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HomeMy WebLinkAboutAgenda Packet 04.18.2024 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, April 18, 2024 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS CHAIRMAN ED LOUNDS VICE-CHAIRMAN RYAN BINNER BOARD MEMBER CRAIG MUNDT BOARD MEMBER VALERIE SLACK BOARD MEMBER JAMES TAYLOR BOARD MEMBER WILLIAM O’DELL AT-LARGE BOARD MEMBER LARRY NEESE EX-OFFICIO BOARD MEMBER NICOLE FOGARTY Mission Statement St. Lucie Works to deliver superior service that enhances our quality of life Page 1 of 314 Regular Meeting Thursday, April 18, 2024 6:00 PM 2 | P a g e WELCOME • Please turn off all cellular phones and pagers prior to entering the Commission Chambers. • Please note that the Planning and Zoning Commission/Local Planning Agency serves in an advisory capacity to the St. Lucie County Board of County Commissioners and has the power to review and make recommendations to the Board, for approval or disapproval, on any applications within their area of responsibility. • The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. Please limit comments to three minutes if possible and be respectful of others’ opinions. • For public convenience, all meetings are televised and are provided with wireless internet access. NOTICE: All Proceedings before this Board are electronically recorded. Any person who decides to appeal any action taken by the Board at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is made. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in. Any party to the proceedings will be granted the opportunity to cross-examine any individual testifying during a hearing upon request. Anyone with a disability requiring accommodation to attend this meeting should contact the Human Resources Department at (772) 462-1546, HumanResources@stlucieco.org or TDD (772) 462-1428 at least forty-eight (48) hours prior to the meeting. Page 2 of 314 Regular Meeting Thursday, April 18, 2024 6:00 PM 3 | P a g e 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. INVOCATION 4. ROLL CALL 5. ANNOUNCEMENTS 6. DISCLOSURE(S) 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of March 21, 2024. 8. PUBLIC COMMENT 9. PUBLIC HEARINGS A. Palermo Estates Proposed Comprehensive Plan Future Land Use Map Amendment from AG-5 (Agricultural-5) to MXD (Mixed Use Development) with associated Subarea Policies Staff recommends the Planning & Zoning Commission, acting as the Local Planning Agency, review and formulate a recommendation of approval to the Board of County Commissioners for the FLUMA from AG-5 (Agricultural-5) to MXD (Mixed Use Development), including Sub- Area Policies as recommended by staff. B. Palermo Estates Planned Unit Development (PUD) Rezoning & Preliminary PUD Plan: Amendment to the Official Zoning Atlas to PUD and an associated Preliminary PUD Site Plan for a 705 unit Single-family & Townhome Community on +/-235.44 acres - THIS ITEM IS QUASI-JUDICIAL Staff recommends the Planning and Zoning Commission recommend approval with conditions of the proposed PUD and Preiminary Development Plan to the Board of County Commissioners. 10. WORKSHOPS Page 3 of 314 Regular Meeting Thursday, April 18, 2024 6:00 PM 4 | P a g e 11. OTHER BUSINESS 12. ADJOURN Page 4 of 314 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting March 21, 2024 Convened: Adjourned: 1.CALL TO ORDER Chair Lounds @ 6:02PM 2.PLEDGE OF ALLEGIANCE Chair Lounds 3.INVOCATION Mr. O'Dell 4.ROLL CALL The meeting was called to order at 6:02 PM, by Chair Lounds Present Board Member Billy O'Dell, Board Member Craig Mundt, Chair Ed Lounds, Vice-chair Ryan Binner, Board Member Valerie Slack, Board Member Larry Neese, Board Member James A. Taylor Not Present / Excused Nicole Fogarty 5.ANNOUNCEMENTS Vice-chair Binner arrives at 6:07PM. 6.DISCLOSURE(S) None. 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of February 15, 2024 Page 5 of 314 Planning & Zoning Commission MeetingThursday, March 21, 2024 6:00 PM 2 | P a g e RESULT:APPROVE MOVER:None SECONDER:None AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.Petitioned Text Amendment to CN (Commercial Neighborhood) Conditional Uses (LDC Sec. 3.01.03.Q.7.d.) to add the use of a Grocery (Food) Store, 6,001-15,000 square feet, operating 7 AM - 9 PM. STAFF PRESENTATION: Thad Crowe, AICP, Senior Planner, with Planning and Development Services. Mr. Crowe stated that all public notification requirements were met per St Lucie County Development code section 11.00.03. Mr. Crowe gave a presentation on a petition submitted by Bradley Currie, AICP, of Engineering Design & Construction, Inc. on behalf of Property Rental of Fort Pierce, LLC. for a Text Amendment to the Land Development Code to amend Section 3.01.03.Q.7.d. to include the additional retail trade use of Grocery Stores between six thousand one (6,001) and fifteen thousand (15,000) square feet in floor area on a parcel of at least four (4) acres, with hours of operation between 7:00 a.m. to 9:00 p.m., as an eligible Conditional Use within the Commercial Neighborhood (CN) Zoning District. To qualify as a “grocery store”, staff recommended such a retail establishment stock at least 25% of shelf space with fresh meats, fruits, and vegetables. Mr. Crowe’s presentation provided information on the background of the property, the current zoning, and the zoning that the applicant would like the commission to consider and conditional uses. Staff found this petition to meet the Standards of Review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code, and is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Staff recommended the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION WITH STAFF: Page 6 of 314 Planning & Zoning Commission MeetingThursday, March 21, 2024 6:00 PM 3 | P a g e Mrs. Slack asked if this could be an alternative type of grocery store (vegan, organic, similar to Nelson Family Farms). Mrs. Slack believed that the verbiage in the Ordinance could be reworded. Mr. Crowe responded that the wording could be looked at and Staff is open for all suggestions. Mr. Mundt stated that he did not see fruits and vegetables being mentioned in the LDC. Mr. Benton, St. Lucie County Planning Manager and Mr. Taylor, Planning & Zoning Commission Member, pointed out that fruits and vegetables are mentioned in the proposed Ordinance and the location where it can be found. Mr. Taylor makes a comment about making sure that the store does not turn into a convenience store. Mrs. Slack suggested the language could be changed to read, “stock and arrangement of fresh fruit, fresh produce & fresh proteins.” Mr. Crowe agreed with the verbiage change. Chair Lounds inquired about acreage and square footage. Mr. Crowe clarified. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. RESULT:APPROVE MOVER:None SECONDER:None AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None B.Rodriguez-Midway PNRD (Planned Nonresidential Development) Rezoning & Preliminary Development Plan STAFF PRESENTATION: Thad Crowe, AICP, Senior Planner, with Planning and Development Services. Mr. Crowe stated that all public notification requirements were met per St Lucie County Development code section 11.00.03. Mr. Crowe gave a presentation on a petition submitted by Bradley Currie, AICP, of Engineering Design & Construction, Inc. on behalf of Property Rental of Fort Page 7 of 314 Planning & Zoning Commission MeetingThursday, March 21, 2024 6:00 PM 4 | P a g e Pierce, LLC, proposing a Planned Non-Residential Development Rezoning (PNRD) and Preliminary Plan which includes a 16,800 square foot commercial building; a 15,000 square foot grocery store, and a 6,000 square foot commercial building. All buildings are proposed to be a maximum of one-story with a height of 35 feet. Mr. Crowe’s presentation provided information on the background of the property, the current zoning, and the zoning that the applicant would like the commission to consider, conditional uses, and the public response received back regarding the proposal. Staff recommended the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION WITH STAFF: See 9C. APPLICANT PRESENTATION: See 9C. BOARD DISCUSSION WITH APPLICANT: See 9C. PUBLIC COMMENTS: See 9C. BOARD DISCUSSION: None. RESULT:APPROVE MOVER:None SECONDER:None AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None C.Conditional Use for 15,000 square foot Grocery (Food) Store within a Planned Nonresidential Development (PNRD), located on the south side of Midway Road, 400 feet west of South 25th Street. Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners, subject to the list of Conditions of Approval in the Draft Resolution. Page 8 of 314 Planning & Zoning Commission MeetingThursday, March 21, 2024 6:00 PM 5 | P a g e STAFF PRESENTATION: Thad Crowe, AICP, Senior Planner, with Planning and Development Services. Mr. Crowe stated that all public notification requirements were met per St Lucie County Development code section 11.00.03. Mr. Crowe gave a presentation on a petition submitted by Bradley Currie, AICP, of Engineering Design & Construction, Inc. on behalf of Property Rental of Fort Pierce, LLC, proposing a Conditional Use in the PNRD Zoning District, to develop a 15,000 sq. ft. grocery store on the south side of Midway Rd., 400 ft. west of S. 25th St. Mr. Crowe’s presentation provided information on landscaping, lighting, buffers, and parking. Staff recommended the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION WITH STAFF: Mr. Mundt asked about the commercial property north of this proposed project and if it was developed or undeveloped. Mr. Crowe answered, undeveloped. Mrs. Slack inquired about the plans for the north undeveloped property. Mr. Benton, Planning Manager, states that the previously submitted proposal has been withdrawn. Mr. O’Dell asked for clarification regarding the traffic report. Mr. Crowe elaborated what the traffic report stated. Chair Lounds asked staff to explain the storm water flow. Mr. Crowe clarified. APPLICANT PRESENTATION: Bradley Currie, AICP, Engineering Design & Construction, Inc. - 10250 Village Pkwy., Unit 201. Mr. Currie petitioned on behalf of Property Rental of Fort Pierce, LLC. presented a petition for an Amendment to the Official Zoning Atlas from AR-1 (Agricultural, Residential-1) Zoning District to the PNRD (Planned Nonresidential Development) Zoning District and an associated Preliminary PNRD Site Plan to develop a shopping center, with three buildings totaling 37,800 square feet, to be known as the Rodriguez-Midway PNRD for property located on the south side of Midway Road, 400 feet west of South 25th Street, in unincorporated St. Lucie County, Florida. Mr. Currie’s presentation provided the commission with information regarding the rezoning to a PNRD, Text Amendment, and Conditional use. The presentation covered items 9B and 9C and voting to place separately. BOARD DISCUSSION WITH APPLICANT: Mr. Neese asked about the body of water in the NE corner of the site being manmade or natural. Mr. Currie answered, manmade and it will be filled in. Mr. Taylor wanted to know more about the proposed onsite security dwelling unit. Mr. Currie elaborated. Mr. Taylor asked for clarification on building sizes. Mr. Currie provided clarification. Mr. Taylor mentioned elevations and architectural style. Mr. Taylor did not feel that what was presented matched the White City neighborhood. Vice-chair Binner inquired about the wall and it being 5 feet off property line and the berm smothering the root of the trees. Mr. Currie explained that the berm does not have to come Page 9 of 314 Planning & Zoning Commission MeetingThursday, March 21, 2024 6:00 PM 6 | P a g e from the wall. Mrs. Slack mentioned the blockage along the drainage easement along the residential parcels to the north and that the water may be draining onto the proposed property and how the drainage will work between the proposed property and the residential area. Mr. Currie stated that is something they can examine but would not be proposing to take on the residential water onto their commercial site. Mr. Mundt asked about the 35-feet height limitation and where the two-story building with the security dwelling would be located. Mr. Currie explained that it would go in the middle of the two 6,000 sq ft. buildings. Mr. Mundt asked where the dumpster would be located. Mr. Currie showed him. The conversation continued the provision for dumpsters, noise, and alcohol at the restaurant. Chair Lounds inquired about the number residential dwellings. Mr. Currie clarified that there is just one dwelling for security use only. Conversation continued with Mr. Benton, Planning Manager, explaining the allowance for one residential unit for onsite security purposes. Conversation continued regarding the selling of alcohol at the restaurant. PUBLIC COMMENTS: The public concerns were animal relocation, waterfowl, traffic, noise, smells from the dumpsters, the parking lot lights, the buffers not being tall enough and overall safety. Phil Pizzmenti – 2606 Gray Twig Ln – Nay Ellen Tulley – 2505 Gray Twig Ln – Nay Debra Johns – 909 W Weatherbee Rd - Nay Ronna Perry – 5080 W Virginia Dr - Yay BOARD DISCUSSION: Chair Lounds asked about the traffic coming into the property. Mr. Benton, Planning Manager, explained the options that the developer and St Lucie Traffic team are looking into. Conversation continues. Mr. O’Dell asked Mr. Currie does he think that his client and staff come to agreement with staff recommendation and neighborhood concerns. Mr. Currie stated yes. Mrs. Slack comments on the lights in the parking lot being reduced after hours or lower the lights, so it is not distracting to the surrounding residents. Mr. Mundt commented that he is in favor of alcohol being served at the restaurant. Chair Lounds comments on the security feature and accessory structure. RESULT:APPROVE MOVER:None SECONDER:None AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None Page 10 of 314 Planning & Zoning Commission MeetingThursday, March 21, 2024 6:00 PM 7 | P a g e 10.WORKSHOPS None. 11.OTHER BUSINESS None. 12.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned. Page 11 of 314 9.A. PUBLIC HEARINGS - PLANNING & DEVELOPMENT SERVICES AGENDA REQUEST DATE: 4/18/2024 *ORDINANCE ITEM - FUTURE LAND USE MAP AMENDMENT QUASI-JUDICIAL ITEM? NO TO: Board of County Commissioners PRESENTED BY: Thad Crowe, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Palermo Estates Proposed Comprehensive Plan Future Land Use Map Amendment from AG-5 (Agricultural-5) to MXD (Mixed Use Development) with associated Subarea Policies BACKGROUND: The property owner has petitioned for an amendment of the Comprehensive Plan Future Land Use Map for approximately 235 acres located on the west side of Range Line Road, approximately two miles south of Glades Cut Off Road, from AG-5 (Agricultural-5) to MXD (Mixed Use Development), with associated Sub-Area Policies for what will be known as the Palermo Estates Mixed Use Activity Area (MUAA), and expandable to the Range Line Road Mixed-Use Activity Area (MUAA). PREVIOUS ACTION: There have been no previous development applications on these properties. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning & Zoning Commission, acting as the Local Planning Agency, review and formulate a recommendation of approval to the Board of County Commissioners for the FLUMA from AG-5 (Agricultural-5) to MXD (Mixed Use Development), including Sub-Area Policies as recommended by staff. COMMISSION ACTION: RESULT: Page 12 of 314 MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: April 12, 2024 Benjamin Balcer, Planning & Development Services Director Date: April 12, 2024 Ciara Forbes, Assistant County Attorney III Date: April 12, 2024 Mayte Santamaria, Deputy County Administrator Page 13 of 314 Planning and Development Services Department Planning Division M E M O R A N D U M TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning and Development Services Director Kori Benton, AICP, Planning Manager FROM:Thad Crowe, AICP, Senior Planner DATE: April 12, 2024 SUBJECT:Palermo Estates– FLUMA-2303-000022 & PD-2307-000026 Future Land Use Map Amendment and Official Zoning Atlas Amendment from AG-5 (Agricultural-5) to PUD (Planned Unit Development) & Preliminary Site Plan GENERAL INFORMATION Property Owner/Applicant:OMBU Ranch Range Line, LLC 10690 W. Midway Rd. Fort Pierce, FL 34945 Representative:Cotleur & Hearing – Mariana Arias Sanz, AICP 1934 Commerce Ln, Suite 1 Jupiter, FL 33458 Location:West side of Range Line Road, approximately two miles south of Glades Cut Off Road Parcel ID Numbers:4212-331-0001-000-7, 4212-333-0025-000-7, 4212-333-0026-000-4, 4212-334-0001-000-6, 4212-341-0002-000-5, & 4213-111-0001-000-4 Parcel Size: +/-235.44 Acres Proposal: Future Land Use Map Amendment from AG-5 (Agricultural-5) to MXD (Mixed Use District); and Rezoning from AG-5 (Agricultural-5) to PUD (Planned Unit Development) along with a Preliminary Development Plan, for the purpose of developing a 705-unit residential subdivision with single-family, duplex, and townhome units, including landscape buffers, amenity center, stormwater retention, and a natural preserve area Current Future Land Use:AG-5 (Agricultural-5) Proposed Future Land Use:MXD (Mixed Use Development) Current Zoning District:AG-5 (Agricultural-5) Proposed Zoning District:PUD (Planned Unit Development) Wetlands: Present; Wetland Impact or Wetland Buffer Waivers Requested Utilities: Inside the Urban Service Boundary o Within St. Lucie County Utilities Water & Wastewater Service Area o FPL Electric Service Page 14 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 2 Table 1: Land Use and Zoning Snapshot Future Land Use Zoning Existing Use(s) Petition Site AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped North AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped South AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped East Port St. Lucie NCD (New Community District PSL MPUD (Master Planned Unit Development) Undeveloped Residential (Western Grove DRI) West PSL U (Utilities)PSL GU (General Use)Conservation Area BACKGROUND INFORMATION OMBU Ranch Range Line, LLC, and representative, Mariana Arias Sanz, AICP, of Cotleur & Hearing are requesting a Future Land Use Map Amendment from AG-5 (Agricultural-5) to MXD (Mixed Use) and an Amendment to the Official Zoning Atlas from AG-5 (Agricultural-5) to PUD (Planned Unit Development) and a Preliminary PUD Site Plan approval for a 705-unit subdivision with single-family, duplex, and townhome units, including landscape buffers, amenity center, stormwater retention ponds, and a natural preserve area, to be known as the Palermo Estates MXD & PUD. The six petition properties total +/-235.44 acres and are located on the west side of Range Line Road, approximately two miles south of Glades Cut Off Road. Potable water and wastewater service for the development will be provided by St. Lucie County Utilities (SLCU). The recent expansion of the St Lucie County Urban Service Area to the eastern boundary of the McCarty Preserve (and the western boundary of the subject properties) allows for suburban future land use, zoning, and development in this area. While the Range Line Road corridor historically was a rural area dominated by orange groves, the City of Port St. Lucie has grown westward including the 8,200 - acre Tradition development, which includes the Western Grove DRI located across Range Line Road from the subject property. Western Grove is a partially developed mixed-use master planned community, with entitlements of up to 4,000 residential dwelling units; 200,000 square feet of retail; and 50,000 square feet of office. Figure 1 shows a snapshot of the transition of this area from agricultural to suburban character, with single-family subdivisions in the Western Grove DRI seen on the right side of the aerial map. The 3,100-acre McCarty Ranch Preserve borders the subject properties on the west and features trails for walking, bicycling, and horseback riding; a 300-acre lake for fishing, canoeing, and kayaking; an 18-hole disc golf course; and primitive camping. The Preserve completes the transition from suburban to rural. Figure 1: Contextual Map of South Central County Petition Site Page 15 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 3 Figure 2: Proposed Future Land Use Map Figure 3: Proposed Zoning Map Page 16 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 4 PROJECT OVERVIEW The following analysis highlights and summarizes characteristics of the proposed development. Like many Florida residential subdivisions of this time, small-lot homes front on long cul-de-sacs that back up to stormwater ponds. Density The 705 units on 235.44 acres is a density of three (3) units per acre. The MXD FLUM allows for densities ranging between 0.2 and 15 units per acre, with each MXD assigned a customized density. Table 2 shows assigned densities for other MXD designated areas within the unincorporated County. Staff proposes to set the density for Palermo Estates at Low Density, maximum three units per acre. Table 2: MXD Residential Densities (does not include commercial components) MXD Intensity Category Max. or Range of Density (du/acre) Grande Beach Medium 5-9 High Ridge High 5-15 Indrio Road (Later Integrated into the TVC) Low Medium 5 5-9 Midway/Glades Low Medium High 5 5-9 5-15 Okeechobee/I-95 Low Medium SU Res 9 5 5-9 9 Oak Ridge Ranches High (Subsets up to 15 du/acre) 2.67 (Overall) St Lucie Blvd.Low SU Res 9 5 9 Tidewater Res 10 10 West Orange Low 5 Figure 4: Preliminary Site Plan Ra n g e L i n e R o a d Page 17 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 5 Lot Types The Applicant has not provided specific numbers of lot types and instead has provided maximums for each lot width type, shown in Table 3. This method provides the Developer flexibility to tailor the development to market forces. Minimums are not provided, so there is the potential for two uses to dominate the development at the expense of housing diversity, for example lonly 40’ and 50’-foot wide lots could be provided. Staff recommends adding minimum units that will provide a unit range to ensure utilization of all proposed lot types. Staff and the Applicant have agreed that the Final Site Plan will blend lot types from smaller lots in the east to larger lots in the west, which provides a density transition toward the McCarty Preserve. Lot Type Maximum Units Townhome 200 Duplex 25’X90’N/A SFR 40’X100’352 SFR 50’X100’529 SFR 60’X100’176 SFR 70’X100’176 Figure 5: Lot Layout & Dimensional Standards Table 3: Proposed Lot Types Page 18 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 6 Lot Width Front Setback (SB) Rear SB Side SB (Interior) Side SB (Street) Accessory SB Accessory Lake SB Lot Depth 40’22’15’5’N/A 3’0’115’ 50’22’15’5’N/A 3’0’115’ 60’22’15’5’10’3’0’115’ 70’22’15’5’10’3’0’115’ Villa/ Duplex 22’15’5’N/A 3’0’90’ Townhome 22’15’5’10’3’0’90’ Impervious Ratios For context, the Impervious Surface Ratio (ISR) for the whole site, attributed to streets, building footprints, paved areas and driveways, and stormwater ponds, exceeds 51%. The LDC typically addresses open space and building coverage ratios. Height The proposed maximum height of thirty-five (35) feet and two stories is consistent with the existing zoning, and that of residential districts to the east in Western Grove neighborhoods of Port St. Lucie. Transportation The Applicant’s Transportation Impact Report (TIR) is based on the development scenario of 515 single-family detached homes and 190 multi-family (townhome) units. The development at build-out is projected to generate 5,831 daily trips, with 413 AM peak hour and 566 PM peak hour trips. Traffic assignment estimates indicate that 45% of the trips will go north on Range Line Rd. to Glades Cut-Off Rd., 19% will go south on Range Line Rd., 35.5% will head east on Discovery Way to Port St Lucie (via Range Line Rd.), and 5% will travel east on Tradition Parkway (also via Range Line Rd.). Of the 26 road segments analyzed for the TIR, the following nine will be significantly impacted by the project, meaning that project traffic will exceed 5% of segment capacity. Table 5: Vicinity Road Segments Significantly Impacted by Project Road Segment Direction Becker Rd. to Paar Dr.NB Paar Dr. to Marshall Pkwy.NB Marshall Pkwy. to Discovery Wy.NB Discovery Wy. To Tradition Pkwy.NB & SB Range Line Rd. (County Road) Tradition Pkwy. to Crosstown Pkwy.NB & SB Range Line Rd. to N/S A NB & SB N/S A to N/S B NB & SB N/S B to Community Blvd.NB & SB Discovery Wy. (City Road) Community Blvd. to Village Pkwy.SB The applicant proposes proportionate share payments up to $5,921,113 to mitigate transportation impacts. The TIR suggests each home will contribute an additional $2,397.03 per unit in addition to the County Road Impact Fees to mitigate the transportation impacts of the project. In addition to the proportionate share mitigation, the development of the property is contingent upon the construction of Tradition Parkway and Discovery Way as, at least, two-lane facilities to Range Line Road. The TIR makes the following recommendations: •A 430-foot right-turn lane and a 480-foot left-turn lane on Range Line Road into the project site. •Dedicated eastbound left and right-turn lanes existing the project. Table 4: Proposed Dimensional Standards Page 19 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 7 •The driveway is projected to need signalization in the future. •The Applicant/Developer will monitor the need for a 2nd eastbound left turn lane at Discovery Way & Village Parkway at the 432nd building permit. •A westbound right-turn lane at Discovery Way & Range Line Road is recommended at the 432nd building permit. The proposed design has a distinct lack of external connectivity and internal dead- ends, with the subdivision dominated by 13 cul-de-sacs. Staff has worked with the Applicant to provide for more pedestrian connections that improve walkability. As far as external connectivity, Staff has consistently stated that a PUD of this size, 700+-units and almost 6,000 daily trips which will eventually require a signal, should provide direct road connections to the north and south in the future. As shown in Figure 6, the potential developments to the north (Legacy) and south (Neill Farms) also lack connectivity to adjacent development, except for the anticipated extension of Tradition Parkway through the Legacy project (Pre-application Stage). Staff will continue to advocate for external road connections between these developments. Figure 6: Range Line Rd. Proposed Developments (Compilation Concept) PENDING RAINBOW GROVES FLUMA Potential Links Page 20 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 8 Figure 7: Typical Street Sections Page 21 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 9 Buffering & Landscaping The following table shows required and provided buffers, demonstrating that the 50’-wide buffer along all property lines exceeds the minimum buffer widths of 10’ or 15’. Per LDC 7.09.04.A., the buffer along Range Line Road requires one tree per 30 linear feet along with a continuous hedge. LDC 7.09.04.E. requires the buffer between the multi-family neighborhood and adjacent properties to the north, south, and west to include one tree per linear feet, and an opaque wall or wood fence, and a hedge on the inside and outside of the wall or fence. The Applicant also proposes street trees to help meet the LDC Sec. 7.09.04.I. requirement of one tree per 2,500 square feet of lot size, which would require one street tree per townhome lot, two street trees for 40’ and 50’-wide lots, and three trees for 60’ and 70’-wide lots. In addition, Staff is recommending one street tree per 50’ street frontage where there are no lots. Open Space The 35% open space requirement for PUDs would call for 82.4 acres of open space, which is exceeded by the 108.79 acres of open space proposed, which comprises over 46% of the subject property. However, some of this open space is inaccessible to all residents. Staff had recommended that at least the five lake shorefronts designated as Recreation be accessible to residents with loop trails around them. As an alternative, the Applicant chose an approach that makes strategic connections between cul-de-sacs and provides single access point lake trails. Staff accepted this strategy and is suggesting the additional pedestrian access connections and access points below. \ Buffer Required Provided Adjacent Use East (Range Line Rd.) 15’50’Undeveloped Residential North 10’50’Undeveloped Residential East 10’50’Undeveloped Residential West 10’50’Preserve Table 6: Project Landscape Buffers Figure 8: Additional Recommended Revisions Page 22 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 10 ********************************************** Proposed Amendment Consistency with Comprehensive Plan In reviewing petitions for amendments to the Future Land Use Map (FLUM), the Planning and Zoning Commission (Acting as the Local Planning Agency) and Board of County Commissioners shall consider whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan and Florida Statutes. The following analysis presents Comprehensive Plan policies pertinent to this amendment. (Comprehensive Plan) Future Land Use Element Policy 1.1.2.1. The adopted Future Land Use Map Series and any amendments shall promote responsible growth management practices. When considering any amendment to the Future Land Use Maps of the County’s Comprehensive Plan, the County Commission shall make the following findings, supported by the other elements of this Plan, prior to taking any approval actions granting an individual amendment to the Future Land Use Maps: 1. That the property under land use amendment application is adjunct to, or within no more than one-quarter mile of the same or greater type of land use classification. 2. That the property under land use amendment consideration lies within the Five-Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County (or can be reasonably accommodated with an amendment to the Master Plan) or otherwise meets the requirements of Policy 1.1.5.4 [formerly Policy 1.1.5.3]. This is a key Future Land Use Element policy that serves to limit FLUM changes in the County with the intent of preserving compatibility and a coordinated land use pattern, while minimizing urban sprawl and retaining rural character/agricultural activities. # 1 in the above policy is met since the adjacent Western Grove DRI has the PSL NCD (New Communities District) FLUM, which allows for a range of densities between 1 and 35 units per acre. As noted, this is an Amendment to the Comprehensive Plan Future Land Use Map (FLUM), to change the subject +/-235 acres from AG-5 (Agricultural – 5) to the MXD (Mixed Use District) category. Comprehensive Plan Policy 1.1.1.2 provides the following descriptions for these FLUM categories: The AG-5 land use designation is intended for those areas of the County outside of the planned urban service area which are associated with agricultural and agricultural-related activities. These areas are recognized for first being appropriate for the production of citrus, cash crops, or ranching activities. Residential densities are set at a maximum of 0.20 units per gross acre (one unit per 5 gross acres). AG-5 allows by right single-family residences; agriculture crops or livestock; fishing, hunting, and trapping; noncommercial research facilities; kennels; riding stables; cell towers; and solar generation stations; and by conditional use allows agricultural labor housing; agricultural-related manufacturing and warehousing; agricultural-related retail; airports and airfields; aircraft storage and equipment maintenance, mining; sport camps; outdoor shooting ranges, recreational vehicle and boat storage, and off-road vehicle parks (except go- cart raceway operation or rentals). The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not FUTURE LAND USE MAP AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY COMPREHENSIVE PLAN AND FLORIDA STATUTES Page 23 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 11 afford the desired flexibility and community input in land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • Unless otherwise compliant with the identified intensity classification, any change in zoning shall be to the Planned Unit Development (PUD), Planned NonResidential Development (PNRD) or Planned Mixed Use Development (PMUD), as described in the St. Lucie County Land Development Code. Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses. These properties and other Range Line Road properties within the expanded Urban Services Boundary are good candidates for the MXD FLUM category in order to accomplish the appropriate transition of density between Port St. Lucie and the conservation and agricultural lands to the west, and to ensure sustainable development concepts such as transportation connectivity, walkability, and open space preservation. The Applicant has proposed the following Sub-Area Policies (in blue) for the Palermo Estates Mixed Use Development, which Staff supports as modified below. 1. Development permitted within this Mixed-Use property may include residential with a density of up to three (3) dwelling units per acre, and a height limit of up to 35 feet. 2. Residential uses shall include single-family, duplexes, and multifamily townhomes and may include age- restricted housing (55+). 3. Development permitted within this Mixed-Use property may include nonresidential uses limited to an amenity/recreational center with a clubhouse, social building, fitness center, and recreational passive trails through the preserve area. 4. The restriction for the cul-de-sac length of up to 1,000 feet set forth in LDC Section 7.01.03 will not be applicable to development within this Mixed-Use property, where authorized by the St. Lucie County Fire District. 5. The restrictions for building spacing for townhomes set forth in LDC Section 7.04.03 will not be applicable to the development within this Mixed-Use property. 6. The access to the Mixed-Use property shall be through a primary access off Range Line Road. Note: Staff is recommending additional north and south vehicular connections. 7. A minimum of 35% 45% of the gross site area must be used as common open space. Note: the Site Plan indicates the preservation of 46.26% of gross project acres as open space. 8. The Palermo Estates development is required to designate 27.6 acres as a preservation tract, including native habitat, wetlands, and wetland buffers. Staff is recommending the following additional Sub-Area Policies. 9. Development permitted within this Mixed-Use property is required to preserve a minimum 15% of upland habitat, as determined by the final approved wetland jurisdictional and Environmental Impact Report. Tracking of preserved native uplands must be submitted and implemented with every development application. Any requirements for easements, preservation, and other aspects of wetlands and their associated upland vegetative buffers will be handled during the site plan application for each phase or pod. 10. Internal development connectivity shall be achieved through an interconnected pedestrian network of sidewalks and trails that efficiently connect homes, amenities, and parks. 11. The development shall provide or reserve areas designated for vehicular and pedestrian interconnectivity Page 24 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 12 with adjacent parcels. Vehicular access shall encourage connectivity and provide for dispersal and flow of vehicular traffic between adjacent uses. Connectivity between adjacent developments may include access- controlled facilities. 12. All development within the MXD shall be serviced by centralized potable water and sanitary sewer systems. Such centralized services shall be coordinated with St. Lucie County Utilities. The PUD shall be designed and located so there will be no net public cost for the provision of water lines, sewage lines, storm and surface drainage systems, and other utility systems. 13. All real estate transactions within the MXD shall include disclosures noting that the property is in proximity to existing agricultural uses, a freight railroad line, airstrip, and truck traffic along Range Line Road. Pursuant to Section 823.14(4), F.S., adjacent agricultural activities in existence for 1 year or more before the creation of the Palermo Estates Mixed-Use Activity Area are presumed to not be a nuisance if the farm activities and operations conform to generally accepted agricultural and management practices. Future expansion of this MXD may include other Range Line Rd. developments, with subarea policies appropriate for consideration on a case-by-case basis. Comprehensive Plan Policy 1.1.2.2. In accordance with Florida Statutes, proposed future land use map amendments to the County’s Comprehensive Plan, shall be based upon the following analyses: 1. An analysis of anticipated growth; 2. An analysis of the availability of facilities and services; 3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site; 4. An analysis of compatibility of adjacent land uses; and 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy; and 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. The subject site and the requested amendment are evaluated pursuant to each of the factors in Policy 1.1.2.2. below. 1. An analysis of anticipated growth. Port St. Lucie, the most populous city in the County, has continued to grow toward the west, with Range Line Road being a western boundary for the City. The 2022 extension of the County’s Urban Service Area to include properties on the west side of Range Line Road set the stage for utilities, and other facilities, to serve suburban residential subdivisions. The County’s recent Urban Service Boundary (USB) expansion included the subject site and is making this a suitable location to further accommodate the County’s increasing population. The USB was first depicted on the Comprehensive Plan Land Use Plan Map in 1990 to distinguish the area where urban development may occur from areas where it should not occur. At the time of the initial establishment of the USB, the total population of St. Lucie County was 150,171 (1990 Census). The 2020 Census total population count for St. Lucie County is 329,226, or a 119% increase. From 2010 to 2020 alone, the percent change in the total population is 18.5%, as displayed in Table 7, below. Further population growth is also anticipated in the area with the approval of Oak Ridge Ranches and active development of the Wylder Community to the north and commercial/employment growth occurring to the east in Southern Grove and along Midway Rd. to the north. Page 25 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 13 Table 7: St. Lucie County & Municipal Census Data – 2010 to 2020 Changes Census County & City April 1, 2020 April 1, 2010 Total Change Percent Change St. Lucie 329,226 277,789 51,437 18.5 Fort Pierce 47,297 41,590 5,707 13.7 Port St. Lucie 204,851 164,603 40,248 24.5 St. Lucie Village 613 590 23 3.9 UNINCORPORATED 76,465 71,006 5,459 7.7 The University of Florida Bureau of Economic and Business Research (BEBR) Projections of Florida Population by County for 2025–2050, projects a total population between 406,000 to 655,400 by 2050. BEBR believes the medium series is the most likely to provide accurate forecasts in most circumstances, which would place the St. Lucie County population at 530,700 by 2050. This is a total change of 201,474 or a percent change of 61.2 % from the 2020 Census count. The population within the unincorporated County continues to increase, with increased demand to develop property along the western edge of growth centers and the interstate network. The expanded USB provides the land required to accommodate anticipated growth. Pursuant to Section 163.3177, Florida Statutes, the comprehensive plan is intended to provide the principles, guidelines, standards, and strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal development of the area that reflects community commitments to implement the plan and its elements; and requires that the comprehensive plan be based upon permanent and seasonal population estimates and projections, on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research (EDR) for at least a 10-year planning period. The EDR population projections for St. Lucie County 2. An analysis of the availability of facilities and services. Pursuant to Comprehensive Plan Policy 1.1.6.3, facilities for potable water, sanitary sewer, solid waste, drainage, and transportation facilities shall be in place and available to serve new development no later than the issuance of the certificate of occupancy or its functional equivalent such that there is no reduction in the LOS for these facilities and services. Those facility improvements must be in place prior to commencement of construction. Water & Wastewater The St. Lucie County Utilities (SLCU) has plans underway to expand St. Lucie County facilities to serve the anticipated growth, with the County allocating approximately $34.2M in American Rescue Plan (ARP) funds to expand water and wastewater lines throughout the Utility service territory, to construct facilities on County owned sites on Taylor Dairy Road and south of the County Fairgrounds area and/or nearby assets. Page 26 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 14 Figure 9: St. Lucie County Utility Service Areas Additionally, the County’s FY 23 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Water & Sewer District Capital Facilities - Fund 479, for the Fairgrounds South Water Treatment Plant. Figure 10: Concept Plan for the Water and Wastewater Expansions South of the Fairgrounds Area Palermo Estates Approx. location of Future Regional Utility Facility Palermo Est. Glad e s C u t O f f R o a d Midway Road PSL City Limits Page 27 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 15 Transportation As discussed on Pages 6-7, the development at build-out is projected to generate 5,831 daily trips, with 413 AM peak hour and 566 PM peak hour trips, with most traffic coming from and going to or through Port St. Lucie. Nine segments will be significantly impacted by the project (meaning that project traffic will exceed 5% of segment capacity) including segments of Range Line Rd. and Discovery Way. The applicant would mitigate traffic impacts through proportionate share payments up to approximately $8,300 per dwelling unit. The development of the property is contingent upon the construction of Tradition Parkway and Discovery Way as at least two-lane facilities to Range Line Road. Multiple turn lanes and eventual signalization are anticipated for the development. Solid Waste St. Lucie County currently has solid waste disposal facilities to satisfy the needs of the development potential for the subject site and the County is actively assessing alternative disposal strategies and capacity renewal programs. Presently, the St. Lucie County Bailing & Recycling facility has nearly a one-million cubic yard capacity remaining, correlating to a multiple decade service period remaining, without accounting for waste reduction or capacity renewal programs that may be implemented. The County’s FY 23 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Solid Waste Fund - Fund 401, for solid waste landfill expansions. Table 8: Excerpt of the FY 23 Adopted Budget and Five-Year Capital Improvement Plan The subject site is adjacent to growth areas noted in western Port St. Lucie and extending into unincorporated St. Lucie County, where public facilities and services including, but not limited to, central water and sewer capacity and roads, are already in place or are in the planning stage. 