CCPC Agenda 08/20/2008 (2006 Cycle GMP)
MINUTES & RECORDS
August 20, 2008
TO: Collier County Planning Commissioners
FROM: Corby Schmidt, AICP, Principal Planner
Comprehensive Planning Department C\ A
SUBJECT- 2006 Cycle GMP A Materials
Attached and delivered to you today is the Staff Report covering both CP-06-7 and CP-06-8, and
the application materials, Ordinance and Exhibit "A" for CP-06-8.
Application materials for CP-06-7, except for this Staff Report, were previously provided to you in
an earlier GMPA booklet.
Also included herein is the DCA ORC Report, which was previously tabbed and referenced in a
previous GMP A materials booklet, but had not been inserted.
Thank you for your attention to this matter.
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STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
CHARLIE CRIST
Governor
THOMAS G. PELHAM
Secretary
July 14, 2008
The Honorable Tom Henning
Chairman, Collier County
3301 East Tamiami Trail
Naples, Florida 34112
Dear Chairman Henning:
--.
The Department has reviewed the proposed Comprehensive Plan Amendment for Collier
County (DCA No. 08-1), which was received on May 13,2008. Based on Chapter 163, Part II,
Florida Statutes, Rule 9J-5, Florida Administrative Code, and the adopted Collier County
Comprehensive Plan, we have prepared the attached report that outlines our findings concerning
the amendment. Collier County is proposing five Future Land Use Map Amendments and
related text amendments to update the Comprehensive Plan.
The Department is raising several objections to the Half Circle L Ranch amendment
relating to need and environmental protection. In additions, the Department believes this
particular amendment is premature given the evaluation of the Rural Land Stewardship program
currently underway and recommends it be deferred until after the results of the review are in.
Other objections relate to the use of a consistent planning timeframe in the plan, and the need to
demonstrate that level of service standards can be achieved and maintained for the Italian
American Plaza and Clubhouse and Airport/Orange Blossom Commercial Districts amendments.
The attached Objections, Recommendations, and Comments Report is intended to assist the
County in responding to the issues we have raised in a manner that is in compliance with state
growth management requirements. We have also included a copy of local, regional and state
agency comments for your consideration. Within the next 60 days, the County should act by
choosing to adopt, adopt with changes or not adopt the proposed amendments. For your
assistance. our report outlines procedures for the tinal adoption and transmittal.
2555 SHUMARD OAK BOULEVARD. TALLAHASSEE, FL 32399-2100
850-488-8466 (p) . 850-921.0781 (f) . Website W'N'.'I did ::;i':l~e 1: U:i
. COMMUNITI PLANNING 8~0-48a-;(3!i')(pl e50-468-:>J09(f).
. HOUSlNGANDCOMMUNITYDEVELOPMENT 8SC.4ee.7~513(p) 850.922-5'523 (I) .
DEPARTMENT OF COMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS A:\'D CO:vIMENTS REPORT
COLLIER COUNTY CO:vIPREHENSIVE PLAN AMENDMENT
DCA No. 08-1
July 14,2008
Division of Community Planning
This report is prepared pursuant to Rule 9J-II.01O. F.A.C.
INTRODUCTION
The !ollo\\;ing objections, recommendations and comments are based upon the
Department's review of Collier County's proposed comprehensive plan amendment (DCA
08-1). pursuant to Section 163.3184, Florida Statutes (F.S.).
The objections relate to specitic requirements of relevant portions of Chapter 9J-5,
Florida Administrative Codes (F.A.C.), and Chapter 163, Part II. F.S. The objections include
a recommendation of approaches that might bc taken to address the cited objections. Other
approaches may be more suitable in specific situations. Some of these objections may have
initially been raised by one of the other external revicw agencies. If there is a difference
between the Department's objection and the external agency advisory objection or comment,
the Department's objection would take precedence.
The County should address each of these objections when the amendment is
resubmitted for our compliance review. Objections that are not addressed may result in a
determination that the amendment is not in compliance. The Department may have raised
an objection regarding missing data and analysis items that the County considers not
applicable to its amendment. If that is the case, a statement,justifying its non-applicability,
pursuant to Rule 9J-5.002(2), F.A.C., must be submitted. The Department will make a
deternlination on the non-applicability of the requirement, and if the justification is
sut1icient, the objection will be considered addressed.
The comments that follow the objections and recommendations are advisory in
nature. Comments will not form bases of a determination of non-compliance. They are
included to call attention to items raised by our reviewers. The comments can be
substantive, concerning planning principles, methodDlogy Dr logic, as well as editorial in
nature dealing with grammar, organization, mapping, and reader comprehension.
Appended to the back of the Department's report are the comment letters from the
other state review agencies and other agencies, organizations and individuals. These
comments are advisory to the Department and may not form the bases of Departmental
objections unlcss they appear under the "Objections" heading in this report.
,
OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT
FOR COLLIER COUNTY
PROPOSED COMPREHENSIVE PLAN AMENDMENT 08-1
I. CONSISTENCY WITH CHAPTER 163, F.S. AND CHAPTER 9J-5, F.A.C.
O\'erview
On May 13,2008 the Department of Community Affairs received proposed
comprehensive plan amendment number 08-1 from Collier County. The County is
proposing four future land use amendments and several text amendments. The Department
has objections to three of the proposed amendments; the Italian American Plaza and
Clubhouse (CP-2006-7), the Airport/Orange Blossom Commercial (CP-2006-8), and Half
Circle L Ranch (CP-2006-1 0).
A. The Department has identified the following Objections to Amendment CP-2006- I 0
(Half Circle L Ranch):
Objection I: The amendment increases the potential number of stewardship credits
available to the Half Circle L Ranch by redesignating it from Open to Habitat Stewardship
Area. The redesignatiDn will allow more stewardship credits to be earned than were
originally included in the Rural Land Stewardship program when it was established live
years ago. That increase will undermine the incentive for property owners to create and sell
stewardship credits because it will make more credits available than needed and their value
will be reduced. That in turn will weaken the system for protecting agriculture and natural
resources in the Rural Land Stewardship Area. Creating too many credits will devalue
them, reduce opportunities tor their sale, weaken incentives to establish stewardship
easements, and result in fewer agricultural lands and natural resources being protected. No
data and analysis was provided demonstrating that more stewardship credits are needed and
that morc credits would not undermine the incentives for protecting agriculture and natural
resources.
[Section 163.3177(2), (6)(a) & (d) , (8), (9)(b), & 163.3187(2) F.S., and Rule 9J-5.005(2) &
(5), 9J-5.006(3)(b)4 & (c)6 & 9, 9J-5.013(2)(b)4, (2)(c)6 & 9, (3)(a) & (b) F.A.C]
Recommendation: This amendment is premature and should be deferred until after the
completion of the live-year review of the Rural Land Stewardship program. Once that
evaluation is completed and before any additional opportunities tor generating more
stewardship credits are created, data and analysis should be preparcd demonstrating that the
creation of more crcdits is consistent "ith the recommendations of the review. that they are
needed. and that they will not degrade the S) stem of agriculture and natural rcsource
protections of the Rurall.and Stewardship program.
3
Objection 2: Data and analysis were not provided to demonstrate that more stewardship
credits are needed to accommodate projected groMh in the planning timeframe, or that there
is or will be a lack of stewardship credits. The data and analysis do not show how much
development is possible in the RLSA based Dn the current number of credits allowed as well
as the additional credits made possible by this amendment. The data and analysis do not
demonstrate a need for the amount of development possible within the RLSA. Moreover,
the need for development in the RLSA is a subset of the need for development county-wide.
The data and analysis do not demonstrate the need for the amount of development allowed
by the County plan as it currently exists and as it would be changed by this amendment.
[Section 163.3177(2), (6)(a), (8), (9)(b) and 163.3187(2), F.S. and Rules 9J-5.005(2)(a) and
9J-5.005(5)(a), 9J-5.006(2)(c), F.A.C]
Recommendation: This amendment should be deferred as recommended under Objection
# I. Once the five-year evaluation of the Rural Land Stewardship program is completed, and
if the creation of more credits is consistent with its recommendations, then provide data and
analysis to demonstrate the need for the additional development that would be allowed by
this amendment. The demonstration of need must take into account the amount of
development allowed in the RLSA, as well as county-wide, relative to the projected demand
for such development during the planning period. The analysis must calculate the amount of
development that would be possible based on the maximum number of credits currently
available, that could be available, as well as the additional amount the amendment will make
possible.
Objection 3: Increasing the development allowed in the RLSA will place increased urban
development in a rural area and within the Big Cypress Area of Critical State Concern
(ACSC) where it will have multiple impacts on the surrounding landscape ecology,
including agricultural uses. Although existing policies in the RLSA amendment will serve
to mitigate some impacts, the quantitative extent of this development must be analyzed to
determine if the existing policies are sufficient or if this amount of additional development
will harm natural and environmental resources and agriculture. The data and analysis fail to
demonstrate how the large amount of development allowed by this amendment will avoid
damaging natural, environmental and economic resources and the scenic beauty of the Big
Cypress ACSC. Therefore, this amendment is not consistent with the purpose of the Big
Cypress Area of Critical State Concern Regulations, Rule 28-25.002, Florida Administrative
Code.
In addition, the amendment is inconsistent with FLUE RLSA Policy 4.21 of the Collier
County comprehensive plan which states that the RLSA Overlay is not to be used to increase
the development potential within the ACSC but instead is to be used to promote a more
compact form of development as an alternative to the Baseline Standards already allowed
within the ACSC. Also. this amendment is not consistent with Goal VII and the underlying
FLSA Groups 2 and 3 policies.
[Section 163.3177(2), (4)(a), (6)(a), (8). (9)(b), 163.3187(2),380.055, F.S and Rules 9J-
5.005(2) & (5); 9J-5.006(2); 9J-5.006(3)(b)4; 9J-5.006(3) (c)6 & 9 and Rule 28-25.002.
F.A.C'.]
4
Recommendation: This amendment should be deferred as recommended under Objection
#1. Once the fi\'e-year evaluation of the Rural Land Stewardship program is completed. and
if the creation of more credits is consistent with its recommendations, then provide data and
analysis to demonstrate that the potential developmcnt to be added with the proposed
amendmcnt would not result in increased urban development in the rural area and have
negative impacts on natural resources and agriculture inconsistent with the intent of the
RLSA and the County's comprehensive plan. including RLSA Goal VII and underlying
RLSA Groups 2 and 3 and FLUE RLSA Policy 4.21. In addition. dcmonstrate how the
amendment is consistent with thc Big Cypress Area of Critical State Concern Regulations.
B. The Department has identified the tollowing objections to Amendments CP-2006-1 0 and
CP-2006-13 (text amendments to the comprehensive plan):
Objection 4: The Collier County Comprehensive Plan does not have a consistent time
frame. The Future Land Use Map includes the years 2006-2016, while the Rural Lands
Stewardship Area (RLSA) Overlay Program has a planning time frame to 2025 (according
to proposed FLUE, RLSA Policy 4.2) and the proposed text amendment will change the
TransportatiDn Element Map TR-3A's, Collier 2030 FlInclional Classificalion Map,
planning time frame to year 2030. Pursuant to Rule 9J-5.005(5)(a), F.A.c., the required
elements and any optional elements shall be consistent with each other and where data are
relevant to several elements, the same data shall be used, including population estimates and
projections and public facility analysis.
[Section 163.3177(2) & (5)(a), F.S. and Rule 9J-5.005(4) and 9J-5.005(5)(a), F.A.c.]
