Agenda 12/11/2018 Item # 9A12/11/2018
EXECUTIVE SUMMARY
This item requires that ex parte disclosure be provided by Commission members. Should a hearing
be held on this item, all participants are required to be sworn in. Recommendation to deny a
Resolution amending Resolution No. 90-292 (Development Order 90-3, as amended) for the
Halstatt/Grey Oaks Development of Regional Impact by providing for: Section One, amendments
to Development Order by revising the Master Plan to relocate unbuilt access locations from Airport
Road and Golden Gate Parkway to access locations on Livingston Road for access only to the areas
of the PUD identified as FP&L easement located south of Grey Oaks Drive East; amendments to
Exhibit E, Development Order access conditions and Sub-Exhibit 1, project access locations and
Sub-Exhibit 2 project access conditions; Section Two, findings of fact; Section Three, conclusions of
law; and Section Four, effect of previously issued Development Orders, transmittal to Department
Of Economic Opportunity and effective date. [PL20170001729] (This is a companion to Agenda
Item 9.B - Planned Unit Development Amendment Petition PUDA-PL20170001548.)
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and
recommendations along with the recommendations of the Collier County Planning Commission (CCPC)
regarding the above referenced petition and to render a decision regarding the petition; and to ensure the
project is in harmony with all the applicable codes and regulations in order to ensure that the community's
interests are maintained.
CONSIDERATIONS: The petitioner seeks a Resolution amending Resolution No. 90-292
(Development Order 90-3, as amended) for the Halstatt/Grey Oaks Development of Regional Impact by
providing for: Section One, amendments to Development Order by revising the Master Plan to relocate
unbuilt access locations from Airport Road and Golden Gate Parkway to access locations on Livingston
Road for access only to the areas of the PUD identified as FP&L easement located south of Grey Oaks
Drive East; amendments to Exhibit E, Development Order access conditions and Sub-Exhibit 1, project
access locations and Sub-Exhibit 2 project access conditions; Section Two, findings of fact; Section
Three, conclusions of law; and Section Four, effect of previously issued Development Orders, transmittal
to Department Of Economic Opportunity and effective date.
FISCAL IMPACT: The Development Order Amendment (DOA) by and of itself will have no fiscal
impact on Collier County. There is no guarantee that the project, at build out, will maximize its authorized
level of development. If the PUD is approved, a portion of the land could be developed and the new
development will result in an impact on Collier County public facilities.
The County collects impact fees prior to the issuance of building permits to help offset the impacts of
each new development on public facilities. These impact fees are used to fund projects identified in the
Capital Improvement Element (CIE) of the Growth Management Plan (GMP) as needed to maintain
adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of
concurrency management, the developer of every local development order approved by Collier County is
required to pay a portion of the estimated Transportation Impact Fees associated with the project in
accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Finally, additional revenue is
generated by application of ad valorem tax rates, and that revenue is directly related to the value of the
improvements. Please, note that impact fees and taxes collected were not included in the criteria used by
staff and the Collier County Planning Commission (CCPC) to analyze this petition.
GROWTH MANAGEMENT PLAN (GMP) IMPACT: Future Land Use Element (FLUE):
Comprehensive Planning staff had originally found the proposed DOA to reallocated two access points to
Livingston Road to be consistent with the FLUE. However, the recent introduction of the proposed
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landscape contracting use is not consistent with the GMP. Subsequently, Comprehensive Planning staff
finds the proposed amendment to be inconsistent with the FLUE.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
continued petition DOA-PL20170001729, Halstatt/Grey Oaks DOA along with petition PUD-
PL20170001548 Grey Oaks PUDA from the September 6, 2018, CCPC hearing to the October 4, 2018,
CCPC hearing, and heard the petition on November 1, 2018.
During the continuance period, a revised Transportation Impact Statement (TIS) was submitted by the
Applicant. The revised TIS removed the commercial land uses and added a landscape contracting land
use. Much discussion was held at the CCPC hearing related to what the permissible land uses are and the
number of access points. The petitioner requested and presented testimony for an additional landscape
contracting land use which was not part of the original Application request.
The CCPC voted 4-2 to recommend denial. Various reasons for denial were stated including the following
reasons:
- PUD Section 2.10, which allows a “nursery” land use, pertains to internal amenities related to the
Grey Oaks PUD:
- There is no evidence of public use of the nursery within the PUD Document.
- There is no commercial designation within the FPL easement on the Master Plan.
- The Board of Collier County Commissioners (BCC) prohibited commercial land uses in the
subject location in 1990. See Attachment: BCC Minutes.
- The PUDA Application was submitted inappropriately. The request was for access points, and it
should also have requested additional land uses. The reviewing bodies need to have a site plan to
review and assess lighting, height, fencing and parking.
- The case had not been made for two access points.
- There was concern over the landscape contracting land use and that approving the petition would
mean they approved the use.
LEGAL CONSIDERATIONS: Petitioner is requesting an amendment to the Master Plan and other
exhibits of the DRI Resolution to move two unused access points to Livingston Road. The Department of
Economic Opportunity in consultation with the South Florida Regional Planning Council has found that
the amendment does not create a likelihood of any additional regional impact.
The burden falls upon the applicant for the amendment to prove that the proposal is consistent with all of
the criteria set forth below. The burden then shifts to the Board, should it consider denial, that such denial
is not arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the
amendment does not meet one or more of the listed criteria.
Criteria for DRI Amendment
1. Consider: Consistency with the Collier County Land Development Code.
2. Consider: Consistency with the goals, objectives, and policies of the GMP.
3. Consider: Impacts on public infrastructure not previously contemplated by the development
order.
The BCC must base its decision upon the competent, substantial evidence presented by the written
materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies,
letters from interested persons and the oral testimony presented at the BCC hearing as these items relate
to these criteria. This item has been approved as to form and legality, and it requires a majority vote for
Board approval.
RECOMMENDATION: Staff recommends that the Board of County Commissioners denies petition
DOA-PL20170001729, Halstatt/Grey Oaks DOA.
Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division
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ATTACHMENT(S)
1. Attachment A-Staff Report Grey Oaks DOA 8-20-18 (PDF)
2. Attachment B- Proposed Resolution - 071818(1) (PDF)
3. Attachment C-Location Map 10-2017 (PDF)
4. Attachment D-Master Plan - proposed 5-2018 (PDF)
5. Attachment E-Aerials Depicting Removed and Relocated Access Locations 8-10-18 (PDF)
6. Attachment F- Future Land Use Consistency Review 7-10-18 (PDF)
7. Attachment G-Revised TIS - 09-27-2018R1--certified (PDF)
8. Attachment H-Memo to CCPC.doc 10-11-18 (DOC)
9. Attachment I-Memo to CCPC 10-19-18-bosi (DOC)
10. Attachment J-Letter of Support 07-12-2017 (PDF)
11. Attachment K-Transcript of Neighborhood Information Meeting (PDF)
12. Attachment L-June 6 1990 BCC Hearing Minutes (PDF)
13. [Linked] Attachment M-Application PL20170001729 Grey Oaks DOA (PDF)
14. Legal Ad - Agenda #7307 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.A
Doc ID: 7307
Item Summary: This item requires that ex parte disclosure be provided by Commission members.
Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to
deny a Resolution amending Resolution No. 90-292 (Development Order 90-3, as amended) for the
Halstatt/Grey Oaks Development of Regional Impact by providing for: Section One, amendments to
Development Order by revising the Master Plan to relocate unbuilt access locations from Airport Road
and Golden Gate Parkway to access locations on Livingston Road for access only to the areas of the PUD
identified as FP&L easement located south of Grey Oaks Drive East; amendments to Exhibit E,
Development Order access conditions and Sub-Exhibit 1, project access locations and Sub-Exhibit 2
project access conditions; Section Two, findings of fact; Section Three, conclusions of law; and Section
Four, effect of previously issued Development Orders, transmittal to Department Of Economic
Opportunity and effective date. [PL20170001729] (This is a companion to Agenda Item 9.B - Planned
Unit Development Amendment Petition PUDA-PL20170001548.)
Meeting Date: 12/11/2018
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
11/14/2018 10:54 AM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
11/14/2018 10:54 AM
Approved By:
Review:
Growth Management Department Jeanne Marcella Level 1 Reviewer Completed 11/14/2018 1:30 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/19/2018 8:49 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 11/19/2018 9:38 AM
Growth Management Department James C French Deputy Department Head Review Completed 11/19/2018 5:27 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 11/20/2018 8:49 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/20/2018 8:58 AM
Budget and Management Office Mark Isackson Additional Reviewer Completed 11/20/2018 9:17 AM
County Attorney's Office Emily Pepin CAO Preview Completed 11/20/2018 4:48 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 11/26/2018 11:09 AM
Board of County Commissioners MaryJo Brock Meeting Pending 12/11/2018 9:00 AM
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DOA-PL20170001729, GREY OAKS DRI
August 18, 2018
Page 1 of 5
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT -
PLANNING & REGULATION
HEARING DATE: SEPTEMBER 6, 2018
SUBJECT: DOA-PL20170001729, GREY OAKS DRI (COMPANION TO PUDA-
PL20170001548, GREY OAKS MIXED-USE PLANNED UNIT
DEVELOPMENT (MPUD))
____________________________________________________________________________________________
PROPERTY OWNER/APPLICANT AND AGENTS:
Owner*:
Albert O’Donnell
O’Donnell Landscapes, Inc.
4291 Williams Road
Estero, FL 33928
* Approximately 1,046 parcels within the DRI have been sold to others.
Agent:
D. Wayne Arnold
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
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August 18, 2018
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DOA-PL20170001729, GREY OAKS DRI
August 18, 2018
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REQUESTED ACTION:
The petitioner seeks a Resolution amending Resolution No. 90-292 (Development Order 90-3, as
amended) for the Halstatt/Grey Oaks Development of Regional Impact by providing for: Section
One, amendments to Development Order by revising the Master Plan to relocate unbuilt access
locations from Airport Road and Golden Gate Parkway to access locations on Livingston Road
for access only to the areas of the PUD identified as FP&L easement located south of Grey Oaks
Drive East; amendments to Exhibit E, Development Order access conditions and Sub-Exhibit 1,
project access locations and Sub-Exhibit 2 project access conditions; Section Two, findings of
fact; Section Three, conclusions of law; and Section Four, effect of previously issued
Development Orders, transmittal to Department Of Economic Opportunity and effective date.
GEOGRAPHIC LOCATION:
The subject property, consisting of 1,601.39± acres, is located at the intersection of Golden Gate
Parkway and Airport-Pulling Road in Sections 24, 25, and 26, Township 49 South, Range 25
East, Collier County, Florida. (See Location Map on the preceding page.)