3.An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on-site. ERD’s preliminary analysis, found on Pages 9-13, agreed that the site was heavily impacted by past agricultural practices, and recognized the site design intent to preserve native trees, identified the need to address forage impacts (to wading birds), and remove exotic plants. ERD does not object to the proposed impacts to two wetlands but supports preservation of a third wetland that appears to be of moderate quality. More detailed analysis and mitigation planning will occur at the Final Site Plan stage. The ERD report is below. Environmental Analysis The St. Lucie County Environmental Resources Department reviewed the requested amendment of the Future Land Use Map and prepared the following statement. Findings An Environmental Impact Report conducted by Aquatic Research, dated October 2023, states that the site consists of cattle grazing lands. The subject property is currently in agriculture use as cattle/grazing lands. It maintains an active South Florida Water Management District Permit (SFWMD) relevant to its former use in citrus. Per the active SFWMD permits (56-01002-S and 56-01001-W) the site’s natural features include three (3) jurisdictional freshwater marshes, and an area of native pine flatwood uplands. Remaining areas on site Page 28 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 16 consist of improved pasture, fallow/abandoned groves, a large reservoir created/permitted to store water for the historical citrus operation, disturbed lands created from the excavation of the reservoir, and farm ditches classified as other surface waters (OSWs). Uplands The subject property contains a mixture of native and non-native uplands. The majority of on-site uplands are non-native areas consisting of agricultural lands (i.e., abandoned groves and improved pasture). Additional onsite upland portions on the subject property include native pine flatwoods and disturbed lands located in the northern property quadrant. Improved Pasture (±104.7 acres) This category in most cases is composed of land which has been cleared, tilled, reseeded with specific grass types, and periodically improved with brush control and fertilizer application. Water ponds, troughs, feed bunkers and, in some cases, cow trails are evident. Abandoned/Fallow Grove (±90.4 acres) This classification is consistent with on-site observations in the south portion of the property. The majority of this area is dead citrus trees with a few live citrus trees remaining. Pine Flatwoods (±11.0 acres) The pine flatwoods class is dominated by either slash pine, longleaf pine or both, and less frequently pond pine. The common flatwoods understory species include saw palmetto, wax myrtle, gallberry and a wide variety of herbs and brush (FLUCCS). Disturbed Lands/Exotic Vegetation (±5.0 acres) This classification is for areas which have been changed due primarily to human activities other than mining. These areas are dominated by invasive trees including Australian pine (Casuarina equisetifolia), Brazilian pepper (Schinus terebinthifolia), and eucalyptus (Myrtaceae spp.). Wetlands The subject property has two (2) active SFWMD permits. Based on these permits three (3) jurisdictional wetlands were identified. Two (2) wetlands are indicated in the permit as grove wetlands impacted by past land practices of ditching and berming, and hydrologically isolated utilizing a pump system. The third wetland is within the northern property quadrant, with most of the acreage being offsite. All three (3) onsite wetlands are classified as Category III per the St. Lucie County Comprehensive Plan (Comp. Plan) Policy 6.1.14.1, as they are isolated systems not that do not qualify as Category I or II wetlands and less than five (5) acres in size. Review of the two (2) active SFWMD permits also indicated the permitted creation of a large onsite reservoir associated with the historical citrus operation. This system was created to provide onsite water storage. Wetland 1 (±1.21 acres) and Wetland 2 (±0.96 acres) These freshwater marshes were delineated as part of the active SFWMD permit covering the subject property. They are both located inside the now abandoned grove, surrounded by a ditch and berm. Per the historical permit conditions (1990’s) past land practices of ditching and berming as well as a physical connection to the onsite agricultural furrows were approved with regards to these wetlands. It was further indicated in the approved permit as impacted and hydrologically isolated wetlands utilizing a pump system. Monitoring was implemented and verified to ensure agricultural practices would not adversely affect the hydrology of these wetlands, which both have retained satisfactory hydrological condition. Regardless, Wetlands 1 and 2 are still best classified as impacted and of very poor quality based on isolation within an agricultural field and the intrusion of invasive exotic Brazilian pepper trees. The severe side slopes, density of vegetation and receipt of agricultural runoff also limits vegetation diversity and ability for this system to provide wildlife support. Page 29 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 17 Wetland 3 (±0.79 acres) This isolated wetland is mainly located off the subject property to the north and appears to be of moderate quality, with representative vegetation consisting of native species such as pickerelweed (Pontederia cordata) duck potato/arrowhead (Sagittaria latifolia), and a variety of native sedges and rushes. It was delineated in association with the existing SFWMD permit. There is a berm and fence around the southern portion of this wetland. Other Surface Waters (OSWs) The Palermo Estates Project also contains ditches and furrows associated with its historical agricultural use as well as a large, permitted reservoir. These features are classified as Other Surface Waters (OSW’s). Per the approved SFWMD permits for the subject property these waters receive and discharge water from the C-24 via the Herman Peacock Canal. A large reservoir (±2.8 acres) is located within the NE property quadrant. This reservoir was authorized for creation under the active SFWMD permits for the subject property. Farm ditches (±18.29 acres) are also present onsite and defined as artificial waterways constructed for drainage or irrigation of adjacent lands. The sides of ditches are often vegetated, with grasses and sedges usually dominant. Wildlife Evaluation and Listed Fauna Survey During the field assessments on December 9, 10, and 11, 2022, pedestrian transects were made throughout the subject property to observe for the presence of any state or federal listed fauna species as well as wildlife in general. These included observations of individual animals as well as dens, burrows, rooting areas, or nests. Multiple linear transects were completed across representative portions of all habitat areas. The survey conducted covered ±40.0 acres (±17%) of the ±235.15-acre subject property. No gopher tortoise burrows were observed on the subject property. Wildlife transects and observations indicated the presence of two (2) Audubon’s crested caracaras in a swale along the eastern property boundary. Additionally, the subject property contains habitat suitable for wading birds, the Everglades’ snail kite, and American alligator nesting, as well as tree cavities suitable for bat and Aves nesting. The site also lies within the Core Foraging Area for the federally protected wood stork (Mycteria americana). Site development will require completion of a U.S. Fish and Wildlife (FWS) compliant crested caracara survey as well as nesting and wading bird, snail kite, and alligator surveys or written correspondence stating any potential impacts have been resolved from FWS for each of these species. Additionally, within 3 months of site clearing, a 100% survey will be required to be conducted across 100% of suitable gopher tortoise habitat within areas of proposed development/land clearing. Impacts and Mitigation The site plan has been designed overall to avoid impacts to protected trees, higher quality wetlands with significant ecological function, and areas considered to be valuable to wildlife. Proposed onsite alterations include impacts to native trees meeting tree mitigation thresholds outlined in LDC 6.00.05.D and two Category III isolated wetlands, Wetlands 1 and 2, which require a Category III Wetland Waiver. Native Vegetation Impacts and Mitigation Development of the site will include minimal impacts to native trees. The majority of protected (i.e., native) trees on the site are within the ±11.0 acres onsite native pine flatwoods and along the Herman Peacock Canal. While a finalized tree mitigation plan has not yet been submitted for review and approval, one shall be provided prior to final site plan approval. According to the EIR, several options to satisfy tree mitigation requirements of impacted trees were proposed including not only preservation of trees along the Herman Peacock Canal, replanting, relocation or oversizing of landscape trees, but also the alternative tree mitigation outlined in LDC 6.00.05.D.3.b.1 to preserve the ±11.0 acres onsite native pine flatwoods upland habitat to satisfy a portion if not all tree mitigation requirements. While utilizing this latter alternative tree mitigation method does meet the minimum requirement of preserving 25% of intact native upland habitat, in this case the applicant is proposing to preserve 100% of all the intact native upland habitat onsite, it does not meet the minimum size requirements of 15% of the overall site, which would require the native upland habitat to measure 35.27 acres of the 235.15- acre overall site. Additionally, should the alternative mitigation method of the habitat set aside be solely utilized to satisfy all tree mitigation requirements, it shall be demonstrated how the ±11.0 acres onsite native pine flatwoods upland habitat minimizes edge to interior ratio by having no minimum dimension less than one Page 30 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 18 hundred (100) feet and shall not exceed a length to width ratio of three to one (3:1) unless exceeding this ratio allows for superior connections with adjacent parcels or other environmental benefits. The alternative mitigation method does allow for flexibility when interconnectivity with other onsite and adjacent habitat preserves can be achieved, in this case, with connectivity to a portion of Wetland 3 onsite, which traverses north into the adjacent parcel, as well as the existing reservoirs to the east and southeast of the pine flatwoods, creating a 27.6-acre preserve. Should the alternative mitigation method of the habitat set aside be utilized to satisfy all tree mitigation requirements, the 27.6-acre preserve shall be platted separately and conserved in perpetuity via conservation easement, being recorded in favor of St. Lucie County in the St. Lucie County Clerk of Courts and maintained in accordance with the approved and recorded Preserve Area Monitoring and Management Plan (PAMMP). Wetland Waiver Application and Mitigation Avoidance and minimization of wetland impacts was considered throughout project design. Based on approved uses since the 1990's (previously issued ERP) these wetlands have experienced agriculturally based impacts resulting in hydrological isolation, severe topographic alteration via installation of rows and furrows as well as berms around both wetlands. It is the applicant’s position that preservation of these wetlands in a reasonable and ecological manner would require significant topographic and community alterations to maintain appropriate hydrology and community structure post development. Completion of a high-level restoration would be less ecologically favorable, requiring intensive restoration at a high level of risk for long term failure. Therefore, the applicant has requested to permanently impact Wetlands 1 and 2, which both are isolated systems under 5 acres in size, of low function and dominated by invasive vegetation, while preserving Wetland 3 and its associated upland buffer, which is of higher ecological function. Wetland 3 shall be enhanced via exotic removal and shall be preserved in perpetuity via conservation easement. Wetlands 1 and 2 shall be mitigated in accordance with the SFWMD Basis of Review, with wetland credits to be purchased from Bluefield Ranch Mitigation Bank. In accordance with Resolution No. 15-237, an administrative Category III wetland waiver may be granted by the Environmental Resources Director, or designee, in accordance with the standards set forth in the Land Development Code and Comprehensive Plan for isolated wetlands less than five (5) acres that do not qualify as Category I or II wetlands. Therefore, the Environmental Resources Department certifies the project noted above and detailed in the preliminary PUD by Cotleur & Hearing dated September 28, 2023, has met the requirements necessary to grant approval of the Category III Wetland Waiver per Comprehensive Plan Policy 6.1.14.4. Other Surface Waters (OSWs) and Mitigation Per the Federal Register Volume 85, No. 77, April 21, 2020, Section II. Background, Part A Final Rule, converted cropland created from uplands, or from non-jurisdictional waters are not considered federal jurisdictional wetlands. As the site is representative of converted cropland with ditches created from non- jurisdictional waters, the onsite farm ditches should not meet the definition of a Water of the U.S. or be federally jurisdictional. Furthermore, due to the linear nature of the onsite ditches and steep slopes, they should not meet the definition of a state jurisdictional wetland and are best classified as other surface waters. However, OSWs are often times considered habitat for wading birds such as wood storks. Mitigation for wood stork forage, not only for impacts to wetlands, but also to OSWs, may be accomplished onsite via preservation or creation of other forage areas, or offsite via the purchase of credits from a wetland mitigation bank offering wood stork credits. The creation of an onsite lake with a vegetated littoral shelf could also be used to partially or fully offset onsite forage impacts. Mitigation for OSWs shall be determined in the updated ERP. Landscaping A preliminary bubble landscape plan demonstrating compliance with LDC 7.09.00 perimeter buffering, upland buffers and littoral buffers surrounding each deepwater habitat, etc., provided by Cotleur & Hearing dated September 28, 2023, was reviewed and approved for the preliminary and final PUD. A more detailed landscape plan shall be provided for review and approval prior to final site plan approval. Page 31 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 19 Recommendation The Environmental Resources Department has no objections to the approval of the Preliminary and Final Planned Unit Development, the Future Land Use Map Amendment application, and the Category III Wetland Waiver with the conditions outlined below. ERD presented a series of recommended conditions of approval which are included with Staff recommendations at the end of the report. 4. An analysis of the compatibility of adjacent land uses Lands to the north and south are undeveloped, and lands to the east in the City of Port St. Lucie are partially developed with small-lot subdivisions similar to the proposed development within the Western Grove master planned community. The McCarty Preserve is to the west, which offers passive recreation across nearly 3,000 acres, encompassing a reclaimed extraction mine. The proposed development is compatible with existing and anticipated development to the east, and a transition to lower density in the western part of the property will enhance projects compatibility with the Preserve at the edge of the Urban Service Boundary. 5.An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy. The development will create and support construction industry jobs for several years and property tax revenue increases will improve the County’s tax base, while providing housing in the general vicinity of expanding industry in south County (Port St. Lucie’s Southern Grove DRI). 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. St. Lucie County engineering and planning staff regularly consult with the Florida Department of Transportation regarding development projects that directly or indirectly impact the Strategic Intermodal System (SIS) and other state-owned roadways. Range Line Road is not a state road but is a County Road (CR 609) that links St. Lucie and Martin County, and serves as a Freight Corridor (linking to Glades Cut Off Rd.) - with several east-west connections planned which will provide access to I-95 via Glades/Midway and at Crosstown Parkway, Tradition Parkway, and Becker Road. In accordance with Future Land Use Element Policy 1.1.2.2 and Objectives 1.2.1 and 2.1.1, Staff has provided FDOT with project information and continues to involve the agency in ongoing review of this application and the associated PUD. Other Applicable Comprehensive Plan Policies The following Comprehensive Plan Goals, Objectives, and Policies are applicable to this amendment. Future Land Use Element Policy 1.1.9.1 - All new subdivisions, planned unit developments and site development plans shall be designed to include an efficient system of internal traffic circulation that does not require internal trips or trips of short duration to be forced onto the major roadway network. Connections to new and existing subdivisions shall be encouraged. The proposed single vehicle access point violates this policy. Staff recommends a future road connection to the north and south, beyond Range Line Road, with an associated subarea policy proposed. Future Land Use Element Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan based upon smart growth, energy-efficient land use patterns and discouraging the proliferation of urban sprawl. This objective and policy directs the County to only convert rural to suburban or urban use within the USB or through the TVC process within the respective overlay. Future Land Use Element Policy 1.1.5.2 - Require that new development be designed and planned in a manner which does not place an economic burden upon the services and facilities of St. Lucie County regulations. Page 32 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 20 Future Land Use Element Policy 1.1.6.12 - Require that new development be designed and planned in a manner which does not shift the economic impact of new development to existing taxpayers, services and facilities of St. Lucie County. Economic impact shall be determined based upon the goals, objectives, and policies of this Comprehensive Plan and applicable county regulations. Proportionate share payments for road improvements and the costs of infrastructure provision will be funded by the Developer/HOA and should not be a burden on taxpayers. Future Land Use Element Policy 1.1.3.5 - The County shall maintain a site assessment process to evaluate the potential conversion of existing or designated agricultural land uses to non-agricultural land uses in a rational and orderly manner. The site assessment process for a conversion shall require as a condition to such conversion that the Board of County Commissioners affirmatively find that the proposed non-agricultural use: a. is compatible with adjacent land uses; As stated in the response to previous Criterion 3., the proposed development is compatible with similar suburban development to the east in PSL with Subarea Policies recommended to transition development to the existing preserve and surrounding Agricultural properties. The closest residential subdivision (under construction) is approximately 0.68 miles to the northeast, with additional subdivisions anticipated west to Range Line Rd. The closest established subdivision in the unincorporated County is the Treasure Coast Airpark, one mile to the south off Range Line Rd. The Airpark lots range from 2 to 15 acres, which holds a Conditional Use for their airfield. In addition, an existing extraction mine roughly 1.8 miles to the south engages in blasting, extraction and hauling activities which, if closer to the petition site, would be incompatible with more urban residential development. b. maintains the viability of continued agricultural uses on adjacent lands; The proposed amendment and uses are not anticipated to threaten the viability of agricultural uses, which are now mostly limited to cattle grazing due to the citrus blight. c. contains soils suitable for urban use as defined by the St. Lucie County soil survey; The property has been profoundly altered through decades of agriculture use, so suitable fill will be required for new development, whether obtained from on-site stormwater areas or off-site sources. d. is suitable with existing site-specific land characteristics; While much of the subject property is impacted agricultural land with limited habitat and environmentally sensitive features, with the northeast corner including a 16+/-acre pine flatwoods habitat that will be protected within a preserve, along with 27+/- acres of lakes and woodlands. Staff is also recommending the preservation of protected trees along the Herman Peacock Canal. e. is consistent with comprehensive development plans. Other than the Comprehensive Plan and Land Development Code, there are no other comprehensive development plans for the subject property. f. will have available the necessary infrastructure concurrent with the anticipated demands for development; The TIR consulted the Capital Improvements Programs for the City of Port St. Lucie, St. Lucie TPO Transportation Improvement Program (FY 2024 – FY 2028), and the Work Program for District IV of the Florida Department of Transportation (FDOT) which identify roadway improvements in the study area that are programmed for construction within the next three years. Applicable improvements are summarized in Table 8 & Figure 9 on the following page. The analysis includes committed roadway project impacts in 2032 and includes the 4-lane and 2-lane Private sector committed improvements of Crosstown Parkway and Becker Road, respectively. It also includes the private sector planned extension of Tradition Parkway as a 2-lane facility and Discovery Way as a 2-lane facility. Because the extension of Tradition Parkway and Page 33 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 21 Discovery Way are not part of a public road capital improvement plan or privately bonded roadway improvement, the development order will be conditioned upon their construction. Similarly, the development order should be conditioned on the provision of central water and sewer. Table 9: Proposed Vicinity Road Improvements With ongoing and anticipated growth within the expanded Urban Service Boundary, necessary infrastructure beyond roads and utilities, such as schools, libraries, parks, fire and EMS, etc. are essential concurrent with the anticipated demands for development. Many of these facilities are being actively expanded to the east and will require concurrency assessment with new development petitions to ensure planned capital investment or impact fees are maintaining adopted levels of service. g. will avoid the extension of the urban services boundary to create any enclaves, pockets, or finger areas; The properties are within the Urban Services Area boundary, which was expanded in 2022 to include the Range Line Road corridor. h. Could not be feasibly located on non-agricultural land. There are other properties within the County’s Urban Service Boundary where residential subdivisions can be developed. Zoning Consistency The companion proposed PUD zoning district proposal is allowable under the MXD FLUM. Improvement No.Roadway Limits Improvement 1 Becker Road Village Parkway New 2L Road 2 Discovery Way N/S A to Range Line Rd New 2L Road 3 Tradition Parkway Stony Creek Way to Range Line Rd New 2L Road 4 Crosstown Parkway Village Pkwy to Range Line Rd New 4L Road Figure 11: Anticipated Road Improvements Page 34 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 22 ********************************************** REZONING STANDARDS OF REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 Section 11.06.03 of the St. Lucie County Land Development Code establishes the standards for reviewing Zoning Atlas Amendments. In reviewing an application for Zoning Atlas Amendment, the Board of County Commissioners and the Planning and Zoning Commission shall consider the following: A. Whether the proposed rezoning is in conflict with any applicable portions of the St. Lucie County Land Development Code; The requested amendment seeks the following departures from the LDC: the amendment seeks dimensional criteria less than dimensional requirements of the densest residential zoning district, as noted below: • reduction of minimum lot size from 10,000 to 1,440 and 1,890 (townhome lots), 2,250 (duplex/villa), 4,600, 5,750, and 6,900, square feet; • reduction of minimum lot width from 75 to 40, 50, 60, and 70 feet; • reduction of side (internal) setbacks from 7.5 to 5 feet; • reduction of side street setback from 20 to 10 feet; and • reduction of accessory structure setbacks from 5 to 3 and 0 feet. The intent of a PUD is to provide for flexibility in such regulations to achieve design creativity and innovation. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; See Pages 14-19. On balance, the amendment is consistent with the Comprehensive Plan. C.Whether and the extent to which the proposed amendment is inconsistent with existing and proposed land uses; The amendment is consistent with nearby development to the east in Tradition and Western Grove. Proposed developments to the north and south have similar densities of around three (3) units per acre, with the lands currently devoted to agricultural classifications. Potentially incompatible uses include the existing mine, roughly a mile to the south, and the industrial development proposed with the Rainbow Groves (MXD Future Land Use Map Amendment) project, but these uses are far enough away to not directly impact this development, outside of transportation related impacts. The FEC railroad that parallels Glades Cut Off Rd. to the west generates train whistle noise that is expected to be audible to future residents. D.Whether there have been changed conditions that require an amendment; Additional changes include the ongoing growth in the County. The Bureau of Economic and Business Research (BEBR) provided a 2023 estimate of County’s population at 368,628. BEBR projections indicate that growth will continue with almost 32,000 new residents by 2040. Population growth sparks housing demand. The Urban Service Boundary identifies the areas where urban and community services/facilities are anticipated and where urban development activities (residential development activity in excess of two units to the gross acre, any non-agricultural commercial activity or any non-extractive/non-agriculturally related industrial activity) are anticipated. As noted, the County recently expanded its Urban Service Boundary (USB) and the subject site is now located within the County’s USB, making this a suitable location to further accommodate the County’s Page 35 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 23 increasing population. At the time of the initial establishment of the USB in 1990, the total population of St. Lucie County was 150,171 (1990 Census). The 2020 Census total population count for St. Lucie County was 329,226, a 119% increase. From 2010 to 2020 alone, the percent change in the total population was 18.5%, as displayed in Table 1, below. Table 10: St. Lucie County & Municipal Census Data – 2010 to 2020 Changes Census County & City April 1, 2020 April 1, 2010 Total Change Percent Change St. Lucie 329,226 277,789 51,437 18.5 Fort Pierce 47,297 41,590 5,707 13.7 Port St. Lucie 204,851 164,603 40,248 24.5 St. Lucie Village 613 590 23 3.9 UNINCORPORATED 76,465 71,006 5,459 7.7 The University of Florida Bureau of Economic and Business Research (BEBR) Projections of Florida Population by County for 2025–2050, projects a total population between 406,000 to 655,400 by 2050. BEBR believes the medium series is the most likely to provide accurate forecasts in most circumstances, which would place the St. Lucie County population at 530,700 by 2050. This is a total change of 201,474 or a percent change of 61.2% from the 2020 Census count. The population within the unincorporated County continues to increase, with increased demand to develop property along the western edge of growth centers and the interstate network. The expanded USB provides the land required to accommodate anticipated growth. Pursuant to Section 163.3177, Florida Statutes, the comprehensive plan is intended to provide the principles, guidelines, standards, and strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal development of the area that reflects community commitments to implement the plan and its elements; and requires that the comprehensive plan be based upon permanent and seasonal population estimates and projections, on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research (EDR) for at least a 10-year planning period. The EDR population projections for St. Lucie County are provided below: E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit and emergency medical facilities; Transportation: as discussed on Pages 6-7, the TIR indicates that the project will eventually warrant a signal at the sole entrance. As the analysis on Page 6 indicates, the project will significantly impact nine vicinity road segments. The Developer/HOA will be responsible for proportionate share payments for needed road improvements and project turn lanes on Range Line Road. Page 36 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 24 Utility Facilities: Central water and sewer lines will serve the property, provided by St Lucie County Utilities. Florida Power & Light provides electric power in the area. Transit: The property is not served by transit. Solid Waste: St. Lucie County currently has solid waste disposal facilities to satisfy the needs of the development potential for the subject site and the County is actively assessing alternative disposal strategies and capacity renewal programs. Presently, the St. Lucie County Bailing & Recycling facility has over a one-million cubic yard capacity remaining, correlating to a remaining 20-year service period, without accounting for waste reduction or capacity renewal programs that may be implemented. The County’s FY 23 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Solid Waste Fund - Fund 401, for solid waste landfill expansions. Fire/EMS: Fire District Station #17 is located at 10240 SW Village Parkway, approximately 6.5 miles driving distance to the north and east. Hospital: The Cleveland Clinic is located in Tradition, approximately six miles to the east. F.Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; ERD’s preliminary analysis, found on Pages 9-13, agreed that the site was heavily impacted by past agricultural practices, and credited the site design intent to preserve native trees in the preserve located in the northern part of the properties, identified the need to address forage impacts (to wading birds), and remove exotic plants. ERD does not object to removal of two wetlands but supports preservation of a third wetland that appears to be of moderate quality. More detailed analysis and mitigation planning will occur at the Final Site Plan stage. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; With Staff recommendations in place, the proposed zoning change is not anticipated to have an adverse impact on property values in the area. Project amenities, walkability, and a strong open space and land preservation program will help to support property value increases over time. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern, specifically identifying any negative effects on such pattern; The development provides a transition between more intensive and dense projects in PSL to the east and the conservation and agricultural lands west of the property. Properties to the north and south are anticipated to transition with the USB expansion and infrastructure improvements slated in the area. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and interest of this Code; and Staff believes that with the additions of the drafted recommendations, the proposed amendment does not harm the public interest and is consistent with the LDC intent. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission may introduce any matter that they believe is germaine to the request. Page 37 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 25 Rezoning Criteria Summary Based upon staff analysis contained in this memorandum, the proposed rezoning to PUD (Planned Unit Development) is consistent with the St. Lucie County Comprehensive Plan and the Land Development Code, with the inclusion of Staff recommendations. The amendment provides for a design with strong pedestrian internal connectivity and habitat/open space preservation. ********************************************** STANDARDS OF REVIEW – SITE PLAN AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.02.07 Section 11.02.07 establishes the Standards for Review for Site Plans. The Preliminary PUD site plan shall demonstrate the following: A. Consistency with Local Ordinances and Comprehensive Plan With Staff’s recommendations, the proposed PUD site plan is generally consistent with the St. Lucie County Comprehensive plan, furthering the following goals, objectives and policies of the Comprehensive Plans detailed in the respone to LDC rezoning criteria A and B. LDC Section 7.01.01. describes the purpose of the PUD District: to achieve residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of residential land reflecting changes in the technology of land development; B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. This PUD seeks design flexibility to allow for smaller lots not currently allowed by the County’s most dense single-family zoning district, RS-4, which has a minimum lot width of 75’. This development will have a mix of 40, 50, 60, and 70-foot wide lots, as well as townhome lots ranging between 16’ and 21’ in width. B. Effect on Adjacent Properties With the expansion of the Urban Service Boundary to include this property, other currently undeveloped properties on the west side of Range Line Road north and south of the subject properties are projected to have similar suburban density, around three (3) units per acre. Staff recommends transitioning to a lower density adjacent to the McCarty Ranch Preserve. C. Adequacy of Public Facilities Stormwater Management South Florida Water Management District and County stormwater permits are required to demonstrate compliance with water quality requirements. The plan proposes a series of lakes on site for stormwater retention. Solid Waste St. Lucie County currently has solid waste disposal facilities to satisfy the needs of the development potential for the subject site and the County is actively assessing alternative disposal strategies and capacity renewal programs. Presently, the St. Lucie County Bailing & Recycling facility has over a one-million cubic yard capacity remaining, correlating to a remaining 20-year service period, without accounting for waste reduction or capacity renewal programs that may be implemented. Page 38 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 26 The County’s FY 23 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Solid Waste Fund - Fund 401, for solid waste landfill expansions. Parks and Recreation The Comprehensive Plan Recreation Element strives to support an adequate and equitable distribution of parks, recreation, and open spaces throughout the county to provide a range of activities to all citizens and visitors. The Comprehensive Plan Level of Service (LOS) standards for parks and recreation are as follows: • Community parks: 5 acres/1,000 residents in the unincorporated area; • Regional parks: 2.5 acres/1,000 population county-wide; and • Resource-based Parks: 21.2 acres/1,000 population county-wide. At build-out, the project could add approximately 1,800 new residents, which generates the demand for nine (9) acres of community parkland to support the additional demand for recreational amenities. The Applicant is proposing an amenity center occupying approximately four (4) acres but did not specify specific recreational uses. The 27-acre preserve and the adjacent McCarty Ranch Preserve provide important recreation resources for residents, offering hiking, birdwatching, kayaking, and passive recreation. It should be noted that the proposed Port St. Lucie Tradition Regional Park will be located 1.7 miles to the east from the project site. This active regional park will consist primarily of baseball, softball, soccer and multi-purpose sports fields along with other more regional-scale uses such as a possible Bark Park, food truck/art event space, disc golf, a BMX bicycle track, and an adventure playground to meet existing and future resident needs. In addition to these very active uses, attention will be placed on passive use amenities such as nature trails, observation areas, and a canoe/kayak launch. Where a public park component is not warranted or provided outwardly from the site, each home would be assessed Parks impact fees at the time of permitting. D. Adequacy of Fire Protection Fire District Station #17 is located at 10240 SW Village Parkway, approximately 6.4 miles driving distance to the north and east. E. Adequacy of School Facilities The St. Lucie School Board Growth Management Division has reviewed the proposed development for school facility concurrency, identifying no capacity concerns. Schools in the Tradition area include Allapattah Flats, Manatee, Palm Pointe St. Lucie West, and Windmill Point K-8 schools, and St. Lucie West Centennial High School. A new high school, Legacy High, is now under construction on Crosstown Pkwy. and will serve 2,000 students. F. Environmental Impact The County’s Environmental Resources Department has no objections to the rezoning with recommended conditions. See the ERD report on Page 9. NOTICE In accordance with LDC and statutory requirements, a newspaper ad was published and a sign was posted on the property with project information. In addition, a mailer was sent to property owners within 500 feet. Page 39 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 27 Intergovernmental Coordination & Community Planning Agencies including FDOT and the TPO were notified of the proposed petitions and received notification of development review progress in accordance with the following objectives and policies. In addition, Staff has provided traffic and other documents to the adjacent City of Port St. Lucie. The City has participated in the review process and provided feedback on the TIR to the County and Applicants. Neighborhood Meeting The Applicant did not have a neighborhood meeting. STAFF SUMMARY AND RECOMMENDATIONS The MXD FLUM (Palermo Estates) is an appropriate land use category for the subject properties as it provides a development plan that transitions density between Western Grove and the McCarty Ranch Preserve, requires connectivity between developments, sets a high standard for land preservation and open space, and creates a walkable community. The PUD and Preliminary Site Plan implements the Palermo Estates MXD policies. A. Staff recommends approval of the Future Land Use Map from AG-5 to MXD. With the following Sub- Area Policies. 1. Development permitted within this Mixed-Use property may include residential with a density of up to three (3) dwelling units per acre, and a height limit of up to 35 feet. 2. Residential uses shall include single-family, duplexes, and multifamily townhomes and may include age- restricted housing (55+). 3. Development permitted within this Mixed-Use property may include nonresidential uses limited to an amenity/recreational center with a clubhouse, social building, fitness center, and recreational passive trails through the preserve area. 4. The restriction for the cul-de-sac length of up to 1,000 feet set forth in LDC Section 7.01.03 will not be applicable to development within this Mixed-Use Property, where authorized by the St. Lucie County Fire District. 5. The restrictions for building spacing for townhomes set forth in LDC Section 7.04.03 will not be applicable to the development within this Mixed-Use property. 6. A minimum of 45% of the gross site area must be used as common open space. 7. The Palermo Estates development is required to designate 27.6 acres as a preservation tract, including native habitat, wetlands, and wetland buffers. 8. Development permitted within this Mixed-Use property is required to preserve a minimum of 15% of upland habitat, as determined by the final approved wetland jurisdictional and Environmental Impact Report. Tracking of preserved native uplands must be submitted and implemented with every development application. Any requirements for easements, preservation, and other aspects of wetlands and their associated upland vegetative buffers will be handled during the site plan application for each phase or pod. 9. Internal development connectivity shall be achieved through an interconnected pedestrian network of sidewalks and trails that efficiently connect homes, amenities, and parks. 10. The development shall provide or reserve areas designated for vehicular and pedestrian interconnectivity with adjacent parcels. Vehicular access shall encourage connectivity and provide for dispersal and flow of vehicular traffic between adjacent uses. Connectivity between adjacent developments may include access- controlled facilities. 11. All development within the MXD shall be serviced by centralized potable water and sanitary sewer systems. Such centralized services shall be coordinated with St. Lucie County Utilities. The PUD shall be designed and located so there will be no net public cost for the provision of water lines, sewage lines, storm and surface drainage systems, and other utility systems. 12. All real estate transactions within the MXD shall include disclosures noting that the property is in proximity to existing agricultural uses, a freight railroad line, airstrip, and truck traffic along Range Line Road. Page 40 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 28 Pursuant to Section 823.14(4), F.S., adjacent agricultural activities in existence for 1 year or more before the creation of the Palermo Estates Mixed-Use Activity Area are presumed to not be a nuisance if the farm activities and operations conform to generally accepted agricultural and management practices. B. Staff recommends approval of the proposed PUD Rezoning & Preliminary Site Plan with the following conditions. Planning and Development Services Department – Planning Division 1. Provide minimum number of each lot type at Final Site Plan stage. 2. Provide a street canopy tree every 50 feet, where absent lots. 3. Retain protected trees along the Herman Peacock Canal and locate recommended pedestrian trail near the trees for shade. 4. Add pedestrian facilities that strategically connect walking routes and provide lake vistas, as exhibited in Figure 8. 