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Agenda 06/09/2020 Item #17C (Resolution - PL20200000543 - I-75/Collier Blvd Commercial Center PUD)
06/09/2020 EXECUTIVE SUMMARY This item requires ex parte disclosure be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in, a Resolution of the Board of County Commissioners, Collier County, Florida finding that a logistics facility is a comparable and compatible use within the commercial designated area of the I -75/Collier Boulevard Commercial Center PUD, as authorized in section 3.3.a.21 of Ordinance 00-89. The subject property is within the Activity Center #9 Overlay zoning district and located at the southwest corner of Davis Boulevard and Collier Boulevard in Section 3, Township 50 South, Range 26 East, Collier County, Florida. (PL20200000543) OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings regarding the above-referenced petition, render a decision regarding this Comparable Use Determination petition and 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 applicant is requesting that the Collier County Board of Commissioners (BCC) consider an application for a Comparable Use Determination to determine that a proposed Amazon “Last Mile” distribution facility is comparable and compatible use in the commercially designated area of the I-75 Collier Boulevard Commercial Center PUD. The property consists of +/-18.21 acres and is all designated commercial development in the PUD. Section III (3) of the I-75 Collier Boulevard PUD document does not list a last mile distribution facility as a permitted use. However, use number 21 states: “Any other general commercial use, which is comparable in nature with the foregoing uses including buildings for retail, service, and office purposes consistent with the permitted uses and the purpose and intent statement of this PUD.” Section 10.02.06.J.1.b. of the LDC states that the County Manager or designee may issue a zoning verification letter to determine whether a use within a PUD is consistent and compatible with the surrounding uses and uses within the PUD. The Zoning Verification Letter (ZVL) for a Comparable Use Determination is summarized here and included in the backup material. Zoning: With respect to comparability, the Zoning Division staff finds the proposed use will operate similar to a big box retailer. Specifically, consumer goods are shipped to the property organized by employees within the building and loaded on delivery vehicles for direct delivery to the customers in the trade area. A big box retailer would operate similarly, with consumer goods shipped to the building, organized by employees and sold directly to the customers in the trade area. Additionally, a big box retail store, Walmart Supercenter, is located in the Westport PUD directly south of the I-75 Collier Boulevard Commercial Center PUD. The Walmart store allows a variety of commercial uses. The Zoning Staff finds that the proposed Amazon last mile facility operates very similar to the Walmart retail store and that the only minor difference is that the customers pick up goods from Walmart and the Amazon facility drops goods off to customers. The ZVL letter finds that the proposed use is compatible and consistent with the scope of a big box retailer (SIC 5399), which is a permitted use in the subject PUD Ordinance 2000 -89. The applicant has provided a detailed Traffic Impact Analysis, which is primarily based upon evaluating a distribution center use against a generic shopping center use and concludes that, from a traffic standpoint, a distribution center will generate 50% less PM peak-hour trips than an approved retail shopping center, which results in fewer total trips. The information used to make this determination was provided by the applicant and staff research. 17.C Packet Pg. 1862 06/09/2020 Innovation Zone: The Zoning Division Staff has also identified that the subject property is located within the Innovation Zone Ordinance 2018-39, which is intended to expend public funds for economic development activities. Section 5 of the Ordinance states “The primary purpose of the Interchange Activity Center No. 9 Innovation Zone is to attract and retain qualified targeted industry business as defined by Florida Statute 288.106.” The Board has not yet approved an overlay zone for this area of Interchange Activity Center No. 9, but the project meets the intent of the Innovation Zone. FISCAL IMPACT: 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 an adopted Level of Service (LOS) for public facilities. Additionally, to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition. GROWTH MANAGEMENT IMPACT: The Future Land Use Element (FLUE) states that the subject property is located within the Interchange Activity Center Subdistrict. The FLUE permits commercial uses in this area; however, based on the unique location and function of Interchange Activity Centers, some Industrial land uses ‒ those that serve regional markets and derive specific benefit when located in the Interchange Activity Centers ‒ shall be allowed in the Activity Center quadrants as identified. These uses shall be limited to: manufacturing, warehousing, storage, and distribution. The immediate area includes a mix of big box retail and light industrial uses. There are also multiple-family residential uses in the area. The applicant states they are proposing an adaptive reuse of an existing structure, which is atypical of “new development” and would serve to be compatible with the existing development and the surrounding land uses. The Zoning Division staff finds that the proposed use is consistent with the Future Land Use Element of the Collier County Growth Management Plan. LEGAL CONSIDERATIONS: Petitioner is requesting a Comparable Use Determination under LDC §10.02.06.J.1.b. and Section 3.3.a.21 of the I-75/Collier Boulevard Commercial Center Commercial Planned Unit Development, Ordinance No. 00-89 (PUD). All testimony given must be under oath. The Petitioner has the burden to prove that the proposed Comparable Use Determination