Recommendation: Revise the comprehensive plan to have a consistent planning time
frame.
C. The Department has identified the following objections to Amendments CP-2006-7
(Italian American Plaza and Clubhouse) and CP-2006-8 (Airport/Orange Blossom
Commercial):
Objection 5: The proposed amendments for the Italian American Plaza and Clubhouse and
Airport/Orange Blossom Commercial will increase development intensities. The properties
are proposed to change Irom the Urban Residential Subdistrict to the new Italian American
Plaza and Clubhouse Subdistrict and the new Airport/Orange Blossom Commercial
Subdistrict allowing commercial uses. The amendments are located within the Northwest
Transportation Concurrency Management Arca. However, data and analysis have not been
provided demonstrating that with these amendments the adopted level of service standard
for the TeMA will be achieved and maintained.
[Section 163.3] 77(2), (9)(b). 163.3187(2), and 163.3180(7), F.S., and Rule 9J-5.005(5), 9J-
5.0055(5). and 9J-5.0 19(3 l(t). FAC J
5
Recommendation: Revise the data and analysis to demonstrate the level of service
standard for the TCMA will achieved and maintained during the planning timetfame.
D. The Department has the following comments regarding the Collier County
comprehensive plan:
Comment I: The County should include a definition regarding the Open designation on the
RLSA Overlay Map in the Future Land Use Element policies.
Comment 2: The term Florida Intrastate Highway System (FIHS) should be replaced with
the Strategic lntermodal System (SIS) in Transportation Element Policy 1.5 A. and 1.5 B.
II. CONSISTENCY WITH THE STATE COMPREHENSIVE PLAN
The proposed amendment is not consistent with the State Comprehensive Plan
including the following goals and policies:
Goal (9) Natural Systems and Recreational Lands, Policy (b) 3: protect endangered species
habitat (Objections I - 3)
Goal (15) Land Use, Policy (b) I: regarding the promoting of efficient development which
will have capacity to service new population and commerce. (Objections I _ 5)
Goal (19) Transportation, Policy (b) 9, 13: ensuring that the transportation system provides
Florida's citizens and visitors with timely and efficient access to services, jobs, markets, and
attractiDns. (Objection 5)
Goal (21) Economy, Policy (b) 3: maintain, as one of the state's primary economic assets,
the environment including agricultural and natural resources. (Objections I - 3)
Recommendation: Revise the proposed amendments, as indicated in the objections and
recommendations of this report in order to further the above goals and policies of the State
Comprehensive Plan.
6
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Florida Dl'fJurtillclII (if Trllil.ljiOt/utiol1
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June 18, 2008
Mr. Ray Eubanks
Plan Review and Processing Administrator
Department of Community Affairs (DCA)
Division of Community Planning
2555 Shumard Oaks Blvd.
Tallahassee, FL 32399
RE: Collier County Large Scale Plan Amendmeots (DCA :\0, 08-01) - FDOT Recommendatioos and
Comments
Dear Mr. Eubanks:
The Florida Department of Transportation, District A". has reviewed the Collier Counry Large Scale Plan
Amendments (DCA No. 08.01) in accordance with the "qurrements of Florida Statutes (f.S.) Section 163 and
Chaptcr 9J-II of the Florida Administrative Code (F.A.C.). The Department offers DCA the following comments
and recommendations for your consideration in reviewing Ih~ amendments.
CP-2006-5 (FLUM Amendment)
The subject property is located on the west of Santa Bo:bara Boulevard, and nor:h of Golden Gate Parkway in
Collier County, Florida. The amendment for this locatioo proposes a conditional approval to the Existing Future
Land Use designation from Estates - Mixed Use Distric: (El to allow a church without da,'care on the 3,54 acre
property. According to the Existing Future Land Use de;ignation, the maximum de\"elopment that can occur for
the 3.54 acres of E is 2 single-family dwelling units (1 Dr.;2.25 Acres) which will result in 28 daily trips and 3
p,m. peak hour trips. Per the Proposed Future Land Use designation and according 10 the applicant's request, the
maximum development floor area of the church will be limited to 12,000 square feet, which will result in 109
daily trips and 8 p.m. peak hour trips. The proposed amendment will result in a net increase of 81 more daily
trips and 5 more D.m. Deak hour trios, Therefore, tbe amendment is not eIpected to have a significant
impact on any state facilities.
Land U~ 'l31lmum ITELand Silt of Dt'-elonmenf
Sc:enarlg Duign:atlon Allo"td Densi~.' Cst Code Acr" I Allo"-td DlifyTripsl P~l Peak Trlpsl
Inltnslh' Denlonment
Adopted E lDC:!.2SAcre-s 210 3.54 12 28 3
Prooosed E NA 560 3,5-1 I 12.000 t09 S
Change r +8\ +s
in Trins
1. Trip g~n~raljon baudo" FDOT TIPS Sofrtnut'.
FDOT has no further comments for CP-2006-5.
~Ir. Ray Eubanks
Collier Co. (08-0 I) - FOOT Recommendations and Comments
June 18,2008
Page 2 of4
CP-2006-7 (Text Amendment) - FDOT has no comments on the proposed text amendment to create the Italian
American Plaza and Clubhouse Commercial Sub-districI (HC) for a total of 5.00 acres within the Future Land
Use element and allowing for the development of 26,OC:> square feCI of commercial and a 20,000 square foot
clubhouse.
CP-2006-7 (FLUM Amcndment)
Thc subjcct property is located at the southwest comer oi lhe intersection of Airport Pulling Road (CR 31) and
Orange Blossom Drive, in Collier County, Florida. The amendment for this localion proposes a change of the
Existing Futurc Land Use designation from Urban Residential Sub-district (UR) to a new Italian American Plaza
and Clubhouse Commercial Sub-district (lAC) for a total of 5.00 acres. According to the Existing Future Land
Use designation, the maximum devclopment that can occur for the 5.00 acrcs ofCR is 15 single-family dwelling
units (3 DUs/Acre) which will rcsult in 182 daily trips and 19 p.m. peak hour trips. Per the Proposed Futurc Land
Use designation and according to the text amendment, th~ maximum de\'elopment that can occur for the 5.0 acres
of lAC is 26,000 squarc feet of commercial and a 20,000 squarc foot c1ubhousc (600 members), which will result
in 2,295 daily trips and 211 p.m. peak hour trips. The proposed amendment "ill result in a net increase of
2,113 more daily trips and 192 more p.m. peak hour trips.
Land Use :'.Inimum ITE Lund Silt or DeH~loomenl
Sel.'nano Dl.'signlltion Allowed Density' lise Code Acre~ I Allowed D:ail~-Tripsl PM Peuk Trlpsl
)nlensltv De\'elODment
Adonlcd UR 30U./Aae 210 I S.O I 15 182 19
PronOiOO lAC NA 820 I S.O I 26.000 2.829 257
Pronosl:d NA S91 I 600 114 18
25% Reductiol1 ofCommerci31 Traffic for Paj;;~r.bv Tr:,; .708 -64
Change I I +2,113 +19Z
In Tri-ns
J. Trip g~nt'l'Q'ion bQ,~~d Oil FDOT TIPS SO/Mare.
1-75 is a state road in the vicinity of the study area aod is designated as a Florida Interstate Highway System
(FIHS) and Strategic Intermodal System (SIS) facility with Level of Service (LOS) "C" as the adopted standard.
US 41 is a state road in the vicinity of the study area with LOS "D" as the adopted standard. 1-75 is a 4 lane
facility north of CR 896/Pine Ridge Road, currently carries approximately 62,001 trips per day, and is found to
operate at LOS "D". US 41 is a 6 lane facility nonh of CR 89611'ine Ridge Road, and currently carries
approximatcly 49,000 trips per day and is found to operaco at LOS "C".
FDOT recommends that the traffic study be revised for CP.2006-7 to establish that adequate capacity will
be available for project trips that will impact 1-75 and US 41 in the horizon year of 2030 and the interim
year of 2013. Funding sources must be identified for improvements required to alle.iate all short term
failures. For long term failures, appropriate policies should be indentified in the Capital Improvement
Element or Transportation Element of the local comprehensive plan and the needed improvements should
be added to the appropriate plans and programs.
CP-2006-8 (Text Amepdment) - FDOT has no comments on the proposed text amendment to create the
Airport/Orange Blossom Commercial Sub-district (AOB) for a total of 5.00 acres, within the Fl.iture Land Use
element, allowing for the development of 30,000 square feet of commercial and 20,000 square feet of office.
CP-2006-8 (FLUM Amendment)
The subject property is located at the southwest comer of the intersection of Airport Pulling Road (CR 31) and
Orange Blossom Drive, in Collier County, Florida. The amendment for this location proposes a change of the
Existing Future Land Use designation from Urban Residential Sub-district (UR) to Airport/Orange Blossom
District One, Southwest Area Office
2295 Victoria Annue * Post Office BOI.I030 * Fort M)"ers, FL 33902.J030
(239) 4614300' (239)338.2353 (Fax)' MS 1.98
\\.....\..W.dot.5t~n~ .1l.lIS
Mr. Ray Eubanks
Collier Co. (08-0 I) - FDOT Recommendations and Comments
June 18,2008
Page30f4
Commercial Sub-district (AOB) for a total of 5.00 acres. According to the Existing Future Land Use designation.
the maximum development that can occur for the 5.00 acres of UR is 15 single-family dwelling units (3
DUslAcre) which will result in 182 daily trips and 19 p.m. peak hour trips. Per the Proposed Future Land Use
designation and according to the applicant's request, the maximum development that will occur for the 5.0 acres
of AOB is 30,000 square feet of commercial and 20,000 square feet of office, which will result in 2,715 daily trips
and 313 p.m. peak hour trips. The proposed amendment will result in a net increase of 2,533 more dally trips
and 294 more p.m. peak hour trios.
Land Use .'\l:n:lmum HE Land SiuorOenloDmenl 1
Scenario Allowed Oenslt} I Allowed D:1i1yTrips' I P.'\I Peak Trips'
Design:a.rlon IntensiC\" LJseCode Aeres Oe\"elonmen[
Adooted UR 3 DUsI Acr~ 210 5.0 15 '8' 1 ,.
Prooosed Aoa K.\. 820 5.0 30.000 3,105 1283
Propos~d I\A 710 20.000 386 I '0'
25% Reduction or Commercial Traffic ror Passer-b 'Trio:> .776 1-71
Change +1..533 I +294
in Trips
I. Trip g~nuntion 1Ja.\t!u on FDOT TIPS Software"
1-75 is a state road in the vicinity of the study area and is designated as a Florida Interstale Highway System
(FIHS) and Strategic Intermodal Systcm (SIS) facility with Level of Service (LOS) "C" as the adopted standard.
US 41 is a state road in the vicinity of the study area with LOS "0" as the adopted standard. 1.75 is a 4 lane
facility north of CR 896'Pine Ridge Road and currently carries approximately 62,00 I trips per day and is found to
operate at LOS "0". US 41 is a 6 lanc facility north of CR 896'Pine Ridge Road and currently carries
approximately 49,000 trips per day aod is found to operate at LOS "C".
FDOT recommends that the traffic study he revised for CP-2006-8 to establish that adequate capacll)' will
be available for project trips that will impact 1-75 and US 41 in the horizon year of 2030 and the interim
year of 2013. Funding sources must be identified for improvements required to allf\iate all short term
failures. For long term failures, appropriate policies should be indentified in the Capital Improvement
Element or Transportation Element of the local comprehensive plan and the needed improvements should
be added to the appropriate plans and programs.