5. The Final Site Plan shall refine the open space plan to enhance pedestrian to amenities, parks, and preserve areas, while improving the comfort and safety of pedestrians and bicyclists using benches, shade trees and structures, scenic views and viewsheds, dog stations & parks, incorporation of lakes into amenities, etc. 6. The Final Site Plan shall provide minimum block breaks or facade recessions or projections for adjacent single-family homes. 7. The Final Site Plan shall be designed so that no more than five 40’ or 50'-wide single-family detached lots are adjacent to each other. 8. The Final Site Plan may provide for front porches that project into the front setback between 6 to 12 feet. 9. Provide for townhomes a hedge or streetwall in front lawn adjacent to sidewalk. 10. The applicant shall provide a 430-foot right-turn (southbound) lane and a 480-foot left-turn (northbound) lane on Range Line Road into the project site. 11. The applicant shall provide dedicated eastbound left (north) and right (south) turn lanes exiting the project. 12. The applicant shall fund signalization of entrance intersection and Range Line Rd. when warranted. 13. The applicant shall monitor the need for a second eastbound left turn lane at Discovery Way & Village Parkway at the 432nd building permit, to be paid for by the Developer and implemented if warranted. 14. The applicant shall provide a westbound right-turn lane at Discovery Way & Range Line Road at the 432nd building permit. Environmental Resources Department 15. Prior to final site plan approval, the boundary survey shall include the identification of the agency or agencies claiming jurisdiction of the wetlands per LDC 11.02.10. Until the wetlands have been confirmed by the appropriate state/federal agency, provide a note on the survey as follows: wetlands identified by others and will be confirmed by the appropriate outside agency/agencies. 16. Prior to final site plan approval, a finalized tree mitigation plan shall be submitted for review and approval per LDC 6.00.05.D 17. Prior to final site plan approval, a detailed landscape plan shall be submitted for review and approval per LDC 7.09.00. 18. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, an updated Environmental Resource Permit (ERP) shall be provided from the appropriate state and/or federal agencies, consistent with LDC 11.02.09.A.5 and Chapter 6 of the CP Policy 6.1.12.4, and shall provide details pertaining to the approved mitigation for wetlands (i.e., the amount of credits purchased from Bluefield Ranch Mitigation Bank) as well as mitigation requirements for any impacts to Other Surface Waters (OSWs). 19. Prior to commencement of development, as defined in LDC 2.00.00, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, provide an executed Conservation Easement and approved Preserve Area Monitoring and Management Plan (PAMMP) with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) to the County Attorney, as well as the GIS shapefile or CAD file of the conservation easement boundaries, and closure report to St. Lucie County. Page 41 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 29 20. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, listed species surveys shall be provided/updated as required per state and/or federal survey protocol. Should any listed species be found as a result of these updated surveys appropriate permits from state and federal agencies shall be required. 21. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a Vegetation Removal Permit Applicant shall be issued by the Environmental Resources Department per LDC 6.00.00. 22. Prior to issuance of a Certificate of Occupancy all Category I listed invasive plant species shall be eradicated from the site. Public Works Department, Engineering 23. A roadway improvement agreement will be required for improvements to Range Line Road in conjunction with the Final Site Plan. 24. For plat approval prior to completion of required improvements, a Subdivision Improvement Agreement and appropriate bonding is required. 25. A Site Development Permit is required prior to performing site improvement activities. In accordance with the permit and Land Development Regulations, the applicant shall retain the EOR for site inspections and final certification. Page 42 of 314 Ordinance No. 2024-XX Page 1. ORDINANCE No. 2024-XX FILE NO.: FLUMA-2303-000022 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, TO AMEND THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR +/-235.44 ACRES OF LAND OWNED BY OMBU RANCH RANGE LINE, LLC, FROM AG-5 (AGRICULTURAL-5) TO MXD (MIXED-USE DEVELOPMENT); ESTABLISHING MXD SUB-AREA POLICIES; PROVIDING FOR FINDINGS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF STATE; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR ADOPTION. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the testimony and evidence, including but not limited to the staff report, has made the following determinations: 1. On January 9, 1990, the Board of County Commissioners of St. Lucie County, Florida, adopted the St. Lucie County Comprehensive Plan. 2. The Board of County Commissioners of St. Lucie as the governing body of St. Lucie County having jurisdiction over this application pursuant to Chapter 163, Florida Statues, is authorized and empowered to consider amendment to the adopted Comprehensive Plan of St. Lucie County. 3. On August 9, 2022, the St. Lucie County Board of County Commissioners adopted Ordinance 22-015 expanding the Urban Service Boundary in the south county. 4. On April 18, 2024, the St. Lucie County Planning and Zoning Commission acting as the Local Planning Agency held a public hearing, of which due notice was published in the St. Lucie News Tribune, placed a sign on the property, provided by courtesy mailings to owners of property within 500 feet of the subject property, and recommended approval/denial to the Board of County Commissioners. 5. On XX X, 2024, the Board of County Commissioners of St. Lucie County, Florida held the required public hearing, of which due notice was published in the St. Lucie News Tribune, placed a sign on the property, provided courtesy mailings to owners of property within 500 feet, and voted to transmit the proposed amendment to the State Land Planning Agency. 6. On XX X, 2024, the amendment and supporting documentation were submitted to the Florida Department of Commerce (the State Land Planning Agency) and Page 43 of 314 Ordinance No. 2024-XX Page 2. electronically distributed to corresponding review agencies, including the City of Port St. Lucie, under the State’s Expedited Review Process. 7. On XX X, 2024, receipt of the amendment package was acknowledged by the State Land Planning Agency. 8. On XX X, 2024, the Treasure Coast Regional Planning Council voted to adopt/not adopt the Council’s Palermo Estates report, encompassing a memorandum with recommendations and a conclusion that the proposed development would have no adverse effects on regional resources or facilities and that no extra jurisdictional impacts have been identified. 9. On XX X, 2024, the State Land Planning Agency issued an Objections, Recommendations and Comments Report (ORC Report) and did not identify any objections to the proposed amendment but did provide X (X) comments, pertaining to XXX. 10.The State Land Planning Agency ORC report specifically stated, “The Department does not identify any objections to the proposed amendment. However, the Department is providing X comments. The Comments are offered to assist the local government but will not form the basis for a determination of whether the amendment, if adopted, is “In Compliance” as defined in Section 163.3184(1)(b), F.S. Copies of comments received by the Department from reviewing agencies, if any, are also enclosed.” 11.On XX X, 2024, the Board of County Commissioners of St. Lucie County, Florida held the required public adoption hearing, of which due notice was published in the St. Lucie News Tribune, placed via a sign on the property and provided by courtesy mailings to owners of property within 500 feet and voted to adopt/not adopt the amendment. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie County, Florida: A. ADOPTION OF THE AMENDMENTS The Board of County Commissioners does hereby state its intention to amend/not amend the amendment to the St. Lucie County Comprehensive Plan, attached herein as Exhibits A & B. B. CHANGES TO THE COMPREHENSIVE PLAN The Board of County Commissioners does hereby state its intention to amend Page 44 of 314 Ordinance No. 2024-XX Page 3. the St. Lucie County Comprehensive Plan Future Land Use Map as follows: 1. Amend the St. Lucie County Comprehensive Plan Future Land Use Map to change the future land use designation from AG-5 (Agricultural - 5) to the MXD (Mixed Use Development) Future Land Use Map category for approximately +/-235.44 acres as displayed herein as Exhibit A; and 2. Amend the St. Lucie County Comprehensive Plan Future Land Use Map to establish the Palermo Estates Mixed Use Low Intensity Activity Area and associated Sub Area Policies for the approximately +/-235.44 acres, identified herein as Exhibit A and Exhibit B. C. CONFLICTING PROVISIONS Special acts of the Florida Legislature applicable only to unincorporated areas of St. Lucie County, County Ordinances and County Resolutions, or parts thereof, in conflict with the Ordinance are hereby superseded by this Ordinance to the extent of such conflict. D. SEVERABILITY If any portion of this Ordinance is for any reason held or declared to be unconstitutional, inoperative or void, such holding shall not affect the remaining portions of this Ordinance. If this Ordinance or any provisions thereof shall be held to be inapplicable for any person, property, or circumstances, such holding shall not affect its applicability to any other person, property or circumstances. E. APPLICABILITY OF ORDINANCE This Ordinance shall be applicable as stated in Paragraph A and B. F. FILING WITH THE DEPARTMENT OF STATE The Clerk is hereby directed forthwith to send a certified copy of the Ordinance to the Bureau of Laws, Department of State, The Capitol, Tallahassee, Florida, 32304. G. FILING WITH THE STATE LAND PLANNING AGENCY The Planning and Development Services Director shall send a certified copy of the Ordinance to the Department of Commerce, Community Planning and Development Programs, 107 East Madison Street, Caldwell Building, Tallahassee, Florida 32399-4120. H. EFFECTIVE DATE This Ordinance shall take effect thirty-one (31) days after the adoption. If the Ordinance is challenged within thirty (30) days after adoption, the Ordinance Page 45 of 314 Ordinance No. 2024-XX Page 4. shall not be effective until the State Land Planning Agency or Administration Commission respectively issues a final order finding the adopted amendment in compliance in accordance with Section 163.3184(10), Florida Statutes. I. CODIFICATION This Ordinance, upon its effective date, shall be codified by incorporating any contained changes into the St. Lucie County Comprehensive Plan. J. ADOPTION. After motion and second, the vote on this ordinance was as follows: Cathy Townsend, Chair XXX Chris Dzadovsky, Vice-Chair XXX Linda Bartz, Commissioner XXX Larry Leet, Commissioner XXX Jamie Fowler, Commissioner XXX PASSED AND DULY ENACTED this day of _, 2024. BOARD OF COUNTY COMMISSIONERS ATTEST: ST. LUCIE COUNTY, FLORIDA ________________________ BY: _____________________________ Deputy Clerk Chair APPROVED AS TO FORM AND CORRECTNESS: BY: _____________________________ County Attorney Page 46 of 314 Ordinance No. 2024-XX Page 5. Exhibit A COMPREHENSIVE PLAN FUTURE LAND USE MAP AMENDMENT PALERMO ESTATES MIXED USE ACTIVITY AREA Page 47 of 314 Ordinance No. 2024-XX Page 6. Exhibit B COMPREHENSIVE PLAN FUTURE LAND USE MAP AMENDMENT – PALERMO ESTATES MIXED USE ACTIVITY AREA & SUB AREA POLICIES PALERMO ESTATES MIXED USE ACTIVITY AREA & SUB AREA POLICIES: SUB-AREA POLICIES: St. Lucie County shall manage future growth to enhance the quality of life and safety of County residents, by providing for the development of site-specific land use and zoning regulations, subject to limitations and conditions designed to provide for external vehicular connectivity, preservation of native habitat, and internal pedestrian connectivity This sub-area shall only be available to properties within the urban service boundary. Notwithstanding the other goals, objectives and policies of the Comprehensive Plan, development in the Palmero Estates Mixed Use Activity Area shall be subject to the site- Page 48 of 314 Ordinance No. 2024-XX Page 7. specific land use policies as set forth below. If a Comprehensive Plan provision is not specifically addressed within this sub-area policy, then the adopted and effective Comprehensive Plan provisions, Land Development Code (LDC) and site-specific Planned Unit Development (PUD) Zoning Regulations, which are in effect on the date of final decision on a development application shall control. 1. Development permitted within this Mixed-Use property may include residential with a density of up to three (3) dwelling units per acre, and a height limit of up to 35 feet. 2. Residential uses shall include single-family, duplexes, and multifamily townhomes and may include age-restricted housing (55+). 3. Development permitted within this Mixed-Use property may include nonresidential uses limited to an amenity/recreational center with a clubhouse, social building, fitness center, and recreational passive trails through the preserve area. 4. The restriction for the cul-de-sac length of up to 1,000 feet set forth in LDC Section 7.01.03 will not be applicable to development within this Mixed-Use Property, where authorized by the St. Lucie County Fire District. 5. The restrictions for building spacing for townhomes set forth in LDC Section 7.04.03 will not be applicable to the development within this Mixed-Use property. 6. A minimum of 45% of the gross site area must be used as common open space. 7. The Palermo Estates development is required to designate 27.6 acres as a preservation tract, including native habitat, wetlands, and wetland buffers. 8. Development permitted within the Mixed-Use property is required to preserve a minimum of 15% of upland habitat, as determined by the final approved wetland jurisdictional and Environmental Impact Report. Tracking of preserved native uplands must be submitted and implemented with every development application. Any requirements for easements, preservation, and other aspects of wetlands and their associated upland vegetative buffers will be handled during the site plan application for each phase or pod. 9. Internal development connectivity shall be achieved through a strong pedestrian network of sidewalks and trails that efficiently connect homes, amenities, and parks. 10. The development shall provide or reserve areas designated for vehicular and pedestrian interconnectivity with adjacent parcels. Vehicular access shall encourage connectivity and provide for dispersal and flow of vehicular traffic between adjacent uses. Connectivity between adjacent developments may include access-controlled facilities.11. All development within the MXD shall be serviced by centralized potable water and sanitary sewer systems. Such centralized services shall be coordinated with St. Lucie County Utilities. The PUD shall be designed and located so there will be no net public cost for the provision of water lines, sewage lines, storm and surface drainage systems, and other utility systems. 11. All development within the MXD shall be serviced by centralized potable water and sanitary sewer systems. Such centralized services shall be coordinated with St. Lucie County Utilities. The PUD shall be designed and located so there will be no net public Page 49 of 314 Ordinance No. 2024-XX Page 8. cost for the provision of water lines, sewage lines, storm and surface drainage systems, and other utility systems. 12. All real estate transactions within the MXD shall include disclosures noting that the property is in proximity to existing agricultural uses, a freight railroad line, airstrip, and truck traffic along Range Line Road. Pursuant to Section 823.14(4), F.S., adjacent agricultural activities in existence for 1 year or more before the creation of the Palermo Estates Mixed-Use Activity Area are presumed to not be a nuisance, if the farm activities and operations conform to generally accepted agricultural and management practices. Page 50 of 314 Page 51 of 314 Page 52 of 314 Page 53 of 314 Page 54 of 314 Page 55 of 314 Page 56 of 314 Page 57 of 314 Page 58 of 314 Page 59 of 314 Page 60 of 314 Page 61 of 314 Page 62 of 314 NEILL FARMS MOVE SOUTH TO AVOID LAKE? MCCARTY PRESERVE PALERMO EST RAINBOW GROVES LEGACY TREASURE COAST AIR PARK MOVE SOUTH TO AVOID TREASURE COAST AIR PARK? Page 63 of 314 Page 64 of 314 Page 65 of 314 Page 66 of 314 Page 67 of 314 Page 68 of 314 Page 69 of 314 Page 70 of 314 Page 71 of 314 Page 72 of 314 Page 73 of 314 Page 74 of 314 Page 75 of 314 Page 76 of 314 A PARCEL OF LAND BEING A PORTION OF SECTIONS 12 AND 13, TOWNSHIP 37 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA. SAID PARCEL OF LAND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: Page 77 of 314 !O t 0..r II! ii ,., ul d,.. j I j 0 Page 78 of 314 LEGAL DESCRIPTION BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 12 PER CERTIFIED CORNER RECORD NUMBER 116231 AND BEING MARKED WITH A 3"x3" CONCRETE MONUMENT WITH A 3/8" IRON ROD; THENCE NORTH 00o01'01" EAST ALONG THE WEST LINE OF SAID SECTION 12, A DISTANCE OF 710.10 FEET; THENCE NORTH 87o30'54" EAST, A DISTANCE OF 2,221.47 FEET; THENCE NORTH 86°52'33" EAST, A DISTANCE OF 632.47 FEET; THENCE SOUTH 15o35'00" EAST, A DISTANCE OF 713.88 FEET; THENCE SOUTH 81o33'1O" EAST, A DISTANCE OF 2,183.40 FEET; THENCE NORTH 35o25'45" EAST, A DISTANCE OF 33.85 FEET TO AN INTERSECTION WITH THE WEST RIGHT OF WAY LINE OF RANGE LINE ROAD (STATE ROAD 709), PER RIGHT OF WAY MAP SECTION 94002-2501 AS RECORDED IN PLAT BOOK 21, PAGES 10 THROUGH 10A OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA; THENCE SOUTH 00o00’01"EAST ALONG SAID WEST RIGHT OF WAY LINE, A DISTANCE OF 1,340.12 FEET; THENCE SOUTH 59o35'30" WEST, A DISTANCE OF 2,900.00 FEET; THENCE SOUTH 39o35'30" WEST, A DISTANCE OF 2,337.84 FEET TO AN INTERSECTION WITH THE WEST LINE OF SAID SECTION 13; THENCE NORTH 00o00'32" EAST ALONG SAID WEST LINE, A DISTANCE OF 1,539.09 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINING 10,243,805 SQUARE FEET OR 235.17 ACRES, MORE OR LESS. SAID PARCEL BEING SUBJECT TO ANY/ALL EASEMENTS, RESERVATIONS, RESTRICTIONS, OR DEDICATIONS. Page 79 of 314 9.B. PUBLIC HEARINGS - PLANNING & DEVELOPMENT SERVICES AGENDA REQUEST DATE: 4/18/2024 *RESOLUTION ITEM - PLANNED DEVELOPMENT QUASI-JUDICIAL ITEM? YES TO: Board of County Commissioners PRESENTED BY: Thad Crowe, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Palermo Estates Planned Unit Development (PUD) Rezoning & Preliminary PUD Plan: Amendment to the Official Zoning Atlas to PUD and an associated Preliminary PUD Site Plan for a 705 unit Single-family & Townhome Community on +/-235.44 acres - THIS ITEM IS QUASI-JUDICIAL BACKGROUND: OMBU Ranch Range Line, LLC, and representative, Mariana Arias Sanz, AICP, of Cotleur & Hearing are requesting an Amendment to the Official Zoning Atlas from AG-5 (Agricultural-5) to PUD (Planned Unit Development), along with Preliminary PUD Site Plan approval for the purpose of developing a residential subdivision with single-family, duplex, and townhome units, and including landscape buffers, amenity center, stormwater retention ponds, and a natural preserve areas to be known as Palermo Estates PUD. The six petition properties total 235.44 acres and are located on the west side of Range Line Road, approximately two miles south of Glades Cut Off Road and are currently in the Agricultural-5 (AG-5) Future Land Use Map (FLUM) category, which allows up to one unit per five acres. Potable water and wastewater service for the development will be provided by SLCU. PREVIOUS ACTION: There have been no previous development applications on these properties. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning and Zoning Commission recommend approval with conditions of the proposed PUD and Preiminary Development Plan to the Board of County Commissioners. COMMISSION ACTION: RESULT: Page 80 of 314 MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: April 12, 2024 Benjamin Balcer, Planning & Development Services Director Date: April 12, 2024 Ciara Forbes, Assistant County Attorney III Date: April 12, 2024 Mayte Santamaria, Deputy County Administrator Page 81 of 314 Planning and Development Services Department Planning Division M E M O R A N D U M TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning and Development Services Director Kori Benton, AICP, Planning Manager FROM:Thad Crowe, AICP, Senior Planner DATE: April 12, 2024 SUBJECT:Palermo Estates– FLUMA-2303-000022 & PD-2307-000026 Future Land Use Map Amendment and Official Zoning Atlas Amendment from AG-5 (Agricultural-5) to PUD (Planned Unit Development) & Preliminary Site Plan GENERAL INFORMATION Property Owner/Applicant:OMBU Ranch Range Line, LLC 10690 W. Midway Rd. Fort Pierce, FL 34945 Representative:Cotleur & Hearing – Mariana Arias Sanz, AICP 1934 Commerce Ln, Suite 1 Jupiter, FL 33458 Location:West side of Range Line Road, approximately two miles south of Glades Cut Off Road Parcel ID Numbers:4212-331-0001-000-7, 4212-333-0025-000-7, 4212-333-0026-000-4, 4212-334-0001-000-6, 4212-341-0002-000-5, & 4213-111-0001-000-4 Parcel Size: +/-235.44 Acres Proposal: Future Land Use Map Amendment from AG-5 (Agricultural-5) to MXD (Mixed Use District); and Rezoning from AG-5 (Agricultural-5) to PUD (Planned Unit Development) along with a Preliminary Development Plan, for the purpose of developing a 705-unit residential subdivision with single-family, duplex, and townhome units, including landscape buffers, amenity center, stormwater retention, and a natural preserve area Current Future Land Use:AG-5 (Agricultural-5) Proposed Future Land Use:MXD (Mixed Use Development) Current Zoning District:AG-5 (Agricultural-5) Proposed Zoning District:PUD (Planned Unit Development) Wetlands: Present; Wetland Impact or Wetland Buffer Waivers Requested Utilities: Inside the Urban Service Boundary o Within St. Lucie County Utilities Water & Wastewater Service Area o FPL Electric Service Page 82 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 2 Table 1: Land Use and Zoning Snapshot Future Land Use Zoning Existing Use(s) Petition Site AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped North AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped South AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped East Port St. Lucie NCD (New Community District PSL MPUD (Master Planned Unit Development) Undeveloped Residential (Western Grove DRI) West PSL U (Utilities)PSL GU (General Use)Conservation Area BACKGROUND INFORMATION OMBU Ranch Range Line, LLC, and representative, Mariana Arias Sanz, AICP, of Cotleur & Hearing are requesting a Future Land Use Map Amendment from AG-5 (Agricultural-5) to MXD (Mixed Use) and an Amendment to the Official Zoning Atlas from AG-5 (Agricultural-5) to PUD (Planned Unit Development) and a Preliminary PUD Site Plan approval for a 705-unit subdivision with single-family, duplex, and townhome units, including landscape buffers, amenity center, stormwater retention ponds, and a natural preserve area, to be known as the Palermo Estates MXD & PUD. The six petition properties total +/-235.44 acres and are located on the west side of Range Line Road, approximately two miles south of Glades Cut Off Road. Potable water and wastewater service for the development will be provided by St. Lucie County Utilities (SLCU). The recent expansion of the St Lucie County Urban Service Area to the eastern boundary of the McCarty Preserve (and the western boundary of the subject properties) allows for suburban future land use, zoning, and development in this area. While the Range Line Road corridor historically was a rural area dominated by orange groves, the City of Port St. Lucie has grown westward including the 8,200 - acre Tradition development, which includes the Western Grove DRI located across Range Line Road from the subject property. Western Grove is a partially developed mixed-use master planned community, with entitlements of up to 4,000 residential dwelling units; 200,000 square feet of retail; and 50,000 square feet of office. Figure 1 shows a snapshot of the transition of this area from agricultural to suburban character, with single-family subdivisions in the Western Grove DRI seen on the right side of the aerial map. The 3,100-acre McCarty Ranch Preserve borders the subject properties on the west and features trails for walking, bicycling, and horseback riding; a 300-acre lake for fishing, canoeing, and kayaking; an 18-hole disc golf course; and primitive camping. The Preserve completes the transition from suburban to rural. Figure 1: Contextual Map of South Central County Petition Site Page 83 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 3 Figure 2: Proposed Future Land Use Map Figure 3: Proposed Zoning Map Page 84 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 4 PROJECT OVERVIEW The following analysis highlights and summarizes characteristics of the proposed development. Like many Florida residential subdivisions of this time, small-lot homes front on long cul-de-sacs that back up to stormwater ponds. Density The 705 units on 235.44 acres is a density of three (3) units per acre. The MXD FLUM allows for densities ranging between 0.2 and 15 units per acre, with each MXD assigned a customized density. Table 2 shows assigned densities for other MXD designated areas within the unincorporated County. Staff proposes to set the density for Palermo Estates at Low Density, maximum three units per acre. Table 2: MXD Residential Densities (does not include commercial components) MXD Intensity Category Max. or Range of Density (du/acre) Grande Beach Medium 5-9 High Ridge High 5-15 Indrio Road (Later Integrated into the TVC) Low Medium 5 5-9 Midway/Glades Low Medium High 5 5-9 5-15 Okeechobee/I-95 Low Medium SU Res 9 5 5-9 9 Oak Ridge Ranches High (Subsets up to 15 du/acre) 2.67 (Overall) St Lucie Blvd.Low SU Res 9 5 9 Tidewater Res 10 10 West Orange Low 5 Figure 4: Preliminary Site Plan Ra n g e L i n e R o a d Page 85 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 5 Lot Types The Applicant has not provided specific numbers of lot types and instead has provided maximums for each lot width type, shown in Table 3. This method provides the Developer flexibility to tailor the development to market forces. Minimums are not provided, so there is the potential for two uses to dominate the development at the expense of housing diversity, for example lonly 40’ and 50’-foot wide lots could be provided. Staff recommends adding minimum units that will provide a unit range to ensure utilization of all proposed lot types. Staff and the Applicant have agreed that the Final Site Plan will blend lot types from smaller lots in the east to larger lots in the west, which provides a density transition toward the McCarty Preserve. Lot Type Maximum Units Townhome 200 Duplex 25’X90’N/A SFR 40’X100’352 SFR 50’X100’529 SFR 60’X100’176 SFR 70’X100’176 Figure 5: Lot Layout & Dimensional Standards Table 3: Proposed Lot Types Page 86 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 6 Lot Width Front Setback (SB) Rear SB Side SB (Interior) Side SB (Street) Accessory SB Accessory Lake SB Lot Depth 40’22’15’5’N/A 3’0’115’ 50’22’15’5’N/A 3’0’115’ 60’22’15’5’10’3’0’115’ 70’22’15’5’10’3’0’115’ Villa/ Duplex 22’15’5’N/A 3’0’90’ Townhome 22’15’5’10’3’0’90’ Impervious Ratios For context, the Impervious Surface Ratio (ISR) for the whole site, attributed to streets, building footprints, paved areas and driveways, and stormwater ponds, exceeds 51%. The LDC typically addresses open space and building coverage ratios. Height The proposed maximum height of thirty-five (35) feet and two stories is consistent with the existing zoning, and that of residential districts to the east in Western Grove neighborhoods of Port St. Lucie. Transportation The Applicant’s Transportation Impact Report (TIR) is based on the development scenario of 515 single-family detached homes and 190 multi-family (townhome) units. The development at build-out is projected to generate 5,831 daily trips, with 413 AM peak hour and 566 PM peak hour trips. Traffic assignment estimates indicate that 45% of the trips will go north on Range Line Rd. to Glades Cut-Off Rd., 19% will go south on Range Line Rd., 35.5% will head east on Discovery Way to Port St Lucie (via Range Line Rd.), and 5% will travel east on Tradition Parkway (also via Range Line Rd.). Of the 26 road segments analyzed for the TIR, the following nine will be significantly impacted by the project, meaning that project traffic will exceed 5% of segment capacity. Table 5: Vicinity Road Segments Significantly Impacted by Project Road Segment Direction Becker Rd. to Paar Dr.NB Paar Dr. to Marshall Pkwy.NB Marshall Pkwy. to Discovery Wy.NB Discovery Wy. To Tradition Pkwy.NB & SB Range Line Rd. (County Road) Tradition Pkwy. to Crosstown Pkwy.NB & SB Range Line Rd. to N/S A NB & SB N/S A to N/S B NB & SB N/S B to Community Blvd.NB & SB Discovery Wy. (City Road) Community Blvd. to Village Pkwy.SB The applicant proposes proportionate share payments up to $5,921,113 to mitigate transportation impacts. The TIR suggests each home will contribute an additional $2,397.03 per unit in addition to the County Road Impact Fees to mitigate the transportation impacts of the project. In addition to the proportionate share mitigation, the development of the property is contingent upon the construction of Tradition Parkway and Discovery Way as, at least, two-lane facilities to Range Line Road. The TIR makes the following recommendations: •A 430-foot right-turn lane and a 480-foot left-turn lane on Range Line Road into the project site. •Dedicated eastbound left and right-turn lanes existing the project. Table 4: Proposed Dimensional Standards Page 87 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 7 •The driveway is projected to need signalization in the future. •The Applicant/Developer will monitor the need for a 2nd eastbound left turn lane at Discovery Way & Village Parkway at the 432nd building permit. •A westbound right-turn lane at Discovery Way & Range Line Road is recommended at the 432nd building permit. The proposed design has a distinct lack of external connectivity and internal dead- ends, with the subdivision dominated by 13 cul-de-sacs. Staff has worked with the Applicant to provide for more pedestrian connections that improve walkability. As far as external connectivity, Staff has consistently stated that a PUD of this size, 700+-units and almost 6,000 daily trips which will eventually require a signal, should provide direct road connections to the north and south in the future. As shown in Figure 6, the potential developments to the north (Legacy) and south (Neill Farms) also lack connectivity to adjacent development, except for the anticipated extension of Tradition Parkway through the Legacy project (Pre-application Stage). Staff will continue to advocate for external road connections between these developments. Figure 6: Range Line Rd. Proposed Developments (Compilation Concept) PENDING RAINBOW GROVES FLUMA Potential Links Page 88 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 8 Figure 7: Typical Street Sections Page 89 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 9 Buffering & Landscaping The following table shows required and provided buffers, demonstrating that the 50’-wide buffer along all property lines exceeds the minimum buffer widths of 10’ or 15’. Per LDC 7.09.04.A., the buffer along Range Line Road requires one tree per 30 linear feet along with a continuous hedge. LDC 7.09.04.E. requires the buffer between the multi-family neighborhood and adjacent properties to the north, south, and west to include one tree per linear feet, and an opaque wall or wood fence, and a hedge on the inside and outside of the wall or fence. The Applicant also proposes street trees to help meet the LDC Sec. 7.09.04.I. requirement of one tree per 2,500 square feet of lot size, which would require one street tree per townhome lot, two street trees for 40’ and 50’-wide lots, and three trees for 60’ and 70’-wide lots. In addition, Staff is recommending one street tree per 50’ street frontage where there are no lots. Open Space The 35% open space requirement for PUDs would call for 82.4 acres of open space, which is exceeded by the 108.79 acres of open space proposed, which comprises over 46% of the subject property. However, some of this open space is inaccessible to all residents. Staff had recommended that at least the five lake shorefronts designated as Recreation be accessible to residents with loop trails around them. As an alternative, the Applicant chose an approach that makes strategic connections between cul-de-sacs and provides single access point lake trails. Staff accepted this strategy and is suggesting the additional pedestrian access connections and access points below. \ Buffer Required Provided Adjacent Use East (Range Line Rd.) 15’50’Undeveloped Residential North 10’50’Undeveloped Residential East 10’50’Undeveloped Residential West 10’50’Preserve Table 6: Project Landscape Buffers Figure 8: Additional Recommended Revisions Page 90 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 10 ********************************************** Proposed Amendment Consistency with Comprehensive Plan In reviewing petitions for amendments to the Future Land Use Map (FLUM), the Planning and Zoning Commission (Acting as the Local Planning Agency) and Board of County Commissioners shall consider whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan and Florida Statutes. The following analysis presents Comprehensive Plan policies pertinent to this amendment. (Comprehensive Plan) Future Land Use Element Policy 1.1.2.1. The adopted Future Land Use Map Series and any amendments shall promote responsible growth management practices. When considering any amendment to the Future Land Use Maps of the County’s Comprehensive Plan, the County Commission shall make the following findings, supported by the other elements of this Plan, prior to taking any approval actions granting an individual amendment to the Future Land Use Maps: 1. That the property under land use amendment application is adjunct to, or within no more than one-quarter mile of the same or greater type of land use classification. 2. That the property under land use amendment consideration lies within the Five-Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County (or can be reasonably accommodated with an amendment to the Master Plan) or otherwise meets the requirements of Policy 1.1.5.4 [formerly Policy 1.1.5.3]. This is a key Future Land Use Element policy that serves to limit FLUM changes in the County with the intent of preserving compatibility and a coordinated land use pattern, while minimizing urban sprawl and retaining rural character/agricultural activities. # 1 in the above policy is met since the adjacent Western Grove DRI has the PSL NCD (New Communities District) FLUM, which allows for a range of densities between 1 and 35 units per acre. As noted, this is an Amendment to the Comprehensive Plan Future Land Use Map (FLUM), to change the subject +/-235 acres from AG-5 (Agricultural – 5) to the MXD (Mixed Use District) category. Comprehensive Plan Policy 1.1.1.2 provides the following descriptions for these FLUM categories: The AG-5 land use designation is intended for those areas of the County outside of the planned urban service area which are associated with agricultural and agricultural-related activities. These areas are recognized for first being appropriate for the production of citrus, cash crops, or ranching activities. Residential densities are set at a maximum of 0.20 units per gross acre (one unit per 5 gross acres). AG-5 allows by right single-family residences; agriculture crops or livestock; fishing, hunting, and trapping; noncommercial research facilities; kennels; riding stables; cell towers; and solar generation stations; and by conditional use allows agricultural labor housing; agricultural-related manufacturing and warehousing; agricultural-related retail; airports and airfields; aircraft storage and equipment maintenance, mining; sport camps; outdoor shooting ranges, recreational vehicle and boat storage, and off-road vehicle parks (except go- cart raceway operation or rentals). The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not FUTURE LAND USE MAP AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY COMPREHENSIVE PLAN AND FLORIDA STATUTES Page 91 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 11 afford the desired flexibility and community input in land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • Unless otherwise compliant with the identified intensity classification, any change in zoning shall be to the Planned Unit Development (PUD), Planned NonResidential Development (PNRD) or Planned Mixed Use Development (PMUD), as described in the St. Lucie County Land Development Code. Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses. These properties and other Range Line Road properties within the expanded Urban Services Boundary are good candidates for the MXD FLUM category in order to accomplish the appropriate transition of density between Port St. Lucie and the conservation and agricultural lands to the west, and to ensure sustainable development concepts such as transportation connectivity, walkability, and open space preservation. The Applicant has proposed the following Sub-Area Policies (in blue) for the Palermo Estates Mixed Use Development, which Staff supports as modified below. 1. Development permitted within this Mixed-Use property may include residential with a density of up to three (3) dwelling units per acre, and a height limit of up to 35 feet. 2. Residential uses shall include single-family, duplexes, and multifamily townhomes and may include age- restricted housing (55+). 3. Development permitted within this Mixed-Use property may include nonresidential uses limited to an amenity/recreational center with a clubhouse, social building, fitness center, and recreational passive trails through the preserve area. 4. The restriction for the cul-de-sac length of up to 1,000 feet set forth in LDC Section 7.01.03 will not be applicable to development within this Mixed-Use property, where authorized by the St. Lucie County Fire District. 5. The restrictions for building spacing for townhomes set forth in LDC Section 7.04.03 will not be applicable to the development within this Mixed-Use property. 6. The access to the Mixed-Use property shall be through a primary access off Range Line Road. Note: Staff is recommending additional north and south vehicular connections. 7. A minimum of 35% 45% of the gross site area must be used as common open space. Note: the Site Plan indicates the preservation of 46.26% of gross project acres as open space. 8. The Palermo Estates development is required to designate 27.6 acres as a preservation tract, including native habitat, wetlands, and wetland buffers. Staff is recommending the following additional Sub-Area Policies. 9. Development permitted within this Mixed-Use property is required to preserve a minimum 15% of upland habitat, as determined by the final approved wetland jurisdictional and Environmental Impact Report. Tracking of preserved native uplands must be submitted and implemented with every development application. Any requirements for easements, preservation, and other aspects of wetlands and their associated upland vegetative buffers will be handled during the site plan application for each phase or pod. 10. Internal development connectivity shall be achieved through an interconnected pedestrian network of sidewalks and trails that efficiently connect homes, amenities, and parks. 11. The development shall provide or reserve areas designated for vehicular and pedestrian interconnectivity Page 92 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 12 with adjacent parcels. Vehicular access shall encourage connectivity and provide for dispersal and flow of vehicular traffic between adjacent uses. Connectivity between adjacent developments may include access- controlled facilities. 12. All development within the MXD shall be serviced by centralized potable water and sanitary sewer systems. Such centralized services shall be coordinated with St. Lucie County Utilities. The PUD shall be designed and located so there will be no net public cost for the provision of water lines, sewage lines, storm and surface drainage systems, and other utility systems. 13. All real estate transactions within the MXD shall include disclosures noting that the property is in proximity to existing agricultural uses, a freight railroad line, airstrip, and truck traffic along Range Line Road. Pursuant to Section 823.14(4), F.S., adjacent agricultural activities in existence for 1 year or more before the creation of the Palermo Estates Mixed-Use Activity Area are presumed to not be a nuisance if the farm activities and operations conform to generally accepted agricultural and management practices. Future expansion of this MXD may include other Range Line Rd. developments, with subarea policies appropriate for consideration on a case-by-case basis. Comprehensive Plan Policy 1.1.2.2. In accordance with Florida Statutes, proposed future land use map amendments to the County’s Comprehensive Plan, shall be based upon the following analyses: 1. An analysis of anticipated growth; 2. An analysis of the availability of facilities and services; 3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site; 4. An analysis of compatibility of adjacent land uses; and 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy; and 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. The subject site and the requested amendment are evaluated pursuant to each of the factors in Policy 1.1.2.2. below. 