Agenda 12/11/2018 Item # 9B12/11/2018
EXECUTIVE SUMMARY
This item requires that all participants be sworn in and ex-parte disclosure be provided by
Commission members. Recommendation to deny an Ordinance amending Ordinance No. 07-40,
the Grey Oaks MPUD, by relocating unbuilt access locations on Airport Road and Golden Gate
Parkway to Livingston Road for access only to the areas of the PUD identified as FP&L easement
located south of Grey Oaks Drive East, and by providing an effective date. [PL20170001548] (This
is a companion to Agenda Item 9.A - Development Order Amendment Petition DOA-
PL20170001729)
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 Grey Oaks Planned Unit Development (PUD) was originally approved in
Ordinance Number 75-34 on August 19, 1975. There have been several subsequent ordinances which
have been repealed: Ordinance Numbers 90-48, 96-82, 97-45, 98-94 and 00-46. The current ordinance is
Ordinance Number 07-40 approved by the Board on April 24, 2007. The PUD is currently approved for
1,775 dwelling units, 1,303,091 square feet of commercial and office and four golf courses. The Grey
Oaks MPUD is mostly developed with residences, a golf course, and a clubhouse. There is an FPL
easement located along the entire eastern boundary of the PUD.
The petitioner is proposing to modify the Master Plan, Map H-1, attached to Ordinance 2007-40 to shift
two previously approved, but unimproved project access points, from Golden Gate Parkway and Airport
Road to Livingston Road. According to the petitioner, 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 proposed 32± acre
landscape nursery located under a Florida Power and Light (FPL) easement. The petitioner stated the
intended use was a landscape nursery and then modified the intended uses to include other uses. Please
see attached Exhibit - Aerials.
The section that allows the nursery is found in Section IV of the PUD entitled “GOLF
COURSE/RECREATION/PARK/RIGHT -OF-WAY.” The permitted use reads:
“6) Storage, maintenance yards, and landscaping nurseries within FP&L easements, rights-of-way, and
open space. Subject to approval of the persons or entities in whose favor the easement or right-of-way
runs.”
Staff’s original recommendation of approval was for two access points for a landscape nursery. The most
recent TIS, received by staff shortly before the CCPC hearing, to justify the requested access points
included two principal uses: wholesale landscape nursery and landscape contracting. The TIS shows that
the proposed wholesale landscape nursery only generates 12 total PM peak hour trips, warranting only
one access point on Livingston Road. (Livingston Road is a limited-access facility as referenced in
Section 5.01, Access Management, Resolution 13-257. The purpose of a limited-access facility is to
preserve the roadway capacity and safety, and general welfare of the traveling public.)
At the CCPC hearing, the Petitioner presented testimony to try to justify a landscape contracting land use
as part of a wholesale nursery operation based upon Institute of Transportation Engineers (ITE) Trip
Generation Manual. However, land uses are not determined by a transportation code such as the ITE Trip
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Generation Manual. Land uses are dictated by the Collier County Land Development Code (LDC) which
references Standard Industrial Classification (SIC) Codes. (See Attachment-SIC Codes 5193 and 1799.)
A wholesale nursery is SIC 5193. It is a noncommercial land use, and it is consistent with the landscape
nursery referenced as a permitted use within the FPL easement of the Grey Oaks PUD. The zoning
manager has opined that landscape contracting land uses (SIC 1799), which are a commercial and
industrial land use per the LDC, is not a permitted principal or accessory use within the FPL easement in
the Grey Oaks PUD. Furthermore, the Growth Managment Plan (GMP) does not allow a commercial or
industrial land use such as landscape contracting at this location. A PUD amendment to add landscape
contracting land uses (SIC 1799), a use requiring commercial zoning, would also require a GMP
amendment as the subject site does not qualify for commercial zoning under any existing FLU E
provisions.
REZONE FINDINGS: Staff completed a comprehensive evaluation of this land use petition including
the criteria noted in LDC Subsection 10.02.13 B.5., Planning Commission Recommendation (commonly
referred to as the “PUD Findings”), and Subsection 10.02.08 F., Nature of Requirements of Planning
Commission Report (referred to as “Rezone Findings”). Staff offers the following analysis:
1. Whether the proposed change will be consistent with the goals, objectives, and policies and
future land use map and the elements of the GMP.
The Comprehensive Planning staff has indicated that the original proposed PUD Amendment for two
reallocated access points is consistent with the FLUE of the GMP. See Attachment B - Flue Consistency
Review. However, the recent introduction of the landscape contracting land use is not consistent with the
GMP. The petitioner would need to seek a GMP Amendment to permit a commercial land use such as
this at this location.
2. The existing land use pattern.
The neighborhood’s existing land use pattern can be characterized as residential, golf course, and essential
service lands.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The proposed access points will solely serve the proposed nursery south of Grey Oaks Drive East. The
proposed landscape contracting land use results in an isolated district unrelated to adjacent and nearby
residential and golf course districts. Landscape contracting is a commercial and industrial land use
according to the Collier County Land Development Code (LDC). As previously stated, landscape
contracting land use is not consistent with the GMP. Furthermore, the BCC at its June 5, 1990 hearing
removed commercial land uses such as landscape contracting from the Livingston Road corridor.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
The district boundaries are logically drawn.