PURPOSE/DESCRIPTION OF PROJECT:
The original Grey Oaks DRI DO was adopted on June 6, 1990, via DRI DO 90-292. Several
changes to the original DRI DO have occurred. These are as follows:
(i) Resolution No. 90-498 (Development Order No. 90-5), October 16, 1990;
(ii) Resolution No. 90-571, November 27, 1990;
(iii) Resolution No. 98-472 (Development Order No. 98-2), November 24, 1998;
(iv) Resolution No. 98-471, November 24, 1998;
(v) Resolution No. 00-190 (Development Order No. 00-04), June 27, 2000;
(vi) Resolution No. 07-99 (Development Order No. 07-02), April 24, 2007;
(vii) Resolution No. 09-269 (Development Order No. 09-01), November 10, 2009; and
(viii) Resolution No. 13-01 (Development Order No. 13-01), June 11, 2013.
The petitioner seeks an amendment to modify Exhibit E and Map H-1 attached to Development
Order Number 2000-04, Resolution Number 2000-190. The amendment proposes to shift two
previously approved, but unimproved project access points from Golden Gate Parkway and
Airport Road to Livingston Road. These two project access points shown on Map H have never
been constructed; they were intended to serve as general access points to the Grey Oaks
community. The two access points proposed to be shifted to Livingston Road are not intended
for general access to the Grey Oaks community, but rather are intended for the sole use of a 32±
acre landscape nursery located under a Florida Power and Light (FPL) easement. Please see
attached Exhibit A: Proposed Resolution.
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DOA-PL20170001729, GREY OAKS DRI
August 18, 2018
Page 4 of 5
DEPARTMENT OF ECONOMIC OPPORTUNITY (DEO) :
The DEO in consultation with the Southwest Florida Regional Planning Council (SWFRPC) has
found that the proposed amendment does not create the likelihood of any additional regional
impact, the proposed amendment does not require the filing of a Notice of Proposed Change
(NOPC), and that the proposed amendment will only require an application to Collier County to
amend the development order.
SOUTHWEST FLORIDA REGIONAL PLANNING COUNCIL (SWFRPC):
As previously stated, the SWFRPC did not review the proposed amendment as a filing of a
NOPC is not required.
COUNTY STAFF ANALYSIS:
Development authorizations contained in DRI Development Orders are prerequisites to zoning
actions that implement DRI land use authorizations. DRI Development Orders are intended to
address regional impacts of a project.
As noted in the Florida Department of Economic Opportunity (DEO) letter dated October 4,
2017 (see Attachment B), the proposed shifting of two previously approved access points from
Golden Gate Parkway and Airport Road, to Livingston Road for the Grey Oaks DRI
Development Order meets the requirements of Section 380.06(19)(e)2., Florida Statutes and does
not create any additional regional impact.
As noted above, the applicant is seeking to revise the Master Development Plan and amend
sections of DO 2000-04.
Staff recommends approval of the DRI Development Order Resolution with the understanding
that there are no regional impacts, and this amendment will not adversely impact adjacent
property owners or create an undue public safety concern if the DRI DO is adopted.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office has reviewed the staff report for Petition DOA-PL20170001729 on
August 10, 2018.
STAFF RECOMMENDATION:
That the Collier County Planning Commission (CCPC) forward a recommendation of approval
of Petition DOA-PL20170001729 to the Board of County Commissioners as described by the
amending DRI Development Order resolution.
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DOA-PL20170001729, GREY OAKS DRI
August 18, 2018
Page 5 of 5
Attachments:
Attachment A: Proposed Resolution
Attachment B: Aerials Depicting Removed and Relocated Access Points
Attachment C: Future Land Use Consistency Review
Attachment D: Letter of Support
Attachment E: Transcript of the Neighborhood Information Meeting
Attachment F: Application
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Packet Pg. 107 Attachment: Attachment B- Proposed Resolution - 071818(1) (7307 : Grey Oaks DOA, PL20170001729)
Grey Oaks DRI/PUD
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SUBJECT PROPERTY
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Packet Pg. 108 Attachment: Attachment C-Location Map 10-2017 (7307 : Grey Oaks DOA, PL20170001729)
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Packet Pg. 109 Attachment: Attachment D-Master Plan - proposed 5-2018 (7307 : Grey Oaks DOA, PL20170001729)
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Packet Pg. 110 Attachment: Attachment E-Aerials Depicting Removed and Relocated Access Locations 8-10-18 (7307 : Grey Oaks DOA, PL20170001729)
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Packet Pg. 111 Attachment: Attachment E-Aerials Depicting Removed and Relocated Access Locations 8-10-18 (7307 : Grey Oaks DOA, PL20170001729)
Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 2
Growth Management Department
Zoning Division
Comprehensive Planning Section
MEMORANDUM
To: Nancy Gundlach, AICP, PLA # 1244, Principal Planner, Zoning Services Section
From: Sue Faulkner, Principal Planner, Zoning Division, Comprehensive Planning Section
Date: July 10, 2018
Subject: Future Land Use Element Consistency Review
PETITION NUMBER: DOA - PL20170001729 Review 3
PETITION NAME: Grey Oaks Development of Regional Impact (DRI)
REQUEST: The petitioner is requesting to amend the Grey Oaks Development of Regional Impact (DRI)
Development Order (DO) #13-01, as amended, to:
• Update the PUD Master Plan – Map ‘H-1’ remove/eliminate two access points (that were
previously approved to serve the Grey Oaks community, but have remained unimproved and are
currently shown on the approved Master Plan - one on Airport-Pulling Road and one on Golden
Gate Parkway.) This amendment will add two access points on Livingston Road that are not
intended for general access to the Grey Oaks community, but merely to serve only the ±32 acre
O’Donnell Landscapes. The total number of access points for the Grey Oaks DRI will remain
unchanged.
• Modify Exhibit ‘E’ to show the two eliminated access points on Airport-Pulling Road and Golden
Gate Parkway (Access Points ‘3C’ and ‘8D’ as also shown in Revised Exhibit ‘2’). Exhibit ‘E’ is
also modified to show the two new Access Points on Livingston Road (Access Points ‘6A’ and
‘6B’ as also shown in Revised Exhibit ‘2’. All four locations are shown on the Golden Gate
Parkway Conceptual Roadway Master Plan (Revised Exhibit ‘1’).
• The second petition submission included additional minor changes to the PUD Master
Plan to add street names and show a 12’ wide easement adjacent to Livingston Road right-
of-way for a future pathway; revisions to TIS; and a no-objection letter from the president
of the HOA.
• The third submittal included an email letter of ‘no objection’ from Grey Oaks General
Manager in reference to this petition of revised access. The response letter from the
applicant indicated that transportation revisions to include a pathway easement exhibit
were made to the PUDA documents with the applicant’s third submittal.
LOCATION: The ±1,601.39-acres Grey Oaks PUD property is located in the northeast, southeast, and
northwest quadrants of Airport-Pulling Road and Golden Gate Parkway, in Sections 24, 25 and 26,
Township 49 South, Range 25 East, Collier County and the City of Naples, Florida. The northwest quadrant
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Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 2 of 2
consisting of 354 acres is within the City of Naples. The northeast and southeast quadrants, consisting of
1,247 acres (including the 32 acres adjacent to Livingston Road), are located in Collier County.
COMPREHENSIVE PLANNING COMMENTS: The subject property, containing approximately
±1,601 acres, is partially designated Urban, Urban Mixed-Use District, Urban Residential Subdistrict,
partially designated Commercial District, Mixed Use Activity Center Subdistrict #8 , and partially
designated Incorporated Areas (City of Naples), as depicted on the Future Land Use Map of the Growth
Management Plan. According to the Future Land Use Element (FLUE), the Urban designation areas will
accommodate a variety of residential and non-residential uses, including recreational uses (such as golf
courses).
Consistency with FLUE designations (uses, intensities, etc.) and FLUE Policies 5.4 and 7.1 – 7.4 are
addressed by staff in the companion Planned Unit Development Amendment (PUDA) consistency review.
CONCLUSION
Based upon the above analysis, Comprehensive Planning staff finds the proposed amendment
consistent with the FLUE.
PETITION ON CITYVIEW
cc: Michael Bosi, AICP, Director, Zoning Division
David Weeks, AICP, Growth Management Manager, Zoning Division, Comprehensive Planning Section
Raymond V. Bellows, Manager, Zoning Division, Zoning Services Section
DOA-PL2017-1729 Grey Oaks R3.docx
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Packet Pg. 113 Attachment: Attachment F- Future Land Use Consistency Review 7-10-18 (7307 : Grey Oaks DOA, PL20170001729)
Traffic Impact Statement
O’Donnell Nursery
Planned Unit Development Amendment (PUDA)
Collier County, Florida
09/27/2018
Prepared for: Prepared by:
Peninsula Engineering
2600 Golden Gate Parkway
Bonita Springs, FL 34105
Phone: 239-403-6700
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee – $500.00 Fee
Collier County Transportation Review Fee – Major Study – $1,500.00 Fee
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Packet Pg. 114 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7307 : Grey Oaks DOA, PL20170001729)
O’Donnell Nursery – PUDA TIS – September 2018
Trebilcock Consulting Solutions, PA P a g e | 2
Statement of Certification
I certify that this Traffic Impact Statement has been prepared by me or under my immediate
supervision and that I have experience and training in the field of Traffic and Transportation
Engineering.
Norman J. Trebilcock, AICP, P.E.
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
1205 Piper Boulevard, Suite 202
Naples, FL 34110
Company Cert. of Auth. No. 27796
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Packet Pg. 115 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7307 : Grey Oaks DOA, PL20170001729)
O’Donnell Nursery – PUDA TIS – September 2018
Trebilcock Consulting Solutions, PA P a g e | 3
Table of Contents
Project Description ................................................................................................ 4
Trip Generation – Traffic Analysis .......................................................................... 6
Trip Distribution and Assignment........................................................................... 8
Background Traffic ................................................................................................11
Existing and Future Roadway Network .................................................................12
Project Impacts to Area Roadway Network-Link Analysis .....................................12
Site Access Turn Lane Analysis ..............................................................................13
Improvement Analysis ..........................................................................................15
Mitigation of Impact .............................................................................................15
Appendices
Appendix A: Project Master Site Plan ...................................................................16
Appendix B: Initial Meeting Checklist (Methodology Meeting) ............................18
Appendix C: Collier County Ordinance 2007-40 – Excerpt ....................................25
Appendix D: Collier County PUD Monitoring Report – Excerpt.............................27
Appendix E: Grey Oaks DRI – Conceptual Roadway Master Plan ..........................29
Appendix F: Trip Generation Calculations ITE 10th Edition ..................................31
Appendix G: Halstatt DRI Trip Generation Summary - Excerpt .............................36
Appendix H: Turning Movements Exhibit .............................................................38
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Packet Pg. 116 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7307 : Grey Oaks DOA, PL20170001729)
O’Donnell Nursery – PUDA TIS – September 2018
Trebilcock Consulting Solutions, PA P a g e | 4
Project Description
The O’Donnell Nursey project is a proposed wholesale nursery development located on the west
side of Livingston Road approximately 1,400 feet north of the intersection of Livingston Road and
Golden Gate Parkway and directly south of the intersection of Livingston Road and Grey Oaks
Drive East, and is generally located within Section 24/25, Township 49 South, Range 25 East, in
Collier County, Florida.
