 below:

Figure 1: Proposed Development Standards *: waiver requested

Maximum Floor Area Ratio 50% Maximum Impervious Surface 75% ISR (25.59 acres) Minimum Open Space 25% (8.53 acres) Maximum Building Height 120 feet 10’ on the west boundary abutting I-95 10’ on the south boundary abutting existing PUD Setbacks 20’ on the north boundary abutting existing PUD 20’ on the east boundary abutting existing OR zoned property 10 foot PUD perimeter buffer Buffers 10 A screening buffer along the W and S* (See Waiver) 20 B screening buffer along the E and N Parking/Lighting Per LDC - On Premise Permanent Signs: one for each parcel Signage (USP) in the PUD * - 2 Existing Billboards on site to remain in use One 10 year phase to commence within 5 years of PUD Phasing approval

*Waivers In order to grant a waiver, the Board of County Commissioners must consider how a deviation would allow for innovative design techniques and alternative development patterns. The applicant must also provide justification for why the waiver is needed and the benefits of the flexible application of the Code. The applicant has requested waivers to provisions within the Land Development Code for which the Planning and Zoning Agency made a recommendation on the approval to the Board of County Commissioners.

• LDC Sections 6.06.04.A and B and 5.03.03.B.2 – Buffering and Screening Requirements and Commercial Setbacks in PUD o Request: The applicant is requesting a reduction of the setback and screening standard from Type 20/B to 10/A on the west property line along the I-95 right-of-way, and the south property line along the existing Fountains PUD. Page 8 PUD 2019-13 Fountains North

o Justification: The western property line is adjacent to I-95 and an additional setback is not warranted for the hotel and/or commercial uses proposed along the Interstate Right-of-Way. A 10/A setback and buffer will provide adequate separation. The southern property line is proposed as a 10/A setback and buffer because the adjacent Fountains development is similar to the Fountains North and controlled by the same owner (PUD Ordinance 2016-56).

• LDC Section 6.05.02.E Parking and Loading Standards o Request: The applicant is requesting a reduction to the parking standard from 2.25 spaces per unit to 1 space per unit for multi-family residential uses proposed with deed restrictions as age-restricted uses, such as Independent Living units. o Justification: The applicant provided that Independent living is a type of age-restricted multi-family residential use that is not specifically listed by name in the LDC for parking standards. Pursuant to LDC 6.05.02.G.1 and 2, the reduction in the required parking spaces from 2.25/unit to 1/unit is in keeping with other municipal parking Codes and previous St. Johns County interpretations for age-restricted multi-family residential uses. There are similarly approved multi-family communities in St. Johns County, including the Starling Independent Senior Housing in Nocatee.

• LDC Section 6.04.05 Access Management o Request: The applicant is requesting the use of a proposed private access road to serve the site and abutting uses. o Justification: The PUD proposes to vacate the existing C.E. Wilson Road, a dirt road owned by the County. An easement will be provided with the ROW vacation documents to ensure continued access to the abutting property owners.

• LDC Section 7.02.04.B and C and LDC Section 7.02.05.B.3 o Request: The applicant is requesting waivers to Section 7.02.04.B, Section 7.02.04.C and Section 7.02.05.B.3. Waivers to Section 7.02.04.B and Section 7.02.04.C will allow at least one (1) On-Premise Sign for each parcel within the PUD fronting on the internal access road, currently known as C.E. Wilson Road. This is a dirt road owned by the County proposed to be vacated and redeveloped as a private road serving the development and adjacent properties.

Justification: The justification for the waivers to LDC Section 7.02.04.B and Section 7.02.04.C is to accommodate proposed signs fronting on private ROW instead of public ROW. Justification for the waivers to LDC Section 7.02.05.B.3 is to allow sign designs and standards to match the advertising, site location and architectural needs of the end-user in the PUD. The two (2) existing billboards shall remain in use in addition to any proposed pole sign on a parcel fronting along Interstate 95.

Additionally, a waiver to LDC 5.03.03.F is requested to allow a Unified Sign Plan to be submitted at the time of construction plan approval. Signs shall meet all requirements of Article 7.0 of the Land Development Page 9 PUD 2019-13 Fountains North

Code. This is proposed as a Joint Unified Sign Plan for all signs in The Fountains (PUD Ordinance 2016-56) and Fountains North at St. Johns PUD for the purpose of establishing a cohesive sign program, accommodating the advertising, site location and architectural needs of the end users. The Joint Unified Sign Plan shall be submitted concurrently with construction plans for staff level review and approval. Any deviations to the signs within this PUD from that as previously described or cited may be approved by a Non-Zoning Variance application meeting the requirements of Sections 10.04.03 and 7.02.04.A, unless clearly prohibited by the PUD or Part 7.08.00.

DEPARTMENTAL REVIEW This application was routed to all appropriate reviewing departments. There are no open comments.

Technical Division Review: All future site engineering, drainage and required infrastructure improvements will be reviewed pursuant to the established Development Review Process to ensure that the development has met all applicable local regulations and permitting requirements. No permits will be issued prior to compliance with all applicable regulations.

Transportation/Concurrency Division Review: The commercial project is exempt from concurrency pursuant to Section 11.00.05 of the Land Development Code, adopted August 7, 2018. A detailed site access and operational analysis will be required prior to Construction Plan approval for all non-residential developments generating 300 or more p.m. peak hour trips to determine if improvements are needed within the immediate impact area to provide for safe and efficient access to the proposed development. Trip generation is based on the number of fueling positions and/or building square footage, as appropriate.

Planning and Zoning Division Review: The Master Development Plan (MDP) Map depicts the development of a mixed use project as either 1 of 2 options. Option 1 and option 2 are outlined in Figure 2 below.

Figure 2: Total Square Footage and Intensity of Development Option 1 Option 2 Hospital: 500,000 SF Hospital: None Hotel: 0 rooms Hotel: 120 rooms Professional and Medical Office: 70,000 SF Professional and Medical Office: 80,000 SF Retail and Restaurant: 50,000 SF Retail and Restaurant: 200,000 SF Out-patient Surgical/Clinic: 30,000 SF Out-patient Surgical/Clinic: 30,000 SF Special Care Housing: 0 rooms Special Care Housing: 130 rooms Multi-family Residential: 300 units Multi-family Residential: 300 units

Page 10 PUD 2019-13 Fountains North

Figure 3 (below) provides a compatibility analysis (paired with a map) of the subject property in comparison with adjacent properties. Staff finds that the requested rezoning would result in a development with similar characteristics that are compatible with the Mixed Use Future Land Use designation and other nearby properties.

Figure 3: Compatibility Analysis

Criteria Subject Property North South East West

FLUM Mixed Use Mixed Use Mixed Use Mixed Use Interstate 95 Present/ OR/PUD PUD PUD OR and PUD Interstate 95 Proposed Zoning Present/ Residential Single-family Commercial Residential and Interstate 95 Proposed Use /Commercial and Residential Tractor Supply Residential

Office of the County Attorney Review: Planned Unit Developments are considered rezonings, and therefore the Applicant bears the initial burden for approval of demonstrating that the proposed rezoning is a) consistent with the Goals, Objectives, and Policies of the Comprehensive Plan and b) complies with the procedural requirements of the Land Development Code. The Agency/Board may approve or deny the proposed request to rezone if there is evidence that Page 11 PUD 2019-13 Fountains North

maintaining the existing zoning serves a legitimate public purpose. A legitimate public purpose for keeping the existing zoning may include that the rezoning: produces an urban sprawl pattern of development; is spot zoning; produces an incompatibility or deviation from an established or developing logical and orderly development; produces significant adverse impact upon property values of the adjacent or nearby properties; or detracts from the character and quality of life in the neighborhood by creating excessive noise, lights, vibration, fumes, odors, dust, physical activities and other detrimental effects or nuisances.

CORRESPONDENCE As of the writing of this staff report, there has been one written correspondence received expressing a concern on the potential loss of access from CE Wilson Road to properties along the eastern lot boundary. No phone calls were received. Any correspondence received will be provided during staff’s presentation of the application during the Public Hearing.

PLANNING AND ZONING AGENCY On February 20, 2020 the Planning and Zoning Agency voted 4-2 to recommend approval to the Board of County Commissioners of PUD 2019-13, the Fountains North development. Discussion among the Planning and Zoning Agency members included questions on whether any letters of intent were provided regarding what would be built there, if the cost per bed to build a hospital was known, and, what would ultimately be built there given the options provided on the Master Development Plan (MDP) map. The applicant responded by explaining that potential occupants of the proposed PUD is confidential at this time, and although they are entertaining a number of options both residential and non-residential, a hospital use is a serious consideration.

Other questions and concerns from the Agency were about the proposed parking, the lack of concurrency review considering the proposed multi-family, which high school is the closest to the proposed development, and what soil types are within the area. An explanation was provided by the applicant regarding the waiver for reduced parking, noting that it was limited to the age-restricted residential use, specifically those that are deed restricted. 1:1 is an acceptable parking ratio for senior care housing based on ITE parking manual and traffic generation numbers. The applicant confirmed that staff has informed him a traffic study for concurrency (including school concurrency- Bartram High school being the closest) is required prior to any construction permit or plan approval. Additional information was shared by the applicant regarding civil engineering studies to design the storm water ponds for the proposed development, which would manage stormwater, as well as provide aesthetic value to the site. The soils were stated to be sandy and well-drained in a number of locations on site, which provide habitat for gopher tortoises.

The last questions raised by the Agency were about the need to vacate C.E. Wilson Road, as well as the requested waivers on building height and how it may affect the nearby residences. As noted by the applicant, C.E. Wilson is a dirt road owned and maintained by the County that they wish to vacate. The current roadway would be, realigned and placed in an easement to allow access to the existing residences in the surrounding areas. Legal staff confirmed that a waiver to the height is not required for Planned Unit Developments (PUDs) because within a PUD proposal, the desired height can be written into the Master Development Plan text. The height waiver was removed subsequent to the PZA meeting. PUDs have a maximum height of 35 feet east of the Intracoastal Waterway, otherwise, PUDs that are inland may request a height for their proposal based on compatibility. The applicant concluded the discussion by stating the impact on visibility of the surrounding area to nearby residences is minimal.

No public comment was made. Page 12 PUD 2019-13 Fountains North

RECOMMENDED ACTION PLEASE NOTE THAT STAFF RECOMMENDATIONS ARE NON-BINDING.

Should the Board consider an approval of PUD 2019-13 Fountains North, staff has provided nine (9) findings of fact. Staff also provides ten (10) findings to support a motion to deny the application. The findings are based upon the application materials, consistency with the Comprehensive Plan and Land Development Code, and other relevant information available to staff. The provided findings may be subject to other competent substantial evidence received at the quasi-judicial hearing.

