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FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TABLE OF CONTENTS MESSAGE FROM THE MAYOR ..................................................................................................... 5 TAB 1: LETTER OF INTENT ....................................................................................................... 6 LETTER OF INTENT ................................................................................................................ 9 TAB 2: SITE CRITERIA . ............................................................................................................ 10 LOCATION ............................................................................................................................ 12 SUBJECT PROPERTY .............................................................................................................. 14 SITE CONTEXT ....................................................................................................................... 16 KEY DESTINATIONS ............................................................................................................... 18 EXISTING CONDITION . ........................................................................................................... 20 ZONING & UTILITIES . ............................................................................................................ 21 REGIONAL ACCESS ............................................................................................................... 22 SITE ACCESS ......................................................................................................................... 25 SITE PLAN . .......................................................................................................................... 26 3D RENDERINGS ............................................................................................................... 28-45 STATION DESIGN................................................................................................................... 46 PARKING .............................................................................................................................. 48 RIDERSHIP POTENTIAL ......................................................................................................... 50 DEVELOPMENT POTENTIAL ............................................................................................... 51-57 PROXIMITY TO ATTRACTIONS . ............................................................................................... 58 ACCESSIBILITY . .................................................................................................................... 60 TRANSIT .............................................................................................................................. 62 TAB 3: FINANCIAL TERMS ...................................................................................................... 64 FINANCIAL TERMS ............................................................................................................... 66 TAB 4: PROCESS TO TRANSACT .............................................................................................. 68 PROCESS TO TRANSACT .. ...................................................................................................... 70

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

INTRODUCTION

“

I am delighted to extend a warm welcome and express my enthusiasm for the potential of establishing a Brightline Station in the City of Fort Pierce. On behalf of the Fort Pierce City Commission, we are proud to present this proposal and the many reasons why Fort Pierce is the ideal location for a Treasure Coast Station. Mayor Linda Hudson City of Fort Pierce

Fort Pierce is a remarkable city that boasts a unique blend of natural beauty, rich cultural heritage, and immense economic potential. Incorporated in 1901, our strategically located city was populated in the latter part of the 19th Century as a direct result of Henry Flagler’s Florida East Coast Railroad arrival in Fort Pierce in 1894. Many of our citizens descend from railroad workers or travelers. FEC made Fort Pierce a major stop precisely because it was about halfway between Jacksonville and St. Augustine to the North, and Miami to the South. Fort Pierce’s geographic location is also perfect for Brightline as the proposed station is equidistant between Orlando and Miami.

Fort Pierce is a business-friendly city. In the past, our city leaders have actively sought railroad stops in Fort Pierce, including AMTRAK, Tri-Rail and now Brightline. In recent years, we have approved a concrete railroad tie plant and other industrial projects that contribute to, and benefit from railroad commerce. A train stop in Fort Pierce makes good business sense for Brightline, and would be a critical gamechanger for the region. Our train stop is strongly supported by St. Lucie County and the City of Port St. Lucie, along with many other neighboring communities as demonstrated by the attached letters of support. We appreciate your careful and favorable consideration.

Fort Pierce is where the Florida Turnpike meets the Atlantic Coast and Interstate 95; St. Lucie County has eight I-95 exits and more planned in the next decade. Fort Pierce possesses a robust transportation infrastructure that can seamlessly accommodate the efficient and sustainable services that Brightline provides. The existing road and rail networks, coupled with accessible public t ransit options, make Fort Pierce an ideal interconnected hub for travelers statewide.

L to R: Commissioner Arnold Gaines, Commissioner Jeremiah Johnson, Mayor Linda Hudson, Commissioner Curtis Johnson, Commissioner Michael Broderick

Tab 1:

Letter of Intent

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

December 22, 2023 Brian Kronberg Vice President of Development 350 NW 1st Avenue, Suite 200 Miami, FL 33136 Subject: Leter of Intent for City of Fort Pierce’s Brightline Sta�on Proposal The City of Fort Pierce is proud to present our proposal in response to the Brightline Treasure Coast Sta�on Request for Proposals (RFP) No. 2023-TC. This comprehensive proposal meets all technical requirements of the RFP and provides an atrac�ve partnership opportunity to s�mulate regional economic growth and increase ridership for Florida’s premier high speed passenger rail service. As part of this Leter of Intent, we affirm that we have complete control over the city-owned property that is included in our proposal. We hold all necessary rights, �tles, and interests to the property and can perform all obliga�ons associated with the RFP process. In addi�on, the adjacent private property owner, and Saint Lucie County have both provided a leter of commitment for the seamless integra�on of their respec�ve proper�es into the sta�on plan. The commitment leters have been included in this submital and can be found in Appendix A of the atached proposal. Upon selec�on of our proposal, the City of Fort Pierce shall immediately enter into good-faith nego�a�ons with Brightline pursuant to the terms of this RFP and shall facilitate a simple process to transact for seamless agreement execu�on. We are commited to working collabora�vely and diligently to achieve a mutually beneficial contractual agreement that ensures the successful establishment and opera�on of the Brightline Sta�on in Downtown Fort Pierce. The City of Fort Pierce represents that, to the best of its knowledge and belief, all informa�on contained in its Proposal was, and is at the date of the submital, accurate, complete, and true in all material respects. We represent that the proposal submited to Brightline is accurate to our best knowledge. We have thoroughly reviewed and verified all the details contained in the proposal, including financial informa�on, project scope, and �melines. Thank you for considering our proposal. Should you require any further informa�on or documents, please contact City Manager, Nicholas Mimms at nmimms@cityoffortpierce.com. We look forward to the opportunity to discuss and nego�ate the terms of this agreement with you. Sincerely,

Nicholas C. Mimms, P.E., ICMA-CM City Manager

TAB 1: LETTER OF INTENT

FORT PIERCE: THE UNMATCHED JEWEL OF THE TREASURE COAST IS PERFECTLY POSITIONED TO HOST BRIGHTLINE’S PREMIERE STATION EXPERIENCE. WITH UNPARALLELED ACCESSIBILITY, RAPID GROWTH, AND STRONG COMMUNITY SUPPORT, FORT PIERCE IS GUARANTEED TO DELIVER AN EXCEPTIONAL STATION EXPERIENCE.

Tab 2: Site Criteria

LOCATION

FORT PIERCE IS THE GEOGRAPHIC CENTER OF THE TREASURE COAST, MAKING IT THE PERFECT LOCATION FOR A BRIGHTLINE STATION.

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TAB 2: SITE CRITERIA

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TAB 2: SITE CRITERIA

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TAB 2: SITE CRITERIA

EXISTING CONDITION

The site currently serves multiple purposes, including a surface parking area situated at the rear of the historic Sunrise Theatre, in addition to two single-story retail buildings and a parking garage. The proposed plan involves relocating the public surface parking in addition to preserving and expanding the parking garage as a crucial component of the site’s upcoming redevelopment.

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

ZONING The Brightline station’s proposed location is within the Central Business District of the City, which has Industrial and Commercial zoning. The City is revising the zoning code to allow the construction of Railway Passenger Stations and facilities in all commercial and industrial zoning districts. The Planning Board has approved the proposed changes, which remove

setback, lot size, and landscape buffer requirements for Railway Passenger Stations. The City Commission is expected to approve the code amendment in February 2024. Additionally, the code amendments will raise threshold limits for administrative approval of site plans for buildings with less than 10,000 square feet of floorspace area.

UTILITIES

The proposed site for the station development is well-suited in terms of utilities, including electricity, natural gas, water, wastewater, fiber optics, telecommunications, and other essential resources. This accessibility will facilitate the smooth functionality and operational requirements of the station. The utilities map is included in the appendix.

TAB 2: SITE CRITERIA

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TAB 2: SITE CRITERIA

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

SITE ACCESS Locally, the station is well-connected with multiple access points. There are three (3) points of access to the station, two (2) points from South 2nd Street via Atlantic Avenue and Boston Avenue in the east/ west direction and a third access point from Orange Avenue from north to south. These entry points will provide excellent access to the station. The site circulation has been designed to accommodate all types of ground transportation. There is a pickup and drop off traffic circle for rideshare and the local bus/trolley shelter are both located directly at the main entrance to the station. The site design also includes EV charging stations at parking stalls, EV

bicycle-share racks, and EV scooter stations near the main entrance of the station. Overall, this site offers a high level of accessibility both regionally, with its proximity to major transportation routes, and locally, with multiple access points and pedestrian-friendly features.