Refer to Figure 1 – Project Location Map, which follows and Appendix A: Project Master Site
Plan.
Figure 1 – Project Location Map
The subject site consists of 2 parcels totaling approximately 31 acres in size and is currently zoned
Planned Unit Development (PUD) as part of the Grey Oaks Development of Regional Impact (DRI).
As allowed by the PUD commercial permitted uses, the project proposes 27 acres of wholesale
nursery and landscape contracting. Neither the nursery nor landscaping uses are available to the
general public and the only traffic accessing the site will be employees and their respective
commercial vehicles entering and exiting the site.
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Packet Pg. 117 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7307 : Grey Oaks DOA, PL20170001729)
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A methodology meeting was held with the Collier County Transportation Planning staff on August
24, 2016, via email (refer to Appendix B: Initial Meeting Checklist (Methodology Meeting)). It
should be noted that the information included in the methodology was based on preliminary
information which has been updated and is reflected in this analysis.
For purposes of this evaluation, the project build-out year is assumed to be consistent with the
Collier County 2023 planning horizon.
Consistent with the approved Collier County Ordinance #2007-40, the Grey Oaks DRI site is
currently allowed to be developed with up to 1,775 residential dwelling units, 1,303,091 sf of
office/retail/commercial and 72 golf course holes.
The approved development program associated with these land uses is shown in Table 1A,
Existing Approved and Built Development Program. For details, see Appendix C: Collier County
Ordinance 2007-40 – Excerpts and Appendix D: Collier County PUD Monitoring Report –
Excerpts.
Table 1A
Existing Approved and Built Development Program
ITE Land Use
(Zoning Designation)
ITE Land Use
Code Approved Size Built to Date
Size
Single-Family Detached 210 1,775 du 1,341 du
General Office Bldg. 710 653,453 sf 0 sf
Shopping Center 820 649,638 sf 0 sf
Golf Course 430 72 holes 72 holes
The project plans to eliminate 2 commercial access locations (approved within the Grey Oaks DRI
Master Plan); one from Golden Gate Parkway and one from Airport Road, and proposes a new
driveway access location from Livingston Road to serve the proposed O’Donnell Nursery project
with a directional left-in/right-in/right-out access onto southbound Livingston Road (north
access). There is an existing right-in/right-out access onto southbound Livingston Road (south
access). The project would like to reconfigure this driveway to a right-out only access with an
option to maintain the existing access as is. For details, see Appendix E: Grey Oaks DRI –
Conceptual Roadway Master Plan.
The Developer elected to construct none of the commercial square footage. T he analysis will
show that, from a traffic standpoint, this project is much less intensive than the approved
commercial and retail uses currently allowed in the PUD/DRI.
The project provides a highest and best use scenario with respect to the project’s proposed trip
generation. The proposed development program is illustrated in Table 1B.
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Table 1B
Proposed Development Program
Development ITE Land Use ITE Land Use Code Total Size
O’Donnell Nursery Nursery – Wholesale 818 27 acres
Trip Generation – Traffic Analysis
The project’s site trip generation is based on the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th Edition. The software program OTISS – Online Traffic Impact Study
Software (most current version) is used to create the raw unadjusted trip generation for the
project. The ITE rates or equations are used for the trip generation calculations as applicable.
The climate and demographic makeup of Collier County and the surrounding area create a large
year-round demand for landscape contracting services. In order to account for this unique
demand, a supplemental calculation was performed for anticipated additional traffic from the
landscape contracting activities. Based on client provided data, trip generation was calculated
to include employees arriving on site in the morning in personal vehicles, then departing in
company trucks (a total of 50) to their respective landscape contracting projects. Similarly, the
company trucks would return to the project site in the afternoon and the employees would leave
the site in their personal vehicles. It is assumed there are 5-man crews per truck and that some
carpooling will occur between employees, for an average of 3 personal vehicle trips per truck.
The majority of trips are assumed to occur during the AM and PM peak hour time periods as
applicable, however, it is understood that some trips will fall outside of the peak hour time
periods. As such, for this analysis, 80% of the landscape contracting trips are assumed to occur
during the peak hour time periods.
Based on ITE recommendations, no internal capture or pass-by reductions have been taken into
consideration for this development.
The proposed PUDA development trip generation is illustrated in Table 2A. Detailed calculations
can be found in Appendix F: Trip Generation Calculations ITE 10th Edition.
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Table 2A
Trip Generation (Proposed PUDA Development) - Average Weekday
Development AM Peak Hour PM Peak Hour
Land Use Size Enter Exit Total Enter Exit Total
Nursery - Wholesale 27 acres 5 2 7 3 9 12
Landscape Contracting* N/A 120 40 160 40 120 160
Total External 125 42 167 43 129 172
*Manually calculated based on client supplied data.
In agreement with the Collier County Traffic Impact Study (TIS) guidelines, significantly impacted
roadways are identified based on the proposed project highest peak hour trip generation (net
new total) and consistent with the peak hour of the adjacent street traffic. Based on the
information contained in Collier County 2017 Annual Update and Inventory Report (AUIR), the
peak hour for the adjacent roadway network is PM peak hour.
A purpose of this analysis is to generate a traffic comparison between the proposed project and
the undeveloped retail land use within the Grey Oaks DRI. The projects total external PM peak
hour 2-way trip generation is used to determine the potential traffic of the project and provides
guidance as to the equivalent amount of retail square footage that would be required to produce
the same traffic impact.
The ITE LUC 820, shopping center, was used to model the trip generation for the commercial
portion of the DRI. As illustrated in the Halstatt DRI – Development of Regional Impact
Application for Development Approval dated May 26, 1989, Trip Generation Summary, trip
generation rates were developed and internal capture and pass-by reductions were calculated
for the various land uses comprising the DRI. The resulting reduction factors for commercial
land use at Livingston Road are 18% for internal capture and 50% for pass-by reductions (for
details see Appendix G: Halstatt DRI Trip Generation Summary – Excerpt).
Table 2B
Trip Generation Comparison – Shopping Center – PM Peak Hour
Development PM Peak Hour
Size (Rate) Enter Exit Total
Total Traffic 70,500 sf 202 218 420
Internal Capture (18%) 38 38 76
Total External 164 180 344
Pass-by (50%) 86 86 172
Net External 78 94 172
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Based on the results of the trip generation illustrated in Table 2B, 70,500 sf of shopping center is
required to produce the same traffic impact as the proposed project, as illustrated in Table 2C.
Table 2C
Trip Generation Comparison – PM Peak Hour
Development PM Peak Hour
Size Enter Exit Total
Proposed PUDA Development Per Table 2A 43 129 172
Proposed Retail Comparison 70,500 sf 78 94 172
Net Difference (35) 35 0
For the purpose of this TIS, the surrounding roadway network link concurrency analysis is
analyzed based on projected PM peak hour Total External traffic generated by the proposed
PUDA project. The site access turn lane analysis is calculated based on the Total External traffic
during the weekday AM and PM peak hour (as shown in Table 2A).
Trip Distribution and Assignment
The new traffic generated by the O’Donnell Nursery project is assigned to the adjacent roadways
using the knowledge of the area and as coordinated with Collier County Transportation Planning
Staff.
The site-generated trip distribution is shown in Table 3, Project Traffic Distribution for Peak Hour
and is graphically depicted in Figure 2 – Project Distribution by Percentage and By PM Peak
Hour.
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Table 3
Project Traffic Distribution for PM Peak Hour
Roadway Link
Collier
County
Link No.
Roadway Link Location
Distribution of
Project Traffic
Enter/(Exit)
PM Peak Hour Project Vol.*
Enter Exit
Livingston
Road 54.0 South of project to Golden
Gate Parkway 50%/(100%) NB – 22 SB – 129
Livingston
Road 54.0 North of project to Pine
Ridge Road 50%/(N/A) SB – 21 N/A
Livingston
Road 55.0 Golden Gate Parkway to
Radio Road 15%/(30%) NB – 6 SB – 39
Golden Gate
Parkway 20.2 Livingston Road to I-75 20%/(40%) WB – 9 EB – 52
Golden Gate
Parkway 20.1 Livingston Road to Airport
Road 15%/(30%) EB – 6 WB – 39
Note(s): *Peak hour, peak direction traffic volumes are underlined and bold to be used in Roadway Link Level of Service
calculations.
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Figure 2 – Project Distribution by Percentage and By PM Peak Hour
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Background Traffic
Average background traffic growth rates were estimated for the segments of the roadway
network in the study area using the Collier County Transportation Planning Staff guidance of a
minimum 2% growth rate, or the historical growth rate from annual traffic counts (estimated
from 2008 through 2017), whichever is greater. Another way to derive the background traffic is
to use the 2017 AUIR volume plus the trip bank volume. Table 4, Background Traffic without
Project illustrates the application of projected growth rates to generate the projected
background (without project) peak hour peak direction traffic volume for the build-out year 2023.
Table 4
Background Traffic without Project (2017 - 2023)
Roadway
Link
CC
AUIR
Link
ID #
Roadway Link
Location
2017 AUIR
Pk Hr, Pk
Dir
Background
Traffic
Volume
(trips/hr)
Projected
Traffic
Annual
Growth
Rate
(%/yr)*
Growth
Factor
2023 Projected
Pk Hr, Peak Dir
Background
Traffic Volume
w/out Project
(trips/hr)
Growth
Factor**
Trip
Bank
2023
Projected Pk
Hr, Peak Dir
Background
Traffic
Volume
w/out Project
(trips/hr) Trip
Bank***
Livingston
Road 54.0
South of project
to Golden Gate
Parkway
1,470 2.0% 1.1262 1,656 34 1,504
Livingston
Road 54.0
North of project
to Pine Ridge
Road
1,470 2.0% 1.1262 1,656 34 1,504
Livingston
Road 55.0
Golden Gate
Parkway to
Radio Road
1,270 2.0% 1.1262 1,431 39 1,309
Golden
Gate
Parkway
20.2 Livingston Road
to I-75 2,770 2.0% 1.1262 3,120 1 2,771
Golden
Gate
Parkway
20.1 Livingston Road
to Airport Road 2,200 2.0% 1.1262 2,478 0 2,200
Note(s): *Annual Growth Rate - from 2017 AUIR, 2% minimum. **Growth Factor = (1+Annual Growth Rate) 6. 2023 Projected Volume=
2017 AUIR Volume x Growth Factor. ***2023 Projected Volume= 2017 AUIR Volume + Trip Bank. The projected 2023 Peak Hour
– Peak Direction Background Traffic is the greater of the Growth Factor or Trip Bank calculation, which is underlined and bold as
applicable.
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Existing and Future Roadway Network
The existing roadway conditions are extracted from the 2017 Annual Update and Inventory
Report (AUIR) and the project roadway conditions are based on the current Collier County 5-Year
Work Program. Roadway improvements that are currently under construction or are scheduled
to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital
Improvement program (CIP) are considered to be committed improvements. As no such
improvements were identified in the Collier County 201 7 AUIR, the evaluated roadways are
anticipated to remain as such through project build-out. The existing and future roadway
conditions are illustrated in Table 5, Existing and Future Roadway Conditions.