5. Whether changed or changing conditions make the passage of the proposed amendment necessary.
The proposed reallocation of two access points, and the addition of a landscape contracting land use is not
necessary. As previously stated, the proposed landscape contracting land use is identified as a
commercial and industrial land use in the LDC and is inconsistent with the GMP.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
The proposed change consisting of the reallocation of two access points, a landscape nursery and
landscape contracting will adversely influence living conditions in the neighborhood. Livingston Road is
a designated limited access road and the permitted wholesale landscape nursery use only warrants one
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access point.
7. Whether the proposed change will create or excessively increase traffic congestion or create types
of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected
types of vehicular traffic, including activity during construction phases of the development, or
otherwise affect public safety.
Livingston Road is a Limited-Access facility as referenced in Section 5.01, Access Management,
Resolution 13-257. While the access management connection spacing standards may indicate that
multiple access points for the subject property may be allowable, the ultimate goal is to exceed
the standards to preserve capacity, safety and general welfare of the traveling public. Based on
the allowable land-use of wholesale nursery, which is limited to 12 PM peak hour trips, not
including lawn contracting services, reasonable access can be attained with one access point.
8. Whether the proposed change will create a drainage problem.
The proposed PUD Amendment will not create a drainage problem. Furthermore, the project is subject to
the requirements of Collier County and the South Florida Water Management District.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The proposed PUD Amendment will not reduce light and air to adjacent areas inside or outside the PUD.
Furthermore, the PUD Document provides adequate property development regulations to ensure light and
air should not be seriously reduced to adjacent areas. The Master Plan further demonstrates that the
locations of proposed preserve and open space areas should further ensure light and air should not be
seriously reduced to adjacent areas.
10. Whether the proposed change would adversely affect property values in the adjacent area.
Staff is of the opinion this PUD Amendment will not adversely impact property values. Zoning by itself
however may or may not affect values, since value determination is driven by market demand.
11. Whether the proposed change will be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
Properties around the Grey Oaks PUD are mostly developed. The basic premise underlying all of the
development standards in the LDC is that their sound application, when combined with the site
development plan approval process and/or subdivision process, gives reasonable assurance that a change
in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the
proposed change should not be a deterrent to the development of adjacent properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
The proposed change of reallocating two access points when only one access point is justified for a
wholesale landscape nursery use could constitute a grant of special privilege.
13. Whether there are substantial reasons why the property cannot be used in accordance with existing
zoning.
The subject property could be developed within the parameters of the existing zoning designations.
However, the petitioner is seeking this PUD Amendment to relocate two previously approved access
points from Golden Gate Parkway and Airport Road to Livingston Road.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
Staff is of the opinion that the proposed PUD Amendment is out of scale with the needs of the
neighborhood or County.
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15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts
already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however, this is not
the determining factor when evaluating the appropriateness of a zoning decision. The petition was
reviewed on its own merit for compliance with the GMP and the LDC, and staff does not review other
sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site altera tion which would be
required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
Any development anticipated by the PUD Document would require site alteration, and this project will
undergo evaluation relative to all federal, state, and local development regulations during the site
development plan approval process and again later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and services consistent
with the levels of service adopted in the Collier County GMP and as defined and implemented
through the Collier County adequate public facilities ordinance.
The development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public
Facilities. The project must also be consistent with all applicable goals and objectives of the GMP
regarding adequate public facilities. This petition has been reviewed by County staff that is responsible
for jurisdictional elements of the GMP as part of the rezoning process. Transportation staff has concluded
that the wholesale landscape nursery is limited to 12 PM peak hour trips, justifying one access point.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem
important in the protection of the public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
PUD FINDINGS:
1. The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other
utilities.
The Grey Oaks PUD is an established project which has been developed primarily with residential, and
golf course uses. The subject site fronts on Livingston Road, a limited access road . Water distribution
and wastewater collection/transmission mains are readily available within these rights -of-way, and there
is adequate water and wastewater treatment capacity to serve the proposed PUD.
However, the site is not suitable for the proposed development of two access points and landscape
contracting land use.
2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or
other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with the application provided satisfactory evidence of unified control of the
property located under an FPL easement south of Grey Oaks Drive East. Additionally, the development
will be required to gain PPL and SDP approval. These processes will ensure that appropriate stipulations
for the provision of, continuing operation of, and maintenance of infrastructure will be provided by the
developer.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of
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the GMP.
County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives, and
policies of the GMP within the GMP discussion of this staff report. However, an additional landscape
contracting land use has been added since the publication of the GMP Consistency Review. The LDC
identifies this use as permitted in certain commercial zoning districts and the industrial zoning district.
Since the subject site is not designated for commercial (or industrial) land uses on the Future Land Use
Map or in the Future Land Use Element, staff finds that use to be not consistent with the GMP.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The currently approved development, landscaping, and buffering standards were determined to be
compatible with the adjacent uses and with the use mixture within the project itself at the time the PUD
was approved. As previously stated, the proposed landscape contracting land use is not consistent with
the GMP. Furthermore, neighbors expressed concerns at the recent CCPC hearing that issues such as
buffering and screening, lighting and building height have not been addressed. Staff has concluded that
this amendment will change the project’s external compatibility.