1. An analysis of anticipated growth. Port St. Lucie, the most populous city in the County, has continued to grow toward the west, with Range Line Road being a western boundary for the City. The 2022 extension of the County’s Urban Service Area to include properties on the west side of Range Line Road set the stage for utilities, and other facilities, to serve suburban residential subdivisions. The County’s recent Urban Service Boundary (USB) expansion included the subject site and is making this a suitable location to further accommodate the County’s increasing population. The USB was first depicted on the Comprehensive Plan Land Use Plan Map in 1990 to distinguish the area where urban development may occur from areas where it should not occur. At the time of the initial establishment of the USB, the total population of St. Lucie County was 150,171 (1990 Census). The 2020 Census total population count for St. Lucie County is 329,226, or a 119% increase. From 2010 to 2020 alone, the percent change in the total population is 18.5%, as displayed in Table 7, below. Further population growth is also anticipated in the area with the approval of Oak Ridge Ranches and active development of the Wylder Community to the north and commercial/employment growth occurring to the east in Southern Grove and along Midway Rd. to the north. Page 93 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 13 Table 7: St. Lucie County & Municipal Census Data – 2010 to 2020 Changes Census County & City April 1, 2020 April 1, 2010 Total Change Percent Change St. Lucie 329,226 277,789 51,437 18.5 Fort Pierce 47,297 41,590 5,707 13.7 Port St. Lucie 204,851 164,603 40,248 24.5 St. Lucie Village 613 590 23 3.9 UNINCORPORATED 76,465 71,006 5,459 7.7 The University of Florida Bureau of Economic and Business Research (BEBR) Projections of Florida Population by County for 2025–2050, projects a total population between 406,000 to 655,400 by 2050. BEBR believes the medium series is the most likely to provide accurate forecasts in most circumstances, which would place the St. Lucie County population at 530,700 by 2050. This is a total change of 201,474 or a percent change of 61.2 % from the 2020 Census count. The population within the unincorporated County continues to increase, with increased demand to develop property along the western edge of growth centers and the interstate network. The expanded USB provides the land required to accommodate anticipated growth. Pursuant to Section 163.3177, Florida Statutes, the comprehensive plan is intended to provide the principles, guidelines, standards, and strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal development of the area that reflects community commitments to implement the plan and its elements; and requires that the comprehensive plan be based upon permanent and seasonal population estimates and projections, on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research (EDR) for at least a 10-year planning period. The EDR population projections for St. Lucie County 2. An analysis of the availability of facilities and services. Pursuant to Comprehensive Plan Policy 1.1.6.3, facilities for potable water, sanitary sewer, solid waste, drainage, and transportation facilities shall be in place and available to serve new development no later than the issuance of the certificate of occupancy or its functional equivalent such that there is no reduction in the LOS for these facilities and services. Those facility improvements must be in place prior to commencement of construction. Water & Wastewater The St. Lucie County Utilities (SLCU) has plans underway to expand St. Lucie County facilities to serve the anticipated growth, with the County allocating approximately $34.2M in American Rescue Plan (ARP) funds to expand water and wastewater lines throughout the Utility service territory, to construct facilities on County owned sites on Taylor Dairy Road and south of the County Fairgrounds area and/or nearby assets. Page 94 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 14 Figure 9: St. Lucie County Utility Service Areas Additionally, the County’s FY 23 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Water & Sewer District Capital Facilities - Fund 479, for the Fairgrounds South Water Treatment Plant. Figure 10: Concept Plan for the Water and Wastewater Expansions South of the Fairgrounds Area Palermo Estates Approx. location of Future Regional Utility Facility Palermo Est. Glad e s C u t O f f R o a d Midway Road PSL City Limits Page 95 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 15 Transportation As discussed on Pages 6-7, the development at build-out is projected to generate 5,831 daily trips, with 413 AM peak hour and 566 PM peak hour trips, with most traffic coming from and going to or through Port St. Lucie. Nine segments will be significantly impacted by the project (meaning that project traffic will exceed 5% of segment capacity) including segments of Range Line Rd. and Discovery Way. The applicant would mitigate traffic impacts through proportionate share payments up to approximately $8,300 per dwelling unit. The development of the property is contingent upon the construction of Tradition Parkway and Discovery Way as at least two-lane facilities to Range Line Road. Multiple turn lanes and eventual signalization are anticipated for the development. Solid Waste St. Lucie County currently has solid waste disposal facilities to satisfy the needs of the development potential for the subject site and the County is actively assessing alternative disposal strategies and capacity renewal programs. Presently, the St. Lucie County Bailing & Recycling facility has nearly a one-million cubic yard capacity remaining, correlating to a multiple decade service period remaining, without accounting for waste reduction or capacity renewal programs that may be implemented. The County’s FY 23 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Solid Waste Fund - Fund 401, for solid waste landfill expansions. Table 8: Excerpt of the FY 23 Adopted Budget and Five-Year Capital Improvement Plan The subject site is adjacent to growth areas noted in western Port St. Lucie and extending into unincorporated St. Lucie County, where public facilities and services including, but not limited to, central water and sewer capacity and roads, are already in place or are in the planning stage. 3.An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on-site. ERD’s preliminary analysis, found on Pages 9-13, agreed that the site was heavily impacted by past agricultural practices, and recognized the site design intent to preserve native trees, identified the need to address forage impacts (to wading birds), and remove exotic plants. ERD does not object to the proposed impacts to two wetlands but supports preservation of a third wetland that appears to be of moderate quality. More detailed analysis and mitigation planning will occur at the Final Site Plan stage. The ERD report is below. Environmental Analysis The St. Lucie County Environmental Resources Department reviewed the requested amendment of the Future Land Use Map and prepared the following statement. Findings An Environmental Impact Report conducted by Aquatic Research, dated October 2023, states that the site consists of cattle grazing lands. The subject property is currently in agriculture use as cattle/grazing lands. It maintains an active South Florida Water Management District Permit (SFWMD) relevant to its former use in citrus. Per the active SFWMD permits (56-01002-S and 56-01001-W) the site’s natural features include three (3) jurisdictional freshwater marshes, and an area of native pine flatwood uplands. Remaining areas on site Page 96 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 16 consist of improved pasture, fallow/abandoned groves, a large reservoir created/permitted to store water for the historical citrus operation, disturbed lands created from the excavation of the reservoir, and farm ditches classified as other surface waters (OSWs). Uplands The subject property contains a mixture of native and non-native uplands. The majority of on-site uplands are non-native areas consisting of agricultural lands (i.e., abandoned groves and improved pasture). Additional onsite upland portions on the subject property include native pine flatwoods and disturbed lands located in the northern property quadrant. Improved Pasture (±104.7 acres) This category in most cases is composed of land which has been cleared, tilled, reseeded with specific grass types, and periodically improved with brush control and fertilizer application. Water ponds, troughs, feed bunkers and, in some cases, cow trails are evident. Abandoned/Fallow Grove (±90.4 acres) This classification is consistent with on-site observations in the south portion of the property. The majority of this area is dead citrus trees with a few live citrus trees remaining. Pine Flatwoods (±11.0 acres) The pine flatwoods class is dominated by either slash pine, longleaf pine or both, and less frequently pond pine. The common flatwoods understory species include saw palmetto, wax myrtle, gallberry and a wide variety of herbs and brush (FLUCCS). Disturbed Lands/Exotic Vegetation (±5.0 acres) This classification is for areas which have been changed due primarily to human activities other than mining. These areas are dominated by invasive trees including Australian pine (Casuarina equisetifolia), Brazilian pepper (Schinus terebinthifolia), and eucalyptus (Myrtaceae spp.). Wetlands The subject property has two (2) active SFWMD permits. Based on these permits three (3) jurisdictional wetlands were identified. Two (2) wetlands are indicated in the permit as grove wetlands impacted by past land practices of ditching and berming, and hydrologically isolated utilizing a pump system. The third wetland is within the northern property quadrant, with most of the acreage being offsite. All three (3) onsite wetlands are classified as Category III per the St. Lucie County Comprehensive Plan (Comp. Plan) Policy 6.1.14.1, as they are isolated systems not that do not qualify as Category I or II wetlands and less than five (5) acres in size. Review of the two (2) active SFWMD permits also indicated the permitted creation of a large onsite reservoir associated with the historical citrus operation. This system was created to provide onsite water storage. Wetland 1 (±1.21 acres) and Wetland 2 (±0.96 acres) These freshwater marshes were delineated as part of the active SFWMD permit covering the subject property. They are both located inside the now abandoned grove, surrounded by a ditch and berm. Per the historical permit conditions (1990’s) past land practices of ditching and berming as well as a physical connection to the onsite agricultural furrows were approved with regards to these wetlands. It was further indicated in the approved permit as impacted and hydrologically isolated wetlands utilizing a pump system. Monitoring was implemented and verified to ensure agricultural practices would not adversely affect the hydrology of these wetlands, which both have retained satisfactory hydrological condition. Regardless, Wetlands 1 and 2 are still best classified as impacted and of very poor quality based on isolation within an agricultural field and the intrusion of invasive exotic Brazilian pepper trees. The severe side slopes, density of vegetation and receipt of agricultural runoff also limits vegetation diversity and ability for this system to provide wildlife support. Page 97 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 17 Wetland 3 (±0.79 acres) This isolated wetland is mainly located off the subject property to the north and appears to be of moderate quality, with representative vegetation consisting of native species such as pickerelweed (Pontederia cordata) duck potato/arrowhead (Sagittaria latifolia), and a variety of native sedges and rushes. It was delineated in association with the existing SFWMD permit. There is a berm and fence around the southern portion of this wetland. Other Surface Waters (OSWs) The Palermo Estates Project also contains ditches and furrows associated with its historical agricultural use as well as a large, permitted reservoir. These features are classified as Other Surface Waters (OSW’s). Per the approved SFWMD permits for the subject property these waters receive and discharge water from the C-24 via the Herman Peacock Canal. A large reservoir (±2.8 acres) is located within the NE property quadrant. This reservoir was authorized for creation under the active SFWMD permits for the subject property. Farm ditches (±18.29 acres) are also present onsite and defined as artificial waterways constructed for drainage or irrigation of adjacent lands. The sides of ditches are often vegetated, with grasses and sedges usually dominant. Wildlife Evaluation and Listed Fauna Survey During the field assessments on December 9, 10, and 11, 2022, pedestrian transects were made throughout the subject property to observe for the presence of any state or federal listed fauna species as well as wildlife in general. These included observations of individual animals as well as dens, burrows, rooting areas, or nests. Multiple linear transects were completed across representative portions of all habitat areas. The survey conducted covered ±40.0 acres (±17%) of the ±235.15-acre subject property. No gopher tortoise burrows were observed on the subject property. Wildlife transects and observations indicated the presence of two (2) Audubon’s crested caracaras in a swale along the eastern property boundary. Additionally, the subject property contains habitat suitable for wading birds, the Everglades’ snail kite, and American alligator nesting, as well as tree cavities suitable for bat and Aves nesting. The site also lies within the Core Foraging Area for the federally protected wood stork (Mycteria americana). Site development will require completion of a U.S. Fish and Wildlife (FWS) compliant crested caracara survey as well as nesting and wading bird, snail kite, and alligator surveys or written correspondence stating any potential impacts have been resolved from FWS for each of these species. Additionally, within 3 months of site clearing, a 100% survey will be required to be conducted across 100% of suitable gopher tortoise habitat within areas of proposed development/land clearing. Impacts and Mitigation The site plan has been designed overall to avoid impacts to protected trees, higher quality wetlands with significant ecological function, and areas considered to be valuable to wildlife. Proposed onsite alterations include impacts to native trees meeting tree mitigation thresholds outlined in LDC 6.00.05.D and two Category III isolated wetlands, Wetlands 1 and 2, which require a Category III Wetland Waiver. Native Vegetation Impacts and Mitigation Development of the site will include minimal impacts to native trees. The majority of protected (i.e., native) trees on the site are within the ±11.0 acres onsite native pine flatwoods and along the Herman Peacock Canal. While a finalized tree mitigation plan has not yet been submitted for review and approval, one shall be provided prior to final site plan approval. According to the EIR, several options to satisfy tree mitigation requirements of impacted trees were proposed including not only preservation of trees along the Herman Peacock Canal, replanting, relocation or oversizing of landscape trees, but also the alternative tree mitigation outlined in LDC 6.00.05.D.3.b.1 to preserve the ±11.0 acres onsite native pine flatwoods upland habitat to satisfy a portion if not all tree mitigation requirements. While utilizing this latter alternative tree mitigation method does meet the minimum requirement of preserving 25% of intact native upland habitat, in this case the applicant is proposing to preserve 100% of all the intact native upland habitat onsite, it does not meet the minimum size requirements of 15% of the overall site, which would require the native upland habitat to measure 35.27 acres of the 235.15- acre overall site. Additionally, should the alternative mitigation method of the habitat set aside be solely utilized to satisfy all tree mitigation requirements, it shall be demonstrated how the ±11.0 acres onsite native pine flatwoods upland habitat minimizes edge to interior ratio by having no minimum dimension less than one Page 98 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 18 hundred (100) feet and shall not exceed a length to width ratio of three to one (3:1) unless exceeding this ratio allows for superior connections with adjacent parcels or other environmental benefits. The alternative mitigation method does allow for flexibility when interconnectivity with other onsite and adjacent habitat preserves can be achieved, in this case, with connectivity to a portion of Wetland 3 onsite, which traverses north into the adjacent parcel, as well as the existing reservoirs to the east and southeast of the pine flatwoods, creating a 27.6-acre preserve. Should the alternative mitigation method of the habitat set aside be utilized to satisfy all tree mitigation requirements, the 27.6-acre preserve shall be platted separately and conserved in perpetuity via conservation easement, being recorded in favor of St. Lucie County in the St. Lucie County Clerk of Courts and maintained in accordance with the approved and recorded Preserve Area Monitoring and Management Plan (PAMMP). Wetland Waiver Application and Mitigation Avoidance and minimization of wetland impacts was considered throughout project design. Based on approved uses since the 1990's (previously issued ERP) these wetlands have experienced agriculturally based impacts resulting in hydrological isolation, severe topographic alteration via installation of rows and furrows as well as berms around both wetlands. It is the applicant’s position that preservation of these wetlands in a reasonable and ecological manner would require significant topographic and community alterations to maintain appropriate hydrology and community structure post development. Completion of a high-level restoration would be less ecologically favorable, requiring intensive restoration at a high level of risk for long term failure. Therefore, the applicant has requested to permanently impact Wetlands 1 and 2, which both are isolated systems under 5 acres in size, of low function and dominated by invasive vegetation, while preserving Wetland 3 and its associated upland buffer, which is of higher ecological function. Wetland 3 shall be enhanced via exotic removal and shall be preserved in perpetuity via conservation easement. Wetlands 1 and 2 shall be mitigated in accordance with the SFWMD Basis of Review, with wetland credits to be purchased from Bluefield Ranch Mitigation Bank. In accordance with Resolution No. 15-237, an administrative Category III wetland waiver may be granted by the Environmental Resources Director, or designee, in accordance with the standards set forth in the Land Development Code and Comprehensive Plan for isolated wetlands less than five (5) acres that do not qualify as Category I or II wetlands. Therefore, the Environmental Resources Department certifies the project noted above and detailed in the preliminary PUD by Cotleur & Hearing dated September 28, 2023, has met the requirements necessary to grant approval of the Category III Wetland Waiver per Comprehensive Plan Policy 6.1.14.4. Other Surface Waters (OSWs) and Mitigation Per the Federal Register Volume 85, No. 77, April 21, 2020, Section II. Background, Part A Final Rule, converted cropland created from uplands, or from non-jurisdictional waters are not considered federal jurisdictional wetlands. As the site is representative of converted cropland with ditches created from non- jurisdictional waters, the onsite farm ditches should not meet the definition of a Water of the U.S. or be federally jurisdictional. Furthermore, due to the linear nature of the onsite ditches and steep slopes, they should not meet the definition of a state jurisdictional wetland and are best classified as other surface waters. However, OSWs are often times considered habitat for wading birds such as wood storks. Mitigation for wood stork forage, not only for impacts to wetlands, but also to OSWs, may be accomplished onsite via preservation or creation of other forage areas, or offsite via the purchase of credits from a wetland mitigation bank offering wood stork credits. The creation of an onsite lake with a vegetated littoral shelf could also be used to partially or fully offset onsite forage impacts. Mitigation for OSWs shall be determined in the updated ERP. Landscaping A preliminary bubble landscape plan demonstrating compliance with LDC 7.09.00 perimeter buffering, upland buffers and littoral buffers surrounding each deepwater habitat, etc., provided by Cotleur & Hearing dated September 28, 2023, was reviewed and approved for the preliminary and final PUD. A more detailed landscape plan shall be provided for review and approval prior to final site plan approval. Page 99 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 19 Recommendation The Environmental Resources Department has no objections to the approval of the Preliminary and Final Planned Unit Development, the Future Land Use Map Amendment application, and the Category III Wetland Waiver with the conditions outlined below. ERD presented a series of recommended conditions of approval which are included with Staff recommendations at the end of the report. 4. An analysis of the compatibility of adjacent land uses Lands to the north and south are undeveloped, and lands to the east in the City of Port St. Lucie are partially developed with small-lot subdivisions similar to the proposed development within the Western Grove master planned community. The McCarty Preserve is to the west, which offers passive recreation across nearly 3,000 acres, encompassing a reclaimed extraction mine. The proposed development is compatible with existing and anticipated development to the east, and a transition to lower density in the western part of the property will enhance projects compatibility with the Preserve at the edge of the Urban Service Boundary. 5.An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy. The development will create and support construction industry jobs for several years and property tax revenue increases will improve the County’s tax base, while providing housing in the general vicinity of expanding industry in south County (Port St. Lucie’s Southern Grove DRI). 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. St. Lucie County engineering and planning staff regularly consult with the Florida Department of Transportation regarding development projects that directly or indirectly impact the Strategic Intermodal System (SIS) and other state-owned roadways. Range Line Road is not a state road but is a County Road (CR 609) that links St. Lucie and Martin County, and serves as a Freight Corridor (linking to Glades Cut Off Rd.) - with several east-west connections planned which will provide access to I-95 via Glades/Midway and at Crosstown Parkway, Tradition Parkway, and Becker Road. In accordance with Future Land Use Element Policy 1.1.2.2 and Objectives 1.2.1 and 2.1.1, Staff has provided FDOT with project information and continues to involve the agency in ongoing review of this application and the associated PUD. Other Applicable Comprehensive Plan Policies The following Comprehensive Plan Goals, Objectives, and Policies are applicable to this amendment. Future Land Use Element Policy 1.1.9.1 - All new subdivisions, planned unit developments and site development plans shall be designed to include an efficient system of internal traffic circulation that does not require internal trips or trips of short duration to be forced onto the major roadway network. Connections to new and existing subdivisions shall be encouraged. The proposed single vehicle access point violates this policy. Staff recommends a future road connection to the north and south, beyond Range Line Road, with an associated subarea policy proposed. Future Land Use Element Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan based upon smart growth, energy-efficient land use patterns and discouraging the proliferation of urban sprawl. This objective and policy directs the County to only convert rural to suburban or urban use within the USB or through the TVC process within the respective overlay. Future Land Use Element Policy 1.1.5.2 - Require that new development be designed and planned in a manner which does not place an economic burden upon the services and facilities of St. Lucie County regulations. Page 100 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 20 Future Land Use Element Policy 1.1.6.12 - Require that new development be designed and planned in a manner which does not shift the economic impact of new development to existing taxpayers, services and facilities of St. Lucie County. Economic impact shall be determined based upon the goals, objectives, and policies of this Comprehensive Plan and applicable county regulations. Proportionate share payments for road improvements and the costs of infrastructure provision will be funded by the Developer/HOA and should not be a burden on taxpayers. Future Land Use Element Policy 1.1.3.5 - The County shall maintain a site assessment process to evaluate the potential conversion of existing or designated agricultural land uses to non-agricultural land uses in a rational and orderly manner. The site assessment process for a conversion shall require as a condition to such conversion that the Board of County Commissioners affirmatively find that the proposed non-agricultural use: a. is compatible with adjacent land uses; As stated in the response to previous Criterion 3., the proposed development is compatible with similar suburban development to the east in PSL with Subarea Policies recommended to transition development to the existing preserve and surrounding Agricultural properties. The closest residential subdivision (under construction) is approximately 0.68 miles to the northeast, with additional subdivisions anticipated west to Range Line Rd. The closest established subdivision in the unincorporated County is the Treasure Coast Airpark, one mile to the south off Range Line Rd. The Airpark lots range from 2 to 15 acres, which holds a Conditional Use for their airfield. In addition, an existing extraction mine roughly 1.8 miles to the south engages in blasting, extraction and hauling activities which, if closer to the petition site, would be incompatible with more urban residential development. b. maintains the viability of continued agricultural uses on adjacent lands; The proposed amendment and uses are not anticipated to threaten the viability of agricultural uses, which are now mostly limited to cattle grazing due to the citrus blight. c. contains soils suitable for urban use as defined by the St. Lucie County soil survey; The property has been profoundly altered through decades of agriculture use, so suitable fill will be required for new development, whether obtained from on-site stormwater areas or off-site sources. d. is suitable with existing site-specific land characteristics; While much of the subject property is impacted agricultural land with limited habitat and environmentally sensitive features, with the northeast corner including a 16+/-acre pine flatwoods habitat that will be protected within a preserve, along with 27+/- acres of lakes and woodlands. Staff is also recommending the preservation of protected trees along the Herman Peacock Canal. e. is consistent with comprehensive development plans. Other than the Comprehensive Plan and Land Development Code, there are no other comprehensive development plans for the subject property. f. will have available the necessary infrastructure concurrent with the anticipated demands for development; The TIR consulted the Capital Improvements Programs for the City of Port St. Lucie, St. Lucie TPO Transportation Improvement Program (FY 2024 – FY 2028), and the Work Program for District IV of the Florida Department of Transportation (FDOT) which identify roadway improvements in the study area that are programmed for construction within the next three years. Applicable improvements are summarized in Table 8 & Figure 9 on the following page. The analysis includes committed roadway project impacts in 2032 and includes the 4-lane and 2-lane Private sector committed improvements of Crosstown Parkway and Becker Road, respectively. It also includes the private sector planned extension of Tradition Parkway as a 2-lane facility and Discovery Way as a 2-lane facility. Because the extension of Tradition Parkway and Page 101 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 21 Discovery Way are not part of a public road capital improvement plan or privately bonded roadway improvement, the development order will be conditioned upon their construction. Similarly, the development order should be conditioned on the provision of central water and sewer. Table 9: Proposed Vicinity Road Improvements With ongoing and anticipated growth within the expanded Urban Service Boundary, necessary infrastructure beyond roads and utilities, such as schools, libraries, parks, fire and EMS, etc. are essential concurrent with the anticipated demands for development. Many of these facilities are being actively expanded to the east and will require concurrency assessment with new development petitions to ensure planned capital investment or impact fees are maintaining adopted levels of service. g. will avoid the extension of the urban services boundary to create any enclaves, pockets, or finger areas; The properties are within the Urban Services Area boundary, which was expanded in 2022 to include the Range Line Road corridor. h. Could not be feasibly located on non-agricultural land. There are other properties within the County’s Urban Service Boundary where residential subdivisions can be developed. Zoning Consistency The companion proposed PUD zoning district proposal is allowable under the MXD FLUM. Improvement No.Roadway Limits Improvement 1 Becker Road Village Parkway New 2L Road 2 Discovery Way N/S A to Range Line Rd New 2L Road 3 Tradition Parkway Stony Creek Way to Range Line Rd New 2L Road 4 Crosstown Parkway Village Pkwy to Range Line Rd New 4L Road Figure 11: Anticipated Road Improvements Page 102 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 22 ********************************************** REZONING STANDARDS OF REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 Section 11.06.03 of the St. Lucie County Land Development Code establishes the standards for reviewing Zoning Atlas Amendments. In reviewing an application for Zoning Atlas Amendment, the Board of County Commissioners and the Planning and Zoning Commission shall consider the following: A. Whether the proposed rezoning is in conflict with any applicable portions of the St. Lucie County Land Development Code; The requested amendment seeks the following departures from the LDC: the amendment seeks dimensional criteria less than dimensional requirements of the densest residential zoning district, as noted below: • reduction of minimum lot size from 10,000 to 1,440 and 1,890 (townhome lots), 2,250 (duplex/villa), 4,600, 5,750, and 6,900, square feet; • reduction of minimum lot width from 75 to 40, 50, 60, and 70 feet; • reduction of side (internal) setbacks from 7.5 to 5 feet; • reduction of side street setback from 20 to 10 feet; and • reduction of accessory structure setbacks from 5 to 3 and 0 feet. The intent of a PUD is to provide for flexibility in such regulations to achieve design creativity and innovation. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; See Pages 14-19. On balance, the amendment is consistent with the Comprehensive Plan. C.Whether and the extent to which the proposed amendment is inconsistent with existing and proposed land uses; The amendment is consistent with nearby development to the east in Tradition and Western Grove. Proposed developments to the north and south have similar densities of around three (3) units per acre, with the lands currently devoted to agricultural classifications. Potentially incompatible uses include the existing mine, roughly a mile to the south, and the industrial development proposed with the Rainbow Groves (MXD Future Land Use Map Amendment) project, but these uses are far enough away to not directly impact this development, outside of transportation related impacts. The FEC railroad that parallels Glades Cut Off Rd. to the west generates train whistle noise that is expected to be audible to future residents. D.Whether there have been changed conditions that require an amendment; Additional changes include the ongoing growth in the County. The Bureau of Economic and Business Research (BEBR) provided a 2023 estimate of County’s population at 368,628. BEBR projections indicate that growth will continue with almost 32,000 new residents by 2040. Population growth sparks housing demand. The Urban Service Boundary identifies the areas where urban and community services/facilities are anticipated and where urban development activities (residential development activity in excess of two units to the gross acre, any non-agricultural commercial activity or any non-extractive/non-agriculturally related industrial activity) are anticipated. As noted, the County recently expanded its Urban Service Boundary (USB) and the subject site is now located within the County’s USB, making this a suitable location to further accommodate the County’s Page 103 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 23 increasing population. At the time of the initial establishment of the USB in 1990, the total population of St. Lucie County was 150,171 (1990 Census). The 2020 Census total population count for St. Lucie County was 329,226, a 119% increase. From 2010 to 2020 alone, the percent change in the total population was 18.5%, as displayed in Table 1, below. Table 10: St. Lucie County & Municipal Census Data – 2010 to 2020 Changes Census County & City April 1, 2020 April 1, 2010 Total Change Percent Change St. Lucie 329,226 277,789 51,437 18.5 Fort Pierce 47,297 41,590 5,707 13.7 Port St. Lucie 204,851 164,603 40,248 24.5 St. Lucie Village 613 590 23 3.9 UNINCORPORATED 76,465 71,006 5,459 7.7 The University of Florida Bureau of Economic and Business Research (BEBR) Projections of Florida Population by County for 2025–2050, projects a total population between 406,000 to 655,400 by 2050. BEBR believes the medium series is the most likely to provide accurate forecasts in most circumstances, which would place the St. Lucie County population at 530,700 by 2050. This is a total change of 201,474 or a percent change of 61.2% from the 2020 Census count. The population within the unincorporated County continues to increase, with increased demand to develop property along the western edge of growth centers and the interstate network. The expanded USB provides the land required to accommodate anticipated growth. Pursuant to Section 163.3177, Florida Statutes, the comprehensive plan is intended to provide the principles, guidelines, standards, and strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal development of the area that reflects community commitments to implement the plan and its elements; and requires that the comprehensive plan be based upon permanent and seasonal population estimates and projections, on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research (EDR) for at least a 10-year planning period. The EDR population projections for St. Lucie County are provided below: E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit and emergency medical facilities; Transportation: as discussed on Pages 6-7, the TIR indicates that the project will eventually warrant a signal at the sole entrance. As the analysis on Page 6 indicates, the project will significantly impact nine vicinity road segments. The Developer/HOA will be responsible for proportionate share payments for needed road improvements and project turn lanes on Range Line Road. Page 104 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 24 Utility Facilities: Central water and sewer lines will serve the property, provided by St Lucie County Utilities. Florida Power & Light provides electric power in the area. Transit: The property is not served by transit. Solid Waste: St. Lucie County currently has solid waste disposal facilities to satisfy the needs of the development potential for the subject site and the County is actively assessing alternative disposal strategies and capacity renewal programs. Presently, the St. Lucie County Bailing & Recycling facility has over a one-million cubic yard capacity remaining, correlating to a remaining 20-year service period, without accounting for waste reduction or capacity renewal programs that may be implemented. The County’s FY 23 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Solid Waste Fund - Fund 401, for solid waste landfill expansions. Fire/EMS: Fire District Station #17 is located at 10240 SW Village Parkway, approximately 6.5 miles driving distance to the north and east. Hospital: The Cleveland Clinic is located in Tradition, approximately six miles to the east. F.Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; ERD’s preliminary analysis, found on Pages 9-13, agreed that the site was heavily impacted by past agricultural practices, and credited the site design intent to preserve native trees in the preserve located in the northern part of the properties, identified the need to address forage impacts (to wading birds), and remove exotic plants. ERD does not object to removal of two wetlands but supports preservation of a third wetland that appears to be of moderate quality. More detailed analysis and mitigation planning will occur at the Final Site Plan stage. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; With Staff recommendations in place, the proposed zoning change is not anticipated to have an adverse impact on property values in the area. Project amenities, walkability, and a strong open space and land preservation program will help to support property value increases over time. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern, specifically identifying any negative effects on such pattern; The development provides a transition between more intensive and dense projects in PSL to the east and the conservation and agricultural lands west of the property. Properties to the north and south are anticipated to transition with the USB expansion and infrastructure improvements slated in the area. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and interest of this Code; and Staff believes that with the additions of the drafted recommendations, the proposed amendment does not harm the public interest and is consistent with the LDC intent. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission may introduce any matter that they believe is germaine to the request. Page 105 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 25 Rezoning Criteria Summary Based upon staff analysis contained in this memorandum, the proposed rezoning to PUD (Planned Unit Development) is consistent with the St. Lucie County Comprehensive Plan and the Land Development Code, with the inclusion of Staff recommendations. The amendment provides for a design with strong pedestrian internal connectivity and habitat/open space preservation. ********************************************** STANDARDS OF REVIEW – SITE PLAN AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.02.07 Section 11.02.07 establishes the Standards for Review for Site Plans. The Preliminary PUD site plan shall demonstrate the following: A. Consistency with Local Ordinances and Comprehensive Plan With Staff’s recommendations, the proposed PUD site plan is generally consistent with the St. Lucie County Comprehensive plan, furthering the following goals, objectives and policies of the Comprehensive Plans detailed in the respone to LDC rezoning criteria A and B. LDC Section 7.01.01. describes the purpose of the PUD District: to achieve residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of residential land reflecting changes in the technology of land development; B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. This PUD seeks design flexibility to allow for smaller lots not currently allowed by the County’s most dense single-family zoning district, RS-4, which has a minimum lot width of 75’. This development will have a mix of 40, 50, 60, and 70-foot wide lots, as well as townhome lots ranging between 16’ and 21’ in width. B. Effect on Adjacent Properties With the expansion of the Urban Service Boundary to include this property, other currently undeveloped properties on the west side of Range Line Road north and south of the subject properties are projected to have similar suburban density, around three (3) units per acre. Staff recommends transitioning to a lower density adjacent to the McCarty Ranch Preserve. C. Adequacy of Public Facilities Stormwater Management South Florida Water Management District and County stormwater permits are required to demonstrate compliance with water quality requirements. The plan proposes a series of lakes on site for stormwater retention. Solid Waste St. Lucie County currently has solid waste disposal facilities to satisfy the needs of the development potential for the subject site and the County is actively assessing alternative disposal strategies and capacity renewal programs. Presently, the St. Lucie County Bailing & Recycling facility has over a one-million cubic yard capacity remaining, correlating to a remaining 20-year service period, without accounting for waste reduction or capacity renewal programs that may be implemented. Page 106 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 26 The County’s FY 23 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Solid Waste Fund - Fund 401, for solid waste landfill expansions. Parks and Recreation The Comprehensive Plan Recreation Element strives to support an adequate and equitable distribution of parks, recreation, and open spaces throughout the county to provide a range of activities to all citizens and visitors. The Comprehensive Plan Level of Service (LOS) standards for parks and recreation are as follows: • Community parks: 5 acres/1,000 residents in the unincorporated area; • Regional parks: 2.5 acres/1,000 population county-wide; and • Resource-based Parks: 21.2 acres/1,000 population county-wide. At build-out, the project could add approximately 1,800 new residents, which generates the demand for nine (9) acres of community parkland to support the additional demand for recreational amenities. The Applicant is proposing an amenity center occupying approximately four (4) acres but did not specify specific recreational uses. The 27-acre preserve and the adjacent McCarty Ranch Preserve provide important recreation resources for residents, offering hiking, birdwatching, kayaking, and passive recreation. It should be noted that the proposed Port St. Lucie Tradition Regional Park will be located 1.7 miles to the east from the project site. This active regional park will consist primarily of baseball, softball, soccer and multi-purpose sports fields along with other more regional-scale uses such as a possible Bark Park, food truck/art event space, disc golf, a BMX bicycle track, and an adventure playground to meet existing and future resident needs. In addition to these very active uses, attention will be placed on passive use amenities such as nature trails, observation areas, and a canoe/kayak launch. Where a public park component is not warranted or provided outwardly from the site, each home would be assessed Parks impact fees at the time of permitting. D. Adequacy of Fire Protection Fire District Station #17 is located at 10240 SW Village Parkway, approximately 6.4 miles driving distance to the north and east. E. Adequacy of School Facilities The St. Lucie School Board Growth Management Division has reviewed the proposed development for school facility concurrency, identifying no capacity concerns. Schools in the Tradition area include Allapattah Flats, Manatee, Palm Pointe St. Lucie West, and Windmill Point K-8 schools, and St. Lucie West Centennial High School. A new high school, Legacy High, is now under construction on Crosstown Pkwy. and will serve 2,000 students. F. Environmental Impact The County’s Environmental Resources Department has no objections to the rezoning with recommended conditions. See the ERD report on Page 9. NOTICE In accordance with LDC and statutory requirements, a newspaper ad was published and a sign was posted on the property with project information. In addition, a mailer was sent to property owners within 500 feet. Page 107 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 27 Intergovernmental Coordination & Community Planning Agencies including FDOT and the TPO were notified of the proposed petitions and received notification of development review progress in accordance with the following objectives and policies. In addition, Staff has provided traffic and other documents to the adjacent City of Port St. Lucie. The City has participated in the review process and provided feedback on the TIR to the County and Applicants. Neighborhood Meeting The Applicant did not have a neighborhood meeting. STAFF SUMMARY AND RECOMMENDATIONS The MXD FLUM (Palermo Estates) is an appropriate land use category for the subject properties as it provides a development plan that transitions density between Western Grove and the McCarty Ranch Preserve, requires connectivity between developments, sets a high standard for land preservation and open space, and creates a walkable community. The PUD and Preliminary Site Plan implements the Palermo Estates MXD policies. A. Staff recommends approval of the Future Land Use Map from AG-5 to MXD. With the following Sub- Area Policies. 