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HomeMy WebLinkAbout2023 - Oak Ridge Ranches - 23MICHELLE R. MILLER, CLERK OF THE CIRCUIT COURT - SAINT LUCIE COUNTY FILE # 5286499 OR BOOK 5093 PAGE 493, Recorded 01/09/2024 08:07:39 AM PROPORTIONATE SHARE AND IMPACT FEE CREDIT AGREEMENT (Oak Ridge Ranches Planned Unit Development) c:R3 — 10 — 9QD THIS PROPORTIONATE SHARE AND IMP--A//A�CT FEE CREDIT AGREEMENT (the "Agreement") is made as of this �a day of ©C��, 2023, by and between OAK RIDGE RANCHES, LLC, a Florida limited liability company, its heirs, successors or assigns, ("Developer") and ST. LUCIE COUNTY, a political subdivision of the State of Florida (the "County'.). WITNESSETH: WHEREAS, Developer owns the real property described in Exhibit "A" attached hereto (the "Development Property"), which land is currently zoned AG-5 (Agricultural-5) Zoning District and is proposed to be rezoned by the Developer pursuant to the proposed application for the Oak Ridge Ranges Planned Unit Development (the "Oak Ridge Ranches PUD") and Developer intends to develop the Development Property as set forth below and in accordance with the Oak Ridge Ranches PUD; and WHEREAS, the Oak Ridge Ranches PUD allows the development of up to 8,600 dwelling units and up to 650,000 square feet of non-residential uses and up to two (2) school sites on a total of approximately 3,229.27 acres as more particularly described in the Oak Ridge Ranches PUD, with a buildout date of 2043; and WHEREAS, in connection with the development of the Oak Ridge Ranches PUD, Developer has submitted that certain Traffic Impact Analysis for Oak Ridge Ranches PUD St. Lucie County, Florida, original dated October 2021, and revised in September 2022, May 2023, August 2023, and September 2023, all of which are prepared by MacKenzie Engineering & Planning, Inc. (the "Traffic Study"); and 1 ACTIVE: 19339423. 10 PROPORTIONATE SHARE AND IMPACT FEE CREDIT AGREEMENT (Oak Ridge Ranches Planned Unit Development) Cc33 — J0 - 9 co THIS PROPORTIONATE SHARE AND IMPACT FEE CREDIT AGREEMENT (the"Agreement") is made as of this /o day of ©C�e{ v , 2023,by and between OAK RIDGE RANCHES, LLC, a Florida limited liability company, its heirs, successors or assigns, ("Developer") and ST. LUCIE COUNTY, a political subdivision of the State of Florida (the "County"). WITNESSETH: WHEREAS, Developer owns the real property described in Exhibit"A" attached hereto (the "Development Property"), which land is currently zoned AG-5 (Agricultural-5) Zoning District and is proposed to be rezoned by the Developer pursuant to the proposed application for the Oak Ridge Ranges Planned Unit Development(the"Oak Ridge Ranches PUD")and Developer intends to develop the Development Property as set forth below and in accordance with the Oak Ridge Ranches PUD; and WHEREAS,the Oak Ridge Ranches PUD allows the development of up to 8,600 dwelling units and up to 650,000 square feet of non-residential uses and up to two(2) school sites on a total of approximately 3,229.27 acres as more particularly described in the Oak Ridge Ranches PUD, with a buildout date of 2043; and WHEREAS, in connection with the development of the Oak Ridge Ranches PUD, Developer has submitted that certain Traffic Impact Analysis for Oak Ridge Ranches PUD St. Lucie County, Florida, original dated October 2021, and revised in September 2022, May 2023, August 2023, and September 2023, all of which are prepared by MacKenzie Engineering & Planning, Inc. (the"Traffic Study"); and 1 ACTIVE:19339423.10 WHEREAS, Developer seeks by this Agreement to obtain a determination by the County that adequate transportation public facilities and services are or will be available ("Concurrency") for the development of the Oak Ridge Ranches PUD on the Development Property; and WHEREAS,the County has adopted a Proportionate Share Program,as defined in Section 5.07.00 of the County's Land Development Code ("LDC") that establishes a method whereby the impacts of development on transportation facilities can be mitigated by the cooperative efforts of the public and private sector; and WHEREAS, Section §163.3180(5)(h)l.c.(I), Fla.Stat. (2023) establishes proportionate share, a method whereby the developer in good faith offers to enter into a binding agreement to pay for or construct its proportionate share of required improvement and the impacts of development on regionally significant transportation facilities can be mitigated by the cooperative efforts amongst the public and private; and WHEREAS, Developer seeks by this Agreement to obtain a Certificate of Capacity benefiting the Development Property for the Oak Ridge Ranches PUD; and WHEREAS, Developer seeks by this Agreement to set forth its obligation regarding constructing, and/or contributing through a proportionate share payment, certain transportation improvements to the roadways listed on attached Exhibit"B",related to impacts of the Oak Ridge Ranches PUD (the "Roadway Improvements") pursuant to Section §163.3180, Fla.Stat. (2023) and Section 5.07.00 of the LDC to mitigate Oak Ridge Ranches PUD's proportionate share impacts; and WHEREAS, a proportionate share and impact fee credit analysis based on the Traffic Impact Analysis for Oak Ridge Ranches PUD proportionate share analysis is on the attached Exhibit"C" (the "Proportionate Share Analysis"); and 2 ACTT VE:19339423.10 WHEREAS,pursuant to Section §163.3180(5)(h)2.a.,Fla.Stat. (2023), the proportionate- share contribution shall be calculated based upon the number of trips from the proposed development expected to reach roadways during the peak hour from the stage or phase being approved,divided by the change in the peak hour maximum service volume of roadways resulting from construction of an improvement necessary to maintain or achieve the adopted level of service, multiplied by the construction cost, at the time of development payment, of the improvement necessary to maintain or achieve the adopted level of service; and WHEREAS,the transportation improvements and other activities to be made or performed by Developer are intended to advance the implementation of the County's Five-Year Capital Improvements Program as currently contained, or amended, within the St. Lucie County Comprehensive Plan and will provide a significant benefit to the impacted regional transportation system by improving the overall level of service on the impacted regional transportation system; and WHEREAS,traffic generated by the development which exceeds capacity level of service standards as indicated in the Transportation Element of the Comprehensive Plan will be mitigated by the development through a schedule of committed roadway construction projects or payments or alternative conditions, with improvement triggers (trips), as provided in the Transportation Mitigation Schedule, attached herein as Exhibit"E". WHEREAS,the County deems it to be in the public interest to recognize the contributions of Developer in improving the regional transportation system in the portion of the County in which the Development Property is located; and 3 ACTIVE:19339423.10 WHEREAS, pursuant to the County requirements of the St. Lucie County Code, Developer is providing for roadway improvements that are recognized as meeting the requirements for Road Impact Fee Credits, as defined herein below; and WHEREAS, the St. Lucie County Road Impact Fee Ordinance, allows impact fee credits to be granted for certain improvements ("Road Impact Fee Credits"); and WHEREAS, Developer desires to enter into this Agreement to set forth the conditions under which a Certificate of Capacity, as that term is defined in the LDC, for traffic impacts may be issued for the Oak Ridge Ranches PUD, to be developed on the Development Property; and WHEREAS pursuant to Section 24-264 of the St. Lucie County Code of Ordinances, and Section§163.3180 Fla.Stat.(2023)both which set forth the terms and conditions upon which Road Impact Fee Credits shall be available and utilized; and WHEREAS, the Developer is making a binding commitment for itself and its successors and assigns in the Oak Ridge Ranches PUD and the Development Property to the County to construct a portion of the regional transportation facilities necessary to mitigate the impacts of the Oak Ridge Ranches PUD pursuant to Chapter §163.3180(5)h. F1a.Stat. (2023); and WHEREAS, Developer desires to make these binding commitments to construct a proportionate share of the necessary public facilities to achieve available capacity pursuant to the Florida Statutes and LDC; and WHEREAS, the LDC, as amended from time to time, allows the County's execution of such Agreement; and WHEREAS, such Agreement strengthens the public planning process, encourages sound capital improvement planning and financing,assists in assuring there are adequate capital facilities 4 ACTIVE:19339423.10 for the Oak Ridge Ranches PUD, encourages private participation and comprehensive planning and reduces the costs of development; and WHEREAS, Developer or its successors or assigns will be required to pay road impact fees as set forth in the St. Lucie County Code of Ordinances, Article VIII. ("Road Impact Fees"), as amended for roads in connection with the Oak Ridge Ranches PUD; and WHEREAS, Section 24-264 of the St. Lucie County Code of Ordinances and Section §163.3180 Fla.Stat. (2023) provides a procedure for awarding Road Impact Fee credits to Developer under certain circumstances; and WHEREAS, this Agreement will provide a mechanism for the management of the Road Impact Fee Credits to which the Developer shall or may become entitled by the terms hereof; and WHEREAS, a commitment to construct the Roadway Improvements is necessary for Developer to obtain a Certificate of Capacity for the Oak Ridge Ranches PUD. NOW, THEREFORE, in consideration of the mutual terms, covenants and conditions contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, it is mutually agreed as follows: 1. Findings of Fact The foregoing statements are true and correct and incorporated herein by reference as Findings of Fact. 2. Purpose. The purpose of this agreement is: a. to grant the Developer, or its successors and assigns, of the Development Property, or any portion thereof, traffic concurrency as required for the construction of Oak Ridge Ranches 5 ACTIVE:19339423.10 PUD authorized by this Agreement at any time during the term of this Agreement, as this Agreement may be amended or extended from time to time; and b. to recognize transportation improvements to be constructed by the Developer as providing significant benefit to the impacted regional transportation system in the area of the Development Property. 3. Densities and Intensities Statement. The Oak Ridge Ranches PUD is to be developed with up to 8,600 dwelling units and up to 650,000 square feet of non-residential uses and up to two (2) school sites with related amenities under the adopted Comprehensive Plan designation of MXD (Mixed-Use Development) and adopted PUD zoning. Amendments to the zoning classification and/or the proposed Development from time to time, which do not increase the transportation impacts beyond the development intensities proposed or allowed therein or the equivalent thereof as identified in the traffic impact analysis report submitted in support of any such amendment and the request for concurrency, shall not affect the validity or vary the terms of this Agreement. If a zoning and/or development change is made that in any way increases such transportation impacts as set forth herein, this Agreement shall not be effective as to the incremental development causing the increased impacts, but such incremental development shall not limit or impair any rights, privileges and benefits afforded by this Agreement. 