CP-2006-10 (Text Amendment) - FDOT has no comments on the proposed text amendment to the Future Land
Use Element to adjusl the credits given for properties not developed and modify the acreage listed as Habitat
Stewardship Areas with Collier County.
CP-2006-10 (FLUM Amendment)
The subject property is located to the east of Immokalee in Collier County, Florida. The amendment for this
location proposes a conditional approval to the Existing Future Land Use designation from AgriculturelRural
Mixed Use ~istrict - Open Lands (OP) to AgriculturelRural Mixed Use ~istrict ~ Habitat Stewardship Area
(HSA) for a total of 2,431.8 acres. According to the Existing Future Land Use designation, the maximum
development that can occur for the 2,431.8 acres of OP is 486 single. family dwellipg units (l DU/5 Acres) which
will result in 4,453 daily trips and 445 p.m. peak hour trips. Per the Proposed Future Land Use designation, the
maximum development that can occur for the 2,431.8 acres of HSA is 486 single-family dwelling units (J DU/5
Acres) which will result in 4,453 daily trips and 445 p.m. peak hour trips. The proposed amendment will result
in a net increase of 0 daily trips and 0 p.m. peak hour trips. Therefore, the amendment is not expected to
have a 8ignificant impact on any state facilities.
SUharlo
Land Use
Maximum
ITE Land
Slu o( DenIo ment
DailvTrf s
P:\I Peak Tri s
District Onf', Southwest Area Office
2295 Victoria AnDue" Post Office 8011030. Fort M)"en, FL 33902wl030
t239) 461-4300 * (239) 338.23S3tFa,) * MS 1-98
W\\W.dOI.stat,,:.tl.\b
~tr. Ray Eubanks
Collier Co. (08.0 I) - FOOT Recommendations and Comments
June 18.2008
P:!ge4of4
De~ignation AIIO\Hd Densir~..1 LseCode Acres I Allowed
Int~n)ll\ Df\elonmenl
.-\junted OP ] DC 5.-\.:r~" ~ 10 2.431.8 I 486 4.453 445
?r(lno~cd HS." 1 DC :;\:r~" 210 2.431.8 I 486 4,453 445
Change I +0 +0
in Tri-;'s
1. Trip gmuatiolf ba~ed on FDOT TIPS So/Mare.
FDOT has no further comments for CP-2006-10,
CPSP-2006-12 (FLUi\! Amendment)
The subject property is located on Goodland and Abuts Papaya Street, Pear Tree Avenue and Pettit Street in
Collier County. Florida. The amendment for this location proposes a change of the Existing Future Land Use
designation from Urban Costal Fringe Sub-district (CF) to Conservation (CON) for a total of 2.50 acres.
According to the Existing Future Land Use designation, the maximum development that can occur for the 2.50
Jcres ofCF is 10 single-family dwelling units (4 DUs/Acre) which will result in 125 daily trips and 13 p.m. peak
hour trips. Per the Proposed Future Land Use designation, the maximum development that can occur for the 2.5
acres ofCOK is I single-family dwelling unit (l DU/5 Acres) which will result in 15 daily trips and 2 p.m. peak
hour trips. The proposed amendment will result in a net decrease of 110 less daily trips and II less p.m.
peak hour trips.
L:lnd L:se :\Inimum ITE Land Size of De..-elonment
Stenario Designation Allo\\ed Densil)"I I,;stCode Acres Allowed CaU}'Trips' PM Peak Trips'
, Intensity De,'t!onmenl
, AdoOlN CF 4 DL'" A..:re 210 2.50 10 125 13
Pron05~d CDS 1 Dl':; ~.:rcs 210 2.50 1 15 2
; Ch~nge ~1I0 -II
, inTri-Ds
I. Trip K,,,...raliD1I based on FDOT TIPS Sofflt.'Qrt'.
FDOT has no further comments for CP-2006-12.
CP-2006-13 (Text Amendment) - FnOT has no comments on the proposed text amendment to update
references and tenninology in the various Elements of the Collier County Comprehensive Plan.
If you have any questions or need additional infonnation, please contact me at (239) 461-4300 or
;.i ".\ r;.'!".'....:. m~l"'~.,'\'(/ dlH ....Ul...'. i~.l,"',
Sincerely,
,"J
/
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I
Lawrence Massey
Growth Management Coordinator
LLM'lIm1gmb
District One, Southwest Ana Office
2295 Yictoria Annue 11 Post Office Box 1030 * Fort M)"ers, FL 33902-1030
(239)46t-4300. (239)338-2353 (fax). MS 1-98
\\-'\\'w .dot.sta[~.tl.us
Southwest Florida Regional Planning Council
, y
1926 Victoria Avenue, Fort Myers, Florida 33901-3414
(239)338-2550 PAX (239)338-2560 SlJNCOM 139(;1550
June 11,2005
'vIr. D. Ray Eubanks
Community Program Administrator
Department ofCDmmunity Affairs
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399-2100
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Re: Collier County I DCA 08-2
Dear Mr. Eubanks:
Staff of the Southwest Florida Regional Planning Council reviewed the proposed
amendments (DCA 08-2) to the Collier County Comprehensive Plan. These reviews
were performed according to the requirements Df the LDcal Government
CDmprehensive Planning and Land Development RegulatiDn Act.
The Council will review the proposed amendment at its June 19,2008 meeting. Of the
seven requested amendments, Council staff has recommended that Council find all but
two to be not regionally significant; three of the amendments to be procedural; and all
of the amendments to be consistent with the Strategic Regional Policy Plan.
A copy of the official staff report explaining the Council staffs recommendation is
attached. If Council action differs from the staff recommendatiDn, we will notify you.
Sincerely,
Southwest FIDrida Regional Planning Council
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Kenneth~atheringto;U
Executiye Director
DYBiDEC
Attachment
Cc: Joseph K. Schmitt~ Administrator, Community Development & Environmental Services
Dhision, Collier County
LOCAL GOVERNMENT COMPREHENSIVE PLAN AMENDMENTS
COLLIER COUNTY
The Council staff has reviewed proposed amendments to the Collier County
Comprehensive Plan (DCA 08-2). These amendments were developed under the Local
Government Comprchensive Planning and Land Development Regulation Act. A
synopsis of the requirements of the Act and Council responsibilities is provided as
Attachment I. Comments are provided in Attachment II. Site 10catiDn maps can be
reviewed in Attachment III.
Staff review of the proposed amendments was based on \\'hether they were likely to be of
regional concern. This was determined thrDUgh assessment of the following factors:
I. LDcation--in or near a regional resource or regional activity center, such that it
impacts the regional resource or facility; on or within one mile of a county
boundary; generally applied to sites of fivc acres or more; size alone is not
necessarily a determinant of regiDnal significance;
2. Magnitude--equal to or greater than the threshDld for a Development of Regional
Impact of the same type (a DRI-related amendment is considered regiDnally
significant); and
3. Character--of a unique type Dr use, a use of regional significance, or a change in the
local cDmprehensive plan that cDuld be applied throughout the IDcal jurisdiction;
updates, editorial revisions, etc. are nDt regionally significant.
A summary Dfthe results of the review follDWS:
FactDrs of Regional Significance
LocatiDn Malffiitude Character Consistent
Proposed
Amendment
CP-2006-5
no
no
no
(1) not regionally
significant; and
(2) cDnsistent with
SRPP
CP-2006-7
no
no
no
(1) not regionally
significant; and
(2) consistent with
SRPP
CP-2006-8
no
no
no
(I) nDt regionally
significant; and
(2) consistent with
SRPP
CP-2006-9
no
no
no
CP-2006-10
no
no
yes
CP-2006-12
nD
no
yes
CP-2006-13
no
nD
no
(I) procedural;
(2) regionally
significant; and
(3) consistent with
SRPP
(1) procedural;
(2) regionally
significant; and
(3) consistent with
SRPP
(1) not regionally
significant; and
(2) consistent with
SRPP
(1) procedural;
(2) not regionally
significant; and
(3) cDnsistent with
SRPP
RECOMMENDED ACTION: Approve staff comments. Authorize staff to forward
comments to the Department of Community Affairs and
Collier CDunty.
2
06/08
Attachment I
LOCAL GOVERNMENT COMPREHENSIVE PLANNING AND LAND
DEVELOPMENT REGULATION ACT
Local Government Comprehensive Plans
The Act requires each municipal and cDunty government to prepare a comprchensive plan
that must include at least the following nine elements:
1. Future Land Use Element;
2. Traffic CirculatiDn Element;
A local gDvernment with all or part of its jurisdiction within the urbanized
area of a Metropolitan Planning Organization shall prepare and adopt a
transportation element to replace the traffic circulatiDn; mass transit; and
ports, aviation, and related facilities elements. [9J-5.019(1), FACJ
3. General Sanitary Sewer, SDlid Waste, Drainage, and Potable Water and
Natural Groundwater Aquifer Recharge Element;
4. Conservation Element;
5. RecreatiDn and Open Space Element;
6. Housing Element;
7. Coastal Management Element for coastal jurisdictions;
8. Intergovernmental Coordination Element; and
9. Capital Improvements Element.
The local government may add optiDnal elements (e. g., community design,
redevelopment, safety, historical and scenic preservation, and economic).
All local gDvernments in SDuthwest FIDrida have adopted revised plans:
Charlotte County, Punta Gorda
Collier County, Everglades City, Marco Island, Naples
Glades CDunty, Moore Haven
Hendry County, Clewis ton, LaBelle
Lee County, BDnita Springs, Cape Coral, Fort Myers, Fort Myers Beach, Sanibel
SarasDta County, Longboat Key, NDrth PDrt, Sarasota, Venice
Page 1
Attachment I
CDmprehensive Plan Amendments
A local government may amend its plan twice a year. (Amendments related tD
developments of regional impact, certain small developments, compliance agreements,
and the Job Siting Act are not restricted by this limitation.) Six copies of the amendment
are sent to the Department of Community Affairs for review. A copy is also sent to the
regiDnal planning council, the water management district, the Florida Department of
Transportation, and the Florida Department Df Environmental ProtectiDn.
[s.163.3184(3)(a)]
The proposed amendment will be reviewed by DCA in two situations. In the first, there
must be a written request tD DCA. The request for review must be received within forty-
five days after transmittal of the proposed amendment. [so 163.3184(6)(a)] Review can be
requested by Dne of the follDwing:
the local government that transmits the amendment,
the regional planning council, or
an affected person.
In the second situation, DCA can decide tD review the proposed amendment without a
request. In that case, DCA must give notice within thirty days of transmittal.
[(s.163.3184(6)(b)]
Within five working days after deciding to conduct a review, DCA must forward copies
tD various reviewing agencies, including the regional planning council. [s.163.3184(4)]
Regional Planning Council Review
The regional planning council must submit its comments in writing within thirty days Df
receipt of the proposed amendment from DCA. It must specify any objections and may
make recommendations for changes. The review of the proposed amendment by the
regiDnal planning council must be limited to "effects on regional reSDurces or facilities
identified in the strategic regional policy plan and extra-jurisdictional impacts which
would be inconsistent with the comprehensive plan Dfthe affected local gDvernment."
[s.163.3184(5)]
After receipt of comments from the regional planning council and other reviewing
agencies, DCA has thirty days to conduct its own review and determine compliance with
state law. Within that thirty-day period, DCA transmits its written comments to the IDcal
government.