ATTACHMENTS 1. Recorded Documents Section 2. Application and Supporting Documents 3. Cited Land Development Code Provisions

FINDINGS OF FACT PUD 2019-13 Fountains North APPROVE DENY 1. The request for Rezoning has been fully 1. The request for Rezoning has been fully considered after public hearing with considered after public hearing with legal notice duly published as required legal notice duly published as required by law. by law. 2. The PUD is consistent with the goals, 2. The PUD is not consistent with the goals, policies and objectives of the 2025 St. policies and objectives of the 2025 St. Johns County Comprehensive Plan, Johns County Comprehensive Plan, specifically Goal A.1 of the Land Use specifically Goal A.1 of the Land Use Element related to effectively managed Element related to effectively managed growth, the provision of diverse living growth, the provision of diverse living opportunities and the creation of a sound opportunities and the creation of a sound economic base. economic base. 3. The PUD is consistent with the Future 3. The PUD is not consistent with the Future Land Use Designation of Mixed Use. Land Use Designation of Mixed Use by proposing a form of strip development under Policy A.1.11.2 not at a size and scale compatible with future residential uses. 4. The PUD is consistent with Part 5.03.00 of 4. The PUD is not consistent with Part the St. Johns County Land Development 5.03.00 of the St. Johns County Land Code, which provides standards for Development Code, including Section Planned Unit Developments. 5.03.06.A through H which provides standards for review and approval of Planned Unit Developments. Requested waivers are not approved, not supported by justification, and not consistent with the intent of the regulations. 5. The PUD is consistent with the St. Johns 5. The PUD is not consistent with the St. County Comprehensive Plan specifically Johns County Comprehensive Plan Policy A.1.3.11 as it relates to specifically Policy A.1.3.11 as it relates to compatibility of the project to the compatibility of the project to the surrounding area. surrounding area. Proposed development is too intense and is not compatible with the surrounding community. Proposed use has a substantial negative effect on the immediately surrounding residential community such that both uses cannot co-exist during a prolonged period of time. 6. The PUD meets the standards and 6. The PUD does not meet the standards criteria of Part 5.03.02 of the Land and criteria of Part 5.03.02 of the Land Development Code with respect to (B) Development Code with respect to (B) location, (C) minimum size, (D) location, (C) minimum size, (D) compatibility, and (E) adequacy of compatibility, and (E) adequacy of facilities. facilities, including, but not limited to inadequate drainage systems. Requested waivers are not approved. Requested waivers are not approved, not supported by justification, and not consistent with the intent of the regulations.

7. The PUD meets all requirements of 7. The PUD does not meet all requirements applicable general zoning, subdivision applicable to the proposed use and other and other regulations except as may be regulations except as may be approved approved pursuant to Sections pursuant to Sections 5.03.02.G.1, 5.03.02.G.1, 5.03.02.G.2, and 5.03.02.F of 5.03.02.G.2, and 5.03.02.F of the Land the Land Development Code. Development Code. Requested waivers are not approved. Requested waivers are not approved, not supported by justification, and not consistent with the intent of the regulations. Proposed waivers substantially and negatively affect the immediate surrounding community and are incompatible such that both uses cannot co-exist during a prolonged period of time. 8. The PUD would not adversely affect the 8. The PUD would adversely affect the orderly development of St. Johns County. orderly development of St. Johns County. 9. The PUD as proposed is consistent with 9. The PUD as proposed is not consistent Objective A.1.11 of the St. Johns County with Objective A.1.11 of the St. Johns Comprehensive Plan as it relates to an County Comprehensive Plan as it relates efficient compact land use pattern. to an efficient compact land use pattern. 10. Consistent with Board of County Com’rs of Brevard County v. Snyder, 627 So. 2d 469, the Board finds a legitimate public purpose in keeping the existing zoning of Open Rural. Future Land Use and existing surrounding community contemplated transition that is compatible with the surrounding community, and proposal is in a form and intensity not compatible with proposed commercial development in the Mixed Use Land Use classification. Proposed waivers are not approved and proposed development would negatively impact the immediately surrounding community.

ATTACHMENT 1 RECORDED DOCUMENTS SECTION

ORDINANCE NUMBER 2020 - ______

AN ORDINANCE OF THE COUNTY OF ST. JOHNS, STATE OF FLORIDA, REZONING LANDS AS DESCRIBED HEREINAFTER FROM OPEN RURAL (OR) TO PLANNED UNIT DEVELOPMENT (PUD); PROVIDING FINDINGS OF FACT; PROVIDING A SAVINGS CLAUSE; REQUIRING RECORDATION; AND PROVIDING AN EFFECTIVE DATE.

BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF ST. JOHNS COUNTY, FLORIDA:

WHEREAS, the development of the lands within this Planned Unit Development shall proceed in accordance with the application, dated July 23, 2019, in addition to supporting documents and statements from the applicant which are a part of Zoning File PUD 2019-13 Fountains North at St. Johns, as approved by the Board of County Commissioners, and incorporated by reference into and made part hereof this Ordinance. In the case of conflict between the application, the supporting documents, and the below described special provisions of this Ordinance, the below described provisions shall prevail.

SECTION 1. Upon consideration of the application, supporting documents, statements from the applicant, correspondence received by the Growth Management Department, recommendation of the Planning and Zoning Agency, and comments from the staff and the general public at the public hearing, the Board of County Commissioners, finds as follows:

1. The request for Rezoning has been fully considered after public hearing with legal notice duly published as required by law. 2. The PUD is consistent with the goals, policies and objectives of the 2025 St. Johns County Comprehensive Plan, specifically Goal A.1 of the Land Use Element related to effectively managed growth, the provision of diverse living opportunities and the creation of a sound economic base. 3. The PUD is consistent with the Future Land Use Designation of Mixed Use District. 4. The PUD is consistent with Part 5.03.00 of the St. Johns County Land Development Code, which provides standards for Planned Unit Developments. 5. The PUD is consistent with the St. Johns County Comprehensive Plan specifically Policy A.1.3.11 as it relates to compatibility of the project to the surrounding area. 6. The PUD meets the standards and criteria of Part 5.03.02 of the Land Development Code with respect to (B) location, (C) minimum size, (D) compatibility, and (E) adequacy of facilities. 7. The PUD meets all requirements of applicable general zoning, subdivision and other regulations except as may be approved pursuant to Sections 5.03.02(G)1.t and 5.03.02.(F).of the Land Development Code. 8. The PUD would not adversely affect the orderly development of St. Johns County. 9. The PUD as proposed is consistent with Objective A.1.11 of the St. Johns County Comprehensive Plan as it relates to an efficient compact land use pattern.

SECTION 2. Pursuant to this application File Number PUD 2019-13 Fountains North at St. Johns, the zoning classification of the lands described within the legal description, Exhibit “A”,

is hereby changed to PUD.

SECTION 3. The development of lands within the PUD shall proceed in accordance with the Master Development Plan Text, Exhibit “B” and the Master Development Plan Map, Exhibit “C”.

SECTION 4. To the extent they do not conflict with the specific provisions of this PUD Ordinance, all provisions of the Land Development Code as such may be amended from time to time shall be applicable to this development; except (a) that modification to this PUD by variance or special use shall be prohibited except where allowed by the Land Development Code; and except (b) to the degree that the development may qualify for vested rights in accordance with applicable ordinances and laws. Notwithstanding any provision of this ordinance, no portion of any impact fee ordinance, concurrency provision, building code, Comprehensive Plan or any non Land Development Code ordinance or regulation shall be deemed waived or varied by any provision herein. Notwithstanding any provision of this ordinance, no portion of any use restriction, title conditions, restriction or covenants shall be deemed waived or varied by any provision herein.

SECTION 5. This Ordinance shall be recorded in a book of land use regulation ordinances kept and maintained by the Clerk of the Court of St. Johns County in accordance with Section 125.68, Florida Statutes.

SECTION 6. Upon the effective date of this Ordinance, the zoning classification shall be recorded on the Zoning Atlas.

PASSED AND ENACTED BY THE BOARD OF COUNTY COMMISSIONERS OF ST. JOHNS COUNTY, FLORIDA THIS______DAY OF ______2020.

BOARD OF COUNTY COMMISSIONERS OF ST. JOHNS COUNTY, FLORIDA

BY: ______Jeb S. Smith, Chair

ATTEST: BRANDON PATTY, CLERK

BY: ______Deputy Clerk

EFFECTIVE DATE: ______Exhibit A

Legal Description

A PORTION OF SECTION 16, TOWNSHIP 5 SOUTH, RANGE 28 EAST, ST. JOHNS COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCE AT THE INTERSECTION OF THE OF THE NORTH LINE OF SAID SECTION 16 WITH THE SOUTHEASTERLY LINE OF SECTION 46 OF SAID TOWNSHIP 5 SOUTH, RANGE 28 EAST; THENCE SOUTH 89°55’30 “ EAST, ALONG SAID NORTH LINE OF SECTION 16, A DISTANCE OF 1,211.40 FEET; THENCE SOUTH 00°43’47” EAST, 13.00 FEET TO A FOUND 3” X 3” CONCRETE MONUMENT AT THE NORTHEAST CORNER OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 721, PAGE 1181 AND RECORDED IN THE PUBLIC RECORDS OF SAID COUNTY AND SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE SOUTH 00°43’20” EAST, ALONG THE EASTERLY LINE OF SAID LANDS AND ALSO ALONG THE SOUTHERLY PROLONGATION OF SAID EASTERLY LINE AND ALSO ALONG THE EASTERLY LINE OF THOSE LANDS AS DESCRIBED IN PARCEL “C” IN OFFICIAL RECORDS BOOK 772, PAGE 987 AND RECORDED IN SAID PUBLIC RECORDS, A DISTANCE OF 1329.33 FEET TO THE INTERSECTION OF THE NORTHERLY LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 784, PAGE 1751 AND RECORDED IN SAID PUBLIC RECORDS; THENCE NORTH 89°43’00” EAST, ALONG SAID NORTHERLY LINE, A DISTANCE OF 482.81 FEET TO THE NORTHEAST CORNER OF SAID LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 784, PAGE 1751; THENCE SOUTH 00°26’05” EAST, ALONG THE EASTERLY LINE OF SAID LANDS, A DISTANCE OF 668.55 FEET TO THE SOUTHEAST CORNER OF SAID LANDS AND SAID POINT ALSO LIES ON THE NORTHERLY LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 3855, PAGE 721 AND RECORDED IN SAID PUBLIC RECORDS; THENCE SOUTH 89°36’13” WEST, ALONG SAID NORTHERLY LINE AND ALSO ALONG THE SOUTHERLY LINE OF SAID LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 784, PAGE 1751, A DISTANCE OF 1018.34 FEET TO THE SOUTHWEST CORNER OF SAID LANDS AND SAID POINT ALSO LIES ON THE EASTERLY RIGHT-OF-WAY LINE OF INTERSTATE HIGHWAY NO. 95 (A VARIABLE WIDTH RIGHT-OF-WAY ALSO KNOWN AS STATE ROAD 9); THENCE NORTHERLY ALONG SAID RIGHT-OF- WAY LINE AND ALSO ALONG THE WESTERLY LINES OF THOSE LANDS AS DESCRIBED IN SAID OFFICIAL RECORDS BOOK 784, PAGE 1751 AND PARCEL “B” AS DESCRIBED IN SAID OFFICIAL RECORDS BOOK 772, PAGE 987 THE FOLLOWING FIVE COURSES: NORTH 03°08’06” WEST, A DISTANCE OF 196.62 FEET; THENCE NORTH 05°52’59” WEST, A DISTANCE OF 250.29 FEET; THENCE NORTH 03°08’06 WEST, A DISTANCE OF 225.37 FEET; THENCE NORTH 03°06’06” WEST, A DISTANCE OF 317.32 FEET TO THE POINT OF CURVE OF A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 11,309.16 FEET AND HAVING AN ARC DISTANCE OF 1006.72 FEET AND SUBTENDED BY A CHORD BEARING OF NORTH 00°33’14” WEST AND A CHORD DISTANCE OF 1006.39 FEET TO A POINT ON SAID CURVE AND RIGHT –OF-WAY LINE; THENCE NORTH 89°08’09” EAST DEPARTING FROM SAID RIGHT-OF-WAY LINE AND ALSO ALONG THE NORTHERLY LINES OF SAID LANDS AS DESCRIBED IN PARCEL “B” OFFICIAL RECORDS BOOK 772, PAGE 987 AND OFFICIAL RECORDS BOOK 721, PAGE 1181, A DISTANCE OF 589.38 FEET TO THE POINT OF BEGINNING. LESS AND EXCEPT THAT PORTION OF SUBJECT PROPERTY CONTAINED IN THE RIGHT-OF-WAY DEED TO SAINT JOHNS COUNTY, IN DEED RECORDED IN OFFICIAL RECORDS BOOK 127, PAGE 164 OF THE PUBLIC RECORDS OF SAID COUNTY.