4. Developer's Total Proportionate Share Obligation a. The opinion of probable construction costs estimated to improve all deficient roadways within the Oak Ridge Ranches PUD Traffic Impact Area equate to a total cost of $132,018,600.00, of which the proportionate share for the Oak Ridge Ranches PUD impacts is 6 ACTIVE:19339423.10 calculated to be$75,260,867.00,as detailed in the attached Exhibit"C"(the"Proportionate Share Analysis"). b. Proportionate share payments shall be based on the estimated costs of improvements at the time of Adjusted Payments, as defined below. The parties hereto agree that the payment amounts set forth in the Agreement shall only be subject to the following calculation to account for changes in road construction costs that may occur between the Effective Date, as defined below in Section 18, and the date each proportionate share payment is due: Adjusted Payment = Original Payment Amount x (BONS Payment Month/BONS Month of Prop Share Agreement Execution) • Original Payment Amount = Proportionate Share Payment amount specified in the PUD Resolution. • BONS payment = Latest Published Value (including preliminary values) at Time of Payment. • BONS Month of Prop Share Execution=Published Value. The cost adjustment for the total and amount of each payment shall be based on the Bureau of Labor Statistics Producer Price Index(PPI)for Net Inputs to Highways and Streets,((BONS Series ID: WPUIP2312312). (https://fred.stlouisfed.org/series/WPUIP23112312). If the index is no longer in effect, at the time of payment, a replacement index associated with same inputs shall be applied, as reviewed and approved by the parties. c. Except as provided in Section 7, the Developer's obligation under this Section 4 shall not be affected by any subsequent change imposed by the County to transportation concurrency mitigation, nor shall it be affected by any subsequent interpretation of current regulations relating to transportation concurrency mitigation. 7 ACTIVE:19339423.10 5. County Obligations. a. By executing this Agreement, the County hereby authorizes this Agreement to be used as a basis for granting traffic or transportation concurrency for Oak Ridge Ranches PUD on the Development Property as provided for in Section 5.06.04 of the LDC. This authority extends, however, only to the authority contemplated by 5.06.04 of the LDC and neither expressly nor impliedly relieves Developer of the obligation to secure any, and all, State, Federal and local permits necessary to authorize the Oak Ridge Ranches PUD by this Agreement. The County shall issue a Final Certificate of Capacity upon approval of this Agreement (as of the Effective Date defined below), which Final Certificate of Capacity may precede the approval of this Agreement and be conditioned upon the approval of this Agreement and compliance with the conditions set forth herein. b. The County recognizes the Roadway Improvements, as set out in Exhibit "B", as significantly benefiting the impacted regional transportation system. c. The County has adopted or will adopt the Roadway Improvements into the County's Five-Year Schedule of Capital Improvements in the County's Capital Improvements Element("CIE") of its Comprehensive Plan. 6. Authority and Duration. This Agreement is made and granted pursuant to the St. Lucie County LDC and Section §163.3180 Fla.Stat. (2023), as they may be amended from time to time, and is effective from the Effective Date, as defined below in Section 18, through the expiration of the Final Certificate of Capacity, unless otherwise extended by extension of the Final Certificate of Capacity or by agreement of the parties hereto. In the event the Final Certificate of Capacity is extended, the rights,privileges and benefits afforded by this Agreement remain in effect. 8 ACTIVE:19339423.10 7. Extension of Agreement: Subsequent Change. The duration of this Agreement may be extended by the County. If the County modifies the St. Lucie County Code with respect to the Concurrency Management System subsequent to the execution of this Agreement, or if a change in circumstances warrants such that the Roadway Improvements do not represent the best method for mitigation of transportation impacts, the County may, in its sole discretion, pursue such other method so long as the rights granted to Developer in this Agreement are not adversely impacted, and the obligations of the Developer do not increase. 8. Necessity to Obtain Permits. The Developer hereby acknowledges its obligation to obtain all necessary local development permits which may be needed for the Development Property. The failure of this Agreement to address any permit, condition, term, or restriction applicable to the Development Property shall not relieve Developer or its heirs, successors or assigns, of the necessity of complying with federal, state, and local permitting requirements, conditions,terms, or restrictions as may be applicable. In the event the Developer encounters unanticipated delays in obtaining the required permits, or is unable to obtain the required permits, the County will not unreasonably deny, upon a showing of good cause, a request to extend the timeframes contemplated herein. 9. Impact Fees. Pursuant to Article VIII of Chapter 24 of the St. Lucie County Code of Ordinances, as amended, the County requires any person who seeks to develop land within St. Lucie County, as evidenced by such person's application for a building permit, to pay a Road Impact Fee to assure that such new development bears a proportional share of the cost of capital expenses necessary to provide roads in St. Lucie County. 9 ACTIVE:I9339423.10 a. Amount. The Developer has requested, and the County has agreed to provide Developer with certain road impact fee credits equal to the estimated construction costs of the Roadway Improvements of $75,547,870.00, as detailed in attached Exhibit "C". Pursuant to Section 24-264 of the St. Lucie County Code, as amended, and Section §163.3180(5)(h)2.e. Fla.Stat. (2023), the construction costs of the Roadway Improvements shall be eligible for Road Impact Fee Credits on a"dollar for dollar"basis. Road Impact Fee Credits shall be awarded to the Developer when each of the Roadway Improvements, or portions thereof, are substantially constructed, or at the time of land dedications for any right-of-way. As an alternative, Developer may post one or more bonds in favor of St. Lucie County or the City of Port St. Lucie for all or part of the Roadway Improvements. If Developer selects this option and upon Developer posting a bond in the total amount of the Roadway Improvements, for which credit is sought, St. Lucie County shall issue a credit in the dollar amount, specified in attached Exhibit "C", for the component(s) of the Roadway Improvements covered by such bond. b. Method of Issuance. From and after the date hereof, all impact fee payers applying for building permits in connection with any construction in the Development Property shall pay the amount due under the Road Impact Fee Ordinance, directly to the Developer in exchange for an impact fee credit voucher,that will be accepted by the County,to the extent there remain unused road impact fee credits available within the Oak Ridge Ranches PUD Road Impact Fee credit account. The Developer shall be fully responsible for notifying all impact fee payers of this requirement and shall ensure that such payments are directly paid to Developer. Then, for so long as the total Road Impact Fee Credits for which the Developer has issued impact fee credit vouchers under this Agreement is less than the total Road Impact Fee Credits authorized by this Agreement, the Developer shall issue such impact fee payer an impact fee credit voucher evidencing full 10 ACTIVE:19339423.10 payment of Road Impact Fees in connection with such impact feepayer's application for building permit. The impact fee credit voucher issued by the Developer shall contain a statement setting forth the amount of Road Impact Fee paid, and an example of said impact fee credit voucher is included as Exhibit"D" to this Agreement. Upon presentation of the impact fee credit voucher, the County shall issue a receipt to the impact fee payer and deduct the amount of the impact fee credit voucher from the Oak Ridge Ranches PUD Road Impact Fee Credit Account. In the event the County institutes an alternate mechanism to the current impact fee credit voucher for Road Impact Fee Credits, such as a voucherless system, Developer and the impact fee payer may use said alternate system. c. Assignments. Pursuant to Section §163.31801(7),F1a.Stat. (2023)the credit issued for each component above shall specify that the holder of the credit or assignee thereof shall be entitled to the full benefit of density or intensity based on the impact fee rates in effect on the date of issuance of the credit, notwithstanding any increase in impact fee rates subsequent to the issuance of the credit. The credit shall also specify that the credit holder or assignee thereof shall be entitled to the full benefit of density or intensity based on any reduction in impact fee rates occurring subsequent to the issuance of the credit. d. Community Development District (CDD). At the Developer's option, all of the project(s) and/or Developer requirements under this agreement are hereby expressly authorized to be assigned to and/or undertaken by the Solaeris Community Development District(CDD)without further action of the parties hereto and pursuant to Section 190.012(1)(g), Florida Statutes. The CDD may elect to issue bonds to finance impact fee creditable improvements and levy debt assessments on lands within the CDD to secure such bonds,provided, however, if the CDD issues bonds to finance impact fee creditable improvements, the CDD shall not levy debt assessments 11 ACTIVE:19339423.10 against any homeowners who has paid or will pay a road impact fee that covers impact fee creditable improvements. e. Sale of Development. In the event the Developer may determine to sell all or part of its Property, the Developer may sell, transfer, assign, or convey all or part of its allocation of Road Impact Fee Credits to such purchaser, transferee, assignee or grantee for use throughout unincorporated St Lucie County for such consideration as the Developer determines. In such event, the Developer shall execute and deliver to the County, a copy of the instrument selling, transferring, assigning, or granting its allocation of the Road Impact Fee Credit, or portion thereof to an impact fee payer. Developer acknowledges that only one Impact Fee Credit account may exist at any given time for the Developer. f. Transferability and Assignability of Road Impact Fee Credits. Pursuant to §163.31801 (10), Fla.Stat. (2023), Road Impact Fee Credits are assignable and transferable at any time after establishment from one development or parcel to any other located within the same impact fee zone as the Property,as referenced by St.Lucie County Code Section 24-261(a),or that is within an adjoining impact fee zone within St. Lucie County that receives benefits from one or more of the Roadway Improvements specified in Exhibit"B"of this Agreement. If a Road Impact Fee Credit is proposed for use in an adjoining impact fee zone, the Developer shall provide notice by certified mail to the St. Lucie County Administrator no less than ten (10) business days, as documented by courier receipt,prior to execution of an assignment of said Road Impact Fee Credit, and the St. Lucie County Administrator or designee shall confirm in writing within five (5) business days, following receipt of the notice whether St. Lucie County objects to the use of the Road Impact Fee Credit based on compliance with statutory requirements. If St. Lucie County does not provide a response, the use of the Road Impact Fee Credit in the adjoining impact fee 12 ACTIVE:19339423.10 zone shall be deemed acceptable. If St. Lucie County objects, the parties shall meet in a good faith effort to resolve the objection. The Developer shall provide documentation to St. Lucie County of any executed assignment of Road Impact Fee Credits to an assignee for transfer and use on a parcel other than the Property.The Developer shall reserve sufficient Road Impact Fee Credits to support development within the Development Property. 