Indiantown LDR Weaknesses for Hyperscale Data Centers
Side-by-Side Technical Comparison + Recommended PUD Conditions
Project: Tesoro Groves PUD (FPL) – Potential 2.5 Million Sq Ft Large-Load Data Center
| # | Issue | Current Code Reference | Deficiency | Recommended Request for PUD Acceptance | SB 484 Connection |
|---|---|---|---|---|---|
| 1 | Noise / Sound Standards | LDR Sec. 3-6.9 (Industrial Performance Standards); Sec. 3-4.9 (Home Occupation); Sec. 12-8 (Major Site Plan) | Only vague “no objectionable noise” language. No dB limits, no frequency weighting (A/C/Z), no octave-band analysis. | Require Z-weighted or C-weighted measurements + 1/3-octave band analysis. Set limits: 55 dBA / 65 dBC daytime and 45 dBA / 55 dBC nighttime. Add +5 dB penalty for tonal/low-frequency noise. | SB 484 creates statewide infrasound standards and gives local governments authority to enforce them. |
| 2 | Industrial Use Classification | LDR Ch. 3, Div. 3 (Use Table) & Div. 2 (Zoning Districts) | No definition or specific standards for hyperscale data centers. Treated same as small warehouses. | Add definition of Hyperscale Data Center (>500,000 sq ft, >50 MW, or >100,000 gpd water) and require compliance with modern performance standards. | SB 484 establishes new statewide performance standards for large-load data centers. |
| 3 | Height, Massing & Setbacks | LDR Ch. 3, Div. 2 (Zoning Districts) | Standard industrial limits too low for this scale. | Require data center-specific height and setback standards. | SB 484 allows creation of zoning overlays for large-load customers with enhanced standards. |
| 4 | Water Consumption | Comp Plan Conservation Policies C1.2.1–C1.2.7; Infrastructure IWR1–IWR2; LDR Sec. 12-8 | No quantitative limits or efficiency standards for hyperscale cooling demand. | Require closed-loop or air-cooled systems where feasible, plus monthly water-use reporting and annual third-party audits. | SB 484 requires water usage reporting and mitigation for data centers. |
| 5 | Traffic & Access | LDR Ch. 6 & Ch. 7 | Not designed for 24/7 hyperscale operations. | Require full traffic impact study + bonded construction/operational traffic plan. | SB 484 includes specific traffic standards for data centers. |
| 6 | Lighting & Glare | LDR Sec. 3-4 (general glare rules) | No shielding or curfew standards for 24/7 industrial sites. | Require full-cutoff LED shielding and dark-sky compliance. | SB 484 addresses lighting standards for data centers. |
| 7 | Heat Rejection | Not specifically addressed | No standards for large-scale thermal discharge. | Require independent thermal impact study and mitigation plan. | SB 484 addresses thermal management requirements. |
| 8 | Landscaping & Buffering | LDR Ch. 4 (only 10-ft buffers required) | 10-ft buffers are inadequate for 606-acre industrial campus. | Require minimum 500-foot opaque vegetative/berm buffer along all non-industrial property lines. | SB 484 allows stronger buffering through zoning overlays. |
| 9 | PUD / Major Site Plan Process | LDR Sec. 12-8(5) – vague “favorable impact” and “public benefit” language | Low bar for approval with no quantitative standards. | Require all hyperscale uses to meet the enhanced performance standards in this table before any certificate of occupancy. | SB 484 raises the approval standard for data centers. |
| 10 | Adequate Public Facilities | LDR Ch. 7 | Lacks specific, measurable standards for this scale. | Require independent verification that infrastructure can support the project without harming existing residents. | SB 484 strengthens adequate public facilities requirements for large-load users. |
Final Request on SB 484 (Zoning Overlays)
Because Senate Bill 484 is moving through the legislature and will give the Village new authority to create zoning overlays for large-load customers (data centers), I am also asking that the PUD Agreement include the following condition:
“Any future data center use approved under this PUD shall comply with all zoning overlay standards adopted by the Village pursuant to Senate Bill 484 or any successor legislation, once those standards are enacted.”
“Mayor and Council,
I’d like to walk through the specific gaps in our current Land Development Regulations as they relate to a project of this scale. I’m going to go through them one by one and tell you what I’m asking for in the PUD Agreement.
Number 1 – Noise Standards Our code only has vague language about “no objectionable noise.” It doesn’t set any decibel limits or require proper measurement of low-frequency sound. I’m asking that the PUD require Z-weighted or C-weighted measurements plus one-third octave band analysis, with strict limits of 55 dBA / 65 dBC daytime and 45 dBA / 55 dBC nighttime. Senate Bill 484 is creating statewide standards for exactly this issue.
Number 2 – Industrial Use Classification Right now, a 2.5 million square foot data center is treated the same as a small warehouse. I’m asking that we add a clear definition of “Hyperscale Data Center” and require compliance with modern performance standards. SB 484 is establishing those standards at the state level.
Number 3 – Height and Setbacks Our current limits are too low. I’m asking for data center-specific standards. SB 484 will also allow us to create zoning overlays with enhanced requirements for large-load customers.
Number 4 – Water Usage We have no real limits for high water users. I’m asking for monthly reporting and annual third-party audits. SB 484 requires water usage reporting and mitigation.
Number 5 – Traffic Our standards weren’t written for constant 24/7 operations. I’m asking for a full traffic impact study and bonded management plan.
Number 6 – Lighting I’m asking for dark-sky compliant standards with full-cutoff shielding.
Number 7 – Heat Rejection I’m asking for an independent thermal impact study and mitigation plan.
Number 8 – Landscaping and Buffering Our current 10-foot buffers are not enough. I’m asking for a minimum 500-foot opaque vegetative/berm buffer where this project touches non-industrial land.
Number 9 – The PUD Process Our current standards are too vague. I’m asking that any data center use must meet all the enhanced performance standards we just discussed before any certificate of occupancy is issued.
Number 10 – Adequate Public Facilities I’m asking for independent verification that our infrastructure can support this without harming existing residents.
Final Request on SB 484: Because Senate Bill 484 will give us new authority to create zoning overlays for large-load customers, I’m also asking that the PUD require any future data center use to comply with those new overlay standards once they are adopted.
Council, these are reasonable, common-sense requests. We’re not saying no to development — we’re saying let’s do it the right way and protect our community. Let’s use this PUD to future-proof Indiantown.
Thank you.”