Fountains North at St. Johns PUD March 9, 2020

EXHIBIT B

MASTER DEVELOPMENT PLAN TEXT Fountains North at St. Johns PUD St. Johns, FL

Section 5.03.02 (G) (1) a. A description related to the design, character and architectural style or theme of the Project, which demonstrates an innovative, unified, cohesive and compatible plan of development for all uses included in the Project. Mixed Use PUDs that contain different Uses or several Development Parcels must also demonstrate consistency in design and character and plan of development.

This PUD is proposed on behalf of DAR Investments II, LLC (“Owner”), and requests approval of a rezoning from Open Rural (OR) to Planned Unit Development (PUD). This PUD will expand upon the commercial development (PUD Ordinance 2016-56), also known as “The Fountains”, abutting to the south and will allow a mixture of uses such as hotel, retail and restaurant, professional and medical office, outpatient surgery and clinical centers, hospital, special care housing (assisted living), multi-family residential uses (including age-restricted), and self-storage facility (enclosed storage only). The proposed PUD is generally located in the northeast quadrant of the highway interchange at County Road 210 and Interstate 95, as it further expands upon the developments abutting to the south. The proposed PUD is an appropriate transitional use from the more intense Commercial Highway Tourist (CHT) zoned uses at the highway interchange node. This PUD is an expansion of The Fountains commercial development (PUD Ordinance 2016-56), currently under construction abutting to the south. Although the specific architectural style and theme has not been designed yet, this PUD is planned to compliment the high quality character and design elements of the Fountains, as it will be interconnected by vehicle access and pedestrian linkages. b. The total number of acres included within the project requested in the application.

34.12 acres (+/-). c. The total number of Wetland acres included within the project as requested in the application.

Page 1 Fountains North at St. Johns PUD March 9, 2020

There are 1.26 acres of wetlands. d. The total amount of development area, including the total number of developable acres (including filled wetlands) for each proposed land use and the total number of wetland acres to be preserved for each land use. Each developable parcel shall be limited to one use classification, as provided in Article II of this Code.

The total site area is 34.12 acres (+/-). Total upland area is 32.86 acres. The wetlands total 1.26 acres and will be impacted and permitted pursuant to State and Federal regulations and guidelines allowing the total site area to be developed as part of this PUD. 1.71 acres of upland preservation areas will be provided as depicted on the MDP map e. The total number of residential dwelling units and density of the project, the projected population, and projected population of elementary and high school age children that may reside within the project.

The development may include up to 300 multi-family dwelling units Age-restricted multi-family dwelling units are allowed. The gross density of the site is 9 units per acre. The projected population for the maximum conventional (non age-restricted) multi-family dwelling units is 732 people. According to the St. Johns County School District projections of 0.19 students per multi-family dwelling unit, the development will have approximately 57 school-aged children. f. The total square footage and intensity of non-residential development.

This PUD provides two (2) options listed below for total square footage and intensity of non-residential development.

Option 1 The following maximum square footages and intensities shall apply to this PUD if a hospital is utilized as part of the development plan. A hospital can be integrated with the following uses or a hospital can be developed as a stand-alone use on the property.

Hospital: 500,000sf Retail/Restaurant: 50,000sf Professional/Medical Office: 70,000sf Outpatient Surgical/Clinic: 30,000sf

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Option 2 The following maximum square footages and intensities shall apply to this PUD for the following uses, which do not include hospital use as part of the development.

Hotel: 120 rooms Retail/Restaurant: 200,000sf Professional/Medical Office: 80,000sf Outpatient Surgical/Clinic: 30,000sf Special Care Housing: 130 unit Assisted Living Facility, which may include skilled nursing and/or memory care. g. The residential and non-residential structure setbacks, as measured from the property line, the minimum size of residential lots, the number of parking spaces for residential and non-residential uses, the use of signs and signage to serve the project and the maximum height of all structures.

The development will adhere to the following site development standards listed below and as depicted on the MDP map:

1. Structure Setbacks: 10’ on the west boundary abutting I-95, 10’ on the south boundary abutting the existing PUD, 20’ on the north boundary abutting the existing PUD, 20’ on east boundary abutting existing OR zoned property,

2. Parking: Shall meet LDC Section 6.05.02 for specific uses, except for any age-restricted independent living facility, which shall be a parking ratio of 1 space per unit.

3. Building Height: Shall not exceed 40’ for all uses except hotel and hospital. Hotel use shall not exceed 60’. Hospital use shall not exceed 120’. Buildings over 35 feet shall be protected with an automatic fire sprinkler system designed and installed in accordance with the latest edition adopted by the Florida Fire prevention Code, NFPA 13, and the LDC.

4. Accessory Structures: Shall meet applicable requirements of the LDC.

5. Signage: Shall meet LDC Section 7.00.00, with the exception of the waivers to LDC 7.02.04.B, LDC 7.02.04.C, LDC 7.02.05.B.3, and LDC 5.03.03.F as described in Section T of this PUD. Additionally, On-Premise Permanent Signs for each parcel within the PUD will be allowed along the Interstate-95 frontage per LDC 7.02.05.B. The 2 existing billboards on site shall remain in use.

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6. Screening: Type “A” on the west boundary abutting I-95, Type “A” on the south boundary abutting the existing PUD, Type “B” on the north boundary abutting the existing PUD, Type “B” on east boundary abutting existing OR zoned property per LDC Section 6.06.04.B.4.

7. Maximum ISR: 75%

8. Maximum FAR: 50%

9. Lighting: Shall meet applicable requirements of LDC Section 6.09.02. h. The type and location of infrastructure needed to serve the project, including at a minimum, drainage facilities, vehicle and pedestrian access to the project, internal vehicle and pedestrian access within the project, interconnectivity access points to adjacent properties, park, open space and recreation facilities, types of active recreation that will be provided, the provision of water and sewer, fire protection, and solid waste collection. Additional infrastructure requirements may be addressed based upon the character or location of the project.

Drainage Drainage will be provided by way of pipe, ditch and/or culvert to storm water management ponds on site to treat storm water runoff generated from the developed site. All storm water facilities will adhere to St. Johns County and St. Johns River Water Management District regulations. Pursuant to Comprehensive Plan Policies D.3.2.13 and E.2.6.8, storm water ponds will be designed and constructed, wherever feasible, to use natural vegetation, trees understory plantings and groundcover to create wildlife habitat and passive recreation areas.

Access & Interconnectivity Vehicle and pedestrian access and circulation will be provided on site between each parcel and connect to the existing development abutting to the south (PUD Ordinance 2016-56) via roadway and sidewalk connections. The primary ingress/egress will be through the main internal circulation road through the existing development (PUD Ordinance 2016-56) to CR-210. Access will be preserved and maintained to the existing residential property off of CE Wilson Road.

Open Space & Recreation Open space will be provided throughout the PUD as required. Open space, parks and recreation facilities (both active and passive) will meet the applicable provisions of the LDC for all residential and non-residential uses per the LDC within this PUD. At

Page 4 Fountains North at St. Johns PUD March 9, 2020

the time of the adoption of this PUD the location of the open space and active recreation facilities is not known. The open space and recreation facilities will be depicted on the final engineering plans prior to construction plan approval.

Utilities & Solid Waste Water and sewer will be a centralized system provided by JEA. Solid waste will be provided by the licensed franchisee in the area. Open space, parks and recreation facilities (both active and passive) will meet the applicable provisions of the LDC for all non-residential uses within this PUD.

Fire Protection Fire protection will comply with LDC Part 6.03.00. i. The amount of water and sewer use based upon the project population and the public utility providers, if applicable.

Water and sewer is available and will be served by JEA. A water and sewer availability letter from JEA is provided as part of this PUD. j. The type of underlying soils and its suitability for development of the proposed project

The USDA Natural Resource Conservation Service soil survey describes the site to generally have Zolfo fine sand, Smyrna-Smyrna wet fine sand, Sparr fine sand and Bakersville muck. The generalized map and list is included as an exhibit with this PUD. A detailed analysis and geotechnical exploration of soil structure for development purposes will be conducted during the engineering and construction plan phase. k. The type and extent of upland forest and wetlands on the site using the Level III classification of the Florida Land Use Cover and Classification System (FLUCCS). A map depicting the location of upland forest and wetland vegetation shall be provided with the application submittal

The site includes 1.26 acres of combined cypress, man-made pond, wetland forested mixed, and coniferous wetlands. The remaining 32.86 acres are uplands. A FLUCFCS map exhibit is included as part of the application. l. The type and extent of any significant natural communities habitat as defined by this code

Page 5 Fountains North at St. Johns PUD March 9, 2020

As of February 18, 2019 there was one active Gopher Tortoise burrow and one inactive burrow on site identified by LG2 Environmental Solutions, Inc. All required State permitting shall be completed prior to the construction plan approval at St. Johns County with regard to any Gopher Tortoise on site. m. Identification of known or observed historic resources as defined by this Code, including any sites listed within the state division of historical resources master site file or the St. Johns County Historic Inventory. In such cases, the requirements of part 3.01.00 of this code shall apply

A cultural resource survey and report (ESI Report of Investigations No. 1821, HK197235) was completed by ESI, Inc. in October 2019. The pedestrian inspection and subsurface testing concluded that no archaeological sites or isolated artifacts were encountered. Two structures (noted in the report as 8SJ06655 & 8SJ06656) were identified, but are not considered to be eligible for the National Register of Historic Places. It is the recommendation of ESI, Inc. that the proposed development be allowed to proceed without further concern for impacts to any significant cultural resources. The aforementioned report is included as part of the file for this PUD. n. The type and extent of buffering, landscaping, tree removal and tree protection, and buffering between adjacent uses as needed to aesthetically screen uses and provide privacy.

This PUD is an infill development between two existing PUDs adjacent to Interstate- 95. Code required buffers will be applied adjacent to the OR zoned property to the east to aesthetically screen uses and provide privacy. The following buffers shall apply:

A minimum 10’ perimeter buffer shall be provided along the PUD boundary. Additionally, the following screening standards shall apply: 10/A screening buffer on the west boundary abutting I-95; 10/A screening on the south boundary abutting the existing PUD; 20/B on the north boundary abutting the existing PUD; 20/B on east boundary abutting existing OR zoned property per LDC Section 6.06.04.B.4.

A minimum of 5% conservation of upland natural vegetated area as depicted in the perimeter buffers on the MDP map. All requirements of the St. Johns County LDC and Comprehensive Plan will be met in regards to landscaping, tree removal, and tree protection.

Page 6 Fountains North at St. Johns PUD March 9, 2020

o. PUDs located in special districts as defined by Article III of this Code shall include a statement identifying the particular special district and referencing the requirements to comply with provisions of such special districts.

Not applicable. p. The use, location and duration of temporary uses, including construction trailers, sales units, model homes, and temporary signage related to construction of the project.

Temporary signage shall be allowed within the Property and shall comply with LDC Section 7.03.00. Temporary construction trailers may be utilized and placed on the site upon approval of the construction plans in the location shown on the construction plans. Temporary construction trailers will be allowed to remain until completion of the last building and must be removed no later than thirty (30) days of approval of the certificate of occupancy for the last building. Parking shall be provided for the trailer(s) in a temporarily defined, but unpaved lot with a driveway apron that meets the LDC requirements. Pursuant to LDC Section 2.02.04.B.10, the owner/developer will obtain all necessary permits prior to placement of construction trailers. q. The use and location of accessory uses for residential and non-residential structures, including guest houses, A/C units and related heating/cooling units, set- backs, swimming pools, fencing, and similar uses.