10. Remedies. If any party hereto fails to carry out any of its covenants or obligations contained herein, all parties shall be entitled to all remedies available at law or in equity, including the remedies of specific performance and all forms of injunctive relief. Notwithstanding anything to the contrary herein,the Developer obligations are expressly subject to the Developer commencing development of the Development Property and said development requiring payment for concurrency pursuant to applicable Florida law. 11. Future Impact Fee Assessments, Future Impact Fee Credits, Proportionate Share Refunds. a. Nothing in this Agreement shall be deemed to require the County to continue to levy or collect Road Impact Fees, or, if levied, to levy them for any certain amount. b. Notwithstanding any other provision in this Agreement, no additional land, except the Development Property, shall be,implicitly or explicitly,considered approved for concurrency, by virtue of this Agreement. However, the County may in its discretion allow additional land, which is adjacent to the Development Property,to be added to the Development Property,through comprehensive plan and rezoning amendments (as applicable), and covered by this Agreement, provided an assessment by the County confirms that the additional land does not result in any additional entitlements to the Project or create any additional impacts to the regional transportation 13 ACTIVE:1933942310 facilities. The separation of any additional land to the Development Property by a highway, road, railroad or canal shall not prevent the additional land from being added to the Development Property. c. In the event that the proposed or constructed Oak Ridge Ranches PUD is so modified as to create a net reduction of impacts to the impacted regional transportation system from those outlined in Section 3 herein and its related application for concurrency, the Developer shall have the right to obtain a pro rata reduction by modification of this Agreement pursuant to the review and approval of a Certificate of Capacity modification that results in reduced transportation impacts. In the event the proportionate share obligation described in Section 4 above of this Agreement has already been met, Developer shall hold a transportation concurrency credit for the Development Property that may be applied to a subsequent phase of the PUD equal to the pro rata reduction based on reduced transportation impacts. d. In the event the County determines to adopt mobility fees, subsequent to the date of this Agreement, the parties agree that any road impact fee credits established pursuant to this agreement may be used as a credit against future mobility fees. e. The Developer is building a four-lane internal site related road, identified in this Agreement, as the Oak Ridge Ranch Road. Oak Ridge Ranch Road is an internal site related improvement and is currently ineligible for road impact fee credit, pursuant to Section 24-264 of the Code of Ordinances. Upon completion of construction of a substantial portion of a regional system with alternatives and relievers for Range Line Road and Glades Cut Off Road, as determined by the County, the Developer may request the County review the project-built improvements to determine whether the improvements would be eligible for impact fee credits. The County's eligibility determination shall not be unreasonably withheld. 14 ACTIVE:19339423.10 12. Binding Effect. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the parties to this Agreement. 13. Applicable Law; Jurisdiction of Venue. This Agreement, and the rights and obligations of the parties hereto as they may appear herein, shall be governed by, construed under, and enforced in accordance with the laws of the State of Florida.Venue for any litigation pertaining to the subject matter hereof shall be exclusively in St. Lucie, Florida. The parties waive trial by jury. If any provision of this Agreement, or the application thereof to any person or circumstances, shall to any extent be held invalid or unenforceable by a court of competent jurisdiction, then the remainder of this Agreement shall be valid and enforceable to the fullest extent permitted by law. The fact that this Agreement does not detail all laws, rules, regulations,permits, conditions, terms and restrictions that must be satisfied to complete the development contemplated by this Agreement shall not relieve any party, or its successors in interest of the obligation to comply with the law governing such permit requirements, conditions,terms, and restrictions. Notwithstanding the foregoing,the interests of each party may be mortgaged in connection with a mortgage of any portion of the Development Property. 14. Joint Preparation. Preparation of this Agreement has been a joint effort of the parties and the resulting document shall not, solely as a matter of judicial construction,be construed more severely against one of the parties than the other. 15. Exhibits. All exhibits attached hereto contain additional terms of this Agreement and are incorporated herein by reference. 15 ACTIVE:19339423.10 16. Captions or Paragraph Headings. Captions and paragraphs headings contained in this Agreement are for convenience and reference only, and in no way define, describe, extend or limit the scope of intent of this Agreement, nor the intent of any provision hereof. 17. Counterparts. This Agreement may be executed in several counterparts, each constituting a duplicate original, but all such counterparts constituting one and the same Agreement. 18. Effective Date. This Agreement shall become effective the date it is recorded in the Public Records of St. Lucie County, Florida(the "Effective Date"). 19. Amendment. This.Agreement may be amended by mutual written consent of the parties so long as the amendment meets the requirements of the LDC and the St. Lucie County Code. 20. Duration of Permits. Developer acknowledges, except for the extension of the concurrency reservation of transportation capacity as hereinabove enumerated, this Agreement does not extend the duration of any other permits or approvals. 21. Further Assurances. Each of the parties hereto agrees, to the extent permitted by law, to do, execute, acknowledge, and deliver, or cause to be done, executed, acknowledged, and delivered, all such further acts, and assurances as shall be reasonable requested by the other party in order to carry out the intent of this Agreement and give effect thereto to the extent allowed and in a manner permitted by law. Without in any manner limiting the specific rights and obligations set forth in 16 ACTIVE:19339423.10 this Agreement or illegally limiting or infringing upon the governmental authority of the County, the parties hereby declare their intention to cooperate with each other in effecting the terms of this Agreement, and to coordinate the performance of their respective obligations under the terms of this Agreement. 22. Notices. Any notices or reports required by this Agreement shall be sent to the following: For the County: County Administrator St. Lucie County 2300 Virginia Avenue Fort Pierce, Florida 34982 With copy to: County Attorney St. Lucie County 2300 Virginia Avenue Fort Pierce, Florida 34982 For Developer: Oak Ridge Ranches, LLC do Kolter Land Partners, LLC Attn: James P. Harvey and Byron Lopreste 14025 Riveredge Drive,#175 Tampa, Florida 33637 With copy to: Robert S. Raynes, Jr., Esq. Gunster, Yoaldey & Stewart, P.A. 800 SE Monterey Commons Blvd. Suite 200 Stuart, Florida 34996 23. Miscellaneous Provisions: k a. This Agreement, and any Exhibits made a part hereof constitute the entire Agreement and understanding of the parties and shall not be modified or amended except by written agreement duly executed by the parties hereto. b. This Agreement is made for the sole benefit and protection of the parties (their successors and assigns) and no other persons shall have any right of action under this Agreement. 17 ACTIVE:19339423.10 c. All covenants, agreements, representation, and warranties made herein shall be deemed to be material and relied on by each party to this Agreement. d. If the Developer has met all its obligations hereunder,then,the rights granted to the Developer hereunder shall survive the termination of this Agreement and shall continue for so long as there remain any unused Road Impact Fee Credits. [SIGNATURES ON FOLLOWING PAGES] 18 ACTIVE:19339423.10 IN WITNESS WHEROF, the parties hereto, through their duly authorized representatives, have executed this Agreement on the day(s) and year set forth below. Witness: OAK RIDGE RANCHES, LLC, a Florida limited liability company By: Name: 1r(cr,tk_ /fa0i_; Name: /L G 5 if Pa Its: r' on /2. o 5'l6'v4% /Z7 14me:7141g r1 q Gl Q Od 0 STATE OF COUNTY OF PAL 1 8 G/1"(</ THE FOREGOING INSTRUMENT was acknowledged before me by means of El physical presence or [ ] online notarization this `Pi' day of NOUG4 Cl( , 2023, by 0tri) GS "° , as Allir'lAttern S' �r'rrr Of en-it 114,>iu4S 1( c, a Florida limited liability company, on behalf of said limited liability company,who is V] personally known to me or [ ] has produced a as identification. ?otM..%;-, Angela B.Mercado NOTAy PUB IC, State of Florida Comm.:HH 437574 Name n :a� Ala 8. Merc�acla [NOTARIAL SEAL] �' Expires:Aug.24,2027 °F",,' Notary Public-State of Florida My Commission Expires: O8J !/ A My Commission Number is: till 1137574 19 ACTIVE:19339423.10 IN WITNESS WHEREOF, the parties hereto, through their duly authorized representatives, have executed this Agreement on the day(s) and year set forth below. ATTEST: ST. LUCIE COUNTY, FLORIDA � hLMM %By: p By: Deputy Clerk of the C. 0.: (-e riff-&. 