is consistent with all the criteria set forth below, and you may question Petitioner, or staff, to satisfy yourself that the necessary criteria have been satisfied in LDC §10.02.06.J.1.b. and the PUD. Should you consider denying the Comparable Use Determination, to assure that your decision is not later found to be arbitrary, discriminatory or unreasonable, the denial must be based upon competent, substantial evidence that the proposal does not meet one or more of the listed criteria below. Criteria for Comparable Use Determination 1. Whether the proposed use is a “general commercial use, which is comparable in nature with the permitted uses in the PUD including buildings for retail, service and office purposes consistent with the permitted uses and purpose and intent statement of the PUD.” 17.C Packet Pg. 1863 06/09/2020 2. Whether the proposed use “within a PUD is consistent and compatible with the surrounding uses within the PUD.” This item has been approved as to form and legality and requires a majority vote for Board approval.-HFAC RECOMMENDATION: The Zoning Division staff finds the business and operational characteristics of the proposed “Last Mile” logistics center is comparable and compatible to those uses listed in the I-75 Collier Boulevard Commerce Center PUD. Staff further finds that the subject application and opinion are consistent with the GMP, and the LDC and recommends that the Collier County Board of Commissioners approve petition PL20200000543 and the proposed Resolution for Comparable Use Determination. Prepared by: James Sabo, AICP, Principal Planner, Zoning Division ATTACHMENT(S) 1. Resolution - 051320 (PDF) 2. Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (PDF) 3. I-75 Collier Comm Center PUD Ord. 00-089 (PDF) 4. Application CUD-Davis Crossing (PDF) 5. Comparable Use Documentation Amazon (flat) (PDF) 6. Traffic Impact Study Amazon (PDF) 7. Item No. 12344 (PDF) 17.C Packet Pg. 1864 06/09/2020 COLLIER COUNTY Board of County Commissioners Item Number: 17.C Doc ID: 12344 Item Summary: This item requires ex parte disclosure be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve a Resolution finding that a logistics facility is a comparable and compatible use within the commercial designated area of the I-75/Collier Boulevard Commercial Center PUD, as authorized in section 3.3.a.21 of Ordinance 00-89. The subject property is within the Activity Center #9 Overlay zoning district and located at the southwest corner of Davis Boulevard and Collier Boulevard in Section 3, Township 50 South, Range 26 East, Collier County, Florida. (PL20200000543) Meeting Date: 06/09/2020 Prepared by: Title: – Zoning Name: James Sabo 05/06/2020 4:23 PM Submitted by: Title: Manager - Planning – Zoning Name: Ray Bellows 05/06/2020 4:23 PM Approved By: Review: Growth Management Department Judy Puig Level 1 Reviewer Completed 05/06/2020 4:47 PM Zoning Ray Bellows Additional Reviewer Completed 05/12/2020 3:15 PM Growth Management Department Thaddeus Cohen Department Head Review Completed 05/13/2020 1:56 PM Growth Management Department James C French Deputy Department Head Review Completed 05/15/2020 9:48 AM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 05/21/2020 9:55 AM Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 05/21/2020 11:38 AM Office of Management and Budget Laura Zautcke Additional Reviewer Completed 05/22/2020 10:01 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/02/2020 11:17 AM County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 06/03/2020 8:53 AM Board of County Commissioners MaryJo Brock Meeting Pending 06/09/2020 9:00 AM 17.C Packet Pg. 1865 [20-CPS-01992/1537296/1]26 I-75/Davis Commerce Center (Davis Crossing) Rev. 5/13/20 1 of 2 RESOLUTION NO. 20-____ A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS, COLLIER COUNTY, FLORIDA FINDING THAT A LOGISTICS FACILITY IS A COMPARABLE AND COMPATIBLE USE WITHIN THE COMMERCIAL DESIGNATED AREA OF THE I-75/COLLIER BOULEVARD COMMERCIAL CENTER PUD, AS AUTHORIZED IN SECTION 3.3.a.21 OF ORDINANCE 00-89. THE SUBJECT PROPERTY IS WITHIN THE ACTIVITY CENTER #9 OVERLAY ZONING DISTRICT AND LOCATED AT THE SOUTHWEST CORNER OF DAVIS BOULEVARD AND COLLIER BOULEVARD IN SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PL20200000543] WHEREAS, the Legislature of the State of Florida in Chapter 125, Florida Statutes, has conferred on all counties in Florida the power to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public; and WHEREAS, the County pursuant thereto has adopted a Land Development Code (LDC) (Ordinance No. 04-41, as amended) which establishes regulations for the zoning of particular geographic divisions of the County, among which is the rezoning of land to Planned Unit Development; and WHEREAS, on December 12, 2000, by Ordinance 00-89, the Board of County Commissioners of Collier County approved a Commercial Planned Unit Development (CPUD) known as the I- 75/Collier Boulevard Commercial Center CPUD for the subject property; and WHEREAS, Section 3.3.a of the I-75/Collier Boulevard Commercial Center CPUD provides for certain permitted uses, including Subsection 3.3.a.21, “any other general commercial use, which is comparable in nature with the foregoing uses including buildings for retail, service and office purposes consistent with the permitted uses and purpose and intent statement of this PUD”; and WHEREAS, the Petitioner, Kellie Clark, PE of Kimley Horn and Associates, Inc., on behalf of the property owner, Naples-Davis Blvd., LLC, requested a determination as to the property described in Exhibit “A” that a logistics facility is a comparable and compatible use to the permitted uses of the commercial area of the CPUD; and WHEREAS, the PUD permits a big box retailer (SIC 5399); and WHEREAS, the Zoning Manager determined that ““Last Mile” logistic facility (distribution center) is comparable and compatible to the permitted uses in the CPUD by Zoning Verification letter dated May 11, 2020 attached as Exhibit “B”; and WHEREAS, to be effective, the LDC requires the approval of the Zoning Manager’s determination by the Board of County Commissioners; CAO 17.C.1 Packet Pg. 1866 Attachment: Resolution - 051320 (12344 : CUD PL20200000543 Davis Crossing) [20-CPS-01992/1537296/1]26 I-75/Davis Commerce Center (Davis Crossing) Rev. 5/13/20 2 of 2 WHEREAS, the Board of County Commissioners has found as a matter of fact that satisfactory provision and arrangement have been made concerning all applicable matters required by the Land Development Code, and has held a public hearing with due notice made, and all interested parties have been given opportunity to be heard by this Board in public meeting assembled, and the Board having considered granting the request by Naples-Davis Blvd., LLC, as stated herein. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that as to the property described in Exhibit “A”: The Zoning Verification letter dated May 11, 2020 is approved; and a “last mile” logistics facility is a comparable and compatible use within the commercial designated area of the I-75/Collier Boulevard Commercial Center PUD according to Section 3.3.a.21 of the CPUD. BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this Board. This Resolution adopted after motion, second and majority vote, this ______ day of ________________, 2020. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: ___________________________ By: ________________________________ , Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A – Legal Description Exhibit B – Zoning Verification Letter CAO HFAC 5-13-20 17.C.1 Packet Pg. 1867 Attachment: Resolution - 051320 (12344 : CUD PL20200000543 Davis Crossing) CAO 17.C.1 Packet Pg. 1868 Attachment: Resolution - 051320 (12344 : CUD PL20200000543 Davis Crossing) CAO 17.C.1 Packet Pg. 1869 Attachment: Resolution - 051320 (12344 : CUD PL20200000543 Davis Crossing) Exhibit B CAO 17.C.1 Packet Pg. 1870 Attachment: Resolution - 051320 (12344 : CUD PL20200000543 Davis Crossing) CAO 17.C.1 Packet Pg. 1871 Attachment: Resolution - 051320 (12344 : CUD PL20200000543 Davis Crossing) CAO 17.C.1 Packet Pg. 1872 Attachment: Resolution - 051320 (12344 : CUD PL20200000543 Davis Crossing) Zoning Division -252-www.colliergov.net May 11, 2020 Kellie Clark, P.E. Kimley-Horn and Associates, Inc. 1412 Jackson St. Suite 2 Ft Myers, FL 33901 Zoning Verification Letter: Comparable Use Determination (ZVL-CUD)-PL20200000543; Comparable Use Determination for 8760 Davis Boulevard AKA: GATOR GATE UNIT 1 AND GATOR GATE UNIT 2, THAT PART OF TR 1 AND 2 AS DESC IN OR 2962 PG 221, LESS THAT PORTION AS DESC IN OR 4026 PG 3583, LESS THAT PORTION FOR R/W AS DESC IN OR 4360 PG 2653 in Section 3, Township 50, Range 26 of unincorporated Collier County, Florida. Property ID/Folio Number: 34690080008. To whom it may concern, This letter is in response to a Comparable Use Determination (CUD) Application that you submitted on behalf of your client, Amazon Logistics. You specifically seek a determination from the Planning Manager and approval of said determination from the Board of County Commissioners that an Amazon logistics facility is comparable with the existing permitted uses such as General Retail (SIC 5399).The applicable CUD regulations are contained in sections 2.03.00.A and 10.02.06.J of the Collier County Land Development Code (LDC), Ordinance 04-41, as amended. Zoning: The current Official Zoning Atlas, an element of the LDC, reveals the subject property has a zoning designation of Planned Unit Development (PUD)called I-75 Collier Boulevard Commerce Center as established by Ordinance 2000-89, as amended, as well as the Activity Center #9 Overlay district.The subject property comprises +/-18.21 acres and is designated to be all commercial development. Allowable commercial principal uses are listed in Section III (3)of the PUD document.The requested SIC classifications are not specifically listed; however, listed use #21 reads: other general commercial use, which is comparable in nature with the foregoing uses including buildings for retail, service, an office Section 10.02.06.J.1.b. of the LDC states that the County Manager or designee may issue a zoning verification letter to determine whether a use within a PUD is consistent and compatible with the surrounding uses within the PUD. To be effective, said zoning verification letter shall be approved by the Board of County Commissioners by resolution at an advertised public hearing. You have provided a justification statement to support that the proposed use is compatible and consistent with the scope of a big box retailer (SIC 5399) which is a permitted use in the subject PUD, Ordinance 2000-89.With respect to comparability, the applicant states the proposed use will operate similar to a big box retailer. Specifically,consumer goods are shipped to the property organized by employees within the 17.C.2 Packet Pg. 1873 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) Zoning Verification Letter ZLTR(CUD)-PL20200000543 2 of 4 building and loaded on delivery vehicles for direct delivery to the customers in the trade area.A big box retailer would operate similarly,with consumer goods shipped to the building, organized by employees and sold directly to the customers in the trade area.It was noted in the justification letter that the big box retailer Walmart Supercenter is located in the Westport PUD adjacent to the I-75 Collier Boulevard Commercial Center PUD which allows a variety of similar commercial uses and operates like the proposed Amazon facility.Ultimately Zoning Staff finds that is an intermediary step between major distribution, and wholesalers and the final customer which makes it comparable and compatible to big box retail. Traffic Impact: Zoning Division Staff notes that the subject property meets see Site Development Plan (SDP 2003-AR-4468). LDC Section 4.05.04 G. Table 17 Parking space requirements required parking within shopping centers not having significant cinema/theater seating capacity is based upon a standard ratio of 1 space per 250 square feet of gross floor area without regard to use with exception to restaurants