5. The adequacy of usable open space areas in existence and as proposed to serve the development.
The amount of open space set aside for this project meets the minimum requirement of the LDC.
6. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation
Element consistency review. Operational impacts will be addressed at time of first development order
(SDP or PPL), at which time, a new TIS will be required to demonstrate turning movements for one site
access point. Finally, the project’s development must comply with all other applicable concurrency
management regulations when development approvals, including but not limited to any plats and or site
development plans, are sought.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
The area has adequate supporting infrastructure, including Collier County Water-Sewer District potable
water and wastewater mains, to accommodate this project. Furthermor e, adequate public facilities
requirements will be addressed when development approvals are sought.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
This criterion essentially requires an evaluation of the extent to which development standards and
deviations proposed for this PUD depart from development standards that would be required for the most
similar conventional zoning district. The petitioner is not seeking any deviations.
FISCAL IMPACT: The PUD Amendment 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
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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 amendment to reallocated two access
points to Livingston Road to be consistent with the FLUE. However, the proposed 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 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 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: This is a PUD amendment to move two access points on the master
plan. The burden falls upon the applicant to prove that the proposed amendment is consistent with all the
criteria set forth below. The burden then shifts to the Board of County Commissioners, should it consider
denying the rezone, to determine that such denial would not be arbitrary, discriminatory or unreasonable.
This would be accomplished by finding that the proposal does not meet one or more of the listed criteria
below.
Criteria for PUD Amendments
Ask yourself the following questions. The answers assist you in making a determination for approval
or not.
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1. Consider: The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or
other instruments or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense? Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed PUD with the goals, objectives and policies of the
Growth Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring
the adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate
expansion.
8. Consider: Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to literal application of such
regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future
land use map and the elements of the Growth Management Plan?
10. Will the proposed PUD Amendment be appropriate considering the existing land use pattern?
11. Would the requested PUD Amendment result in the possible creation of an isolated district
unrelated to adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed
amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or developme nt of adjacent
property in accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance
with existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the
proposed use in districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential uses under the
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proposed zoning classification.
25. Consider: The impact of development resulting from the proposed PUD amendment on the
availability of adequate public facilities and services consistent with the levels of service
adopted in the Collier County Growth Management Plan and as defined and implemented
through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as
amended.
26. Are there other factors, standards, or criteria relating to the PUD amendment request that the
Board of County Commissioners shall deem important in the protection of the public health,
safety, and welfare?
The Board 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. The proposed Ordinance was prepared by the County Attorney’s Office. This item has
been approved as to form and legality, and it requires an affirmative vote of four for Board approval.
(HFAC)
RECOMMENDATION: Staff recommends that the Board of County Commissioners denies petition
PUD-PL20170001548, Grey Oaks PUDA.
Prepared by: Nancy Gundlach, AICP, PLA, Principal Planner, Zoning Division
ATTACHMENT(S)
1. Attachment A-Staff Report Grey Oaks PUDA 9-7-18 (PDF)
2. Attachment B- Proposed PUD Ordinance - 071818 (PDF)
3. Attachment C-Site Location Map (PDF)
4. Attachment D-Master Plan w Access Relocation Exhibit.pdf 5-14-18 (PDF)
5. Attachment E- FLUE Consistency Review 7-11-18 (PDF)
6. Attachment F-Aerials Depicting Removed and Relocated Access Locations 8-10-18 (PDF)
7. Attachment G-Revised TIS - 09-27-2018R1--certified (PDF)
8. Attachment H-MEMO to CCPC 10-9-18 (DOC)
9. Attachment I-MEMO to CCPC 10-19-18-bosi (DOC)
10. Attachment J-June 6 1990 BCC Hearing Minutes (PDF)
11. Attachment J-1 SIC Codes 5193 and 1799 (PDF)
12. Attachment K-Transcript of NIM 06-25-2018 (PDF)
13. Attachment L-Letter of Support 07-12-2017 (PDF)
14. [Linked] Attachment K-Application PL20170001548 Grey Oaks PUD (PDF)
15. Legal Ad - Agenda #7309 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.B
Doc ID: 7309
Item Summary: This item requires that all participants be sworn in and ex-parte disclosure be
provided by Commission members. Recommendation to deny an Ordinance amending Ordinance No.