Accessory structures will meet the applicable requirements of the LDC. r. A phasing schedule, including at a minimum, the amount of residential and non- residential development to be completed within a specified phase, a specific commencement date, a definition of commencement of the project, and a specific completion date. The PUD shall expire at the end of the specific completion date included in the MDP text and no further development shall occur until the phasing schedule is extended or modified pursuant to the requirements of this part. The PUD shall provide as part of the phasing schedule, an estimate of uses to be developed within five (5) year phases. The estimated phases may overlap during construction; however, the phase shall be fifty percent complete, before the next phase may proceed. The phasing schedule between the commencement dates and completion date may be modified pursuant to LDC Section 5.03.05. The phasing schedule shall also provide for a PUD progress report as required by Section 5.03.07.

Page 7 Fountains North at St. Johns PUD March 9, 2020

The project is planned to be completed in one (1) 10-year phase. Construction is planned to commence within (five) 5 years from the date of approval of this PUD Ordinance.

Commencement of construction shall be deemed to have occurred upon final construction plan approval for any portion of the horizontal infrastructure improvements. Construction shall be completed in accordance with the applicable expiration date(s) of construction plan approvals, which may be extended upon County approval pursuant to applicable provisions of the LDC. Completion of construction is defined as receipt of approval from the County of the post- construction as-built surveys or the certification of completion by the licensed Professional Engineer of Record. The construction commencement and/or completion dates contained herein may be extended upon approval by the County pursuant to LDC Section 5.03.05. s. The projected impact of the project upon St. Johns County, an explanation of the project’s benefit to the County, as compared to existing zoning or other zoning district, and justification of the project.

The change from OR to PUD Zoning will allow for a mixed-use development compatible with the existing Mixed-Use Future Land Use designation in an appropriate location adjacent to the more intense nodal interchange development at I- 95 and CR-210. This development is an expansion of the existing commercial PUD Ordinance 2016-56 and promotes a mixture of uses on an infill site with highway frontage, between multiple PUDs. t. A description of any waivers, variances, or deviations from this Code included in the application and justification for such waivers, variances, or deviations.

There are four (4) waivers requested as part of this PUD.

1) A waiver from LDC 6.06.04.A&B and LDC 5.03.02.B.2 for a reduction of the setback and screening standard from Type 20/B to 10/A on the west property line along the I-95 right-of-way and the south property line along the existing Fountains PUD. The western property line is I-95 and additional setback is not warranted for the hotel and/or commercial uses along this interstate right-of- way, as a 10/A setback and buffer is adequate. The southern property line is proposed as a 10/A setback and buffer because the ‘like’ development by the same owner to the south (PUD Ordinance 2016-56).

Page 8 Fountains North at St. Johns PUD March 9, 2020

2) A waiver from LDC 6.05.02.E for a reduction in the parking standard from 2.25 spaces per unit to 1 space per unit for multi-family residential uses that are proposed and deed restricted as age-restricted uses, such as Independent Living units. Independent living is a type of age-restricted multi-family residential use that is not specifically listed by name in the LDC for parking standards. Pursuant to LDC 6.05.02.G.1 and 2, the reduction in the required parking spaces from 2.25/unit to 1/unit is in keeping with other municipal parking Codes and previous St. Johns County interpretations for age-restricted multi-family residential uses.

3) A waiver from LDC 6.04.05 for the use of an access road to serve the site and abutting uses. The PUD proposes to vacate the existing C.E. Wilson Road, a dirt road owned by the County. An easement will be provided with the ROW vacation documents to assure continued access to the abutting property owners.

4) A waiver from LDC Section 7.02.04.B, LDC Section 7.02.04.C, and LDC Section 7.02.05.B.3. Waivers to Section 7.02.04.B and Section 7.02.04.C will allow each parcel within the PUD to have at least one (1) On-Premise Sign for each parcel within the PUD fronting on the internal access road, currently known as C.E. Wilson Road, which is a dirt road owned by the County is proposed to be vacated and redeveloped as a private road serving the development and adjacent properties.

Any On-Premise Sign or Signs shall adhere to the number, height and advertising display listed in Section 7.02.04.C. The reason and justification for the waivers to LDC Section 7.02.04.B and Section 7.02.04.C is a result of the proposed signs fronting on private ROW instead of public ROW, and the reason and justification for the waivers to LDC Section 7.02.05.B.3 is because the sign designs and standards will be a result of matching the advertising, site location and architectural needs of the end-user in the parcels in the PUD, which will be determined at the time of construction plan approval and be a staff level review and approval. The two (2) existing billboards shall remain in use in addition to any proposed pole sign on a parcel fronting along Interstate 95.

Additionally, a waiver to LDC 5.03.03.F is requested to allow a Unified Sign Plan be a Joint Unified Sign Plan for all signs of The Fountains (PUD Ordinance 2016-56) and Fountains North at St. Johns PUD for the purposes of matching the advertising, site location and architectural needs of the end

Page 9 Fountains North at St. Johns PUD March 9, 2020

users. Said Joint Unified Sign Plan shall also be submitted concurrently with the construction plans for staff level review and approval.

Any deviations to the signs within this PUD from that as previously described or cited may be approved by a Non-Zoning Variance application meeting the requirements of Sections 10.04.03 and 7.02.04.A, unless clearly prohibited by the PUD or Part 7.08.00. u. A statement, and agreement to comply, binding all successors and assigns in title to the commitments and conditions of the Master Development Plan.

The Applicant hereby stipulates and agrees to proceed with the descriptions listed in this MDP text in accordance with the PUD Ordinance as adopted by the St. Johns County Board of County Commissioners. The Applicant also agrees to comply with all conditions and safeguards established in this PUD. v. When the subject property is designated as more than one Future Land Use designation on the Comprehensive Plan Future Land Use Map, a map shall be provided depicting the boundaries between the designations and provide the total upland and wetland acres for each land use designation.

Not applicable.

Page 10 DESCRIPTION: REVISION RECORD DATE: DWN: CHK: APV: NO.: Orlando | 618 E. South Streeet, Suite 700, Orlando, FL 32801 CLIENT JACKSONVILLE, FL. 32225 ISSUING OFFICE: DAR INVESTMENT TWO, LLC 1205 MONUMENT RD., SUITE 303 s t n a t l u s n o c i a g FOUNTAINS NORTH AT ST. JOHNS PUD MAP

5' PROJECT COUNTY ROAD 210 ST. JOHN'S COUNTY JACKSONVILLE, FL 32259 FOUNTAINS NORTH AT ST. JOHN'S

The Master Development Plan Map is a general representation of the approved plan of development. Final construction and engineering plans must demonstrate compliance with all requirements of the PUD/PRD and other applicable land development regulations.

APPROVED: APPROVED BY:

DATE: OF

ORDINANCE NUMBER: SCALE: ISSUE DATE: SHEET NO.: 0 100' 200' CHECKED BY: FILE NUMBER: C-102 Site Plan 2 FULL SCALE: 1"=100' HALF SCALE: 1"=200' NORTH REVISION DRAWN BY: GAI DRAWING NUMBER: GAI FILE NUMBER: © 2018 GAI Consultants

END OF RECORDED DOCUMENTS SECTION

ATTACHMENT 2 APPLICATION AND SUPPORTING DOCUMENTS St. Johns County Growth Management Department

Application for: Rezoning

Date July 23, 2019 Property Tax ID No 026260-0020, 026290-0000, 026270-0000, 026260-0030

Project Name Fountains North at St. Johns

Property Owner(s) See attached sheet. Phone Number -

Address See attached sheet. Fax Number -

City - State - Zip Code - e-mail -

Are there any owners not listed? No Yes If yes please provide information on separate sheet.

Applicant/Representative Brad Wester, Driver McAfee Hawthorne & Diebenow Phone Number 904-294-3768

Address 1 Independent Drive, Suite 1200 Fax Number -

City Jacksonville State FL Zip Code 32202 e-mail [email protected]

Property Location Generally, NE quadrant of I-95 & CR-210 interchange along CE Wilson Road.

Major Access CR-210 Size of Property 33.32 Cleared Acres (if applicable) N/A

Zoning Class OR No. of lots (if applicable) N/A Overlay District (if applicable)

Water & Sewer Provider JEA Future Land Use Designation Mixed Use

Present Use of Property Vacant Undeveloped Proposed Bldg. S.F. See MDP

Project Description (use separate sheet if necessary) Proposed development of a hotel, senior care facilities, medical office buildings, outpatient surgery centers, retail, general office, multi-family. The development will be an extension of the commercial PUD 2016-56 abutting to the south. See MDP for more details.

Please list any applications currently under review or recently approved which may assist in the review of this application including the name of the PUD/PRD: N/A

I understand that reasonable inspections of the subject property may be made as part of the application review process. I understand that any material misrepresentations or errors contained in this application or supporting documents may void an approved application, at the reasonable determination of the County considering the Land Development Code, Comprehensive Plan, and other applicable regulations. I HEREBY CERTIFY THAT ALL INFORMATION IS CORRECT: Signature of owner or person authorized to represent this application:

Signed By

Printed or typed name(s) Brad Wester

Revised August 24, 2015

Solutions-Based Thinking

10475 Fortune Parkway, Suite 201 | Jacksonville, FL 32256 | Telephone 904-288-8631 | www.lg2es.com

October 12, 2018

DAR Investment,LLC C/O David Ergisi 1205 Monument Rd #303 Jacksonville, FL 32225

RE: Listed Wildlife and Habitat Assessment CE Wilson Road Property St. Johns County, Florida

Dear Mr. David Ergisi:

Pursuant to your request, LG2 Environmental Solutions, Inc. (LG2ES) has conducted a listed wildlife species and habitat assessment of the above-referenced property. The purpose of the assessment was to determine the potential presence and extent of wildlife species listed by the Florida Fish and Wildlife Conservation Commission (FWC) and U.S. Fish and Wildlife Service (USFWS). Additionally, on-site habitat types, including jurisdictional wetlands, were examined and their extents mapped. Attached please find a report of our findings.

If you have any questions or require additional information, please feel free to contact me.

Sincerely, LG2 Environmental Solutions, Inc.

Chad Drury Project Manager

Attachment 1 – Listed Wildlife and Habitat Assessment Report

This page intentionally left blank

LISTED WILDLIFE & HABITAT ASSESSMENT REPORT

CE Wilson Road Property St. Johns County, Florida

LG2ES Project Number 2018-209

Prepared for:

DAR Investment,LLC C/O David Ergisi 1205 Monument Rd #303 Jacksonville, FL 32225

Prepared by:

LG2 Environmental Solutions, Inc. 10475 Fortune Parkway, Suite 201 Jacksonville, Florida 32256 (904) 363-1686 www.lg2es.com

October 12, 2018

Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

Table of Contents

1.0 INTRODUCTION ...... 1 2.0 METHODOLOGY ...... 1 3.0 DATABASE REVIEW OF SITE CONDITIONS ...... 2 3.1 USDA Soil Survey ...... 2 4.0 SITE VISIT SUMMARY ...... 2 4.1 Observed Vegetative Communities ...... 3 4.2 Wildlife ...... 4 4.2.1 Sensitive Species and Supporting Habitats ...... 5 5.0 CONCLUSION & SUMMARY ...... 10 6.0 REFERENCES ...... 12

Tables

Table 1 Observed Wildlife Species ...... 5 Table 2 FNAI Biodiversity Matrix Listed Wildlife Species ...... 6

Appendices

Appendix A Figures 1 - 5 Appendix B FNAI Biodiversity Matrix Report

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

1.0 INTRODUCTION On August 21, 2018 LG2 Environmental Solutions, Inc. (LG2ES) conducted a listed wildlife and habitat/wetland assessment of the subject property in St. Johns County, Florida. The purpose of the assessment was to determine the potential presence and extent of wildlife species, and their associated habitats, listed as endangered, threatened or Species of Special Concern (SSC) by the Florida Fish and Wildlife Conservation Commission (FWC) and U.S. Fish and Wildlife Service (USFWS). Additionally, the presence and extent of jurisdictional wetlands was assessed.