'f Name: ow .241 and Comptroller O /0 70 Title:• 4►r <o Op Date: /e)// ' c/R COUNfl'E� APPROV AS TO FOR By: County Attorn 20 ACTIVE:19339423.10 Exhibit"A" Legal Description of Development Property PARCEL 1: East 1/2 of Section 23, Township 36 South,Range 38 East, St. Lucie County, Florida, LESS AND EXCEPT the South 845 feet thereof. Containing 255.04 acres more or less. PARCEL 2: East 1/2 of Section 26, Township 36 South, Range 38 East, St. Lucie County, Florida, TOGETHER WITH the South 845 feet of the East 1/2 of Section 23, Township 36 South, Range 38 East, St. Lucie County, Florida; Less and Except the West One-Half(W1/2) of the Southwest One-Quarter (SW 1/4) of the Southwest One-Quarter(SW 1/4) of the Southeast One Quarter(SE 1/4) of Section 26, Township 36 South, Range 38 East, St. Lucie County, Florida. Containing 374.24 acres more or less. PARCEL 3: All of Section 25,Township 36 South, Range 38 East, St. Lucie County, Florida, LESS AND EXCEPT the East 70.00 feet as conveyed to St. Lucie County, a political subdivision of the State of Florida by virtue of the Special Warranty Deed recorded October 29, 2008, in Official Records Book 3028, Page 2670, Public Records of St. Lucie County, Florida. Containing 636.32 acres more or less. PARCEL 4: The West 1917.9 feet of Section 35, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS the following described parcel: Beginning at the Northwest corner of Section 35, Township 36 South, Range 38 East, thence run North 89°34'08" East, along the Section line, 1858.90 feet; thence following the top of the dike adjacent to a citrus grove run the following courses and distances: South 00°45'36" East 897.42 feet; South 53°23'40" West 76.67 feet; South 67°35'50" West 338.81 feet; South 33°38'40" West 107.30 feet; South 24°07'45" West 363.57 feet; South 07°57'45" West 176.10 feet; South 02°51'46" East 601.78 feet; South 56°12'50" West 99.95 feet; South 79°51'40" West 521.64 feet; South 00°39'20" West 718.55 feet; South 30°20'19" West 239.78 feet; South 72°41'50" West 347.84 feet; North 50°26'10" West 288.41 feet to a point on the West line of aforesaid Section 35; thence North 00°33'30" West, along the Section line, 3249.12 feet to the Point of Beginning. Containing 127.23 acres more or lees. PARCEL 5: All of Section 35, Township 36 South, Range 38 East, St. Lucie County, Florida, LESS the following: The West 1917.9 feet of said Section. Containing 394.43 acres more or less. PARCEL 6: That part of the South 922.26 feet of the East 330 feet of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida, lying Northerly of Glades Cutoff Road. Such property being also described as: 21 ACTIVE:19339423.10 Commence at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence North 00°08'47" West, along the East line of Section 36, a distance of 431.22 feet to the POINT OF BEGINNING, said point being on the Northeasterly right-of-way line of State Road S-709 (being 150.00 feet in width and also known as Glades Cut-Off Road); thence continue North 00°08'47" West, along said East line of Section 36, a distance of 491.22 feet to the North line of the South 922.26 feet of Section 36; thence North 89°00'53" West a distance of 330.06 feet to the West line of the East 330.00 feet of Section 36; thence South 00°08'47" East, along the West line of the East 330.00 feet of Section 36, a distance of 828.71 feet to the aforesaid Northeasterly right-of-way line of State Road S-709; thence North 44°46'11" East, along said Northeasterly right-of-way line, a distance of 467.37 feet to the POINT OF BEGINNING. Containing 5.00 acres more or less. PARCEL 7: The North one-eighth (N 1/8) of the South one-half(S 1/2) and all of the North one-half(N 1/2) of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida. Containing 352.68 acres more or less. PARCEL 8: The following described real property, LESS AND EXCEPTING THEREFROM THE WEST 128 ACRES THEREOF, heretofore conveyed to James L. Davis, as Trustee, by Special Warranty Deed recorded in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida: Commence at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence run North 00°09'38" West, along the East line of said Section 36, a distance of 922.44 feet to the POINT OF BEGINNING;thence run North 89°01'44" West, a distance of 330.06 feet; thence run South 00°09'38" East, a distance of 829.01 feet to the Northwesterly right of way line of Glades Cut-Off Road; thence run South 44°46'00" West, along said right of way line, a distance of 3380.72 feet; thence run North 00°09'38" West, a distance of 4649.00 feet; thence run North 89°52'09" East, a distance of 2717.48 feet to the East line of Section 36; thence run South 00°09'38" East along the East line of said Section 36, a distance of 1431.54 feet to the POINT OF BEGINNING; all lying and being in Section 36, Township 36 South, Range 38 East and Section 1, Township 37 South, Range 38 East, St. Lucie County, Florida, ALL LESS any existing road, canal and railroad rights of way, and all lying and being in St. Lucie County, Florida. Containing 71.98 acres more or less. PARCEL 9: The West 128 acres of the following described parcel of real property: COMMENCE at the Southeast corner of Section 36, Township 36 South, Range 38 East, St. Lucie County, Florida; thence run North 00°09'38" West, along the East line of said Section 36, a distance of 922.44 feet to the POINT OF BEGINNING; thence run North 89°01'44" West, a distance of 330.06 feet; thence run South 00°09'38" East, a distance of 829.01 feet to the Northwesterly right-of-way line of Glades Cut-Off Road; thence run South 44°46'00" West, along said right-of-way line, a distance of 3380.72 feet; thence run North 00°09'38" West, a distance of 4649.00 feet; thence run North 89°52'09" East, a distance of 2717.48 feet to the East line of said Section 36; thence run South 00°09'38" East along the East line of said Section 36, a distance of 1431.54 feet to the POINT OF BEGINNING, all lying and being in Section 36, 22 ACTIVE:19339423.10 Township 36 South, Range 38 East, and Section 1, Township 37 South, Range 38 East, comprising 200 acres more or less, as described in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida, ALL LESS any existing road, canal and railroad rights-of- way, and all situate, lying and being in St. Lucie County, Florida. Containing 127.97 acres more or less. PARCEL 10: The South 1/2, LESS the North 1/8 AND LESS the East 2717.48 feet of Section 36, Township 36 South, Range 38 East, AND all that part of the West 1/2 lying Northwesterly of State Road 709 (Glades Cut-Off Road), Section 1,Township 37 South, Range 38 East, St. Lucie County, Florida, as described in O.R. Book 587, Page 1117, of the Public Records of St. Lucie County, Florida. Containing 325.79 acres more or less. (PARCELS 9 AND 10) BEING ALSO DESCRIBED AS FOLLOWS: Commence at the Southwest corner of said Section 1, Township 37 South, Range 38 East, thence North 00°19'30" West, along the West boundary of said Section 1, a distance of 614.85 feet to the Northwesterly right-of-way line of Glades Cut-Off Road (State Road 709) and the POINT OF BEGINNING of the following described Parcel; thence continuing Northerly along the said West boundary of Section 1, by the following courses and distances: Thence continue North 00°19'30" West, a distance of 2,020.44 feet; thence North 00°03'51" West, a distance of 2,798.84 feet to the Southwest corner of said Section 36, Township 36 South, Range 38 East; thence North 00°55'25" West, along the West line of aforesaid Section 36, a distance of 2,255.29 feet to the South line of the North 1/8 (one-eighth) of the South 1/2 (one-half) of said Section 36; thence North 89°59'38" East, along lastly said line, a distance of 3,867.02 feet to the East line of the West 128.00 acres of those lands described in O.R. Book 1626, Page 244, of the Public Records of St. Lucie County, Florida; thence South 00°08'49" East, along the said East line, a distance of 3,219.16 feet to the said Northwesterly right-of-way line of Glades Cut-Off Road (State Road 709); thence South 44°46'03" West, along said right-of-way line, a distance of 5,430.50 feet to` the POINT OF BEGINNING, St. Lucie County, Florida. PARCEL 11: All of Section 2, Township 37 South, Range 38 East, LESS the South one-half(S 1/2) of the South one-half(S 1/2) (except the East 100 feet lying North of Glades Cut-Off Road) AND LESS the West 1917.9 feet thereof, St. Lucie County, Florida. Containing 318.04 acres more or less. PARCEL 12: The West 1917.9 feet of the North three-quarters (N 3/4) of Section 2, Township 37 South, Range 38 East, St. Lucie County, Florida. Containing 180.39 acres more or less. PARCEL 13: The North one-half(N 1/2) of the South one-half(S 1/2) of the Southwest one-quarter(SW 1/4) of Section 2, Township 37 South, Range 38 East, St. Lucie County, Florida. Containing 39.96 acres more or less. PARCEL 14: 23 ACTIVE:19339423.10 The North one-half(N 1/2) of the Southeast one-quarter(SE 1/4)of the Southeast one-quarter (SE 1/4), of Section 3, Township 37 South,Range 38 East, St. Lucie County, Florida. Containing 20.17 acres more or less. Total: Containing 3229.27 acres more or less. Fee Simple as to Parcels 1 through 14. 24 ACTIVE:19339423.10 a Exhibit"B" Roadway Improvements • Crosstown Parkway o Range Line Road To N/S A—Construct a 4-Lane Road o N/S A to Village Parkway—Widen from 2-Lanes to 4-Lanes • Range Line Road o Glades Cut-Off Road Oak Ridge Ranch Road—Construct 2-Lane Road o Glades Cut-Off Road to Oak Ridge Ranch Road—Widen from 2-Lanes to 4-Lanes o Glades Cut-Off Road to Crosstown Parkway—Widen from 2-Lanes to 4-Lanes • Glades Cut-Off Road o Oak Ridge Ranch Road to Range Line Road—Widen from 2-Lanes to 4-Lanes o Western Property Line to Oak Ridge Ranch Road—Resurface Roadway o Range Line Road to Reserve Boulevard—Widen from 2-Lanes to 4-Lanes o Reserve Boulevard to Commerce Centre Drive—Widen from 2-Lanes to 4 Lanes • Oak Ridge Ranch Road (or as later named) o Range Line Road to Glades Cut Off Road—Construct a 4 Lane Road In addition to constructing improvements several additional improvements are provided for future connectivity. • Provide an 80-foot right-of-way for an east-west collector road through the center of the project. • Provide a 100-foot right-of-way for an east-west collector road at the north end of the project adjacent to the C-24 canal. • Provide a 70-foot right-of-way for Range Line Road from Glades Cut Off Road to the existing 70-foot right-of-way to the north of the Project Entrance • Glades Cut Off Road& Oak Ridge Ranch Road—Signalize • Range Line Road& Oak Ridge Ranch Road—Signalize • Glades Cut Off Road& Range Line Road—Signalize • Range Line Road& Crosstown Parkway—Signalize • E/W Connector Road o Western Property Line to Oak Ridge Ranch Road 25 ACTIVE:19339423.10 Midway Rd `Z ' J G r / T� ) r., ' Oak 8 .� / { Ridge �a m Ranches 7 C(` \1°4. a cie Get 4701e 8 ? w A r E-'.� Cc =rn. uor a�`� �o�j��i i VA C�i._..:orl e 1 r --(_+_ic---------- :aF. oad . _. � Earcr ? 