Table 5
Existing and Future Roadway Conditions
Roadway Link CC AUIR
Link ID #
Roadway Link
Location
Exist
Roadway
Min.
Standard
LOS
Exist Peak Dir,
Peak Hr
Capacity
Volume
Future
Project
Build out
Roadway
Livingston
Road 54.0
South of project
to Golden Gate
Parkway
6D E 3,100 (NB) 6D
Livingston
Road 54.0
North of project
to Pine Ridge
Road
6D E 3,100 (NB) 6D
Livingston
Road 55.0
Golden Gate
Parkway to Radio
Road
6D E 3,000 (NB) 6D
Golden Gate
Parkway 20.2 Livingston Road
to I-75 6D E 3,300 (EB) 6D
Golden Gate
Parkway 20.1 Livingston Road
to Airport Road 6D E 3,300 (EB) 6D
Note(s): 2U = 2-lane undivided roadway; 4D, 6D, 8D =4-lane, 6-lane, 8-lane divided roadway, respectively; LOS = Level of
Service.
Project Impacts to Area Roadway Network-Link Analysis
The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for
the roadway links impacted by the project, which were evaluated to determine the project
impacts to the area roadway network in the future horizon (2023). The Collier County
Transportation Planning Services guidelines have determined that a project will be considered to
have a significant and adverse impact if both the percentage volume capacity exceeds 2% of the
capacity for the link directly accessed by the project and for the link adjacent to the link directly
accessed by the project; 3% for other subsequent links and if the roadway is projected to operate
below the adopted LOS standard.
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Based on these criteria, this project does not create a significant impact on any of the analyzed.
All links analyzed are projected to operate above the adopted LOS standard with or without the
project at 2023 future build-out conditions. Table 6, Roadway Link Level of Service illustrates
the LOS impacts of the project on the roadway network closest to the project.
Table 6
Roadway Link Level of Service (LOS) – With Project in the Year 2023
Roadway Link
CC
AUIR
Link
ID #
Roadway
Link Location
2017
Peak Dir,
Peak Hr
Capacity
Volume
Roadway
Link, Peak
Dir, Peak
Hr (Project
Vol
Added)*
2023
Peak Dir,
Peak Hr
Volume
w/Project
**
% Vol
Capacity
Impact
by
Project
Min LOS
exceeded
without
Project?
Yes/No
Min LOS
exceeded
with
Project?
Yes/No
Livingston Road 54.0
South of
project to
Golden Gate
Parkway
3,100
(NB) NB – 22 1,678 0.71% No No
Livingston Road 54.0
North of
project to
Pine Ridge
Road
3,100
(NB) N/A 1,656 N/A No No
Livingston Road 55.0
Golden Gate
Parkway to
Radio Road
3,000
(NB) NB – 6 1,437 0.20% No No
Golden Gate
Parkway 20.2 Livingston
Road to I-75
3,300
(EB) EB – 52 3,172 1.58% No No
Golden Gate
Parkway 20.1
Livingston
Road to
Airport Road
3,300
(EB) EB – 6 2,484 0.18% No No
Note(s): *Refer to Table 3 from this report. **2023 Projected Volume = 2023 background (refer to Table 4) + Project Volume added.
Site Access Turn Lane Analysis
The project plans to eliminate 2 commercial access locations (approved within the Grey Oaks DRI
Master Plan); one from Golden Gate Parkway and one from Airport Road, and proposes a new
driveway access location from Livingston Road to serve the proposed O’Donnell Nursery project
with a directional left-in/right-in/right-out access onto southbound Livingston Road (north
access). There is an existing right-in/right-out access onto southbound Livingston Road (south
access). The project would like to reconfigure this driveway to a right-out only access with an
option to maintain the existing southern access as is. For details, refer to Appendix A: Project
Master Site Plan and Appendix E: Grey Oaks DRI – Conceptual Roadway Master Plan.
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Livingston Road is a 6-lane urban divided arterial roadway under Collier County jurisdiction, and
has a posted legal speed of 45 mph in the vicinity of the project . Based on FDOT Index 301,
design speed of 45 mph – urban conditions – the minimum turn lane length is 185 feet (which
includes a 50 foot taper) plus required queue.
Project access is evaluated for turn lane warrants based on Collier County Right -of-way Manual:
(a) two-lane roadways – 40vph for right-turn lane/20vph for left-turn lane; (b) multi-lane divided
roadways – right turn lanes shall always be provided; and c) when new median openings are
permitted, they shall always include left turn lanes.
Turn lane lengths required at build-out conditions are analyzed based on the number of turning
vehicles in an average one-minute period for right-turning movements, and two-minute period
for left-turning movements, within the peak hour traffic. The minimum queue length is 25 f eet
and the queue/vehicle is 25 feet.
Projected turning traffic movements are illustrated in Appendix G: Turning Movements Exhibits.
Left-in/Right-in/Right-out North Access and Right-out only South Access
A dedicated southbound right-turn lane is warranted as the project meets the multi-lane criteria.
The proposed project is expected to generate 63vph and 22vph right-turning movements during
the AM and PM peak hour, respectively. At the minimum, the turn lane should be 2 35 feet long
(which includes a minimum of 50 feet of storage). As such, a 235 foot right-turn lane is
recommended to accommodate projected traffic at this location.
A dedicated northbound left-turn lane is warranted as the project meets the multi-lane criteria.
There is an existing northbound left-turn lane approximately 550 feet long. The proposed project
is expected to generate 62vph and 21vph left-turning movements during the AM and PM peak
hour, respectively. At the minimum, the turn lane should be 260 feet long (which includes a
minimum of 75 feet of storage). As such, the existing 550 foot left-turn lane is adequate to
accommodate projected traffic at this location.
Left-in/Right-in/Right-out North Access and Optional Right-in/Right-out South Access
A dedicated southbound right-turn lane at the proposed north access is warranted as the project
meets the multi-lane criteria. The proposed project is expected to generate 38vph and 13vph
right-turning movements during the AM and PM peak hour, respectively. At the minimum, the
turn lane should be 210 feet long (which includes a minimum of 25 feet of storage). As such, a
210 foot right-turn lane is recommended to accommodate projected traffic at this location.
A dedicated northbound left-turn lane is warranted as the project meets the multi-lane criteria.
There is an existing northbound left-turn lane approximately 550 feet long. The proposed project
is expected to generate 62vph and 21vph left-turning movements during the AM and PM peak
hour, respectively. At the minimum, the turn lane should be 260 feet long (which i ncludes a
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minimum of 75 feet of storage). As such, the existing 550 foot left -turn lane is adequate to
accommodate projected traffic at this location.
A dedicated southbound right-turn lane at the proposed optional south access is warranted as
the project meets the multi-lane criteria. The proposed project is expected to generate 25vph
and 9vph right-turning movements during the AM and PM peak hour, respectively. At the
minimum, the turn lane should be 210 feet long (which includes a minimum of 25 feet of storage).
As such, a 210 foot right-turn lane is recommended to accommodate projected traffic at this
location.
A detailed evaluation of applicable access points will be performed at the time of site
development permitting/platting to determine turn lane requirements as more accurate
parameters become available, as applicable.
Improvement Analysis
Based on the results of the comparison analysis included in this report, this project’s traffic
impact does not exceed the traffic generated by the approved PUD ordinance.
As illustrated in the link analysis and trip distribution, the projected traffic does not create any
significant impacts on the analyzed roadway segments of the study network.
None of the analyzed links are projected to exceed the adopted LOS standard with or without
the project at 2023 future build-out conditions. There is adequate and sufficient roadway
capacity to accommodate the proposed development without adversely affecting adjacent
roadway network level of service.
Consistent with the site access turn lane analysis results, southbound right-turn lanes are
recommended to accommodate traffic at build-out conditions. The existing northbound left-turn
lane is adequate to accommodate projected traffic at this location.
Mitigation of Impact
From a zoning perspective, given that access is eliminated on Golden Gate Parkway and Airport
Road due to less intensive established land uses there and this proposal does not create a net
increase in development external trips as compared to the original development parameters, the
prior established DRI mitigation should be deemed satisfactory.
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Appendix A: Project Master Site Plan
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Appendix B: Initial Meeting Checklist
(Methodology Meeting)
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Appendix C: Collier County Ordinance 2007-40
– Excerpt
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Appendix D: Collier County PUD Monitoring
Report – Excerpt
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Appendix E: Grey Oaks DRI – Conceptual
Roadway Master Plan
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Appendix F: Trip Generation Calculations
ITE 10th Edition
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Appendix G: Halstatt DRI Trip Generation Summary -
Excerpt
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Appendix H: Turning Movements Exhibit
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O’Donnell Nursery – PUDA TIS – September 2018
Trebilcock Consulting Solutions, PA P a g e | 39
9.A.7
Packet Pg. 152 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7307 : Grey Oaks DOA, PL20170001729)
O’Donnell Nursery – PUDA TIS – September 2018
Trebilcock Consulting Solutions, PA P a g e | 40
9.A.7
Packet Pg. 153 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7307 : Grey Oaks DOA, PL20170001729)
O’Donnell Nursery – PUDA TIS – September 2018
Trebilcock Consulting Solutions, PA P a g e | 41
9.A.7
Packet Pg. 154 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7307 : Grey Oaks DOA, PL20170001729)
O’Donnell Nursery – PUDA TIS – September 2018
Trebilcock Consulting Solutions, PA P a g e | 42
9.A.7
Packet Pg. 155 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7307 : Grey Oaks DOA, PL20170001729)
Page 1 of 3
MEMORANDUM
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
HEARING DATE: NOVEMBER 1, 2018
SUBJECT: PUDA-PL20170001548, GREY OAKS PLANNED UNIT DEVELOPMENT
(PUD) AND DOA-PL20170001729, GREY OAKS DEVELOPMENT OF
REGIONAL IMPACT (DRI)
The petitions PUDA-PL20170001548, Grey Oaks PUD, and DOA-PL20170001729, Grey Oaks DRI
were continued from the September 6, 2018, CCPC hearing to the October 4, 2018, CCPC hearing
and then to the November 1, 2018, CCPC hearing.
Staff has received a revised Traffic Impact Statement (TIS). (Please see Attachment F-Revised TIS.)
The revised TIS clarifies that the proposed 31-acre site will have a wholesale nursery and landscape
contracting land uses. The previously proposed land uses of commercial landscaping, retail nursery
comprised of outdoor sales and display area, and farmer’s market have been removed from the revised
TIS.