NOTE: THE ABOVE IS A SIMPLIFIED VERSION OF THE LAW. REFER TO
THE STATUTE (CH. 163, FS) AND THE RULE (9J-ll, FAC) FOR
DETAILS.
Page 2
Attachment II
SWFRPC COMMENTS
Collier County Comprehensive Plan Amendments
1. Petition CP-2006-5
This requested is an amendment to the Golden Gate Area Master Plan (GGAMP) to change the
Conditional Uses Subdistrict by adding the subject site as an exception to the locational criteria
so as to allow expansion of the existing church use on the adjacent property to the subject site.
The property affected by this request is a 3.54010 acre site located on the west side of Santa
Barbara Boulevard, 1/3 mile north Df Golden Gate Parkway.
Issues of Regional Concern
1. Affordable Housing:
This request will have no impact on the need for affordable housing in the regiDn.
2. Water Quality:
This request will have nD significant impact on the water quality in the region.
Regional Significance and Consistency
Based on the application's information and the County staff cDmments, Council staff finds that
subject site dDes not have the magnitude, location or character to significantly impact regiDnal
resourccs and therefDre the Council staff finds that this request is not rcgiDnally significant. The
provisiDn allowing the expansiDn of the church use prDvides fDr a more livable community in the
region is found by Council staff to be cDnsistent with the follDwing Goal, Strategy and Action Df
the Strategic RegiDnal Policy Plan, July 4,2002:
Livable Communities
Goal 2: Southwest Florida wiII develop (or redevelop) communities that are
livable and offer residents a wide range of housing and employment
opportunities.
Strategy: Develop livable, integrated communities that offer residents a high quality
oflife.
2. Petition CP-2006-7
This request is an amendment to the Future Land Use Element (FLUE), including the Future
Land Use Map (FLUM), to change the FLUM designation on the subject site from Urban
Residential Subdistrict in the Urban CDmmercial District to NEW Italian American Plaza and
Clubhouse Commercial Subdistrict in the Urban Commercial District, to allDw a clubhDuse not tD
exceed 20,000 square feet and up to 26,000 square feet of gross leaseable area for financial
institutions, schoDls, professional and medical offices, and personal and business services
consistent with the Commercial Professional and General Office (C-l) zoning district of the
CDllier County Land Development Code. The site is a 5010 acre parcel IDcated at the southwest
corner of Airport Road and Orange Blossom Drive.
Attachment II
Issues of Regional Concern
I. AffDrdable Housing:
This request will have no impact Dn the need for affDrdable hDusing in the region.
2. Water Quality:
This request will have no significant impact on the water quality in the region.
Regional Significance and Consistency
Based on the application's infDrmation and the County staff comments, Council staff finds that
subject site does not have the magnitude, location or character to significantly impact regiDnal
resources and therefore the CDuncil staff finds that this request is not regionally significant
Council staff also finds that the amendment request is consistent with the follDwing Goal,
Strategy and Action of the Strategic Regional Policy Plan, July 4,2002:
Livable Communities
Goal 2: Southwest Florida will develop (or redevelop) cDmmunities that are
livable and offer residents a wide range of hDusing and employment
opportunities.
Strategy: Develop livable, integrated cDmmunities that Dffer residents a high quality of
life.
3. Petition CP-2006-8
This request is for an amendment to the FLUE and FLUM and Map Series to change the FLUM
designation from Urban Residential Subdistrict to NEW Airport/Orange Blossom Commercial
Subdistrict in the Urban Commercial District, to allow up to 12,000 square feet of gross leaseable
space for financial institutions, professional and medical offices, and personal and business
services, alDng with senior hDusing in the form of an Adult Living Facility and/or Continuing
Care Retirement Center, or other similar housing for the elderly, consistent with the Commercial
Professional and General Commercial (C- I) zoning district of the Collier County Land
Development Code. The subject site is a Sot parcel located on the east side of Airport Road, 330
feet south of Orange Blossom Drive and adjacent to sDuth of the Italian Club.
Issues of Regional Concern
I. Affordable Housing:
This request will have no impact on the need fDr affordable housing in the region.
2. Water Quality:
This request will have no significant impact on the water quality in the region.
Regional Significance and Consistency
Council staff finds that because the requested changes to the Comprehensive Plan FLUE and
FLUM do not have the magnitude, location or character to significantly impact regiDnal
resources, the Council staff finds that this request is not regiDnally significant. Council staff alsD
finds that thc amendment request is consistent with the follDwing Goal, Strategy and Action of
the Strategic Regional Policy Plan, July 4,2002:
2
Attachment II
Livahle Communities
Goal 2: SDuthwest Florida will develop (or redeYelop) communities that are livable
and offer residents a wide range of hDusing and employment opportunities.
Strategy: DevelDp livable, integrated communities that offer residents a high quality of
life.
4. Petition CP-2006-09
This request is for an amendment to the FLUE and FLUM and Map Series to change the FLUM
designatiDn from rural Lands Stewardship Area (RLSA) Open to Habitat Stewardship Area and
to make corresponding changes to acreage figures in the RLSA Policies, and to increase the cap
Dn early entry bonus Stewardship Credits in RLSA Policy 1.21. The subject site is IDcated west
of Lake Trafford in the RLSA.
Issues of Regional Concern
1. Affordable Housing:
This request will have no impact Dn the need for affordable housing in the region.
2. Water Quality:
This request will have a positive impact on the water quality in the regiDn by
increasing the cap on credits for environmental lands.
Regional Significance and CDnsistency
Council staff finds that theses changes are regional in SCDpe and procedural in nature and will
provide for better future development due to the correction made tD the various aspects of the
RLSA planning dDcuments. The proposed changes tD the County's Comprehensive Plan will
assist Dn lessening the impacts of future development on the regional resources, therefore the
amendment is found by Council staff to be cDnsistent with the following Goal, Strategy and
ActiDn of the Strategic Regional PDlicy Plan, July 4,2002:
Natural Resources
Goal 2: The diversity and extent of the Region's protected natural systems will
increase consistently beyond that existing in 2001.
Strategy: Identify and include within a land conservation Dr acquisition program,
fuDse lands identified as being necessary fOT the sustainability Df
Southwest Florida, utilizing all land preservation tools available.
5. Petition CP-2006-10
This request is fDr an amendment to the FLUE, including the FLUM and Map Series to change
the FLUM designation from Rural Lands Stewardship Area (RLSA) Open tD Habitat
Stewardship Area to make correspDnding changes to acreage figures in RLSA, and to increase
the cap on early entry bonus Stewardship Credits in RLSA Policy 1.21, for property located east
of lmmokalee in the RLSA and within the Area of Critical State Concern.
3
Attachment II
Issues nf Regional Concern
1. Affordable Housing:
This request will have no impact on the need fDr affordable housing in the region.
2. Water Quality:
This request will have a positive impact Dn the water quality in the regIOn by
increasing the cap on credits for environmental lands.
Regional Significance and Consistency
CDuncil staff finds that theses FLUE changes are rcgional sCDpe and procedural in nature and
will provide fDr better preservation in the RLSA. The proposed policy changes to the County's
Comprehensive Plan will assist on lessening the impacts of existing and future development on
the regiDnal resources, therefore the amendment is found by CDuncil staff to be consistent with
the following Goal, Strategy and Action Dfthe Strategic Regional Policy Plan, July 4,2002:
Natural Resources
Goal 2: The diversi\)' and extent of the Region's protected natural systems will
increase consistently beyond that existing in 2001.
Strategy: Identify and include within a land cDnservation or acquisition program,
those lands identified as being necessary for the sustainability Df
SDuthwest Florida, utilizing all land preservation tools available.
6. Petition CP-2006-12
This request is for an amendment to the FLUM to change the FLUM designation from Urban-
Mixed Use DistrictiUrban Coastal Fringe Subdistrict to Conservation Designation, and make
correlating text change tD reference a new map of the site. This request is for the CountY-Dwned
Mar-GoDd Park. The subject site is 2.5" acres in size and is located on GODdland, adjoining
Pettit Drive, Pear Tree A venue, and Papaya Street.
Issues of Regional Concern
I. AffDrdable HDusing:
This request will have no impact Dn the need for affordable housing in the regiDn.
2. Water Quality:
This request will have a positivc impact on the water quality in the region by
increasing the cap on credits for environmental lands.
Regional Significance and Consistency
Council staff finds that because the subject requested changes tD the CDmprehensive Plan FLUE
and FLUM do not have the magnitude, locatiDn or character to significantly impact regional
resources, the CDuncil staff finds that this request is not regionally significant. CDuncil staff alsD
finds that the amendment request is cDnsistent with the follDwing Goal, Strategy and Action of
the Strategic Regional Policy Plan, July 4,2002:
4
Attachment II
Natural Resources
Goal 2: The diversity and extent of the Region's protected natural systems wiII
increase consistently beyond that existing in 200l.
Strategy: Identify and include within a land conservation or acquisition program,
those lands identified as being necessary fDr the sustainability of
Southwest FIDrida, utilizing all land preservation tools available.
7. PetitiDn CP-2006-13
This request is for staff generated amendments to the FLUE and FLUM and Map Series, Capital
Improvement Element, TranspDrtatiDn Element and Maps, Recreation and Open Space Element,
Economic Element, GDlden Gate Area Master Plan Element and FLUM Series to change the
allowance for model homes in Golden Gate Estates; to extend the Transfer Df DevelDpment
Rights (TDR) early bonus in the Rural Fringe Mixed Use District; and, to make corrections of
Dmissions and errDrs and other housecleaning revisions so as to harmonize and update the various
sectiDns.
Issues of Regional CDncern
I. Affordable HDusing:
This request will have no impact on the need fDr affDrdable housing in the regiDn.
2. Water Quality:
This request will have no significant impact on the water quality in the region.
Regional Significance and Consistency
Council staff has reviewed the proposed changes and find that they are not regiDnally significant
and procedural in nature and will prDvide for better future develDpment due to the correction
made to the various aspects Df the planning documents. The proposed changes to the County's
Comprehensive Plan will assist on lessening the impacts of existing and future development on
the regional resources, therefore the amendment is fDund by CDuncil staff to be cDnsistent with
the following Goal, Strategy and ActiDn of the Strategic RegiDnal Policy Plan, July 4,2002:
Livable Communities
Goal 2: Southwest Florida will develop (or redevelop) communities that are
livable and offer residents a wide range of housing and employment
opportunities.
Strategy: Develop livable, integrated cDmmunities that offer residents a high quality of
life.
5
Attachment II
Conclusion.
Of the seven (7) propDsed amendments requested in these petitions, two (2) were found by
CDuncij staff not to be regiDnally significant; all were determined to be to be consistent with the
SRPP, and three (3) of the propDsed amendments were found by Council stafftD be procedural in
nature.
6
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FLORIDA DEPARTMENT OF STATE
Kurt S. Browning
Secretary of State
DIVISION OF HISTORICAL RESOURCES
June 12, 2008
Mr. Ray Eubanks
Department of Community Affairs
Bureau of State Planning
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399-2100
Re: Historic Preservation Review of the Collier County (08-1) Comprehensive Pian
Amendment
Dear Mr. Eubanks:
According to this agency's responsibilities under Sections 163.3177 and 163.3178, Florida
Statl/tes, and Olapter 9J-5, Florida Admillistmtil'e Code, we reviewed the above docunlent to
determine if data regarding historic resources have been given sufficient consideration in the
request to amend the Collier County CDmprehensive Plan.