Geographically, the site lies within the U.S. Geological Survey (USGS) 7.5-minute Durbin Quadrangle; Township 5 South, Range 28 East, Section 16 (Figure 1). The site is bordered to the north and south by undeveloped land, to the east by rural residential and undeveloped land, and to the west by Interstate 95.

2.0 METHODOLOGY Prior to the site assessment, aerial orthophoto satellite images, United States Geological Survey (USGS) topographic maps, and U.S. Department of Agriculture (USDA) soil survey maps were reviewed to determine potential habitat and associated wildlife species on-site. The soil survey for St. Johns County was reviewed to help evaluate suitable habitat for sensitive species depending on substrate requirements (USDA 1987). Databases from the Florida Fish and Wildlife Conservation Commission (FWC 2018), the Florida Natural Areas Inventory Biodiversity Matrix (FNAI 2018), the bald eagle (Haliaeetus leuchocephalus) nest locator (FWC 2018), the USACE Jacksonville District and USFWS Eastern Indigo Snake Programmatic Effect Determination Key (USFWS 2013) were also accessed to determine potential for sensitive wildlife species and their suitable habitats.

During the site assessment, pedestrian transect surveys were conducted within each vegetative community. Within each transect, LG2ES collected data such as plant species, wildlife species, weather conditions, time assessment commenced and terminated, and anthropogenic activity. Vegetative communities were identified according to the Florida Land Use, Cover and Forms Classification System (FLUCFCS) (FDOT 2014). These methods are consistent with recognized FWC survey guidelines for a general wildlife assessment.

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

3.0 DATABASE REVIEW OF SITE CONDITIONS

3.1 USDA Soil Survey The Soil Survey of St. Johns County (USDA-NRCS 1987) indicates four soil types are defined on the property. The different soil types are listed below and are depicted on the attached Figure 3.

Zolfo fine sand (8) – This soil series consists of somewhat poorly drained soils and has a parent material of sandy marine deposits. The water table is usually 24-42 inches from the surface. Slopes range from 0 to 2 percent.

Smyrna-Smyrna, wet, fine sand (11) – This soil series consists of poorly drained soils and has a parent material of sandy marine deposits. The water table is usually 6-18 inches from the surface. Slopes range from 0 to 2 percent.

Sparr fine sand (44) – This soil series consists of somewhat poorly drained soils and has a parent material of sandy and loamy marine deposits. The water table is usually 18-42 inches from the surface. Slopes range from 0 to 5 percent.

Bakersville muck (69) – This soil series consists of very poorly drained soils and has a parent material of sandy and loamy marine deposits. The water table is usually 0-12 inches from the surface. Slopes range from 0 to 2 percent.

4.0 SITE VISIT SUMMARY On August 21, 2018 an LG2ES biologist conducted a site visit to record the habitat and associated wildlife species on-site, with emphasis on the presence of listed wildlife species, their associated habitats, and jurisdictional wetlands. The observed vegetative communities are detailed in the following Section 4.1. The weather conditions during the site visit were reported as sunny to partly cloudy skies with an average high temperature of 90°F. These conditions, considering the time of day, the season, and the scope of the inspection, may have influenced the wildlife species observed. The presence of specific wildlife species was determined visually, audibly, or by evidence of tracks, scat, nests, burrows, and/or dens. General wildlife species observed were recorded and are detailed in the following Section 4.2.

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

4.1 Observed Vegetative Communities During the site assessment, LG2ES biologists conducted a series of pedestrian transects throughout the subject property to categorize the on-site vegetative communities in accordance with FLUCFCS criteria. The location of natural resource issues of concern, and occurrences, were recorded using hand-held global positioning system (GPS) technology for later use in generating report graphics and recommendations. The attached Figure 4 provides a FLUCFCS map for reference. Below is a brief description of the habitat communities observed.

Uplands Live Oak (FLUCFCS 1123) – This vegetative community consisted of live oak (Quercus virginiana) with a managed understory of bahaigrass (Paspalum notatum).

Upland Coniferous (FLUCFCS 1230) – This vegetative community consisted of slash pine (Pinus elliottii), laurel oak (Quercus laurifolia), and water oak (Quercus nigra) with understory species such as saw palmetto (Serenoa repens), bitter gallberry (Ilex glabra), and bracken fern (Pteridium spp.).

Residential, Low density (FLUCFCS 18212) – This vegetative community consisted of mainly slash pine, laurel oaks, and managed grass.

Rural Open (FLUCFCS 1831) – This vegetative community consisted mainly of bahaigrass.

Roads (FLUCFCS 1841) – This vegetative community consisted of a road.

Wetlands Cypress (FLUCFCS 2211) – This vegetative community consisted of bald cypress (Taxodium distichum) with an understory of ferns such as cinnamon fern (Osmundastrum cinnamomeum) and netted chain fern (Woodwardia areolate).

Other Coniferous Wetlands (FLUCFCS 2220) – This vegetative community consisted of slash pine, laurel oak, and water oak with understory species such as saw palmetto, bitter gallberry, and Virginia chain fern (Woodwardia virginica).

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

Other Wetland Forested Mixed (FLUCFCS 2240) – This vegetative community consisted of slash pine, red maple (Acer rubrum), and black gum (Nyssa sylvatica) with understory species such as fetterbush (Lyonia lucida), netted chain fern, and Virginia chain fern.

Artificial/Farm Pond (FLUCFCS 3210) – This vegetative community consisted of an artificial farm pond.

4.2 Wildlife During the site reconnaissance LG2ES biologists conducted meandering pedestrian transects and stationary observations to survey the onsite habitat types, with emphasis on those areas with vegetative assemblages and hydrology and/or soils potentially indicative for the presence of listed wildlife species identified in the desktop review. The scope of this effort was a presence/absence survey for listed wildlife species and supporting habitats identified for each species. Formal, species-specific, surveys were not within the scope of this site assessment but can be conducted to satisfy any future permitting requirements needed to quantify the onsite listed wildlife species population parameters.

Observations of wildlife were made visually, audibly, or by evidence of tracks, scat, nests, burrows, and/or dens. Observed wildlife and potentially-occurring listed species are detailed in the following sections. The wildlife species observed during the site assessment are listed in the following Table 1.

Table 1 on the following page

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

Table 1 Observed Wildlife Species Common Name Taxonomic Name Observation *Listing Status Armadillo, nine-banded Dasypus novemcinctus Burrow None Northern Cardinal Cardinalis cardinalis Foraging & Calls None White-tailed deer Odocoileus virginianus Tracks None Green Anole Anolis carolinensis Foraging None Gopher Tortoise Gopherus polyphemus Burrow ST *Federally-designated endangered (FE); Federally-designated threatened (FT); Federally-designated threatened species due to similarity of appearance [FT(S/A)]; State designated threatened (ST); State Species of Special Concern (SSC); Federally protected under the Bald and Golden Eagle Protection Act (BGEPA)

4.2.1 Sensitive Species and Supporting Habitats Sensitive species are those species deemed federally Endangered (FE), State of Florida and federally Threatened (ST& FT), or SSC by the FWC and/or USFWS. Prior to the site reconnaissance online databases including, but not limited to, FNAI biodiversity matrix, FWC Bald Eagle Nest data, and USFWS Information for Planning and Consultation (IPAC) resource list, were reviewed for known occurrences of listed species and potential suitable habitats within the subject property.

The FNAI biodiversity matrix listed zero “documented”, two “likely” and four “potential” rare, threatened, or endangered (RTE) wildlife species expected to inhabit the surrounding area. A copy of the FNAI biodiversity matrix is included with this report. Four IPAC listed wildlife species were also listed. The RTE wildlife species mentioned in both reports are detailed in Table 2 below.

Table 2 on the following page

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

Table 2 FNAI Biodiversity Matrix Listed Wildlife Species FNAI Taxonomic Observed on- *Listing Common Name result Name site Status Likely Wood Stork Mycteria americana No FT Ursus americanus Likely Florida Black Bear No De-Listed floridanus Potential Atlantic Salt Marsh Neovison vison lutensis No N Mink Potential Gopher Tortoise Gopherus polyphemus Yes ST Potential Eastern Indigo Snake Drymarchon couperi No ST&FT Rafinesque's Big- Corynorhinus Potential No N eared Bat rafinesquii Aphelocoma IPAC Florida Scrub-Jay No ST & FT coerulescens Charadrius IPAC Piping Plover No FT melodus Calidris IPAC Red knot No FT canutus rufa Red-cockaded IPAC Picoides borealis No FE Woodpecker *Federally-designated endangered (FE); Federally-designated threatened (FT); Federally-designated threatened species due to similarity of appearance [FT(S/A)]; State designated threatened (ST); State Species of Special Concern (SSC); Federally protected under the Bald and Golden Eagle Protection Act (BGEPA)

State and federally listed wildlife species that occurred, or could potentially occur, within the subject property are discussed in more detail below.

Gopher Tortoise The gopher tortoise is classified as a state-Threatened species and is protected by Florida’s Endangered and Threatened Species Rule (Rule 68A-27.0031, Florida Administrative Code). The gopher tortoise is a moderate-sized, terrestrial turtle averaging 9 to 11 inches in length. The species is identified by its stumpy, elephantine hind feet and flattened, shovel-like forelimbs adapted for digging. The shell is oblong and generally tan, brown, or gray in coloration. They prefer upland habitats with open canopy and well drained soils.

During the site assessment, two gopher tortoise burrows were identified within the onsite upland habitat (Figure 5). The soils and vegetation within this habitat were well suited to support gopher tortoises. Prior to developing this area, FWC regulations require a 100 percent gopher tortoise burrow survey and subsequent relocation efforts be performed by an authorized gopher tortoise agent. Following successful gopher

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018 tortoise relocation efforts, development of the subject property is not likely to adversely affect this species.

Eastern Indigo Snake The eastern indigo snake is listed as Threatened by the federal Endangered Species Act (ESA) and as federally-designated Threatened by Florida’s Endangered and Threatened Species Rule. They are a non-venomous, bluish-black colored snake that can reach lengths of 8 feet. Eastern indigo snakes inhabit a mosaic of habitats including sandhills, pine flatwoods, hardwood forests, moist hammocks, and areas that surround cypress swamps. In high xeric habitats, eastern indigo snakes are associated with gopher tortoise whose burrows provide shelter from winter cold and summer heat. In central and coastal Florida, eastern indigos are mainly found in high sandy ridges. Their current range extends throughout the state of Florida and southern Georgia.

The eastern indigo snake was not observed during the onsite reconnaissance. The subject property does contain pine flatwoods habitat and an area surrounding a cypress swamp which could sustain eastern indigo snakes. The subject property also contains gopher tortoise burrows which could provide shelter for eastern indigo snakes. Since the property contained suitable habitat for eastern indigo snakes and gopher tortoise burrows, the USFWS Eastern Indigo Snake Programmatic Key was used to identify potential impacts to eastern indigo snakes and whether further consultation with USFWS would be required. Per the Key, projects impacting less than 25 acres of xeric habitat and supporting less than 25 active and inactive gopher tortoise burrows result in a “Not Likely to Adversely Impact” (NLAA) determination if all gopher tortoise burrows are excavated prior to site manipulation in the vicinity of the burrow, and if other holes and cavities are inspected each morning before the planned site manipulation of a particular area. If an eastern indigo snake is encountered, the snake must be allowed to vacate the area prior to site manipulation in the vicinity.

If USACE permitting is required for this project consultation between USACE and USFWS may require; additional surveys to document the presence/absence of eastern indigo snakes within the subject property, specific protection measures to be implemented before and during construction activities, and/or monetary mitigation contributions for impacts to suitable eastern indigo snake habitats.