The Transportation Element contained in the September 6, 2018 CCPC Staff Report has been revised
to state:
Transportation Element: In evaluating this project, staff reviewed the applicant’s Traffic
Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the
GMP using the 2017 Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states:
“The County Commission shall review all rezone petitions, SRA designation
applications, conditional use petitions, and proposed amendments to the Future Land
Use Element (FLUE) affecting the overall countywide density or intensity of
permissible development, with consideration of their impact on the overall County
transportation system, and shall not approve any petition or application that would
directly access a deficient roadway segment as identified in the current AUIR or if it
impacts an adjacent roadway segment that is deficient as identified in the current
9.A.8
Packet Pg. 156 Attachment: Attachment H-Memo to CCPC.doc 10-11-18 (7307 : Grey Oaks DOA, PL20170001729)
Page 2 of 3
AUIR, or which significantly impacts a roadway segment or adjacent roadway segment
that is currently operating and/or is projected to operate below an adopted Level of
Service Standard within the five year AUIR planning period, unless specific mitigating
stipulations are also approved. A petition or application has significant impacts if the
traffic impact statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point
where it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the
applicant and submitted as part of the traffic impact statement that addresses the
project’s significant impacts on all roadways.”
The proposed PUD Amendment on the subject property was reviewed based on the applicable
2017 AUIR Inventory Report. The TIS submitted in the application indicates that the
proposed wholesale nursery and landscape contracting development will generate
approximately 173 PM peak hour two-way trips, which according to the TIS, represents the
same number of PM peak hour two-way trips remaining for retail use allowed by the existing
PUD. The proposed development will impact the following roadway segments with the listed
capacities:
Roadway Link 2017
AUIR
Existing
LOS
Current Peak
Hour Peak
Direction Service
Volume/Peak
Direction
2017 AUIR
Remaining
Capacity
Livingston
Road
Pine Ridge
Road to Golden
Gate Parkway
B 3,100/North 1,596
Livingston
Road
Golden Gate
Parkway to
Radio Road
B 3,000/North 1,691
Golden Gate
Parkway
Airport Pulling
Road to
Livingston
Road
C 3,300/East 1,100
9.A.8
Packet Pg. 157 Attachment: Attachment H-Memo to CCPC.doc 10-11-18 (7307 : Grey Oaks DOA, PL20170001729)
Page 3 of 3
Golden Gate
Parkway
Livingston
Road to I-75
D 3,300/East 529
Based on the 2017 AUIR, the adjacent roadway network has sufficient capacity to
accommodate the proposed trips for the amended project within the 5-year planning period.
Therefore, the subject rezoning can be found consistent with Policy 5.1 of the Transportation
Element of the GMP. Operational impacts will be addressed at the time of first development
order ((Site Development Plan (SDP) or Plans and Plat(PPL)).
Attachment: Revised TIS, dated September 27, 2018
END OF MEMORANDUM
9.A.8
Packet Pg. 158 Attachment: Attachment H-Memo to CCPC.doc 10-11-18 (7307 : Grey Oaks DOA, PL20170001729)
Supplemental Memo
October 19, 2018
SUPPLEMENTAL MEMORANDUM
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
HEARING DATE: NOVEMBER 1, 2018
SUBJECT: PUDA-PL20170001548, GREY OAKS PLANNED UNIT DEVELOPMENT
(PUD) AND DOA-PL20170001729, GREY OAKS DEVELOPMENT OF
REGIONAL IMPACT (DRI)
Through further discussions with the Transportation Planning Division and review of the most recent
Traffic Impact Statement (TIS) submitted for the application (dated 9/27/2018), the proposed
landscape nursery for which two access points are requested by the petitioner only generates 12 total
PM peak hour trips. This volume only warrants one access point onto Livingston Road. Based upon
this recognition, Staff is recommending the amendment be limited to a single access point off of
Livingston Road.
For further information, please see page 7 of the revised Traffic Impact Statement (TIS). (Please see
Attachment G-Revised TIS.)
END OF MEMORANDUM
9.A.9
Packet Pg. 159 Attachment: Attachment I-Memo to CCPC 10-19-18-bosi (7307 : Grey Oaks DOA, PL20170001729)
1
Sharon Umpenhour
From:Jim Butler <JButler@greyoakscc.com>
Sent:Wednesday, July 12, 2017 12:28 PM
To:Wayne Arnold
Cc:Rafael Silva; John English (JEnglish@barroncollier.com); Jeannie Manos
Subject:FW: Grey Oaks Access for O'Donnell Nursery
Attachments:JimButler 06-2017L.PDF; Access Relocation Exhibit.pdf
Wayne,
Grey Oaks has no objection to this proposal. Both the Country Club and the Property Owner’s Chairmen, and
myself, the General Manager has approved. Please let this email serve as official notice if possible.
Thanks
Jim
Jim Butler
General Manager
2400 Grey Oaks Drive North
Naples, FL 34105
(239) 262-5550 (Club)
(239) 262-3593 (Fax)
Email: JButler@GreyOaksCC.com
www.GreyOaksCC.com
Note: If you have received this communication in error please delete all copies of the original message and attachments.
From: Jim Butler
Sent: Tuesday, July 11, 2017 1:03 PM
To: Jim Butler
Subject: FW: Grey Oaks Access for O'Donnell Nursery
Jim Butler
General Manager
2400 Grey Oaks Drive North
Naples, FL 34105
(239) 262-5550 (Club)
(239) 262-3593 (Fax)
Email: JButler@GreyOaksCC.com
www.GreyOaksCC.com
Note: If you have received this communication in error please delete all copies of the original message and attachments.
From: Wayne Arnold [mailto:WArnold@gradyminor.com]
Sent: Thursday, July 06, 2017 8:27 AM
To: Jim Butler
9.A.10
Packet Pg. 160 Attachment: Attachment J-Letter of Support 07-12-2017 (7307 : Grey Oaks DOA, PL20170001729)
2
Cc: 'John English'; Sharon Umpenhour
Subject: Grey Oaks Access for O'Donnell Nursery
Hello Jim, I am assisting Al O’Donnell with his landscape nursery improvements within the FP&L easement adjacent to
Livingston Road. Al is trying to obtain dedicated access for his nursery operations from Livingston Road. We are
proposing to amend the Grey Oaks PUD and DRI master plans to eliminate two previously approved but unused access
points and add the two proposed access points on Livingston Road. We would appreciate it if you could review the
attached information and provide us with a letter of no objection. If you have any questions, please feel free to contact
John English or me. Thank you,
Wayne
D. Wayne Arnold, AICP
Planning Director
3800 Via Del Rey
Bonita Springs, FL 34134
Phone - 239.947.1144
Fax - 239.947.0375
Web - http://www.gradyminor.com
DISCLAIMER: This communication from Q. Grady Minor & Associates, P.A., along with any attachments or electronic data is intended only for the addressee(s) named above and may
contain information that is confidential, legally privileged or otherwise exempt from disclosure. The recipient agrees and accepts the following conditions: The electronic file/data is for
informational purposes only and is the responsibility of the recipient to reconcile this electronic file/data with the approved and certified "plan of record" along with actual project site
conditions. Q. Grady Minor & Associates, P.A. reserves the right to revise, update and improve its electronically stored data without notice and assumes no responsibility due to a virus or
damages caused by receiving this email.
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send
electronic mail to this entity. Instead, contact this office by telephone or in writing.
9.A.10
Packet Pg. 161 Attachment: Attachment J-Letter of Support 07-12-2017 (7307 : Grey Oaks DOA, PL20170001729)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 1 of 10
Wayne Arnold: Okay, let’s get the meeting started I guess. I’m Wayne Arnold. I’m
with Grady Minor and Associates. This is Sharon Umpenhour from
our office. She’ll be recording the meeting tonight. Uh, The County
requires that we record these meetings and then create a – a verbatim
transcript of the meeting in support of the planning commission
members and the County Commissioners to review.
Uh, with us tonight, Al O’Donnell is the property owner of the
subject property tonight. And, Norm Trebilcock is Tranportation
Engineer. John English behind him is with Barron Collier
Companies Peninsula Engineering, he’s the engineering record.
And, um, this is Nancy Gundlach. Nancy is with Collier County
Government. –
Nancy Gundlach: – Hello.
Wayne Arnold: – She’s principal planner and she’s here to monitor and answer any
County related questions but, technically it’s our meeting to explain
to the members of the public what it is that we’re attempting to do.
So, we’ll try to do that. I have a brief presentation and then turn it
over to anybody who might have a question.
So, what we’re doing is amending the zoning document that’s
required of the Grey Oaks Development of Regional Impact and the
Planned Unit Development zoning. They had one common master
plan for both of those documents. And, what we’re proposing to do
is to eliminate two unused access points. One on Airport Road and
one on Golden Gate Parkway, and then create two new access points
on Livingston Road that would only serve Mr. O’Donnell’s
property. He’s got about 32 acres that is encumbered entirely under
the FP&L easement south of the Grey Oaks entrance on the west
side of Livingston Road.
And, The County requires us to go through this process. So, we’ll
be going through the process of creating a new Master Plan exhibit.
The County has asked us to create a couple of cleanup items in the
PUD document itself, one of which is to allow them to build a multi-
use path someday across a portion of Mr. O’Donnell’s property. So,
we’ll have a commitment that allows them to do that. That’ll be
added. But, um, it’s related to the request for the access point.
That’s an overall aerial exhibit outline of all of Grey Oaks. You can
see that it’s almost entirely built out. It’s about 1600 acres and about
1600 dwelling units with commercial components and senior
housing. That’s, uh, the approved Master Concept Plan. It’s hard to
9.A.11
Packet Pg. 162 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey Oaks DOA, PL20170001729)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 2 of 10
see but the access points there for instance, there for instance, main
entrance here, main entrance over here, those are shown on the
Master Plan, and that’s what we’re attempting to revise.
You can see it – it’s really hard to read on – here, let me go to the
different exhibit to show that more clearly. This is an excerpt of the
Master Plan but the two clouded areas on the south and west, that’s
an unused access point that was going to serve as a commercial tract
at the Grey Oaks project. And then, the other one is on Golden Gate
Parkway, where the arrow is, and it – it’s labelled, “Relocate access
point” up here. And then, if you look to the right of the page we’re
showing the two proposed relocated access points that would only
serve – thank you whoever has them – the pointer, they uh, that
would only serve Mr. O’Donnell’s property within the – FP&L ea –
FP&L easement. Those would not be access points that would
service a – any of the residential component of the Grey Oaks PUD.
This is a little bit of a, aerial exhibit that shows more of the FP&L
easement and you can see the relationship of the proposed access
points that we’re showing. There’s a directional left turn made right
now and we’re proposing that that would continue to be a directional
left into this parcel, and then, on the south end where the
construction road was just north of the FP&L facility, that would be
a right and right of access point servicing Mr. O’Donnell’s
operation.
The PUD is – been approved. All the uses are permitted. We’re not
proposing any new uses for the PUD. So, it allows for storage that
FP&L easement allows for maintenance yard, landscape nurseries ,
et cetera, and we will be doing everything that’s permitted under the
PUD. And, that in a nutshell was – say, I’m gonna put this other
exhibit back up, just to show you again on the Master Plan.
But, that’s really in essence the – the amendments that we’re
proposing to the PUD. I’d be happy to answer any questions. I know
we’ve had a few emails from, probably some of your neighbors, but,
um, anything we can answer we’ll certainly try.