07-40, the Grey Oaks MPUD, by relocating unbuilt access locations on Airport Road and Golden Gate
Parkway to Livingston Road for access only to the areas of the PUD identified as FP&L easement located
south of Grey Oaks Drive East, and by providing an effective date. The subject MPUD consisting of
1,601+/- acres is located at the northeast, northwest, and southeast quadrants of the inte rsection of Airport
Road (S.R. 31) and Golden Gate Parkway (C.R. 886), in Sections 24, 25, and 26, Township 49 South,
Range 25 East, Collier County, Florida. [PL20170001548] (This is a companion to Agenda Item 9.A -
Development Order Amendment Petition DOA-PL20170001729)
Meeting Date: 12/11/2018
Prepared by:
Title: Planner, Principal – Zoning
Name: Nancy Gundlach
11/14/2018 10:58 AM
Submitted by:
Title: Division Director - Planning and Zoning – Zoning
Name: Michael Bosi
11/14/2018 10:58 AM
Approved By:
Review:
Growth Management Department Thaddeus Cohen Level 1 Reviewer Completed 11/16/2018 11:15 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 11/16/2018 11:16 AM
Zoning Michael Bosi Additional Reviewer Completed 11/16/2018 1:39 PM
Zoning Ray Bellows Additional Reviewer Completed 11/16/2018 2:56 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 11/19/2018 9:24 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 8:57 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 9:15 AM
County Attorney's Office Emily Pepin CAO Preview Completed 11/20/2018 11:24 AM
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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mi TRL E9TH ST NLogan BLVD SAIRPORT PULLING RD NVanderbilt Beach RD
LIVINGSTON RDLogan BLVD NGreen BLVD
R ad i o R D
Santa Barbara BLVDPine Ridge RD
GOODLETTE-FRANK RD NI75À68 À32À69
À70À71 X9.1À33
À17 À16À19À31À7.1 À10À30À7À15À20
À72
À39 À45À43À40À38À41À42
À1 À1 À1À4À1X13 À1 À12
À34 X9.10
À35 À36 À44À37À32 À7À1À14À2À21
À11 À10 À9 À4À1À8À6À5À7 À2À3 À1
À73 À35
À11À3À26 À1.1 À1
À5 X5.1 X5.3 À1À1X5.2 À13
À14À1X5
À74 X9
À1
À6À23À22À33À6À4À12
À75 X9.2À76
À1X17À1 À15X2X11.1 À16À1.1 À1À17
À1À1
À74
À73À1À72
À71
À65 À70À50À51À52À53À54
À13À25À27À26
À36
À18 À13À12X2 À3 X3X6.10 À19X6.12 À14 À1
X14.2À55À60À64À56À58À57À61À63À62À59 À69
À68
À24À34À5
À37À22À77 X14.3À1 À11X6.3 X14.4X10.2X10.3X14.5 À20À1X6.1 À1
À1 À28À18À13À11
X6.4 X14.6X10.4X9.5 À15X6.2X10.5X14.7 À21X10.6 X14.1 À10
À12À10À24 À25
À16À18
X10.7 X14.8 À22À1X6X10.8 X14.9 À16À1
X14.22X10.9
X14.23À22
À38À78À79À21
X10.1 À2X14.21X14.10 À23 À9X10.10 X14.20X14.11X14.24 À1X14.19X41 X35
À21
À15
X10.11 X14.18X14.25
X10.15X10.14À17X14.12X10.12
À1X12.1 À24X14.13X42X43
X23
À1À20À29À17
X14.17
X10.13 X14.16X14.26X14.27 À25X14.15X12 X14.34X14.14 À18X14.28
À80À17 À39
À2 À2À9À19
À26X6.6 X14.29 X14 À2À1À7X14.30 X14.31
À27X14.32X14.33À81À17À20
À14 X11À30À3À1À18À8
À19X11
À6À28X6.5 X21
À20À29
À5X7.3 À30 À1
À14 X11
À16 À3 À31
X12.2 À1À21À1À1À1X6.8 À31 À4 À1X7.9 À3À32À1À2À22
À2À2À3À33X6.7 À24À2À23
À17 À4À15À32À7
À2X7.11 À1.1À34X7À23À1À35À22À24À1À1
À15À16
À36 À21X10À31À1 À1À25À1À30X15.1 À20À37
À5À4À16À15
À12X11X6.11 À32 À19
À66 À1À67À68X7.8 À69À70
À6
X22
À72 À38À71X6.9 À26
À65À11 À13 À19 À18À29
À14 À33 À6
À20À39
À64 À17À18À14À27À73À28À10À40
À63
À5 À34À17
À16
À15 À41À74 À1À15À9À17À21X11
À62 À14
À5 À7À13
À16 À42À75À8 À23 À13
À88 À22À87À17 À66À24X7.3 À67À61À12À16À43À13À76À86À12À7À1
À35À6À18
À44 À11À18À85À89À1À77À60À6À11À25À5
À36 X9.2À4À8À12
À2 À10À15À27À3À14À26À6À19À4À28À90À9À78À59À5À84À10À1À1À29X7.6 À8X16.1
À7
À20À79À91À58À4 À7 À7À30À9À83À1À2
À19 À9À3À37
À21 À6À2À57À3X9.1 X35À92À31À82À3À81
À11 À38 À10
À80 À7À5À6À4 À5À6À8À5À7À22À6.1
À21 À8À2 À39À40À10
À1 À6À2À56À8
À93 À4À32À7À4À1À23
À11
À9 À3
À97 À55À1À98À99À94À100 À6 À17À7
À22
À96
À15À16À8À10À9 À18À11À13À12À14 À2
À9
À10 À33À5 À3
À95 À24 À2À54À19À4 À2 À1
À1 À41 À12À9
À11À1X9.3 À1 À1À1 À1À34À3À20À1À12À28À25À29À24À2À27À26À25À53À23À1À30À10À42À13