which cannot exceed 20% of the shopping centers floor area without providing for additional parking.The applicant states that a big box retailer parking is calculated at 1 per 250 square feet of indoor/outdoor retail and office areas plus 1 per 500 square feet for indoor/outdoor storage areas that have no access for the general pu blic and partly enclosed or open-air garden centers. The applicant states that this will be a distribution center, the proposed parking calculation is 1 space per 500 square foot, which will reduce the required parking significantly. The applicant states t facility will reduce vehicle trip generation when compared to a traditional big box retailer. Rather than drive to customers will obtain their purchased products via delivery from an intermediary driver. The applicant has provided a detailed Traffic Impact Analysis, which is primarily based upon evaluating a distribution center use against a generic shopping center use and concludes that, from a traffic standpoint, a distribution center will generate 50 % less PM peak-hour trips than an approved retail shopping center which results in fewer total trips. Conclusion: Zoning Division the proposed comparable and compatible to those uses listed in the I-75 Collier Boulevard Commerce Center PUD. Staff further finds that the subject application and opinion are consistent with the GMP, and the LDC. The Zoning Division Staff defined in the LDC as follows: proximity to each other in a stable fashion over time such that no use or condition is unduly negatively The term is generally defined C pertains to accuracy and the way such arguments have been made over time. The Zoning Manager has reviewed the subject application and submittal documents and finds the proposed justification to be compelling.Based upon the information contained herein, it has been concluded that comparable and compatible to the permitted uses within the I-75 Collier Boulevard Commerce Center PUD. This determination must be approved by the Board of Zoning Appeals to become valid; you will be notified of a hearing date and time. Disclaimer: Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or 17.C.2 Packet Pg. 1874 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) Zoning Verification Letter ZLTR(CUD)-PL20200000543 3 of 4 federal law. All other applicable state or federal permits must be obtained before commencement of the development. Please be advised that the information presented in this verification letter is based on the Collier County LDC and/or Growth Management Plan in effect as of this date.It is possible that subsequent amendment(s) to either of these documents could affect the validity of this verification letter.It is also possible that development of the subject property could be affected by other issues not addressed in this letter, such as, but not limited to, concurrency related to the provision of adequate public facilities, environmental impact, and other requirements of the Collier County LDC or related ordinances. Should you require additional information or have any questions, please do not hesitate to contact me at (239)252-2471 or e-mail: Parker.Klopf@colliercountyfl.gov. Researched and prepared by: Reviewed by: __________________________________ ___________________________________ Parker Klopf, Planner Raymond Bellows, Zoning Manager Zoning Services Section Zoning Services Section CC: James Sabo GMD-Addressing Section GMD-PUD Monitoring KlopfParker Digitally signed by KlopfParker DN: E=Parker.Klopf@colliercountyfl.gov, CN=KlopfParker, OU=ORM User Accounts, OU=GMD PR Operations and Regulatory Mgmt, OU=Planning and Regulation, OU=GMD, OU=Divisions, DC=bcc, DC=colliergov, DC=net Location: Colleir County Growth Management Reason: I am approving this document Contact Info: 239-252-2471 Date: 2020.05.11 10:43:26-04'00' bellows_r Digitally signed by bellows_r Date: 2020.05.11 11:14:15 -04'00' 17.C.2 Packet Pg. 1875 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1876 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1877 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1878 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1879 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1880 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1881 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1882 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1883 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1884 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1885 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) April ,2020 Page 3 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 TRIP GEN ER ATION A previous transportation review was provided for the site on April 24, 2006 using the Institute of Transportation Engineers’ (ITE)Trip Generation Manual, 7th Editi on. As assumed in the attached, previous analysis an internal capture was considered between Davis Crossing and the Market Center dev elopm ent, located adjacent to Davis Crossing to the south. An internal capture estim at e of 19.4% was assumed (based upon the 2003 Tindale-Oliver estimate of the interaction between the Market Center and Davis Crossing dev elopments). That transportation review was updated on September 24, 2018 to use the latest Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, for ITE Land Use Code 820, Shopping Center. The trip generation potential for the PM peak-hour scenario is shown in Table 1. A pass-by capture rate was assumed for the analysis based upon ITE’s Trip Generation Handbook, 3rd Edition. The anticipated trip generation for the total approv ed retail square footage (which includes the anchor building and outparcels) was calculated using the Institute of Transportation Engineers (ITE)Trip Generation Manual, 10th Edition, for ITE Land Use Code 820, Shopping Center. The trip generation potential for the PM peak-hour scenario is sho wn in Table 1. The proposed di stribution center will serv e as a last mile distribution center with employees and v ans prim arily utilizing the site. As discussed