Jean Foster: Just, uh, to clarify –
Wayne Arnold: – Okay, if I could, one – just for one second. We’re – The County’s
been very particular about, uh, getting things on the record so, if I
could have anybody who wants to speak just speak into the
microphone –
9.A.11
Packet Pg. 163 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey Oaks DOA, PL20170001729)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 3 of 10
Jean Foster: – Okay.
Wayne Arnold: – so we make sure that it’s recorded, and if you don’t mind giving
your name.
Jean Foster: Sure, sure. Not my social security –
Wayne Arnold: – Correct.
Jean Foster: Okay.
Jean Foster: Um, my name is Jean Foster, and I live in Wyndemere Country
Club, which is directly opposite the, uh, the property. Uh, one of the
questions I have is, just so that I – I’m clear about it, uh, to enter the
property heading northbound on Livingston from Golden Gate, you
would be able to turn left in that turn lane and cut across traffic?
Wayne Arnold: Yes, this is Wayne Arnold again. And yes, there is an existing left
turn lane, and you’re familiar with it I’m sure. –
Jean Foster: – Right.
Wayne Arnold: – It’s south of your entrance and south of the signalized intersection
with y – with Grey Oaks and Wyndemere. So yes, the idea would be
that that turn lane would then create a drive entrance into Mr.
O’Donnell’s property and that would be his northern most entrance.
And then, we have the southern entrance that’s much closer to the
FP&L facility.
Ron Coleman: Um, Ronald Coleman and I also live in Wyndemere. Regarding the
same entrance, we see a problem, um, at the northern end of
Livingston Road where people cut across and go in the reverse on
those left turn lanes, so they can go – in – in this case they would be
going south, uh – when you’re leaving the, um, for instance, um, the
shopping center where, um, Starbucks is and so forth. They would
come back by the tire store and then they’ll be watching. And so,
then they’ll sneak across in or what is a turn lane into the shopping
center, but they’ll do the reverse and then go south. Uh, that’s a
problem. Also, I’m sure everyone aware – is aware here that, people
will go down Livingston at approximately 55 and 60 miles an hour.
We witnessed that this afternoon. We were doing, you know, five
miles over the speed limit, but these, a BMW and a Lexus went
speeding by in – significantly faster. And, you can check with the,
uh, Police Department, they’ll verify that. Uh, I’m concerned about
trucks cutting across at that entrance, uh, the proposed entrance there
9.A.11
Packet Pg. 164 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey Oaks DOA, PL20170001729)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 4 of 10
across Livingston, because I think that that’s going to be a real
[inaudible] [00:07:22], and as Jean mentioned earlier, also in the
morning, traffic going south on Livingston there is already backed
up, uh, 15 minutes to try to get from –
Jean Foster: – Sometimes.
Ron Coleman: – you know, sometimes in season. To try to get from the, um,
Wyndemere grounds traffic signal, down to the, uh, Golden Gate.
And, if you have trucks going across there, it’s not going to be
manageable.
Wayne Arnold: Thank you. Again, this is Wayne Arnold. The – The reason that Mr.
O’Donnell likes the left end rather than having to use the main
entrance gate at Grey Oaks is it’s convenient directly into his site
and it doesn’t then have to use the gated access at Grey Oaks. But,
having the signal there creates a gap for his trucks to make that
turning movement so, when cars are stopped at the light you get a
safe passage across and, Norm I don’t know if you want to add
anything else but, that’s kind of the reason that it makes a very good
break – natural break for the traffic flow.
Al O’Donnell: Let me just – you can save a lot of money –
Wayne Arnold: – S – S – Introduce yourself too.
Al O’Donnell: Al O’Donnell. I can save a lot of money by not doing any of this,
but, –
Al O’Donnell: we thought that the Grey Oaks and the Wyndemere people would
object strongly to us using the other intersection. –
Jean Foster: – Well, that’s correct, yes –
Male Speaker: – Absolutely.
Al O’Donnell: – So that’s – that’s we – we’re making our own entry at significant
expense and hassle –
Ron Coleman: – Yeah.
Jean Foster: Yeah.
Al O’Donnell: – because we had to go through all this to change the entries and the
DRI.
9.A.11
Packet Pg. 165 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey Oaks DOA, PL20170001729)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 5 of 10
Ron Coleman: We’re not arguing against you –
Al O’Donnell: – NO.
Ron Coleman: – we’re just concerned about – about the speed and –
Al O’Donnell: – Hmm, hmm.
Ron Coleman: – you know, the access it causes.
Al O’Donnell: Right. Okay.
Ron Coleman: So much for that.
Wayne Arnold: Okay, thanks. Any other questions? Comments?
Male Speaker: [Inaudible] [00:09:01].
Wayne Arnold: Yes sir. Let me get you the microphone.
Mike Donaghue: Mike Donaghue with Grey Oaks. Uh, I agree with the, uh, people
previously. Uh, the traffic is a major problem and a while back in
the newspaper it talked about Naples, that everybody was 20 miles
over the speed limit so, –
[Laughter]
Mike Donaghue: – uh, it just, sort of the, uh, article that was in the paper. That will be
a major problem. Uh, I’m concerned about laden trucks, noise, no
retailer’s gonna be there I understand. It’s gonna be a wholesale.
There’re gonna be lights on the property for nightlights.
Wayne Arnold: Thank you for your questions. Well, the PUD and the DRI set up
some landscape nurseries, and I think that at the – probably initially
Mr. O’Donnell’s gonna operate that as wholesale operation but it
doesn’t preclude there from being retails operations there at some
point in the future.
Mike Donaghue: It doesn’t preclude it?
Wayne Arnold: It does not preclude it. With regard to lighting, Al or John, I don’t
know if you can address that question. I don’t know the answer to
that if you need…
9.A.11
Packet Pg. 166 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey Oaks DOA, PL20170001729)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 6 of 10
Al O’Donnell: We had envisioned possible – possibly some security lightings in
some areas. Um, there’s a huge berm between, you know, Grey Oaks
and this property, it’s, you know, 10 foot plus, plus plants on top. I
mean, certainly if we do lighting it would, you know, attempt to, you
know, direct it towards the river wide of it, not towards Grey Oaks.
Wayne Arnold: I think too, just so it’s clear, all of his property encumbered under
the Florida Power and Light easement area, which means there are
restrictions and you have to get approvals from Florida Power and
Light. For instance, you can’t put things that are taller than 14 feet
under their powerline easement et cetera. So, –
Male Speaker: – No taller than 14 feet would be?
Wayne Arnold: – Is that the planted material height or is that any high [inaudible]
[00:11:00] –
Male Speaker: – Everything.
Wayne Arnold: Everything.
Male Speaker: Yeah, the recent Condo was –
Male Speaker: – No structures at all.
Wayne Arnold: Right. No permanent structures permitted by FP&L there.
Ron Coleman: One other question please. Uh, Ron Coleman again from
Wyndemere. Would you define where you’ve got a, uh, area of
weeds and grass and then you have a line of trees and then you have
another area of weeds and grass and then you have Grey Oaks. What
– what’s planned with the line of trees there?
Wayne Arnold: This is Wayne again. The existing vegetation that makes up the berm
and landscape buffer that was planted by Grey Oaks will be
untouched. It remains heavily –
Wayne Arnold: – as Mr. O’Donnell mentioned, as a earth and berm and then it’s got
the – extensive mature vegetation on it. And, Mr. O’Donnell
probably will be installing some more container plants in areas
where The County in our, at least preliminary converstations have
talked about if there were going to be storage areas or vehicles stored
that they would look for landscape materials to be placed there, um,
in addition to the landscape buffer that was already there.
Al O’Donnell: Al O’Donnell again. I think what you’re asking is about all the trees
9.A.11
Packet Pg. 167 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey Oaks DOA, PL20170001729)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 7 of 10
down the center.
Ron Coleman: Yes, yes.
Al O’Donnell: Well, it’s absolutely illegal for me to have a big tree but, FP&L can
do they want. –
[Laugh]
Al O’Donnell: – They have 50 foot trees in there, which, –
Ron Coleman: – Do you plan on leaving [inaudible] [00:12:23] –
Al O’Donnell: – you know, I would be shot for but, you know…
Ron Coleman: Are those coming down or are you planning on leaving them?
Al O’Donnell: Um, I think as I develop a bit more and more, uh, most of them will
come down. I made though within a north half south half, so they
get cut. Now, I will be required by The County to take away all the
invasive – invasive exotics in that area. There’s a lot of – like, over
half of those plants are not ones that The County wants to see there.
Um, one other caveat – there’s not structures allowed there now.
Their people have said to me, “Well in the future, when we all get
solar in our houses, do you think we’ll need three sets of
powerlines?” So, –
[Laugh]
Al O’Donnell: – I – I hope that my grandkids will – will be able to get this property
without powerlines [inaudible]. But, we’ll see.
[Laughter]
Wayne Arnold: Thanks Al. Yes sir.
Mike Donaghue: Mike Donaghue again. What are the days and hours of operation that
we would see somebody on that property?
Wayne Arnold: Al, do you want to take a shot at this one?
Al O’Donnell: Sure, I’d love to. Um, historically my company works from seven
in the morning to, you know, five, six, seven at night. Um, people
get there in the 06:30 range occasionally. Um, people might get there
a little earlier and just wait for things to start. Uh, we don’t have
night operations. I recently, for the first time in my life did a job on
9.A.11
Packet Pg. 168 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey Oaks DOA, PL20170001729)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 8 of 10
41 – US 41 east and all of the work was required to be done at night
so…
Wayne Arnold: – I – I think it’s –
Al O’Donnell: – In 30 years I did three night works, so…
Ron Coleman: And days, if I may [Inaudible] [00:14:16] –
Wayne Arnold: – My name is Wayne Arnold I just want to verify that there’s an
exception to the rule and, Al is subject to as growing plants that the
whims of nature and freeze protection so there may be activities
related to that. You know, –
Al O’Donnell: – Hurricanes.
Wayne Arnold: – preparations for hurricanes et cetera. So…
Ron Coleman: Days of operation?
Al O’Donnell: Um, my company works six days a week. We hardly ever work
Sundays, but if – in, a place like this once the nursery was – was
farther along and we had, you know, five, 10 acres of plants you
would probably have one or two people stopping by to check the
water on a Sunday where, if – not in the rainy season.
Male Speaker: [Inaudible]
Wayne Arnold: Yes sir.
Michael Stoll: Michael Stoll, Grey Oaks. Uh, question. Uh, on the maintenance of
material that is on the bluff currently is maintained by a combination
of FPL, uh, on behalf [inaudible] closer to their powerlines, which
are adjacent to the fence. And, then there’s parts of that that we
maintain. When I say “we” I mean Grey Oaks. Um, are we gonna
have access to that area? Uh, is it gonna be a maintenance bluff.
We’re never gonna reach and access and, part two, where’s the water
gonna get – come from?
Wayne Arnold: Thank you. Al, with the answer to the question about maintenance,
I assume of their berm from your side. If they’re currently using the
FP&L easement for maintenance I’m assuming that you will allow
that to continue.