1. Development permitted within this Mixed-Use property may include residential with a density of up to three (3) dwelling units per acre, and a height limit of up to 35 feet. 2. Residential uses shall include single-family, duplexes, and multifamily townhomes and may include age- restricted housing (55+). 3. Development permitted within this Mixed-Use property may include nonresidential uses limited to an amenity/recreational center with a clubhouse, social building, fitness center, and recreational passive trails through the preserve area. 4. The restriction for the cul-de-sac length of up to 1,000 feet set forth in LDC Section 7.01.03 will not be applicable to development within this Mixed-Use Property, where authorized by the St. Lucie County Fire District. 5. The restrictions for building spacing for townhomes set forth in LDC Section 7.04.03 will not be applicable to the development within this Mixed-Use property. 6. A minimum of 45% of the gross site area must be used as common open space. 7. The Palermo Estates development is required to designate 27.6 acres as a preservation tract, including native habitat, wetlands, and wetland buffers. 8. Development permitted within this Mixed-Use property is required to preserve a minimum of 15% of upland habitat, as determined by the final approved wetland jurisdictional and Environmental Impact Report. Tracking of preserved native uplands must be submitted and implemented with every development application. Any requirements for easements, preservation, and other aspects of wetlands and their associated upland vegetative buffers will be handled during the site plan application for each phase or pod. 9. Internal development connectivity shall be achieved through an interconnected pedestrian network of sidewalks and trails that efficiently connect homes, amenities, and parks. 10. The development shall provide or reserve areas designated for vehicular and pedestrian interconnectivity with adjacent parcels. Vehicular access shall encourage connectivity and provide for dispersal and flow of vehicular traffic between adjacent uses. Connectivity between adjacent developments may include access- controlled facilities. 11. All development within the MXD shall be serviced by centralized potable water and sanitary sewer systems. Such centralized services shall be coordinated with St. Lucie County Utilities. The PUD shall be designed and located so there will be no net public cost for the provision of water lines, sewage lines, storm and surface drainage systems, and other utility systems. 12. All real estate transactions within the MXD shall include disclosures noting that the property is in proximity to existing agricultural uses, a freight railroad line, airstrip, and truck traffic along Range Line Road. Page 108 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 28 Pursuant to Section 823.14(4), F.S., adjacent agricultural activities in existence for 1 year or more before the creation of the Palermo Estates Mixed-Use Activity Area are presumed to not be a nuisance if the farm activities and operations conform to generally accepted agricultural and management practices. B. Staff recommends approval of the proposed PUD Rezoning & Preliminary Site Plan with the following conditions. Planning and Development Services Department – Planning Division 1. Provide minimum number of each lot type at Final Site Plan stage. 2. Provide a street canopy tree every 50 feet, where absent lots. 3. Retain protected trees along the Herman Peacock Canal and locate recommended pedestrian trail near the trees for shade. 4. Add pedestrian facilities that strategically connect walking routes and provide lake vistas, as exhibited in Figure 8. 5. The Final Site Plan shall refine the open space plan to enhance pedestrian to amenities, parks, and preserve areas, while improving the comfort and safety of pedestrians and bicyclists using benches, shade trees and structures, scenic views and viewsheds, dog stations & parks, incorporation of lakes into amenities, etc. 6. The Final Site Plan shall provide minimum block breaks or facade recessions or projections for adjacent single-family homes. 7. The Final Site Plan shall be designed so that no more than five 40’ or 50'-wide single-family detached lots are adjacent to each other. 8. The Final Site Plan may provide for front porches that project into the front setback between 6 to 12 feet. 9. Provide for townhomes a hedge or streetwall in front lawn adjacent to sidewalk. 10. The applicant shall provide a 430-foot right-turn (southbound) lane and a 480-foot left-turn (northbound) lane on Range Line Road into the project site. 11. The applicant shall provide dedicated eastbound left (north) and right (south) turn lanes exiting the project. 12. The applicant shall fund signalization of entrance intersection and Range Line Rd. when warranted. 13. The applicant shall monitor the need for a second eastbound left turn lane at Discovery Way & Village Parkway at the 432nd building permit, to be paid for by the Developer and implemented if warranted. 14. The applicant shall provide a westbound right-turn lane at Discovery Way & Range Line Road at the 432nd building permit. Environmental Resources Department 15. Prior to final site plan approval, the boundary survey shall include the identification of the agency or agencies claiming jurisdiction of the wetlands per LDC 11.02.10. Until the wetlands have been confirmed by the appropriate state/federal agency, provide a note on the survey as follows: wetlands identified by others and will be confirmed by the appropriate outside agency/agencies. 16. Prior to final site plan approval, a finalized tree mitigation plan shall be submitted for review and approval per LDC 6.00.05.D 17. Prior to final site plan approval, a detailed landscape plan shall be submitted for review and approval per LDC 7.09.00. 18. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, an updated Environmental Resource Permit (ERP) shall be provided from the appropriate state and/or federal agencies, consistent with LDC 11.02.09.A.5 and Chapter 6 of the CP Policy 6.1.12.4, and shall provide details pertaining to the approved mitigation for wetlands (i.e., the amount of credits purchased from Bluefield Ranch Mitigation Bank) as well as mitigation requirements for any impacts to Other Surface Waters (OSWs). 19. Prior to commencement of development, as defined in LDC 2.00.00, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, provide an executed Conservation Easement and approved Preserve Area Monitoring and Management Plan (PAMMP) with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) to the County Attorney, as well as the GIS shapefile or CAD file of the conservation easement boundaries, and closure report to St. Lucie County. Page 109 of 314 Palermo Estates FLUMA-2303-000022 & PUD-2307-000026 4/12/2024 Page 29 20. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, listed species surveys shall be provided/updated as required per state and/or federal survey protocol. Should any listed species be found as a result of these updated surveys appropriate permits from state and federal agencies shall be required. 21. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a Vegetation Removal Permit Applicant shall be issued by the Environmental Resources Department per LDC 6.00.00. 22. Prior to issuance of a Certificate of Occupancy all Category I listed invasive plant species shall be eradicated from the site. Public Works Department, Engineering 23. A roadway improvement agreement will be required for improvements to Range Line Road in conjunction with the Final Site Plan. 24. For plat approval prior to completion of required improvements, a Subdivision Improvement Agreement and appropriate bonding is required. 25. A Site Development Permit is required prior to performing site improvement activities. In accordance with the permit and Land Development Regulations, the applicant shall retain the EOR for site inspections and final certification. Page 110 of 314 RESOLUTION No. 2024-X FILE NO.: PD-2307-000026 RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY FOR A PLANNED UNIT DEVELOPMENT (PUD) FOR REZONING FROM AG-5 (AGRICULTURAL-5) TO THE PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT AND A PRELIMINARY SITE PLAN FOR +/-235.44 ACRES TO BE KNOWN AS PALERMO ESTATES PUD, LOCATED WITHIN IN ST. LUCIE COUNTY, FLORIDA WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on testimony and evidence, including, but not limited to the staff report, has made the following determinations: ZONING ATLAS AMENDMENT 1)Cotleur & Hearing, Inc. on behalf of OMBU Ranch Range Line, LLC, presented a petition for an Amendment to the Official Zoning Atlas from the AG-5 (Agricultural-5) Zoning District to the PUD (Planned Unit Development) Zoning District for property located on the west side of Range Line Road, approximately two miles south of Glades Cut Off Road, in unincorporated St. Lucie County, as depicted on the attached map as Exhibit A and described in Part A below. 2) On April 18, 2024, the St. Lucie County Planning and Zoning Commission held a public hearing on this petition, after installing a sign on the property, publishing notice in the St. Lucie News Tribune on April 5th, 2024 and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard, and passed a motion to recommend that the Board of County Commissioners approve/deny the rezoning request with staff conditions for the property described in Part A below. 3) On XX XX, 2024, the Board of County Commissioners of St. Lucie County, Florida, Commission held a public hearing on this petition, after installing a sign on the property, publishing notice in the St. Lucie News Tribune on XX XX, 2024, and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard. 4) The St. Lucie County Development Review Committee has reviewed the petition and found it to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan, subject to the conditions set forth in Part B of this Resolution. 5) The proposed change in zoning satisfies the requirements of Section 11.06.03 of the St. Lucie County Land Development Code and is consistent with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Page 111 of 314 Resolution No. 2024-X File No.: PD-2307-000026 Page 2 PRELIMINARY PUD SITE PLAN 6)Cotleur & Hearing, Inc. on behalf of OMBU Ranch Range Line, LLC, presented a Preliminary PUD (Planned Unit Development) Site Plan to develop a Seven Hundred and Five (705) lot subdivision including single-family detached homes, single-family attached homes (townhomes), and duplex/villas to be known as the Palermo Estates PUD including stormwater improvements, common open space, preservation areas, and recreational areas, for the property depicted in the attached map as Exhibit A and described in Part A below. 7) The St. Lucie County Development Review Committee has reviewed the Preliminary PUD Site Plan for the project and found it to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan, subject to the conditions set forth in Part B of this Resolution. 8) The proposed project, with conditions of approval, will not have an undue adverse effect on adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities, or other matters affecting the public health, safety, and general welfare. 9) All reasonable steps have been taken to minimize any adverse effect of the proposed project on the immediate vicinity through building design, site design, landscaping, and screening. 10) The proposed project will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, in accordance with applicable district regulations. 11) The proposed project will be served by St. Lucie County Utilities for water and wastewater services. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING MAP AMENDMENT A. The property on which the Zoning Map Amendment, or change in zoning, from AG-5 (Agricultural-5) Zoning Districts to PUD (Planned Unit Development) is being granted is described as follows: Legal Description: LEGAL DESCRIPTION BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 12 PER CERTIFIED CORNER RECORD NUMBER 116231 AND BEING MARKED WITH A 3"x3" CONCRETE MONUMENT WITH A 3/8" IRON ROD; THENCE NORTH 00o01'01" EAST ALONG THE WEST LINE OF SAID SECTION 12, A DISTANCE OF 710.10 FEET; THENCE NORTH 87o30'54" EAST, A DISTANCE OF 2,221.47 FEET; THENCE NORTH 86°52'33" EAST, A DISTANCE OF 632.47 FEET; THENCE SOUTH 15o35'00" Page 112 of 314 Resolution No. 2024-X File No.: PD-2307-000026 Page 3 EAST, A DISTANCE OF 713.88 FEET; THENCE SOUTH 81o33'1O" EAST, A DISTANCE OF 2,183.40 FEET; THENCE NORTH 35o25'45" EAST, A DISTANCE OF 33.85 FEET TO AN INTERSECTION WITH THE WEST RIGHT OF WAY LINE OF RANGE LINE ROAD (STATE ROAD 709), PER RIGHT OF WAY MAP SECTION 94002-2501 AS RECORDED IN PLAT BOOK 21, PAGES 10 THROUGH 10A OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA; THENCE SOUTH 00o00’01"EAST ALONG SAID WEST RIGHT OF WAY LINE, A DISTANCE OF 1,340.12 FEET; THENCE SOUTH 59o35'30" WEST, A DISTANCE OF 2,900.00 FEET; THENCE SOUTH 39o35'30" WEST, A DISTANCE OF 2,337.84 FEET TO AN INTERSECTION WITH THE WEST LINE OF SAID SECTION 13; THENCE NORTH 00o00'32" EAST ALONG SAID WEST LINE, A DISTANCE OF 1,539.09 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINING 10,243,805 SQUARE FEET OR 235.17 ACRES, MORE OR LESS. SAID PARCEL BEING SUBJECT TO ANY/ALL EASEMENTS, RESERVATIONS, RESTRICTIONS, OR DEDICATIONS. Parcel ID Numbers:4212-331-0001-000-7, 4212-333-0025-000-7, 4212-333-0026- 000-4, 4212-334-0001-000-6, 4212-341-0002-000-5, & 4213-111-0001-000-4 PRELIMINARY PUD SITE PLAN B. Pursuant to 11. 02.05( B) of the St. Lucie County Land Development Code, the PUD (Planned Unit Development) Preliminary Site Plan for the project known as the Palermo Estates PUD is hereby approved, for the subject property described in Part A above, as shown on the preliminary site plan drawings for the project, prepared by Cotleur & Hearing on April 2, 2024, as attached and incorporated herein as Exhibit B, and subject to the following conditions: Planning and Development Services Department – Planning Division 1. Provide minimum number of each lot type at Final Site Plan stage. 2. Provide a street canopy tree every 50 feet, where absent lots. 3. Retain protected trees along the Herman Peacock Canal and locate recommended pedestrian trail near the trees for shade. 4. Add pedestrian facilities that strategically connect walking routes and provide lake vistas, as exhibited in Figure 8. 5. The Final Site Plan shall refine the open space plan to enhance pedestrian to amenities, parks, and preserve areas, while improving the comfort and safety of pedestrians and bicyclists using benches, shade trees and structures, scenic views and viewsheds, dog stations & parks, incorporation of lakes into amenities, etc. 6. The Final Site Plan shall provide minimum block breaks or facade recessions or projections for adjacent single-family homes. 7. The Final Site Plan shall be designed so that no more than five 40’ or 50'-wide single-family detached lots are adjacent to each other. 8. The Final Site Plan may provide for front porches that project into the front setback between 6 to 12 feet. 9. Provide for townhomes a hedge or streetwall in front lawn adjacent to sidewalk. Page 113 of 314 Resolution No. 2024-X File No.: PD-2307-000026 Page 4 10. The applicant shall provide a 430-foot right-turn (southbound) lane and a 480-foot left-turn (northbound) lane on Range Line Road into the project site. 11. The applicant shall provide dedicated eastbound left (north) and right (south) turn lanes exiting the project. 12. The applicant shall fund signalization of entrance intersection and Range Line Rd. when warranted. 13. The applicant shall monitor the need for a second eastbound left turn lane at Discovery Way & Village Parkway at the 432nd building permit, to be paid for by the Developer and implemented if warranted. 14. The applicant shall provide a westbound right-turn lane at Discovery Way & Range Line Road at the 432nd building permit. Environmental Resources Department 15. Prior to final site plan approval, the boundary survey shall include the identification of the agency or agencies claiming jurisdiction of the wetlands per LDC 11.02.10. Until the wetlands have been confirmed by the appropriate state/federal agency, provide a note on the survey as follows: wetlands identified by others and will be confirmed by the appropriate outside agency/agencies. 16. Prior to final site plan approval, a finalized tree mitigation plan shall be submitted for review and approval per LDC 6.00.05.D 17. Prior to final site plan approval, a detailed landscape plan shall be submitted for review and approval per LDC 7.09.00. 18. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, an updated Environmental Resource Permit (ERP) shall be provided from the appropriate state and/or federal agencies, consistent with LDC 11.02.09.A.5 and Chapter 6 of the CP Policy 6.1.12.4, and shall provide details pertaining to the approved mitigation for wetlands (i.e., the amount of credits purchased from Bluefield Ranch Mitigation Bank) as well as mitigation requirements for any impacts to Other Surface Waters (OSWs). 19. Prior to commencement of development, as defined in LDC 2.00.00, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, provide an executed Conservation Easement and approved Preserve Area Monitoring and Management Plan (PAMMP) with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) to the County Attorney, as well as the GIS shapefile or CAD file of the conservation easement boundaries, and closure report to St. Lucie County. 20. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, listed species surveys shall be provided/updated as required per state and/or federal survey protocol. Should any listed species be found as a result of these updated surveys appropriate permits from state and federal agencies shall be required. 21. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a Vegetation Removal Permit Applicant shall be issued by the Environmental Resources Department per LDC 6.00.00. 22. Prior to issuance of a Certificate of Occupancy all Category I listed invasive plant species shall be eradicated from the site. Page 114 of 314 Resolution No. 2024-X File No.: PD-2307-000026 Page 5 Public Works Department, Engineering 23. A roadway improvement agreement will be required for improvements to Range Line Road in conjunction with the Final Site Plan. 24. For plat approval prior to completion of required improvements, a Subdivision Improvement Agreement and appropriate bonding is required. 25. A Site Development Permit is required prior to performing site improvement activities. In accordance with the permit and Land Development Regulations, the applicant shall retain the EOR for site inspections and final certification. C. The Preliminary PUD Site Plan approval granted by this Resolution shall expire on XX XX, 2026, unless a Final Site Plan is approved, or an extension is granted in accordance with Section 11.02.06(B)(3) of the Land Development Code. D. The developer is advised as part of this approval that the property owner( s), developer, etc., including any successors in interest, shall obtain all applicable development permits and construction authorizations from the appropriate State and Federal and local regulatory agencies including, but not limited to, the United States Army Corps of Engineers, the Florida Department of Environmental Protection, Florida Department of Transportation, South Florida Water Management District, St. Lucie County Fire District and the St. Lucie County Environmental Resources, Public Works, and Building Departments prior to the commencement of any development activities on the property described in Part A. Issuance of this authorization or permit by the County does not in any way create any rights on the part of the developer to obtain a permit from a State or Federal agency and does not create any liability on the part of the County for issuance of this permit if the developer fails to obtain requisite approvals or fulfill the obligations imposed by a State or Federal agency or undertake actions that may result in a violation of State or Federal law. E. The conditions set forth in Part B are an integral and non-severable part of the Preliminary PUD site plan approval granted by this Resolution. If any condition set forth in Part B is determined to be invalid or unenforceable for any reason and the developer declines to comply voluntarily with that condition, the site plan approval granted by this Resolution shall become null and void. F. A Concurrency Deferral Affidavit, a copy which is attached to this Resolution as Exhibit D was signed by the applicant on July 10, 2023. G. A copy of this Resolution shall be mailed to the owner the of record as identified on the application. H. This Resolution shall be recorded in the Public Records. I. ADOPTION After the motion and second, the vote on this Resolution was as follows: Cathy Townsend, Chair X Chris Dzadovsky, Vice-Chair X Page 115 of 314 Resolution No. 2024-X File No.: PD-2307-000026 Page 6 Larry Leet, Commissioner X Linda Bartz, Commissioner X Jamie Fowler, Commissioner X PASSED AND DULY ADOPTED this Xth day of XX, 2024. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY Chair ATTEST APPROVED AS TO FORM AND CORRECTNESS Deputy Clerk County Attorney Page 116 of 314 Resolution No. 2024-8 File No.: PD-2302-000024 Page 7 Exhibit A Location Map Page 117 of 314 Resolution No. 2024-XX File No.: PD-2307-000026 Page 8 Exhibit B Preliminary PUD Site Plan Page 118 of 314 Resolution No. 2024-XX File No.: PD-2307-000026 Page 9 Exhibit C Pedestrian Facilities Page 119 of 314 Resolution No. 2024-XX File No.: PD-2307-000026 Page 10 Exhibit D Concurrency Deferral Affidavit Page 120 of 314 1 Public Notification Page 121 of 314 Page 122 of 314 Page 123 of 314 Page 124 of 314 Page 125 of 314 Page 126 of 314 Page 127 of 314 Page 128 of 314 Page 129 of 314 Page 130 of 314 Page 131 of 314 COMPREHENSIVEPLAN TRAFFIC ANALYSIS Future Land Use Amendment St. Lucie County, FL Prepared for: OMBU Ranch Range Line, LLC Miami, Florida 33131 Prepared by: 1172 SW 30 th Street, Suite 500 Palm City, FL 34990 (772) 286-8030 023010 Revised March 2024 Revised November 2023 March 2023 © MacKenzie Engineering and Planning, Inc. CA 29013 Shaun G.MacKenzieP.E. Florida License # 61751 MACKENZIE ENGINEERINGANDPLANNING, INC.1172 SW30THSTREET,SUITE 500PALM CITY, FL 34990CERTIFICATEOF AUTHORIZATION29013SHAUN G. MACKENZIE, P.E. NO. 61751 Digitally signed by Shaun G MacKenzie Date: 2024.03.20 17:40:56 -04'00' Page 132 of 314 023010 Page i EXECUTIVE SUMMARY A future land use amendment is proposed on 235.1 acres located at the west of Range Line Road between SW Discovery Way & Glades Cut-Off Road, St. Lucie County, FL (Parcel ID: 4212-334-0001-000-6; 4212-333-0026-000-4; 4212-331-0001-000-7; 4212-341-0002- 000-5, 4212-333-0025-000-7). The amendment proposes to change the future land use (FLU) from Agricultural-5 (AG-5) to Residential Urban (RU) and Residential Single Family (RS). The maximum anticipated use of the property is conservatively analyzed with 960 dwelling units. It is projected that up to 960 dwelling units will be constructed within the short-term, next five years (2029). The applicant will agree to pay its proportionate share to mitigate the transportation impact for the long-term time horizon (2045). The proportionate share impact will be based on the number of units in the site plan. It is recommended that the extension of Discovery Way as a two-lane facility from Range Line Road to SW Brookside Falls Way (current terminus) is added to the County Comprehensive Plan Map, page TRN-2. Page 133 of 314 023010 Page ii TABLE OF CONTENTS EXECUTIVE SUMMARY .................................................................................................. i TABLE OF CONTENTS .................................................................................................... ii LIST OF FIGURES ............................................................................................................ iii LIST OF TABLES ............................................................................................................. iii INTRODUCTION ............................................................................................................... 1 PURPOSE ........................................................................................................................... 2 DATA .................................................................................................................................. 3 FUTURE LAND USE CHANGE ANALYSIS ................................................................... 4 TRIP GENERATION .......................................................................................................... 4 EXISTING FUTURE LAND USE ...................................................................................... 4 PROPOSED FUTURE LAND USE .................................................................................... 4 TRIP GENERATION .......................................................................................................... 5 RATES AND EQUATIONS ............................................................................................... 5 INTERNAL CAPTURE ...................................................................................................... 5 PASS-BY CAPTURE ......................................................................................................... 5 LONG-TERM (2045) ANALYSIS USE ............................................................................. 6 SHORT-TERM (2029) ANALYSIS USE ........................................................................... 7 SIGNIFICANCE ................................................................................................................. 8 STUDY AREA .................................................................................................................. 10 ASSURED, PROGRAMMED AND PLANNED CONSTRUCTION .............................. 11 LONG-TERM (YEAR 2045) ............................................................................................ 11 SHORT-TERM (5-YEAR) ................................................................................................ 12 COMMITTED PROJECT ................................................................................................. 13 ROADWAY SERVICE CAPACITY ................................................................................ 13 ROADWAY NETWORK ................................................................................................. 14 TRAFFIC ASSGNMNET ................................................................................................. 15 ROADWAY ANALYSIS ................................................................................................. 16 COUNTS DATA ............................................................................................................... 16 LONG TERM ANALYSIS (2045) ................................................................................... 16 5-YEAR (2029) ROADWAY ANALYSIS ....................................................................... 24 RECOMMENDATIONS .................................................................................................. 31 LONG RANGE ................................................................................................................. 31 SHORT RANGE (5-YEAR) ............................................................................................. 31 Page 134 of 314 023010 Page iii CONCLUSION ................................................................................................................. 32 APPENDICES ................................................................................................................... 33 LIST OF FIGURES Figure 1. Site Location Map ............................................................................................... 2 Figure 2. Study Area ........................................................................................................ 10 Figure 3. 2045 LRTP Improvements Map ........................................................................ 12 Figure 4. 2045 Roadway Network .................................................................................... 14 Figure 5. 2045 Traffic Assignment .................................................................................. 15 Figure 6. Traffic Assignment ........................................................................................... 25 LIST OF TABLES Table 1. Future Land Use Change Summary ..................................................................... 1 Table 2. FLUMA Maximum Use Trip Generation ............................................................. 7 Table 3. 5-Year FLUMA Use ............................................................................................. 8 Table 4. Project Impacts (Significance) ............................................................................... 9 Table 5. 2045 LRTP Improvements ................................................................................. 11 Table 6. MEP Traffic Counts Summary ........................................................................... 16 Table 7. 2045 Background Volumes ................................................................................ 18 Table 8. 2045 Background Roadway Analysis ................................................................ 19 Table 9. 2045 Total Traffic Volumes ............................................................................... 22 Table 10. 2045 Total Traffic Roadway Analysis .............................................................. 23 Table 12A. Background PM Peak Hour One-Way Roadway Analysis (2029) ................ 27 Table 12B. Oak Ridge Projected 2029 Trips .................................................................... 27 Table 12C. 2029 Background PM Peak Hour One-Way Projections ............................... 28 Table 12D. 2029 PM Peak Hour Background One-Way Roadway Analysis ................... 29 Table 13. 2029 PM Peak Hour One-Way Roadway Analysis with the FLU Amendment30 Page 135 of 314 023010 Page 1 INTRODUCTION A future land use amendment is proposed on 235.1 acres located at the west of Range Line Road between SW Discovery Way & Glades Cut-Off Road, St. Lucie County, FL (Parcel ID: 4212-334- 0001-000-6; 4212-333-0026-000-4; 4212-331-0001-000-7; 4212-341-0002-000-5, 4212-333- 0025-000-7). The amendment proposes to change the future land use (FLU) from Agricultural-5 (AG-5) to Residential Urban (RU) and Residential Single Family (RS) as shown in Table 1. This study incorporates two analyses as part of the requirements for the future land use amendment. The first is a short-term analysis performed for what is reasonably assumed to be the short-term construction. Both the analysis short-term (first 5 years) and the long-term impacts of the project (2045) assumes the full buildout of 163.7 acres of residential urban (5 DU’s/AC) and 71.4 acres of residential single family (2 DU’s/AC). The proceeding analysis will examine the ability of the existing roadway network to accommodate the increased demand and the future roadway network to accommodate the increased demand. Table 1 displays the uses analyzed in the FLUMA. Table 1. Future Land Use Change Summary Property Size (Acres) Existing Maximum FLU Proposed Maximum FLU Land Use Maximum Density Maximum Intensity (DUs) ITE Land Use Maximum Density Maximum Intensity (DUs) ITE 71.40 Agricultural- 5 (AG-5) 1 DU/5 AC 14 210 Residential Urban (RU) 2 DU/AC 142 215 163.70 Agricultural- 5 (AG-5) 1 DU/5 AC 33 210 Residential Urban (RU) 5 DU/AC 819 215 Page 136 of 314 023010 Page 2 Figure 1. Site Location Map PURPOSE Thisanalysishasbeenpreparedtoanalyzethetransportationimpactsrelatingtotheproposed future land use amendment. Discovery Way Property Site Ra n g e L i n e R d Page 137 of 314 023010 Page 3 DATA The information contained below was used to develop the foregoing traffic analysis. • FDOT Florida Traffic Online о Traffic Count Information (2023) о Peak Season Factor Category Report (2022) о Annual Average Daily Traffic Report (2022) • MacKenzie Engineering & Planning, Inc., Turning Movement Counts • FDOT’s Q/LOS Manual 2023 • Trip Generation, 11th Edition (ITE report) • St. Lucie County Adopted Transportation Element • Port St. Lucie Comprehensive Plan Transportation Element • St. Lucie County 5-year Capital Improvement Plan • Port St. Lucie 5-year Capital Improvement Plan • FDOT 5-year Work Program • St. Lucie 2045 Long Range Transportation Plan Page 138 of 314 023010 Page 4 FUTURE LAND USE CHANGE ANALYSIS Trip Generation The study uses trip generation rates for Single Family Detached (ITE Land Use 210) and Single Family Attached (ITE Land Use 215) published in the Institute of Transportation Engineering’s (ITE) manual, Trip Generation Manual (11th Edition). Existing Future Land Use The existing FLU for the property is 235.1 acres of Agriculture-5 (AG-5). Based on the St. Lucie County Comprehensive Plan, the AG-5 land use permits one home per 5 acres of land. Therefore, the maximum existing land use is 47 single family homes (DUs) calculated as follows: AG-5: 235.1 acres divided by 5 acres per DU = 47 DUs (rounded down) Proposed Future Land Use Maximum The proposed FLU is 235.1 acres of Residential Urban (RU). Based on the St. Lucie County Comprehensive Plan, RU and RS has a maximum density of 5 and 2 units per acre for 163.7 and 71.4 acres, respectively. Therefore, the maximum proposed future land use intensity is 960 (818 + 142) dwelling units (DUs). ITE rates for single family attached dwelling units are used in the study because the maximum estimated density achievable for single family detached units is 3 units per acre based on the needs for roads, drainage, setbacks and lot sizes. The density is calculated as follows: RU: 163.7 acres x 5 DUs per acre = 818 DUs RS: 71.4 acres x 2 DUs per acre = 142 DUs Maximum Density: 818 + 142 = 960 DUs Page 139 of 314 023010 Page 5 5-Year Time Horizon The expected amount of development potential within the 5-year time frame is 960 dwelling units. RU: 163.7 acres x 5 DUs per acre = 818 DUs RS: 71.4 acres x 2 DUs per acre = 142 DUs Maximum Density: 818 + 142 = 960 DUs TRIP GENERATION Rates and Equations The study uses trip generation rates for Single Family Detached (ITE Land Use 210) and Single Family Attached (ITE Land Use 215) published in the Institute of Transportation Engineering’s (ITE) manual, Trip Generation Manual (11th Edition). Internal Capture The internal capture for the Long-Term (2045) Analysis Use is conservatively estimated at 0.2% and 0.8% for AM peak hour, 1.6% and 6.7% for the PM peak hour and 1.6% and 6.7% for daily conditions for Single family detached and Single family attached DUs, respectively. The internal capture is summarized in Exhibit 1 for proposed conditions. Internal capture rates between uses are based on rates contained within ITE’s Trip Generation Handbook (3rd Edition). The internal capture for the Short-Term (2029) Analysis Use is 0. Pass-by Capture The pass-by capture is 0. Page 140 of 314 023010 Page 6 Long-Term (2045) Analysis Use Existing Future Land Use x 47 DU Single Family Detached (ITE Land Use 210) The existing FLU is expected to generate 504 daily, 37 AM peak hour (10 in/27 out), and 49 PM peak hour (31 in/18 out) trips. Proposed Future Land Use The typical maximum achievable density for single family housing is three DUs per gross acre. Therefore, in order to provide a conservative analysis, the estimated maximum buildout is conservatively 705 single family detached dwelling units (DUs) (235 * 3) and the remaining 255 units will be assigned as single family attached DUs. x 705 DU Single Family Detached (ITE Land Use 210) x 255 DU Single Family Attached (ITE Land Use 215) The maximum anticipated trips from the proposed FLUMA will generate the following impact to the roadway network (Proposed FLUMA Total Trips): x 7,753 daily, 566 AM peak hour (153 in/413 out), and 752 PM peak hour (467 in/285 out) trips. Net Impact The proposed FLUMA will generate the following net maximum impact to the roadway network (net proposed trips): x 7,249 daily, 529 AM peak hour (143 in/386 out), and 703 PM peak hour (436 in/267 out) trips Table 2 presents the maximum trip generation as a result of the FLUMA. Page 141 of 314 023010 Page 7 Table 2. FLUMA Maximum Use Trip Generation Land Use Intensity Daily AM Peak Hour PM Peak Hour Trips Total In Out Total In Out Existing FLU Traffic Single Family Detached 47 DU 504 37 10 27 49 31 18 EXISTING FLU TOTAL TRIPS 504 37 10 27 49 31 18 Proposed Maximum FLU Traffic Single Family Detached 705 DU 6,085 441 115 326 623 392 231 Single Family Attached 255 DU 1,893 127 39 88 149 85 64 Internal Capture Single Family Detached Single Family Attached Subtotal 7,978 568 154 414 772 477 295 AM PM/ DAILY 0.2% 1.6% 0.8% 6.7% 98 127 1 1 0 1 1 0 10 10 1 9 9 1 Pass-By Traffic Single Family Detached Single Family Attached Subtotal 0.4% 2.6% 225 2 1 1 20 10 10 0% 0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 PROPOSED FLUMA TOTAL TRIPS 7,753 566 153 413 752 467 285 NET PROPOSED TRIPS 7,249 529 143 386 703 436 267 Note: Trip generation was calculated using the following data: Pass-by Rate AM Peak Hour PM Peak Hour Land Use ITE Code Unit Daily Rate in/out Rate in/out Equation Single Family Detached 210 DU Ln(T) = 0.92 Ln(X) + 2.68 0% 26/74 Ln(T) = 0.91 Ln(X) + 0.12 63/37 Ln(T) = 0.94 Ln(X) + 0.27 Single Family Attached 215 DU T = 7.62 (X) -50.48 0% 31/69 T = 0.52 (X) - 5.70 57/43 T = 0.60 (X) - 3.93 Copyright ©2023 , MacKenzie Engineering and Planning, Inc. ITE 11th Edition Short-Term (2029) Analysis Use x 705 DU Single Family Detached (ITE Land Use 210) x 255 DU Single Family Attached (ITE Land Use 215) The short-term FLUMA will generate the following impact to the roadway network (Proposed Short-Term FLUMA Total Trips): x 7,978 daily, 568 AM peak hour (154 in/414 out), and 772 PM peak hour (477 in/295 out) net new trips are projected from the property. Net Impact The proposed FLUMA will generate the following net maximum impact to the roadway network (net proposed trips): Page 142 of 314 023010 Page 8 x 7,474 daily, 531 AM peak hour (144 in/387 out), and 723 PM peak hour (446 in/277 out) trips Table 3 presents the anticipated 5-year impact of FLUMA. Table 3. 5-Year FLUMA Use Land Use Intensity Daily Trips AM Peak Hour PM Peak Hour Total In Out Total In Out Existing FLU Traffic Single Family Detached 47 DU 504 37 10 27 49 31 18 EXISTING FLU TOTAL TRIPS 504 37 10 27 49 31 18 Proposed 5-Year FLU Traffic Single Family Detached Single Family Attached 705 DU 255 DU 6,085 1,893 441 127 115 39 326 88 623 149 392 85 231 64 Subtotal Internal Capture Single Family Detached Single Family Attached Pass-By Traffic Single Family Detached Single Family Attached AM PM/ DAILY 0.0% 0.0% 0.0% 0.0% 0% 0% 7,978 0 0 0 0 568 0 0 0 0 154 0 0 0 0 414 0 0 0 0 772 0 0 0 0 477 0 0 0 0 295 0 0 0 0 PROPOSED SHORT-TERM FLUMA TRIPS 7,978 568 154 414 772 477 295 NET PROPOSED TRIPS 7,474 531 144 387 723 446 277 Note: Trip generation was calculated using the following data: Pass-by Rate AM Peak Hour PM Peak Hour Land Use ITE Code Unit Daily Rate in/out Rate in/out Equation Single Family Detached 210 DU Ln(T) = 0.92 Ln(X) + 2.68 0% 26/74 Ln(T) = 0.91 Ln(X) + 0.12 63/37 Ln(T) = 0.94 Ln(X) + 0.27 Single Family Attached 215 DU T = 7.62 (X) -50.48 0% 31/69 T = 0.52 (X) - 5.70 57/43 T = 0.60 (X) - 3.93 Copyright ©2023 , MacKenzie Engineering and Planning, Inc. ITE 11th Edition SIGNIFICANCE The traffic assignment was compared to the roadway capacities. Impacts of greater than five percent (5%) on all the segments are considered to have a significant impact. Table 4 displays the roadway segments with significant impacts. Page 143 of 314 02 3 0 1 0 Pa g e 9 Ta b l e 4 . P r o j e c t I m p a c t s ( S i g n i f i c a n c e ) Ro a d w a y Fr o m To 20 2 4 Ex i s t i n g La n a g e 20 2 4 Ex i s t i n g Se r v i c e Vo l u m e 20 4 5 La n e a g e 20 4 5 La n e a g e Se r v i c e Vo l u m e Tr a f f i c As n m n t Pe a k Ho u r NB / E B SB / W B Si g n i f i c a n c e Si g n i f i c a n t I m p a c t ? NB / E B SB / W B NB / E B SB / W B Ra n g e l i n e N/ S A - - 4 - L a n e s 4L D 1, 8 5 0 6. 5 % 45 17 28 0. 9 % 1. 5 % no no Be c k e r R o a d N/ S A N/ S B N/ S B Co m m u n i t y B l v d - - - - 4- L a n e s 6- L a n e s 4L D 6L D 1, 8 5 0 2, 7 3 0 6. 0 % 6. 0 % 42 42 16 16 26 26 0. 9 % 0. 6 % 1. 4 % 1. 0 % no no no no Co m m u n i t y B l v d Vi l l a g e P a r k w a y - - 4 - L a n e s 4L D 1, 8 5 0 1. 5 % 11 4 7 0. 2 % 0. 4 % no no Be c k e r R d Pa a r D r i v e - - 4 - L a n e s 4L D 1, 8 5 0 0. 0 % 0 0 0 0. 0 % 0. 0 % no no N/ S A Pa a r D r i v e Ma r s h a l l P k w y Ma r s h a l l P k w y Di s c o v e r y W a y - - - - 4- L a n e s 4- L a n e s 4L D 4L D 1, 8 5 0 1, 8 5 0 0. 0 % 0. 6 % 0 5 0 3 0 2 0. 0 % 0. 2 % 0. 0 % 0. 1 % no no no no Di s c o v e r y W a y Ga t l i n B l v d - - 4 - L a n e s 4L D 1, 8 5 0 3. 3 % 23 14 9 0. 8 % 0. 5 % no no Be c k e r R d Pa a r D r i v e - - 4 - L a n e s 4L D 1, 7 0 0 4. 0 % 28 17 11 1. 0 % 0. 6 % no no Co m m u n i t y B l v d Pa a r D r i v e Ma r s h a l l P k w y Ma r s h a l l P k w y Di s c o v e r y W a y - 2- L a n e s - 4 - L a n e s 4- L a n e s 4L D 4L D 1, 7 0 0 1, 7 0 0 3. 5 % 1. 0 % 24 7 15 4 9 3 0. 9 % 0. 2 % 0. 5 % 0. 2 % no no no no Di s c o v e r y W a y Ga t l i n B l v d 2 - L a n e s 4- L a n e s 4L D 1, 7 0 0 3. 0 % 21 13 8 0. 8 % 0. 5 % no no Tr a d i t i o n P a r k w a y / Ra n g e l i n e N/ S A - - 4 - L a n e s 4L D 1, 8 5 0 5. 0 % 35 13 22 0. 7 % 1. 2 % no no Ga t l i n B l v d N/ S A Co m m u n i t y B l v d 4 - L a n e s 4- L a n e s 4L D 1, 8 5 0 1. 0 % 7 3 4 0. 2 % 0. 2 % no no Cr o s s t o w n P a r k w a y Ra n g e l i n e N/ S A - - 4 - L a n e s 4L D 1, 9 4 0 16 . 0 % 11 3 43 70 2. 2 % 3. 6 % no no N/ S A Vi l l a g e P a r k w a y - - 4 - L a n e s 4L D 1, 9 4 0 16 . 0 % 11 3 43 70 2. 2 % 3. 6 % no no Ma r t i n H w y Be c k e r R d - - 2 - L a n e s 2L 1, 1 1 0 12 . 0 % 84 52 32 4. 7 % 2. 9 % no no Be c k e r R d Pa a r D r i v e - - 2 - L a n e s 2L 1, 1 1 0 19 . 0 % 13 4 83 51 7. 5 % 4. 6 % YE S no Pa a r D r i v e Ma r s h a l l P k w y 2 - L a n e s 1, 0 8 0 2- L a n e s 2L 1, 0 8 0 19 . 0 % 13 4 83 51 7. 7 % 4. 7 % YE S no Ra n g e l i n e R o a d Ma r s h a l l P k w y Di s c o v e r y W a y 2 - L a n e s 1, 0 8 0 2- L a n e s 2L 1, 0 8 0 19 . 0 % 13 4 83 51 7. 