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

Florida Scrub-Jay: The Florida Scrub-Jay is listed as Threatened by the federal ESA and as federally- designated Threatened by Florida’s Endangered and Threatened Species Rule. In addition to these listings, the Florida Scrub-Jay is on the 2016 State of North America’s Birds’ Watch List, noting them as at risk of extinction without significant conservation efforts. This large songbird is identified by its bright blue head, wings, and tail. This species is restricted to scrubby flatwoods and Florida oak scrub with open patches of sand and tree canopy. The subject property does not contain any of these habitats and it is unlikely that scrub jays inhabit the subject property. If scrub jays are later found on the subject property consultation with USFWS and FWC will be required. Any development at the subject property is not likely to adversely affect this species.

Piping Plover: The piping plover is listed as Threatened by the federal ESA and as federally-designated Threatened by Florida’s Endangered and Threatened Species Rule. Piping plovers (Charadrius melodus) use wide, flat, open, sandy beaches with very little grass or other vegetation. Nesting territories often include small creeks or wetlands. No suitable piping plover habitat or piping plover individuals were observed onsite. It is unlikely that this species would occur onsite. Any development at the subject property is not likely to adversely affect this species.

Wood Stork: The wood stork is listed as Threatened by the federal ESA and as federally-designated Threatened by Florida’s Endangered and Threatened Species Rule. For projects with on- site wetlands, additional consideration must be taken with regard to wood storks. They are large wading birds with a long, heavy curved bill and long legs. This species is identified by the scaly appearance of their head due to its lack of feathers. According to the USFWS wood storks prefer to forage in ponds and marshes with little or no canopy but have been observed in forested wetlands with canopies of less than 20%. Suitable foraging habitat (SFH) for wood storks includes freshwater marshes, cypress depressions, swamp sloughs and tidal creeks and pools.

For counties in Northeast Florida, USFWS designated a 13-mile core foraging area (CFA) buffer around active nesting wood stork colonies to protect wood stork SFH. The subject property is located 10.5 miles from the Dee Dot Ranch colony (Figure 6). There was a farm pond on the subject property that could be considered wood stork SFH. The USFWS Wood Stork Programmatic Key was used to identify any potential impacts to

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018 wood storks and whether further consultation with USFWS would be required. Per the Key, projects impacting less than 0.5 acres of wood stork SFH result in a “Not Likely to Adversely Impact” (NLAA) determination.

If USACE permitting is required for this project, consultation between USACE and USFWS may require additional documentation to determine the presence/absence of wood stork SFH within the subject property.

Red knot The red knot is listed as Threatened by the federal ESA and as federally-designated Threatened by Florida’s Endangered and Threatened Species Rule. In the southeastern US, including Florida, red knots are commonly found along beaches, tidal mudflats, salt marshes, shallow coastal impoundments and mangrove and brackish lagoons. No suitable red knot habitat or red not individuals were observed onsite. It is unlikely that this species would occur onsite. Any development at the subject property is not likely to adversely affect this species.

Red-cockaded Woodpecker The red-cockaded woodpecker is listed as Endangered by the federal ESA and as federally-designated Endangered by Florida’s Endangered and Threatened Species Rule. Red-cockaded woodpeckers prefer mature pine forests especially longleaf pines. The subject property contained a few mature pine trees but not a large enough area to support this species. No red-cockaded woodpeckers were observed onsite and it is unlikely that this species would occur onsite. Any development at the subject property is not likely to adversely affect this species.

Bald Eagle Although the bald eagle is no longer protected under the ESA, it is still afforded protection under the Bald and Gold Eagle Protection Act (BGEPA) and the Migratory Bird Treaty Act (MBTA). In addition to the federal law, the state of Florida protects eagles under the State Eagle Rule (68A-16.002, F.A.C.).

The bald eagle is a large-bodied raptor. Bald eagles typically nest in forested areas adjacent to large bodies of water, staying away from heavily developed areas when possible. Bald eagles are tolerant of human activity when feeding, and may congregate around fish processing plants, dumps, and below dams where fish concentrate. For

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018 perching, bald eagles prefer tall, mature coniferous or deciduous trees that afford a wide view of the surroundings.

No eagles or their nests were observed on the property during the site reconnaissance. An FWC eagle nest locator database search was performed to further search for documented bald eagle nests within the proximity of the property. The search results identified the nearest eagle nest occurring approximately 6 miles from the subject property. The accuracy of the FWC eagle nest database search is not 100%. If an eagle’s nest is established onsite in the future, current FWC, FWS and/or County protection protocols will need to be followed. The proposed project is not likely to adversely affect this species.

5.0 CONCLUSION & SUMMARY During the wildlife survey, LG2ES biologists conducted meandering pedestrian transects and stationary observation posts throughout each on-site habitat type to observe the potential presence of listed wildlife species. The upland and wetland habitat communities found on-site are considered common in the landscape of St. Johns County and northeast Florida.

LG2ES documented one listed wildlife species utilizing the property during the on-site assessment; gopher tortoise burrows were identified within the on-site upland habitats (Figure 5). Prior to impacting gopher tortoises and/or their burrows, FWC permitting guidelines require up-to-date gopher tortoise burrow surveys and subsequent relocation efforts be performed by an authorized gopher tortoise agent. Once the gopher tortoises have been successfully relocated, development of the subject property is not likely to adversely affect this species.

If a USACE and/or SJRWMD permit is required for the project, USFWS and/or FWC may be notified and allowed to comment on listed species with the potential to occur on site. During this comment period, additional information may be requested from the applicant to document whether the project proposes to impact any potentially occurring listed wildlife species. This request for additional information may take the form of informal correspondence or formal consultation. The species that may trigger a request for additional information include the eastern indigo snake, wood stork, piping plover, red knot, Florida Scrub-Jay, and red-cockaded woodpecker. If no USACE and/or FDEP permit is required, USFWS and/or FWC consultations regarding listed wildlife species will be at the discretion of the applicant.

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

6.0 REFERENCES

Florida Department of Transportation. Florida Land Use Cover and Forms Classification System (FLUCFCS) Final Report: 2014

Florida Fish & Wildlife Conservation Commission (FWC) 2018. Wildlife Technology Services in the Division of Habitat and Species Conservation, Eagles Nest Locator by County, updated 2018. Accessed online at: https://publictemp.myfwc.com/FWRI/EagleNests/nestlocator.aspx

Florida Fish & Wildlife Conservation Commission (FWC) 2018. Florida’s Endangered Species, Threatened Species, or Species of Special Concern, updated May 2017 online at http://www.myfwc.com/media/1515251/threatened-endangered-species.pdf

Florida Fish and Wildlife Conservation Commission (FWC). 2018 “Species Profiles” website. Accessed online at http://myfwc.com/wildlifehabitats/profiles/

Florida Natural Areas Inventory (FNAI). 2018. Biodiversity Matrix Search. Accessed online at: http://fnai.org/biointro.cfm

Cornell Lab of Ornithology. 2017. “All about Birds” website. Accessed online at https://www.allaboutbirds.org/guide/Bald_Eagle/lifehistory

Cornell Lab of Ornithology. 2017. “All about Birds” website. Accessed online at https://www.allaboutbirds.org/guide/Florida_Scrub-Jay/lifehistory

Cornell Lab of Ornithology. 2017. “All about Birds” website. Accessed online at https://www.allaboutbirds.org/guide/Wood_Stork/lifehistory

United States Department Of Agriculture (USDA), Natural Resources Conservation Service (NRCS) 1987. Accessed online at: https://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm

United States Fish & Wildlife Service (USFWS) 2018. Threatened & Endangered Species System (TESS); listings by state and territory as of October; online at https://ecos.fws.gov/ecp0/reports/species-by-current-range-county?fips=12127

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

Army Corps of Engineers, Jacksonville District (USACE) & U.S. Fish & Wildlife Service, Jacksonville Ecological Services Field Office (USFWS) September 2013. Wood Stork Key for Central and North Peninsular Florida. Accessed online at: https://www.fws.gov/northflorida/WoodStorks/Documents/20080900_JAXESO_WOST_K ey.pdf

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Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

Appendix A Figures 1-5

A

Jacksonville Jacksonville Beach

Orange Park Subject Property

Green Cove Springs

Saint Augustine

Saint Augustine Beach

St. Johns County

Marineland Palatka

Subject Property

Figure 1 USGS Quadrangle Durbin Topographic Site Location Township 5 South CE Wilson Road Property Range 28 East St. Augustine, St. Johns County, FL . Section 16 2018-234 September 28, 2018 1 inch = 2,000 feet

0 2,000 4,000 10475 Fortune Parkway, Suite 201 Jacksonville, Florida 32256 Feet (904) 363-1686 Subject Property

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Figure 2 Aerial Location 2016 True Color Orthophotos CE Wilson Road Property From Florida DOT St. Augustine, St. Johns County, FL . 2018-234 September 28, 2018

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W 0 1 2 Figure d3 a o Soils R y t n u CE Wilson Road Properoty St. Augustine, St. Johns CouCnty, FL 2016 True Color Orthophotos 2018-234 September 28, 2018 . From Florida DOT 1 inch = 300 feet

0 300 600 10475 Fortune Parkway, Suite 201 Jacksonville, Florida 32256 Feet (904) 363-1686 2211 Subject Property

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1123 - Live Oak 3210 1230 - Upland Coniferous 18212 - Residential, Low Density 1831 - Rural Open 1841 - Roads 2220 2211 - Cypress 2220 - Other Coniferous Wetlands 2240 - Other Wetland Forested Mixed 1230 3210 - Artificial / Farm Pond 1841 1230

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W 0 1 2 Figure d5 a o GT Survey R y t n u CE Wilson Road Properoty St. Augustine, St. Johns CouCnty, FL 2016 True Color Orthophotos 2018-234 September 28, 2018 . From Florida DOT 1 inch = 300 feet

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Figure 6 Proximity to Woodstork Nest Colonies CE Wilson Road Property St. Augustine, St. Johns County, FL 2018-234 September 28, 2018

.! 10475 Fortune Parkway, Suite 201 Jacksonville, Florida 32256 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus (904) 363-1686 DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community Listed Wildlife and Habitat Assessment CE Wilson Road Property, St. Johns County, Florida October2018

Appendix B FNAI Biodiversity Matrix Report

A-1 FNAI Biodiversity Matrix Page 1 of 3

1018 Thomasville Road Suite 200-C Tallahassee, FL 32303 Florida Natural Areas Inventory 850-224-8207 850-681-9364 fax Biodiversity Matrix Query Results www.fnai.org UNOFFICIAL REPORT Created 9/26/2018 (Contact the FNAI Data Services Coordinator at 850.224.8207 or [email protected] for information on an official Standard Data Report) NOTE: The Biodiversity Matrix includes only rare species and natural communities tracked by FNAI.

Report for 1 Matrix Unit: 43779

Descriptions

DOCUMENTED - There is a documented occurrence in the FNAI database of the species or community within this Matrix Unit.

DOCUMENTED-HISTORIC - There is a documented occurrence in the FNAI database of the species or community within this Matrix Unit; however the occurrence has not been observed/reported within the last twenty years.

LIKELY - The species or community is known to occur in this vicinity, and is considered likely within this Matrix Unit because: 1. documented occurrence overlaps this and adjacent Matrix Units, but the documentation isn’t precise enough to indicate which of those Units the species or community is actually located in; or 2. there is a documented occurrence in the vicinity and there is suitable habitat for that species or community within this Matrix Unit.

POTENTIAL - This Matrix Unit lies within the known or predicted range of the species or community based on expert knowledge and environmental variables such as climate, soils, topography, and landcover.