TAB 2: SITE CRITERIA

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

OVERALL SITE PLAN The proposed Brightline (Fort Pierce) Station will be located directly adjacent to FEC Right of Way in the heart of Downtown Fort Pierce on South Depot Drive between Orange Avenue and Citrus Avenue overpass. The site is comprised of four (4) parcels totaling 2.37 acres.

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

STATION ENTRY

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

STATION & EXPANDED PARKING GARAGE ON BOSTON AVENUE 33

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

AERIAL VIEW LOOKING SOUTH

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

PLATFORM AND CANOPY The platform, located directly on the FEC Right of Way, is elevated 4 feet above the top of rail and is 568 feet long by 15’ to 18’ wide for a total of 9,400 Square Feet with egress ramps at both the north and south end. A metal canopy system will be provided along the entire length of the platform for weather protection. The station building is elevated to meet the required platform height, so a grand staircase and two (2) ADA ramps will be provided for access to a plaza at the Station’s main entrance.

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

ACCESS FROM ORANGE AVENUE PEDESTRIAN PROMENADE

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

AERIAL VIEW ALONG SUNRISE THEATRE/ATLANTIC AVENUE 41

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

STATION, SURFACE PARKING, EV CHARGING 43

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

STATION WAITING AREA

PLANTER

SELECT LOUNGE

GENERATOR

32'-8"

B.F.P.

SERVICE YARD

BREAK

ELECTRICAL IT ROOM

OFFICE B.F.P.

FIRE

CORRIDOR

18'-11"

TRASH

6'-1"

PLATFORM

59'-8" 273'-2"

14'-0"

213'-6"

STATION DESIGN The Fort Pierce Station is designed similar to the Boca Raton Station, but with a smaller footprint. The station is designed in a linear, north/south direction parallel to the platform and the FEC Right of Way. The main entry is located at the south, where passengers will enter a lobby for train ticketing before moving north through the security gates into a baggage check area. Once passenger baggage has been screened and checked in the security area, passengers can move on to either the standard lounge or the select lounge depending on the ticket purchased. Located in between these two lounges are public restrooms, an electrical/IT room, and an area with table seating with laptop, tablet, phone charging, and power stations. This seating area could also accommodate some vending machines.

Located at the north end of the station is the Back-ofHouse area for staff and storage that would include an office, breakroom, storage, fire control room, and staff restrooms. There is an enclosed outdoor service yard located just north of the Back-of-House area for staff entry, loading, trash/recycling, standpipes, and the generator for the building. The building HVAC equipment will be located in a recess in the roof to shield the equipment from public view above the restrooms. In all, the Station building will consist of an elevated entry plaza of 1,000 SF (30’ x 33’), a 6,400 SF of airconditioned space (214’ x 30’) and a 1,300 SF open-air service yard (60’ x 32’) for a total building size of 8,700 SF.

ERCE

Entry Plaza: 1,000 SF Building (AC): 6,400 SF

Service Yard: 1,300 SF Platform: 9,400 SF

SLOPE

TICKET TICKET

LUGGAGE CARTS

LOBBY

SCALE

30'-0"

BAG ROLLER 2'x2'

RAPISCAN DS-927DX X-RAY

TICKET

BAG ROLLER

SCALE

2'x2'

LOUNGE

SCALE

2'x2'

SLOPE

68'-7"

PARKING The Fort Pierce Brightline Station site plan will exceed the Request for Proposals’ criteria to accommodate 200 parking spaces. Our proposed site plan shows a total of 210 parking spaces on-site which will be dedicated for Brightline passengers, employees and Brightline’s shared-use vehicles once the station opens. The plan, as depicted below, includes a convenient and simple access and circulation plan with parking located just steps away from the station.

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

The site plan is multimodal providing for local bus/ trolley stop with a shelter, pedestrian connections to 2nd Street and a pedestrian plaza and paseo connection to Orange Avenue. The plan will be state-of-theart providing for electric charging stations, micro-mobility docking stations and curbside rideshare pick-up drop-off area.