À2 À21 À13À3À22X7.1X9.7 À1X7.3 À26 À1 À1
À8
À14À52À4X11 À1À1À1À22À18À9 À2À15
À43À19 À14À44À11
À27À1 À5À51À2X7.3 À21 À3À8À17À16À1X23À45À46À44À47À6À43À49À48À50À2À28
À7 À15
À4À49À3À20À7À16 À1À17 X206À7À5À4À6À19À15À29À3À1À8À42
À39 À38
À18
À37
À35.3À20À12
À41 À36À40 À35
À6À48
À34 À32À33 À30X9.8 À31
À119À6 À16
À2À47À5À5À18À14À9 À1À7X9.11À19 À4 À46À6À4À17À10 À8À13X9.9 À20 À1X7.2 À45
À21
À7
X127
X129 À3X150X148 À16X140X142X132À12X134
À45À13 À17À5À46
À11 À5 À9À11X156X144X146X138X136X131X130À21
X9.4
X152 À10
X126
X128 À10X157À8À12À2À43
À18À47À14À22À4À19À48À49 X9.6À15À23À3À20À50À51À35.3 À16 À21À2À52À35.1 À22À17À53À54À23À1À55À56À18À24
X36
À57 À25À19
À58 À59 À26
X32 X26
X45
À20 À60À61 À27
À85 X13.1À10À11À12À15
À62 À28
À16 À17À14À13À5À6À9À8À7À4 À18 À84
À1 À83
À82 X13.2À1À81
À80
À79
À63 À64 À29
À19À20 X13.3À21À22À23
À65À66 À30
À24À26À25À30À29À28À27 À78À31À34À33À32
À67 À31
À77
À76À48À44À47À46À45À43À41À42À40À39À36À37À35À38
À33
À49 À75 X13
À4À62À5À42À2À46À43À44À1 À606
À9
À45À47À48À49 À7 À178À605À1À50À608À4À108À5À3À5À6À29À8À61À8À3À13À12À11
À29
À20 À189À2À10À1À16À15À609À41À74À107À75
À7À22À18À23À28À24À25À8À17
À14 À4À73À76 À604À51 À1À72À28À1À9À7
À15 À44À9X154À6À22 À11À1
À26À27
À9À16
À10À3À15À8
À6À9À4À17 À603 À1À610À13À60À177À40À1
À13À14X135X141X143X133
X160X158 X149 À27 À1 À12
À19 À5À14À106 À611À27À52À77À71À10À23À12
À23X145X121À26X147X139X137 À42X153À14À13X151
À11
À12À14À13À12.7
À8 À2À3 À612À7 À190À1À18À1À403À5À2
À7X119X159X125À28
X161À63À62 X113X111 X105X103
À509 À602À105À6À59À39À510À26 À402À18À11À4
À64 À25X155 À13X123À61ÀAÀ26À1À24À60À16
À12.4
À2
À13 À22À10À9À53À19 À508À3À8À70À9À7
X115 X109X107X117À59 À12À58À23 À14À29À41À57
À78 À104 À404À25À511 À176À1À38À21À20À58À507
À27À56À45 À8À17
X102X98X2À54
X101X97À55
À12.5
À13
À12À6À17 À401À10À54À601À8À4À5À20 À191
À46 À53À52À51 À11À50À49À48 À15À47À30À22
À1À69À24À19À11À103À79À8À1À512À20 À405
À28
X100 À18
X96
X95
X99
X26
X22 À40À118 À16À31
À28
À9 À506À2À37À16À9À5À19À7À57 À409À6
X7.5 À21 À10À114 À29X35 À9À19À113X31
X24
X28
À14
À27 À29À15
À16
À1À11À55À18À23À102À19À21À12À80À7 À175
À1X59X53 À17X37À32X51À110X61
X90
X94X43
À35À34À17À33À30
À68 À15 À3 À406À6À10À408À10À36À505À8À18
À30X45À9X55X67À109X69X33X49X77X75À20
À26 À32À31À21À22À18À23
À192À56À17À7À1À307À22À56À101À18À407À22
X47 À39X57À20X39X41À117X63 À18X65À115X73
À20À19 À24 À25À94
À301À4À14À81 À2À13À501À6À7À11À174À67
X71À106À95
X92
X86 À19 À31À92À33À101À21À105
À93
À40À18À82
À1À1À1À11À1À100À9À23À35À16À17À13
À18À100À96À116 À1À10À112À8À111X30À1À19
À12.14
À72À92À73À74
À16 À19À13
À504À11.1 À302À2À17À5À55À8À503À8À13 À193
X226
X34 À1À17 À38À108À32À22X32À34À7X36À107
À75À76À77À78À79À80
À66
À57 À21 À502À99À24À12À5À14À82À66À15 À306
X38 X40 X46X48 X56X54À102 X62 X64 X72X70 À20
À81À90À82À83À84À85À86À87À88À89
À41À19À83À15À18À35.3
À1À12À34À6À3À12À12À25À16À98 À303 À206
À12.13
À91
À97 X80X78À93 À11À104X42À23X44À99X52X50
À84 À85À12
À10 À16 À305À9À58 À304 À194À54À11À9À14À1
À23
À16X58X60À94X66X68X74X76X84X82 À33 À37
À20À15À65À13À4À11À83À97À7À4À26 À195
À16.1À15
À42À20À14À86
À6À35X7.3 À21À103À12À98À24À34À15À36À22
À207 À1À33À13À2À10À208À15À1À24À13À59
À15.3 À45
À17 À87 À43À11
À5 À13À36À35À14À25X1
À6 À13 À36 À14 À35
À15À10À96À10 À205À5À53À13À27À19À64À23
À16 À45.1
À15.1
À4 À26À37À3À40À41À39À38X1.1 À12 À15 À34
À14À16À3À84À8À3 À22À12À32À28À95 À204
À44.3
À17 À44.1
À44À21À13À16
À37À3À27À42À6.6 À16 À33À4À38À11À28À39
À12.12
À12.6
À31 À9À30 À14 À1À29À11À14À14À60À1À11
À44
À17.1
À88À10À22 À90
À43 À32À2À10À17À6.4 À8À7 À10 À31À44À1
À18À4À12À6À63À15À2À85À94À9À17À52
À14.1 À44.2
À12 À89
À9À6 À18À1À6.10 À3À1À30À1X217À2À5
À120À15
À11 À21 À201À8À7 À2À202À203À93À17À15À5
À19À1 À29À6.3 À4À1 X205À6.5 À6.8 X204À6.11 À20
À9
À8 À13 À13À61À12 À20À16À7À12À10À11À1
À43.1À18.1À13.1X203À1À3
X9.1 X202 À28X201X166X209À21À6.2 À2
À23 À91
À9 À10 À1À6À62À92À18À87À88À91À89
À1
À43
À13 À18 À18.2X167X168À6.9 À27À1À1X169À1