6 .eQQ '- Patkway V �-` ID 8 d cc < W estctyffe m i Z (E/W XY) 216: --. cc TradtIOnGatlin BlvPkvry dd I i DiscOvefy Way LEGEND Interchange Road Project Location LOCATION M A P - - • - Right of Way ?6 ACTIVE:19339423.10 Exhibit"C" Proportionate Share Analysis Date 10/9/2023 Time: 1:15PM ORR Proposed Proportionate Improvement/ Impact Fee Trip Notes Road From To Improvement FDOT Cost Share Cost Mitigation Credit Trigger Cond. Notes Crosstown Range Line N/SA Build4-Lane $ 11,860,188 $ 7,666,328 $ 11,860,188 $ 4,625,473 620 5 (1)(4) Construct Improvement Crosstown N/S A Village 2 Lane to 4 Lane $ 18,014,632 $ 11,434,287 $ 18,014,632 $ 7,025,706 620 8 (1)(4) Construct Improvement $ 29,874,820 $ 19,100,615 $ 29,874,820 $ 11,651,180 Range Line Crosstown Glades Cut Off 2 Lane to 4 Lane $ 9,069,556 $ 9,069,556 $ 9,069,556 $ 9,069,556 620 6 P (4) Construct Improvement Entrance(Oak Ridge r Range Line Glades Cut OffNew 2 Lane $ 5,968,933 $ 5,968,933 $ 5,968,933 $ 5,968,933 620 3 (4) Construct Improvement Ranch Rd) Entrance(Oak Ridge r Range Line Glades Cut Off 2 Lane to 4 Lane $ 7,984,864 $ 4,832,398 $ 4,832,398 $ 7,984,864 4,647 15 (4) Prop Share Payment(61%of cost) Ranch Rd) $ 23,023,353 $ 19,870,887 $ 19,870,887 $ 23,023,353 ► (4) J Entrance(Oak Ridge g r ( ) p Glades Cut Off Range Line 2 Lane to 4 Lane $ 9,445,510 $ 9,445,510 $ 9,445,510 $ 9,445,510 3,098 11 4 Construct Improvement Ranch Rd) Glades Cut Off Range Line Reserve Blvd 2 Lane to 4 Lane $ 36,418,769 $ 10,925,631 $ 10,925,631 $ 10,925,631 4,337 14 (4) Prop Share Payment(30%of cost) Commerce r Glades Cut Off Reserve Bluff Centre Drive 2 Lane to 4 Lane $ 8,471,746 $ 2,720,117 $ 2,720,117 $ 2,720,117 4,337 14 (4) Prop Share Payment(32%of cost) $ 54,336,024 $ 23,091,258 $ 23,091,258 $ 23,091,258 Intersections r (4) Glades&Range Line-Phase 1 Improve Intersection $ 5,398,700 $ 2,541,368 $ 5,398,700 $ 5,398,700 620 4 r (4) Construct Improvement Glades&Range Line-Phase 2 Improve Intersection $ 3,797,401 $ 3,583,906 $ 3,797,401 $ 3,797,401 3,098 13 r (4) Construct Improvement r Glades&Range Line-Phase 3 Improve Intersection $ 4,969,801 $ 2,430,745 $ 2,430,745 $ 2,430,745 5,326 22 (4) Prop Share Payment(49%of cost) Glades&Oak Ridge Ranch Rd Signal&Turn Lanes 1,600 n/a (3)(4) Construct Improvement Range Line&Oak Ridge Ranch Rd Signal&Turn Lanes 1,600 n/a (3)(4) Construct Improvement Range Line&Crosstown Signal&Turn Lanes $ 3,023,700 $ 2,007,059 $ 3,023,700 $ 3,023,700 620 7 r (4) Construct Improvement Range Line&Crosstown Northbound right $ 375,000 $ 248,916 $ 248,916 $ 248,916 5,326 19 (5)(8) northbound right turn lane Range Line Tradition Pkwy Improve Intersection $ 1,523,700 $ 654,753 $ 654,753 $ 654,753 6426 18 ► (8) 2nd Northbound thru lane Midway Rd&I-95 NB Ramps Improve Intersection $ 1,523,700 $ 89,894 $ 89,894 $ 89,894 6426 17 ► (8) 2nd eastbound left turn lane Midway Rd&Glades Cut Off Road Improve Intersection $ 1,648,700 $ 770,353 $ 770,353 $ 770,353 6 326 20 r (8) Construct a 3rd eastbound thru lane r Glades Cut Off Road&WyIder Pkwy/Commerce Centre Dr Improve Intersection $ 1,125,000 $ 603,558 $ 603,558 $ 603,558 5426 21 (8) Construct a 2nd eastbound left turn lane and a 2nd northbound left turn lane r Pay proportionate share of improvement(12% Crosstown Pkwy&1-95 NB Ramps Improve Intersection $ 1,023,700 $ 123,989 $ 123,989 5,326 16 (4) of cost) 27 ACTIVE:19339423.10 Date 10/9/2023 Time: 1:15PM ORR Proposed Proportionate Improvement/ Impact Fee Trip Notes Road From To Improvement FDOT Cost Share Cost Mitigation Credit Trigger Cond. Notes Village Parkway Discovery Pkwy Tradition Pkwy SBR at Discovery Way Right-turn lane exists at this location Tradition Parkway Community Blvd Mllage Pkwy WBR at Community $ 375,000 $ 45,652 $ 45,652 6,196 23 (4) Developer's prop Share mitigates this Blvd improvement $ 24,784,403 $ 13,100,194 $ 17,187,662 $ 17,018,021 Construct Improvement(FDOT Cost Oak Ridge Ranch Rd Range Line Pod 2 New 4 Lane 620 9 (4)(6) $9 767,216) Oak Ridge Ranch Rd Pod 2 ENV Connector New 4 Lane 620 9 (4)(6) Construct Improvement(FDOT Cost $6,976,583) Oak Ridge Ranch Rd ENV Connector Pod 4B/7 New 4 Lane 1,600 10 (4)(2) Construct Improvement Oak Ridge Ranch Rd Pod 4B/7 Glades Cut Off New 4 Lane 1,600 10 (4)(2) Construct Improvement $ - $ $ - $ (4) Other Improvements Range Line Road Glades Cut Off Rd Existing County 70' 70'ROW $ 168,724 $ 168,724 26 (4) Donate ROW Oak Ridge Ranch Rd Glades Cut Off Rd Range Line Rd $ 242,533 $ 242,533 9,10 P (4) Donate ROW Western Property Oak Ridge Ranch Mid Collector Line Road 80'ROW $ 46,821 $ 46,821 24 (4) Donate ROW Western Property Eastern Property North Collector Line Line 100'ROW $ 61,804 25 (4) Donate ROW Western Property Oak Ridge Ranch Improve 2 Lane Section Glades Cut Off Line Road (widen Savel lanes and $ 97,914 $ 305,981 $ 305,981 3,098 12 (4)(7) Construct Improvement paved shoulders) $ 825,863 $ 764,059 $ 132,018,600 $ 75,260,867 $ 90,850,489 $ 75,547,870 Notes: (1)39%St.Lucie County impact fee credit for these improvements (2)Cost of Oak Ridge Ranch Road is$22,325,061 but is not included in Total Cost,Impact or Mitigation (3)Cost of Oak Ridge Ranch Signals and turn lanes is estimated to be$3,250,000 but is not included in Total Cost,Impact or Mitigation (4)Improvement is subject to alternate conditions identified in the PUD Development Order (5)Prop Share payment included in impact fee credit tabulation (6)Oak Ridge Ranch Road is an internal,site related improvement and is currently ineligible for road impact fee credit,pursuant to Section 24-264 of the Code of Ordinances.Upon completion of construction of a substantial portion a regional system with alternatives and relievers for Range Line Road and Glades Cut Off Road,as determined by the County,the Developer may request the County review the project-built improvements to determine whether the improvements would be eligible for impact fee credits.The County's eligibility determination shall not be unreasonably withheld. (7)32%of roadway improvement cost is proportionate share obligation per traffic study (8)The applicant proposes to mitigate these improvements by entering into a binding agreement(prop share and impact fee agreement)to pay for or construct its proportionate share of improvements consistent with Section 163.318(h)1.c.(II),F.S. 28 ACTIVE:19339423.10 Midway Rd ___--------------<----'-/ 0 Oak v -- — Ridge Q,,a Ranches C ` \-P's,p._ ip a Oe _ 05" •e 8 . S`!t st % stag'pa v c G i a Q W estclyfte to 0 41 9) 2 Z (EJW XY) -----.\T /16 co ce rafition Gatlin Blvd Plow , Discovery Way LEGEND Interchange Road Project Location LOCATION M A P - -- •- Right of Way 79 ACTIVE:19339423.10 Exhibit"D" Example of Voucher ST. LUCIE COUNTY IMPACT FEE VOUCHER Oak Ridge Ranches PUD (Phase I) Voucher No. 1. Name and Address of Grantor: 2. Name and Address of Grantee: 3. Legal Description of Subject Property: See Exhibit A attached hereto. 4. Subdivision or Master Development Plan Name: The undersigned confirms that it has received from on , 200_, funds sufficient for the following impact fees required under the applicable St. Lucie County Impact Fee Ordinance, as amended, as indicated below. Grantor gives notice to St. Lucie County, Florida, that the following sums should be deducted from the applicable Impact Fee Credit Account of Oak Ridge Ranches PUD in the amount of$ OAK RIDGE RANCHES, LLC, a Florida limited liability company By: Name: Its: 30 ACTIVE:19339423.10 Exhibit"E" Oak Ridge Ranches Planned Unit Development(PUD) Obligated Transportation Mitigation Schedule 1. The Developer shall submit a biennial traffic report. The biennial report shall be submitted to St. Lucie County Public Works Director, with a copy to the City of Port St. Lucie Public Works Director, two years after the anniversary date of the adoption of this PUD Development Order (October 12, 2023) and every other year thereafter and shall include the following: i) A summary of development activity conducted for the prior two year period; ii) A cumulative tabulation of building permits issued through December 31 of the prior year; iii) A calculation of cumulative net external PM peak hour trips of ii) based on Exhibit A. iv) A cumulative tabulation of approved development; v) A calculation of cumulative net external PM peak hour trips of iv) based on Exhibit A. vi) A one-, two- and three-year projection of anticipated net external PM peak hour trips from the Development and building permits issued to the Developer; vii) An assessment of the Developer's compliance with the conditions of approval contained in this Development Order for the development undertaken; 2. Proportionate share monetary payments shall be based on the estimated cost of improvements at the time of Adjusted Payment. The parties hereto agree that the payment amounts set forth in this Transportation Mitigation Schedule shall only be subject to the following calculation to account for changes in road construction costs that may occur between the effective date of this PUD Development Order and the date each proportionate share payment is due: The cost adjustment for the total and amount of each payment shall be based on the Bureau of Labor Statistics Producer Price Index (PPI) for Net Inputs to Highways and Streets ((BONS) Series ID: WPUIP2312312). (https://fred.stlouisfed.org/series/WPUIP2312312) Adjusted Payment= Original Payment Amount x (BONS Payment Month/BONS Month of Prop Share Agreement Execution Month) • Original Payment Amount=Proportionate Share Payment amount specified • BONS payment = Latest Published Value (including preliminary values) at Time of Payment • BONS Month of Prop Share Agreement Execution Month= Published Value 31 ACTIVE:19339423.10 If the index is no longer in effect, at the time of payment, a replacement index associated with same inputs shall be applied, as reviewed and approved by the parties. 3. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak-hour two-way trips until one of the following (A or B) has occurred for the following listed improvement(i): i) Two-Lane Range Line Road from Glades Cut Off Road to the Oak Ridge Ranch Road Entrance. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 4. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak-hour two-way trips until one of the following (A or B) has occurred for the following listed improvement (i): i) Signalize the intersection of Range Line Road&Glades Cut Off Road,which may include northbound and southbound split phasing, and construct improvements with the following Geometry: Northbound Range Line Road Eastbound Glades Cut Off Road One left-turn lane One left-turn lane One Through Lane Two through lanes One right-turn lane Two right-turn lanes Southbound Range Line Road Westbound Glades Cut Off Road One left-turn lane Two left-turn lanes One Through Lane Two through lanes One right-turn Lane One right-turn lane A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 32 ACTT VE:19339423.10 5. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak-hour two-way trips, which the developer voluntarily accelerated from 929 net external PM peak-hour two-way trips identified in the traffic study,until one of the following (A or B) has occurred for the following listed improvement(i): i) Four-lane Crosstown Parkway from Range Line Road to N/S A. The road shall be designed in accordance with City standards for pedestrian and bicycle access as shown in Exhibit B. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 6. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak-hour two-way trips, which the developer voluntarily accelerated from 2,169 net external PM peak-hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement(i): i) Four-lane Range Line Road from Glades Cut Off Road to Crosstown Parkway. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 7. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak-hour two-way trips, which the developer voluntarily accelerated from 2,169 net external PM peak-hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement (i): i) Improve the intersection of Range Line Road & Crosstown Parkway with the following Geometry, including required signalization to support the expanded roadway corridor. Northbound Range Line Road One through lane 33 ACTIVE:19339423.10 One Shared through/right-turn lane* Southbound Range Line Road Westbound Crosstown Pkwy Two left-turn lanes* Two left-turn lanes* Two through lanes* Two right-turn lanes* *New improvements to intersection. Final design within City of Port St. Lucie right of way is subject to City of Port St. Lucie review and approval. Final design within St. Lucie County right of way is subject to St. Lucie County review and approval. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 8. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak-hour two-way trips,which the developer voluntarily accelerated from 4,028 net external PM peak-hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement (i): i) Four-lane Crosstown Parkway from N/S A to Village Parkway. The road shall be designed in accordance with City standards for pedestrian and bicycle access as shown in Exhibit B. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the City of Port St. Lucie; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed and attached as an exhibit to the Development Order. 9. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak-hour two-way trips, which the developer voluntarily accelerated from 3,000 net external PM peak-hour two-way trips identified in the traffic study, until one of the following (A or B) has occurred for the following listed improvement (i): i) Four-lane Oak Ridge Ranch Road from Range Line Road to the East-West Collector Road. Oak Ridge Ranch Road shall be open to the public and 34 ACTIVE:19339423.10 provide for 120-feet of right-of-way. The road as described above shall be platted and dedicated prior to the road being open to the public. The roadway shall remain maintained by the developer, its agents, lessees, successors or assigns. The County may voluntarily assume maintenance responsibility upon the extension of the roadway beyond the boundaries of the Oak Ridge Ranches PUD,in accordance with 177.081(3),F.S. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 10. No building permits shall be issued for development that cumulatively generates more than 1,600 net external PM peak-hour two-way trips, which the developer voluntarily accelerated from 3,000 net external PM peak-hour two-way trips identified in the traffic study, until one of the following (A, B or C) has occurred for the following listed improvement (i): i) Four-lane Oak Ridge Ranch Road from the East-West Collector Road to Glades Cut Off Road. Oak Ridge Ranch Road shall be open to the public and provide for 120-feet of right-of-way. The road as described above shall be platted and dedicated prior to the road being open to the public. The roadway shall remain maintained by the developer, its agents, lessees, successors or assigns. The County may voluntarily assume maintenance responsibility upon the extension of the roadway beyond the boundaries of the Oak Ridge Ranches PUD,in accordance with 177.081(3), F.S. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The Developer may submit traffic counts completed during the peak season within the previous 12-months to show the traffic volumes do not exceed the adopted level of service on Oak Ridge Ranch Road from Range Line Road to Glades Cut Off Road projecting a three (3) year build-out schedule from the current level of development. The study must provide a determination as to when the listed improvement(s) are necessary. The Developer agrees to construct the improvement within the timeframe identified in the study. 35 ACTIVE:19339423.10 C) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 11. No building permits shall be issued for development that cumulatively generates more than 3,098 net external PM peak-hour two-way trips until one of the following (A, B, C, D or E)has occurred for the following listed improvement (i): i) Four-lane Glades Cut Off Road from Oak Ridge Ranch Road to Range Line Road. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The improvement is funded for construction within the first three(3) years as set forth in the adopted Capital Improvement Plan of either St. Lucie County or the City of Port St. Lucie, or in the FDOT adopted Work Program; or, C) The Developer may submit recent traffic counts completed during the peak season within the previous 12-months to show the traffic volumes do not exceed the adopted level of service on Glades Cut Off Road West of Range Line Road and Range Line Road north of Glades Cut Off Road, projecting a three (3) year build-out schedule from the development. The study must provide a determination as to when the listed improvement(s)are necessary.The Developer agrees to construct the improvement within the timeframe identified in the study. D) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, E) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 12. No building permits shall be issued for development that cumulatively generates more than 3,098 net external two-way PM peak-hour trips until one of the following (A or B) has occurred for the following listed improvement(i): 36 ACTIVE:19339423.10 i) Widen Glades Cut Off Road to consist of two 12-foot travel lanes and 5-foot paved shoulders from Oak Ridge Ranches Road to its western property boundary. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 13. No building permits shall be issued for development that cumulatively generates more than 3,098 net external PM peak-hour two-way trips, until one of the following (A, B, C, D, or E) has occurred for the following listed improvement (i). At the County's sole discretion, the County may cause to be constructed the listed improvement (i) or require the payment of the developer's proportionate share of improvements in accordance with condition 2. If elected to construct, the developer shall be obligated to construct improvements, with compensation in the form of roadway impact fee revenue credits for the gap between proportionate share and construction cost. i) Improve the intersection of Range Line Road & Glades Cut Off Road with the following Geometry, including required signalization to support the expanded roadway corridor: Northbound Range Line Road Eastbound Oak Ridge Ranch Road Two left-turn lanes One left-turn lane Two through lanes* Two through lanes One right-turn lane Two right-turn lanes Southbound Range Line Road Westbound Range Line Road Two left-turn lanes Two left-turn lanes Two through lanes* Two through lanes One right-turn lane One right-turn lane *New improvements to intersection A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The improvement is funded for construction within the first three (3)years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie 37 ACTIVE:19339423.10 County or be included in the first three years of the FDOT adopted Work Program; or, C) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached,the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or D) An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, E) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 14. No building permits shall be issued for development that cumulatively generates more than 4,337 net external two-way PM peak-hour trips until one of the following (A, B, C or D) has occurred for the following listed improvement(i).Upon County request,the developer shall be obligated to pay the amount listed in Option C prior to 4,337 net external two-way PM peak hour trips, but no sooner than 5 years from the date of adoption of the PUD, if the roadway improvement listed in (i) is designed and permitted and the County has determined to begin construction on improvement (i) within 18 months. The condition shall be satisfied if the County determines to exercise this option and Developer provides the amount listed in Option C.: i) Four-lane Glades Cut Off Road from Range Line Road to Commerce Centre Drive/Wylder Parkway, including required intersection improvements and signalization to support the expanded roadway corridor. 38 ACTIVE:19339423.10 A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The improvement is funded for construction within the first three (3) years the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of$14,048,570, or, D) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 15. No building permits shall be issued for development that cumulatively generates more than 4,647 net external PM peak-hour two-way trips until one of the following (A, B, C, D, E, F,G, H,I,or J)has occurred for the following listed improvement(i). At the County's sole discretion, the County may cause to be constructed the listed improvement (i) or require the payment of the developer's proportionate share of improvements in accordance with condition 2. If elected to construct, the developer shall be obligated to construct improvements, with compensation in the form of roadway impact fee revenue credits for the gap between proportionate share and construction cost.: i) Four-lane Range Line Road from Glades Cut Off Road to Oak Ridge Ranch Road. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The improvement is funded for construction within the first three (3) years the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of$4,832,398; or, D) Tradition Parkway is extended and constructed from Range Line Road to Glades Cut Off Road; or E) Crosstown Parkway is extended and constructed from Range Line Road to Glades Cut Off Road; or, 39 ACTIVE:19339423.10 F) Oak Ridge Ranch Road is extended and constructed easterly to Glades Cut Off Road or N/S A; G) Rangeline Road is extended and constructed north to Midway Road; or, H) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order; or, I)An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached,the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, J)An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the*Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, 16. No building permits shall be issued for development that cumulatively generates more than 620 net external PM peak-hour two-way trips, which the developer voluntarily accelerated from 5,326 net external PM peak-hour two-way trips identified in the traffic study until one of the following (A, B or C)has occurred for the following listed improvement(i): i) Construct a 2nd northbound left-turn lane at the Crosstown Parkway & I-95 North Ramps,including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the intersection improvements described in Condition 27.iii)as proportionate share mitigation for 40 ACTIVE:19339423.10 the improvement described in Condition 16.i), pursuant to Section 163.318(h)1.c.