TREASURE COAST REGIONAL PLANNING COUNCIL DRAFT Subject to modifications M E M O R A N D U M To: Council Members AGENDA ITEM 9A From: Date: Subject: Staff January 19, 2007 Council Meeting Florida Research Park Amended Development Order Introduction The Florida Research Park Development of Regional Impact (DRI) filed a Notice of Proposed Change (NOPC) to a previously approved Development Order (DO) on April 5, 2007. The NOPC was updated on November 2, 2006. Based on the NOPC, Palm Beach County issued an amended DO for the Florida Research Park DRI on November 27, 2006. The DO has been rendered to Council and the Department of Community Affairs (DCA). At this point, the Council is to advise DCA on: 1) whether the County s DO addresses all regional issues; and 2) whether DCA should appeal the DO. DCA must make the determination whether or not to appeal the DO by February 2, 2007. Background The Florida Research Park DRI was originally approved as the Palm Beach Park of Commerce, a 1,243-acre industrial development that was reviewed by Council in December, 1981, and approved by Palm Beach County on February 2, 1982. The project is located in unincorporated Palm Beach County on the north side of SR 710 (Beeline Highway) and east side of SR 711 (Pratt and Whitney Road) (Exhibit 1). The Master Development Plan provides for 6,250,000 square feet of industrial and commercial development (Exhibit 2). The Florida Research Park DRI owners are proposing to reconfigure the master plan by adding approximately 80 acres in the northwest portion of the project site, adding an additional access point from a new 80 foot right-of-way, and redesignating 15.32 acres from utility to general industrial. The property owner is also requesting to extend the build out for 7 years from 2014 to December 31, 2021. In 1993, the County granted a buildout extension from 2006 to July 31, 2014. Overview Palm Beach County has amended the development order (Exhibit 4) to extend the buildout date, include additional property into the project, and provide a new access driveway. Revised traffic
2 DRAFT Subject to modifications conditions have been incorporated into the amended development order. These conditions are based on a Traffic Impact Analysis prepared by Kimley-Horn and Associates dated November 2006. The traffic study was prepared to identify traffic impact due to a) the proposed buildout extension to the year 2021; and b) a new proposed access driveway onto Seminole Pratt-Whitney Road. The traffic study was performed in conformance with the requirements of Palm Beach County Traffic Performance Standards, Article 12 of the Unified Land Development Code. The 2021 traffic projections include traffic from projects currently approved in Palm Beach County. While most of these projects are expected to be built, the Palm Beach County Biotechnology Research Park (usually referred to as Mecca Site) Development of Regional Impact is not likely to be built as approved. However, as part of approved developments, this project was included when estimating traffic projections. If the density and intensity of development at the Mecca Site were reduced as expected, traffic projections included in the Florida Research Park Traffic Impact Analysis would be overestimated. Two resolutions regarding the development order for the Florida Research Park have been adopted. These are: Resolution Numbers R-2006-2561 and R-2006-2562. Most of the transportation related conditions are included in Resolution R-2006-2561, while the other resolution only includes three conditions related to transportation. Both resolutions include three sections which are summarized as follows: Section I Includes conditions of development with a buildout date of 2014 (no extension). Section II Includes conditions of development with a buildout date of 2021 (proposed extension). Section III Indicates Section II shall become effective upon the effective date of the Constrained Roadways at a Lower Level of Service (CRALLS) Comprehensive Plan Amendment and the applicant obtaining the LOS modifications necessary from the Florida Department of Transportation to address transportation related conditions of approval. However, it also includes a clause indicating Section II will expire within two years from the date of approval of the development order if the applicant does not obtain the LOS modifications or CRALLS designations. Analysis The Traffic Impact Analysis shows that at buildout of the project (year 2021) several roadways significantly impacted by project traffic are projected to exceed the adopted service volume at some time during development of the Florida Research Park (Exhibit 3): Indiantown Road from Jupiter Farms Road to Florida s Turnpike Seminole Pratt-Whitney Road from Orange Boulevard to Northlake Boulevard PGA Boulevard from Florida s Turnpike to Central Boulevard Indiantown Road from Florida s Turnpike to I-95 PGA Boulevard from Jog Road/Ryder Cup Boulevard to Florida s Turnpike PGA Boulevard from Central Boulevard to Military Trail PGA Boulevard from Beeline Highway to Jog Road/Ryder Cup Boulevard Indiantown Road from I-95 to Central Boulevard
DRAFT Subject to modifications Seminole Pratt-Whitney Road from PGA Boulevard to Beeline Highway Seminole Pratt-Whitney Road from Beeline Highway to Indiantown Road Coconut Boulevard from Orange Boulevard to Northlake Boulevard Indiantown Road from Alexander Run Road to Jupiter Farms Road Indiantown Road from Pratt-Whitney Road to Alexander Run Road Orange Boulevard from Coconut Boulevard to Royal Palm Beach Boulevard The CRALLS designations for the roadway segments identified above as well as several intersections have been transmitted to the DCA by Palm Beach County as part of a Comprehensive Plan Amendment. Once CRALLS designations have been adopted, no improvements will be required on these roads. Beeline Highway (SR 710) is part of the Florida Intrastate Highway System as well as the Strategic Intermodal System. As such, the Florida Department of Transportation has established minimum level of service standards. The following roadway segments within Beeline Highway are projected to exceed the adopted service volume at some time during development of the Florida Research Park: Jog Road to Blue Heron Boulevard Northlake Boulevard to Jog