Matrix Unit I D: 43779 1 Documented Element Found Global State Federal State Scientific and Common Names Rank Rank Status Listing Lythrum curtissii G1 S1 N E Curtiss' Loosestrife

0 Documented-Historic Elements Found

http://data.labins.org/mapping/FNAI_BioMatrix/GridSearch.cfm?sel_id=43779&extent=6... 9/26/2018 FNAI Biodiversity Matrix Page 2 of 3

4 Likely Elements Found Global State Federal State Scientific and Common Names Rank Rank Status Listing Calydorea coelestina G2G3 S2S3 N E Bartram's Ixia Mesic flatwoods G4 S4 N N Mycteria americana G4 S2 LT FT Wood Stork Ursus americanus floridanus G5T2 S2 N N Florida Black Bear

Matrix Unit I D: 43779 22 Potential Elements for Matrix Unit 43779 Global State Federal State Scientific and Common Names Rank Rank Status Listing Arnoglossum diversifolium G2 S2 N T Variable-leaved Indian-plantain Asclepias viridula G2 S2 N T Southern Milkweed Asplenium heteroresiliens GNA S1 N N Wagner's Spleenwort Balduina atropurpurea G2 S1 N E Purple Honeycomb-head Calopogon multiflorus G2G3 S2S3 N T Many-flowered Grass-pink Centrosema arenicola G2Q S2 N E Sand Butterfly Pea Corynorhinus rafinesquii G3G4 S2 N N Rafinesque's Big-eared Bat Ctenium floridanum G2 S2 N E Florida Toothache Grass Drymarchon couperi G3 S3 LT FT Eastern Indigo Snake Gopherus polyphemus G3 S3 C ST Gopher Tortoise Litsea aestivalis G3? S2 N E Pondspice Matelea floridana G2 S2 N E Florida Spiny-pod Monotropsis reynoldsiae G1Q S1 N E Pygmy Pipes Nemastylis floridana G2 S2 N E Celestial Lily Neovison vison lutensis G5T3 S3 N N Atlantic Salt Marsh Mink Nolina atopocarpa G3 S3 N T Florida Beargrass Orbexilum virgatum G1 S1 N E Pineland Scurfpea Picoides borealis G3 S2 LE FE Red-cockaded Woodpecker Pycnanthemum floridanum G3 S3 N T Florida Mountain-mint Rudbeckia nitida G3 S2 N E St. John's Blackeyed Susan Salix floridana G2 S2 N E Florida Willow

http://data.labins.org/mapping/FNAI_BioMatrix/GridSearch.cfm?sel_id=43779&extent=6... 9/26/2018 FNAI Biodiversity Matrix Page 3 of 3

Verbesina heterophylla G2 S2 N E Variable-leaf Crownbeard

Disclaimer The data maintained by the Florida Natural Areas Inventory represent the single most comprehensive source of information available on the locations of rare species and other significant ecological resources statewide. However, the data are not always based on comprehensive or site-specific field surveys. Therefore, this information should not be regarded as a final statement on the biological resources of the site being considered, nor should it be substituted for on-site surveys. FNAI shall not be held liable for the accuracy and completeness of these data, or opinions or conclusions drawn from these data. FNAI is not inviting reliance on these data. Inventory data are designed for the purposes of conservation planning and scientific research and are not intended for use as the primary criteria for regulatory decisions.

Unofficial Report These results are considered unofficial. FNAI offers a Standard Data Request option for those needing certifiable data.

http://data.labins.org/mapping/FNAI_BioMatrix/GridSearch.cfm?sel_id=43779&extent=6... 9/26/2018 Subject Property

Pond (0.24 Acre)

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Upland Area Wetland Assessment and Approximately 32.82 Acres GT Survey Wetlands CE Wilson Road Property Approximately 1.02 Acres St. Augustine, St. Johns County, FL . 2018-100 September 25, 2018 2016 True Color Orthophotos From Florida DOT 1 inch = 300 feet

0 300 600 10475 Fortune Parkway, Suite 201 Jacksonville, Florida 32256 Feet (904) 363-1686 From: Dick D"Souza To: Valerie Stukes Subject: FW: SJC PUD 2019-13 Date: Friday, February 28, 2020 9:54:45 AM

From: Zachary Roth Sent: Friday, February 14, 2020 5:09 PM To: Dick D'Souza Subject: SJC PUD 2019-13

Hi Mr. D’Souza,

I represent the owners of the property located at 10300 CE Wilson Road, St. Johns, Florida. I have reviewed the application materials for PUD 2019-13 and have significant concerns regarding the access. I was hoping you may be able to provide some clarity on that issue.

We are concerned that this proposed development would reduce the size of the access to our property, especially in light of the fact that the site plan shows a 50’ right of way and does not show the connection to our property. It notes “provide access to adjacent property at current driveway location”, but no driveway is shown. We’ve heard many rumors of other connections or widened connections, but the application on the website shows no such information.

To the extent that such proposal would restrict access based on it not being shown or would limit the development opportunities of our parcel by reducing the quality of access to our parcel, we may have objections to this application. We want to avoid the need to object or ask that it be deferred until sufficient information is provided to adjacent owners to truly understand what is requested.

Is this something you are able to shed some light on for us to help us understand?

Best,

Zach Roth

Zachary R. Roth Board Certified Real Estate Attorney

[email protected]

Jacksonville: 904.737.4600 ANSBACHER LAW Orange Park: 904.385.3444 St. Augustine: 904.429.4833 REAL ESTATE ⋅ CONSTRUCTION ⋅ PERSONAL INJURY Collections: 904.416.1511 CONDOMINIUMS ⋅ HOMEOWNER ASSOCIATIONS Personal Injury: 904.737.4700 WWW.ANSBACHER.NET

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ATTACHMENT 3 CITED COMPREHENSIVE PLAN AND LAND DEVELOPMENT CODE PROVISIONS

APPLICABLE CODE REGULATIONS

Comprehensive Plan Policy A.1.3.11 A rezoning request may be approved only upon determination that the application and evidence presented establish that all the proposed permitted uses are compatible with conforming land uses located on adjacent properties. The Board of County Commissioners shall utilize the following criteria as applicable in the consideration of all rezoning requests. 1. A rezoning request shall not be approved if the proposed permitted uses are determined to have an unreasonable incompatible impact on the contiguous and surrounding area in respect to sensory characteristics such as odor, noise, vibration, and lighting, as well as non-sensory characteristics such as pollution and traffic flow. 2. A rezoning request shall not be approved if the proposed traffic flow of the proposed permitted uses have an unreasonable impact on the contiguous and surrounding area, or if the proposed traffic has an unreasonable impact upon the projected wear and tear of any public roadway designed to carry lighter traffic than proposed with the rezoning, or if the proposed traffic results in an unreasonable danger to the safety of other traffic, pedestrians and bicyclists. 3. A rezoning request shall not be approved if any of the proposed permitted uses or proposed activities results in a public nuisance. 4. A rezoning shall not be approved if it results in urban sprawl determined by Chapter 163, Florida Statutes. 5. A rezoning shall not be approved if it unreasonably or unduly impacts the natural environment. 6. With respect to the foregoing, the following factors may be considered as mitigation in order to negate a possible incompatibility: a. permitted uses, structures and activities allowed within the Future Land Use designation; b. building location, dimension, height and floor area ratio; c. location and extent of parking, access drives, loading areas, and service areas; d. hours of operation, noise levels, and lighting; e. roads, setbacks, buffers, fences, walls, landscaping, parks and open spaces, wetlands, conservation areas, drainage ponds, lakes, and other similar characteristics.

Comprehensive Plan Policy A.1.3.1 The County shall continue to implement its Land Development Code providing standards and procedures for adequate buffers between incompatible uses. To ensure adequate buffering between incompatible uses, the County shall review and update its standards and procedures as necessary to ensure adequate buffering between incompatible uses. Land Development Code Section 5.03.01 – Planned Unit Development (PUD) Districts

A. These districts are used for specialized purposes to allow for innovative design techniques. The application of flexible land Use regulations to the Development of land is often difficult or impossible within traditional zoning district regulations. The objective of a PUD is to encourage ingenuity, imagination and design efforts on the part of builders, architects, site planners, and Developers to produce Developments which may depart from the strict requirements of traditional zoning districts in return for a gain in aesthetic and functional design as compared with traditional zoning districts. Planned Unit Development districts shall be suitable in location, area, and character for the Uses and Structures proposed, and are to be planned and developed in a unified manner. Land proposed for Planned Unit Developments proposed shall comply with the Comprehensive Plan and may be located in all Future Land Use Districts except that residential development in the Rural/Silviculture (R/S) and Agricultural-Intensity (A-I) land use designations shall be in accordance with the Planned Rural Development (PRD) District.

B. Planned Unit Development districts may be utilized to encourage the orderly concentration of Development on vacant Parcels of land around and within the defined existing Development Areas in order to efficiently utilize existing and programmed public facilities.

C. Within the standards of the Comprehensive Plan, Planned Unit Development may be used as a vehicle to permit Developments at increased densities above the zoning district within urban areas where the innovative use of buffering and modern design techniques mitigate the external impacts of Development and create a desirable physical environment. However, in no case shall the densities allowed exceed the maximum density for the Future Land Use Map designation of the Comprehensive Plan. Through the utilization of a Planned Unit Development district, the Board of County Commissioners may allow mixed Dwelling types and/or housing densities as well as provide for the safe, efficient, convenient, harmonious groupings of Structures, Uses, and facilities, for appropriate relationships of space, inside and outside Buildings, to intended Uses, and for conservation of desirable natural features and Environmentally Sensitive Areas and minimum disturbance of natural topography. With appropriate justification provided in the PUD, Uses as provided in Article II, shall be allowed within PUDs with criteria and standards that differ from the standards established in Article II, when approved with the PUD Ordinance. D. Planned Unit Development districts shall be related to the general Development pattern and the objectives of the Comprehensive Plan, provide for the comfort and convenience of residents, facilitate protection of the character of the surrounding neighborhoods, and reduce automotive traffic congestion by a reasonably close relationship (either in distance or time) between origins and destinations of persons living, working or visiting in such Development, with availability of major streets or mass transit. Housing, commercial and service facilities which are principal places of employment shall be so related by physical proximity, by major street networks or by mass transit as to promote these objectives.

E. In view of the substantial public advantage of Planned Unit Development, it is the intent of these regulations to promote and encourage Development in this form where appropriate in location and character.

F. A Planned Unit Development may include any land use allowable under the Comprehensive Plan and this Code, when approved pursuant to the PUD Ordinance. Land Development Code Section 5.03.02 General Standards for PUDs

A. Consistency with the Comprehensive Plan All Planned Unit Development districts shall be consistent with the Comprehensive Plan. B. Location

Planned Unit Development districts shall be located where they will facilitate ease and convenience of use; where negative impacts on the surrounding transportation systems, public services and surrounding land Uses will be minimized; where the Use is compatible with surrounding land Uses; where the Development will not encourage the expansion of office or commercial strip Development along adjacent streets; and where the intensity of the Project is consistent with the Use that it provides. C. Minimum Size No Planned Unit Development shall be approved unless the area encompassed by the Development is equal to or greater than the minimum Lot size required by the zoning district in which the Development is located. D. Compatibility 1. Planned Unit Development districts shall be allowed a range of Uses, and site design features. In evaluating proposals, the following factors shall be considered: a. The nature of surrounding land Uses shall be considered in order to ensure that the intensity of any proposed nonresidential Development will not create external impacts that adversely affect surrounding residential Uses. b. The nature of surrounding land Uses shall be considered in order to ensure that the intensity and density of any proposed commercial Development provides, where appropriate, a transition between surrounding Uses. c. The compatibility with surrounding Uses shall be established through the use of, but not limited to, transitions in density and intensity, screening and buffering, architectural finish, consistent roof lines, controlled access, Building orientation, Building mass, scale, and height, and other site planning techniques. Compatibility shall also include the placement of and location of specific Use Classifications, as provided in Article II of this Code and the relationship of the Use on the adjacent Uses, specifically Residential Uses shall generally be separated from Highway Commercial Uses, High Intensity Commercial Uses, and Industrial Uses by the placement of Multi-Family residential and/or less intense office or commercial Uses or natural features, such as Wetlands. d. The maximum allowed densities of residential Development within a PUD district shall not exceed the maximum density allowed by the Future Land Use Map designation of the Comprehensive Plan. The maximum intensity and impervious surface ratio shall not exceed the maximum allowed by the Comprehensive Plan and proposed Uses within a mixed use PUD shall be compatible with the underlying Future Land Use designation of the Comprehensive Plan. e. Residential densities for Developments designed for the Affordable Housing optional density bonus provisions section of this Code may be increased by twenty-five percent (25%) as provided for in that Section of this Code. The following factors will be considered: (i) whether the Development is proposed as an integral part of a mixed Use Development which provides services, goods and facilities, including health care, which could reasonably be considered directly supportive of the needs of the residents; (ii) whether the Development is within one thousand (1,000) feet of one or more locations which provide such services, as measured from the nearest residential unit and such services are easily accessible to the Development by pedestrian walkways free of pedestrian-vehicular conflicts; or (iii) whether such services are easily accessible by automobile by a non- circuitous route or such services are easily accessible by mass transit which serves the Development.