7 % 4. 7 % YE S no Di s c o v e r y W a y Tr a d i t i o n P k w y 2 - L a n e s 1, 0 8 0 2- L a n e s 2L 1, 0 8 0 55 . 0 % 38 7 24 0 14 7 22 . 2 % 13 . 6 % YE S YE S Tr a d i t i o n P k w y Cr o s s t o w n P k w y 2 - L a n e s 1, 0 8 0 2- L a n e s 2L 1, 0 8 0 40 . 0 % 28 1 17 4 10 7 16 . 1 % 9. 9 % YE S YE S Cr o s s t o w n P k w y Gla d e s C u t - O f f R d 2 - L a n e s 1, 0 8 0 2 - L a n e s 2L 1, 0 8 0 24 . 0 % 16 9 10 5 64 9. 7 % 5. 9 % YE S YE S Gl a d e s C u t - O f f R d Ra n g e l i n e R d Re s e r v e B l v d 2 - L a n e s 10 7 0 2 - L a n e s 2L 1, 0 7 0 24 . 0 % 16 9 64 10 5 6. 0 % 9. 8 % YE S YE S Ra n g e l i n e R d N/ S A - - 4 - L a n e s 4L D 1, 8 5 0 35 . 5 % 25 0 95 15 5 5. 1 % 8. 4 % YE S YE S Di s c o v e r y W a y N/ S A N/ S B N/ S B Co m m u n i t y B l v d - 2- L a n e s - 10 0 0 4- L a n e s 4- L a n e s 4L D 4L D 1, 8 5 0 1, 8 5 0 29 . 3 % 26 . 5 % 20 6 18 7 78 71 12 8 11 6 4. 2 % 3. 8 % 6. 9 % 6. 3 % no no YE S YE S Co m m u n i t y B l v d Vi l l a g e P a r k w a y 2 - L a n e s 10 0 0 4 - L a n e s 4L D 1, 8 5 0 22 . 0 % 15 5 59 96 3. 2 % 5. 2 % no YE S Vi l l a g e P a r k w a y Ma r s h a l l P k w y Di s c o v e r y W a y 4 - L a n e s 17 1 0 4 - L a n e s 4L D 1, 8 5 0 0. 0 % 0 0 0 0. 0 % 0. 0 % no no Di s c o v e r y W a y Ga t l i n B l v d 6 - L a n e s 26 5 0 6 - L a n e s 6L D 2, 7 3 0 22 . 0 % 15 5 96 59 3. 5 % 2. 2 % no no Ra n g e l i n e N/ S A - - 2 - L a n e s 2L 1, 1 1 0 3. 0 % 21 8 13 0. 7 % 1. 2 % no no Ma r s h a l l P a r k w a y N/ S A N/ S B - - 4 - L a n e s 4L D 1, 8 5 0 2. 5 % 18 7 11 0. 4 % 0. 6 % no no N/ S B Co m m u n i t y B l v d - - 4 - L a n e s 4L D 1, 8 5 0 1. 8 % 13 8 5 0. 4 % 0. 3 % no no Page 144 of 314 023010 Page 10 STUDY AREA The required study area for the property is 2 miles in accordance with 11.02.09.4.b – “Study Area”. The base transportation impact study area shall include all major roadways (collectors, minor arterials, and major arterials) within two (2) miles of the site. Below figure 2 shows the highlighted roadway segments with significant impacts. North: Glades Cut-Off Road South: Martin County Line East:CommunityBoulevard Figure 2. Study Area DISCOVERYWAY Significantly impacted road segments Legend: Property Site 2-MILE RADIUS RA N G E L I N E R D Page 145 of 314 023010 Page 11 ASSURED, PROGRAMMED AND PLANNED CONSTRUCTION The Capital Improvements Programs for the City of Port St. Lucie, St. Lucie TPO Transportation Improvement Program (FY 2020/2021 – FY 2024/2025) and the Work Program for District IV of the Florida Department of Transportation (FDOT) were reviewed to identify the roadway improvements in the study area that are programmed for construction within the next five years. Long-Term (Year 2045) The St. Lucie TPO 2045 Long Range Transportation identified private developer improvements. Applicable improvements are summarized in Table 5 & Figure 3. Table 5. 2045 LRTP Improvements Improvement Number Roadway Limits Improve Appendix Reference 1A Becker Road N/S B to Rangeline Rd New 4L Road C 1B N/S B to Village Pkwy New 6L Road C 2A Paar Drive N/S A to Rangeline Rd New 2L Road C 2B Village Pkwy to N/S A New 4L Road C 3A Marshall Pkwy (E/W 3) N/S A to Rangeline Rd New 2L Road C 3B Village Pkwy to N/S A New 4L Road C 4A Discovery Way N/S B to Rangeline Rd New 4L Road C 4B Village Pkwy to N/S B Widen 2L to 4L Road C 5 Tradition Parkway Stony Creek Way to Rangeline Rd New 4L Road C 6 Crosstown Parkway Village Pkwy to Rangeline Rd New 4L Road C 7 N/S Road A Becker Rd to Crosstown Pkwy New 4L Road C 8 N/S Road B Becker Rd to Discovery Way New 4L Road C Page 146 of 314 023010 Page 12 LEGEND Improvement Number Road 1. Becker Rd 2. N/S B 4. N/S A 5. Paar Drive 6. Marshall Pkwy 3. Discovery Way 7. Discovery Way 8. Tradition PkwyProperty 9. Crosstown Pkwy Short-Term (5-Year) Figure 3. 2045 LRTP Improvements Map A review conducted of FDOT’s 5-Year Work Program and the St. Lucie TPO’s Transportation Improvement Program, which includes St. Lucie County’s 5-Year Capital Improvement Plan. No improvements are identified in the plans to add capacity within the study area. Page 147 of 314 023010 Page 13 COMMITTED PROJECT The 2045 and 2029 Roadway Analysis is based on the TCRPM 5.1, which includes Wylder, Western Grove, Verano, Tradition, Southern Grove, Wilson Groves, and Riverland Oak Ridge Ranches and Neill Farms are added as committed projects. ROADWAY SERVICE CAPACITY Existing facilities within the study area were identified and data regarding those facilities were gathered in order to apply FDOT’s generalized service volumes to those roadways. The roads were analyzed using service volumes based on FDOT’s Q/LOS Handbook, the County’s adopted level of service (LOS) standard is “D” for Collectors and “E” for Arterials. The City of Port St. Lucie’s adopted level of services standard for Collectors and Arterials are LOS “D” and “E”, respectively. The LOS standard on FDOT roads is “C” outside urban areas and “D” in urbanized areas in accordance with FDOT Policy No. 000-525-006-c. Information regarding facility type and area were obtained from the County and City comprehensive plans. Page 148 of 314 023010 Page 14 Roadway Network The 2045 cost feasible roadway network was used in the analysis as shown in Figure 4. Figure 4. 2045 Roadway Network Discovery Way Marshall Parkway (E/W 3) Paar Drive Becker Rd Ra n g e l i n e R o a d I- 9 5 Page 149 of 314 023010 Page 15 TRAFFIC ASSGNMNET Traffic distribution and assignment were determined using engineering judgment, trip lengths based on the uses, and from a review of the roadway network. The property traffic assignment is illustrated in Figure 5. The overall distribution is summarized by general directions and is depicted below: NORTH - 45 percent SOUTH - 19 percent WEST - 0 percent EAST – 36 percent Figure 5. 2045 Traffic Assignment CrosstownPkwy 5% Tradition Pkwy 26.5%Discovery Way 3% 4% 7%6%6%2% Becker Rd12% 0%19% Property Site 55% 3% 45 24% 22%29.3%35.5% 22% 16% 24% Co m m u n i t y B l v d Ra n g e L i n e R d Page 150 of 314 023010 Page 16 ROADWAY ANALYSIS Counts Data MacKenzie Engineering and Planning, Inc. collected AM and PM peak hour turning movement counts as shown in Table 6. Table 6. MEP Traffic Counts Summary Intersection Count Date Range Line Rd & Galdes Cut-Off Road 8/22/2023 Community Blvd & Discovery Way 3/30/2023 Long Term Analysis (2045) A traffic analysis was performed on all roadways within 2-miles based on the 2045 roadway network and model volumes. The model output projects Average Annual Daily Traffic (AADT). In order to provide conservative analysis, the background traffic projects are based on the Oak Ridge Ranches Traffic analysis, which projects traffic in 2045. The anticipated traffic from the Neill Farms comprehensive plan amendment was added to the Oak Ridge Ranches 2045 Traffic volumes. Background traffic volumes are shown in Appendix L. Background Traffic Analysis Roadway Capacity As agreed upon the methodology, St. Lucie TPO roadway capacities were used for existing roadway facilities. In cases where roads are widened, will be widened, or do not exist yet, FDOT capacities were applied from FDOT’s 2023 Multimodal Quality/Level of Service Handbook. A complete list of roadway segments comparing TPO capacities to FDOT capacities is located in Appendix M. Page 151 of 314 023010 Page 17 Roadway Analysis The 2045 background roadway daily and peak hour volumes are shown in Table 7 and the roadway analysis is shown in Table 8. The 2045 background roadway analysis compares the roadway capacity (Column C) to the projected peak hour peak direction volume (Column D). A road segment is over capacity if the volume to capacity ratio (v/c ratio) (Column E) exceeds 1.0 and is operating acceptably if the v/c ratio is 1.0 or less. The analysis result is shown as acceptable or failure (Column F). All roads shown in the 2045 Long Range Transportation Plan are projected to operate acceptably except for Galdes Cut-Off Road segment from Range Line Road to Reserve Boulevard and Range Line Road segment from Marshall Parkway to Glades Cut-Off Road. Page 152 of 314 02 3 0 1 0 Pa g e 1 8 Ta b l e 7 . 2 0 4 5 B a c k g r o u n d V o l u m e s 20 4 5 O a k R i d g e b a c k g r o u n d Pe a k H o u r Oa k R i d g e C o m m i t t e d tr i p s NE I L L C o m m i t t e d t r i p s 20 4 5 B a c k g r o u n d To t a l P e a k O f f - P e a k Pe a k O f f - P e a k P e a k O f f - P e a k T o t a l P e a k O f f - P e a k N/ S A Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Dis c o v e r y W a y Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Ga t l i n B l v d 32 7 1 8 0 1 4 7 0 0 0 0 3 2 7 1 8 0 1 4 7 74 5 4 1 0 3 3 5 2 3 1 6 0 0 7 8 4 4 3 3 3 5 1 91 0 5 0 0 4 1 0 4 2 3 0 4 3 9 8 9 5 4 6 4 4 3 1, 1 6 3 6 3 9 5 2 4 1 5 1 1 2 2 1 7 1 , 2 2 8 6 7 6 5 5 2 Ga t l i n B l v d / T r a d i t i o n Pk w y Ra n g e l i n e N/ S A N/ S A Co m m u n i t y B l v d 55 6 3 0 6 2 5 0 5 0 5 3 5 4 1 1 3 8 7 1 , 6 1 5 9 2 4 6 9 1 1, 6 3 5 8 9 9 7 3 6 4 8 6 3 4 1 5 4 2 , 4 7 1 1 , 3 9 0 1 , 0 8 1 Cr o s s t o w n P a r k w a y Ra n g e l i n e N/ S A N/ S A Vil l a g e P a r k w a y 82 7 4 5 5 3 7 2 1 , 2 5 4 8 8 0 2 4 1 8 3 , 0 0 3 1 , 7 3 3 1 , 2 7 0 1, 6 9 5 9 3 2 7 6 3 7 4 5 5 2 3 1 0 4 8 0 3 , 1 4 7 1 , 7 8 1 1 , 3 6 6 Ra n g e l i n e R o a d Ma r t i n H w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Dis c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Gla d e s C u t - O f f R d 1, 3 3 7 7 3 5 6 0 2 2 1 4 1 5 0 8 2 6 3 1 , 8 4 6 1 , 0 3 1 8 1 5 1, 1 6 9 6 4 3 5 2 6 2 6 4 1 8 5 9 2 7 1 1 , 7 8 1 9 9 9 7 8 2 85 4 4 7 0 3 8 4 3 1 7 2 2 3 9 8 7 5 1 , 5 6 7 8 8 5 6 8 2 90 3 4 9 7 4 0 6 3 7 8 2 6 6 2 6 0 1 9 9 2 , 0 0 6 1 , 1 3 5 8 7 1 95 3 5 2 4 4 2 9 4 5 9 3 2 2 2 9 9 2 3 0 2 , 2 6 3 1 , 2 8 2 9 8 1 1, 0 1 7 5 5 9 4 5 8 1 , 0 2 1 7 1 6 1 8 5 1 4 2 3 , 0 8 1 1 , 7 6 5 1 , 3 1 6 1, 0 9 4 6 0 2 4 9 2 2 , 3 2 1 1 , 6 2 9 1 5 9 1 2 2 5 , 3 2 5 3 , 0 8 2 2 , 2 4 3 Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 1, 0 5 3 5 7 9 4 7 4 1 , 4 6 4 1 , 0 2 8 1 5 9 1 2 2 3 , 8 2 6 2 , 2 0 2 1 , 6 2 4 Di s c o v e r y W a y Ra n g e l i n e R d N/ S A N/ S B Co m m u n i t y B l v d N/ S A N/ S B Co m m u n i t y B l v d Vil l a g e P a r k w a y 35 9 1 9 7 1 6 2 6 9 4 8 2 3 4 1 8 0 8 9 0 5 0 0 3 9 0 68 8 3 7 8 3 1 0 2 3 1 6 2 0 6 1 5 8 1 , 0 9 1 6 0 7 4 8 4 1, 8 4 7 1 , 0 1 6 8 3 1 4 3 1 7 9 1 3 8 2 , 1 7 1 1 , 1 9 9 9 7 2 2, 5 4 4 1 , 3 9 9 1 , 1 4 5 4 2 3 0 0 0 2 , 6 1 6 1 , 4 4 1 1 , 1 7 5 Ma r s h a l l P a r k w a y Ra n g e l i n e N/ S A N/ S B N/ S A N/ S B Co m m u n i t y B l v d 49 6 2 7 3 2 2 3 3 8 2 7 2 7 2 0 6 0 8 3 3 8 2 7 0 1, 2 4 0 6 8 2 5 5 8 3 1 2 1 1 7 1 3 1 , 3 2 2 7 3 0 5 9 2 1, 3 9 0 7 6 5 6 2 5 8 5 2 0 1 5 1 , 4 3 8 7 9 3 6 4 5 Page 153 of 314 02 3 0 1 0 Pa g e 1 9 Ta b l e 8 . 2 0 4 5 B a c k g r o u n d R o a d w a y A n a l y s i s 20 4 5 B a c k g r o u n d Ro a d w a y Fr o m To Pl a n n e d S e r v i c e La n e a g e a n d C a p a c i t y Pe a k Di r e c t i o n Vo l u m e V/ C Ra t i o Re s u l t La n e a g e C a p a c i t y (A ) (B ) ( C ) ( D ) ( E ) ( F ) Be c k e r R d P a a r D r i v e 4- L a n e s 1 , 8 5 0 1 8 0 0 . 1 0 A C C E P T N/ S A Pa a r D r i v e Ma r s h a l l P k w y Ma r s h a l l P k w y Dis c o v e r y W a y 4- L a n e s 4- L a n e s 1, 8 5 0 1, 8 5 0 43 3 54 6 0. 2 3 0. 3 0 AC C E P T AC C E P T Di s c o v e r y W a y G a t l i n B l v d 4- L a n e s 1 , 8 5 0 6 7 6 0 . 3 7 A C C E P T Tr a d i t i o n P a r k w a y / Ra n g e l i n e N / S A 4- L a n e s 1 , 8 5 0 9 2 4 0 . 5 0 A C C E P T Ga t l i n B l v d N/ S A C o m m u n i t y B l v d 4- L a n e s 1 , 8 5 0 1 , 3 9 0 0 . 7 5 A C C E P T Cr o s s t o w n P a r k w a y Ra n g e l i n e N / S A 4- L a n e s 1 , 9 4 0 1 , 7 3 3 0 . 8 9 A C C E P T N/ S A V i l l a g e P a r k w a y 4- L a n e s 1 , 9 4 0 1 , 7 8 1 0 . 9 2 A C C E P T Ma r t i n H w y B e c k e r R d 2- L a n e s 1 , 1 1 0 1 , 0 3 1 0 . 9 3 A C C E P T Be c k e r R d P a a r D r i v e 2- L a n e s 1 , 1 1 0 9 9 9 0 . 9 0 A C C E P T Pa a r D r i v e M a r s h a l l P k w y 2- L a n e s 1 , 0 8 0 8 8 5 0 . 8 2 A C C E P T Ra n g e l i n e R o a d Ma r s h a l l P k w y D i s c o v e r y W a y 2- L a n e s 1 , 0 8 0 1 , 1 3 5 1 . 0 5 FA I L U R E Di s c o v e r y W a y T r a d i t i o n P k w y 2- L a n e s 1 , 0 8 0 1 , 2 8 2 1 . 1 9 FA I L U R E Tr a d i t i o n P k w y C r o s s t o w n P k w y 2- L a n e s 1 , 0 8 0 1 , 7 6 5 1 . 6 3 FA I L U R E Cr o s s t o w n P k w y G l a d e s C u t - O f f R d 2- L a n e s 1 , 0 8 0 3 , 0 8 2 2 . 8 5 FA I L U R E Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 2- L a n e s 1 , 0 7 0 2 , 2 0 2 2 . 0 6 FA I L U R E Ra n g e l i n e R d N / S A 4- L a n e s 1 , 8 5 0 5 0 0 0 . 2 7 A C C E P T Di s c o v e r y W a y N/ S A N/ S B N/ S B Co m m u n i t y B l v d 4- L a n e s 4- L a n e s 1, 8 5 0 1, 8 5 0 60 7 1, 1 9 9 0. 3 3 0. 6 5 AC C E P T AC C E P T Co m m u n i t y B l v d V i l l a g e P a r k w a y 4- L a n e s 1 , 8 5 0 1 , 4 4 1 0 . 7 8 A C C E P T Ra n g e l i n e N / S A 2- L a n e s 1 , 1 1 0 3 3 8 0 . 3 0 A C C E P T Ma r s h a l l P a r k w a y N/ S A N / S B 4- L a n e s 1 , 8 5 0 7 3 0 0 . 3 9 A C C E P T N/ S B C o m m u n i t y B l v d 4- L a n e s 1 , 8 5 0 7 9 3 0 . 4 3 A C C E P T Page 154 of 314 023010 Page 20 Total Traffic Analysis Roadway Network The 2045 roadway network with the FLUMA is the same as the background network. Method of Total Traffic Volume Development 1. The projected 2045 peak hour traffic volumes were obtained by adding the Oak ridge ranches Comprehensive Plan transportation analysis 2045 background peak hour volume, Oak ridge committed trips, and Neill committed trips. 2. Project traffic was added to the 2045 background peak hour traffic which is calculated in Step 1. Project traffic was added to each segment of road based on the model traffic assignment times the project trip generation calculated in Table 2. Peak hour volume calculations are shown in Appendix L. Page 155 of 314 023010 Page 21 Roadway Analysis The 2045 total traffic (with OMBU) roadway model daily and peak hour volumes are shown in Table 9 and the roadway analysis is shown in Table 10. The 2045 total traffic roadway analysis compares the roadway capacity (Column C) to the projected peak hour peak direction volume (Column D). A road segment is over capacity if the volume to capacity ratio (v/c ratio) (Column E) exceeds 1.0. The road segment is operating acceptably if the v/c ratio is 1.0 or less. The analysis result is shown as acceptable or failure (Column F). The traffic assignment is shown in Figure 5 and Appendix H. The applicant will agree to pay their proportionate share to mitigate the transportation impact for the Galdes Cut-Off Road segment from Range Line Road to Reserve Boulevard and Range Line Road segment from Marshall Parkway to Glades Cut-Off Road. Page 156 of 314 02 3 0 1 0 Pa g e 2 2 Ta b l e 9 . 2 0 4 5 T o t a l T r a f f i c V o l u m e s 20 4 5 B a c k g r o u n d V o l u m e As s i g n Pr o j e c t T r i p s To t a l To t a l P e a k O f f - P e a k P e a k O f f - P e a k T o t a l P e a k O f f - P e a k N/ S A Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Ga t l i n B l v d 32 7 1 8 0 1 4 7 0 . 0 % 0 0 3 2 7 1 8 0 1 4 7 78 4 4 3 3 3 5 1 0 . 0 % 0 0 7 8 4 4 3 3 3 5 1 98 9 5 4 6 4 4 3 0 . 6 % 3 2 9 9 4 5 4 9 4 4 5 1, 2 2 8 6 7 6 5 5 2 3 . 3 % 1 4 9 1 , 2 5 1 6 9 0 5 6 1 Ga t l i n B l v d / Tr a d i t i o n P k w y Ra n g e l i n e N/ S A N/ S A Co m m u n i t y B l v d 1, 6 1 5 9 2 4 6 9 1 5 . 0 % 2 2 1 3 1 , 6 5 0 9 4 6 7 0 4 2, 4 7 1 1 , 3 9 0 1 , 0 8 1 1 . 0 % 4 3 2 , 4 7 8 1 , 3 9 4 1 , 0 8 4 Cr o s s t o w n P a r k w a y Ra n g e l i n e N/ S A N/ S A Vil l a g e P a r k w a y 3, 0 0 3 1 , 7 3 3 1 , 2 7 0 1 6 . 0 % 7 0 4 3 3 , 1 1 6 1 , 8 0 3 1 , 3 1 3 3, 1 4 7 1 , 7 8 1 1 , 3 6 6 1 6 . 0 % 7 0 4 3 3 , 2 6 0 1 , 8 5 1 1 , 4 0 9 Ra n g e l i n e R o a d Ma r t i n H w y B e c k e r R d 1, 8 4 6 1 , 0 3 1 8 1 5 1 2 . 0 % 5 2 3 2 1 , 9 3 0 1 , 0 8 3 8 4 7 Be c k e r R d P a a r D r i v e 1, 7 8 1 9 9 9 7 8 2 1 9 . 0 % 8 3 5 1 1 , 9 1 5 1 , 0 8 2 8 3 3 Pa a r D r i v e M a r s h a l l P k w y 1, 5 6 7 8 8 5 6 8 2 1 9 . 0 % 8 3 5 1 1 , 7 0 1 9 6 8 7 3 3 Ma r s h a l l P k w y D i s c o v e r y W a y 2, 0 0 6 1 , 1 3 5 8 7 1 1 9 . 0 % 8 3 5 1 2 , 1 4 0 1 , 2 1 8 9 2 2 Di s c o v e r y W a y T r a d i t i o n P k w y 2, 2 6 3 1 , 2 8 2 9 8 1 5 5 . 0 % 2 4 0 1 4 7 2 , 6 5 0 1 , 5 2 2 1 , 1 2 8 Tr a d i t i o n P k w y C r o s s t o w n P k w y 3, 0 8 1 1 , 7 6 5 1 , 3 1 6 4 0 . 0 % 1 7 4 1 0 7 3 , 3 6 2 1 , 9 3 9 1 , 4 2 3 Cr o s s t o w n P k w y G l a d e s C u t - O f f R d 5, 3 2 5 3 , 0 8 2 2 , 2 4 3 2 4 . 0 % 1 0 5 6 4 5 , 4 9 4 3 , 1 8 7 2 , 3 0 7 Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 3, 8 2 6 2 , 2 0 2 1 , 6 2 4 2 4 . 0 % 1 0 5 6 4 3 , 9 9 5 2 , 3 0 7 1 , 6 8 8 Di s c o v e r y W a y Ra n g e l i n e R d N / S A 89 0 5 0 0 3 9 0 3 5 . 5 % 1 5 5 9 5 1 , 1 4 0 6 5 5 4 8 5 N/ S A N / S B 1, 0 9 1 6 0 7 4 8 4 2 9 . 3 % 1 2 8 7 8 1 , 2 9 7 7 3 5 5 6 2 N/ S B C o m m u n i t y B l v d 2, 1 7 1 1 , 1 9 9 9 7 2 2 6 . 5 % 1 1 6 7 1 2 , 3 5 8 1 , 3 1 5 1 , 0 4 3 Co m m u n i t y B l v d Ra n g e l i n e N/ S A N/ S B Vil l a g e P a r k w a y N/ S A N/ S B Co m m u n i t y B l v d 2, 6 1 6 1 , 4 4 1 1 , 1 7 5 2 2 . 0 % 9 6 5 9 2 , 7 7 1 1 , 5 3 7 1 , 2 3 4 Ma r s h a l l P a r k w a y 60 8 3 3 8 2 7 0 3 . 0 % 1 3 8 6 2 9 3 5 1 2 7 8 1, 3 2 2 7 3 0 5 9 2 2 . 5 % 1 1 7 1 , 3 4 0 7 4 1 5 9 9 1, 4 3 8 7 9 3 6 4 5 1 . 8 % 8 5 1 , 4 5 1 8 0 1 6 5 0 Page 157 of 314 02 3 0 1 0 Pa g e 2 3 Ta b l e 1 0 . 2 0 4 5 T o t a l T r a f f i c R o a d w a y A n a l y s i s 20 4 5 P o s t - D e v e l o p m e n t Ro a d w a y Fr o m To Pl a n n e d S e r v i c e La n e a g e a n d C a p a c i t y Pe a k Di r e c t i o n Vo l u m e Vo l / M S V Ra t i o Re s u l t No t e s La n e a g e C a p a c i t y (A ) (B ) ( C ) ( D ) ( E ) ( F ) ( G ) Be c k e r R d P a a r D r i v e 4- L a n e s 1 , 8 5 0 1 8 0 0 . 1 0 A C C E P T N/ S A Pa a r D r i v e Ma r s h a l l P k w y Ma r s h a l l P k w y Di s c o v e r y W a y 4- L a n e s 4- L a n e s 1, 8 5 0 1, 8 5 0 43 3 54 9 0. 2 3 0. 3 0 AC C E P T AC C E P T Di s c o v e r y W a y G a t l i n B l v d 4- L a n e s 1 , 8 5 0 6 9 0 0 . 3 7 A C C E P T Tr a d i t i o n P a r k w a y / Ra n g e l i n e N / S A 4- L a n e s 1 , 8 5 0 9 4 6 0 . 5 1 A C C E P T Ga t l i n B l v d N/ S A C o m m u n i t y B l v d 4- L a n e s 1 , 8 5 0 1 , 3 9 4 0 . 7 5 A C C E P T Cr o s s t o w n P a r k w a y Ra n g e l i n e N / S A 4- L a n e s 1 , 9 4 0 1 , 8 0 3 0 . 9 3 A C C E P T N/ S A V i l l a g e P a r k w a y 4- L a n e s 1 , 9 4 0 1 , 8 5 1 0 . 9 5 A C C E P T Ma r t i n H w y B e c k e r R d 2- L a n e s 1 , 1 1 0 1 , 0 8 3 0 . 9 8 A C C E P T Be c k e r R d P a a r D r i v e 2- L a n e s 1 , 1 1 0 1 , 0 8 2 0 . 9 7 A C C E P T Pa a r D r i v e M a r s h a l l P k w y 2- L a n e s 1 , 0 8 0 9 6 8 0 . 9 0 A C C E P T Ra n g e l i n e R o a d Ma r s h a l l P k w y D i s c o v e r y W a y 2- L a n e s 1 , 0 8 0 1 , 2 1 8 1 . 1 3 FA I L U R E P r o p o r t i o n a t e S h a r e Di s c o v e r y W a y T r a d i t i o n P k w y 2- L a n e s 1 , 0 8 0 1 , 5 2 2 1 . 4 1 FA I L U R E P r o p o r t i o n a t e S h a r e Tr a d i t i o n P k w y C r o s s t o w n P k w y 2- L a n e s 1 , 0 8 0 1 , 9 3 9 1 . 8 0 FA I L U R E P r o p o r t i o n a t e S h a r e Cr o s s t o w n P k w y G l a d e s C u t - O f f R d 2- L a n e s 1 , 0 8 0 3 , 1 8 7 2 . 9 5 FA I L U R E P r o p o r t i o n a t e S h a r e Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 2- L a n e s 1 , 0 7 0 2 , 3 0 7 2 . 1 6 FA I L U R E P r o p o r t i o n a t e S h a r e Ra n g e l i n e R d N / S A 4- L a n e s 1 , 8 5 0 6 5 5 0 . 3 5 A C C E P T Di s c o v e r y W a y N/ S A N/ S B N/ S B Co m m u n i t y B l v d 4- L a n e s 4- L a n e s 1, 8 5 0 1, 8 5 0 73 5 1, 3 1 5 0. 4 0 0. 7 1 AC C E P T AC C E P T Co m m u n i t y B l v d V i l l a g e P a r k w a y 4- L a n e s 1 , 8 5 0 1 , 5 3 7 0 . 8 3 A C C E P T Ra n g e l i n e N / S A 2- L a n e s 1 , 1 1 0 3 5 1 0 . 3 2 A C C E P T Ma r s h a l l P a r k w a y N/ S A N / S B 4- L a n e s 1 , 8 5 0 7 4 1 0 . 4 0 A C C E P T N/ S B C o m m u n i t y B l v d 4- L a n e s 1 , 8 5 0 8 0 1 0 . 4 3 A C C E P T Page 158 of 314 023010 Page 24 5-Year (2029) Roadway Analysis A traffic analysis was performed on all roadways within 2-mile based on the 2029 roadway network and available count data. Background Traffic Analysis Growth Rate The 5-year analysis interpolated between existing and 2045 projected volumes based on the Oak Ridge Ranches traffic study. Method Traffic data were collected on the roadway network and used to estimate existing traffic volumes. The traffic counts were adjusted to peak season using FDOT’s peak season factor. The 2045 peak hour volumes were obtained from Oak Ridge Ranches PUD traffic study. The Oak Ridge Ranches 2045 background traffic were interpolated to 2029. The 5-year traffic projection from Oak Ridge and Neill Farms was added to the 2029 background traffic projections. The 5-year property trips were added to the projected 2029 background traffic volumes to project the 5-year buildout volumes. Committed Improvements A review conducted of FDOT’s 5-year Work Program and the St. Lucie TPO’s Transportation Improvement Program, which include St. Lucie County’s 5-Year Capital Improvement Plan. Oak Ridge has committed to extend Crosstown Parkway as a 4-lane facility and widen Range Line Road from Crosstown Parkway to Glades Cut-Off Road to 4-lanes based on its traffic projections. Traffic Distribution and Assignment Traffic distribution and assignment were determined using TCRPM 5.0 with the TCRPM 5.1 Socioeconomic data. The property traffic assignment is illustrated in Figure 6. The overall distribution is summarized by general directions and is depicted below: Page 159 of 314 023010 Page 25 NORTH - 45 percent SOUTH - 19 percent WEST - 0 percent EAST – 36 percent Figure 6. Traffic Assignment Roadway Analysis All existing roads in the study area operate acceptably as shown in Table 11. CrosstownPkwy 5% Tradition Pkwy 26.5%Discovery Way 3% 4% 7%6% Becker Rd 6%2% 12% 0%19% Property Site 55% 3% 45 24% 22%29.3%35.5% 22% 16% 24% Co m m u n i t y B l v d Ra n g e L i n e R d Page 160 of 314 023010 Page 26 Table 11. 2023 Existing Roadway Analysis Existing Traffic Volume Meets Capacity ??? Lanes Service Capacity Count Year NB/EB SB/WB NB/EB SB/WB Martin Hwy Becker Rd 2-Lanes 1,110 2023 216 199 YES YES Becker Rd Paar Drive 2-Lanes 1,110 2023 216 199 YES YES Paar Drive Marshall Pkwy 2-Lanes 1,080 2023 216 199 YES YES Range Line Road Marshall Pkwy Discovery Way 2-Lanes 1,080 2023 216 199 YES YES Discovery Way Tradition Pkwy 2-Lanes 1,080 2023 216 199 YES YES Tradition Pkwy Crosstown Pkwy 2-Lanes 1,080 2023 216 199 YES YES Crosstown Pkwy Glades Cut-Off Rd 2-Lanes 1,080 2023 216 199 YES YES Glades Cut-Off Rd Range Line Rd Reserve Blvd 2-Lanes 1,070 2023 240 224 YES YES Range Line Rd N/S A - - - - - - - Discovery Way N/S A N/S B N/S B Community Blvd 2-Lanes 1,110 2023 232 221 YES YES 2-Lanes 1,110 2023 232 221 YES YES Community Blvd Village Parkway 2-Lanes 1,110 2023 377 324 YES YES Tables 12A through 12D detail the 2029 volume projections and the 2029 roadway analysis. Tables 12D and 13 show that all roads within the study area are projected to operate acceptably within the 5-year time horizon. Page 161 of 314 02 3 0 1 0 Pa g e 2 7 Ta b l e 1 2 A . B a c k g r o u n d P M P e a k H o u r O n e - W a y R o a d w a y A n a l y s i s ( 20 2 9 ) 20 4 5 B a c k g r o u n d Vo l u m e ( 1 ) 20 4 5 B a c k g r o u n d Pe a k H o u r Di r e c t i o n s Ex i s t i n g T r a f f i c Vo l u m e 20 2 9 B a c k g r o u n d Vo l u m e To t a l Pe a k O f f - P e a k NB / E B SB / W B NB / E B SB / W B NB / E B SB / W B Ra n g e l i n e R o a d Ma r t i n H w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Gla d e s C u t - O f f R d 1, 3 3 7 73 5 60 2 73 5 60 2 21 6 19 9 35 8 30 9 1, 1 6 9 64 3 52 6 64 3 52 6 21 6 19 9 33 3 28 8 85 4 47 0 38 4 47 0 38 4 21 6 19 9 28 6 25 0 90 3 49 7 40 6 49 7 40 6 21 6 19 9 29 3 25 6 95 3 52 4 42 9 52 4 42 9 21 6 19 9 30 0 26 2 1, 0 1 7 55 9 45 8 55 9 45 8 21 6 19 9 31 0 27 0 1, 0 9 4 60 2 49 2 60 2 49 2 21 6 19 9 32 2 27 9 Gl a d e s C u t - O f f R d Ra n g e L i n e R o a d Re s e r v e B l v d 1, 0 5 3 57 9 47 4 57 9 47 4 24 0 22 4 33 2 29 2 Di s c o v e r y W a y Ra n g e L i n e R o a d N/ S A N/ S B Co m m u n i t y B l v d N/ S A N/ S B Co m m u n i t y B l v d Vi l l a g e P a r k w a y 35 9 19 7 16 2 16 2 19 7 0 0 44 54 68 8 37 8 31 0 31 0 37 8 23 2 22 1 25 3 26 4 1, 8 4 7 1, 0 1 6 83 1 83 1 1, 0 1 6 23 2 22 1 39 6 43 8 2, 5 4 4 1, 3 9 9 1, 1 4 5 1, 1 4 5 1, 3 9 9 37 7 32 4 58 6 61 7 (1 ) O b t a i n e d f r o m O a k R i d g e R a n c h e s T r a f f i c S t u d y Ta b l e 1 2 B . O a k R i d g e P r o j e c t e d 2 0 2 9 T r i p s 20 4 5 O a k R i d g e Pr o j e c t t r i p s 20 4 5 O a k R i d g e Di r e c t i o n a l t r i p s 20 2 9 O a k R i d g e Di r e c t i o n a l T r i p s Pe a k O f f - P e a k N B / E B S B / W B NB / E B S B / W B Ma r t i n H w y B e c k e r R d 21 4 1 5 0 2 1 4 1 5 0 5 8 4 1 Be c k e r R d P a a r D r i v e 26 4 1 8 5 2 6 4 1 8 5 7 2 5 0 Pa a r D r i v e M a r s h a l l P k w y 31 7 2 2 3 3 1 7 2 2 3 8 6 6 1 Ra n g e l i n e R o a d Ma r s h a l l P k w y D i s c o v e r y W a y 37 8 2 6 6 3 7 8 2 6 6 1 0 3 7 3 Dis c o v e r y W a y T r a d i t i o n P k w y 45 9 3 2 2 4 5 9 3 2 2 1 2 5 8 8 Tr a d i t i o n P k w y C r o s s t o w n P k w y 1, 0 2 1 7 1 6 1 0 2 1 7 1 6 2 7 8 1 9 5 Cr o s s t o w n P k w y G l a d e s C u t - O f f R d 2, 3 2 1 1 , 6 2 9 2 3 2 1 1 6 2 9 6 3 3 4 4 4 Gl a d e s C u t - O f f R d Ra n g e L i n e R o a d R e s e r v e B l v d 1, 4 6 4 1 , 0 2 8 1 0 2 8 1 4 6 4 2 8 0 3 9 9 Ra n g e L i n e R o a d N / S A 69 4 8 4 8 6 9 1 3 1 9 Di s c o v e r y W a y N/ S A N/ S B N/ S B Co m m u n i t y B l v d 23 1 6 1 6 2 3 4 6 4 3 3 4 1 1 Co m m u n i t y B l v d V i l l a g e P a r k w a y 42 3 0 3 0 4 2 8 1 1 Page 162 of 314 02 3 0 1 0 Pa g e 2 8 Ta b l e 1 2 C . 2 0 2 9 B a c k g r o u n d P M P e ak H o u r O n e - W a y P r o j e c t i o n s Ex i s t i n g T r a f f i c Vo l u m e 20 2 9 Ba c k g r o u n d Vo l u m e 20 2 9 Oa k Ri d g e Di r e c t i o n a l Tr i p s Ne i l l F a r m s Di r e c t i o n a l T r i p s 20 2 9 B a c k g r o u n d vo l u m e w i t h O a k Ri d g e a n d N e i l l Fa r m s NB / E B SB / W B NB / E B SB / W B NB / E B SB / W B NB / E B SB / W B NB / E B SB / W B Ma r t i n H w y Be c k e r R d 21 6 19 9 35 8 30 9 58 41 68 44 48 4 39 4 Be c k e r R d Pa a r D r i v e 21 6 19 9 33 3 28 8 72 50 68 44 47 2 38 3 Pa a r D r i v e Ma r s h a l l P k w y 21 6 19 9 28 6 25 0 86 61 68 44 44 0 35 5 Ra n g e L i n e R o a d Ma r s h a l l P k w y Di s c o v e r y W a y 21 6 19 9 29 3 25 6 10 3 73 68 44 46 4 37 2 Di s c o v e r y W a y T r a d i t i o n P k w y 21 6 19 9 30 0 26 2 12 5 88 88 13 5 51 4 48 5 Tr a d i t i o n P k w y C r o s s t o w n P k w y 21 6 19 9 31 0 27 0 27 8 19 5 88 13 5 67 7 60 0 Cr o s s t o w n P k w y Gl a d e s C u t - O f f R d 21 6 19 9 32 2 27 9 63 3 44 4 88 13 5 1, 0 4 3 85 8 Gl a d e s C u t - O f f R d Ra n g e Li n e R d R e s e r v e B l v d 24 0 22 4 33 2 29 2 28 0 39 9 88 13 5 70 1 82 6 Ra n g e Li n e R d N/ S A 0 0 44 54 13 19 23 6 36 0 29 3 43 3 Di s c o v e r y W a y N/ S A N/ S B N/ S B Co m m u n i t y B l v d 23 2 22 1 25 3 26 4 4 6 23 6 36 0 49 3 63 1 23 2 22 1 39 6 43 8 1 1 23 6 36 0 63 2 79 9 Co m m u n i t y B l v d Vi l l a g e P a r k w a y 37 7 32 4 58 6 61 7 8 11 23 6 36 0 83 0 98 9 Page 163 of 314 02 3 0 1 0 Pa g e 2 9 Ta b l e 1 2 D . 2 0 2 9 P M P e a k H o u r B a c k g r o u n d O n e - W a y R o a d w a y A n a l y s i s 20 2 9 B a c k g r o u n d Ro a d w a y Fr o m To Pl a n n e d S e r v i c e La n e a g e a n d Ca p a c i t y 20 2 9 B a c k g r o u n d Vo l u m e Vo l / M S V Ra t i o Me e t s C a p a c i t y La n e a g e C a p a c i t y NB / E B S B / W B N B / E B S B / W B N B / E B S B / W B (A ) (B ) ( C ) ( D ) ( E ) ( F ) ( G ) ( H ) ( I ) Ra n g e l i n e R o a d Ma r t i n H w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Gl a d e s C u t - O f f R d 2- L a n e s 2- L a n e s 2- L a n e s 2- L a n e s 2- L a n e s 2- L a n e s 4- L a n e s 1, 1 1 0 1, 1 1 0 1, 0 8 0 1, 0 8 0 1, 0 8 0 1, 0 8 0 1, 9 4 0 48 4 47 2 44 0 46 4 51 4 67 7 1, 0 4 3 39 4 38 3 35 5 37 2 48 5 60 0 85 8 0. 4 4 0. 4 3 0. 4 1 0. 4 3 0. 4 8 0. 6 3 0. 5 4 0. 3 6 0. 3 5 0. 3 3 0. 3 4 0. 4 5 0. 5 6 0. 4 4 AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 2- L a n e s 1 , 0 7 0 7 0 1 8 2 6 0 . 6 6 0 . 7 7 A C C E P T A C C E P T Di s c o v e r y W a y Ra n g e l i n e R d N/ S A N/ S B Co m m u n i t y B l v d N/ S A N/ S B Co m m u n i t y B l v d Vi l l a g e P a r k w a y 2- L a n e s 2- L a n e s 2- L a n e s 2- L a n e s 1, 1 1 0 1, 1 1 0 1, 1 1 0 1, 1 1 0 29 3 49 3 63 2 83 0 43 3 63 1 79 9 98 9 0. 2 6 0. 4 4 0. 5 7 0. 7 5 0. 3 9 0. 5 7 0. 7 2 0. 8 9 AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T AC C E P T Page 164 of 314 02 3 0 1 0 Pa g e 3 0 Ta b l e 1 3 . 2 0 2 9 P M P e a k H o u r O n e - W a y R o ad w a y A n a l y s i s w i t h t h e F L U A m e n d m e n t 20 3 2 B a c k g r o u n d vo l u m e As s i g n OM B U Pr o p e r t y T r i p s 20 3 2 T o t a l Vo l u m e V/ C Ra t i o Me e t s C a p a c i t y ?? ? NB / E B SB / W B NB / E B SB / W B NB / E B SB / W B NB / E B SB / W B Ra n g e L i n e R o a d Ma r t i n H w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Gl a d e s C u t - O f f R d 48 4 39 4 12 . 0 % 54 33 53 7 42 7 0. 4 8 YE S YE S 47 2 38 3 19 . 0 % 85 53 55 7 43 6 0. 5 0 YE S YE S 44 0 35 5 19 . 0 % 85 53 52 4 40 7 0. 4 9 YE S YE S 46 4 37 2 19 . 0 % 85 53 54 8 42 5 0. 5 1 YE S YE S 51 4 48 5 55 . 0 % 24 5 15 2 75 9 63 7 0. 7 0 YE S YE S 67 7 60 0 40 . 0 % 11 1 17 8 78 7 77 9 0. 7 3 YE S YE S 10 4 3 85 8 24 . 0 % 66 10 7 1, 1 0 9 96 6 0. 5 7 YE S YE S Gl a d e s C u t - O f f R d Ra n g e L i n e R d R e s e r v e B l v d 70 1 82 6 24 . 0 % 66 10 7 76 8 93 4 0. 8 7 YE S YE S Di s c o v e r y W a y Ra n g e L i n e R d N/ S A N/ S B Co m m u n i t y B l v d N/ S A N/ S B Co m m u n i t y B l v d Vi l l a g e P a r k w a y 29 3 43 3 35 . 5 % 98 15 8 39 1 59 1 0. 5 3 YE S YE S 49 3 63 1 29 . 3 % 81 13 1 57 5 76 1 0. 6 9 YE S YE S 63 2 79 9 26 . 5 % 73 11 8 70 5 91 8 0. 8 3 YE S YE S 83 0 98 9 22 . 0 % 61 98 89 1 1, 0 8 7 0. 5 6 YE S YE S Page 165 of 314 023010 Page 31 RECOMMENDATIONS Long Range In order to support the FLUMA, the 2045 Long Range Transportation Plan supports the needed roadway network. Applicant will agree to the proportionate share to mitigate the transportation impact. Short Range (5-Year) All roadways within the are projected to operate acceptably within the 5-year time horizon with the extension of Discovery Way as a 2-lane facility from Range Line Road to SW Brookside Falls Way (current Terminus). It is recommended that the extension of Discovery Way as a two-lane facility from Range Line Road to SW Brookside Falls Way (current terminus) is added to the County Comprehensive Plan Map, page TRN-2. Page 166 of 314 023010 Page 32 CONCLUSION A future land use amendment is proposed on 235.1 acres located at the west of Range Line Road between SW Discovery Way & Glades Cut-Off Road, St. Lucie County, FL (Parcel ID: 4212-334- 0001-000-6; 4212-333-0026-000-4; 4212-331-0001-000-7; 4212-341-0002-000-5, 4212-333- 0025-000-7). The amendment proposes to change the future land use (FLU) from Agricultural-5 (AG-5) to Residential Urban (RU) and Residential Single Family (RS). The maximum anticipated use of the property is conservatively analyzed with 960 dwelling units. It is projected that up to 960 dwelling units will be constructed within the short-term, next five years (2029). The applicant will agree to pay its proportionate share to mitigate the transportation impact for the long-term time horizon (2045). The proportionate share impact will be based on the number of units in the site plan. It is recommended that the extension of Discovery Way as a two-lane facility from Range Line Road to SW Brookside Falls Way (current terminus) is added to the County Comprehensive Plan Map, page TRN-2. Page 167 of 314 023010 Page 33 APPENDICES Exhibit 1. FLUMA Trip Generation Exhibit 2. Short-Term (5-Year) Trip Generation Appendix A – ITE Report, Trip Generation (11th Edition) Appendix B – Property ID Cards Appendix C – Committed Improvements Appendix D – FDOT Peak Season Factor Category Report (2022) Appendix E – FDOT’s Q/LOS Manual – C3R Appendix F – FDOT Policy No. 000-525-006-c Appendix G – 2045 Assignment Map - Revised Appendix H – FDOT Historical Counts Appendix I – TPO Data (2023) Appendix J – Traffic Counts Appendix K – Project Impact Significance Appendix L – 2045 Background Peak Hour Volume Calculations Appendix M – 2045 Total Peak Hour Volume Calculations (OMBU) Appendix N – 2045 Peak Hour Volume Calculations (Neill Farms) Appendix O – 5-Year Roadway Analysis (Oak Ridge Ranches) Appendix P – 5-Year Roadway Analysis (Neill Farms) Appendix Q – Roadway Capacity Calculations Page 168 of 314 Co p y r i g h t © 2 0 2 3 , M a c K e n z i e E n g i n e e r i n g a n d P l a n n i n g , I n c . IT E 1 1 t h E d i t i o n EX H I B I T 1 OM B U R A N C H Tr i p G e n e r a t i o n - F u t u r e L a n d U s e La n d U s e In t e n s i t y Da i l y AM P e a k H o u r PM P e a k H o u r Tr i p s To t a l In Ou t To t a l In Ou t Ex i s t i n g F L U T r a f f i c Si n g l e F a m i l y D e t a c h e d 47 DU 50 4 37 10 27 49 31 18 EX I S T I N G F L U T O T A L T R I P S 50 4 37 10 27 49 31 18 Pr o p o s e d M a x i m u m F L U T r a f f i c 70 5 DU 25 5 DU Si n g l e F a m i l y D e t a c h e d 6, 0 8 5 44 1 11 5 32 6 62 3 39 2 23 1 Si n g l e F a m i l y A t t a c h e d 1, 8 9 3 12 7 39 88 14 9 85 64 In t e r n a l C a p t u r e Si n g l e F a m i l y D e t a c h e d Si n g l e F a m i l y A t t a c h e d Su b t o t a l 7, 9 7 8 56 8 15 4 41 4 77 2 47 7 29 5 AM PM / D A I L Y 0. 2 % 1. 6 % 0. 8 % 6. 7 % 98 12 7 1 1 0 1 1 0 10 10 1 9 9 1 Pa s s - B y T r a f f i c Si n g l e F a m i l y D e t a c h e d Si n g l e F a m i l y A t t a c h e d Su b t o t a l 0. 4 % 2. 6 % 22 5 2 1 1 20 10 10 0% 0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 PR O P O S E D F L U M A T O T A L T R I P S 7, 7 5 3 56 6 15 3 41 3 75 2 46 7 28 5 NE T P R O P O S E D T R I P S 7, 2 4 9 52 9 14 3 38 6 70 3 43 6 26 7 No t e : T r i p g e n e r a t i o n w a s c a l c u l a t e d u s i n g t h e f o l l o w i n g d a t a : Pa s s - b y Ra t e AM P e a k H o u r PM P e a k H o u r La n d U s e IT E C o d e Un i t Da i l y R a t e in / o u t Ra t e in / o u t Eq u a t i o n Si n g l e F a m i l y D e t a c h e d 21 0 DU Ln ( T ) = 0 . 9 2 L n ( X ) + 2 . 6 8 0% 26 / 7 4 Ln ( T ) = 0 . 9 1 L n ( X ) + 0. 1 2 63 / 3 7 Ln ( T ) = 0 . 9 4 L n ( X ) + 0. 2 7 Si n g l e F a m i l y A t t a c h e d 21 5 DU T = 7 . 6 2 ( X ) - 5 0 . 4 8 0% 31 / 6 9 T = 0 . 5 2 ( X ) - 5 . 7 0 57 / 4 3 T = 0 . 6 0 ( X ) - 3 . 9 3 Page 169 of 314 Co p y r i g h t © 2 0 2 3 , M a c K e n z i e E n g i n e e r i n g a n d P l a n n i n g , I n c . IT E 1 1 t h E d i t i o n EX H I B I T 2 OM B U R A N C H Tr i p G e n e r a t i o n - F u t u r e L a n d U s e - 5 Y E A R La n d U s e I n t e n s i t y D a i l y Tr i p s AM P e a k H o u r P M P e a k H o u r To t a l I n O u t T o t a l I n O u t Ex i s t i n g F L U T r a f f i c Si n g l e F a m i l y D e t a c h e d 47 D U 50 4 37 10 27 49 31 18 EX I S T I N G F L U T O T A L T R I P S 50 4 3 7 1 0 2 7 4 9 3 1 1 8 Pr o p o s e d 5 - Y e a r F L U T r a f f i c Si n g l e F a m i l y D e t a c h e d 70 5 D U 6, 0 8 5 44 1 11 5 32 6 62 3 39 2 23 1 Si n g l e F a m i l y A t t a c h e d 2 5 5 D U 1 , 8 9 3 1 2 7 3 9 8 8 1 4 9 8 5 6 4 Su b t o t a l 7, 9 7 8 5 6 8 1 5 4 4 1 4 7 7 2 4 7 7 2 9 5 In t e r n a l C a p t u r e AM PM / D A I L Y Si n g l e F a m i l y D e t a c h e d 0. 0 % 0 . 0 % 0 0 0 0 0 0 0 Si n g l e F a m i l y A t t a c h e d 0. 0 % 0 . 0 % 0 0 0 0 0 0 0 Pa s s - B y T r a f f i c Si n g l e F a m i l y D e t a c h e d 0% 0 0 0 0 0 0 0 Si n g l e F a m i l y A t t a c h e d 0% 0 0 0 0 0 0 0 PR O P O S E D S H O R T - T E R M F L U M A T R I P S 7, 9 7 8 5 6 8 1 5 4 4 1 4 7 7 2 4 7 7 2 9 5 NE T P R O P O S E D T R I P S 7, 4 7 4 5 3 1 1 4 4 3 8 7 7 2 3 4 4 6 2 7 7 No t e : T r i p g e n e r a t i o n w a s c a l c u l a t e d u s i n g t h e f o l l o w i n g d a t a : Pa s s - b y Ra t e AM P e a k H o u r P M P e a k H o u r La n d U s e I T E C o d e U n i t D a i l y R a t e i n / o u t R a t e i n / o u t E q u a t i o n Si n g l e F a m i l y D e t a c h e d 21 0 D U Ln ( T ) = 0 . 9 2 L n ( X ) + 2 . 6 8 0% 26 / 7 4 Ln ( T ) = 0 . 9 1 L n ( X ) + 0. 1 2 63 / 3 7 Ln ( T ) = 0 . 9 4 L n ( X ) + 0. 2 7 Si n g l e F a m i l y A t t a c h e d 21 5 DU T = 7 . 6 2 ( X ) - 5 0 . 4 8 0% 31 / 6 9 T = 0 . 5 2 ( X ) - 5 . 7 0 57 / 4 3 T = 0 . 6 0 ( X ) - 3 . 9 3 Page 170 of 314 Land Use: 210 Single-Family Detached Housing Description A single-family detached housing site includes any single-family detached home on an individual lot. A typical site surveyed is a suburban subdivision. Specialized Land Use Data have been submitted for several single-family detached housing developments with homes that are commonly referred to as patio homes. A patio home is a detached housing unit that is located on a small lot with little (or no) front or back yard. In some subdivisions, communal maintenance of outside grounds is provided for the patio homes. The three patio home sites total 299 dwelling units with overall weighted average trip generation rates of 5.35 vehicle trips per dwelling unit for weekday, 0.26 for the AM adjacent street peak hour, and 0.47 for the PM adjacent street peak hour. These patio home rates based on a small sample of sites are lower than those for single-family detached housing (Land Use 210), lower than those for single-family attached housing (Land Use 251), and higher than those for senior adult housing --single-family (Land Use 251). Further analysis of this housing type will be conducted in a future edition of Trip Generation Manual. Additional Data The technical appendices provide supporting information on time-of-day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip- and-parking-generation/). For 30 of the study sites, data on the number of residents and number of household vehicles are available. The overall averages for the 30 sites are 3.6 residents per dwelling unit and 1.5 vehicles per dwelling unit. The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Arizona, California, Connecticut, Delaware, Illinois, Indiana, Kentucky, Maryland, Massachusetts, Minnesota, Montana, New Jersey, North Carolina, Ohio, Ontario (CAN), Oregon, Pennsylvania, South Carolina, South Dakota, Tennessee, Vermont, Virginia, and West Virginia. Source Numbers 100, 105, 114, 126, 157, 167, 177, 197, 207, 211, 217, 267, 275, 293, 300, 319, 320, 356, 357, 367, 384, 387, 407, 435, 522, 550, 552, 579, 598, 601, 603, 614, 637, 711, 716, 720, 728, 735, 868,869, 903, 925, 936, 1005, 1007, 1008, 1010, 1033, 1066, 1077,1078, 1079 218 Trip Generation Manual 11th Edition • Volume 3 Appendix A Page 171 of 314 Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 174 Avg. Num. of Dwelling Units: 246 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 9.43 4.45 - 22.61 2.13 Data Plot and Equation General Urban/Suburban and Rural (Land Uses 000–399)219 T= T r i p s E n d s Page 172 of 314 Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 192 Avg. Num. of Dwelling Units: 226 Directional Distribution: 26% entering, 74% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.70 0.27 - 2.27 0.24 Data Plot and Equation 220 Trip Generation Manual 11th Edition • Volume 3 T = T r i p s E n d s Page 173 of 314 General Urban/Suburban and Rural (Land Uses 000–399)221 Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 208 Avg. Num. of Dwelling Units: 248 Directional Distribution: 63% entering, 37% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.94 0.35 - 2.98 0.31 Data Plot and Equation T= T r i p s E n d s Page 174 of 314 General Urban/Suburban and Rural (Land Uses 000–399)237 Land Use: 215 Single-Family Attached Housing Description Single-family attached housing includes any single-family housing unit that shares a wall with an adjoining dwelling unit, whether the walls are for living space, a vehicle garage, or storage space. Additional Data The database for this land use includes duplexes (defined as a single structure with two distinct dwelling units, typically joined side-by-side and each with at least one outside entrance) and townhouses/rowhouses (defined as a single structure with three or more distinct dwelling units, joined side-by-side in a row and each with an outside entrance). The technical appendices provide supporting information on time-of-day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip- and-parking-generation/). The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in British Columbia (CAN), California, Georgia, Illinois, Maryland, Massachusetts, Minnesota, New Jersey, Ontario (CAN), Oregon, Pennsylvania, South Dakota, Utah, Virginia, and Wisconsin. Source Numbers 168, 204, 211, 237, 305, 306, 319, 321, 357, 390, 418, 525, 571, 583, 638, 735, 868, 869, 870, 896, 912, 959, 1009, 1046, 1056, 1058,1077 Page 175 of 314 Single-Family Attached Housing (215) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 22 Avg. Num. of Dwelling Units: 120 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 7.20 4.70 - 10.97 1.61 Data Plot and Equation 238 Trip Generation Manual 11th Edition • Volume 3 T = T r i p s E n d s Page 176 of 314 Single-Family Attached Housing (215) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 46 Avg. Num. of Dwelling Units: 135 Directional Distribution: 31% entering, 69% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.48 0.12 - 0.74 0.14 Data Plot and Equation General Urban/Suburban and Rural (Land Uses 000–399)239 T= T r i p s E n d s Page 177 of 314 Single-Family Attached Housing (215) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 51 Avg. Num. of Dwelling Units: 136 Directional Distribution: 57% entering, 43% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.57 0.17 - 1.25 0.18 Data Plot and Equation 240 Trip Generation Manual 11th Edition • Volume 3 T= T r i p s E n d s Page 178 of 314 Michelle Franklin, CFA -- Saint Lucie County Property Appraiser -- All rights reserved. Property Identification Site Address:RANGE LINE RD Use Type: 6600 Sec/Town/Range:12/37S/38E Account #: 117024 Parcel ID:4212-333-0026-000-4 Map ID:42/13X Jurisdiction: Saint Lucie County Zoning: AG-5 Count Ownership OMBURANCH RANGE LINELLC 98 SE 7th ST Ste 620 Miami, FL 33131 Legal Description 12/13 37 38 THAT PART OF SEC 12 AND 13 LYG S OF HERMAN CANALR/W AS IN OR 206-938 MPDAF: FROM NW COR SEC 13 RUN S 00 DEG00 MIN 32 SEC WALG W LI SEC 13 5.85 FT TO PT LYG 40 FT S OF C/LHERMAN CANAL AND POB, TH N 87 DEG 30 MIN 54 SEC E // WITH C/LSD CANAL 2340 FT, TH S 00 DEG 00 MIN 32 SEC W 1617.96 FT, TH S 89DEG 35 MIN 30 SEC W // WITH S LI OF SD SEC 13 2337.84 FT, TH N 00DEG 00 MIN 32 SEC E ALG W LI OF SEC 13 1533.17 FT TO POB (84.56AC) Current Values Just/Market Value:$507,360 Assessed Value: $67,648 Exemptions:$0 Taxable Value:$67,648 Taxes for this parcel:SLC Tax Collector's Office Download TRIM for this parcel: Download PDF Total Areas Finished/UnderAir (SF):0 Gross SketchedArea (SF):0 Land Size (acres):84.56 Land Size (SF):3,683,433.6 Building Design Wind Speed Occupancy Category I II III Speed 140 150 160 Sources/links: All information is believed to be correct at this time, but is subject to change and is provided without any warranty. © Copyright 2023 Saint Lucie County Property Appraiser. All rights reserved. change of ownership. Past taxes are not a reliable projection of future taxes.The sale of a property will prompt the removal of allexemptions, assessment caps, and special classifications. APPENDIX B Page 179 of 314 Michelle Franklin, CFA -- Saint Lucie County Property Appraiser -- All rights reserved. Property Identification Site Address:RANGE LINE RD Use Type: 6000 Sec/Town/Range:12/37S/38E Account #: 117025 Parcel ID:4212-334-0001-000-6 Map ID:42/13X Jurisdiction: Saint Lucie County Zoning: AG-5 Count Ownership OMBURANCH RANGE LINELLC 98 SE 7th ST Ste 620 Miami, FL 33131 Legal Description 12/13 37 38 FROM NW COR OF SEC 13 RUN S 00 DEG 00 MIN 32 SEC W ALG W LI SEC 13 5.85 FT TO A PT 40 FT S OF C/L HERMAN CANAL, THN87 DEG 30 MIN 54 SEC E // WITH SD C/L 2340 FT TO POB, TH CONTSAME BRG 635.82 FT, TH S 81 DEG 38 MIN 10 SEC E // WITH C/LCANAL 2252.69 FT, TH N 85 DEG 25 MIN 46 SEC E // WITH C/L CANAL 35.27 FT TO W R/W RANGE LINE RD, TH S 00 DEG 01 MIN 30 SEC E ALG SD R/W 1300 FT, TH S 89 DEG 35 MIN 30 SEC W 2900 FT, TH N 00DEG 00 MIN 32 SEC E 1617.96 FT TO POB (100.00 AC) (OR 440-160: 525- 1312,1315: 1041-441: 1144-968: 1147-1172: 1149-609: 3106-2698;3265- 2939:4112-512) Current Values Just/Market Value:$600,000 Assessed Value: $38,525 Exemptions:$0 Taxable Value:$38,525 Taxes for this parcel:SLC Tax Collector's Office Download TRIM for this parcel: Download PDF Total Areas Finished/UnderAir (SF):0 Gross SketchedArea (SF):0 Land Size (acres):100 Land Size (SF):4,356,000 Building Design Wind Speed Occupancy Category I II III Speed 140 150 160 Sources/links: All information is believed to be correct at this time, but is subject to change and is provided without any warranty. © Copyright 2023 Saint Lucie County Property Appraiser. All rights reserved. change of ownership. Past taxes are not a reliable projection of future taxes.The sale of a property will prompt the removal of allexemptions, assessment caps, and special classifications. Page 180 of 314 Michelle Franklin, CFA -- Saint Lucie County Property Appraiser -- All rights reserved. Property Identification Site Address:10301 RANGE LINE RD Use Type: 6000 Sec/Town/Range:12/37S/38E Account #: 131927 Parcel ID:4212-331-0001-000-7 Map ID:42/11X Jurisdiction: Saint Lucie County Zoning: AG-5 Count Ownership OMBURANCH RANGE LINELLC 98 SE 7th ST Ste 620 Miami, FL 33131 Legal Description 12 37 38 COMM AT SE COR RUN N 89DEG 01 MIN 40 SEC W 693.07 FT, THN 81 DEG 38 MIN 10 SEC W 1248.43FT, TH S 87 DEG 30 MIN 54 SECW ALG SD C/L 638.79 FT TO POB, TH CONT S 87 DEG 30 MIN 54 SEC W 2339.09 FT, TH N 00 DEG 00 MIN 10SEC E 676.01 FT, TH N 87 DEG 30MIN 54 SEC E 2221.50 FT, TH N 86 DEG 52 MIN 33 SEC E 105.41 FT, THS01 DEG 02 MIN 02 SEC E 676.77 FT TO POB (36.20AC) Current Values Total Areas Finished/UnderAir (SF):0 Gross SketchedArea (SF):0 Land Size (acres):36.2 Land Size (SF):1,576,872 Taxes for this parcel:SLC Tax Collector's Office Download TRIM for this parcel: Download PDF Building Design Wind Speed Occupancy Category I II III Speed 140 150 160 Sources/links: All information is believed to be correct at this time, but is subject to change and is provided without any warranty. © Copyright 2023 Saint Lucie County Property Appraiser. All rights reserved. change of ownership. Past taxes are not a reliable projection of future taxes.The sale of a property will prompt the removal of allexemptions, assessment caps, and special classifications. Just/Market Value:$362,000 Assessed Value: $11,653 Exemptions:$0 Taxable Value:$11,653 Page 181 of 314 Michelle Franklin, CFA -- Saint Lucie County Property Appraiser -- All rights reserved. Property Identification Site Address:RANGE LINE RD Use Type: 6000 Sec/Town/Range:12/37S/38E Account #: 131925 Parcel ID:4212-341-0002-000-5 Map ID:42/11X Jurisdiction: Saint Lucie County Zoning: AG-5 Count Ownership OMBURANCH RANGE LINELLC 98 SE 7th ST Ste 620 Miami, FL 33131 Legal Description 12 37 38 FROM SW COR SD SEC 12 RUN N 89 DEG 01 MIN 40 SEC W 693.07 FT, TH N 81 DEG 38 MIN 10 SEC W 1593.10 FTTO POB, TH CONT N 81 DEG 38 MIN 10 SEC W ALG C/LOF HERMAN CANAL 68.38 FT, THS 87 DEG 30 MIN 54 SEC W ALG SD C/L638.79 FT, TH N 01 DEG 02 MIN02 SEC W 676.77 FT, TH N 86 DEG 52 MIN 33 SEC E 527.06 FT, TH S 15DEG 35 MIN 59 SEC E 713.88 FT TO POB (9.61AC) Current Values Total Areas Finished/UnderAir (SF):0 Gross SketchedArea (SF):0 Land Size (acres):9.61 Land Size (SF):418,611.6 Taxes for this parcel:SLC Tax Collector's Office Download TRIM for this parcel: Download PDF Building Design Wind Speed Occupancy Category I II III Speed 140 150 160 Sources/links: All information is believed to be correct at this time, but is subject to change and is provided without any warranty. © Copyright 2023 Saint Lucie County Property Appraiser. All rights reserved. change of ownership. Past taxes are not a reliable projection of future taxes.The sale of a property will prompt the removal of allexemptions, assessment caps, and special classifications. Just/Market Value:$96,100 Assessed Value: $4,325 Exemptions:$0 Taxable Value:$4,325 Page 182 of 314 Michelle Franklin, CFA -- Saint Lucie County Property Appraiser -- All rights reserved. Property Identification Site Address:10700 RANGE LINE RD Use Type: 0100 Sec/Town/Range:12/37S/38E Account #: 125463 Parcel ID:4212-341-0001-000-8 Map ID:42/11X Jurisdiction: Saint Lucie County Zoning: AG-5 Count Ownership RANGELINE ROAD HOLDINGS LLC 1403 SW LaredoSTPalm City, FL 34990 Legal Description 12 37 38 FROM SE COR SD SEC 12 RUN N 89 DEG 01 MIN 40 SEC W 693.07 FT, TH N 81 DEG 38 MIN 10 SEC W 1248.43 FT TO POB, TH CONT N 81 DEG 38 MIN 10 SEC W ALG C/LOF HERMAN CANAL 344.67 FT, THN 15 DEG 35 MIN 59 SEC W 713.88 FT, TH N 86 DEG 52 MIN 33 SEC E322.60 FT, TH S 15 DEG 35 MIN 59 SEC E 784.17 FT TO POB (5.41AC) Current Values Total Areas Finished/UnderAir (SF):1,208 Gross SketchedArea (SF):3,096 Land Size (acres):5.41 Land Size (SF):235,659.6 Taxes for this parcel:SLC Tax Collector's Office Download TRIM for this parcel: Download PDF Building Design Wind Speed Occupancy Category I II III Speed 140 150 160 Sources/links: All information is believed to be correct at this time, but is subject to change and is provided without any warranty.