X213
À22X170X171
À11 À14
À90À86À51 À19 À3À1À105
À1
À101À18 À1À50
À43.3
À42À12.1 À19.1
À24
À26À23X172 À1À2À3X173À25À24 À1X174À1
À104À11À12À1À6À13À2À14À5À15À16À10
À12
À1
X225
À8
À3 X175 X200À6.1 À2X176X199X1X9X177X198 À1
À17 À8À18 À4À9 À3À19À20À7 À1.1 À17 À4
À65À1
À10
À25
À42.1À19
X197À3X196X178X179X195 À1X180À2X194X9.2 X181
À1À1 À102À49À21À31À34À22À23À24À26À27
À64À2.1
À13À7À35.1 À9
À1
À9 X182À2 X193 À1À1X183X192À8À2X184
À25À28À44À48À33À32À35À30À29À36À45À37 X185 À2 À14 À2À4À13À12À3À5À6À10À11
À1.1À1.1 À63 À62
À47 À42À43 À38À40À41 À103À39À16 À1À1
X34.16
À26 À12
À41.1
À7 À3À8À9X186À1À4À15X191À1
X187X210
À1 À2 À61À3À1
X34.14X34.15 À5
X34.17 À15 À1X34.13À9À1 À21À1À14
À11.1 À20.1 À41.2
À6À8 À11
À1 À1X190X188À7 À1X189 À1À5À1À1À83
À8X34.12 À1 À6À10
X34.20
À13X53X34.11X52 À20
X34.19
À60À4À1.1 À59 À48À49
À20 À41À11À20.2À82À80À81À79À78 À84À77À40À57À56À43À42
À27À5
À2X34.18X34.10 À5À6 À4À12 À7
X34.22 X34.21
À3À7
À50À5À58À51À52À53À57À54À36À55À56
À10 À40À21.1
À40.2
À3X34.9 À19À2X34.23 À11 À11 À1 À4X34.8X7X55
À41 À92 À93 À173À55À39À58À85À69À86À70
À85
À6
À1
À2
À21.2À10.1
À21
X25 À8X49X41À18À10X30X50X43X34.24 À5X29
À76 À172À108À54À45À59À38À71À72À94À91À73
À35
À1
À7À16
À84 À171À106À86À87À1À74À75À53À46À109À60
X219
X40 X34.7 À22À12 À23À21 À24À9 À6
X34X34.25 X34.6
À7 À10
À4 À28
À21À20À19À18À17À16À15À11À14
À70À37 À170À87À69À95À67À90À52À47À68À67
À39.2
À25 À9À7À8X34.26 À26X34.5 À1 À20À13X42X34.27
À9À6
À3
À22.1À9.2À9.1 À39.1
À83À66À61 À105 À130 À131À88À89À36 À169À88À72
À12.16À12.1
À12 À13À34À8À10À9À15
X51 À7X34.4 À2 À8 À10X34.28
X34.2
À1.1
X34.1 À6X34.3
À29 À8À5
À9.3 À39À22À9
À110À51À48À96 À168À62À35À1À89À1À82À66
À33
À14À1 À32
À1X34.29 À9À19 À11À1À14À5À10À1À4À11
À8.1À7.1À23.1À65 À104 À129À1À50 À167À63À49À34À97À1À111
À13 À31
À30
À22À1 À18À15À3À14 À12 À1À21 À1À2À13
À2
À93 À90À64 À73À1 À166À98À81À133À65À128À92
À12
À53À13 À2 À1 À1 À20 À16 À17X58 À96À14X32À19
À30À4 À7
À99À1 À103À33 À165À91À1À32À1À28À112À74
À12 À3 À1 À7À1À8 À15À1À6 À95À18X38
À37À134 À164À1À127À64À94À31À75À29À1À27À102
À29 À5.2À5.1À11
À1 X23.1 À11X23 À9À4X24.1 À2
X45
X24X28X27
À12.9
À3 À1
À20 À30 À163À1À76À113À63À77À26À135À162À1
À5.3À4.3À4.2 À6À28
X227
À12.10 À12.15
X26X54X39 À16 À17X44À3À5À2
À1 À4À10
À6 À35.3
À78À62À2 À1À79À19À21À3À25 À101 À161À61
À4.1 À5 À6.1À10 À6.2
À10À5À1À1À1 À11À1À1 À1À17À1À3
À2 À5
À114À22À23À24À80 À136À1À60À125À4À1À2
À4À27 À6.3À3À9À6.4À26À8
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À3.3À1À3.2 À3À7À3.1À6
X220
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À35.10
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À33 À147À139
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À35.9
À34
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À153À152À17À51À1À47À23À119À24À40À142
À50
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À1À17À2
À12.2
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X197
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À56
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À112 À113
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À115À36À15À12
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À65À48À12
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À2.1
À66À47À30À11
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À128
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À61 À23 À97
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À38
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Petition Number: PL20170001548
PROJEC TLOCATION
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9.B.3
Packet Pg. 234 Attachment: Attachment C-Site Location Map (7309 : Grey Oaks PUDA. PL20170001548)
9.B.4Packet Pg. 235Attachment: Attachment D-Master Plan w Access Relocation Exhibit.pdf 5-14-18 (7309 : Grey Oaks PUDA. PL20170001548)
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 (FLUE) Consistency Review