with County staff, due to the unique nature of the proposed distribution center, the Trip Generation Manual wa s not utilized. None of the ITE land use codes reviewed were sho wn to account for the quantity and other specifics of traffic expected at the site based on the operator’s description of anticipated operations. Therefore, a trip generation estimate was developed from operational data provided for a similar-sized delivery station site. A similar site in size and use was analyzed to determine the PM peak-hour trip generation. The trip rate was determ ined to be 2.71 trips/1,000 square feet. The trip generation analysis conducted for a similar last mile distribution site in Orlando is attached. As indicated in Table 1, the site was anticipated to generate 343 net, new external trips for the approv ed retail shopping center. The site is anti ci pated to generate 284 PM peak-hour trips for the proposed distribution center. Therefore, the proposed distribution center is anticipated to generate 59 less net, new PM peak-hour trips com pared to the approved retail. 17.C.2 Packet Pg. 1886 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) April ,2020 Page 4 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 Table 1: Concurrency Trip Generation ITE TRIP GENERATION CHARACTERISTICS GROSS EXTERNAL TRIPS INT ERNAL CAPTURE PASS-BY CAPTURE NET NEW EXTERNAL TRIPS Land Use ITE Edition ITE Code Scale Units Peak Period In Out Total %Trips % Trips In Out Total Approved Retail 10 820 125.580 KSF PM 309 334 643 19.4% 124 34% 176 159 184 343 Prop osed Distribution Center ----104.860 KSF PM 142 142 284 0.0%0 0%0 142 142 284 Dif ference in PM Pe ak-Hour Trips (Approved – Proposed):17 42 59 Anticipated project trips entering and exiting the project site were assigned to the roadway network based on historical vol um e inf ormation and engineering judgement. The PM peak-hour period distribution is sho wn in Figure 2 and the PM peak-hour project trips are shown in Figure 3. It is anticipated that the FDOT project will include two new ramps over SR 84 (Davis Boulevard) to provide direct interstate access will impact the existing driveway along Collier Boulevard. The design completion date is estimated to be 2024. Therefore, a second scenario was provided for the future scenario (after the FDOT project is in place) with the anticipated closure of the access connection along Collier Boulevard. The PM peak-hour period distribution is shown in Figure 4. PROJECT IMPACT ANALYSIS – CONCURRENCY ANALYSIS Included in this transportation impact statement is a concurrency analysis for the proposed distribution center devel opment. The adjacent roadway study segments of Davis Boulevard and Collier Boulevard were analyzed. Data was obtained from the Collier County 2019 Annual Update and Inventory Report (AUIR) tables for existing (2019) and future (2020) buildout conditions of the links. The f ut ure (2020) buildout condi tions were f ound by using the higher of the av erage growth rate (2%) or the trip bank data provided in the AUIR.Table 2 and Table 3 below show the analysis of the study roadway f or the 2020 background and total traffic conditions. Table 2: 2020 Background Roadway Conditions Roadway Segment AUIR ID From To No. of Lanes Peak Hr Peak Dir Service Volume Peak Hr Dir Volume LOS 2019 Remaining Capacity 2019 Trip Bank 2020 Background Volume (Trip Bank) Growth Rate 2020 Background Volume (Growth Rate) Collier Boulevard 34 Davis Blvd Rattlesnake Hammock Road 6D 3,000 1,940 D1,0 60 183 2,123 2%2,000 Davis Boulevard 16.2 Radio Road Collier Boulevard 4D 2,000 1,330 C 670 0 1,330 2%1,357 17.C.2 Packet Pg. 1887 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) April ,2020 Page 5 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 Table 3: 2020 Total Traffic Roadway Conditions Roadway Segment From To Peak Dir Project Distribution Peak Hr Peak Dir Project Trips Project % of Service Vol. Sig. Impact? 2020 Total Volume Peak Hr Peak Dir Total Volume + Project Trips 2020 Remaining Capacity Collier Boulevard Davis Blvd Rattlesnake Hammock Road 0%2.3%No 2,123 2, Davis Boulevard Radio Road Collier Boulevard 0%7 .5%No 1,357 1,4 5 As shown in the analysis above, the adjacent roadway segments of Collier Boulevard and Davis Boulevard Road are anticipated to operate with remaining capacity available in 2020 future conditions after the dev elopment of the proposed distribution center. TURN LANE ANALYSIS –OPERATIONAL ANALYSIS As requested by Collier County,a turn lane analysis was conducted for both exist ing right-in/right-out only project access driv eways (one on Davis Boulev ard and one on Collier Boulev ard). A 340-foot eastbound right-turn lane exists at the project access along Davis Boulevard. The eastbound right turn lane along Davis Boulevard is anticipated to be adequate for the proposed distribution center. , due to the existing eastbound right-turn slip lane, approximately 125 feet north of the existing access connection, a southbound right-turn lane is not proposed. S UMMARY A trip generation analysis comparing the approved retail shopping center development to the proposed distribution center was conducted. The project site is anticipated to generate less PM peak-hour trips with the proposed distribution center compared to the approved retail center. As identified in the operational analysis, the 340-foot eastbound right-turn lane that exists at the project access along Davis Boulevard is anticipated to be adequate for the proposed distribution center.For the existing Collier Boulevard driveway access connection, a southbound right turn lane . 