We reviewed six proposed amendments to the Collier CDunty Comprehensive Plan, both land
use changes and text amendments, to consider the potential effects of these actions on histDriC
resources. Several of these amendment parcels have been previDusly reviewed by this agency.
Nevertheless, while our cursory review suggests that the proposed changes may have no
adverse effects on historic resources, it is the county's responsibility to ensure that the
proposed revisions will not have an adverse effect on significant archaeolDgicaI or historic
resources in Collier CDunty.
If you have any questiDns regarding our comments, please feel free tD contact Susan M. Harp
of the Division's CDmpliance Review staff at (850) 245-6333.
Sincerely,
~..o:.J. ~ G.J.-
Frederick P. Gaske, DirectDr
xc: Ms. Brenda Winningham
500 S. Bl'OIIough Street 0 T.II.h,osee, FL 32399.Q2S0 0 bttp:/Iwww.fIheritage.com
o Diredor'. Office 0 ArchuotopcaJ Rmearch. ..,. HiRorlc Praervation [] Historiul MUHIlII'tS
(850) 245-6300' FAX: 245-;;436 (850) 245-6444' FAX: 245-6452 (850) 245-<>333 . FAX, 245-0437 (850) 24S-6lOO' FAX: 245.6133
o South Re,;lonal OffIce 0 Nodh Re;Ional OffIce 0 Central Re,;lonal 0ffI",
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Environmental Protection
Mllljory Stoneman Douglas Building
3900 Commonwealth Boulevard
Tallahassee, Florida 32399-3000
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June 6, 2008
Mr. D. Ray Eubanks
Plan Review and DR! Processinll Team
Florida Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399-2100
RE: Collier County 08-1
Dear Mr. Eubanks:
On behalf of the Department of Environmental Protection, the Office of Interllovemmental Programs has
reviewed the Collier County comprehensive plan amendments in accordance with the provisions of
Chapter 163, Florida Statlltes. As required by law, the scope of our comments and recommendations is
limited to the environmental suitability of the proposed changes in lillht of the Department's reRnlatory
and proprietary responsibilities. Based on Dur review of the report, the Department has found no
provision that requires comment recommendation or objection under the laws that form the basis of the .
Department's jurisdiction and authority. If the report pertains to chanlles in the future land use map or
SUPportinll text, please be advised that at such time as specific lands are proposed for development, the
Department will review the proposal to ensure compliance with environmental rules and reRUlations in
effect at the time such action is proposed In addition. any development of the subject lands will have to
comply with local ordinances, other comprehensive plan requirements and restrictions, and applicable
rules and reRnlations of other state and regiDnaI allendes.
Thank you for the opportunity to comment on this proposal. If I may be of further assistance, please call
me at (850) 245-2169.
Sincerely,
aM
Christopher J. Stahl
Environmental Spedalist
Office of Intergovernmental Programs
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM:
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION
COMPREHENSIVE PLANNING DEPARTMENT
HEARING DATE: AUGUST 19, 2008 -7 continued to August 29, 2008
SUBJECT:
2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS _
PETITIONS CP-2006-7 AND CP-2006-8 ONLY
(Adoption Hearing)
ELEMENTS:
FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP
AND MAP SERIES
Transmittal hearings for the 2006 cycle of Growth Management Plan (GMP) amendments were
held on March 17 and 28, 2008 (CCPC), and on April 15 and 29, 2008 (BCC). The respective
Transmittal recommendations/actions are presented below, following each petition number and
title. Note: This amendment cycle began with seven petitions at Transmittal hearings but
includes only five at Adoption; one was continued to the 2007 cycle by the BCC at their April 29
Transmittal hearing (CP-2006-9), and one is not being considered at Adoption per request of the
petitioner (CP-2006-10). Of the remaining five petitions approved for Transmittal by the BCC,
three were heard at the CCPC's Adoption hearing on August 19 (CP-2006-5, CPSP-2006-12,
and CPSP-2006-13). This staff report addresses the remaining two petitions, both of
which were continued from the August 19 hearing, petitions CP-2006-7 and CP-2006-8.
Each CCPC staff report from the Transmittal hearings, which provides staff's analysis of each
petition, is located behind the petition number tab, e.g. CP-2006-7, and in front of the petition
package.
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ORC REPORT:
After review of Transmitted GMP amendments, the Florida Department of Community Affairs
(DCA) renders an Objections, Recommendations and Comments (ORC) Report. Only
Objections can form the basis of a non-compliance determination, unless the adopted
amendments vary significantly from those transmitted. If an Objection is not adequately
addressed when adopted, then the DCA may (presumably will) find the amendment to be "Not in
Compliance" with Florida Statutes, and issue a Notice of Intent (NOI) to indicate such
noncompliance. The County may respond to the ORC Report in one of four ways at Adoption:
1. not modify the amendment, but provide additional explanation of what the amendment is
about, its purpose, what it will achieve [appropriate if we believe DCA simply does not
understand/has misunderstood the amendment] and/or provide additional data and analysis
to support the amendment; or
2. modify the amendment, so as to address the ORC issue; or,
3. modify the amendment, and provide additional explanation and/or provide additional data
and analysis; or,
4. not adopt the amendment.
- 1 -
In their July 14, 2008 ORC Report for the 2006 cycle of GMP amendments, DCA offers five
Obiections and two Comments. One Objection pertains to both petitions CP-2006-7 and CP-
2006-8. That Objection is set forth below following each petition, and is contained in the
attached "7/14/08 Objections, Recommendations and Comments (ORC) Response - Part Two"
document, along with staff response. The entire ORe Report, which includes comments from
other state and regional review agencies, is included in the CCPC binder for the August 19
hearing.
PROPOSED AMENDMENT
B. PETITION CP-2006-7
Petition requesting an amendment to the Future Land Use Element. includina the Future
Land Use Map and Map Series (FLUE/FLUM), to change the Urban Residential
Subdistrict designation in order to establish the Italian American Plaza and Clubhouse
Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot
clubhouse and up to 34,000 square feet of gross leasable area for financial institutions,
schools, professional, medical and general offices, and personal and business services
consistent with the General Office (C-1) Zoning District of the Collier County Land
Development Code, for property located at the southwest corner of the intersection of
Airport Road and Orange Blossom Drive, in Section 2, Township 49 South, Range 25
East, consisting of 5:t acres. [Coordinator: Corby Schmidt, AICP, Principal Planner]
TRANSMITTAL HEARING
STAFF RECOMMENDATION: Not to transmit to DCA, for reasons stated in the Transmittal staff
report. The Transmittal staff report is located in the CCPC binder behind the petition number tab
immediately preceding the petition itself.
The petitioner's agent proposed revisions to CP-2006-7 during their March 17, 2008 oral
presentation to the CCPC.
CCPC RECOMMENDATION and COMMENTS: That the BCC approve petition CP-2006-7 for
transmittal to DCA (vote: 6/1) subject to text revisions in Exhibit "A" and the following:
(1) Vehicular interconnection is required between the subject property and the property
located adjacently south;
(2) Prior to adoption hearings, prepare and submit to staff a unified analysis, design,
funding and construction plan for Orange Blossom Drive-Airport Road intersection
improvements. Such plan must be approved prior to any development order approval
and construction per the approved plan must be completed prior to any certificate of
occupancy;
(3) Prior to adoption hearings, prepare and submit to staff new data and analysis,
including a Market Conditions Study and a Comparative Traffic Analysis consistent with
the revised amount, intensity and types of uses allowed; and,
(4) Revise language to the Subdistrict provision, to reflect changes presented by the
applicant's agent and as made part of this motion, including staff clarification (as it now
appears in the single-underlined portions of the proviSion language on pages 10-12,
below).
- 2-
There were no speakers.
BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 4/0).
DCA ORC Report Objection:
C. The Department has identified the following objections to Amendments CP-2006-7 (Italian American
Plaza and Clubhouse) and CP-2006-8 (Airport/Orange Blossom Commercial):
Objection 5: The proposed amendments for the Italian American Plaza and Clubhouse and
Airport/Orange Blossom Commercial will increase development intensities. The properties are
proposed to change from the Urban Residential Subdistrict to the new Italian American Plaza and
Clubhouse Subdistrict and the new Airport/Orange Blossom Commercial Subdistrict allowing
commercial uses. The amendments are located within the Northwest Transportation Concurrency
Management Area. However, data and analysis have not been provided demonstrating that with these
amendments the adopted level of service standard for the TCMA will be achieved and maintained.
[Section 163.3177(2), (9)(b), 163.3187(2), and 163.3180(7), F.S., and Rule 9J-5.005(5), 9J-
5.0055(5), and 9J-5.0l9(3)(f), FAC]
Recommendation: Revise the data and analysis to demonstrate the level of service standard for the
TCMA will achieved and maintained during the planning timeframe
Staff Response to DCA Objection:
See the attached 7/14/08 Obiections. Recommendations and Comments (ORC) Response _
Part Two
ADOPTION HEARING
Post-Transmittal Modifications
Since the BCC approved transmittal of CP-2006-7 to the DCA, the petitioner has proposed:
. Increasing the maximum office square footage allowed from 26,000 to 34,000 square
feet;
...Comprehensive Planning staff has proposed:
. Introducing an equivalency measure by stating in the Subdistrict provISions, "The
intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation
equivalent to 171 total PM peak net new trips, as enumerated by the TR Transportation
Consultants, Inc. Traffic Impact Statement dated July 21, 2008";
. Striking the term "commercial" from Subdistrict provision "a" stating, ".. .and must contain
development standards to ensure that all commercial uses will be compatible.. .";
inserting the term "general" where listing office types;
.. .and, County Attorney staff has proposed:
- 3-
. Introducing the clause "the cost of' to the Subdistrict provIsions, .....to pay a
proportionate share of the cost of improvements to Orange Blossom Drive, which is
scheduled to fail inside the 5-year planning period, and the cost of improvements to the
intersection.. .", and;
. Replacing the term "adjacently" with "immediately to the" wherever it describes a
neighboring property such as, ".. .to access properties immediately to the south..."
throughout.
...all as now appearing on pages 10-12, below.
Supplemental Adoption Data & Analvsis - Traffic CapacitvlTraffic Circulation Analysis
The firm of TR Transportation Consultants, Inc. conducted a Traffic Impact Statement which was
submitted July 21, 2008 for considering Adoption of this petition, including updated analyses
provided supplemental to the initial Growth Management Plan Amendment petition.
The subject property is located at the southwest corner of Airport Road and Orange Blossom
Drive and proposes 34,000 square feet of office space, and a 20,000 square foot clubhouse
facility. The proposed maximum intensity for the Italian-American Plaza and Clubhouse
Subdistrict is divided as follows:
Italian-American Club
General Office Uses
Medical Office Uses
Drive-In Banking Facility
20,000 sq.ft.
22,500 sq.ft.
7,500 sq.ft.
4,000 sq.ft.
Levels of Service determinations were made based on Peak Hour, Peak Direction Service
Volumes presented in the AUIR. Traffic generated by existing club activities is estimated to be
174 daily gross trips (2-way) and 18 PM Peak Hour gross trips. Proposed offices and personal
and business services uses and club activities would produce 1,854 daily gross new trips (2-
way) and 263 PM Peak Hour gross new trips. Collier County allows for a maximum pass-by
traffic reduction - for vehicles already traveling on the adjoining roadway system - of fifty
percent (50%) for bank uses. Applying this pass-by allowance produces 1,361 daily gross new
trips (2-way) and 171 PM Peak Hour gross new trips. All proposed uses will be limited to this
171 trip figure via the equivalency measure controlling intensity, stated above and appearing in
the Subdistrict provisions. This limitation will be incorporated into the (PUD) rezone ordinance,
then applied each time an SDP or other development order is issued.