Road North County Airport to PGA Boulevard Martin County Line to west of Pratt Whitney Entrance The developer has requested a variance to the adopted level of service from the Department of Transportation. If approved, no improvements will be required on these roadway segments. Regional Issues The following issues have been identified: 1. Impacts into Martin County As the Traffic Impact Analysis has been prepared based on the requirements of Palm Beach County Traffic Performance Standards, impacts into Martin County have not been identified or mitigated. Florida Research Park Traffic has significant impact on both Beeline Highway and Pratt-Whitney Road into Martin County. Conditions to widen these two roads within Palm Beach County up to the Martin County line are included in the development order. These conditions also include the alternative of getting variances or CRALLS designations. Therefore, impacts into Martin County, which have not been evaluated, will create unreviewed and unmitigated traffic impacts on the regional roadway network. Palm Beach County can address this regional concern by adding a condition which requires an analysis of traffic impact of the Florida Research Park DRI into Martin County. The methodology should be approved by Martin County, the Florida Department of Transportation and the Treasure Coast Regional Planning Council. The 3
4 DRAFT Subject to modifications traffic analysis should evaluate traffic impact at buildout of the DRI and identify improvements, if any, necessary to maintain roadways and intersections at the adopted levels of service. The development order should then be amended to include additional conditions of approval necessary to mitigate traffic impact of the proposed development in Martin County. 2. Seminole Pratt-Whitney Road One of the development order conditions includes construction of Seminole Pratt- Whitney Road between its terminus near Northlake Boulevard and Beeline Highway. However, this condition also indicates the project can proceed after September 30, 2007 without construction of the road as the improvement was part of the County s Five-Year Road Program at the time the project got concurrency approval. In the interim time, Palm Beach County has deleted this improvement from its Five-Year Road Program. As a result, the project will create unreviewed and unmitigated traffic impacts on the regional roadway network. The County can address this regional concern by putting the improvement back into its Five-Year Road Program, or by adding a condition in the development order that requires an analysis which does not include this road. The analysis will result in additional impact to nearby roadways. Therefore, the development order should be amended to include additional conditions of approval necessary to mitigate traffic impact. It is expected that both the CRALLS designation and variance would require revisions to include this additional traffic. 3. Impacts along SR 710 As mentioned earlier, Beeline Highway (SR 710) is part of the Florida Intrastate Highway System as well as the Strategic Intermodal System. Since the Florida Department of Transportation establishes minimum level of service standards, CRALLS designations are not permitted. A variance to mitigate traffic impact of the Florida Research Park by lowering the level of service on some roadway segments along Beeline Highway has been requested from the Department of Transportation. Two other Developments of Regional Impact (Quillen and Indiantown) are projected to have significant impact on SR 710. These developments have obtained an impact assessment report from the Treasure Coast Regional Planning Council and are awaiting approval from Martin County. Some segments along SR 710 will be significantly impacted by all three developments of regional impact: Quillen, Indiantown and Florida Research Park. The Florida Department of Transportation is currently undertaking a preliminary design and engineering (PD&E) study for all segments of SR 710 under consideration. The study is expected to be finished within the next two to three years. Once the study is finished, identified improvements need to be included for construction in the Department s Five-Year Road Program. Therefore, as of now, no improvements have been scheduled for any segments of SR 710.
DRAFT Subject to modifications Comments Since there are three developments of regional impact which are projected to have significant impact on segments of SR 710, it is recommended the variance for SR 710 include all three projects. This approach would be comprehensive in nature as it includes two counties. In addition, the variance should present mitigation measures to minimize traffic impact on SR 710 and should evaluate funding options to schedule construction of improvements as soon as possible. The development order is difficult to follow since the last section is the one indicating which of the preceding sections is applicable. The following two conditions appear to be in conflict and they should be revised, if appropriate: Engineering Condition 5 of Section I: No building permits for the site may be issued after July, 31, 2014. Engineering Condition 5 of Section II: No building permits for the site may be issued after December, 31, 2021. The traffic impact analysis shows significant impact on the segment of Florida s Turnpike between Beeline Highway and Okeechobee Boulevard. This segment is not projected to maintain the adopted level of service. While the applicant has obtained a letter from the Florida s Turnpike Enterprise indicating no objections to the extended buildout date, the development order does not include improvements to mitigate traffic impact. This issue should be addressed either in the traffic impact analysis or the development order. Conclusions Council believes the concerns expressed above can be adequately addressed by amending the development order as recommended in this report. The DCA should appeal the development order for the Florida Research Park DRI unless the County agrees to amend the DO as recommended by Council. Recommendation Council should adopt and transmit its report and recommendations on the Florida Research Park DRI Amended Development Order to the Florida Department of Community Affairs. Attachments 5