APPLICATION NUMBER: PUDA-20170001548 Review 3
APPLICATION NAME: Grey Oaks Mixed Use Planned Unit Development (MPUD) Amendment
REQUEST: To amend Grey Oaks MPUD, approved via Ordinance #07-40, to modify the Master Plan Exhibit ‘H-
1’ to shift two previously approved access points for Grey Oaks (one shown on Airport-Pulling Road and the other
shown on Golden Gate Parkway to two access points on Livingston Road). These two access points are not intended
to serve as access points to the Grey Oaks community, but rather for the sole use by the owner (O’Donnell
Landscaping) of approximately 32 acres adjacent to Livingston Road. This portion of the Grey Oaks MPUD is
encumbered by a Florida Power and Light (FPL) easement. 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 letter of ‘no objection’ from the president of the
HOA. The third submittal revises the PUD Master Plan Map H-1 to be more legible; and revises the Grey Oaks
MPUD Ordinance “List of Maps and Tables” to include F-1 Future Pathway Easement Exhibit and add #14 to
Section 7.05 Transportation. Submittal 3 includes an email letter of ‘no objection’ from Grey Oaks General
Manager for this revised access request.
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. The northwest quadrant 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
unincorporated 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).
Section 2.05 Permitted Variations of Dwelling Units in Ordinance #07-40 stated, “All properties designated for
residential uses may be developed at the maximum number of dwelling units allocated, provided that the total
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number of dwelling units shall not exceed 1,775. Table 1: Development Parcel Program identifies the maximum
units by project quadrant.”
This equates to a density of approximately 1.11 dwelling units per gross acre (1,775 dwelling units /1,601.39 acres
= 1.108 DU/A). The MPUD is eligible for 5 DU/A (base of 4 DU/A plus 1 DU/A for direct access to two or more
arterial or collector roads). Since this PUDA does not increase or decrease the number of total acres or the number
of requested dwelling units, no change is proposed to the Grey Oaks PUD density. Approximately 1,159 residential
dwelling units and 176 assisted living units have been built to date.
Grey Oaks is a mixed use development that allows both residential (as discussed above) and commercial
development via Ordinance #07-40. A total of 1,203,091 square feet of commercial development is allowed in the
northeast and southeast quadrants. An additional 100,000 square feet of commercial development is allowed in the
northwest quadrant. No changes are proposed to the allowable commercial development.
According to Ordinance #07-40, Section IV.A., other uses that are permitted include golf course(s), open space for
recreation facilities and community parks, community center/clubhouse(s), storage, maintenance yards, and
landscaping nurseries within FP&L easements. No changes are proposed.
Select FLUE Policies are given below, followed with [bracketed staff analysis].
FLUE Policy 5.6
“New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the
Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended).”
[It is the responsibility of the Zoning and Land Development Review staff, as part of their review of the
petition in its entirety, to perform the compatibility analysis.]-
FLUE Objective 7 and Relevant Policies
Due to the minor changes proposed (no changes in permitted uses, densities, or intensities) beyond the currently
approved Grey Oaks MPUD, and because the MPUD is significantly built-out, staff is of the opinion that only a re-
evaluation of FLUE Policy 7.1 (pertaining to access) is necessary due to amendments to the Grey Oaks access
points.