(In contrast, these traffic generation figures ditfer from those considered in the original proposal
for 26,000 square feet of office and retail space, and the 20,000 square fDDt clubhouse facility-
producing 2,296 daily gross new trips (2-way) and 211 PM Peak Hour gross new trips.)
Policy 5.1 of the Transportation Element of the GMP states, "[tJhe 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 or if it impacts an adjacent roadway segment that
is deficient, or which significantly impacts a roadway segment or adjacent roadway segment that
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is currently operating and/or is projected to operate below an adopted Leve/ of Service Standard
within the five year planning period, unless specific mitigating stipulations are also approved.
Traffic analyses to determine whether a petition or application has significant project impacts
shall use the fOllowing to determine the study area:
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."
The Collier County Transportation Planning Department reviewed the updated Traffic Impact
Statement and provided the following comments:
"Transportation staff has reviewed GMPA CP-2006-7, American Italian Plaza and
Clubhouse Commercial Subdistrict, and can recommend that the GMPA petition be
found consistent with policy 5.1 of the Transportation Element of the GMP. Although this
project contributes to failure of the Orange Blossom Drive/Airport Road intersection, the
adjacent roadway network has sufficient capacity on the first link to accommodate this
project throughout the five-year planning period. Please note that the first link is not
significantly impacted (below 2% of the service volume). The petitioner has
proposed mitigation in the form of proportionate share payment for improvements that
will be required to the Orange Blossom Drive/Airport Road intersection. The
proportionate share payment will be determined and required as a result of application
for a development order (I.e. SOP, PPL) on this parcel."
CP-2006-7 is not the only GMP amendment presently proposed where commercial offices and
personal and business services development introduces unplanned traffic onto Airport Road, or
into the intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE
(06-7 and 06-8) were experiencing difficulty accessing the adjacent roadway network that has
insufficient capacity to accommodate the projects throughout the five-year planning period. The
BCC required the following from the petitioner:
./ Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding
and construction plan for Orange Blossom Drive-Airport Road intersection
improvements. Such plan must be approved prior to any development order approval
and construction per the approved plan must be completed prior to any certificate of
occupancy.
./ Prior to adoption hearings, prepare and submit to staff new data and analysis, including
a Market Conditions Study and a Comparative Traffic Analysis consistent with the
revised amount, intensity and types of uses allowed.
The BCC also acted to make the following entry part of the Subdistrict proviSions in the FLUE.
. An Orange Blossom Drive-Airport Road intersection improvements plan must be
approved prior to any development order approval and, construction per the approved
plan must be completed prior to the issuance of any certificate of occupancy. The
subject property cannot be issued certificates of occupancy until the property owner
-5-
enters into a Development Contribution Agreement with the Collier County Board of
Commissioners to pay a proportionate share of improvements to Orange Blossom Drive,
which is scheduled to fail inside the 5-year planning period, and the intersection of
Orange Blossom Drive and Airport Road, as mitigation for their impacts to the
intersection and the local street network.
Comprehensive Planning staff is not in the practice of recommending that mitigating stipulations
be approved to accommodate unplanned development. Nonetheless, these specific stipulations
were made part of the BCC decision to Transmit CP-2006-7 to DCA.
Commerciallnventorv and Development Trends
A trend toward commercial offices and personal and business services development is evident
in the area immediately surrounding the proposed Subdistrict. Plus, offices and personal and
business services activities are evident at a more-distant radius' planning area from the
proposed Subdistrict, as follows:
. Longview Center PUD (14.73 acres/70,OOO sq. ft. of C-1 through C-3 office uses [@
70,000 sq. ft.l10 acre] and, a portion of the 73,500 sq. ft. of C-1 through C-3 commercial
uses & services [@ 5,000 sq. ft.lacre]) in the Orange Blossom Mixed Use Subdistrict
[immediately east] - 100% undeveloped and inactive since 2003 approval
. Buckley Mixed Use PUD (22.84 acres/97,070 sq. ft. of C-1 through C-3 medical &
general office uses [@ 4,250 sq. ft.lacre] and, a portion of the 74,230 sq. ft. of C-1
through C-3 commercial uses & services [@ 3,250 sq. ft.lacre]) in the Buckley Mixed
Use Subdistrict [0.125 mile north] -100% undeveloped and inactive since 2005 approval
. Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres/a portion
of the 72,000 sq. ft. of C-1 through C-3 -type commercial uses, categorized by SIC
codes only) in the southwest quadrant of the Mixed Use Activity Center Subdistrict
(MUAC 11) [0.50 mile north at the Vanderbilt Beach - Airport intersection] - 100%
developed by 2004
. Vineyards PUD/DRI (75.86 acres/a portion of 600,000 sq. ft. of C-1 through C-4 -type
uses within this "retail and interchange commercial" development) in the sDutheast
quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the
Vanderbilt Beach -Airport intersection] - 75% developed and inactive since 2005
. Pelican Marsh PUD/DRI (80 acres/295,800 sq. ft. of C-1 through C-4 offices within this
larger "activity center", with 26,000 sq. ft. dedicated to medical offices) in the northwest
and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75
mile north at the Vanderbilt Beach - Airport intersection] - 65% developed and inactive
since 2007 (153,151 sq. ft. by 2004; 190,695 sq. ft. by 2006)
. Pine Air Lakes PUDIDRI (104.29 acres/75,OOO sq. ft. of C-1 through C-3 "office" uses)
in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples
Boulevard - Airport intersection] - 40% developed and inactive since 2007 (13.489 sq.
ft. by 2003; 29.489 sq. ft. by 2006)
Source: June, 2008 Planned Unit Development (PUD) Master List
(prepared and maintained by the Collier County Engineering
-6-
Department) and individual PUD monitoring reports.
'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are
commercial components of the Future Land Use Element and are counted toward the inventory
of land available for development, even if they are not yet zoned commercial. The six
developments listed here are located within one mile of the subject property and approved for
no less than 537,879 of gross leasable area (GLA) C-1 through C-3 uses. 220,184 sq. ft were
developed by 2006, leaving 317,686 sq. ft. yet to be developed. The proportion that is
developed or will be developed in identifiably C-1 uses has not been determined. Records do
report, however, that the larger area encompassed by the North Naples and Urban Estates
Planning Communities presently supply an inventoried 116,674 developed GLA(C-1 only).
Supplemental Adoption Data & Analvsis - Commercial Demand Analvsis
At the direction of the County Board, the firm of Fraser and Mohlke Associates, Inc. prepared a
Market-Conditions Studv analyzing market conditions influencing development of the CP-2006-7
subject property.
This July 2008 analysis proVides an overall context within the North Naples and Urban Estates
Planning Communities for assessing the basic office and service needs of the emerging
population within an area beginning at the Gulf of Mexico shoreline, extending easterly along
the Lee-Collier County line to Collier Boulevard (CR 951), then the boundary turns south to run
generally Collier Boulevard to Green Boulevard, then turns west to run generally along Green
Boulevard, then Pine Ridge Road, to the Gulf, then north along the shoreline to complete the
boundary - the "North Collier" project area. This project area geographically encompasses the
primary market area selected for study and uses Collier County population estimates, growth
projections and land-use inventories measured and reported by Planning Community. The July
study reported:
The Market-Conditions Study utilized land-use data from the 2007 Collier County Commercial
Land-Use Inventory to document the need for new commercial offices and personal and
business services in the studied North Collier area. The inventory indicated commercial office
space and, personal and business services buildings with floor areas totaling 110,069 square
feet are located along the 2-mile Airport Road corridor, approximating one-seventh the 754,066
square feet of all commercial space recorded for the entire North Collier project area.
. This project market area is forecasted to grow 23.3 percent from 91,886 persons in 2005
to 113,321 persons in 2015 - an increase of 21,435 persons, based on June, 2008
estimates and projections provided by the County's Comprehensive Planning
Department. Forecasting projects another 11,693 people will move into the area by
2020, for a population of 125,014. Another 7,858 people are projected to move into
the area by 2030, for a population of 132,872.
. The steady escalation of demand for office-building space in North Collier County,
reflective of the area's population increases, is leading to an increasing demand for and
supply of available office space within the well-defined Primary Trade Area for the
proposed Italian-American Club Subdistrict. [Summary of Findings section]
. The visibility and viability of the Italian-American Club site is enhanced significantly by
additional traffic seeking access to the adjacent Headquarters Library and county-
government services provided at the North Collier Government Center that generates
- 7-
additional traffic of as many as 12,000 vehicle trips passing by the present location of the
Italian-American Club during an average business day, Monday through Friday.
[Summary of Findings section]
. Assuming a countywide absorption of 62,563 square feet annually for the period 2000 -
2010, a normal 5% vacancy rate may be achieved in 36 months or less for new office
buildings located in the primary area surrounding the Italian-American Club. [Summary
of Findings sectionJ
. Office space needed to accommodate workers in service occupations that are
forecasted to be employed in the project area by 2030 will require that a total of 410,496
square feet of freestanding office space will be needed to accommodate future service
workers only, significantly greater than existing office space availability. [Summary of
Findings section]
The Fraser and Mohlke Associates study recommended:
. The expansion plans of accounting professionals, financial institutions, insurance
carriers, legal services, nursing & home-health care services, real estate brokers,
security brokers and other professional services close to the present Italian American
Club should be evaluated to encourage their relocation to a highly-visible, free-standing
office building at a high-traffic location like (this) site. [Recommendations section]
. The site also recommends itself as an appropriate site for an array of Conditional Uses:
Schools, recreational facilities, social and fraternal organizations, day care centers, and
convalescent and rehabilitation centers. [Recommendations section]
. A plan should be developed that will, at a minimum, anticipate the response(s) of those
living in adjacent neighborhoods to proposed commercial development on the Italian-
American Club site, and address neighborhood concerns likely to be expressed at public
hearings held to consider a future zoning application. [Recommendations section]
. Special attention should be given to the professional service needs of residents of the
Carlisle, an upscale retirement community adjacent to the Italian-American Club site,
that would be well served by a cadre of accounting, financial, insurance, legal, and other
professional located in an easily-accessible office building next door to them.
[Recommendations section]
Demand Analvsis and Findinos
Staff used this unique opportunity to compare and contrast the market studies prepared for both
Transmittal and Adoption, and for both Subdistricts (CP-2006-7 and CP-2006-B). While a
portion of each study is similar to the others, they were each different from one another in their
approach, methodology and results. We found variations and differences within and among the
analyses prepared for these Subdistrict proposals, but concluded these differences do not
approach substantial inconsistencies.
Certain findings summarized by the Market-CDnditions Study have been discounted because
they appear to represent characterizations or estimations which could not be verified with
standard cross-referencing, e.g., while population is projected to grow by just 6.2% during out-
years 2020 to 2030, demand for offices and services grows by 64.1 %; and, the assumed
-8-
absorption rate has likely flattened recently and a "normal" vacancy rate is no longer indicative
of actual vacancies. Such observations place an understandable amount of uncertainty in both
these studies and the local economy itself.
No one study however, negates or reverses the assumptions or findings of another. When
taken as a whole, the market analyses provide sufficient support for additional offices and
services in the market. Provided below are selected figures to assist in this inter-study
comparison.
The market area chosen to support one Subdistrict was smaller than the area studied for the
other: one studying the smaller customer base, the other considering a larger employee
commute-time area.