PARKING GARAGE EXPANSION

ADDITIONAL OFF-SITE PARKING

Design plans for a vertical expansion of the St. Lucie County Parking garage have been initiated, with 124 additional spaces. The expansion will be done through an interlocal agreement between the City and St. Lucie County, and it is anticipated that the responsibility will be outlined in the Development Agreement as an obligation of the City.

In addition to the abundance of spaces onsite dedicated to Brightline, the City Hall parking garage, pictured above, provides a total of 465 available parking spaces. This free public parking amenity is located only 300 feet from the proposed station.

TAB 2: SITE CRITERIA

RIDERSHIP POTENTIAL POPULATION GROWTH PROJECTIONS As the table below shows, St. Lucie and Indian River counties are forecast to have four times the population of Martin County by 2045 as a result of population growth which is three-anda-half times population growth in St. Lucie and Indian River when compared to Martin County. County

Census 2020

TCTC 2045

Change

% Change

St. Lucie

329,000

515,000

186,000

57%

Indian River

160,000

199,000

39,000

24%

St. Lucie + Indian River

489,000

714,000

225,000

46%

Martin

158,000

179,000

21,000

13%

POPULATION & EMPLOYMENT CENTERS (RESIDENT AND WORKER COMMUTING TRENDS) The proposed Fort Pierce Brightline station is strategically positioned to draw strong ridership from the surrounding resident and worker population base. This considers a few key factors associated with current and prospective commute patterns among both resident and workers in core regional residential communities and employment centers, including: The City of Port St. Lucie, sitting immediately south of Fort Pierce in St Lucie County and comprising a current population of more than 240,000 residents with 80,000 resident-workers, has by far the largest concentration of population and resident workers in the tri-county area (St. Lucie County, Martin County, and Indian River County). Port St. Lucie is nearly 50% larger than the entirety of Martin County. Based upon data from the US Census Bureau Longitudinal Employer-Household Dynamics (LEHD) program nearly 45% of the total Port St. Lucie resident-workers (34,700) travel more than 25 miles to their place-of-work – but only 10 percent of the total resident-workers in Port St. Lucie work in the City of Stuart and 2 percent in Downtown West Palm Beach. Port St. Lucie resident-worker demand is oriented to the north and provides Fort Pierce with a competitive advantage to capture a significant share of potential utilization/ridership from Port St. Lucie resident-workers; and, Based upon LEHD data, Downtown West Palm Beach currently has more than 27,000 workers, of which nearly ¾ live less than 25 miles from Downtown. Indeed, approximately 2/3 of all Downtown West Palm Beach workers live west and/or south of Downtown. As a result, the universe of workers which are likely to commute by train from a station in northern Martin County (only 40 miles to the north) is quite small, particularly in light of modest population growth projections.

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

Looking ahead to the near future, St. Lucie County continues to achieve strong development activity with 985 multifamily rental units, 210,000 square feet of retail space and 30,000 square feet of office space currently under-construction.

DEVELOPMENT TRENDS AND FUTURE POTENTIAL St. Lucie County has garnered the lion’s share of activity within the Treasure Coast three county area as it relates to development over the past 10 years, St. Lucie has experienced: 660,000 sf of office space added 1 million square feet of retail 4,350 multifamily rental units

In the midst of on-going growth and development demand in St. Lucie County, the City of Fort Pierce has long been positioning itself for growth especially as it relates to its Downtown core. The City’s Downtown Master Plan is the guideline for a long-term vision plan for infrastructure, capital improvements, mobility and place-making intended to support significant investment in large-scale mixed-use development. Within this plan, Kings Landing has already been approved for 232 residential units, a 140-room hotel and 52,000 square feet of retail. In addition to Kings Landing, there is notable potential development opportunity among two strategic sites immediately adjacent to the proposed Fort Pierce Brightline station, including: The FEC-owned parcel abutting the FEC tracks to the west is a 5.2 acre property already approved for a large-scale multifamily residential, office and retail mixed-use development; and, The 2.6-acre County-owned property to the east of the station with the potential to accommodate a large-scale mixed-use development is slated for redevelopment in the coming years.

The proposed Fort Pierce Brightline Station provides invaluable support for and value to the development of these properties, and both provide significant prospective added value and long-term financial upside to Brightline.