(II), F.S.; or B) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the City of Port St. Lucie and attached as an exhibit to the Development Order.; or C) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 17. No building permits shall be issued for development that cumulatively generates more than 5,326 net external PM peak-hour two-way trips until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement (i): i) Construct a 2nd eastbound left-turn lane at the Midway Road & I-95 North Ramps,including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way; or, B) The improvement has been included within the first three(3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of$89,894; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be 41 ACTIVE:19339423.10 provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 18. No building permits shall be issued for development that cumulatively generates more than 5,326 net external PM peak-hour two-way trips until one of the following (A, B, C, D, E or F)has occurred for the following listed improvement (i): i) Construct a 2nd northbound through lane at the Range Line Road & Tradition Parkway intersection, including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of$654,753; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County 42 ACTIVE:19339423.10 for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. A copy of the analysis shall be provided to the City of Port St. Lucie and FDOT. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. A copy of the analysis shall be provided to the City of Port St. Lucie and FDOT. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 19. No building permits shall be issued for development that cumulatively generates more than 5,326 net external PM peak-hour two-way trips until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement (i): i) Construct a northbound right turn lane at the Crosstown Parkway & Range Line Road intersection, including required intersection improvements and signalization to support the expanded roadway corridor. 43 ACTIVE:19339423.10 A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of$248,916; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis,until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for 44 ACTIVE:19339423.10 either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 20. No building permits shall be issued for development that cumulatively generates more than 5,326 net external PM peak-hour two-way trips until one of the following (A, B, C, D, E or F)has occurred for the following listed improvement(i): i) Construct a 3rd eastbound through lane at the Midway Road&Glades Cut Off Road intersection, including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of$770,353; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, 45 ACTIVE:19339423.10 F) An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached,the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 21. No building permits shall be issued for development that cumulatively generates more than 5,326 net external PM peak-hour two-way trips until one of the following (A, B, C, D, E or F) has occurred for the following listed improvement(i): i) Construct a 2nd eastbound left-turn lane and a 2nd northbound left turn lane at the Glades Cut Off Road & Commerce Center Drive/Wylder Parkway intersection, including required intersection improvements and signalization to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney, shall be provided for improvements within St. Lucie County right of way. Surety acceptable to Port St. Lucie shall be provided for improvements within Port St. Lucie right of way; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of$603,558; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. 46 ACTIVE:19339423.10 E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 22. No building permits shall be issued for development that cumulatively generates more than 5,326 net external PM peak-hour two-way trips until one of the following (A, B, C, D, E, F,G,H, I,or J)has occurred for the following listed improvement(i).At the County's sole discretion, if(D, E, G, H, I, or J) have not occurred by 5,326 net external PM peak-hour two-way trips,the County may cause to be constructed the listed improvement(i)or require the payment of the developer's proportionate share of improvements in accordance with condition 2. If elected to construct, the developer shall be obligated to construct improvements, with compensation in the form of roadway impact fee revenue credits for the gap between proportionate share and construction cost. i) Modify the intersection of Range Line Road & Glades Cut Off Road to an east-west continuous flow intersection with the following geometry, including all required intersection improvements and signalization to support the expanded roadway corridor: Northbound Range Line Road Eastbound Glades Cut Off Road Two left-turn lanes One left-turn lane* Two through lanes Two through lanes 47 ACTIVE:19339423.10 One right-turn lane* Two right-turn lanes Southbound Range Line Road Westbound Glades Cut Off Road Two left-turn lanes Two left-turn lanes* Two through lanes Two through lanes One shared through/right-turn lane One right-turn lane * Continuous flow movement as part of a continuous flow intersection A) Contracts have been funded and let by the Developer for the roadway improvement with security acceptable to the County, subject to review and approval by the County Attorney; or, B) The following improvement is funded for construction within the first three (3) years of the Capital Improvements Plan for either the City of Port St.Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to St. Lucie County in the amount of$2,430,745; or, D) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached,the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St.Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, E) An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, 48 ACT VE:19339423.10 F) A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order; or G) Oak Ridge Ranch Road is extended and constructed easterly to Glades Cut Off Road or N/S A; or H) Crosstown Parkway is constructed from Range Line Road to Glades Cut Off Road; or I)Tradition Parkway is constructed from Range Line Road to Glades Cut Off Road; or J)Range Line Road is constructed from Oak Ridge Ranch Road to Midway Road. 23. No building permits shall be issued for development that cumulatively generates more than 6,196 net external PM peak-hour two-way trips until one of the following(A, B,C, D, E or F) has occurred for the following listed improvement (i): i) Construct a westbound right-turn lane at the Tradition Parkway and Community Boulevard intersection, including required intersection improvements to support the expanded roadway corridor. A) Contracts have been funded and let by the Developer for the roadway improvement; or, B) The following improvement has been included within the first three (3) years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, C) The Developer has made a proportionate share payment to the City of Port St. Lucie in the amount of$45,652; or, D) An analysis has been conducted that demonstrates the roadway improvement is not needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to the County for review and approval. The analysis shall project operating conditions for a three-year period. In the event the projected operating condition falls below the adopted level of service, building permits shall not be issued for 24 months after a need for an improvement has been identified by the analysis, until contracts have been funded and let by the Developer. E) An analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must also determine if new improvement(s) are 49 ACTIVE:19339423.10 needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be provided to St. Lucie County for review and approval. Prior to the redefined threshold being reached, the improvement shall be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program; or, F) An applicable lower level of service and/or multi-modal transportation district has been adopted by the maintaining agency and an analysis has been conducted that demonstrates the indicated improvement(s) are not needed. The analysis must determine whether new improvement(s) are needed and new trip and date thresholds when such improvement(s) are needed. The methodology for such analysis must be submitted to the County for review and approval prior to conducting the analysis and the study results shall be submitted for review and approval to St. Lucie County. Prior to the redefined threshold being reached, the improvement shall either be let for construction or shall be programmed for construction within the first three years of the Capital Improvements Plan for either the City of Port St. Lucie or St. Lucie County or be included in the first three years of the FDOT adopted Work Program. 24. The Developer shall provide an 80-foot public right-of-way through the Oak Ridge Ranches PUD. The roadway shall traverse an east-west route from the intersection with Oak Ridge Ranch Road westerly to the western property boundary. The right-of-way shall be dedicated to the County within 12 months of final site plan approval for the parcel of land adjacent to the right-of-way. 25. The Developer shall provide a 100-foot public dedication through the Oak Ridge Ranches PUD.The dedication shall traverse an east-west route along the northern property boundary adjacent to the C-24 Canal. The tract shall be dedicated to the County within 12 months of a final site plan approval for the parcel of land adjacent to the dedication property. 