Al O’Donnell: Yeah. I – I – I don’t have any problem with – with maintaining an
9.A.11
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access – maintenance access and, you guys might want to get to – to
my side of your fences from my property. Um, it’s – there’s gonna
be keys on the locks of course. When I fence and – and block those
roads, we’ll have to have locks for [inaudible] FP&L and I have no
problem with you guys also having any access along there.
Wayne Arnold: Are you gonna answer the question about the water too?
Michael Stoll: Where you’re getting your water?
Al O’Donnell: W – I [inaudible] to put wells down. They, um, I wanted to dig a
lake but FP&L said no. Um, so, um, maybe John can speak from an
engineering point. Uh, the only place we could get water – we’re
planning to have at least two wells.
Male Speaker: Is that…?
Male Speaker: [Inaudible].
Wayne Arnold: Thank you. Yes ma’am.
Jean Foster: Jean Foster. Uh, one question. Uh, I was kind of surprised by this
multi-use path that The County is asking to set aside to get some
land for. When is that gonna be building? What if – where do the
plans – does it go? How far north does it go? Where does it go?
[Laugh]
Wayne Arnold: This is Wayne. I – I wish we had an answer for you but The County
doesn’t have the money to construct it. That’s why they’re asking
Mr. O’Donnell to provide an easement for it so when they decide to
go ahead and move forward on construction of it, they could do that
within, uh, – an easement across his property. It’s my understanding
that this plan, uh, would link all the way into Lee County up to, um,
Livingston Road and to the Imperial Parkway area in Lee County.
It’s on a long range transportation pathway plan. But, I don’t believe
there’s any timeframe or monies dedicated to it.
Jean Foster: So who – so, who owns the p – it – it’s on your – it – it’s on his
property.
Wayne Arnold: Correct.
Jean Foster: Okay. Oh, interesting. [Laugh]
Wayne Arnold: So, The County –
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PL20170001729, Grey Oaks Development of Regional Impact (DRI)
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Jean Foster: – Kind of like a rental lease.
Wayne Arnold: – The County is – well The County is asking for there to be that
easement so they could construct it when necessary. So, Al would
be cooperating with them regarding the location on his property. The
County has some other easements and hopefully we can comingle
their easements over his property.
Male Speaker: Um, Wayne.
Wayne Arnold: You don’t want to?
Norm Trebilcock: Uh, Norm Trebi – Trebilcock for the record. Just to, uh, maybe in
answer to that. The Honda dealership that was recently developed
right there at Pine Ridge in Livingston, there – there was a sidewalk
against, um, Livingston Road there, and they ended up widening that
sidewalk to – to 10 foot width –
Norm Trebilcock: – and, that kinda took care of that pathway aspect of things, so,
they’re trying to give access to folks who kinda go heading north
and south, so…
Wayne Arnold: Thank you, Norm.
Norm Trebilcock: Mm-hmm.
Wayne Arnold: Anybody else? Questions, comments? Everybody wanna go home?
Female Speaker: Cocktail.
Wayne Arnold: [Laughs] Well, if there are no other questions, I’m, uh, go ahead and
adjourn the meeting. Thanks everybody for coming out.
Male Speaker: Thanks.
Female Speaker: Thank you, Wayne.
[End of Audio]
Duration: 19 minutes
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Packet Pg. 171 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey Oaks DOA, PL20170001729)
Grey Oaks DRI/PUD
June 25, 2018 Neighborhood Information Meeting
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Packet Pg. 172 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey
Project Team 2
•Albert O’Donnell –O'Donnell Landscapes, Inc.
•D. Wayne Arnold, AICP, Professional Planner –Q. Grady Minor & Associates, P.A.
•John C. English, P.E., Engineer –Barron Collier Companies, Peninsula Engineering
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Packet Pg. 173 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey
Project Information 3
Existing Zoning:Grey Oaks Development of Regional Impact (DRI)and
Planned Unit Development (PUD)
Proposed DRI/PUD amendment Request:
Modify Master Plan to relocate two previously approved,but
unimproved,project access points from Golden Gate Parkway and
Airport Road,to Livingston Road.
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Packet Pg. 174 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey
Overall DRI/PUD 4
LIVINGSTON ROADAIRPORT-PULLING ROADGOLDEN GATE PKWY
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Approved Map H 59.A.11
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Proposed Map H 69.A.11
Packet Pg. 177 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey
Access Exhibit 7
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Packet Pg. 178 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey
Proposed Access Locations 8
Northern Access: Proposed right-in/right-out from the south
bound lane of Livingston Road and a left-in from the north
bound lane of Livingston Road
Southern Access: right-in/right-out from the south bound lane
of Livingston Road and no left-in from the north bound lane of
Livingston Road
Grey Oaks
Wyndemere
Golden Gate
Estates
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Ordinance 2007-40, Section 4.02.A.6 99.A.11
Packet Pg. 180 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey
Questions?
10
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Packet Pg. 181 Attachment: Attachment K-Transcript of Neighborhood Information Meeting (7307 : Grey
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Packet Pg. 203 Attachment: Legal Ad - Agenda #7307 (7307 : Grey Oaks DOA, PL20170001729)
Prepared August 13, 2018
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
please allow 3 days for processing.
bold type FOLIO NUMBERS MUST BE
PROVIDED.
PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type)
LEGAL DESCRIPTION (copy of lengthy description may be attached)
FOLIO (Property ID)NUMBER(s)(attach to,or associate with, legal description if more than one)
(as applicable, if already assigned)
(if applicable)
(for existing projects/sites only)
LOCATION MAP
(if applicable)
(if applicable)
See Attached
See Attached
PUD 89-6
DRI 89-1
DRI/PUD Amendment
Grey Oaks DRI/PUD, S24, 25, 26/T49/R25
Grey Oaks DRI/PUD
Grey Oaks DRI/PUD
A
FOR STAFF USE ONLY
F Number
Folio Number
Folio Number
Folio Number
Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
UPDATED OR NEW FORM SUBMITTED
See Attached
5/1/2017
Grey Oaks
Sharon Umpenhour
sumpenhour@gradyminor.com
5/03/90
5/23/90
6/11/90
Revised 5/25/00
Revised 7/20/2017
REVISED EXHIBIT E
GREY OAKS PUD/DRI
DEVELOPMENT ORDER ACCESS CONDITIONS
1.The Grey Oaks DRI shall construct at no cost to Collier County all site-related
improvements providing direct access to the Project as deemed necessary by the Collier
County Transportation Division including all project access points on Airport Road,
Golden Gate Parkway and Livingston Road and all site-related improvements required
within the DRI.
n for these improvements shall include the full costs of design
and engineering, utility relocation, right-of-way acquisition and dedication (if any),
construction of turn lanes, acceleration and deceleration lanes, construction inspection,
contract administration, testing and signalization (as needed and warranted). The
alignment, design, signalization and construction schedule for these improvements shall be
approved by the Collier County Transportation Division.
2.Access to Golden Gate Parkway, Airport Road and Livingston Road shall be limited to
those access points and lane configurations as schematically depicted in the drawing titled
Project Access Locations, Golden Gate Parkway Conceptual Roadway Master Plan, Lane
Arrangements For Site Access with Interchanges, Sheet 1 of2 and dated 4/11/89 and
revised 5/23/90, 6/11/90,and 5/25/00 and included as Revised Exhibit 1 and more fully
described in Revised Exhibit 2 titled Grey Oaks DRI Project Access Conditions.
The modified Project access is presented in Revised Exhibit 1 and Revised Exhibit 2.
Changes from the original approved access are summarized below.
Revised Access Plan
Driveway Original Plan Revised Plan
1 Full Access No Change
2 Full Access, (Later No Change
Right In/Out)
3 Full Access Full Access
(T Intersection)(Four Way 3A & 3B, Shifted East)
3C Not Included Right-In/OutEliminated
4 Full Access (T Intersection)Full Access (T Intersection, Shifted East)
REVISED EXHIBIT E (continued)
5 Full Access (T Intersection)Full Access (T Intersection, Shifted East)
6 Full Access No Change
6A & B Not Included Right-In/Out
7 Full Access No Change
8A & 8 B Full Access Full Access (Shifted North)
8C Right In/Out No Change
8D Not Included Directional AccessEliminated
9 Full Access Eliminated
10 Right In/Out Eliminated
11 Right In/Out Eliminated
12 Full Access No Change
13 Right In/Out Eliminated
It is recognized that ultimate access control is available to local government through
exercise of its police powers based on health, safety and welfare considerations. In addition
to such ultimate access control, and the access controls identified in Revised Exhibit 2 ,
additional controls could include signal system directional phasing (decreasing side street
green) and additional turn lanes.
3.Traffic signals at the Project access points, as warranted, shall be interconnected and
coordinated with the adjacent signalized intersections along Airport Road and Golden Gate
Parkway. In an effort to ensure the maximum signal progression possible along Golden
Gate Parkway and Airport Road, certain green bands for progression purposes have been
identified and evaluated by the Collier County Transportation Division . The signal
decision to provide preferential treatment to thru movements. This condition means that
east/west Golden Gate Parkway thru movements and north/south Airport Road thru
movements will be given preference over the Project's intersecting side street movements.
4.Permanent access to Project maintenance buildings shall be reviewed and approved by the
Collier County Transportation Division.
Access to the maintenance building in the North Quad shall be via Livingston Road. Full
or partial access onto Livingston Road shall be dependent on the driveway location, level
of service operations on Livingston Road and cross section of Livingston Road. Provided
that proper turn lanes are installed and level of service standards are maintained on
Livingston Road, full access shall be provided under a two, four and six lane cross section.
It is recognized that ultimate access control is available to local government through
exercise of its police powers based on health, safety and welfare considerations. In addition
to such ultimate access control, additional controls could include signal system directional
phasing, additional turn lanes and median closures and restricted turn lanes.
Construction access shall be reviewed on a case by case basis by the Collier County
Transportation Division.
62.5%
37.5%
0%
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
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Wayne Arnold:
with Grady Minor and Associates. This is Sharon Umpenhour from
recording the meeting tonight. Uh, The County
requires that we record these meetings and then create a a verbatim
transcript of the meeting in support of the planning commission
members and the County Commissioners to review.
of the
subject property tonight. And,Norm Trebilcock is Tranportation
Engineer.John English behind him is with Barron Collier
Companies Peninsula Engineering, he .
And,um, this is Nancy Gundlach. Nancy is with Collier County
Government.
Nancy Gundlach:Hello.
Wayne Arnold:S
en turn it
over to anybody who might have a question.
So,
required of the Grey Oaks Development of Regional Impact and the
Planned Unit Development zoning. They had one common master
plan for both of those documents.
is to eliminate two unused access points. One on Airport Road and
one on Golden Gate Parkway, and then create two new access points
t about 32 acres that is encumbered entirely under
the FP&L easement south of the Grey Oaks entrance on the west
side of Livingston Road.
be going through the process of creating a new Master Plan exhibit.