Present inventories of developed and developable floor space available for C.1 offices and
services are reported to be just over 110,000 square feet in the smaller market area to more
than 10 Million square feet in the larger area studied. The smaller figure reflects solely the
amount of office space inventoried in C-1 Zoning Districts. The larger figure correlates more to
the amount of floor space available for C-1 offices and services throughout the range of
commercial designations and planned unit developments. Although these measurements would
not appear to represent actual office space, one is a proportional subset of the other, and both
reasonably correlate with their Transmittal counterparts.
Population forecasts for one Subdistrict were comparatively similar short-term (the present to
2020), with both market areas growing between 24% and 29%; but long-range growth
projections notably diverge from one another. The smaller-area customer-based forecast
flattens out to just over 6% growth for 2030, while the larger-area employee-based forecast
inflates by another 24% in the same periOd of time. This spread might be explained in part, as
the result of the employment model accounting for office employees working in the area who do
not reside in the area, and of employment growth not being a flatline projection.
When comparing a demand model based directly on population growth with a supply model
based on an employment-demand corollary, we find a steadily growing demand for offices and
services nearly meeting all future demand. A proportionally-greater supply of employment
opportunities is available to accommodate the influx of office and service workers until the
relationship between workers needed and workers employed reaches a nearly 1:1 ratio in the
future. This overabundance of floor space available for office and service employment raises
some concern, and begs the question: Is a real demand for additional offices and services
sufficiently demonstrated? One market study contends that this is the case. A sufficient amount
of office space needs to be available for those seeking to occupy or work there. This approach
produced figures consistently greater than those produced from the demand model, so the
smaller figures are an acceptable baseline.
The County uses a ten-year planning timeframe, with the horizon presently at 2016. Even if we
advance this timeframe to reasonably account for passing time, sufficient demand for offices
and services should be substantiated from an analysis by 2018 [or 2020, as figures are
generally provided in five-year increments]. If sufficient need for the proposed land use cannot
be ascertained until a considerably later date, then approval of the land use change is plainly
premature.
Limiting consideration to within this planning timeframe, it can reasonably be concluded: The
smaller market area can absorb no more than another 85,000 square feet of offices and
.9-
services. By 2020, just 48,000 more square feet will be needed [133,000 cumulative sq.ft.] to
meet market demand. Longer-term projections were considered to be unreliable indicators.
The figures increase to approximately 135,150 and 58,560 square feet, respectively, [193,710
cumulative sq.ft.] for allocating office space in order to serve the employment needs of the larger
area studied.
Neiqhborhood Information Meetinq Svnopsis
A supplemental Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F
was conducted August 7, 2008, after the agent/applicant duly noticed and advertised the
meeting.
Five people attended the supplemental NIM, held in the Naples Italian American Club
clubhouse, and heard the following information:
The subject property has been used as a club facility for a fraternal organization since the early
1970s. The petitioner proposes to replace the existing clubhouse with new construction, and
construct a maximum of 34,000 square feet of building area for offices and personal services
typically found in the C-1 Zoning District.
The southerly abutting five-acre property was mentioned as anDther GMPA proposal for creating
a commercial office, commercial use and, personal and business services subdistrict.
Discussion took place about the potential intensity of offices and personal and business service
land uses.
More discussion surrounded traffic concerns, as the subject property is located at the Airport -
Orange Blossom intersection.
Petitioner's agent explained that addressing these problems includes contributing to the costs of
intersection improvements at Airport and Orange Blossom.
[Synopsis prepared by C. Schmidt, AICp, Principal Planner]
STAFF RECOMMENDATION: That the CCPC forward petition CP-2006-7 to the BCC with a
recommendation to adopt as revised in the double-underlined portions of the provision language
below, and transmit to DCA. Also refer to pages 22-24, below for the staff-preferred alternative
recommendation to forward petition CP-2006-7 to the BCC with a recommendation to adopt a
combined CP-2006-7 and CP-2006-8 as a single Subdistrict, and transmit to DCA.
[sinqle underline denotes added text, as approved for Transmittal by BCC;
double underline/sllwsls stril\s U'lFlil denotes staff recommended changes at Adoption]
C. Urban Commercial District
11. Italian American Plaza and Clubhouse Commercial Subdistrict
[Page 63]
This Subdistrict consists of approximatelv 5 acres and is located on the southwest corner of
Oranqe Blossom Drive and Airport Road. This Subdistrict allows for existinq institutional uses,
-10-
such as the Italian American Club clubhouse. future institutional uses for a school. and limited
commercial. professional and aeneral offices. and similar uses to serve the nearbv communitv.
Development intensitv for this Subdistrict shall be limited to a maximum of 2lH1QQ 34 000
sauare feet of aross leasable area for financial institutions. schools. professional. medical and
aeneral offices. and personal and business services as allowed bv riaht and bv conditional use.
and a maximum of 20.000 sauare feet for the clubhouse facilitv. all of which uses are allowed in
the C-1 Zonina District. as identified in the Collier Countv Land Development Code. Ordinance
No. 04-41. as amended. Uses will be further evaluated at the time of rezonina to ensure
compatibilitv with surroundina properties. The development of this Subdistrict shall be aoverned
bv the followina criteria:
a. Rezones are encouraaed to be in the form of a Planned Unit Development and must
contain development standards to ensure that all 88F1Ul'lereiel uses will be compatible
with neiahborina residential and institutional uses.
b. Pedestrian interconnections to access properties immediatelv to the south and tD the
west must be pursued bv the propertv owner, and incorporated into the overall site
desian.
c. Vehicular interconnection with propertv immediatelv to the south is reauired. particularlv
to provide southbound traffic direct earess onto Airport Road. Traffic and parkina areas.
buildinas and structures. landscape bufferina and open areas. and other uses shall be
desianed in a manner that does not impede or interfere with access from the adiacent
propertv to the south to minimize the impacts on the surroundina street svstem.
d. An Granae Blossom Drive-Airport Road intersection improvements plan must be
approved prior to anv develDPment order approval and. construction per the approved
plan must be completed prior to the issuance of anv certificate of occupancv. The
subiect propertv cannot be issued certificates of occupancv until the propertv owner
enters into a Development Contribution Aareement with the Collier Countv Board of
Countv Commissioners to pav a proportionate share of the cost of improvements to
Oranae Blossom Drive. which is scheduled to fail inside the 5-vear plannina period. and
the cost of improvements to the intersection of Oranae Blossom Drive and Airport RDad,
as mitiaation for their impacts to the intersection and the local street network.
e. Discontinuina anv use of. and phvsicallv c1osina-Dff. the existina easternmost vehicular
access drive onto Oranae Blossom Drive must be completed bv the propertv owner
before a certificate of occupancv can be issued for anv further development or
redevelopment of the site.
f. All principal buildinas shall be set back a minimum of one (1) foot from the Subdistrict
boundaries for each foot of buildina heiaht.
g. Development within the Subdistrict shall have common site. sianaae and buildina
architectural elements. includina on-site directional sians assistina motorists toward
southbound earess onto Airport Road.
h.
The intensitv of uses within the Subdistrict shall be limited bv the maximum ~iD
Generation eauivalent to 171 total PM peak net new trips as enumerated bv the R
Transportation Consultants Inc Traffic Impact Statement dated Julv 21 2008
- 11 -
(Intentionally left blank)
- 12-
Policy 1.1
[Page 12]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
C. URBAN - COMMERCIAL DISTRICT
11. Italian American Plaza and Clubhouse Commercial Subdistrict
· add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts.
FUTURE LAND USE MAP SERIES
Italian American Plaza and Clubhouse Commercial Subdistrict
[added next in order]
· include a new inset map depicting the Subdistrict, in addition to revision to the Countywide
FLUM. Do NOT number the inset map, only provide map title.
I. URBAN DESIGNATION
Italian American Plaza and Clubhouse Commercial Subdistrict
[Page 27]
. add name of that inset map in FLUE text where various Subdistricts that allow non-
residential uses are listed (in FLUE, Urban Designation, l(b)(12), p. 27).
FUTURE LAND USE MAP SERIES
Italian American Plaza and Clubhouse Commercial Subdistrict
[Page 124]
. add name of that inset map in the FLUE where FLUM Series is listed.
A SECOND ALTERNATIVE, preferred, agreeable to both petitioners, and still
recommended by staff is that these two petitions be combined into a single Subdistrict
comprised of a northerly and a southerly 'parcel'. The requested uses and square footage for
each parcel could remain the same as recommended in staff's alternative Adoption text
appearing below, under CP-2006-08, including the clubhouse use and square footage for the
subject site. However, use intensity for both tracts would be limited to C-1 - those uses most
often associated with non-retail neighborhood services.
PROPOSED AMENDMENT
C. PETITION CP-2006-8
Petition requesting an amendment to the Future Land Use Element (FLUE) and Future
Land Use Map (FLUM) and Map Series, to change the Urban Residential Subdistrict
designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in
the Urban Commercial District, for up to 40,000 square feet of gross leasable area for
financial institutions, professional, medical and general offices, adult and child day care,
- 13-
personal and business services, and senior housing in the form of an Adult Living Facility
andlor Continuing Care Retirement Center, or other similar housing for the elderly,
consistent with the General Office (C-1) Zoning District of the Collier County land
Development Code, for property located on the west side of Airport Road, approximately
330 feet south of Orange Blossom Drive and immediately to the south of the Italian
American Club, in Section 2, Township 49 South, Range 25 East, consisting of 5:1: acres.
[Coordinator: Corby Schmidt, AICP, Principal Planner]
TRANSMITTAL HEARING
STAFF RECOMMENDATION: Not to transmit to DCA, for reasons stated in the Transmittal staff
report. The Transmittal staff report is located in the CCPC binder behind the petition number tab
immediately preceding the petition itself.
The petitioner's agent proposed revisions to CP-2006-8 during their March 17, 2008 oral
presentation to the CCPC.
CCPC RECOMMENDATION AND COMMENTS: That the BCC approve petition CP-2006-8 for
transmittal to DCA (vote: 7/0) subject to text revisions in Exhibit "A" and the following:
(1) Vehicular interconnection is required between the subject property and the property
located adjacently north;
(2) Prior to adoption hearings, prepare and submit to staff a unified analysis, design,
funding and construction plan for Orange Blossom Drive-Airport Road intersection
improvements. Such plan must be approved prior to any development order approval
and construction per the approved plan must be completed prior to any certificate of
occupancy;
(3) Prior to adoption hearings, prepare and submit to staff new data and analysis,
including a Market Conditions Study and a Comparative Traffic Analysis consistent with
the revised amount, intensity and types of uses allowed;
(4) Revise language to the Subdistrict provision, to reflect changes presented by the
applicant's agent and as made part of this motion, including staff clarification (as it now
appears below); and,
(5) Properly reference the Collier County land Development Code where discussing
adult living facilities, assisted care living facilities, and other similar facilities (as it now
appears in the single-underlined portions of the provision language on pages 20-21,
below).
There were no speakers.
BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 4/0).
DCA ORC Report Objection:
See entry above, under petition CP-2006-7.