TAB 2: SITE CRITERIA

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TAB 2: SITE CRITERIA

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TAB 2: SITE CRITERIA

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TAB 2: SITE CRITERIA

PROXIMITY TO KEY

DESTINATIONS

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

ATTRACTIONS

PUBLIC POINTS OF INTEREST

A.E. BACKUS MUSEUM

0.1 mile

CITY HALL 0.2 mile

ADAMS/COBB CULTURAL CENTER

0.1 mile

DOWNTOWN FORT PIERCE LIBRARY

0.2 mile

CLOVER PARK (NEW YORK METS)

13 miles

FAU HARBOR BRANCH OCEANOGRAPHIC INSTITUTE

6.6 miles

FORT PIERCE CITY MARINA

0.1 mile

INDIAN RIVER STATE COLLEGE

3.5 miles

HEATHCOTE BOTANICAL GARDENS

2.6 miles

INTERMODAL TRANSIT FACILITY

0.5 mile

INDIAN HILLS GOLF COURSE

1.5 miles

LAWNWOOD REGIONAL MEDICAL CENTER

2.9 miles

INDIAN HILLS RECREATION AREA

3 miles

PORT OF FORT PIERCE

0.5 mile

MELODY LANE FISHING PIER

0.2 mile

ST LUCIE COUNTY ADMINISTRATION

2.7 miles

JAYCEE PARK 4 miles

ST LUCIE COUNTY COURTHOUSE

0.2 mile

JETTY PARK 2.9 miles

ST LUCIE COUNTY PROPERTY APPRAISER

2.7 miles

MANATEE OBSERVATION CENTER

0.1 mile

ST LUCIE COUNTY TAX COLLECTOR

2.7 miles

OLD CITY HALL 0.2 mile

TREASURE COAST INTERNATIONAL AIRPORT

4.3 miles

RIVER WALK CENTER

0.2 mile

US FEDERAL COURTHOUSE

0.4 mile

SAVANNAS RECREATION AREA

6 miles

SEVEN GABLES VISITOR CENTER

0.1 mile

SMITHSONIAN MARINE EXHIBIT

1.2 miles

ST LUCIE COUNTY AQUARIUM

1.2 miles

ST LUCIE COUNTY REGIONAL HISTORY CENTER

1.2 mile

SUNRISE THEATRE 0.2 mile

UDT/NAVY SEAL MUSEUM

* NOT SHOWN ON MAP APPROXIMATE DISTANCES FROM STATION SITE

5 miles

20 HIGHWAYMEN MUSEUM 1.3 miles TAB 2: SITE CRITERIA

PORT OF FORT PIERCE South Florida is the center of the yacht maintenance, repair and operations industry for the Western Hemisphere with major facilities in Miami, Fort Lauderdale, West Palm Beach, and now Derecktor in Fort Pierce. Brightline will provide needed transportation between an established community of vendors, suppliers, and their employees in South Florida, especially those with skills unique and critical to the yachting industry. Crews will travel between Fort Pierce and marinas in South Florida, where vessels berth before and after maintenance and refit activity. Brightline will also facilitate travel between Fort Pierce and major gateway airports in Miami, Fort Lauderdale and Orlando for vendors and crew.

SEAPLANE BASE Plans are in the works to construct a Seaplane Base along the Indian River Lagoon in Downtown Fort Pierce. City officials are moving forward with design plans following tentative permit approvals from state and federal officials. The proposed location for the Seaplane base is 600 Indian River Drive between the Fort Pierce Yacht Club and the Manatee Center along the Riverwalk. The facility that can handle four to six sea planes, a concrete ramp and provide upland access behind the River Walk Center. The potential tourism benefits to Fort Pierce are substantial. Fort Pierce is just 123 miles from Nassau, Bahamas, and there are many planes along the Treasure Coast that fly there and Fort Pierce has one of the safest inlets on the east coast of Florida.