26. The Developer shall provide a 70-foot public right-of-way for Range Line Road from Glades Cut-Off to Oak Ridge Ranch Road within 12 months of the Preliminary PUD Site (Master) Plan approval. The right-of-way shall be dedicated to the County with a deed. 27. The Developer shall conduct a signal warrant analysis at the following intersections (i and ii) beginning at 1,000 net external PM peak hour two-way trips. The signal warrant analysis shall be continued on a biennial basis and project two years into the future until all signals are warranted. The Developer shall signalize and construct intersection geometry as follows: 50 ACTIVE:19339423.10 i) Oak Ridge Ranch Road & Range Line Road: Northbound Range Line Road Eastbound Oak Ridge Ranch Road One left-turn lane One left-turn lane One through lane One right-turn lane Southbound Range Line Road One through lanes ii) Glades Cut Off Road and Oak Ridge Ranch Road: Eastbound Glades Cut Off Road One left-turn lane One through lane Southbound Oak Ridge Ranch Road Westbound Glades Cut Off Road Two left-turn lanes One through lane One right-turn lane Two right-turn lanes iii) N/S A and Crosstown Parkway* Eastbound Crosstown Parkway One left-turn lane Two through lanes Southbound N/S A Westbound Crosstown Parkway One left-turn lane One U-turn lane Two through lanes One right-turn lane * The developer voluntarily agrees to accelerate this improvement to 620 net external PM peak-hour two-way trips, regardless of warranting volumes. Construction of a traffic signal at Crosstown Parkway and N/S A shall satisfy Condition 16 and Condition 27.iii. The analysis for i) and ii) shall be performed during the peak season and presented to St. Lucie County for review and approval. The analysis for i) and ii)may be limited to providing traffic volume counts only when agreed to by St. Lucie County. The analysis for iii) shall be performed during the peak season and presented and approved by Port St.Lucie. The analysis for iii) may be limited to providing traffic volume counts only when agreed to by Port St. Lucie. Additional certificates of occupancy shall not be issued nine months after the analysis showing a traffic signal is warranted until either(A, B, C, D or E): 51 ACTIVE:19339423.10 A. Contracts have been funded and let by the Developer for the installation of the traffic signal and applicable intersection improvements including appropriate lane geometry, signalization, pavement markings, signage, lighting, and associated improvements; or, B. For traffic signals within St. Lucie County, within sixty (60) days after a signal is warranted, security acceptable to the County and subject to review and approval by the County Attorney, equivalent to 120% of the design and construction costs of the applicable signal and intersection improvements shall be posted assuring that the applicable signal will be installed within 12 months after the signal is warranted; or C. For traffic signals within Port St. Lucie, within sixty (60) days after a signal is warranted, security acceptable to the City of Port St. Lucie, equivalent to 120% of the design and construction costs of the applicable signal and intersection improvements shall be posted assuring that the applicable signal will be installed within 12 months after the signal is warranted; or D. A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order; or E. For condition iii), a local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the City of Port St. Lucie and attached as an exhibit to the Development Order. 28. The Developer shall conduct a left-turn lane analysis at the following intersection (i) beginning at the time that Oak Ridge Ranch Road extends east of Range Line Road or Range Line Road extends north of Oak Ridge Ranch Road. The left-turn warrant analysis shall be continued on a biennial basis and project two years into the future until all left- turn lanes are warranted. The intersection geometry shall be as follows: i) Oak Ridge Ranch Road & Range Line Road: Northbound Range Line Road Eastbound Oak Ridge Ranch Road One left-turn lane* One left-turn lane One through lane One through lane One right-turn lane Southbound Range Line Road One left-turn lane* One through lane * New improvement to intersection 52 ACTIVE:19339423.10 The analysis shall be performed during the peak season and presented and approved by St. Lucie County, as applicable. The analysis may be limited to providing traffic volume counts only when agreed to by St. Lucie County. Additional certificates of occupancy shall not be issued nine months after the analysis showing a left-turn lane is warranted until either(A, B or C): A. Contracts have been funded and let by the Developer for the installation of the left-turn lane and applicable intersection improvements including appropriate lane geometry, pavement markings, signage, lighting and associated improvements; or, B. Within sixty (60) days after a left-turn lane is warranted, security acceptable to the County and subject to review and approval by the County Attorney, equivalent to 120% of the design and construction costs of the applicable signal and intersection improvements shall be posted assuring that the applicable signal will be installed within 12 months after the signal is warranted; or C. A local government development agreement consistent with sections 163.3220 through 163.3243, F.S. has been executed by the County and attached as an exhibit to the Development Order. 29. During the Site Plan Review Process, the Developer shall submit a traffic study for each and every site plan within the Oak Ridge Ranch PUD. The traffic study shall be submitted to St. Lucie County for review and approval and shall be limited to the following components: i) Trip generation associated with the uses on the site plan; and ii) Cumulative trip generation to date; and iii) Lane geometry of access driveways,turn lanes and signal improvements; and iv) Need for signalization improvements, including coordination (timing) of the traffic signals; and v) Summary of transportation conditions affected by the site plan under review and status of those conditions. 30. If right-of-way acquisition is required for an improvement listed in this development order, that the Developer is constructing, the Developer shall attempt to acquire the property through negotiations at fair market value based on the average of two appraisals prepared by appraisers who are members of the Appraisal Institute. If the Developer cannot acquire the right-of-way through negotiation,the Developer shall notify the County. If the County, in its sole discretion, determines to acquire the right-of-way through eminent domain, the Developer or the Solaeris Community Development District agrees to reimburse the 53 ACTIVE:19339423.10 County for any costs related to the eminent domain acquisition of right-of-way. The County shall waive the condition of approval requiring off-site right-of-way acquisition if the County determines not to use its eminent domain powers. 54 ACTIVE:19339423.10 Exhibit A For purposes of calculating trips for Oak Ridge Ranch, the formulas below shall be used for each use. If a use in Oak Ridge Ranch is not shown below, the most similar use in the below table shall be used for the purposes of trip generation. Internal capture will utilize the agreed upon internal capture rates between uses as shown in Exhibit A. Table 1. Trip Generation and Pass-by Rates Oak Ridge Ranches Trip Generation/Pass-By Rates and Equations PM PEAK HOUR TRIP GENERATION RATES AND EQUATIONS: Land Use ITE Code Unit Trip Generation Rate/Equation Single-Family Residential (2) [210] d.u. Ln(T) =0.94 Ln(X) +0.27; (63% in) Multi-Family Residential (2) [221] d.u. T=0.39(X) +0.34; (61%in) Age-Restricted Single-Family (2) [251] d.u. Ln(T) =0.78 Ln(X) +0.20; (61% in) Age-Restricted Multi-Family (2) [252] d.u. T=0.25(X) +0.07; (56%in) Retail/restaurant/commercial [820] s.f. Ln(T) =0.72 Ln(X) +3.02; (48% in) Office (1) [710] s.f. Ln(T) =0.83 Ln(X) + 1.29; (17% in) Industrial (1) [130] s.f. T=0.34(X); (22% in) Warehouse (1) [150] s.f. T=0.12(x)+26.48; (28% in) Self Storage (1) [151] s.f. T=0.15*(X); (47% in) K-8 School [520] students T=0.16*(X); (46% in) Assisted Living Facility (2) [254] beds T=0.24*(X); (39% in) Notes: (1)Will be Counted as Office Uses for purposes of Internal Capture (2)Will be counted as residential uses for purposes of internal capture PASS-BY CAPTURE PERCENTAGES Commercial Retail LESSER OF 19% PASS-BY OR 10%OF ADJACENT STREET TRAFFIC Notes: The applicable pass-by percentage identified in the table above shall be applied to the external retail trips. External trips are equal to the gross trips minus an applicable internal capture. 55 ACTIVE:19339423.10 a cl -i Analysis Period:PM X , AM_ Project Number:002043 Task Number: [7C7 Analyst:MEP Project Name:Oak Ridge PUD Trip Generation Date:9/7/2023 Scenario:PM Peak Hour 50 111 to.) Land Use A:Residential i ITE LUC:210,221,251 1 Demand Balanced Demand Size:'8,600 DU 1 0.0%1 01 01 0.0%1 01 Enter from External: Total Internal External 4 ► Enter from External: —6 Enter '3,279 417 2,862 1 0.0%1 01 01 00%1 01 4 1 0 1 4 Exit to External: Exit '1,959 225 1,734 Demand Balanced Demand Exit to Exlemal: MEI 4 Total 5,238 642 4,596 ►I 0 1 % 100% 12.3% 88% Demand 42.0% 0 Balanced 0 Al. 1 4.0% 781 I 4.0%1 1311 1 42.0%1- 8231 1 10.0%1 328 Demand Demand 4.0% 39 I 0.0%1 01 I 0.0%1 01 15.0%1 01 1 10.0%1 01 11 Demand Demand Demand Demand 0.0% 0 Demand Demand Demand Demand CD 1 91 I 21 I 981 I 2771 Balanced 0 Demand 1 01 1 01 0 1 01 Balanced Balanced Balanced Balanced 0.0% 01 i 0.0% 0 Balanced Balanced Balanced Balanced N 1 57.0%1 91 1 2.0%1 21 1 10.0%1 981 I 28.0%1 2771 Demand Balanced 0 0.0%1 01 1 oA%1 01 I10.0%1 28j 1 10.0%1 241 Demand Demand Demand Demand 0.0% 0 Demand Demand Demand Demand Demand Demand MI91011111E Land Use C:Slapping Center 0 Balanced CD ITE LUC:820 3 4.0% 43 DemandI Size: 600 1000 SF Enter r-orn External: Total Internal External Demand Balanced Demand Enter lmm Exlemal: t l-P. Enter 984 127 857 1 2.0%1 201 01 42.0%1 01 • 1 0 1 C. Exit to External: Exit 1,066 294 772 1 Exit to External: t 772 4 Total 2,050 421 1,629 I 2.0%1 211 01 31.0%1 01 N 0 1 l.w�r % 100% 21% 79% Demand Balanced DemandLA v LA Demand 4.0% 0 r'y�rl 4 Balance. 0 Demander 1 CD 1 2.0%1 211 1 2.0%1 20 Demand 1 00%1 01 I 0.0%1 01 Demand Demand 2.0% 21 Demand Demand PJ 13 51 1 151 Balanced 12 Demand I 01 5 f Balanced Balanced 5.0% 121 1 2.0% 20 Balanced Balanced CD I 30.0551 51 1. 20.0%1 151 Demand :alarced 14 1 01 1 _ 1 01 V) Demand Demand 5.094 14 Demand Demand Cr Demand CD Land Use E:tienenal Office Buildi t _ 4.0%1 01 Land Use F:k-8 Scholl ,h ITE U1C:�/10 5 0 Balanced ITE LUC:520 6 t! Size:' 50 1000 SF 0.0% 0 Demand Size:'3,200 Students CD Enter from External: Total Internal External Demand Balanced Demand Taal Internal External Enter from External: CD 1 2 1—► Ent 16 14 2 1 1.0961 01 01 2.0%1 61 Enter ' 236 131 105 r ( 105 1 Exit to External: Exit ' 77 18 59 4 Exit fr 276 152 124 Exit to External: = 1 59 1• Total 93 32 61 1.09 1 _1 1._ 1 1 2.051,1 51 ► Total 512 283 229 01 124 1 % 100% 34% 88% Demand Balanced Demand % 100% 55% 45% ► CD NET EXTERNAL TRIPS FOR MULTI-USE DEVELOPMENT Demand Balancec Demand Land Use Demand Balanced Demand 1 4.0%1 01 01 1.0%j 11 Category 1 2 3 4 5 6 Total 150.0%1 1381 1381 5.0%1 1641 Residenti Slopping General K-8 1 4.0%1 01 01 12.0%1 21 al Center Office School 150.0%1 1181 118110.0%1 1961 Demand Balancec Demand External Enter 2,862 0 857 0 2 105 3,826 Demand Balanced Demand Trips Exit 1,734 0 772 0 59 124 2,689 Total 4,596 0 1,629 0 61 229 ' 8,515 Internal Enter 417 0 127 0 14 131 689 Traps Exit 225 0 294 0 16 152 689 Print Date- 8888888 Total 642 0 421 0 32 283 1,378 File Name. S:\002-Koltm\002043 Oak Ridge\PUD Analysis\6-26-2023\[Oak Ridge PUD Plan TG 8-18- Single Use 2023_1TE.xlsx]IC_PM_P(1) Trip Gen Estimate 5,238 0 2,050 0 93 512 7,893 12.26% 0.00% 20.54% 0.00% 34.41%55.27% !Internal Capture e 17.46%1 D n -I w w A N w 0 PROPOSED CROSSTOWN PARKWAY EXTENSION FORMERLY WEST VIRGINIA (O.R.B. 2186, PG. 548) RIW VARIES 146.5' TO 155.7' R IW CENTERLINE CONSTRUCTION BASELINE SURVEY n 75' VARIES 71.5' TO 80.65' O , _ cn � 8' VARIES IICONC. 11' 11' p WALK 3'h T Z 11' T ]1' 11' 12.9.3 9.05' 11' — 11' 7' 11' 2' 10' 4' 8' A� ril I X 'J1 w TRAVEL TRAVEL TRAVEL TRAVEL . .6 '� �1 I e v F7 LANE LANE LANE LANE ;ce ,_� �C C 16" WM =; (; VOA ;., , 4. PGL [POL ' R.. eC tO I 75°' N Q 1 µAX VVV"'UUU a/A na I MAX ICJ �!dtgX rtigl A.AR1E5 '����`° 1.QQF;; _Y �_ lAQ°. = �N°:; �'aR/1-0� MAx� _I MAX n� ` ,_ Frrrnlrnrr7rrl I I b a— E, _ — 'Cr \' = 2-Z' FIBER �1 .. ---------TREES Ili TREES 0 A 1 SW (VARIES) — 8. ]' VARIES FUTURE 24" 10 10' MIN. PER MASTER PLAN BY OTHERS CROSSTOWN PARKWAY TYPICAL SECTION