© Copyright 2023 Saint Lucie County Property Appraiser. All rights reserved. change of ownership. Past taxes are not a reliable projection of future taxes.The sale of a property will prompt the removal of allexemptions, assessment caps, and special classifications. Just/Market Value:$131,600 Assessed Value: $123,530 Exemptions:$0 Taxable Value:$123,530 Page 183 of 314 Pa g e 1 o f 4 Sm a r t M o v e s 2 0 4 5 AP P E N D I X C Ap p e n d i x G : R o a d w a y C o s t E s t i m a t e s Pr o j e c t ID Pr o j e c t Fr o m To Ty p e Le n g t h (m i l e ) Pr e l i m i n a r y En g i n e e r i n g Ri g h t - o f - W a y Co n s t r u c t i o n Co n s t r u c t i o n En g i n e e r i n g In s p e c t i o n Pr e s e n t D a y C o s t (2 0 1 8 ) 20 2 6 - 2 0 3 0 2 0 3 1 - 2 0 3 5 20 3 6 - 2 0 4 5 10 1 Flo r i d a ' s Tu r n p i k e at Mid w a y Ro a d (1) Ne w I n t e r c h a n g e $5 . 4 3 M $5 6 . 4 0 M $5 . 6 4 M $6 7 . 4 8 M $8 9 . 0 7 M $1 0 4 . 5 9 M $1 3 8 . 3 3 M 10 2 Flo r i d a ' s Tu r n p i k e at No r t h e r n Co n n e c t o r (2 ) Ne w I n t e r c h a n g e 10 3 I-9 5 a t No r t h e r n Co n n e c t o r (2) Ne w I n t e r c h a n g e 10 4 Will i a m s R o a d Sh i n n R o a d M c C a r t y R o a d N e w 2 L a n e s 1.5 2 $1 . 6 4 M $3 . 7 2 M $7 . 4 5 M $1 . 1 2 M $1 3 . 5 5 M $1 7 . 8 8 M $2 1 . 0 M $2 7 . 7 7 M 10 5 Air p o r t C o n n e c t o r (3 ) Jo h n s t o n R o a d Kin g s H i g h w a y N e w 4 L a n e s 1.4 2 $2 . 3 6 M $5 . 3 6 M $1 0 . 7 1 M $1 . 6 1 M $1 9 . 4 9 M $2 5 . 7 3 M $3 0 . 2 2 M $3 9 . 9 6 M 10 6 Air p o r t C o n n e c t o r (3 ) I- 9 5 Jo h n s t o n R o a d N e w 4 L a n e s 0.7 8 $1 . 2 9 M $2 . 9 4 M $5 . 8 9 M $. 8 8 M $1 0 . 7 1 M $1 4 . 1 4 M $1 6 . 6 0 M $2 1 . 9 5 M 10 7 No r t h e r n C o n n e c t o r (2 ) Flo r i d a ' s T u r n p i k e I - 9 5 N e w 4 L a n e s 0.9 4 $1 2 . 3 8 M $5 . 3 2 M $8 9 . 2 0 M $1 3 . 3 8 M $1 0 6 . 9 1 M $1 4 1 . 1 2 M $1 6 5 . 7 0 M $2 1 9 . 1 6 M 10 8 Ar t e r i a l A G l a d e s C u t - O f f R o a d M i d w a y R o a d N e w 4 L a n e s 2.3 4 $3 . 8 8 M $8 . 8 3 M $1 7 . 6 6 M $2 . 6 5 M $3 2 . 1 3 M $4 2 . 4 1 M $4 9 . 7 9 M $6 5 . 8 6 M 10 9 Be c k e r Ro a d Ra n g e Lin e Ro a d N- S R o a d B N e w 4 L a n e s 2.0 3 $3 . 3 7 M $7 . 6 6 M $1 5 . 3 2 M $2 . 3 0 M $2 7 . 8 7 M $3 6 . 7 9 M $4 3 . 2 0 M $5 7 . 1 3 M 11 0 Co m m u n i t y B o u l e v a r d Be c k e r Ro a d Dis c o v e r y W a y N e w 4 L a n e s 2. 8 $4 . 6 5 M $1 0 . 5 6 M $2 1 . 1 3 M $3 . 1 7 M $3 8 . 4 4 M $5 0 . 7 4 M $5 9 . 5 8 M $7 8 . 8 0 M 11 1 2. 7 2 $4 . 5 2 M $1 0 . 2 6 M $2 0 . 5 2 M $3 . 0 8 M $3 7 . 3 4 M $4 9 . 2 9 M $5 7 . 8 8 M $7 6 . 5 5 M Cro s s t o w n P a r k w a y Ra n g e Lin e Ro a d Vil l a g e P a r k w a y Ne w 4 L a n e s 11 2 1. 9 9 $3 . 3 0 M $7 . 5 1 M $1 5 . 0 2 M $2 . 2 5 M $2 7 . 3 2 M $3 6 . 0 6 M $4 2 . 3 5 M $5 6 . 0 1 M Dis c o v e r y W a y Ra n g e Lin e Ro a d N- S R o a d B Ne w 4 L a n e s 11 3 E- W R o a d 2 Co m m u n i t y Bo u l e v a r d V i l l a g e P a r k w a y N e w 4 L a n e s 0.5 6 $. 9 3 M $2 . 1 1 M $4 . 2 3 M $. 6 3 M $7 . 6 9 M $1 0 . 1 5 M $1 1 . 9 2 M $1 5 . 7 6 M 11 4 E- W R o a d 6 Sh i n n R o a d G l a d e s C u t - O f f R o a d N e w 4 L a n e s 2. 3 $3 . 8 2 M $8 . 6 8 M $1 7 . 3 5 M $2 . 6 0 M $3 1 . 5 8 M $4 1 . 6 8 M $4 8 . 9 4 M $6 4 . 7 3 M 11 5 Je n k i n s Ro a d N Je n k i n s Ro a d St . L u c i e B o u l e v a r d N e w 4 L a n e s 2.2 6 $3 . 7 5 M $8 . 5 3 M $1 7 . 0 5 M $2 . 5 6 M $3 1 . 0 3 M $4 0 . 9 6 M $4 8 . 0 9 M $6 3 . 6 1 M 11 6 Je n k i n s Ro a d (4 ) Po s t O f f i c e R o a d G l a d e s C u t - O f f R o a d N e w 4 L a n e s 0.3 7 $. 3 6 M $1 . 4 M $2 . 7 9 M $. 4 2 M $4 . 8 4 M $6 . 3 8 M $7 . 4 9 M $9 . 9 1 M 11 7 Je n k i n s Ro a d (4 ) Wa l m a r t Dis t r i b u t i o n Ce n t e r Alt m a n Ro a d N e w 4 L a n e s 0.8 1 $. 7 9 M $3 . 0 6 M $6 . 1 1 M $. 9 2 M $1 0 . 5 9 M $1 3 . 9 7 M $1 6 . 4 1 M $2 1 . 7 0 M Page 184 of 314 Sm a r t M o v e s 2 0 4 5 Ap p e n d i x G : R o a d w a y C o s t Es t i m a t e s Pa g e 2 o f 4 Pr o j e c t ID Pr o j e c t Fr o m To Ty p e Le n g t h (m i l e ) Pr e l i m i n a r y En g i n e e r i n g Ri g h t - o f - W a y Co n s t r u c t i o n Co n s t r u c t i o n En g i n e e r i n g In s p e c t i o n Pr e s e n t D a y C o s t (2 0 1 8 ) 20 2 6 - 2 0 3 0 2 0 3 1 - 2 0 3 5 20 3 6 - 2 0 4 5 11 8 Mc C a r t y R o a d G l a d e s C u t - O f f R o a d Wil l i a m s R o a d N e w 4 L a n e s 1.9 8 $3 . 2 9 M $7 . 4 7 M $1 4 . 9 4 M $2 . 2 4 M $2 7 . 1 8 M $3 5 . 8 8 M $4 2 . 1 3 M $5 5 . 7 3 M 11 9 Ne w e l l R o a d Sh i n n R o a d Art e r i a l A N e w 4 L a n e s 2.5 4 $4 . 2 2 M $9 . 5 8 M $1 9 . 1 7 M $2 . 8 7 M $3 4 . 8 7 M $4 6 . 0 3 M $5 4 . 0 5 M $7 1 . 4 9 M 12 0 No r t h - M i d Co u n t y Co n n e c t o r O r a n g e A v e n u e Flo r i d a ' s Tu r n p i k e N e w 4 L a n e s 1.8 8 $3 . 1 2 M $7 . 0 9 M $1 4 . 1 9 M $2 . 1 3 M $2 5 . 8 1 M $3 4 . 0 7 M $4 0 . 0 1 M $5 2 . 9 1 M 12 1 Tra d i t i o n P a r k w a y Ra n g e Lin e Ro a d SW St o n y Cr e e k Wa y Ne w 4 L a n e s 2.0 5 $3 . 4 0 M $7 . 7 3 M $1 5 . 4 7 M $2 . 3 2 M $2 8 . 1 4 M $3 7 . 1 5 M $4 3 . 6 2 M $5 7 . 7 0 M 12 2 No r t h - M i d Co u n t y Co n n e c t o r M i d w a y R o a d O k e e c h o b e e R o a d N e w 4 L a n e s 2.9 3 $4 . 8 6 M $1 1 . 0 5 M $2 2 . 1 1 M $3 . 3 2 M $4 0 . 2 3 M $5 3 . 1 0 M $6 2 . 3 5 M $8 2 . 4 6 M 12 3 No r t h - M i d Co u n t y Co n n e c t o r M i d w a y R o a d O k e e c h o b e e R o a d N e w 4 L a n e s 2.3 7 $3 . 9 3 M $8 . 9 4 M $1 7 . 8 8 M $2 . 6 8 M $3 2 . 5 4 M $4 2 . 9 5 M $5 0 . 4 3 M $6 6 . 7 0 M 12 4 5. 1 3 $8 . 5 2 M $1 9 . 3 5 M $3 8 . 7 1 M $5 . 8 1 M $7 0 . 4 3 M $9 2 . 9 7 M $1 0 9 . 1 6 M $1 4 4 . 3 8 M N- S R o a d A Be c k e r Ro a d Cro s s t o w n P a r k w a y Ne w 4 L a n e s 12 5 2. 8 $4 . 6 5 M $1 0 . 5 6 M $2 1 . 1 3 M $3 . 1 7 M $3 8 . 4 4 M $5 0 . 7 4 M $5 9 . 5 8 M $7 8 . 8 0 M N- S R o a d B Be c k e r Ro a d Dis c o v e r y W a y Ne w 4 L a n e s 12 6 2. 9 7 $4 . 9 3 M $1 1 . 2 M $2 2 . 4 1 M $3 . 3 6 M $4 0 . 7 7 M $5 3 . 8 2 M $6 3 . 2 0 M $8 3 . 5 9 M Op e n Vie w D r i v e ( W e s t ) N- S R o a d A Vil l a g e P a r k w a y Ne w 4 L a n e s 12 7 3. 3 $5 . 4 8 M $1 2 . 4 5 M $2 4 . 9 0 M $3 . 7 3 M $4 5 . 3 1 M $5 9 . 8 0 M $7 0 . 2 2 M $9 2 . 8 8 M Pa a r D r i v e ( W e s t ) N- S R o a d A Vil l a g e P a r k w a y Ne w 4 L a n e s 12 8 Ra n g e Lin e Ro a d G l a d e s C u t - O f f R o a d M i d w a y R o a d N e w 4 L a n e s 5.4 6 $9 . 0 6 M $2 0 . 6 M $4 1 . 2 0 M $6 . 1 8 M $7 4 . 9 6 M $9 8 . 9 5 M $1 1 6 . 1 9 M $1 5 3 . 6 7 M 12 9 Sh i n n R o a d G l a d e s C u t - O f f R o a d M i d w a y R o a d N e w 4 L a n e s 4.9 5 $8 . 2 2 M $1 8 . 6 7 M $3 7 . 3 5 M $5 . 6 0 M $6 7 . 9 6 M $8 9 . 7 0 M $1 0 5 . 3 3 M $1 3 9 . 3 1 M 13 0 We s t c l i f f e La n e N - S R o a d A SW Tre m o n t e Ave n u e N e w 4 L a n e s 1.1 5 $1 . 9 1 M $4 . 3 4 M $8 . 6 8 M $1 . 3 0 M $1 5 . 7 9 M $2 0 . 8 4 M $2 4 . 4 7 M $3 2 . 3 7 M 13 1 Will i a m s E x t e n s i o n M c C a r t y R o a d G l a d e s C u t - O f f R o a d N e w 4 L a n e s 1.6 5 $2 . 7 4 M $6 . 2 2 M $1 2 . 4 5 M $1 . 8 7 M $2 2 . 6 5 M $2 9 . 9 0 M $3 5 . 1 1 M $4 6 . 4 4 M 13 2 Ba y s h o r e B o u l e v a r d St. L u c i e W e s t B o u l e v a r d Se l v i t z R o a d Wid e n 2 L t o 4 L 1.4 6 $1 . 7 2 M $3 . 9 1 M $7 . 8 2 M $1 . 1 7 M $1 4 . 2 3 M $1 8 . 7 9 M $2 2 . 0 6 M $2 9 . 1 8 M 13 3 Ca l i f o r n i a B o u l e v a r d S a v o n a B o u l e v a r d De l Rio Bo u l e v a r d Wid e n 2 L t o 4 L 1.3 3 $1 . 5 7 M $3 . 5 6 M $7 . 1 3 M $1 . 0 7 M $1 2 . 9 7 M $1 7 . 1 1 M $2 0 . 1 0 M $2 6 . 5 8 M 13 4 1. 3 1 $1 . 5 4 M $3 . 5 1 M $7 . 0 2 M $1 . 0 5 M $1 2 . 7 7 M $1 6 . 8 6 M $1 9 . 7 9 M $2 6 . 1 8 M Dis c o v e r y W a y N- S R o a d B Vil l a g e P a r k w a y Wid e n 2 L t o 4 L Page 185 of 314 Sm a r t M o v e s 2 0 4 5 Ap p e n d i x G : R o a d w a y C o s t Es t i m a t e s Pa g e 4 o f 4 Pr o j e c t ID Pr o j e c t Fr o m To Ty p e Le n g t h (m i l e ) Pr e l i m i n a r y En g i n e e r i n g Ri g h t - o f - W a y Co n s t r u c t i o n Co n s t r u c t i o n En g i n e e r i n g In s p e c t i o n Pr e s e n t D a y C o s t (2 0 1 8 ) 20 2 6 - 2 0 3 0 2 0 3 1 - 2 0 3 5 20 3 6 - 2 0 4 5 15 3 To r i n o P a r k w a y Ne i g h b o r h o o d T r a f f i c Ma n a g e m e n t 6.0 6 $. 0 4 M $1 . 1 7 M $1 . 2 1 M $1 . 6 0 M $1 . 8 8 M $2 . 4 8 M 15 4 In d i a n Riv e r D r i v e Ma r t i n / S t . Lu c i e Co u n t y Lin e Se a w a y D r i v e Ne i g h b o r h o o d T r a f f i c Ma n a g e m e n t 14 . 6 3 $. 1 2 M $3 . 2 3 M $3 . 3 5 M $4 . 4 2 M $5 . 2 0 M $6 . 8 7 M 15 5 I-9 5 a t B e c k e r R o a d AC E S N e t w o r k $. 7 7 M $3 . 1 M $3 . 4 9 M $. 5 2 M $7 . 8 9 M $1 0 . 4 1 M $1 2 . 2 3 M $1 6 . 1 7 M 15 6 I- 9 5 a t M i d w a y R o a d AC E S N e t w o r k $. 7 7 M $3 . 1 M $3 . 4 9 M $. 5 2 M $7 . 8 9 M $1 0 . 4 1 M $1 2 . 2 3 M $1 6 . 1 7 M 15 7 Ok e e c h o b e e Ro a d be t w e e n Flo r i d a ' s Tu r n p i k e & I-9 5 AC E S N e t w o r k $. 7 7 M $3 . 1 M $3 . 4 9 M $. 5 2 M $7 . 8 9 M $1 0 . 4 1 M $1 2 . 2 3 M $1 6 . 1 7 M 15 8 I-9 5 a t I n d r i o R o a d AC E S N e t w o r k $. 7 7 M $3 . 1 M $3 . 4 9 M $. 5 2 M $7 . 8 9 M $1 0 . 4 1 M $1 2 . 2 3 M $1 6 . 1 7 M 15 9 Kin g s H i g h w a y (5 ) St. L u c i e B o u l e v a r d So u t h o f I n d r i o R o a d Wid e n 2 L t o 4 L 2.1 9 $1 1 . 7 3 M $1 . 7 6 M $1 3 . 1 3 M $1 7 . 3 3 M $2 0 . 3 5 M $2 6 . 9 2 M 16 0 Po r t St. Lu c i e B o u l e v a r d (5 ) Be c k e r Ro a d P a a r D r i v e Wid e n 2 L t o 4 L 1.1 2 $6 . 0 M $. 9 0 M $6 . 7 1 M $8 . 8 6 M $1 0 . 4 1 M $1 3 . 7 6 M 16 1 Ca l i f o r n i a B o u l e v a r d Del Rio Bo u l e v a r d Cro s s t o w n P a r k w a y Wid e n 2 L t o 4 L 0.3 7 $. 4 4 M $. 9 9 M $1 . 9 8 M $. 3 0 M $3 . 6 1 M $4 . 7 6 M $5 . 5 9 M $7 . 3 9 M 16 2 Mid w a y R o a d Art e r i a l A I- 9 5 Wid e n 2 L t o 4 L 0.8 8 $1 . 0 4 M $2 . 3 6 M $4 . 7 1 M $. 7 1 M $8 . 5 8 M $1 1 . 3 2 M $1 3 . 3 0 M $1 7 . 5 9 M 16 3 Be c k e r Ro a d N- S R o a d B V i l l a g e P a r k w a y Ne w 6 L a n e s 2.2 6 $4 . 0 9 M $9 . 2 9 M $1 8 . 5 7 M $2 . 7 9 M $3 3 . 8 0 M $4 4 . 6 1 M $5 2 . 3 8 M $6 9 . 2 8 M 16 4 0. 9 4 $1 . 0 1 M $2 . 3 M $4 . 6 0 M $.6 9 M $8 . 3 8 M $1 1 . 0 6 M $1 2 . 9 8 M $1 7 . 1 7 M Pa a r D r i v e ( W e s t ) Ra n g e Lin e Ro a d N- S R o a d A Ne w 2 L a n e s 16 5 0. 9 5 $1 . 0 2 M $2 . 3 3 M $4 . 6 5 M $.7 0 M $8 . 4 7 M $1 1 . 1 8 M $1 3 . 1 2 M $1 7 . 3 6 M Op e n V i e w D r i v e ( W e s t ) Ra n g e Lin e Ro a d N- S R o a d A Ne w 2 L a n e s 16 6 Tr a d e Ce n t e r / T o m Ma c k i e V i l l a g e P a r k w a y Dis c o v e r y W a y N e w 2 L a n e s 0.3 6 $. 3 9 M $. 8 8 M $1 . 7 6 M $. 2 6 M $3 . 2 1 M $4 . 2 4 M $4 . 9 7 M $6 . 5 8 M 16 7 Vil l a g e P a r k w a y Be c k e r Ro a d Dis c o v e r y W a y Wid e n 4 L t o 6 L 3.2 6 $3 . 5 3 M $8 . 0 1 M $1 6 . 0 3 M $2 . 4 0 M $2 9 . 1 6 M $3 8 . 4 9 M $4 5 . 2 0 M $5 9 . 7 7 M 16 8 I-9 5 at Cr o s s t o w n Pa r k w a y AC E S N e t w o r k $. 7 7 M $3 . 1 M $3 . 4 9 M $. 5 2 M $7 . 8 9 M $1 0 . 4 1 M $1 2 . 2 3 M $1 6 . 1 7 M (1) Th e Flo r i d a ’ s Tu r n p i k e at Mid w a y Ro a d ass u m e s a tig h t dia m o n d in t e r c h a n g e co n c e p t an d th e as s u m p t i o n of th e Re v e n u e So u r c e is fr o m Sta t e Ot h e r Ro a d s , Co n s t r u c t i o n & RO W fu n d s . (2) No r t h e r n Co n n e c t o r fr o m Flo r i d a ’ s Tu r n p i k e to I- 9 5 wit h th e tw o (2 ) in t e r c h a n g e s at Flo r i d a ’ s Tu r n p i k e an d I-9 5 is a pri v a t e de v e l o p e r - b u i l t ro a d . (3) A s s u m e s a ju r i s d i c t i o n a l tr a n s f e r to FD O T an d a Re v e n u e So u r c e of Sta t e Oth e r Ro a d s , Co n s t r u c t i o n & RO W fu n d s (4) PD & E is fu n d e d in th e Tra n s p o r t a t i o n Im p r o v e m e n t Pr o g r a m (T I P ) FY 20 2 0 / 2 1 to 20 2 4 / 2 5 . (5) PD & E an d RO W ar e fu n d e d in th e Tr a n s p o r t a t i o n Im p r o v e m e n t Pr o g r a m (T I P ) FY 20 2 0 / 2 1 to 20 2 4 / 2 5 . Page 186 of 314 APPENDIX D 2022 PEAK SEASON FACTOR CATEGORY REPORT - REPORT TYPE: ALL CATEGORY: 9402 WEST-W OF I95 MOCF: 0.90 WEEK DATES SF PSCF ================================================================================ 1 01/01/2022 - 01/01/2022 0.99 1.10 2 01/02/2022 - 01/08/2022 1.00 1.11 3 01/09/2022 - 01/15/2022 1.02 1.13 4 01/16/2022 - 01/22/2022 0.99 1.10 * 5 01/23/2022 - 01/29/2022 0.96 1.07 * 6 01/30/2022 - 02/05/2022 0.92 1.02 * 7 02/06/2022 - 02/12/2022 0.89 0.99 * 8 02/13/2022 - 02/19/2022 0.86 0.96 * 9 02/20/2022 - 02/26/2022 0.86 0.96 *10 02/27/2022 - 03/05/2022 0.86 0.96 *11 03/06/2022 - 03/12/2022 0.86 0.96 *12 03/13/2022 - 03/19/2022 0.86 0.96 *13 03/20/2022 - 03/26/2022 0.88 0.98 *14 03/27/2022 - 04/02/2022 0.91 1.01 *15 04/03/2022 - 04/09/2022 0.93 1.03 *16 04/10/2022 - 04/16/2022 0.96 1.07 *17 04/17/2022 - 04/23/2022 0.98 1.09 18 04/24/2022 - 04/30/2022 0.99 1.10 19 05/01/2022 - 05/07/2022 1.01 1.12 20 05/08/2022 - 05/14/2022 1.02 1.13 21 05/15/2022 - 05/21/2022 1.04 1.16 22 05/22/2022 - 05/28/2022 1.05 1.17 23 05/29/2022 - 06/04/2022 1.06 1.18 24 06/05/2022 - 06/11/2022 1.07 1.19 25 06/12/2022 - 06/18/2022 1.09 1.21 26 06/19/2022 - 06/25/2022 1.09 1.21 27 06/26/2022 - 07/02/2022 1.10 1.22 28 07/03/2022 - 07/09/2022 1.10 1.22 29 07/10/2022 - 07/16/2022 1.11 1.23 30 07/17/2022 - 07/23/2022 1.11 1.23 31 07/24/2022 - 07/30/2022 1.11 1.23 32 07/31/2022 - 08/06/2022 1.11 1.23 33 08/07/2022 - 08/13/2022 1.11 1.23 34 08/14/2022 - 08/20/2022 1.11 1.23 35 08/21/2022 - 08/27/2022 1.11 1.23 36 08/28/2022 - 09/03/2022 1.12 1.24 37 09/04/2022 - 09/10/2022 1.12 1.24 38 09/11/2022 - 09/17/2022 1.12 1.24 39 09/18/2022 - 09/24/2022 1.09 1.21 40 09/25/2022 - 10/01/2022 1.05 1.17 41 10/02/2022 - 10/08/2022 1.01 1.12 42 10/09/2022 - 10/15/2022 0.97 1.08 43 10/16/2022 - 10/22/2022 0.97 1.08 44 10/23/2022 - 10/29/2022 0.98 1.09 45 10/30/2022 - 11/05/2022 0.98 1.09 46 11/06/2022 - 11/12/2022 0.99 1.10 47 11/13/2022 - 11/19/2022 0.99 1.10 48 11/20/2022 - 11/26/2022 0.99 1.10 49 11/27/2022 - 12/03/2022 0.99 1.10 50 12/04/2022 - 12/10/2022 0.99 1.10 51 12/11/2022 - 12/17/2022 0.99 1.10 52 12/18/2022 - 12/24/2022 1.00 1.11 53 12/25/2022 - 12/31/2022 1.02 1.13 * PEAK SEASON 23-FEB-2023 09:11:22 830UPD 4_9402_PKSEASON.TXT Page 187 of 314 Th i s t a b l e d o e s n o t c o n s t i t u t e a s t a n d a r d a n d s h o u l d b e u s e d o n l y f o r g e n e r a l p l a n n i n g a p p l i c a t i o n s . T h e t a b l e s h o u l d n o t b e u s e d f o r c o r r i d o r o r i n t e r s ec t i o n d e s i g n , w h e r e m o r e r e f i n e d t e c h n i q u e s e x i s t . BC D E 2 L a n e * 1 , 3 8 0 1 , 9 5 0 * * 4 L a n e * 2 , 7 6 0 3 , 2 9 0 * * 6 L a n e * 4 , 2 9 0 4 , 8 7 0 * * 8 L a n e * 5 , 7 6 0 5 , 7 8 0 * * BC D E 2 L a n e * 1 5 , 3 0 0 2 1 , 7 0 0 * * 4 L a n e * 3 0 , 7 0 0 3 6 , 6 0 0 * * 6 L a n e * 4 7 , 7 0 0 5 4 , 1 0 0 * * 8 L a n e * 6 4 , 0 0 0 6 4 , 2 0 0 * * BC D E 2 L a n e * 1 , 7 6 0 2 , 0 2 0 * * 4 L a n e * 3 , 0 9 0 3 , 3 6 0 * * 6 L a n e * 4 , 7 6 0 4 , 9 6 0 * * BC D E 2 L a n e * 1 9 , 6 0 0 2 2 , 4 0 0 * * 4 L a n e * 3 4 , 3 0 0 3 7 , 3 0 0 * * 6 L a n e * 5 2 , 9 0 0 5 5 , 1 0 0 * * C3 C & C 3 R Mo t o r V e h i c l e A r t e r i a l G e n e r a l i z e d S e r v i c e V o l u m e T a b l e s (C 3 R - S u b u r b a n Re s i d e n t i a l ) Pe a k H o u r D i r e c t i o n a l BC D E 1 L a n e *7 6 0 1, 0 7 0 * * 2 L a n e * 1 , 5 2 0 1 , 8 1 0 * * 3 L a n e * 2 , 3 6 0 2 , 6 8 0 * * 4 L a n e * 3 , 1 7 0 3 , 1 8 0 * * BC D E 1 L a n e *9 7 0 1, 1 1 0 * * 2 L a n e * 1 , 7 0 0 1, 8 5 0 * * 3 L a n e * 2 , 6 2 0 2, 7 3 0 * * Pe a k H o u r T w o - W a y A A D T (C 3 C - S u b u r b a n Co m m e r c i a l ) Ap p e n d i x E Page 188 of 314 C1 & C 2 Pe a k H o u r D i r e c t i o n a l Mo t o r V e h i c l e H i g h w a y G e n e r a l i z e d S e r v i c e V o l u m e T a b l e s Pe a k H o u r T w o - W a y A A D T Th i s t a b l e d o e s n o t c o n s t i t u t e a s t a n d a r d a n d s h o u l d b e u s e d o n l y f o r g e n e r a l p l a n n i n g a p p l i c a t i o n s . T h e t a b l e s h o u l d n o t b e u s e d f o r c o r r i d o r o r i n t e r s ec t i o n d e s i g n , w h e r e m o r e r e f i n e d t e c h n i q u e s e x i s t . 2 L a n e D i v i d e d R o a d w a y w i t h E x c l u s i v e L e f t T u r n A d j u s t m e n t : M u l t i p l y b y 1 . 0 5 Mu l t i l a n e U n d i v i d e d H i g h w a y w i t h E x c l u s i v e L e f t T u r n A d j u s t m e n t : M u l t i p l y b y 0 . 9 5 Mu l t i l a n e U n d i v i d e d H i g h w a y w i t h o u t E x c l u s i v e L e f t T u r n A d j u s t m e n t : : M u l t i p l y b y 0 . 7 5 (C 1 - N a t u r a l & C2 - R u r a l ) Ad j u s t m e n t F a c t o r s BC D E 1 L a n e 24 0 4 3 0 7 3 0 1 , 4 9 0 2 L a n e 1, 6 7 0 2 , 3 9 0 2 , 9 1 0 3 , 3 4 0 3 L a n e 2, 5 1 0 3 , 5 7 0 4 , 3 7 0 5 , 0 1 0 BC D E 2 L a n e 44 0 7 8 0 1 , 3 3 0 2 , 7 1 0 4 L a n e 3, 0 4 0 4 , 3 5 0 5 , 2 9 0 6 , 0 7 0 6 L a n e 4, 5 6 0 6 , 4 9 0 7 , 9 5 0 9 , 1 1 0 BC D E 2 L a n e 4, 6 0 0 8 , 2 0 0 1 4 , 0 0 0 2 8 , 5 0 0 4 L a n e 32 , 0 0 0 4 5 , 8 0 0 5 5 , 7 0 0 6 3 , 9 0 0 6 L a n e 48 , 0 0 0 6 8 , 3 0 0 8 3 , 7 0 0 9 5 , 9 0 0 Page 189 of 314 C2 T , C 4 , C 5 , & C 6 Pe a k H o u r D i r e c t i o n a l Mo t o r V e h i c l e A r t e r i a l G e n e r a l i z e d S e r v i c e V o l u m e T a b l e s Pe a k H o u r T w o - W a y A A D T (C 2 T - R u r a l To w n ) (C 4 - U r b a n Ge n e r a l ) (C 5 - U r b a n Ce n t e r ) (C 6 - U r b a n Co r e ) Ad j u s t m e n t F a c t o r s Th e p e a k h o u r d i r e c t i o n a l s e r v i c e v o l u m e s s h o u l d b e a d j u s t b y m u l t i p l y i n g b y 1 . 2 f o r o n e - w a y f a c i l i t i e s Th e A A D T s e r v i c e v o l u m e s s h o u l d b e a d j u s t e d b y m u l t i p l y i n g 0 . 6 f o r o n e w a y f a c i l i t i e s 2 L a n e D i v i d e d R o a d w a y w i t h a n E x c l u s i v e L e f t T u r n L a n e ( s ) : M u l t i p l y b y 1 . 0 5 2 l a n e U n d i v i d e d R o a d w a y w i t h N o E x c l u s iv e L e f t T u r n L a n e ( s ) : M u l t i p l y b y 0 . 8 0 Ex c l u s i v e r i g h t t u r n l a n e ( s ) : M u l t i p l y b y 1 . 0 5 Mu l t i l a n e U n d i v i d e d R o a d w a y w i t h a n E x c l u s i v e L e f t T u r n L a n e ( s ) : M u l t i p l y b y 0 . 9 5 Mu l t i l a n e R o a d w a y w i t h N o E x c l u s i v e L e f t T u r n L a n e ( s ) : M u l t i p l y b y 0 . 7 5 No n - S t a t e S i g n a l i z e d R o a d w a y : M u l t i p l y b y 0 . 9 0 Th i s t a b l e d o e s n o t c o n s t i t u t e a s t a n d a r d a n d s h o u l d b e u s e d o n l y f o r g e n e r a l p l a n n i n g a p p l i c a t i o n s . T h e t a b l e s h o u l d n o t b e u s e d f o r c o r r i d o r o r i n t er s e c t i o n d e s i g n , w h e r e m o r e r e f i n e d t e c h n i q u e s e x i s t . * C a n n o t b e a c h i e v e d u s i n g t a b l e i n p u t v a l u e d e f a u l t s . ** N o t a p p l i c a b l e f o r t h a t l e v e l o f s e r v i c e l e t t e r g r a d e . F o r t h e a u t o m o b i l e m od e , v o l u m e s g r e a t e r t h a n l e v e l o f s e r v i c e D b e c o m e F b e c a u s e i n t e r s e ct i o n c a p a c i t i e s h a v e b e e n r e a c h e d . BC D E 1 L a n e *7 2 0 9 4 0 * * 2 L a n e * 1 , 1 4 0 1 , 6 4 0 * * 3 L a n e * 2 , 1 2 0 2 , 5 1 0 * * BC D E 2 L a n e * 1 , 3 1 0 1 , 7 1 0 * * 4 L a n e * 2 , 0 7 0 2 , 9 8 0 * * 6 L a n e * 3 , 8 5 0 4 , 5 6 0 * * BC D E 2 L a n e * 1 3 , 8 0 0 1 8 , 0 0 0 * * 4 L a n e * 2 1 , 8 0 0 3 1 , 4 0 0 * * 6 L a n e * 4 0 , 5 0 0 4 8 , 0 0 0 * * BC D E 1 L a n e * * 8 7 0 1 , 1 9 0 2 L a n e * 1 , 2 1 0 1 , 7 9 0 2 , 0 2 0 3 L a n e * 2 , 2 1 0 2 , 8 1 0 2 , 9 9 0 4 L a n e * 2 , 5 9 0 3 , 3 1 0 3 , 5 1 0 BC D E 2 L a n e * * 1 , 5 8 0 2 , 1 6 0 4 L a n e * 2 , 2 0 0 3 , 2 5 0 3 , 6 7 0 6 L a n e * 4 , 0 2 0 5 , 1 1 0 5 , 4 4 0 8 L a n e * 4 , 7 1 0 6 , 0 2 0 6 , 3 8 0 BC D E 2 L a n e * * 1 7 , 6 0 0 2 4 , 0 0 0 4 L a n e * 2 4 , 4 0 0 3 6 , 1 0 0 4 0 , 8 0 0 6 L a n e * 4 4 , 7 0 0 5 6 , 8 0 0 6 0 , 4 0 0 8 L a n e * 5 2 , 3 0 0 6 6 , 9 0 0 7 0 , 9 0 0 BC D E 1 L a n e * * 6 9 0 1 , 0 8 0 2 L a n e * 1 , 2 9 0 1 , 9 0 0 2 , 1 3 0 3 L a n e * 1 , 4 1 0 2 , 6 7 0 3 , 1 1 0 4 L a n e * 2 , 9 1 0 3 , 5 6 0 3 , 6 4 0 BC D E 2 L a n e * * 1 , 2 5 0 1 , 9 6 0 4 L a n e * 2 , 3 5 0 3 , 4 5 0 3 , 8 7 0 6 L a n e * 2 , 5 6 0 4 , 8 5 0 5 , 6 5 0 8 L a n e * 5 , 2 9 0 6 , 4 7 0 6 , 6 2 0 BC D E 2 L a n e * * 1 3 , 9 0 0 2 1 , 8 0 0 4 L a n e * 2 6 , 1 0 0 3 8 , 3 0 0 4 3 , 0 0 0 6 L a n e * 2 8 , 4 0 0 5 3 , 9 0 0 6 2 , 8 0 0 8 L a n e * 5 8 , 8 0 0 7 1 , 9 0 0 7 3 , 6 0 0 BC D E 1 L a n e * * * * 7 9 0 1 , 0 3 0 2 L a n e * * * * 1 , 4 9 0 1 , 9 2 0 3 L a n e * * * * 2 , 7 3 0 2 , 9 4 0 4 L a n e * * * * 3 , 2 5 0 3 , 4 9 0 BC D E 2 L a n e * * * * 1 , 4 4 0 1 , 8 7 0 4 L a n e * * * * 2 , 7 1 0 3 , 4 9 0 6 L a n e * * * * 4 , 9 6 0 5 , 3 5 0 8 L a n e * * * * 5 , 9 1 0 6 , 3 5 0 BC D E 2 L a n e * * * * 1 6 , 0 0 0 2 0 , 8 0 0 4 L a n e * * * * 3 0 , 1 0 0 3 8 , 8 0 0 6 L a n e * * * * 5 5 , 1 0 0 5 9 , 4 0 0 8 L a n e * * * * 6 5 , 7 0 0 7 0 , 6 0 0 Page 190 of 314 _______________________ APPENDIX F RON DESANTIS GOVERNOR Florida Department of Transportation 605 Suwannee Street Tallahassee, FL 32399-0450 KEVINJ.THIBAULT,P.E. SECRETARY POLICY Effective: April 19, 2017 Review: August 30, 2019 Office: Systems Planning Topic No.: 000-525-006-c LEVEL OF SERVICE TARGETS FOR THE STATE HIGHWAY SYSTEM It is the Department’s intent to plan, design and operate the State Highway System at an acceptable level of service for the traveling public. The automobile mode level of service targets for the State Highway System during peak travel hours are “D” in urbanized areas and “C” outside urbanized areas. The Department shall work with local governments to establish appropriate level of service targets for multimodal mobility and system design. The targets shall be responsive to all users, for context, roadway function, network design, and user safety. Kevin J. Thibault Secretary Page 191 of 314 AP P E N D I X G Ra n g e l i n e Rd Gl a d e s C u t - O f f Cr o s s t o w n P k w y Tr a d i t i o n Pk w y 10 0 - - - - - > Di s c o v e r y Wa y X 19 X Ma r s h a l l P k w y -- - - X 17 -- - - -- - -- - - 36 -- -- - 4 -- - N/ S A N/ S B Vi l l a g e I- 9 5 Co m m u n i t y Pa a r Be c k e r 55 55 Page 192 of 314 CO U N T Y : 9 4 - S T . L U C I E AP P E N D I X H FL O R I D A D E P A R T M E N T O F T R A N S P O R T A T I O N TR A N S P O R T A T I O N S T A T I S T I C S O F F I C E 20 2 1 H I S T O R I C A L A A D T RE P O R T SI T E : 7 0 3 5 - O N R A N G E LI N E R D - N . O F M A R T I N C O U N T Y LI N E ( C O U N T Y 1 4 5 ) YE A R AA D T DI R E C T I O N 1 DI R E C T I O N 2 * K FA C T O R D F A C T O R T F A C T O R 20 2 1 16 0 0 F N 8 5 0 S 7 5 0 9. 5 0 53 . 1 0 40 . 8 0 20 2 0 16 0 0 C N 8 5 0 S 7 5 0 9. 5 0 54 . 3 0 40 . 8 0 20 1 9 17 0 0 S N 8 5 0 S 8 5 0 9. 5 0 54 . 3 0 26 . 8 0 20 1 8 16 0 0 F N 8 0 0 S 8 0 0 9. 5 0 55 . 2 0 26 . 8 0 20 1 7 15 0 0 C N 7 5 0 S 7 5 0 9. 5 0 56 . 2 0 26 . 8 0 20 1 6 14 0 0 S N 7 0 0 S 7 0 0 9. 5 0 57 . 1 0 26 . 8 0 20 1 5 13 0 0 F N 6 5 0 S 6 5 0 9. 5 0 56 . 3 0 26 . 8 0 20 1 4 13 0 0 C N 6 5 0 S 6 5 0 9. 5 0 54 . 7 0 26 . 8 0 20 1 3 15 0 0 C N 7 5 0 S 7 5 0 9. 0 0 57 . 2 0 16 . 8 0 20 1 2 13 5 0 C N 7 0 0 S 6 5 0 9. 0 0 57 . 0 0 27 . 2 0 20 1 0 14 5 0 F N 6 5 0 S 8 0 0 11 . 5 1 57 . 0 7 21 . 1 0 20 0 9 15 5 0 C N 7 0 0 S 8 5 0 11 . 1 1 58 . 6 8 21 . 1 0 20 0 8 17 0 0 C N 9 5 0 S 7 5 0 11 . 5 1 54 . 3 8 25 . 8 0 AA D T F L A G S : C = C O M P U T E D ; E = M A N U A L E S T I M A T E ; F = F I R S T Y E A R ES T I M A T E S = S E C O N D Y E A R E S T I M A T E ; T = T H I R D Y E A R E S T I M A T E ; R = F O U R T H Y E A R E S T IM A T E V = F I F T H Y E A R E S T I M A T E ; 6 = S I X T H Y E A R E S T I M A T E ; X = U N K N O W N *K F A C T O R : ST A R T I N G W I T H Y E A R 2 0 1 1 I S S T A N D A R D K , P R I O R Y E A R S A R E K 3 0 VA L U E S Page 193 of 314 CO U N T Y : 9 4 - S T . L U C I E FL O R I D A D E P A R T M E N T O F T R A N S P O R T A T I O N TR A N S P O R T A T I O N S T A T I S T I C S O F F I C E 20 2 1 H I S T O R I C A L A A D T RE P O R T SI T E : 7 0 1 6 - G L A D E S C U T - O F F R D - S . O F R E S E R V E C O M P K W Y ( C O U N T Y 11 9 ) YE A R AA D T DI R E C T I O N 1 DI R E C T I O N 2 *K F A C T O R D F A C T O R T F A C T O R 20 2 1 67 0 0 C N 3 4 0 0 S 3 3 0 0 9. 0 0 53 . 1 0 17 . 4 0 20 2 0 51 0 0 S N 2 6 0 0 S 2 5 0 0 9. 0 0 54 . 3 0 21 . 7 0 20 1 9 51 0 0 F N 2 6 0 0 S 2 5 0 0 9. 0 0 54 . 3 0 21 . 7 0 20 1 8 49 0 0 C N 2 5 0 0 S 2 4 0 0 9. 0 0 55 . 2 0 21 . 7 0 20 1 7 30 0 0 R N 1 4 0 0 S 1 6 0 0 9. 0 0 56 . 2 0 10 . 0 0 20 1 6 28 0 0 T N 1 3 0 0 S 1 5 0 0 9. 0 0 57 . 1 0 6. 2 0 20 1 5 26 0 0 S N 1 2 0 0 S 1 4 0 0 9. 0 0 56 . 3 0 41 . 8 0 20 1 4 26 0 0 F N 1 2 0 0 S 1 4 0 0 9. 0 0 54 . 7 0 49 . 5 0 20 1 3 26 0 0 C N 1 2 0 0 S 1 4 0 0 9. 0 0 57 . 2 0 11 . 9 0 20 1 2 27 0 0 T N 1 2 0 0 S 1 5 0 0 9. 0 0 57 . 0 0 7. 1 0 20 1 1 27 0 0 S N 1 2 0 0 S 1 5 0 0 9. 0 0 56 . 5 0 17 . 1 0 20 1 0 27 0 0 F N 1 2 0 0 S 1 5 0 0 11 . 5 1 57 . 0 7 17 . 1 0 20 0 9 29 0 0 C N 1 3 0 0 S 1 6 0 0 11 . 1 1 58 . 6 8 17 . 1 0 20 0 8 26 0 0 C N 1 3 0 0 S 1 3 0 0 11 . 5 1 54 . 3 8 25 . 9 0 AA D T F L A G S : C = C O M P U T E D ; E = M A N U A L E S T I M A T E ; F = F I R S T Y E A R ES T I M A T E S = S E C O N D Y E A R E S T I M A T E ; T = T H I R D Y E A R E S T I M A T E ; R = F O U R T H Y E A R E S T IM A T E V = F I F T H Y E A R E S T I M A T E ; 6 = S I X T H Y E A R E S T I M A T E ; X = U N K N O W N *K F A C T O R : ST A R T I N G W I T H Y E A R 2 0 1 1 I S S T A N D A R D K , P R I O R Y E A R S A R E K 3 0 VA L U E S Page 194 of 314 * Vo l u m e s sh o w n we r e ad j u s t e d us i n g FD O T Se a s o n a l Fa c t o r s * AA D T = An n u a l Av e r a g e Da i l y Tr a f f i c 7 AP P E N D I X I Tr a f f i c Co u n t s an d Le v e l of Se r v i c e Re p o r t 20 2 3 Ro a d w a y Na m e Lo c a t i o n AA D T Pk Hr Se r v i c e AM Pk Hr Pk Di r PM Pk Hr Pk Di r GA T L I N BL V D GA T L I N BL V D GA T L I N BL V D GA T L I N BL V D GE O R G I A AV E GE O R G I A AV E GE O R G I A AV E GE O R G I A AV E GE O R G I A AV E GI L S O N RD GI L S O N RD G L A D E S CU T - O F F RD GL A D E S CU T - O F F RD GL A D E S CU T - O F F RD GL A D E S CU T - O F F RD GL A D E S CU T - O F F RD GL A D E S CU T - O F F RD GR A H A M RD GR E E N RIV E R PK W Y GR E E N RI V E R PK W Y GR E E N RI V E R PK W Y HA R T M A N RD HA R T M A N RD HA R T M A N RD HE A D E R CA N A L RD HI L L M O O R DR I- 9 5 I- 9 5 I- 9 5 E OF I- 9 5 to SA V A G E BL V D SA V A G E BL V D to RO S S E R BL V D RO S S E R BL V D to SA V O N A BL V D SA V O N A BL V D to PO R T ST LU C I E BL V D 25 T H ST to OK E E C H O B E E RD OK E E C H O B E E RD to 17 T H ST 17 T H ST to 13 T H ST 13 T H ST to 7T H ST 7T H ST to US 1 MA R T I N C. L . to BE C K E R RD BE C K E R RD to LA K E R I D G E DR R A N G E LI N E RD to RE S E R V E BL V D RE S E R V E BL V D to CO M M E R C E CE N T E R DR CA R L T O N RD to RA N G E LI N E RD CO M M E R C E CE N T E R DR to MI D W A Y RD MI D W A Y RD to JE N K I N S RD JE N K I N S RD to SE L V I T Z RD KI N G S HW Y to JE N K I N S RD MA R T I N C. L . to CH A R L E S T O N DR CH A R L E S T O N DR to ME L A L E U C A BL V D ME L A L E U C A BL V D to WA L T O N RD OK E E C H O B E E RD to PE T E R S O N RD PE T E R S O N RD to DE L A W A R E AV E DE L A W A R E AV E to OR A N G E AV E OK E E C H O B E E RD to OR A N G E AV E US 1 to LE N N A R D RD GA T L I N BL V D to ST LU C I E WE S T BL V D ST LU C I E WE S T BL V D to MI D W A Y RD MI D W A Y RD to OK E E C H O B E E RD 49 , 3 2 3 49 , 3 2 3 49 , 3 2 3 49 , 3 2 3 4, 0 0 0 4, 0 0 0 5, 4 0 0 2, 5 0 0 2, 2 0 0 11 , 0 3 9 11 , 0 3 9 2 , 8 9 4 5, 7 4 8 2,8 9 4 3, 3 3 1 10 , 7 8 7 5, 9 0 0 2, 6 8 6 5, 7 8 0 5, 7 8 0 5, 7 8 0 6, 2 0 4 6, 2 0 4 6, 2 0 4 59 8 7, 1 0 0 87 , 2 8 5 70 , 4 1 0 81 , 7 0 6 Ca p a c i t y 3, 1 7 0 3, 1 7 0 3, 1 7 0 3, 1 7 0 60 0 75 0 60 0 60 0 60 0 71 0 54 0 1 , 0 7 0 1, 0 7 0 39 0 92 0 79 0 83 0 63 0 1,0 7 0 1, 0 7 0 1, 0 7 0 75 0 54 0 79 0 67 0 79 0 5, 5 0 0 5, 5 0 0 5, 5 0 0 Vo l u m e 2, 4 0 8 2, 4 0 8 2, 4 0 8 2, 4 0 8 23 3 23 3 27 5 15 2 12 1 92 5 92 5 18 2 45 2 18 2 16 2 64 7 35 1 17 0 40 1 40 1 40 1 29 6 29 6 29 6 50 39 4 5,0 5 8 4, 0 8 0 4, 7 3 4 LO S C C C C C C C C C F F B C B C D C C C C C C D C B D D C D V/ C 0. 76 0. 7 6 0. 7 6 0. 7 6 0. 3 9 0. 3 1 0. 4 6 0. 2 5 0. 2 0 1. 3 0 1. 7 1 0. 1 7 0. 4 2 0. 47 0. 1 8 0. 8 2 0. 4 2 0. 2 7 0. 3 8 0. 3 8 0. 3 8 0. 4 0 0. 5 5 0. 3 8 0. 0 8 0. 5 0 0. 9 2 0. 7 4 0. 8 6 Vo l u m e 2, 4 0 8 2, 4 0 8 2, 4 0 8 2, 4 0 8 22 3 22 3 27 7 17 0 13 1 95 7 95 7 19 2 52 6 19 2 16 2 68 5 32 6 17 0 36 4 36 4 36 4 28 9 28 9 28 9 60 37 3 5,0 5 8 4, 0 8 0 4, 7 3 4 LO S C C C C C C C C C F F B C B C D C C B B B C D C B C D C D V/ C 0. 76 0. 7 6 0. 7 6 0. 7 6 0. 3 7 0. 3 0 0. 4 6 0. 2 8 0. 2 2 1. 3 5 1. 7 7 0. 1 8 0. 4 9 0. 49 0. 1 8 0. 8 7 0. 3 9 0. 2 7 0. 3 4 0. 3 4 0. 3 4 0. 3 9 0. 5 4 0. 3 7 0. 0 9 0. 4 7 0. 9 2 0. 7 4 0. 8 6 Page 195 of 314 * Vo l u m e s sh o w n we r e ad j u s t e d us i n g FD O T Se a s o n a l Fa c t o r s * AA D T = An n u a l Av e r a g e Da i l y Tr a f f i c 13 Tr a f f i c Co u n t s an d Le v e l of Se r v i c e Re p o r t 20 2 3 Ro a d w a y Na m e Lo c a t i o n AA D T Pk Hr Se r v i c e AM Pk Hr Pk Di r PM Pk Hr Pk Di r PO R T ST LU C I E BL V D PO R T ST LU C I E BL V D PO R T ST LU C I E BL V D PO R T ST LU C I E BL V D PO R T ST LU C I E BL V D PO R T ST LU C I E BL V D PO R T ST LU C I E BL V D PO R T ST LU C I E BL V D PR I M A VI S T A BL V D PR I M A VI S T A BL V D PR I M A VI S T A BL V D PR I M A VI S T A BL V D PR I M A VI S T A BL V D PR I M A VI S T A BL V D RA N G E LI N E RD R A N G E LI N E RD RA N G E LI N E RD RI O MA R DR RI O MA R DR RO S S E R BL V D RO S S E R BL V D SA V A G E BL V D SA V A N N A H RD SA V O N A BL V D SA V O N A BL V D SA V O N A BL V D SE L V I T Z RD SE L V I T Z RD SE L V I T Z RD DE L RI O BL V D to CA M E O BL V D CA M E O BL V D to FL O R I D A ' S TU R N P I K E FL O R I D A ' S TU R N P I K E to BA Y S H O R E BL V D BA Y S H O R E BL V D to AI R O S O BL V D AI R O S O BL V D to FL O R E S T A DR FL O R E S T A DR to VE T E R A N S ME M O R I A L PK W Y VE T E R A N S ME M O R I A L PK W Y to MO R N I N G S I D E BL V D MO R N I N G S I D E BL V D to US 1 BA Y S H O R E BL V D to AI R O S O BL V D AI R O S O BL V D to FL O R E S T A DR FL O R E S T A DR to NA R A N J A AV E NA R A N J A AV E to RI O MA R DR RI O MA R DR to US 1 US 1 to LE N N A R D RD MA R T I N C. L . to BE C K E R RD B E C K E R RD to 2 MI S OF GL A D E S CU T - O F F RD 2 MI S OF GL A D E S CU T - O F F RD to GL A D E S CU T - O F . . . PR I M A VI S T A BL V D to BE A C H AV E BE A C H AV E to US 1 AP R I C O T RD to GA T L I N BL V D PA A R DR to AP R I C O T RD GA T L I N BL V D to GA L I A N O RD US 1 to IN D I A N RI V E R DR BE C K E R RD to PA A R DR PA A R DR to GA T L I N BL V D GA T L I N BL V D to CA L I F O R N I A BL V D BA Y S H O R E BL V D to ST JA M E S BL V D ST JA M E S BL V D to MI D W A Y RD MI D W A Y RD to GL A D E S CU T - O F F RD 48 , 9 3 7 48 , 9 3 7 48 , 9 3 7 47 , 4 5 0 48 , 4 3 4 56 , 1 5 7 37 , 9 0 6 37 , 6 5 0 24 , 6 2 9 24 , 1 5 7 29 , 5 0 0 29 , 5 0 0 23 , 7 2 9 8, 7 2 1 2, 5 0 0 2 , 5 0 0 2, 5 0 0 5,6 0 0 5, 6 0 0 4, 9 5 6 4, 9 5 6 3, 6 0 0 2, 1 0 0 11 , 0 5 7 11 , 0 5 7 14 , 4 0 6 9, 4 4 7 9, 4 4 7 10 , 3 1 3 Ca p a c i t y 3, 1 7 0 3, 0 2 0 3, 1 7 0 3, 0 2 0 3, 0 2 0 3, 0 2 0 3, 0 2 0 3, 1 7 0 2, 1 0 0 2, 1 0 0 2, 1 0 0 2, 0 0 0 2, 1 0 0 1, 7 1 0 1, 0 8 0 1 , 0 8 0 1, 0 8 0 75 0 79 0 92 0 1,0 7 0 92 0 54 0 79 0 75 0 79 0 75 0 75 0 70 0 Vo l u m e 2, 3 8 9 2, 3 8 9 2, 3 8 9 2, 3 1 6 2, 3 6 5 2, 7 4 2 1, 8 5 0 1, 8 3 8 1, 0 8 3 1, 0 2 7 1, 6 6 9 1, 6 6 9 1, 2 3 6 47 1 14 7 14 7 14 7 34 3 34 3 22 9 22 9 26 3 13 0 98 4 98 4 66 8 43 7 43 7 60 4 LO S C C C C C C C C C C C C C C B B B C C C B C C F F D D D C V/ C 0. 75 0. 7 9 0. 7 5 0. 7 7 0. 7 8 0. 9 1 0. 6 1 0. 5 8 0. 5 2 0. 4 9 0. 8 0 0. 8 4 0. 5 9 0. 2 8 0. 1 4 0. 1 4 0. 1 4 0. 46 0. 4 3 0. 2 5 0. 2 1 0. 2 9 0. 2 4 1. 2 5 1. 3 1 0. 8 5 0. 5 8 0. 5 8 0. 8 6 Vo l u m e 2, 3 8 9 2, 3 8 9 2, 3 8 9 2, 3 1 6 2, 3 6 5 2, 7 4 2 1, 8 5 0 1, 8 3 8 1, 1 8 8 1, 0 1 8 1, 4 9 8 1, 4 9 8 1, 1 1 7 44 9 15 8 15 8 15 8 40 8 40 8 22 9 22 9 21 4 13 5 88 4 88 4 70 5 43 7 43 7 60 9 LO S C C C C C C C C C C C C C C B B B D D C B C C F F D D D C V/ C 0. 75 0. 7 9 0. 7 5 0. 7 7 0. 7 8 0. 9 1 0. 6 1 0. 5 8 0. 5 7 0. 4 9 0. 7 1 0. 7 5 0. 5 3 0. 2 6 0. 1 5 0. 1 5 0. 1 5 0. 54 0. 5 2 0. 2 5 0. 2 1 0. 2 3 0. 2 5 1. 1 2 1. 1 8 0. 8 9 0. 5 8 0. 5 8 0. 8 7 Page 196 of 314 Manual traffic count - All traffic Glades Cut Off Rd and Range Line Rd Fort Pierce, FL APPENDIX JCount 1KMF Traafic Group, LLC www.kmftraffic.net Stuart, FL File Name : rcut Site Code : MK2309 StartDate : 8/22/2023 Page No : 2 Range Line Rd NB Glades Cut Off Rd EB Glades Cut Off Rd WB Start Time Right Left App. Total Right Thru App. Total Thru Left App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:00 AM 07:00 AM 17 3 20 6 8 14 4 31 35 69 07:15 AM 25 3 28 4 8 12 0 25 25 65 07:30 AM 19 2 21 0 1 1 6 42 48 70 07:45 AM 18 1 19 1 5 6 5 35 40 65 Total Volume 79 9 88 11 22 33 15 133 148 269 % App. Total 89.8 10.2 33.3 66.7 10.1 89.9 PHF .790 .750 .786 .458 .688 .589 .625 .792 .771 .961 Peak Hour Data North Left Right 979 Out 88 InRange Line Rd Total 232144 Peak Hour Begins at 07:00 AM All traffic Gla d e s C u t O f f R d Ou t I n To t a l 24 9 10 1 1 4 8 15 1 3 3 Th r u L e f t Gl a d e s C u t O f f R d Ou t I n To t a l 57 24 3 3 11 2 2 Rig h t T h r u Page 197 of 314 Count 2 Manual traffic count - All traffic Glades Cut Off Rd and Range Line Rd Fort Pierce, FL KMF Traafic Group, LLC www.kmftraffic.net Stuart, FL Peak Season Factor = 1.23 File Name : rcut Site Code : MK2309 StartDate : 8/22/2023 Page No : 3 Range Line Rd NB Glades Cut Off Rd EB Glades Cut Off Rd WBStart Time Right Left App. Total Right Thru App. Total Thru Left App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 39 2 41 1 2 3 10 37 47 91 05:00 PM 46 3 49 2 10 12 5 43 48 109 05:15 PM 37 1 38 3 8 11 5 44 49 98 05:30 PM 44 4 48 0 9 9 6 32 38 95 Total Volume 166 10 176 6 29 35 26 156 182 393 % App. Total 94.3 5.7 17.1 82.9 14.3 85.7 PHF .902 .625 .898 .500 .725 .729 .650 .886 .929 .901 Range Line Road NB = 176 x 1.23 = 216 Range Line Road SB = 162 x 1.23 = 199 Glades Cut-Off Road NB = 195 x1.23 = 240 Glades Cut-Off Road SB = 182 x1.23 = 228 Peak Hour Data North Left Right Out InRangeLineRd Total 338176 g16610 162 Peak Hour Begins at 04:45 PM All traffic Gl a d e s C u t O f f R d Ou t I n To t a l 37 7 19 5 1 8 2 26 1 5 6 Th r u L e f t Gla d e s C u t O f f R d Ou t I n To t a l 71 36 3 5 6 2 9 Ri g h t T h r u Page 198 of 314 Count 3 KMF Traffic Group, LLC Mario Fiorillo - (772)924-6993 www.kmftraffic.net Manual Traffic Count - All Traffic Community Blvd and Discovery Way Port ST Lucie, FL File Name : COMM-DISC Site Code : MK2304 Start Date : 3/30/2023 Page No : 2 Community Blvd NB Community Blvd SB Discovery Way EB Discovery Way WB Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right UTurn App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 17 8 16 1 42 16 2 4 0 22 5 22 9 3 39 28 24 24 10 86 189 07:45 AM 10 5 16 2 33 23 5 6 0 34 3 30 9 0 42 31 20 24 12 87 196 08:00 AM 2 3 29 0 34 14 5 7 0 26 12 34 5 1 52 37 16 11 13 77 189 08:15 AM 7 7 29 2 45 11 6 5 0 22 4 35 7 8 54 27 38 10 19 94 215 Total Volume % App. Total 36 23.4 23 14.9 90 58.4 53.2 154 64 61.5 18 17.3 22 21.2 00 104 24 12.8 121 64.7 3016 126.4 187 123 35.8 98 28.5 69 20.1 54 15.7 344 789 PHF .529 .719 .776 .625 .856 .696 .750 .786 .000 .765 .500 .864 .833 .375 .866 .831 .645 .719 .711 .915 .917 Peak Hour Data Di s c o v e r y W a y Ou t I n 27 5 3 4 4 To t a l 61 9 69 9 8 1 2 3 5 4 Ri g h t T h r u L e f t U T u r n Dis c o v e r y W a y Ou t I n 15 6 1 8 7 To t a l 34 3 12 3 0 1 2 1 Pe d s R i g h t T h r u 24 Le f t Page 199 of 314 Count 4 KMF Traffic Group, LLC Mario Fiorillo - (772)924-6993 www.kmftraffic.net Manual Traffic Count - All Traffic Community Blvd and Discovery Way Port ST Lucie, FL Peak Season Factor = 1.01 File Name : COMM-DISC Site Code : MK2304 Start Date : 3/30/2023 Page No : 3 Community Blvd NB Community Blvd SB Discovery Way EB Discovery Way WB Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right UTurn App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:15 PM 04:15 PM 6 9 34 0 49 6 8 10 0 24 5 46 8 1 60 30 45 12 7 94 227 04:30 PM 4 12 27 0 43 10 9 9 0 28 9 31 1 0 41 42 52 13 6 113 225 04:45 PM 2 6 27 0 35 5 5 7 1 18 5 34 6 2 47 24 47 15 7 93 193 05:00 PM 3 10 41 1 55 4 5 7 0 16 21 56 5 0 82 29 27 13 4 73 226 Total Volume % App. Total 15 8.2 37 20.3 129 70.9 1 0.5 182 25 29.1 27 31.4 33 38.4 1 1.2 86 40 17.4 167 72.6 20 8.7 3 1.3 230 125 33.5 171 45.8 53 14.2 24 6.4 373 871 PHF .625 .771 .787 .250 .827 .625 .750 .825 .250 .768 .476 .746 .625 .375 .701 .744 .822 .883 .857 .825 .959 Discovery Way EB = 230 x 1.01 = 232 Discovery Way EB = 219 x 1.01 = 221 Peak Hour Data Community Blvd Dis c o v e r y W a y Ou t I n 32 1 3 7 3 To t a l 69 4 53 1 7 1 1 2 5 2 4 Ri g h t T h r u L e f t U T u r n Di s c o v e r y W a y Ou t I n 21 9 2 3 0 To t a l 44 9 3 2 0 1 6 7 Pe d s R i g h t T h r u 40 Le f t Page 200 of 314 AP P E N D I X K SI G N I F I C A N C E Ro a d w a y Fr o m To 20 2 4 Ex i s t i n g La n a g e 20 2 4 Ex i s t i n g Se r v i c e Vo l u m e 20 4 5 La n e a g e 20 4 5 La n e a g e Se r v i c e Vo l u m e Tr a f f i c As n m n t Pe a k Ho u r NB / E B SB / W B Sig n i f i c a n c e S i g n i f i c a n t I m p a c t ? NB / E B S B / W B N B / E B S B / W B Ra n g e l i n e N / S A - - 4 - L a n e s 4 L D 1 , 8 5 0 6 . 