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

TREASURE COAST INTERNATIONAL AIRPORT The Treasure Coast International Airport (“TCIA”) is a general aviation airport that encompasses 3,844 acres and is host to dozens of tenants including aeronautic businesses. The airport is the largest general aviation airport in Florida. This land area is an inherent strength that it will permit expansion of the airport. TCIA is conveniently located less than 5 miles from railroad and seaport, resulting in less than a 10-minute ride to Downtown Fort Pierce, and is easily accessible from I-95 (within 3 miles) and the Florida Turnpike (within 7 miles). The airport houses a U.S. Customs and Border Protection office and Aircraft Rescue & Fire Fighting Services (ARFF). TCIA is also within a designated Foreign Trade Zones (FTZ), boosting its economic development potential and facilitating employment and business activities. TCIA has tremendous growth potential, including the imminent FAA issuance of a Part 139 Airport Certification to accommodate “commercial” air service. The County is attracting more corporate aviation, continuing the growth of international flight operations and U.S. Customs clearance activity, and the attracting new aviation businesses. TCIA is currently completing or undertaking the following to prepare for its FAA issuance of Part 139 Airport Certification to accommodate “commercial” air service: All FAA manuals (3 manuals) have been approved by the FAA for the Part 139 Airport Certification The fencing project began in December 2023 to comply with TSA regulations and has an anticipated completion of February 2024. The taxiway realignment project will begin in January 2024 to comply with FAA regulations and has an anticipated completion of May 2024. To accommodate commercial air passengers, the terminal’s renovation design is complete. Construction has an anticipated completion of September 2024. To accommodate commercial air passengers and additional staff, the parking lot expansion design is complete. Construction has an anticipated completion of September 2024.

TAB 2: SITE CRITERIA

TRANSIT To further enhance accessibility, the station is wellconnected to regional bus routes, providing an additional mode of transportation for passengers. The flexibility to add more bus routes in the future ensures that accessibility will continue to improve over time. The current bus routes are outlined in the graphic below. As an added bonus, a pilot agreement is currently in place for the Freebee on-demand service, offering commuters a convenient and efficient means of reaching the

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

station. Although this service is in the pilot phase, efforts are underway to identify a long-term provider, guaranteeing continued convenience for travelers. Overall, accessing the proposed Brightline station is made easy through well-planned regional accessibility measures, well-connected bus routes, and the availability of innovative on-demand services.

ON-DEMAND TRANSPORTATION Launched in February 2023, the City provides a free Uber-like, on-demand transportation via the Freebee pilot program. Using a mobile app, residents and visitors can request a free 100% electric transportation service anywhere within the Downtown area and Fort Pierce beaches. This unique program would be available to visitors as they exit the Brightline station in Downtown Fort Pierce taking them to nearby restaurants, breweries, hotels, beaches and attractions such as the

Sunrise Theatre, St. Lucie County Aquarium and Regional History Center, the A.E. Backus Museum and Gallery, the Manatee Observation and Education Center and more. An RFP was issued earlier this year to contract with a long-term partner once the pilot program expires. The geographic service area and operational hours are also expected to be expanded as part of this long-term contract.

TAB 2: SITE CRITERIA

Tab 3:

Financial Terms

FINANCIAL TERMS This section, with reference to supporting documents, details the business commitment and financial terms which the City of Fort Pierce is proposing as it relates to the development of a Brightline Station in Downtown Fort Pierce. The City is confident that the highly favorable financial terms the City is proposing combined with the fact that Downtown Fort Pierce is the most rational location for Brightline’s Treasure Coast station is an unmatched opportunity for Brightline to locate a station successfully and rapidly along the Treasure Coast and realize increased ridership well into the future as our region continues to grow.

CURRENT PROPERTY OWNERSHIP There are four (4) individual parcels which will be dedicated to the Brightline station and associated parking. These include: Parcel IDs: 2410-805-0005-010-4, 2410-508-0004-000-2, 2410-806-0003-000-0, 2410-803-0009-000-3

Three City of Fort Pierce parcels total 1.55 acres and are dedicated to the development of the station, platforms, circulation, and station access. The City currently owns 2 of the 3 parcels while a private partner owns the third parcel. The private partner has provided a willing seller letter to the City (Appendix A), and should Brightline select the City’s proposed site for the Station, the City of Fort Pierce will acquire the privately owned 0.32 acre parcel and seamlessly integrate it into the station plan. St. Lucie County owns the 4th parcel which includes a public parking garage, which is proposed to be expanded and made available to Brightline patrons. Evidence of this commitment is provided through the St Lucie County’s Board of County Commission Letter attached to this proposal (Appendix A). Although owned by the County, the City is committing to be responsible for any costs associated with making the 200 spaces in the garage or on adjacent surface parking available to Brightline patrons on an ongoing basis.