17.C.2 Packet Pg. 1888 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) April ,2020 Page 6 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 In addition, due to the exist ing eastbound right-turn slip lane, approximately 125 feet north of the exist ing access connection, a southbound right-turn lane is not proposed. Lastly, any turn lane constructed at this project driveway would be only a temporary improv em ent as this driveway access connection is anticipated to be closed as part of the FDOT interchange project. Please let us know if you have any questions regarding this analysis. Sincerely, Christopher Hatton, P.E.Kelly Fearon Senior-Vice President Transportation Analyst Attac hments:Sit e Pl an Figure 2: Pr oject Traffic Distribution Figure 3: P.M. P eak-H our T ot al Project Traffic Figure 4: Pr oject Traffic Distribution (No Access along Collier B oulevard) Figure 5: P.M. P eak-H our T ot al Project Traffic (No Access along Collier Boulevard) 17.C.2 Packet Pg. 1889 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.2 Packet Pg. 1890 Attachment: Final ZVL PL20200000543 CUD 8760 Davis Amazon distrib (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1891 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1892 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1893 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1894 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1895 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1896 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1897 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1898 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1899 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1900 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1901 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1902 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1903 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1904 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1905 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1906 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3Packet Pg. 1907Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3Packet Pg. 1908Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.3 Packet Pg. 1909 Attachment: I-75 Collier Comm Center PUD Ord. 00-089 (12344 : CUD PL20200000543 Davis Crossing) 17.C.4 Packet Pg. 1910 Attachment: Application CUD-Davis Crossing (12344 : CUD PL20200000543 Davis Crossing) 17.C.4 Packet Pg. 1911 Attachment: Application CUD-Davis Crossing (12344 : CUD PL20200000543 Davis Crossing) 17.C.5 Packet Pg. 1912 Attachment: Comparable Use Documentation Amazon (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.5 Packet Pg. 1913 Attachment: Comparable Use Documentation Amazon (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.5 Packet Pg. 1914 Attachment: Comparable Use Documentation Amazon (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.5 Packet Pg. 1915 Attachment: Comparable Use Documentation Amazon (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.5 Packet Pg. 1916 Attachment: Comparable Use Documentation Amazon (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.5 Packet Pg. 1917 Attachment: Comparable Use Documentation Amazon (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.5 Packet Pg. 1918 Attachment: Comparable Use Documentation Amazon (flat) (12344 : CUD PL20200000543 Davis Crossing) 17.C.5 Packet Pg. 1919 Attachment: Comparable Use Documentation Amazon (flat) (12344 : CUD PL20200000543 Davis Crossing) kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 April 16, 2020 Mr. Michael Sawyer Principal Planner Collier County Transportation Planning Department 2800 S. Horseshoe Drive Naples, FL 34104 RE: Davis Crossing PL20200000543 (CUD) PL20200000544 (SDPA) Transportation Impact Statement Dear Mr. Sawyer: Kimley-Horn and Associates, Inc. was retained by Benderson Development to evaluate and document the traffic impacts associated with the proposed comparable use for the Davis Crossing site. The Davis Crossing development is approved for up to 125,580 square feet of retail. It is proposed to convert the site to up to 104,860 square feet of distribution center. Davis Crossing currently has one right-in/right-out access connection along Davis Boulevard/SR 84 and one right-in/right-out access connection along Collier Boulevard. One full access driveway also provides access to Business Circle North. No changes in access are proposed for the site with the comparable land use application. The Davis Crossing site is located in the southeast quadrant of the intersection of Davis Boulevard/SR 84 & Collier Boulevard in Collier County, Florida, and is shown in Figure 1. The site plan is attached in the Appendix. As discussed at the pre-application meeting on April 2, 2020 with County staff, a trip generation analysis comparing the approved retail shopping center to the proposed distribution center is required. The site is anticipated to generate less PM peak-hour trips with the proposed distribution center compared to the approved retail center. 17.C.6 Packet Pg. 1920 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) April 16, 2020 Page 2 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 Figure 1: Location Map 17.C.6 Packet Pg. 1921 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) April 16, 2020 Page 3 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 TRIP GENERATION A previous transportation review was provided for the site on April 24, 2006 using the Institute of Transportation Engineers’ (ITE)Trip Generation Manual, 7th Edition. As assumed in the attached, previous analysis an internal capture was considered between Davis Crossing and the Market Center development, located adjacent to Davis Crossing to the south. An internal capture estimate of 19.4% was assumed (based upon the 2003 Tindale-Oliver estimate of the interaction between the Market Center and Davis Crossing developments). That transportation review was updated on September 24, 2018 to use the latest Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, for ITE Land Use Code 820, Shopping Center. The trip generation potential for the PM peak-hour scenario is shown in Table 1. A pass-by capture rate was assumed for the analysis based upon ITE’s Trip Generation Handbook, 3rd Edition. The anticipated trip generation for the total approved retail square footage (which includes the anchor building and outparcels) was calculated using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, for