2. Roadway segments that provide access shall be evaluated in order to ensure that the intensity and density of the proposed Development will not adversely impede the free flow of traffic on the streets serving the Project as determined in Article XI, Concurrency Management, and other provisions of this Code.

3. The functional classification of streets serving the proposed Development shall be considered, for the purposes of ensuring that the intensity and density of the Project is consistent with the operating characteristics of impacted roadway segments and intersections. 4. Perimeter buffers and screening at the boundary between the PUD district and adjacent Uses shall be provided according to the standards of this Code. However, buffers between Uses within the Planned Unit Development shall be required only between otherwise incompatible Uses. 5. Existing land Uses, zoning, roadway, and significant environmental features of adjacent and surrounding properties shall be provided through maps and textual information to allow for an evaluation of the compatibility of the proposed Development with its surrounding area. E. Adequacy of Facilities The adequacy of sewage disposal systems, water supplies, fire protection, police protection, drainage systems, transportation systems, school facilities and recreational facilities to serve the proposed Development shall be considered in order to ensure that demands generated can be accommodated. For water, sewer, drainage, transportation, and recreation facilities the demand and adequacy of the facility shall be determined in accordance with Article XI, Concurrency Management. For public safety facilities and services (e.g. police, fire, EMS), the demand and adequacy of such facilities and services may be determined by the Board of County Commissioners. F. Relation of PUD Regulations to General Zoning, Subdivisions, or Other Regulations; Modifications on Equal Satisfaction of Public Purposes 1. The Planned Unit Development regulations contained in this Code shall apply generally to the initiation and regulation of all Planned Unit Development districts. Where there are conflicts between the special PUD regulations herein and general zoning, Subdivision, or other regulations or requirements, these PUD regulations shall apply in PUD districts unless the Board of County Commissioners finds, in the particular case, that provisions herein do not serve public purposes to a degree at least equivalent to such general zoning, Subdivision, or other regulations or requirements. 2. Where actions, designs, or solutions proposed by the Applicant are not literally in accord with applicable PUD or general regulations, but the Board of County Commissioners makes a written finding, in the particular case, that public purposes are satisfied to an equivalent or greater degree, the Board may make specific modification of the regulations in the particular case. However, where floor area and similar ratios, as well as maximum allowed densities have been established by these regulations, the Board shall not act in a particular case to modify such ratios or maximums.

3. Except as indicated above, and notwithstanding procedures and requirements generally in effect, those procedures and requirements set forth in this Article shall apply in all PUD districts. Land Development Code Section 5.03.03 – Specific Standards for PUDs

Specific standards may be modified or waived if substantial compliance is met through other means, or to meet other desirable objectives, such as to accommodate traditional neighborhood design principles, maintain the function of a vegetative community, and similar issues. Modifications and waivers shall be provided with the PUD Master Development Plan Text. A. Natural Environment 1. Minimum of twenty-five percent (25%) open space (including recreation, buffers, common areas, Environmentally Sensitive Areas, and other conservation/preservation areas providing for Significant Natural Communities Habitat or Essential Habitat); 2. Minimum of ten percent (10%) preservation of Significant Natural Communities Habitat; 3. Minimum of five percent (5%) conservation of upland natural vegetation, not including Significant Natural Communities Habitat; 4. Ten (10) foot natural/landscaped buffer along Project property lines, except as provided in paragraph 5 below. 5. Minimum forty (40) foot natural buffer along William Bartram Scenic Highway (SR 13/CR 13). B. Setbacks *2. Commercial Twenty (20) foot setback for Buildings, parking and/or storage areas along property lines adjacent to road Right-of-Way and adjacent to residential Uses. C. Height 1. Structure Height is limited to thirty-five (35) feet in the Coastal Area as measured pursuant to Section 6.07.00. 2. Special Treatment of Certain Nonconformities Created by this Code or Other Governmental Action a. If characteristics of Use such as Height requirements or other matters pertaining to the Use of land, Structures or premises are made nonconforming by the adoption date of this Code revision, or by other action of state or local government, no change shall thereafter be made in such characteristics of Use which increase nonconformity with these regulations; provided however that changes may be made which do not increase such nonconformities; or are otherwise in compliance with this Code. D. Transportation 1. Internal Roadway & pedestrian connections between Uses; 2. Sidewalks along major internal Roadways; and 3. Interconnectivity with adjacent properties (where feasible).

4. If access is provided by a Street maintained by the Florida Department of Transportation (FDOT) a copy of the results of a pre-application meeting with FDOT is required. E. Active Recreation 1. Five (5) acres of active recreation per one thousand (1,000) design population pro rata with one (1) acre minimum (except for Development Parcels less than ten (10) acres in size); 2. If the required recreational area is five (5) acres or larger, sixty percent (60%) of the required recreational acreage shall be community park (ballfields, multi-use fields) unless the Applicant can demonstrate that other recreational Uses are more appropriate for the proposed Project. The Applicant shall provide this demonstration in the Master Development Plan Text; and 3. Road Rights-of-Way, Drainage/Utility Easements or other similarly functional Easements, golf courses, or preserved Wetlands shall not be used as active recreation areas for the purposes of this Code. F. Unified Sign Plan All signage within a PUD shall conform to the provision of Article VII of this Code, unless signage is authorized and regulated pursuant to an approved Unified Sign Plan as part of the PUD. Any area of the PUD regulated by the Unified Sign Plan shall be considered a single premise for the purposes of sign regulations, without regard to ownership of individual PUD parcels. Sec. 6.08.16 Drive-Through Restaurants Eating establishments providing drive-through service wherein a patron is served through a window or other device while remaining in a motor Vehicle shall meet the following criteria: A. No order box used in the ordering of food or beverages from a drive-through window shall be located within two hundred (200) feet of any property zoned residential.

B. Adequate automobile stacking space will be provided from the order box to ensure that any public Right-of-Way or common Vehicular Use Area will not be blocked by or utilized for vehicular stacking. Sec. 6.08.25 Nursing, Convalescent and Extended Care Facilities

A. Minimum Lot Area shall be one (1) acre with a minimum frontage on a Public Roadway of one hundred fifty (150) feet. B. Front, rear and side setbacks shall be a minimum of fifty (50) feet. C. Each Nursing, Convalescent, or Extended Care Facility shall not exceed a Floor Area Ratio of 0.25.

Agenda Item #___ PUD 2019-13 Fountains North

St. Johns County Board of County Commissioners PUD 2019-13 Fountains North

 Request:

• Request to rezone approximately 33.32 acres of land from Open Rural (OR) to Planned Unit Development (PUD)

• Located in the NE quadrant of I-95 & CR 210 interchange along CE Wilson Road.

PUD 2019-13 Fountains North

 Application Summary: Introduction • The project proposes up to 650,000 square feet of a mixture of uses, all uses are required to meet the Special Use criteria in LDC 2.03.00 and Supplemental Design Standards in LDC Review 6.08.00 as applicable • This PUD is designed to be an extension of the existing Analysis commercial PUD to the south known as The Fountains Public Input • All required buffers will be applied to the proposed PUD boundaries ranging from 10 A to 20 B buffering and screening standards and open space will be provided Findings • If approved, this PUD will be among multiple mixed use PUDs which include both residential and commercial uses. Master Development Plan Map

Master Development Plan PUD 2019-13 Fountains North

 Waiver: 1. LDC Section 6.06.04.A and B and 5.03.03.B.2 Introduction Buffering and Screening Requirement and Review Commercial Setbacks in PUD Request Analysis The applicant is requesting a reduction of the setback and screening standard from Type 20/B to 10/A on the west property line along Public Input the I-95 right-of-way, and the south property line along the existing Fountains PUD. Findings PUD 2019-13 Fountains North

 Waiver: 2. LDC Section 6.05.02.E Parking and Loading Introduction Standards Review Request The applicant is requesting a reduction to the parking standard from Analysis 2.25 spaces per unit to 1 space per unit for multi-family residential uses that are proposed with deed restrictions as age-restricted, such Public Input as Independent Living units.

Findings PUD 2019-13 Fountains North

 Waiver: 3. LDC Sections 6.04.05 Access Management Introduction Request Review The applicant is requesting the use of a proposed private access road to serve the site and abutting uses. Analysis CE Wilson is a dirt road owned by the County proposed to be Public Input vacated and redeveloped as a private road serving the development and adjacent properties. Findings PUD 2019-13 Fountains North

 Waiver: 4. LDC Sections 7.02.04.B and C and LDC Section Introduction 7.02.05.B.3 Review Request The applicant is requesting waivers to Section 7.02.04.B, Analysis Section 7.02.04.C and Section 7.02.05.B.3. Waivers to Section 7.02.04.B and Section 7.02.04.C will allow at least one (1) Public Input On-Premise Sign for each parcel within the PUD fronting on the internal access road, currently known as C.E. Wilson Findings Road. PUD 2019-13 Fountains North

Planning and Zoning Division Review: Figure 2: Total Square Footage and Intensity of Development Introduction Option 1 Option 2 Hospital: 500,000 SF Hospital: None Review Hotel: 0 rooms Hotel: 120 rooms Professional and Medical Office: 70,000 SF Professional and Medical Office: 80,000 SF Analysis Retail and Restaurant: 50,000 SF Retail and Restaurant: 200,000 SF Out-patient Surgical/Clinic: 30,000 SF Out-patient Surgical/Clinic: 30,000 SF Public Input Special Care Housing: 0 rooms Special Care Housing: 130 rooms Multi-family Residential: 300 units Multi-family Residential: 300 units Findings • The proposed PUD is an appropriate transitional use from the more intense Commercial Highway Tourist (CHT) zoned uses at the highway interchange node. PUD 2019-13 Fountains North

 Analysis:

Introduction

Review

Analysis

Public Input • The intensity of the proposed commercial use is compatible with Findings the surrounding area when at a scale and size comparable to the approved businesses of The Fountains PUD ( to the South) that will serve the surrounding residential and commercial areas.

PUD 2019-13 Fountains North

 Correspondence:

Introduction o No written correspondence has been received regarding the proposed application (PUD 2019-13 Fountains North) and there were no phone Review calls received.

Analysis

Public Input

Findings PUD 2019-13 Fountains North

 Planning and Zoning Agency:

Introduction o The PZA held a public hearing for PUD 19-13 Fountains North on February 20th and voted 4-2 to recommend approval Review o Discussion items included clarification of the proposed uses, reduced parking for deeded age restricted multi-family units, Analysis vacating C.E. Wilson Road, stormwater ponds as amenities, soils, proposed maximum building heights, concurrency Public Input regarding proposed residential uses, and the requested Findings waivers PUD 2019-13 Fountains North

 Recommended Action:

Introduction o Staff does not object to approval of the application by the Board of County Commissioners. Review o Staff provided (9) findings of fact to support a motion to to approve and (10) findings to deny. Analysis

Public Input

Findings St. Johns County Board of County Commisioners