GROUND LEASE TERMS WITH BRIGHTLINE Following necessary replating and station construction, the City will lease the station site, turnkey built station, platform, and associated circulation and station access to Brightline for $1.00 per year. While the adjacent parking garage/small surface lot will remain under City/County ownership and control, the City will enter into an agreement with Brightline to ensure Brightline riders have dedicated access to a minimum of 200 spaces in the garage and adjacent surface parking.

CITY COMMITMENT TO STATION & PARKING CAPITAL COSTS Included in the $1.00 annual ground lease noted above, the City of Fort Pierce will turnkey deliver a 6,400 square foot (under air) station, 568 linear foot train platform/canopy, and an allowance of up to $4.5 million for furniture, fixtures and equipment for both the station and platform. Likewise, the City will be responsible for providing 200 dedicated parking spaces to Brightline in the adjoining garage and surface lot. This may include building two additional floors of parking in the garage which will be the responsibility of the City to fund. The City’s total commitment to station, platform/canopy, FF&E, and parking improvements will be capped at $20 million. The City believes this budget is more than adequate to deliver the entire program of non-rail and parking improvements noted above. Under this proposal, Brightline will be responsible for any track and signaling work necessary to support the Fort Pierce Station.

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

RIDERSHIP COMMITMENTS There are two major partner commitments to enhance ridership: The St. Lucie Tourist Development Council is contributing $250,000 in the form of rider vouchers/tickets/ packages during the first three years of station operations (Appendix B). The TDC and City will work closely with Brightline of how to best leverage this incentive. Indian River State College has indicated that if a Fort Pierce station location is chosen, it will engage their Foundation Board of Directors to secure financial commitments to provide up to 5,000 passes for full-time students to utilize the Brightline rail service.

PROOF OF FUNDS & COMMITMENTS While the RFP calls for proof of funds and financial commitments to be documented only once a station location is short listed, the City of Fort Pierce through this proposal is making a firm commitment to acquire a 0.32 acre private parcel and integrate it into the station site, lease the entire station site to Brightline for $1.00 per year and dedicate funding not to exceed $20 million to: Deliver a turnkey 6,400 square foot station building and 568 linear foot platform/canopy (to be included in the $1.00 per year lease); Provide a $4.5 million allowance for furniture, fixtures, and equipment for the station building and platform/canopy; and,

OFFSITE IMPROVEMENTS In addition to the construction of the station, the City is dedicated to implementing the offsite improvements outlined in this proposal. These enhancements include the creation of a vibrant pedestrian promenade which will tie the Station to other areas of Downtown as well as additional projects aimed at enhancing the overall ambiance and functionality of the Downtown. We estimate the value of these additional improvement to be approximately $40 million to be invested over the next 5 years.

Ensure that 200 garage/surface parking spaces adjacent to the station are available to Brightline patrons into the future. While the City is likely to utilize a combination of federal, state, county, City, and community redevelopment agency funds to provide for and support the investments noted above, the City commits to provide the improvements up to a cost of $20 million notwithstanding the realization of any non-City source of funding. The City is in excellent fiscal condition with a current A2 Moody’s bond rating. Specific terms and conditions of any funding will be subject to negotiation and agreement between the City of Fort Pierce and Brightline.

TAB 3: FINANCIAL TERMS

Tab 4:

PROCESS TO TRANSACT

FORT PIERCE: PERFECTLY POSITIONED FOR BRIGHTLINE

The Fort Pierce City Commission is excited to present this proposal and commence development of a Brightline Station in Downtown Fort Pierce. The City Commission is united in its support of this initiative. In addition, the presence of vast community support demonstrates a positive sentiment towards the new station, which we believe will aid in the anticipated seamless and straightforward nature of the process. Additionally, the support of St. Lucie County and the private property owner involved in the project further strengthens the process, as their cooperation and collaboration are vital for the project’s implementation.

Engaging with a single entity, the City of Fort Pierce, will simplify the transaction by minimizing the number of parties involved and reducing potential bureaucratic hurdles. This streamlined approach will foster an efficient decision-making process, ultimately expediting the progress towards the establishment of the new station.