ITE Land Use Code 820, Shopping Center. The trip generation potential for the PM peak-hour scenario is shown in Table 1. The proposed distribution center will serve as a last mile distribution center with employees and vans primarily utilizing the site. As discussed with County staff, due to the unique nature of the proposed distribution center, the Trip Generation Manual was not utilized. None of the ITE land use codes reviewed were shown to account for the quantity and other specifics of traffic expected at the site based on the operator’s description of anticipated operations. Therefore, a trip generation estimate was developed from operational data provided for a similar-sized delivery station site. A similar site in size and use was analyzed to determine the PM peak-hour trip generation. The trip rate was determined to be 2.71 trips/1,000 square feet. The trip generation analysis conducted for a similar last mile distribution site in Orlando is attached. As indicated in Table 1, the site was anticipated to generate 343 net, new external trips for the approved retail shopping center. The site is anticipated to generate 284 PM peak-hour trips for the proposed distribution center. Therefore, the proposed distribution center is anticipated to generate 59 less net, new PM peak-hour trips compared to the approved retail. 17.C.6 Packet Pg. 1922 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) April 16, 2020 Page 4 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 Table 1: Concurrency Trip Generation ITE TRIP GENERATION CHARACTERISTICS GROSS EXTERNAL TRIPS INTERNAL CAPTURE PASS-BY CAPTURE NET NEW EXTERNAL TRIPS Land Use ITE Edition ITE Code Scale Units Peak Period In Out Total %Trips % Trips In Out Total Approved Retail 10 820 125.580 KSF PM 309 334 643 19.4% 124 34% 176 159 184 343 Proposed Distribution Center -- --104.860 KSF PM 142 142 284 0.0% 0 0% 0 142 142 284 Difference in PM Peak-Hour Trips (Approved – Proposed):17 42 59 Anticipated project trips entering and exiting the project site were assigned to the roadway network based on historical volume information and engineering judgement. The PM peak-hour period distribution is shown in Figure 2 and the PM peak-hour project trips are shown in Figure 3. It is anticipated that the FDOT project will include two new ramps over SR 84 (Davis Boulevard) to provide direct interstate access will impact the existing driveway along Collier Boulevard. The design completion date is estimated to be 2024. Therefore, a second scenario was provided for the future scenario (after the FDOT project is in place) with the anticipated closure of the access connection along Collier Boulevard. The PM peak-hour period distribution is shown in Figure 4. PROJECT IMPACT ANALYSIS – CONCURRENCY ANALYSIS Included in this transportation impact statement is a concurrency analysis for the proposed distribution center development. The adjacent roadway study segments of Davis Boulevard and Collier Boulevard were analyzed. Data was obtained from the Collier County 2019 Annual Update and Inventory Report (AUIR) tables for existing (2019) and future (2020) buildout conditions of the links. The future (2020) buildout conditions were found by using the higher of the average growth rate (2%) or the trip bank data provided in the AUIR.Table 2 and Table 3 below show the analysis of the study roadway for the 2020 background and total traffic conditions. Table 2: 2020 Background Roadway Conditions Roadway Segment AUIR ID From To No. of Lanes Peak Hr Peak Dir Service Volume Peak Hr Dir Volume LOS 2019 Remaining Capacity 2019 Trip Bank 2020 Background Volume (Trip Bank) Growth Rate 2020 Background Volume (Growth Rate) Collier Boulevard 34 Davis Blvd Rattlesnake Hammock Road 6D 3,000 1,940 D 1,060 183 2,123 2% 2,000 Davis Boulevard 16.2 Radio Road Collier Boulevard 4D 2,000 1,330 C 670 0 1,330 2% 1,357 17.C.6 Packet Pg. 1923 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) April 16, 2020 Page 5 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 Table 3: 2020 Total Traffic Roadway Conditions Roadway Segment From To Peak Dir Project Distribution Peak Hr Peak Dir Project Trips Project % of Service Vol. Sig. Impact? 2020 Total Volume Peak Hr Peak Dir Total Volume + Project Trips 2020 Remaining Capacity Collier Boulevard Davis Blvd Rattlesnake Hammock Road 60%85 2.83%No 2,123 2,208 792 Davis Boulevard Radio Road Collier Boulevard 40%57 2.85%No 1,357 1,414 586 As shown in the analysis above, the adjacent roadway segments of Collier Boulevard and Davis Boulevard Road are anticipated to operate with remaining capacity available in 2020 future conditions after the development of the proposed distribution center. TURN LANE ANALYSIS – OPERATIONAL ANALYSIS As requested by Collier County, a turn lane analysis was conducted for both existing right-in/right-out only project access driveways (one on Davis Boulevard and one on Collier Boulevard). A 340-foot eastbound right-turn lane exists at the project access along Davis Boulevard. The eastbound right turn lane along Davis Boulevard is anticipated to be adequate for the proposed distribution center. As discussed with Collier County, a southbound right-turn lane is not required for the project access connection. The Applicant previously donated significant right of way to Collier County for the slip lane at the intersection of Davis Boulevard & Collier County. Therefore, due to the existing eastbound right-turn slip lane, approximately 125 feet north of the existing access connection, a southbound right-turn lane is not proposed. SUMMARY A trip generation analysis comparing the approved retail shopping center development to the proposed distribution center was conducted. The project site is anticipated to generate less PM peak-hour trips with the proposed distribution center compared to the approved retail center. The proposed distribution center is anticipated to generate approximately 50% less gross PM peak hour trips. As identified in the operational analysis, the 340-foot eastbound right-turn lane that exists at the project access along Davis Boulevard is anticipated to be adequate for the proposed distribution center. For the existing Collier Boulevard driveway access connection, a southbound right turn lane is not required. 