5 % 4 5 1 7 2 8 0 . 9 % 1 . 5 % n o n o Be c k e r R o a d N/ S A N/ S B N/ S B Co m m u n i t y B l v d - - - - 4- L a n e s 6- L a n e s 4L D 6L D 1, 8 5 0 2, 7 3 0 6. 0 % 6. 0 % 42 42 16 16 26 26 0. 9 % 0. 6 % 1. 4 % 1. 0 % no no no no Co m m u n i t y B l v d V i l l a g e P a r k w a y - - 4 - La n e s 4 L D 1 , 8 5 0 1 . 5 % 1 1 4 7 0 . 2 % 0 . 4 % n o n o Be c k e r R d P a a r D r i v e - - 4 - L a n e s 4 L D 1 , 8 5 0 0 . 0 % 0 0 0 0 . 0 % 0 . 0 % n o n o N/ S A Pa a r D r i v e Ma r s h a l l P k w y Ma r s h a l l P k w y Dis c o v e r y W a y - - - - 4- L a n e s 4- L a n e s 4L D 4L D 1, 8 5 0 1, 8 5 0 0. 0 % 0. 6 % 0 5 0 3 0 2 0. 0 % 0. 2 % 0. 0 % 0. 1 % no no no no Di s c o v e r y W a y G a t l i n B l v d - - 4 - L a n e s 4 L D 1 , 8 5 0 3 . 3 % 2 3 1 4 9 0 . 8 % 0 . 5 % n o n o Be c k e r R d P a a r D r i v e - - 4 - L a n e s 4 L D 1 , 7 0 0 4 . 0 % 2 8 1 7 1 1 1 . 0 % 0 . 6 % n o n o Co m m u n i t y B l v d Pa a r D r i v e Ma r s h a l l P k w y Ma r s h a l l P k w y Dis c o v e r y W a y - 2- L a n e s - 4 - L a n e s 4- L a n e s 4L D 4L D 1, 7 0 0 1, 7 0 0 3. 5 % 1. 0 % 24 7 15 4 9 3 0. 9 % 0. 2 % 0. 5 % 0. 2 % no no no no Di s c o v e r y W a y G a t l i n B l v d 2 - L a n e s 4- L a n e s 4 L D 1 , 7 0 0 3 . 0 % 2 1 1 3 8 0 . 8 % 0 . 5 % n o n o Tr a d i t i o n P a r k w a y / Ra n g e l i n e N / S A - - 4 - L a n e s 4 L D 1 , 8 5 0 5 . 0 % 3 5 1 3 2 2 0 . 7 % 1 . 2 % n o n o Ga t l i n B l v d N/ S A C o m m u n i t y B l v d 4 - L a n e s 4- L a n e s 4 L D 1 , 8 5 0 1 . 0 % 7 3 4 0 . 2 % 0 . 2 % n o n o Cr o s s t o w n P a r k w a y Ra n g e l i n e N / S A - - 4 - L a n e s 4 L D 1 , 9 4 0 1 6 . 0 % 1 1 3 4 3 7 0 2 . 2 % 3 . 6 % n o n o N/ S A V i l l a g e P a r k w a y - - 4 - La n e s 4 L D 1 , 9 4 0 1 6 . 0 % 1 1 3 4 3 7 0 2 . 2 % 3 . 6 % n o n o Ma r t i n H w y B e c k e r R d - - 2 - L a n e s 2 L 1 , 1 1 0 1 2 . 0 % 8 4 5 2 3 2 4 . 7 % 2 . 9 % n o n o Be c k e r R d P a a r D r i v e - - 2 - L a n e s 2 L 1 , 1 1 0 1 9 . 0 % 1 3 4 8 3 5 1 7 . 5 % 4 . 6 % Y E S n o Pa a r D r i v e M a r s h a l l P k w y 2 - L a n e s 1,0 8 0 2- L a n e s 2 L 1 , 0 8 0 1 9 . 0 % 1 3 4 8 3 5 1 7 . 7 % 4 . 7 % Y E S n o Ra n g e l i n e R o a d Ma r s h a l l P k w y D i s c o v e r y W a y 2 - L a n e s 1,0 8 0 2- L a n e s 2 L 1 , 0 8 0 1 9 . 0 % 1 3 4 8 3 5 1 7 . 7 % 4 . 7 % Y E S n o Di s c o v e r y W a y T r a d i t i o n P k w y 2 - L a n e s 1 , 0 8 0 2 - L a n e s 2 L 1 , 0 8 0 5 5 . 0 % 3 8 7 2 4 0 1 4 7 2 2 . 2 % 1 3 . 6 % Y E S Y E S Tr a d i t i o n P k w y C r o s s t o w n P k w y 2 - L a n e s 1 , 0 8 0 2 - L a n e s 2 L 1 , 0 8 0 4 0 . 0 % 2 8 1 1 7 4 1 0 7 1 6 . 1 % 9 . 9 % Y E S Y E S Cr o s s t o w n P k w y G l a d e s C u t - O f f R d 2 - La n e s 1 , 0 8 0 2 - L a n e s 2 L 1 , 0 8 0 2 4 . 0 % 1 6 9 1 0 5 6 4 9 . 7 % 5 . 9 % Y E S Y E S Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 2 - La n e s 1 0 7 0 2 - L a n e s 2 L 1 , 0 7 0 2 4 . 0 % 1 6 9 6 4 1 0 5 6 . 0 % 9 . 8 % Y E S Y E S Ra n g e l i n e R d N / S A - - 4 - La n e s 4 L D 1 , 8 5 0 3 5 . 5 % 2 5 0 95 1 5 5 5 . 1 % 8 . 4 % Y E S Y E S Di s c o v e r y W a y N/ S A N/ S B N/ S B Co m m u n i t y B l v d - 2- L a n e s - 10 0 0 4- L a n e s 4- L a n e s 4L D 4L D 1, 8 5 0 1, 8 5 0 29 . 3 % 26 . 5 % 20 6 18 7 78 71 12 8 11 6 4. 2 % 3. 8 % 6. 9 % 6. 3 % no no YE S YE S Co m m u n i t y B l v d V i l l a g e P a r k w a y 2 - La n e s 1 0 0 0 4 - L a n e s 4 L D 1 , 8 5 0 2 2 . 0 % 1 5 5 5 9 9 6 3 . 2 % 5 . 2 % n o Y E S Vi l l a g e P a r k w a y Ma r s h a l l P k w y D i s c o v e r y W a y 4 - L a n e s 1 7 1 0 4 - L a n e s 4 L D 1 , 8 5 0 0 . 0 % 0 0 0 0 . 0 % 0 . 0 % n o n o Di s c o v e r y W a y G a t l i n B l v d 6 - L a n e s 2 6 5 0 6 - L a n e s 6 L D 2 , 7 3 0 2 2 . 0 % 1 5 5 9 6 5 9 3 . 5 % 2 . 2 % n o n o Ra n g e l i n e N / S A - - 2 - L a n e s 2 L 1 , 1 1 0 3 . 0 % 2 1 8 1 3 0 . 7 % 1 . 2 % n o n o Ma r s h a l l P a r k w a y N/ S A N / S B - - 4 - L a n e s 4 L D 1 , 8 5 0 2 . 5 % 1 8 7 1 1 0 . 4 % 0 . 6 % n o n o N/ S B C o m m u n i t y B l v d - - 4 - L a n e s 4 L D 1 , 8 5 0 1 . 8 % 1 3 8 5 0 . 4 % 0 . 3 % n o n o Page 201 of 314 AP P E N D I X L 20 4 5 R o a d w a y B a c k g r o u n d V o l u m e s 20 4 5 B a c k g r o u n d P e a k H o u r (F r o m O a k R i d g e S t u d y ) Oa k R i d g e C o m m i t t e d tr i p s NE I L L C o m m i t t e d t r i p s 20 4 5 B a c k g r o u n d To t a l P e a k O f f - P e a k Pe a k O f f - P e a k P e a k O f f - P e a k T o t a l P e a k O f f - P e a k N/ S A Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Ga t l i n B l v d 32 7 1 8 0 1 4 7 0 0 0 0 3 2 7 1 8 0 1 4 7 74 5 4 1 0 3 3 5 2 3 1 6 0 0 7 8 4 4 3 3 3 5 1 91 0 5 0 0 4 1 0 4 2 3 0 4 3 9 8 9 5 4 6 4 4 3 1, 1 6 3 6 3 9 5 2 4 1 5 1 1 2 2 1 7 1 , 2 2 8 6 7 6 5 5 2 Ga t l i n B l v d / T r a d i t i o n Pk w y Ra n g e l i n e N/ S A N/ S A Co m m u n i t y B l v d 55 6 3 0 6 2 5 0 5 0 5 3 5 4 1 1 3 8 7 1 , 6 1 5 9 2 4 6 9 1 1, 6 3 5 8 9 9 7 3 6 4 8 6 3 4 1 5 4 2 , 4 7 1 1 , 3 9 0 1 , 0 8 1 Cr o s s t o w n P a r k w a y Ra n g e l i n e N/ S A N/ S A Vi l l a g e P a r k w a y 82 7 4 5 5 3 7 2 1 , 2 5 4 8 8 0 2 4 1 8 3 , 0 0 3 1 , 7 3 3 1 , 2 7 0 1, 6 9 5 9 3 2 7 6 3 7 4 5 5 2 3 1 0 4 8 0 3 , 1 4 7 1 , 7 8 1 1 , 3 6 6 Ra n g e l i n e R o a d Ma r t i n H w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Gla d e s C u t - O f f R d 1, 3 3 7 7 3 5 6 0 2 2 1 4 1 5 0 8 2 6 3 1 , 8 4 6 1 , 0 3 1 8 1 5 1, 1 6 9 6 4 3 5 2 6 2 6 4 1 8 5 9 2 7 1 1 , 7 8 1 9 9 9 7 8 2 85 4 4 7 0 3 8 4 3 1 7 2 2 3 9 8 7 5 1 , 5 6 7 8 8 5 6 8 2 90 3 4 9 7 4 0 6 3 7 8 2 6 6 2 6 0 1 9 9 2 , 0 0 6 1 , 1 3 5 8 7 1 95 3 5 2 4 4 2 9 4 5 9 3 2 2 2 9 9 2 3 0 2 , 2 6 3 1 , 2 8 2 9 8 1 1, 0 1 7 5 5 9 4 5 8 1 , 0 2 1 7 1 6 1 8 5 1 4 2 3 , 0 8 1 1 , 7 6 5 1 , 3 1 6 1, 0 9 4 6 0 2 4 9 2 2 , 3 2 1 1 , 6 2 9 1 5 9 1 2 2 5 , 3 2 5 3 , 0 8 2 2 , 2 4 3 Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 1, 0 5 3 5 7 9 4 7 4 1 , 4 6 4 1 , 0 2 8 1 5 9 1 2 2 3 , 8 2 6 2 , 2 0 2 1 , 6 2 4 Di s c o v e r y W a y Ra n g e l i n e R d N/ S A N/ S B Co m m u n i t y B l v d N/ S A N/ S B Co m m u n i t y B l v d Vi l l a g e P a r k w a y 35 9 1 9 7 1 6 2 6 9 4 8 2 3 4 1 8 0 8 9 0 5 0 0 3 9 0 68 8 3 7 8 3 1 0 2 3 1 6 2 0 6 1 5 8 1 , 0 9 1 6 0 7 4 8 4 1, 8 4 7 1 , 0 1 6 8 3 1 4 3 1 7 9 1 3 8 2 , 1 7 1 1 , 1 9 9 9 7 2 2, 5 4 4 1 , 3 9 9 1 , 1 4 5 4 2 3 0 0 0 2 , 6 1 6 1 , 4 4 1 1 , 1 7 5 Ma r s h a l l P a r k w a y Ra n g e l i n e N/ S A N/ S B N/ S A N/ S B Co m m u n i t y B l v d 49 6 2 7 3 2 2 3 3 8 2 7 2 7 2 0 6 0 8 3 3 8 2 7 0 1, 2 4 0 6 8 2 5 5 8 3 1 2 1 1 7 1 3 1 , 3 2 2 7 3 0 5 9 2 1, 3 9 0 7 6 5 6 2 5 8 5 2 0 1 5 1 , 4 3 8 7 9 3 6 4 5 Page 202 of 314 AP P E N D I X M 20 4 5 R o a d w a y V o l u m e s w i t h O M B U 20 4 5 B a c k g r o u n d V o l u m e As s i g n Pr o j e c t T r i p s To t a l To t a l Pe a k O f f - P e a k Pe a k O f f - P e a k To t a l Pe a k O f f - P e a k N/ S A Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Ga t l i n B l v d 32 7 18 0 14 7 0. 0 % 0 0 32 7 18 0 14 7 78 4 43 3 35 1 0. 0 % 0 0 78 4 43 3 35 1 98 9 54 6 44 3 0. 6 % 3 2 99 4 54 9 44 5 1, 2 2 8 67 6 55 2 3. 3 % 14 9 1, 2 5 1 69 0 56 1 Ga t l i n B l v d / Tr a d i t i o n P k w y Ra n g e l i n e N/ S A N/ S A Co m m u n i t y B l v d 1, 6 1 5 92 4 69 1 5. 0 % 22 13 1, 6 5 0 94 6 70 4 2, 4 7 1 1, 3 9 0 1, 0 8 1 1. 0 % 4 3 2, 4 7 8 1, 3 9 4 1, 0 8 4 Cr o s s t o w n P a r k w a y Ra n g e l i n e N/ S A N/ S A Vi l l a g e P a r k w a y 3, 0 0 3 1, 7 3 3 1, 2 7 0 16 . 0 % 70 43 3, 1 1 6 1, 8 0 3 1, 3 1 3 3, 1 4 7 1, 7 8 1 1, 3 6 6 16 . 0 % 70 43 3, 2 6 0 1, 8 5 1 1, 4 0 9 Ra n g e l i n e R o a d Ma r t i n H w y B e c k e r R d 1, 8 4 6 1, 0 3 1 81 5 12 . 0 % 52 32 1, 9 3 0 1, 0 8 3 84 7 Be c k e r R d Pa a r D r i v e 1, 7 8 1 99 9 78 2 19 . 0 % 83 51 1, 9 1 5 1, 0 8 2 83 3 Pa a r D r i v e M a r s h a l l P k w y 1, 5 6 7 88 5 68 2 19 . 0 % 83 51 1, 7 0 1 96 8 73 3 Ma r s h a l l P k w y D i s c o v e r y W a y 2, 0 0 6 1, 1 3 5 87 1 19 . 0 % 83 51 2, 1 4 0 1, 2 1 8 92 2 Di s c o v e r y W a y T r a d i t i o n P k w y 2, 2 6 3 1, 2 8 2 98 1 55 . 0 % 24 0 14 7 2, 6 5 0 1, 5 2 2 1, 1 2 8 Tr a d i t i o n P k w y C r o s s t o w n P k w y 3, 0 8 1 1, 7 6 5 1, 3 1 6 40 . 0 % 17 4 10 7 3, 3 6 2 1, 9 3 9 1, 4 2 3 Cr o s s t o w n P k w y Gl a d e s C u t - O f f R d 5, 3 2 5 3, 0 8 2 2, 2 4 3 24 . 0 % 10 5 64 5, 4 9 4 3, 1 8 7 2, 3 0 7 Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 3, 8 2 6 2, 2 0 2 1, 6 2 4 24 . 0 % 10 5 64 3, 9 9 5 2, 3 0 7 1, 6 8 8 Di s c o v e r y W a y Ra n g e l i n e R d N/ S A 89 0 50 0 39 0 35 . 5 % 15 5 95 1, 1 4 0 65 5 48 5 N/ S A N/ S B 1, 0 9 1 60 7 48 4 29 . 3 % 12 8 78 1, 2 9 7 73 5 56 2 N/ S B C o m m u n i t y B l v d 2, 1 7 1 1, 1 9 9 97 2 26 . 5 % 11 6 71 2, 3 5 8 1, 3 1 5 1, 0 4 3 Co m m u n i t y B l v d Ra n g e l i n e N/ S A N/ S B Vi l l a g e P a r k w a y N/ S A N/ S B Co m m u n i t y B l v d 2, 6 1 6 1, 4 4 1 1, 1 7 5 22 . 0 % 96 59 2, 7 7 1 1, 5 3 7 1, 2 3 4 Ma r s h a l l P a r k w a y 60 8 33 8 27 0 3. 0 % 13 8 62 9 35 1 27 8 1, 3 2 2 73 0 59 2 2. 5 % 11 7 1, 3 4 0 74 1 59 9 1, 4 3 8 79 3 64 5 1. 8 % 8 5 1, 4 5 1 80 1 65 0 Page 203 of 314 AP P E N D I X N 20 4 5 w i t h N e i l l F a r m s F L U V o l u m e s Pr o j e c t T r i p s Pe a k O f f - P e a k N/ S A Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Dis c o v e r y W a y Pa a r D r i v e Ma r s h a l l P k w y Dis c o v e r y W a y Ga t l i n B l v d 0 0 0 0 4 3 22 1 7 Ga t l i n B l v d / Tr a d i t i o n P k w y Ra n g e l i n e N/ S A N/ S A Co m m u n i t y B l v d 11 3 8 7 5 4 Cr o s s t o w n P a r k w a y Ra n g e l i n e N/ S A N/ S A Vi l l a g e P a r k w a y 24 1 8 10 4 8 0 Ra n g e l i n e R o a d Ma r t i n H w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Gl a d e s C u t - O f f R d 82 6 3 92 7 1 98 7 5 26 0 1 9 9 29 9 2 3 0 18 5 1 4 2 15 9 1 2 2 Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 15 9 1 2 2 Di s c o v e r y W a y Ra n g e l i n e R d N/ S A N/ S B N/ S A N/ S B Co m m u n i t y B l v d 23 4 1 8 0 20 6 1 5 8 17 9 1 3 8 Ma r s h a l l P a r k w a y Ra n g e l i n e N/ S A N/ S B N/ S A N/ S B Co m m u n i t y B l v d 27 2 0 17 1 3 20 1 5 Page 204 of 314 AP P E N D I X O 5- Y e a r ( 2 0 2 8 ) R o a d w a y A n al y s i s O a k R i d g e R a n c h e s Ro a d w a y F r o m T o S e r v i c e Ca p a c i t y 20 2 8 B a c k g r o u n d Pe a k H o u r As s i g n Pr o j e c t T r i p s 20 2 8 T o t a l P e a k Ho u r T r a f f i c Me e t s Ca p a c i t y ?? ? NB / E B S B / W B N B / E B S B / W B N B / E B S B / W B (A ) ( C ) ( I ) ( J ) ( K ) ( L ) ( M ) ( N ) ( O ) (P ) Be c k e r R d C r o s s t o w n P k w y 1, 0 8 0 2 1 2 1 2 8 1 6 % 1 0 4 6 1 3 1 6 1 8 9 Y E S Ra n g e l i n e R o a d Cr o s s t o w n P k w y G l a d e s C u t - O f f R d 1 , 0 8 0 2 1 2 1 2 8 6 1 % 3 9 5 2 3 2 6 0 7 3 6 0 Y E S Gl a d e s C u t - O f f R d P r o j e c t S i t e 1 , 8 5 0 2 1 2 1 2 8 0 % 0 0 2 1 2 1 2 8 Y E S Ca r l t o n R d O a k R i d g e L o o p R d 3 9 0 6 3 3 2 1 % 6 4 6 9 3 6 Y E S Gl a d e s C u t - Of f R d Oa k R i d g e L o o p R d Ra n g e L i n e R d Re s e r v e B l v d Ra n g e L i n e R d Re s e r v e B l v d Wy l d e r / C o m m e r c e 39 0 1, 0 7 0 1, 0 7 0 63 25 4 43 5 32 14 0 36 0 99 % 38 % 34 % 37 6 14 4 12 9 64 1 24 6 22 0 43 9 39 8 56 4 67 3 38 6 58 0 no * YE S YE S Wy l d e r / C o m m e r c e M i d w a y R d 9 2 0 3 3 5 2 6 2 1 9 % 7 2 1 2 3 4 0 7 3 8 5 Y E S Co m m e r c e Ce n t r e D r St . L u c i e W e s t B l v d G l a d e s C u t - O f f R d 1 , 0 7 0 3 0 6 30 7 5 % 3 2 1 9 3 3 8 3 2 6 Y E S Ra n g e L i n e N / S A 1 , 1 1 0 0 0 4 5 % 1 7 1 2 9 1 1 7 1 2 9 1 Y E S Cr o s s t o w n N/ S A V i l l a g e P a r k w a y 1 , 1 1 0 0 0 4 1 % 1 5 6 2 6 5 1 5 6 2 6 5 Y E S Pa r k w a y Vi l l a g e P a r k w a y C o m m e r c e C t r D r 1 , 9 4 0 1 , 8 2 3 1 , 2 8 9 2 8 % 1 0 6 1 8 1 1 , 9 2 9 1 , 4 7 0 Y E S Co m m e r c e C t r D r I - 9 5 I n t e r c h a n g e 3 , 1 7 0 1 , 7 4 6 1 , 7 5 3 2 5 % 9 5 1 6 2 1 , 8 4 1 1 , 9 1 5 Y E S Ca r l t o n R o a d Gl a d e s C u t - O f f R d S R 7 0 3 9 0 6 3 5 2 1 % 4 6 6 7 5 8 Y E S * G l a d e s C u t - O f f R o a d w i l l r e q u i r e u p g r a d e t o a C o u n t y a r t e r i a l s t a n d a r d f r o m O a k R i d g e Lo o p R o a d t o R a n g e L i n e R o a d i f t h e p r o pe r t y co n n e c t s t o G l a d e s C u t - O f f R o a d w e s t o f R a n g e L i n e R o a d . Page 205 of 314 AP P E N D I X P 5- Y e a r ( 2 0 2 8 ) R o a d w a y A n a l y s i s – O p t i on A ( B u i l d D i s c o v e r y W a y ) - N e i l l F a r m s 20 2 8 T o t a l Ba c k g r o u n d As s i g n Pr o p e r t y T r i p s 20 2 8 T o t a l Pe a k H o u r Tr a f f i c Me e t s C a p a c i t y ?? ? La n e s Se r v i c e Ca p a c i t y Ro a d w a y Fr o m To NB / E B S B / W B N B / E B S B / W B N B / E B S B / W B Ra n g e l i n e R o a d Ma r t i n H i g h w a y Di s c o v e r y W a y Tr a d i t i o n P a r k w a y Cr o s s t o w n P a r k w a Di s c o v e r y W a y Tr a d i t i o n P a r k w a y Cr o s s t o w n P a r k w a y yGl a d e s C u t - O f f R o a d 2 2 2 2 1, 0 8 0 1, 0 8 0 1, 0 8 0 1, 0 8 0 38 0 38 0 38 0 67 1 18 4 18 4 18 4 35 5 12 % 24 % 24 % 24 % 20 30 30 30 15 41 30 41 40 0 41 0 41 0 70 1 19 9 22 5 21 4 39 6 YE S YE S YE S YE S YE S YE S YE S YE S Di s c o v e r y W a y Ra n g e l i n e R d N/ S A N/ S B N/ S A N/ S B Co m m u n i t y B l v d 2 2 2 80 0 80 0 80 0 0 0 0 0 0 0 64 % 64 % 64 % 81 81 81 10 8 10 8 10 8 81 81 81 10 8 10 8 10 8 YE S YE S YE S YE S YE S YE S Gl a d e s C u t - O f f R o a d Ra n g e L i n e R d R e s e r v e B l v d 2 1 , 0 7 0 5 5 5 8 5 9 2 4 % 3 0 4 1 5 8 5 9 0 0 Y E S Y E S Page 206 of 314 AP P E N D I X Q 20 4 5 R O A D W A Y C A P A C I T I E S (1 ) T P O S e r v i c e V o l u m e d o e s n o t E x i s t (2 ) T P O S e r v i c e V o l u m e i n c o n s i s t e n t w i t h R o a d w a y D e s i g n a n d F u n c t i o n (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (2 ) (2 ) (1 ) (1 ) (1 ) Ro a d w a y Fr o m To 20 4 5 La n e a g e 20 4 5 La n e a g e Ad p t d LO S Sp d Lm t Cl a s s FD O T Se r v i c e Vo l u m e (O n e - W a y ) TP O S e r v i c e Vo l u m e (O n e - W a y ) Se r v i c e Vo l u m e Us e d (O n e - W a y ) Be c k e r R o a d Ra n g e l i n e N/ S A N/ S B Co m m u n i t y B l v d N/ S A N/ S B Co m m u n i t y B l v d Vi l l a g e P a r k w a y 4- L a n e s 4- L a n e s 6- L a n e s 4- L a n e s 4L D 4L D 6L D 4L D E E E E 40 1 1 1 1 1, 8 5 0 1, 8 5 0 2, 7 3 0 1, 8 5 0 - - - - 18 5 0 18 5 0 27 3 0 18 5 0 N/ S A Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Ga t l i n B l v d 4- L a n e s 4- L a n e s 4- L a n e s 4- L a n e s 4L D 4L D 4L D 4L D E E E E 40 1 1 1 1 1, 8 5 0 1, 8 5 0 1, 8 5 0 1, 8 5 0 - - - - 18 5 0 1, 8 5 0 1, 8 5 0 1,8 5 0 Co m m u n i t y B l v d Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Ga t l i n B l v d 4- L a n e s 4- L a n e s 4- L a n e s 4- L a n e s 4L D 4L D 4L D 4L D E E E E 35 2 2 2 2 1, 7 0 0 1, 7 0 0 1, 7 0 0 1, 7 0 0 - - 1,7 0 0 1, 7 0 0 1, 7 0 0 1,7 0 0 Tr a d i t i o n P a r k w a y / Ga t l i n B l v d Ra n g e l i n e N/ S A N/ S A Co m m u n i t y B l v d 4- L a n e s 4- L a n e s 4L D 4L D E E 40 1 1 1, 8 5 0 1, 8 5 0 - - 1,8 5 0 1,8 5 0 Cr o s s t o w n P a r k w a y Ra n g e l i n e N/ S A N/ S A Vi l l a g e P a r k w a y 4- L a n e s 4- L a n e s 4L D 4L D E E 45 1 1 1, 9 4 0 1, 9 4 0 - - 1,9 4 0 1,9 4 0 Ra n g e l i n e R o a d Ma r t i n H w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Be c k e r R d Pa a r D r i v e Ma r s h a l l P k w y Di s c o v e r y W a y Tr a d i t i o n P k w y Cr o s s t o w n P k w y Gl a d e s C u t - O f f R d 2- L a n e s 2- L a n e s 2- L a n e s 2- L a n e s 2- L a n e s 2- L a n e s 2- L a n e s 2L 2L 2L 2L 2L 2L 2L E E E E E E E 55 1 1 1 1 1 1 1 1, 1 1 0 1, 1 1 0 1, 1 1 0 1, 1 1 0 1, 1 1 0 1, 1 1 0 1, 1 1 0 1, 0 8 0 1, 0 8 0 1, 0 8 0 1, 0 8 0 1, 0 8 0 1,1 1 0 1, 1 1 0 1, 0 8 0 1, 0 8 0 1, 0 8 0 1, 0 8 0 1,0 8 0 Gl a d e s C u t - O f f R d Ra n g e l i n e R d R e s e r v e B l v d 2 - L a n e s 2 L E 50 1 1 , 1 1 0 1 , 0 7 0 1 , 0 7 0 Di s c o v e r y W a y Ra n g e l i n e R d N/ S A N/ S B Co m m u n i t y B l v d N/ S A N/ S B Co m m u n i t y B l v d Vi l l a g e P a r k w a y 4- L a n e s 4- L a n e s 4- L a n e s 4- L a n e s 4L D 4L D 4L D 4L D E E E E 40 1 1 1 1 1, 8 5 0 1, 8 5 0 1, 8 5 0 1, 8 5 0 - - - - 1,8 5 0 1, 8 5 0 1, 8 5 0 1,8 5 0 Vi l l a g e P a r k w a y Ma r s h a l l P k w y Di s c o v e r y W a y Di s c o v e r y W a y Ga t l i n B l v d 4- L a n e s 6- L a n e s 4L D 6L D E E 40 40 1 1 1, 8 5 0 2, 7 3 0 1, 7 1 0 2, 6 5 0 1,8 5 0 2,7 3 0 Ma r s h a l l P a r k w a y Ra n g e l i n e N/ S A N/ S B N/ S A N/ S B Co m m u n i t y B l v d 2- L a n e s 4- L a n e s 4- L a n e s 2L 4L D 4L D E E E 40 1 1 1 1, 1 1 0 1, 8 5 0 1, 8 5 0 - - - 1,1 1 0 1, 8 5 0 18 5 0 Page 207 of 314 Page 208 of 314 Page 209 of 314 Page 210 of 314 Page 211 of 314 Page 212 of 314 Page 213 of 314 Page 214 of 314 Page 215 of 314 Page 216 of 314 Page 217 of 314 Page 218 of 314 Page 219 of 314 Page 220 of 314 Page 221 of 314 Page 222 of 314 Page 223 of 314 Page 224 of 314 Page 225 of 314 Page 226 of 314 Page 227 of 314 Page 228 of 314 Page 229 of 314 Page 230 of 314 Page 231 of 314 Page 232 of 314 Page 233 of 314 Page 234 of 314 Page 235 of 314 Page 236 of 314 Page 237 of 314 Page 238 of 314 Page 239 of 314 Page 240 of 314 Page 241 of 314 Page 242 of 314 Page 243 of 314 Page 244 of 314 Page 245 of 314 Page 246 of 314 Page 247 of 314 Page 248 of 314 Page 249 of 314 Page 250 of 314 Page 251 of 314 Page 252 of 314 Page 253 of 314 Page 254 of 314 Page 255 of 314 Page 256 of 314 Page 257 of 314 Page 258 of 314 Page 259 of 314 Page 260 of 314 Page 261 of 314 Page 262 of 314 Page 263 of 314 Page 264 of 314 Page 265 of 314 Page 266 of 314 Page 267 of 314 Page 268 of 314 Page 269 of 314 Page 270 of 314 Page 271 of 314 Page 272 of 314 Page 273 of 314 Page 274 of 314 Page 275 of 314 Page 276 of 314 Page 277 of 314 Page 278 of 314 Environmental resources final report TO:Thad Crowe, Planning & Development Services Department THROUGH:Amy E. Griffin, Environmental Resources Director FROM:Aimee L. Cooper, Environmental Regulations Manager DATE:February 8, 2024 SUBJECT:Palermo Estates – Preliminary and Final Planned Unit Development (RZ-2307-000026) Future Land Use Map Amendment (FLUMA- 2303-000022) Category III Wetland Waiver (WTLW-2310-000034) Background The Environmental Resources Department (ERD) is in receipt of the December 4, 2023, date-stamped submittal transmitted December 21, 2023, with comments due January 3, 2023, from Planning and Development Services. The applicant is proposing a Category III Wetland Waiver Application associated with a Planned Unit Development (PUD, RZ-2307-000026), as well as a Future Land Use Amendment from the existing AG-5 land use, which restricts residential densities to a maximum of one (1) dwelling unit per five (5) gross acres to Residential Urban (RU). The intent of these applications is to allow for residential development. The project is located at TBD Range Line Road and is bound to the south by one (1) vacant Agricultural-5 zoned St. Lucie County parcel to, to the west by one City of Port Saint Lucie parcel, to the north by four (4) vacant Agricultural-5 zoned St. Lucie County parcels, and to the east by Range Line Road. and the project site consists of five (5) vacant parcels totaling ±235.15 acres. Parcels included in this request are as follows: 421233100010007, 36.2 acres, 421234100020005, 9.6 acres, 421233300250007, 4.7 acres, 421233300260004, 84.5 acres, 421233400010006, 99.9 acres. Findings An Environmental Impact Report conducted by Aquatic Research, dated October 2023, states that the site consists of cattle grazing lands. The subject property is currently in agriculture use as cattle/grazing lands. It maintains an active South Florida Water Management District Permit (SFWMD) relevant to its former use in citrus. Per the active SFWMD permits (56-01002-S and 56-01001-W) the sites natural features include three (3) jurisdictional freshwater marshes, and an area of native pine flatwood uplands. Remaining areas on site consist of improved pasture, fallow/abandoned groves, a large reservoir created/permitted to store water for the historical citrus operation, disturbed lands created from the excavation of the reservoir, and farm ditches classified as other surface waters (OSWs). Uplands The subject property contains a mixture of native and non-native uplands. The majority of on-site uplands are non- native areas consisting of agricultural lands (i.e., abandoned groves and improved pasture). Additional onsite upland portions on the subject property include native pine flatwoods and disturbed lands located in the northern property quadrant. Improved Pasture (±104.7 acres) This category in most cases is composed of land which has been cleared, tilled, reseeded with specific grass types, and periodically improved with brush control and fertilizer application. Water ponds, troughs, feed bunkers and, in some cases, cow trails are evident. Page 279 of 314 Abandoned/Fallow Grove (±90.4 acres) This classification is consistent with on-site observations in the south portion of the property. The majority of this area is dead citrus trees with a few live citrus trees remaining. Pine Flatwoods (±11.0 acres) The pine flatwoods class is dominated by either slash pine, longleaf pine or both, and less frequently pond pine. The common flatwoods understory species include saw palmetto, wax myrtle, gallberry and a wide variety of herbs and brush (FLUCCS). Disturbed Lands/Exotic Vegetation (±5.0 acres) This classification is for areas which have been changed due primarily to human activities other than mining. These areas are dominated by invasive trees including Australian pine (Casuarina equisetifolia), Brazilian pepper (Schinus terebinthifolia), and eucalyptus (Myrtaceae spp.). Wetlands The subject property has two (2) active SFWMD permits. Based on these permits three (3) jurisdictional wetlands were identified. Two (2) wetlands are indicated in the permit as grove wetlands impacted by past land practices of ditching and berming, and hydrologically isolated utilizing a pump system. The third wetland is within the northern property quadrant, with most of the acreage being offsite. All three (3) onsite wetlands are classified as Category III per the St. Lucie County Comprehensive Plan (Comp. Plan) Policy 6.1.14.1, as they are isolated systems not that do not qualify as Category I or II wetlands and less than five (5) acres in size. Review of the two (2) active SFWMD permits also indicated the permitted creation of a large onsite reservoir associated with the historical citrus operation. This system was created to provide onsite water storage. Wetland 1 (±1.21 acres) and Wetland 2 (±0.96 acres) These freshwater marshes were delineated as part of the active SFWMD permit covering the subject property. They are both located inside the now abandoned grove, surrounded by a ditch and berm. Per the historical permit conditions (1990’s) past land practices of ditching and berming as well as a physical connection to the onsite agricultural furrows were approved with regards to these wetlands. It was further indicated in the approved permit as impacted and hydrologically isolated wetlands utilizing a pump system. Monitoring was implemented and verified to ensure agricultural practices would not adversely affect the hydrology of these wetlands, which both have retained satisfactory hydrological condition. Regardless, Wetlands 1 and 2 are still best classified as impacted and of very poor quality based on isolation within an agricultural field and the intrusion of invasive exotic Brazilian pepper trees. The severe side slopes, density of vegetation and receipt of agricultural runoff also limits vegetation diversity and ability for this system to provide wildlife support. Wetland 3 (±0.79 acres) This isolated wetland is mainly located off the subject property to the north and appears to be of moderate quality, with representative vegetation consisting of native species such as pickerelweed (Pontederia cordata) duck potato/arrowhead (Sagittaria latifolia), and a variety of native sedges and rushes. It was delineated in association with the existing SFWMD permit. There is a berm and fence around the southern portion of this wetland. Other Surface Waters (OSWs) The Palermo Estates Project also contains ditches and furrows associated with its historical agricultural use as well as a large, permitted reservoir. These features are classified as Other Surface Waters (OSW’s). Per the approved SFWMD permits for the subject property these waters receive and discharge water from the C-24 via the Herman Peacock Canal. A large reservoir (±2.8 acres) is located within the NE property quadrant. This reservoir was authorized for creation under the active SFWMD permits for the subject property. Farm ditches Page 280 of 314 (±18.29 acres) are also present onsite and defined as artificial waterways constructed for drainage or irrigation of adjacent lands. The sides of ditches are often vegetated, with grasses and sedges usually dominant. Wildlife Evaluation and Listed Fauna Survey During the field assessments on December 9, 10, and 11, 2022, pedestrian transects were made throughout the subject property to observe for the presence of any state or federal listed fauna species as well as wildlife in general. These included observations of individual animals as well as dens, burrows, rooting areas, or nests. Multiple linear transects were completed across representative portions of all habitat areas. The survey conducted covered ±40.0 acres (±17%) of the ±235.15-acre subject property. No gopher tortoise burrows were observed on the subject property. Wildlife transects and observations indicated the presence of two (2) Audubon’s crested caracaras in a swale along the eastern property boundary. Additionally, the subject property contains habitat suitable for wading birds, the Everglades’ snail kite, and American alligator nesting, as well as tree cavities suitable for bat and Aves nesting. The site also lies within the Core Foraging Area for the federally protected wood stork (Mycteria americana). Site development will require completion of a U.S. Fish and Wildlife (FWS) compliant crested caracara survey as well as nesting and wading bird, snail kite, and alligator surveys or written correspondence stating any potential impacts have been resolved from FWS for each of these species. Additionally, within 3 months of site clearing, a 100% survey will be required to be conducted across 100% of suitable gopher tortoise habitat within areas of proposed development/land clearing. Impacts and Mitigation The site plan has been designed overall to avoid impacts to protected trees, higher quality wetlands with significant ecological function, and areas considered to be valuable to wildlife. Proposed onsite alterations include impacts to native trees meeting tree mitigation thresholds outlined in LDC 6.00.05.D and two Category III isolated wetlands, Wetlands 1 and 2, which require a Category III Wetland Waiver. Native Vegetation Impacts and Mitigation Development of the site will include minimal impacts to native trees. The majority of protected (i.e., native) trees on the site are within the ±11.0 acres onsite native pine flatwoods and along the Herman Peacock Canal. While a finalized tree mitigation plan has not yet been submitted for review and approval, one shall be provided prior to final site plan approval. According to the EIR, several options to satisfy tree mitigation requirements of impacted trees were proposed including not only preservation of trees along the Herman Peacock Canal, replanting, relocation or oversizing of landscape trees, but also the alternative tree mitigation outlined in LDC 6.00.05.D.3.b.1 to preserve the ±11.0 acres onsite native pine flatwoods upland habitat to satisfy a portion if not all tree mitigation requirements. While utilizing this latter alternative tree mitigation method does meet the minimum requirement of preserving 25% of intact native upland habitat, in this case the applicant is proposing to preserve 100% of all the intact native upland habitat onsite, it does not meet the minimum size requirements of 15% of the overall site, which would require the native upland habitat to measure 35.27 acres of the 235.15- acre overall site. Additionally, should the alternative mitigation method of the habitat set aside be solely utilized to satisfy all tree mitigation requirements, it shall be demonstrated how the ±11.0 acres onsite native pine flatwoods upland habitat minimizes edge to interior ratio by having no minimum dimension less than one hundred (100) feet and shall not exceed a length to width ratio of three to one (3:1) unless exceeding this ratio allows for superior connections with adjacent parcels or other environmental benefits. The alternative mitigation method does allow for flexibility when interconnectivity with other onsite and adjacent habitat preserves can be achieved, in this case, with connectivity to a portion of Wetland 3 onsite, which traverses north into the adjacent parcel, as well as the existing reservoirs to the east and southeast of the pine flatwoods, creating a 27.6-acre preserve. Should the alternative mitigation method of the habitat set aside be utilized to satisfy all tree mitigation requirements, the 27.6-acre preserve shall be platted separately and conserved in perpetuity via conservation easement, being recorded in favor of St. Lucie County in the St. Lucie County Clerk of Courts and maintained in accordance with the approved and recorded Preserve Area Monitoring and Management Plan (PAMMP). Page 281 of 314 Wetland Waiver Application and Mitigation Avoidance and minimization of wetland impacts was considered throughout project design. Based on approved uses since the 1990's (previously issued ERP) these wetlands have experienced agriculturally based impacts resulting in hydrological isolation, severe topographic alteration via installation of rows and furrows as well as berms around both wetlands. It is the applicant’s position that preservation of these wetlands in a reasonable and ecological manner would require significant topographic and community alterations to maintain appropriate hydrology and community structure post development. Completion of a high-level restoration would be less ecologically favorable, requiring intensive restoration at a high level of risk for long term failure. Therefore, the applicant has requested to permanently impact Wetlands 1 and 2, which both are isolated systems under 5 acres in size, of low function and dominated by invasive vegetation, while preserving Wetland 3 and its associated upland buffer, which is of higher ecological function. Wetland 3 shall be enhanced via exotic removal and shall be preserved in perpetuity via conservation easement. Wetlands 1 and 2 shall be mitigated in accordance with the SFWMD Basis of Review, with wetland credits to be purchased from Bluefield Ranch Mitigation Bank. In accordance with Resolution No. 15-237, an administrative Category III wetland waiver may be granted by the Environmental Resources Director, or designee, in accordance with the standards set forth in the Land Development Code and Comprehensive Plan for isolated wetlands less than five (5) acres that do not qualify as Category I or II wetlands. Therefore, the Environmental Resources Department certifies the project noted above and detailed in the preliminary PUD by Cotleur & Hearing dated September 28, 2023, has met the requirements necessary to grant approval of the Category III Wetland Waiver per Comprehensive Plan Policy 6.1.14.4. Other Surface Waters (OSWs) and Mitigation Per the Federal Register Volume 85, No. 77, April 21, 2020, Section II. Background, Part A Final Rule, converted cropland created from uplands, or from non-jurisdictional waters are not considered federal jurisdictional wetlands. As the site is representative of converted cropland with ditches created from non- jurisdictional waters, the onsite farm ditches should not meet the definition of a Water of the U.S. or be federally jurisdictional. Furthermore, due to the linear nature of the onsite ditches and steep slopes, they should not meet the definition of a state jurisdictional wetland and are best classified as other surface waters. However, OSWs are often times considered habitat for wading birds such as wood storks. Mitigation for wood stork forage, not only for impacts to wetlands, but also to OSWs, may be accomplished onsite via preservation or creation of other forage areas, or offsite via the purchase of credits from a wetland mitigation bank offering wood stork credits. The creation of an onsite lake with a vegetated littoral shelf could also be used to partially or fully offset onsite forage impacts. Mitigation for OSWs shall be determined in the updated ERP. Landscaping A preliminary bubble landscape plan demonstrating compliance with LDC 7.09.00 perimeter buffering, upland buffers and littoral buffers surrounding each deepwater habitat, etc., provided by Cotleur & Hearing dated September 28, 2023, was reviewed and approved for the preliminary and final PUD. A more detailed landscape plan shall be provided for review and approval prior to final site plan approval. Recommendation The Environmental Resources Department has no objections to the approval of the Preliminary and Final Planned Unit Development, the Future Land Use Map Amendment application, and the Category III Wetland Waiver with the conditions outlined below. Page 282 of 314 Conditions of Approval 1. Prior to final site plan approval, the boundary survey shall include the identification of the agency or agencies claiming jurisdiction of the wetlands per LDC 11.02.10. Until the wetlands have been confirmed by the appropriate state/federal agency, provide a note on the survey as follows: wetlands identified by others and will be confirmed by the appropriate outside agency/agencies. 2. Prior to final site plan approval, a finalized tree mitigation plan shall be submitted for review and approval per LDC 6.00.05.D 3. Prior to final site plan approval, a detailed landscape plan shall be submitted for review and approval per LDC 7.09.00. 4. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, an updated Environmental Resource Permit (ERP) shall be provided from the appropriate state and/or federal agencies, consistent with LDC 11.02.09.A.5 and Chapter 6 of the CP Policy 6.1.12.4, and shall provide details pertaining to the approved mitigation for wetlands (i.e., the amount of credits purchased from Bluefield Ranch Mitigation Bank) as well as mitigation requirements for any impacts to Other Surface Waters (OSWs). 5. Prior to commencement of development, as defined in LDC 2.00.00, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, provide an executed Conservation Easement and approved Preserve Area Monitoring and Management Plan (PAMMP) with an attached affidavit and cashier's check (payable to the Clerk of the Court for recording fees) to the County Attorney, as well as the GIS shapefile or CAD file of the conservation easement boundaries, and closure report to St. Lucie County. 6. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, listed species surveys shall be provided/updated as required per state and/or federal survey protocol. Should any listed species be found as a result of these updated surveys appropriate permits from state and federal agencies shall be required. 7. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a Vegetation Removal Permit Applicant shall be issued by the Environmental Resources Department per LDC 6.00.00. 8. Prior to issuance of a Certificate of Occupancy all Category I listed invasive plant species shall be eradicated from the site. Please contact Aimee Cooper at 772-462-6440 if you have any questions. Page 283 of 314 Page 284 of 314 Page 285 of 314 Page 286 of 314 Page 287 of 314 Page 288 of 314 Page 289 of 314 Page 290 of 314 Page 291 of 314 Page 292 of 314 Page 293 of 314 Page 294 of 314 Page 295 of 314 Palermo Estates PUD Rezoning Supplement 3 Justification 1. If you are requesting an amendment to the Official Atlas of St. Lucie County, state whether the proposed amendment is in conflict with any portions of the LDC. This application is in compliance with the St. Lucie County Land Development Code. The PUD concept plan provides the necessary details and typicals required for review, and the supplemental environmental, engineering, and traffic documentation provides further information. The application also includes preliminary townhome architecture for staff review. The only LDC provision that this concept is in conflict with is the cul-de-sac limit of 1,000 feet. For this application, we are requesting the County approve a 1,500-foot cul-de-sac length. 2. Please give a statement describing any changed conditions that would justify a rezoning. The Urban Service Boundary was extended in late 2022 to include this portion of St. Lucie County. This extension acknowledges that this area is adequate for urbanization, especially that of transitional low- impact such as that being proposed in this PUD, which will limit the development to residential units at 3 units per acre. 3. Please state why there is a need for the proposed rezoning. This PUD rezoning is necessary for the proposed 3 du/ac development within this parcel, which is within the newly expanded Urban Service Boundary. The area is destined for development of greater uses than the existing AG-5 designation, and a residential development of 3 du/ac, as proposed in this application, is a suitable and compatible proposal for the site. Additionally, a PUD zoning would allow the 1development to feature better density transitioning, including locating the townhomes on the eastern side of the site. 4. Please sate whether and how the proposed rezoning is consistent with the St. Lucie County Comprehensive Plan. The parcel is undergoing a concurrent Future Land Use Map Amendment to change the existing designation of AG-5 to RU, or Residential Urban. This proposed land use is compatible with adjacent uses as well as the proposed PUD zoning. This PUD rezoning is also consistent with the intended use of the area, to function as a transitional zone between the preserve/agricultural uses to the west and the NCDs in Port St. Lucie to the east. 5. Please give a statement outlining the extent to which the proposed amendment: a. Is compatible with existing land uses. As discussed on numerous occasions with St. Lucie County staff, all parties are in agreement that a gross density of 3du/ac for this site is compatible with existing surrounding uses. Being as this site, and those Page 296 of 314 June 21, 2023 Palermo Estates PUD Rezoning Supplement 3 north and south, are now within the USB, applications are in place currently for those parcels to amend their land use to a non-agricultural category. Additionally, the Port St. Lucie developments to the east are all residential developments with densities around the same value. b. Affects the capacities of public facilities, including but not limited to transportation, sewage, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical services. This general western area of St. Lucie County is quickly being developed and several of these public facilities are being expanded to address this growth, such as the extension and widening of roads and the extension of the water and sewer network. Additionally, being in the USB, this development at this intensity will not cause undue negative impacts on these facilities. c. Affects the natural environment (if no adverse impacts expected, please state why). The developer is aware of the three onsite wetlands, the +/-5 acre reservoir area, and the +/- 11 acres of pine flatwoods habitat, as detailed in the Environmental Report prepared by Aquatic Research. Although the two Category III wetlands, Wetlands 1 and 2, will be impacted by the development, wetland 3 and the entire pine flatwood and retention area will be preserved to maintain the environmental value and habitat in the northern portion of the site. The total area being preserved is 27.6 acres. d. Will result in an orderly and logical development pattern. This low-density residential development is consistent with logical growth in this area, as it would provide a compatible use adjacent to more residential development in Port St. Lucie to the east and the McCarty Preserve to the west and provides sufficient density for an area within the USB. e. Will adversely affect the property values in the area. The properties in this area will not be adversely affected. The development will ensure sufficient buffering from surrounding parcels to preserve their agricultural potential if they remain undeveloped, as well as buffering from the adjacent McCarty Preserve. 6. Please explain the applicant’s interest in the subject property. The applicant is the owner of the property. The property is now within the USB and is therefore adequate for the type of proposed development. 7. Please include such other information or documentation that may be deemed necessary or appropriate to a full and proper consideration and disposition of this particular application. Page 297 of 314 NEILL FARMS MOVE SOUTH TO AVOID LAKE? MCCARTY PRESERVE PALERMO EST RAINBOW GROVES LEGACY TREASURE COAST AIR PARK MOVE SOUTH TO AVOID TREASURE COAST AIR PARK? Page 298 of 314 Page 299 of 314 Page 300 of 314 Page 301 of 314 Page 302 of 314 Page 303 of 314 Page 304 of 314 Page 305 of 314 Page 306 of 314 Page 307 of 314 Page 308 of 314 Page 309 of 314 Page 310 of 314 Page 311 of 314 A PARCEL OF LAND BEING A PORTION OF SECTIONS 12 AND 13, TOWNSHIP 37 SOUTH, RANGE 38 EAST, ST. LUCIE COUNTY, FLORIDA. SAID PARCEL OF LAND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: Page 312 of 314 !O t 0..r II! ii ,., ul d,.. j I j 0 Page 313 of 314 LEGAL DESCRIPTION BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 12 PER CERTIFIED CORNER RECORD NUMBER 116231 AND BEING MARKED WITH A 3"x3" CONCRETE MONUMENT WITH A 3/8" IRON ROD; THENCE NORTH 00o01'01" EAST ALONG THE WEST LINE OF SAID SECTION 12, A DISTANCE OF 710.10 FEET; THENCE NORTH 87o30'54" EAST, A DISTANCE OF 2,221.47 FEET; THENCE NORTH 86°52'33" EAST, A DISTANCE OF 632.47 FEET; THENCE SOUTH 15o35'00" EAST, A DISTANCE OF 713.88 FEET; THENCE SOUTH 81o33'1O" EAST, A DISTANCE OF 2,183.40 FEET; THENCE NORTH 35o25'45" EAST, A DISTANCE OF 33.85 FEET TO AN INTERSECTION WITH THE WEST RIGHT OF WAY LINE OF RANGE LINE ROAD (STATE ROAD 709), PER RIGHT OF WAY MAP SECTION 94002-2501 AS RECORDED IN PLAT BOOK 21, PAGES 10 THROUGH 10A OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA; THENCE SOUTH 00o00’01"EAST ALONG SAID WEST RIGHT OF WAY LINE, A DISTANCE OF 1,340.12 FEET; THENCE SOUTH 59o35'30" WEST, A DISTANCE OF 2,900.00 FEET; THENCE SOUTH 39o35'30" WEST, A DISTANCE OF 2,337.84 FEET TO AN INTERSECTION WITH THE WEST LINE OF SAID SECTION 13; THENCE NORTH 00o00'32" EAST ALONG SAID WEST LINE, A DISTANCE OF 1,539.09 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINING 10,243,805 SQUARE FEET OR 235.17 ACRES, MORE OR LESS. SAID PARCEL BEING SUBJECT TO ANY/ALL EASEMENTS, RESERVATIONS, RESTRICTIONS, OR DEDICATIONS. Page 314 of 314