TAB 4: PROCESS TO TRANSACT

THE FUTURE OF FORT PIERCE IS BRIGHT! 100 NORTH US HWY 1, FORT PIERCE, FL 34950 • WWW.CITYOFFORTPIERCE.COM • 772.467.3000

AppendiX A Letters of Commitment

AppendiX B Ridership Commitments

November 30, 2023

Mr. Nick Mimms, P.E., ICMA-CM City Manager Fort Pierce Subject: Letter of Support Dear Mr. Mimms, IRSC is excited by the prospect of having a Brightline station on the Treasure Coast. Indian River State College enrolls over 22,000 students annually, and access to high speed rail transportation in our service district will be an amenity our students will regularly access. The College strongly supports establishing a stop on the Treasure Coast and the increased access to transportation services for the residents and students in our service district that this project will bring. Upon successful selection of a stop, IRSC will engage our Foundation Board of Directors to secure financial investment to provide up to 5,000 passes for full-time students to enjoy the Brightline rail service.

Sincerely,

Timothy E. Moore, Ph.D. President

AppendiX C Letters of Support

December 18, 2023 Shyanne Harnage Economic Development Manager City of Fort Pierce Re:

Fort Pierce - Brightline

Dear Ms. Harnage: We would like to voice our strong support for the initiative to bring a Brightline station for Fort Pierce. The growth of our business is greatly influenced by our proximity to the established industry capabilities located in Palm Beach and Fort Lauderdale. Yacht management companies, brokers, captains, contractors, and distributors are all centered in Fort Lauderdale. Anything which eases the travel burden between Fort Pierce and PB/FTL will speed the development our super yacht service facility. In addition, many Derecktor employees travel between our Fort Pierce and Fort Lauderdale facilities on a weekly basis, who would make use of the Brightline train were it to have a stop in Fort Pierce

Sincerely,

By: ___________________________ Joel Shine, Chief Commercial Officer

The Unified Chamber of Fort Pierce, Port St. Lucie and all of St. Lucie County

November 30, 2023 Brian Kronberg Vice President of Development 350 NW 1st Ave, Suite 200 Miami, FL 33136 BrightlineTC@gobrightline.com Subject: St. Lucie County Chamber of Commerce Supports Brightline Station in Downtown Fort Pierce Dear Mr. Kronberg, On behalf of the St. Lucie County Chamber of Commerce, we are pleased to offer our resounding support for the City of Fort Pierce’s proposal to establish a Brightline Station in Downtown Fort Pierce. The St. Lucie Chamber of Commerce is proud to represent a vibrant network of businesses that are eager to embrace new opportunities, forge partnerships, and attract investment. By establishing a Brightline Station in Fort Pierce, our business community will be provided with improved access to a larger customer base and a wider range of resources, further fueling economic growth and prosperity. St. Lucie County is experiencing significant growth, and the establishment of a Brightline Station would only amplify this positive trend. The region's favorable quality of life, affordable cost of living, and abundance of recreational opportunities have attracted a steady influx of residents. Introducing a convenient transportation option like the Brightline will further bolster the appeal of Fort Pierce as an attractive place to live and work. Fort Pierce serves as a central hub for transportation, commerce, and culture, making it easily accessible and highly visible. Its proximity to the business district, educational institutions, government offices, and recreational facilities ensures that the Brightline station will serve as a convenient and desirable mode of transportation for a broad range of individuals, including local residents, commuters, tourists, and business travelers. With its proximity to major roadways, airport, seaport, and popular tourist destinations, Fort Pierce's potential as a transportation hub is unparalleled. This central location, coupled with the existing infrastructure and amenities, creates a perfect environment for the Brightline to thrive and attract a substantial number of riders. In conclusion, the St. Lucie Chamber of Commerce is in favor of the City of Fort Pierce's proposal for a Brightline Station. The existing synergy among Fort Pierce, Port St. Lucie, and St. Lucie County, the supportive business community, the population growth, and the perfect location for economic development all contribute to Fort Pierce being the best choice for this exciting endeavor. We are confident that the establishment of a Brightline Station in Fort Pierce would result in significant economic growth and prosperity for our region. Respectfully,

Terissa C. Aronson President/CEO

2937 W. Midway Road, Fort Pierce, FL 34981 ¤ PH: 772.595.9999

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