17.C.6 Packet Pg. 1924 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) April 16, 2020 Page 6 kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 In addition, due to the existing eastbound right-turn slip lane, approximately 125 feet north of the existing access connection, a southbound right-turn lane is not proposed. Lastly, any turn lane constructed at this project driveway would be only a temporary improvement as this driveway access connection is anticipated to be closed as part of the FDOT interchange project. Please let us know if you have any questions regarding this analysis. Sincerely, Christopher Hatton, P.E.Kelly Fearon Senior-Vice President Transportation Analyst Attachments:Site Plan Figure 2: Project Traffic Distribution Figure 3: P.M. Peak-Hour Total Project Traffic Figure 4: Project Traffic Distribution (No Access along Collier Boulevard) Figure 5: P.M. Peak-Hour Total Project Traffic (No Access along Collier Boulevard) 17.C.6 Packet Pg. 1925 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) kimley-horn.com 655 North Franklin Street, Suite 150, Tampa, FL 33602 813 620 1460 APPENDIX 17.C.6 Packet Pg. 1926 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) C O L L I E R B O U L E V A R D ( C R N o. 9 5 1 )BSPD A V I S B O U L E V A R D ( S R N o. 8 4 )25' TYPE "D" BUFFER25' TYPE "D" BUFFER25' R.O.W. RESERVATION PER P.U.D.ONLYONLYONLYONLYERGEMArmada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 Armada Van24' x 8' 1160 PROPOSED DISTRIBUTION CENTER 104,860 SF 8 8 8 8888888 8 8 1010810 10 10 7 5 6 BUILDING FOUNDATION LANDSCAPE AREA (TYP.) BUILDING FOUNDATION HARDSCAPE AREA (TYP.) VAN LOADING CURB RAMP (TYP.)DAVIS CROSSINGSPREPARED FORBENDERSON DEVELOPMENTCOMPANY©NORTH EXBTSITE EXHIBIT17.C.6 Packet Pg. 1927 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) 17.C.6 Packet Pg. 1928 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) 17.C.6 Packet Pg. 1929 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) 17.C.6 Packet Pg. 1930 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) ##2 'Int2'!## 4 'Int4'! 5 'Int5'!(30.0%)40.0%(70.0%)30.0%(30.0%)30.0%© 2020 N NOT TO SCALE MarketStreetLegend Existing Roadway Future Roadway Study Intersection XX% Entering Distribution (XX)% Exiting Distribution Davis Blvd Figure 2 Project Distribution Davis Crossing Collier County, Florida Site CollierBlvdBusiness Circle N 17.C.6 Packet Pg. 1931 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) ##2 'Int2'!## 4 'Int4'! 5 'Int5'!434356 994343 © 2020 N NOT TO SCALE MarketStreetLegend Existing Roadway Study Intersection XX PM Peak-Hour Project Traffic Davis Blvd Figure 3 PM Peak-Hour Project Traffic Davis Crossing Collier County, Florida Site CollierBlvdBusiness Circle N 17.C.6 Packet Pg. 1932 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) ##12 'Int12'!## ## 15 'Int15'!30.0%(30.0%)30.0%40.0%(70.0%)© 2020 N NOT TO SCALE Market Street Legend Existing Roadway Future Roadway Study Intersection XX% Entering Distribution (XX)% Exiting Distribution Davis Blvd Figure 4 Project Distribution (No Access along Collier Boulevard) Davis Crossing Collier County, Florida Site Collier Blvd 17.C.6 Packet Pg. 1933 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) ##12 'Int12'!## ## 15 'Int15'! 43 434356 99© 2020 N NOT TO SCALE Market Street Legend Existing Roadway Future Roadway Study Intersection XX PM Peak-Hour Project Traffic Davis Blvd Figure 5 Project Traffic (No Access along Collier Boulevard) Davis Crossing Collier County, Florida Site Collier Blvd 17.C.6 Packet Pg. 1934 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) 1400 Grand Delivery Station │ Traffic Impact Analysis January 2019 │ Kimley-Horn and Associates, Inc. 6 3.0 DEVELOPMENT TRAFFIC The proposed 1400 Grand Delivery Station consists of ±115,280 SF of Delivery Station/Warehouse and vehicle staging space. Buildout of the project is anticipated in 2019. The latest industry standards were referenced to evaluate the new external trips to be generated by the site at buildout. The latest adopted regional travel demand model was used to forecast the distribution of trips throughout the study area. 3.1 TRIP GENERATION The 10th Edition of the Institute of Transportation Engineers’ (ITE) Trip Generation Manual was reviewed for available Land Use Codes (LUC) that may coincide with the proposed use at the 1400 Grand Delivery Station site. LUCs that were reviewed to compare include: LUC 130, Industrial Park LUC 140, Manufacturing LUC 150, Warehousing LUC 154, High-Cube Transload & Short-Term Storage LUC 155, High-Cube Fulfillment None of the ITE LUCs reviewed were shown to account for the quantity and other specifics of traffic expected at the site based on the operator’s description of anticipated operations. Therefore, a trip generation estimate was developed from operational data provided for a similar-sized delivery station site, as follows: AM Peak Hour (7:30 AM to 8:30 AM): o 70 vehicles in, and 137 vehicles out are anticipated at the east employee lot during shift change o 156 delivery drivers are anticipated to arrive and depart on the west side of the site PM Peak Hour (5:30 PM to 6:30 PM): o 156 delivery drivers are anticipated to arrive and depart on the west side of the site Trips were separated for site employee and truck trips (Driveways 1 and 2) and other Delivery Station activity trips (Driveways 3, 4, and 5). The proposed trip generation summary for this project generates a higher volume of trips than the referenced similar-use LUCs. Table 3 provides the AM peak hour and PM peak hour trip generation summary for the project. Table 3: Trip Generation Summary 17.C.6 Packet Pg. 1935 Attachment: Traffic Impact Study Amazon (12344 : CUD PL20200000543 Davis Crossing) 17.C.7 Packet Pg. 1936 Attachment: Item No. 12344 (12344 : CUD PL20200000543 Davis Crossing)