The County has asked us to create a couple of cleanup items in the
PUD document itself, one of which is to allow them to build a multi-
1600 dwelling units with commercial components and senior
s, uh, the approved Master Concept Plan
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see but the access points there for instance, there for instance, main
entrance here, main entrance over here, those are shown on the
Master Plan, an
You can see it here, let me go to the
different exhibit to show that more clearly. This is an excerpt of the
an unused access point that was going to serve as a commercial tract
at the Grey Oaks project. And then, the other one is on Golden Gate
Parkway, where the arrow is, and it
showing the two proposed relocated access points that would only
serve thank you whoever has them the pointer,they uh, that
FP&L ea
FP&L easement. Those would not be access points that would
service a any of the residential component of the Grey Oaks PUD.
This is a little bit of a,aerial exhibit that shows more of the FP&L
easement and you can see the relationship of the proposed access
ectional left turn made right
left into this parcel, and then, on the south end where the
construction road was just north of the FP&L facility, that would be
a right and right of access
operation.
The PUD is
proposing any new uses for the PUD. So, it allows for storage that
FP&L easement allows for maintenance yard, landscape nurseries,
et cetera, and
PUD. And, that in a nutshell was
exhibit back up, just to show you again on the Master Plan.
proposing to the PUD. e happy to answer any questions. I know
, but,
um
Jean Foster:Just, uh, to clarify
Wayne Arnold:Okay, if I could,one just f
been very particular about, uh, getting things on the record so, if I
could have anybody who wants to speak just speak into the
microphone
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Jean Foster:Okay.
Wayne Arnold:
your name.
Jean Foster:Sure, sure. Not my social security
Wayne Arnold:Correct.
Jean Foster:Okay.
Jean Foster:Um, my name is Jean Foster, and I live in W yndemere Country
Club, which is directly opposite the, uh, the property. Uh, one of the
questions I have is, just so that I
property heading northbound on Livingston from Golden Gate, you
would be able to turn left in that turn lane and cut across traffic?
Wayne Arnold:Yes, this is Wayne Arnold again. And yes, there is an existing left
turn lane .
Jean Foster:Right.
Wayne Arnold:
with y with Grey Oaks and Wyndemere. So yes, the idea would be
that that turn lane would then create a drive entrance into Mr.
FP&L facility.
Ron Coleman:Um, Ronald Coleman and I also live in Wyndemere. Regarding the
same entrance, we see a problem, um, at the northern end of
Livingston Road where people cut across and go in the reverse on
those left turn lanes, so they can go in in this case they would be
going south, uh
shopping center where, um, Starbucks is and so forth. They would
r what is a turn lane into the shopping
is aware here that, people
will go down Livingston at approximately 55 and 60 miles an hour.
We witnessed that this afternoon. We were doing, you know, five
miles over the speed limit, but these, a BMW and a Lexus went
speeding by in significantly faster. And, you can check with the,
trucks cutting across at that entrance, uh, the proposed entrance there
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
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[inaudible][00:07:22], and as Jean mentioned earlier, also in the
morning,traffic going south on Livingston there is already backed
up, uh, 15 minutes to try to get from
Jean Foster:Sometimes.
Ron Coleman:you know, sometimes in season. To try to get from the, um,
Wyndemere grounds traffic signal, down to the, uh, Golden Gate.
And, if you have trucks going across there,
manageable.
Wayne Arnold:Thank you. Again, this is Wayne Arnold. The The reason that Mr.
and it
having the signal there creates a gap for his trucks to make that
turning movement so, when cars are stopped at the light you get a
a
break natural break for the traffic flow.
Let me just you can save a lot of money
Wayne Arnold:S S Introduce yourself too.
onnell:. I can save a lot of money by not doing any of this,
but,
we thought that the Grey Oaks and the Wyndemere people would
object strongly to us using the other intersection.
Jean Foster:
Male Speaker:Absolutely.
expense and hassle
Ron Coleman:Yeah.
Jean Foster:Yeah.
because we had to go through all this to change the entries and the
DRI.
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Ron Coleman:
NO.
Ron Coleman:about the speed and
Hmm, hmm.
Ron Coleman:you know, the access it causes.
:Right. Okay.
Ron Coleman:So much for that.
Wayne Arnold:Okay, thanks. Any other questions? Comments?
Male Speaker:[Inaudible] [00:09:01].
Wayne Arnold:Yes sir. Let me get you the microphone.
Mike Donaghue:Mike Donaghue with Grey Oaks. Uh, I agree with the, uh, people
previously. Uh, the traffic is a major problem and a while back in
the newspaper it talked about Naples,that everybody was 20 miles
over the speed limit so,
[Laughter]
Mike Donaghue:uh, it just, sort of the, uh,article that was in the paper. That will be
laden trucks, noise, no
There gonna be lights on the property for nightlights.
Wayne Arnold:Thank you for your questions. Well, the PUD and the DRI set up
some landscape nurseries, and I think that at the probably initially
point in the future.
Mike Donaghue:?
Wayne Arnold:It does not preclude it.With regard to lighting, Al or John,
the answer to
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:We had envisioned possible possibly some security lightings in
mean, certainly if we do lighting it would, you know, attempt to, you
know, direct it towards the river wide of it, not towards Grey Oaks.
Wayne Arnold:encumbered under
the Florida Power and Light easement area, which means there are
restrictions and you have to get approvals from Florida Power and
L
under their powerline easement et cetera. So,
Male Speaker:No taller than 14 feet would be?
Wayne Arnold:Is that the planted material height or is that any high [inaudible]
[00:11:00]
Male Speaker:Everything.
Wayne Arnold:Everything.
Male Speaker:Yeah, the recent Condo was
Male Speaker:No structures at all.
Wayne Arnold:Right. No permanent structures permitted by FP&L there.
Ron Coleman:One other question please.Uh, Ron Coleman again from
weeds and grass and then you have a line of trees and then you have
another area of weeds and grass and then you have Grey Oaks. What
of trees there?
Wayne Arnold:This is Wayne again. The existing vegetation that makes up the berm
and landscape buffer that was planted by Grey Oaks will be
untouched. It remains heavily
Wayne Arnold:
the
probably will be installing some more container plants in areas
where The County in our, at least preliminary converstations have
talked about if there were going to be storage areas or vehicles stored
that they would look for landscape materials to be placed there, um,
in addition to the landscape buffer that was already there.
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down the center.
Ron Coleman:Yes, yes.
me to have a big tree but, FP&L can
do they want.
[Laugh]
They have 50 foot trees in there, which,
Ron Coleman:Do you plan on leaving [inaudible][00:12:23]
Ron Coleman:Are those coming down or are you planning on leaving them?
Um, I think as I develop a bit more and more, uh, most of them will
come down. I made though within a north half south half, so they
get cut. Now, I will be required by The County to take away all the
invasive invasive exotics in that like, over
half of those plants are not ones that The County wants to see there.
Um, one other caveat there now.
Their people have said to me, ell in the future,when we all get
solar in our houses,
[Laugh]
I I hope that my grandkids will will be able to get this property
without powerlines [inaudible]. But, w
[Laughter]
Wayne Arnold:Thanks Al. Yes sir.
Mike Donaghue:Mike Donaghue again. What are the days and hours of operation that
we would see somebody on that property?
Wayne Arnold:Al, do you want to take a shot at this one?
seven
in the morning to, you know, five, six, seven at night. Um, people
get there in the 06:30 range occasionally. Um, people might get there
night operations. I recently, for the first time in my life did a job on
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41 US 41 east and all of the work was required to be done at night
Wayne Arnold:I I
In 30 years I did three night works,
Ron Coleman:And days, if I may [Inaudible][00:14:16]
Wayne Arnold:My name is Wayne Arnold I just want to verify that an
exception to the rule and, Al is subject to as growing plants that the
whims of nature and freeze protection so there may be activities
related to that. You know,
:Hurricanes.
Wayne Arnold:
Ron Coleman:Days of operation?
Um, my company works six days a week. We hardly ever work
Sundays, but if in, a place like this once the nursery was was
farther along and we had, you know, five,10 acres of plants you
would probably have one or two people stopping by to check the
water on a Sunday where,if not in the rainy season.
Male Speaker:[Inaudible]
Wayne Arnold:Yes sir.
Michael Stoll:Michael Stoll, Grey Oaks. Uh, question. Uh, on the maintenance of
material that is on the bluff currently is maintained by a combination
of FPL, uh, on behalf [inaudible]closer to their powerlines,which
are adjacent to the fence
have access to that area? Uh, is it gonna be a maintenance bluff.
W
gonna get come from?
Wayne Arnold:Thank you. Al,with the answer to the question about maintenance,
I assume of ng the
FP&L easement
that to continue.
Yeah. I I I with maintaining an
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access maintenance access and, you guys might want to get to to
my si
be keys on the locks of course. When I fence and and block those
[inaudible] FP&L and I have no
problem with you guys also having any access along there.
Wayne Arnold:Are you gonna answer the question about the water too?
Michael Stoll:
W I [inaudible]to put wells down. They, um, I wanted to dig a
lake but FP&L said no.Um, so, um, maybe John can speak from an
engineering point. Uh, the only place we could get water
planning to have at least two wells.
Male Speaker:
Male Speaker:[Inaudible].
Wayne Arnold:Thank you. Yes ma m.
Jean Foster:Jean Foster. Uh, one question. Uh, I was kind of surprised by this
multi-use path that The County is asking to set aside to get some
land for. When is that gonna be building? What if where do the
plans does it go? How far north does it go? Where does it go?
[Laugh]
Wayne Arnold:This is Wayne. I I wish we had an answer for you but The County
go ahead and move forward on construction of it, they could do that
within, uh, an easement across his property.
that this plan, uh, would link all the way into Lee County up to, um,
Livingston Road and to the Imperial Parkway area in Lee County.
But, I
it.
Jean Foster:So who so, who owns the p it it
property.
Wayne Arnold:Correct.
Jean Foster:Okay. Oh, interesting. [Laugh]
Wayne Arnold:So, The County
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 10 of 10
Jean Foster:Kind of like a rental lease.
Wayne Arnold:The County is well The County is asking for there to be that
easement so they could construct it when necessary. So, Al would
be cooperating with them regarding the location on his property. The
County has some other easements and hopefully we can comingle
their easements over his property.
Male Speaker:Um, Wayne.
Wayne Arnold:
Norm Trebilcock:Uh, Norm Trebi Trebilcock for the record. Just to, uh, maybe in
answer to that. The Honda dealership that was recently developed
right there at Pine Ridge in Livingston, there there was a sidewalk
against, um, Livingston Road there, and they ended up widening that
sidewalk to to 10 foot width
Norm Trebilcock:and, that kinda took care of that pathway aspect of things, so,
and south
Wayne Arnold:Thank you, Norm.
Norm Trebilcock:Mm-hmm.
Wayne Arnold:Anybody else? Questions, comments? Everybody wanna go home?
Female Speaker:Cocktail.
Wayne Arnold:[Laughs]
adjourn the meeting. Thanks everybody for coming out.
Male Speaker:Thanks.
Female Speaker:Thank you, Wayne.
[End of Audio]
Duration: 19 minutes
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