FLUE Policy 7.1
“The County shall encourage developers and property owners to connect their properties to fronting collector and
arterial roads, except where no such connection can be made without violating intersection spacing requirements
of the Land Development Code.” [The PUDA petition is requesting the elimination of two commercial access
locations (previously approved within the Grey Oaks DRI Master Plan – Resolution 2000-190, DO 00-04 and
the PUD Master Plan - Ordinance #07-40); one accessing Golden Gate Parkway and the other accessing
Airport Road. The commercial access points proposed to be eliminated are not currently constructed, but
are shown on the approved Master Plans. The petition is also requesting two new driveway access points be
added on Livingston Road, which is identified as a minor arterial road in the Collier County Transportation
Element Map 3.4 of the Growth Management Plan. The new access points will serve the future O ’Donnell
Nursery project only – not Grey Oaks residents.]
CONCLUSION
Based upon the above analysis, staff concludes the proposed Mixed Use Planned Unit Development
Amendment may be deemed consistent with the Future Land Use Element (FLUE).
PETITION ON CITYVIEW
cc: Michael Bosi, AICP, Director, Zoning Division
David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section
Raymond Bellows, Planning Manager, Zoning Services Section
PUDA-PL2017-1548 Grey Oaks R3.docx
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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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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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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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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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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.
9.B.7
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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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O’Donnell Nursery – PUDA TIS – September 2018
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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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O’Donnell Nursery – PUDA TIS – September 2018
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Appendix F: Trip Generation Calculations
ITE 10th Edition
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O’Donnell Nursery – PUDA TIS – September 2018
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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
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Packet Pg. 281 Attachment: Attachment G-Revised TIS - 09-27-2018R1--certified (7309 : Grey Oaks PUDA. PL20170001548)
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 has been removed from the revised
TIS.
The Transportation Element contained in the September 6th 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
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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
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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.B.8
Packet Pg. 284 Attachment: Attachment H-MEMO to CCPC 10-9-18 (7309 : Grey Oaks PUDA. PL20170001548)
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.B.9
Packet Pg. 285 Attachment: Attachment I-MEMO to CCPC 10-19-18-bosi (7309 : Grey Oaks PUDA. PL20170001548)
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Packet Pg. 286 Attachment: Attachment J-June 6 1990 BCC Hearing Minutes (7309 : Grey Oaks PUDA. PL20170001548)
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Packet Pg. 307 Attachment: Attachment J-1 SIC Codes 5193 and 1799 (7309 : Grey Oaks PUDA. PL20170001548)
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Packet Pg. 308 Attachment: Attachment J-1 SIC Codes 5193 and 1799 (7309 : Grey Oaks PUDA. PL20170001548)
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Packet Pg. 309 Attachment: Attachment J-1 SIC Codes 5193 and 1799 (7309 : Grey Oaks PUDA. PL20170001548)
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.B.12
Packet Pg. 310 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA. PL20170001548)
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.B.12
Packet Pg. 311 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA. PL20170001548)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
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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.B.12
Packet Pg. 312 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA. PL20170001548)
PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
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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.B.12
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PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
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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.B.12
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PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
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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.B.12
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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.B.12
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PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
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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.B.12
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PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
Page 9 of 10
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 –
9.B.12
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PL20170001548, Grey Oaks Planned Unit Development (PUD) and
PL20170001729, Grey Oaks Development of Regional Impact (DRI)
06-25-2018 NIM
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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
9.B.12
Packet Pg. 319 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA. PL20170001548)
Grey Oaks DRI/PUD
June 25, 2018 Neighborhood Information Meeting
9.B.12
Packet Pg. 320 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
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
9.B.12
Packet Pg. 321 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
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.
9.B.12
Packet Pg. 322 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
Overall DRI/PUD 4
LIVINGSTON ROADAIRPORT-PULLING ROADGOLDEN GATE PKWY
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Packet Pg. 323 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
Approved Map H 59.B.12
Packet Pg. 324 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
Proposed Map H 69.B.12
Packet Pg. 325 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
Access Exhibit 7
9.B.12
Packet Pg. 326 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
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
9.B.12
Packet Pg. 327 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
Ordinance 2007-40, Section 4.02.A.6 99.B.12
Packet Pg. 328 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
Questions?
10
9.B.12
Packet Pg. 329 Attachment: Attachment K-Transcript of NIM 06-25-2018 (7309 : Grey Oaks PUDA.
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.B.13
Packet Pg. 330 Attachment: Attachment L-Letter of Support 07-12-2017 (7309 : Grey Oaks PUDA. PL20170001548)
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.B.13
Packet Pg. 331 Attachment: Attachment L-Letter of Support 07-12-2017 (7309 : Grey Oaks PUDA. PL20170001548)
9.B.15
Packet Pg. 332 Attachment: Legal Ad - Agenda #7309 (7309 : Grey Oaks PUDA. PL20170001548)
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
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
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
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
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
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
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
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.
O’Donnell Nursery – PUDA TIS – September 2018
Trebilcock Consulting Solutions, PA P a g e | 5
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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