- 14-
ADOPTION HEARING
Post-Transmittal Modifications
Since the BCC approved transmittal of CP-2006-8 to the DCA, the petitioner has proposed:
. Increasing the maximum office square footage allowed from 12,000 to 40,000 square
feet;
. Adding "adult and child day care" (uses already allowed under the present FLUM
designation) to the non-office uses listed in Subdistrict provisions;
. Introducing an equivalency measure (as revised by staff) by stating in the Subdistrict
provisions, "The intensity of uses within the Subdistrict shall be limited by the maximum
Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the TR
Transportation Consultants, Inc. Traffic Impact Statement dated July 21, 2008";
. Introducing an equivalency measure (as revised by staff) by stating in the Subdistrict
provisions, "The intensity of uses within the Subdistrict shall be limited by the maximum
Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the TR
Transportation Consultants, Inc. Traffic Impact Statement dated July 21,2008";
.. .CDmprehensive Planning staff has proposed:
. Striking the term "commercial" from Subdistrict provision "a" stating, .....and must contain
development standards to ensure that all commercial uses will be compatible.. .";
inserting the term "general" where listing office types;
. Adding the parenthesized "(3)" following the word "three" in Subdistrict provision "e" to
ensure a consistent formatting style, and;
.. .and, County Attorney staff has proposed:
. Introducing the clause "the cost of' to the Subdistrict prOVIsions, "... to pay a
proportionate share of the cost of improvements to Orange Blossom Drive, which is
scheduled to fail inside the 5-year planning period, and the cost of improvements to the
intersection. ..", and;
. Replacing the term "adjacently" with "immediately to the" wherever it describes a
neighboring property such as, .....to access properties immediately to the south..."
throughout.
.. .all as now appearing on pages 20-21, below.
Supplemental Adoption Data & Analvsis - Traffic CapacitylTraffic Circulation Analysis
The firm of TR Transportation Consultants, Inc. conducted a Traffic Impact Statement which was
submitted July 21, 2008 for considering Adoption review of this petition, including updated
analyses provided supplemental to the initial Growth Management Plan Amendment petition.
- 15-
The subject property is located approximately 330 feet south of the intersection of Airport Road
and Orange Blossom Drive and proposes 40,000 square feet of office space. The proposed
maximum intensity for the Airport/Orange Blossom Subdistrict is divided as follows:
General Office Uses
Medical Office Uses
Drive-In Banking Facility
6,000 sq.ft.
30,000 sq.ft.
4,000 sq.ft.
Levels of Service determinations were made based on Peak Hour, Peak Direction Service
Volumes presented in the AUIR. Proposed offices and personal and business services uses
would produce 2,222 daily gross new trips (2-way) and 295 PM Peak Hour gross new trips.
Collier County allows for a maximum pass-by traffic reduction - for vehicles already traveling on
the adjoining roadway system - of fifty percent (50%) for bank uses. Applying this pass-by
allowance produces 1,729 daily gross new trips (2-way) and 203 PM Peak Hour gross new trips.
All proposed uses will be limited to this 203 trip figure via the equivalency measure controlling
intensity, stated above and appearing in the Subdistrict provisions. This limitation will be
incorporated into the (PUD) rezone ordinance, then applied each time an SDP or other
development order is issued.
(In contrast, these traffic generation figures differ from those considered in the original proposal
for 50,000 square feet of office and retail space - producing 901 daily gross new trips (2-way)
and 90 PM Peak Hour gross new trips.)
Policy 5.1 of the Transportation Element of the GMP states, "[t]he 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 or if it impacts an adjacent roadway segment that
is deficient, 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 planning period, unless specific mitigating stipulations are also approved.
Traffic analyses to determine whether a petition or application has significant project impacts
shall use the following to determine the study area:
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. "
The Collier County Transportation Planning Department reviewed the updated Traffic Impact
Statement and provided the following comments:
"Transportation staff has reviewed GMPA CP-2006-8, Airport/Orange Blossom
Commercial Subdistrict, and can recommend that the GMPA petition be found consistent
with policy 5.1 of the Transportation Element of the GMP. Although this project
contributes to failure of the Orange Blossom DrivelAirport Road intersection, the
adjacent roadway network has sufficient capacity on the first link to accommodate this
- 16-
project throughout the five-year planning period. Please note that the first link is not
significantly impacted (below 2% of the service volume). The applicant has
proposed mitigation in the form of proportionate share payment for improvements that
will be required to the Orange Blossom Drive/Airport Road intersection. The
proportionate share payment will be determined and required as a result of application
for a development order (i.e. SDP, PPL) on this parcel."
CP-2006-8 is not the only GMP amendment proposed where commercial offices and personal
and business services development introduces unplanned traffic onto Airport Road, or into the
intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE (06-8
and 06-7) are experiencing difficulty accessing the adjacent roadway network that has
insufficient capacity to accommodate the projects throughout the five-year planning period. The
BCC required the following from the petitioner:
,/ Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding
and construction plan for Orange Blossom Drive-Airport Road intersection
improvements. Such plan must be approved prior to any development order approval
and construction per the approved plan must be completed prior to any certificate of
occupancy.
,/ Prior to adoption hearings, prepare and submit to staff new data and analysis, including
a Market Conditions Study and a Comparative Traffic Analysis consistent with the
revised amount, intensity and types of uses allowed.
The BCC also acted to make the following entry part of the Subdistrict provisions in the FLUE.
. An Orange Blossom Drive-Airport Road intersection improvements plan must be
approved prior to any development order approval and, construction per the approved
plan must be completed prior to the issuance of any certificate of occupancy. The
subject property cannot be issued certificates of occupancy until the property owner
enters into a Development Contribution Agreement with the Collier County Board of
Commissioners to pay a proportionate share of improvements to Orange Blossom Drive,
which is scheduled to fail inside the five-year planning period, and the intersection of
Orange Blossom Drive and Airport Road, as mitigation for their impacts tD the
intersection and the local street network.
Comprehensive Planning staff is not in the practice of recommending that mitigating stipulations
be approved to accommodate unplanned development. Nonetheless, these specific stipulations
were made part of the decision to Transmit CP-2006-8 to DCA.
Commerciallnventorv and Development Trends
A trend toward commercial offices and personal and business services development is evident
in the area immediately surrounding the proposed Subdistrict. Plus, offices and personal and
business services activities are evident at a more-distant radius' planning area from the
proposed Subdistrict, as follows:
· Longview Center PUD (14.73 acres/70,000 sq. ft. of C-1 through C-3 office uses [@
70,000 sq. ft.l10 acre] and, a portion of the 73,500 sq. ft. of C-1 through C-3 commercial
- 17-
uses & services [@ 5,000 sq. ft./acre]) in the Orange Blossom Mixed Use Subdistrict
[immediately east] -100% undeveloped and inactive since 2003 approval
. Buckley Mixed Use PUD (22.84 acres/97,070 sq. ft. of C-1 through C-3 medical &
general office uses [@ 4,250 sq. ft./acre] and, a portion of the 74,230 sq. ft. of C-1
through C-3 commercial uses & services [@ 3,250 sq. ft./acre]) in the Buckley Mixed
Use Subdistrict [0.125 mile north] - 100% undeveloped and inactive since 2005 approval
. Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acresla pDrtion
of the 72,000 sq. ft. of C-1 through C-3 -type commercial uses, categorized by SIC
codes only) in the southwest quadrant of the Mixed Use Activity Center Subdistrict
(MUAC 11) [0.50 mile north at the Vanderbilt Beach - Airport intersection] - 100%
developed by 2004
. Vineyards PUD/DRI (75.86 acres/a portion of 600,000 sq. ft. of C-1 through C-4 -type
uses within this "retail and interchange commercial" development) in the southeast
quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the
Vanderbilt Beach -Airport intersection] - 75% developed and inactive since 2005
. Pelican Marsh PUD/DRI (80 acres/295,800 sq. ft. of C-1 through C-4 offices within this
larger "activity center", with 26,000 sq. ft. dedicated to medical offices) in the northwest
and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75
mile north at the Vanderbilt Beach - Airport intersection] - 65% developed and inactive
since 2007 (153,151 sq. ft. by 2004; 190,695 sq. ft. by 2006)
. Pine Air Lakes PUD/DRI (104.29 acres/75,000 sq. ft. of C-1 through C-3 "office" uses)
in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples
Boulevard - Airport intersection] - 40% developed and inactive since 2007 (13,489 sq.
ft. by 2003; 29,489 sq. ft. by 2006)
Source: June, 2008 Planned Unit Development (PUD) Master List
(prepared and maintained by the Collier County Engineering
Department) and individual PUD monitoring reports.
'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are
commercial components of the Future Land Use Element and are counted toward the inventory
of land available for development, even if they are not yet zoned commercial. The six
developments listed here are located within one mile of the subject property and approved for
no less than 537,879 of gross leasable area (GLA) C-1 through C-3 uses. 220,184 sq. ft were
developed by 2006, leaving 317,686 sq. ft. yet to be developed. The proportion that is
developed or will be developed in identifiably C-1 uses has not been determined.
Supplemental Adoption Data & Analvsis - Commercial Demand Analysis
At the direction of the CDunty Board, the firm of Fishkind & Associates, Inc. prepared an Office
Needs Analysis analyzing market conditions influencing development of the CP-2006-8 subject
property.
This June 2008 analysis provides an overall context within the project area for assessing the
basic office and service needs of the emerging population within an area extending from
approximately two miles to nearly eight miles from the subject property - generally extending to
- 18-
one mile north of the Lee-Collier County line (N), beyond Collier Boulevard (E), beyond Davis
Road (S), and beyond US 41 (W). The market area is defined by a 20-minute or less commute
time. The June study reported:
The Office Needs Analysis utilized land-use data from the 2007 Collier County Commercial
Land-Use Inventory combined with a Census-based employment conversion factor to document
the need for new commercial offices and personal and business services in the project area.
The inventory indicated commercial office space and, personal and business service properties
totaling more than 10 Million square feet on 1,821 acres are located within the studied area.
. A supply of 1,821 acres (in aggregate) are currently available for commercial office and,
personal and business services land in the market area - while only 458 of these 1,821
acres comprise approximately 2.5 MilliDn sq. ft. of existing commercial offices and
services. The remaining 1,363 acres are developed but stand vacant, or with
development potential for another 7.6 Million sq. ft. {Table 2.1.1J
. The project market area is forecasted to grow 29.6 percent from 192,944 persons in
2008 to 250,087 persons in 2020 - an increase of 57,143 persons, based on June,
2008 estimates and projections provided by the County's Comprehensive Planning
Department. Another 60,351 people are projected to move into the area by 2030, for a
population of 310,438.
An allocation ratio is applied which aggregates commercial land supply to compare with
demand. This ratio between workspace and workers diminishes from a 1.59 relationship in
2008, to 1.22 in 2020, then to 0.99 in 2030 - when supply and demand reaches equilibrium.
The consultant explains that a desirable allocation ratio is below 2.0. [Demand for Commercial
Office Space section and Table 2.2.4J
. All employment in the project market area is projected to increase a corresponding 29.6
percent from 83,383 persons in 2008 to 108,078 persons in 2020 - an increase of
24,695 persons. Another 26,081 people are projected to work in the area by 2030, for a
total projected employment of 134,159. {Total workforce calculated as a fixed 43.2% of
population.} [Table 2.2.1J
These employment figures are allocated further-by-industry to represent workers employed only
in information services, finance and insurance, real estate, professional services and public
administration industry sectors, producing the following results:
. Office and, personal and business service emplDyment in the project market area is
projected to increase a corresponding 29.6 percent from 18,168 persons in 2008 to
23,548 persons in 2020 - an increase of 5,380 persons. Another 5,685 people are
projected to work in the area by 2030, for an office and services projected employment
of 29,232. [Office and services workforce calculated as a fixed 9.4% of population, or,
21.7% of total workforce.J [Table 2.2.2J
A workspace allocation ratio is then applied to the number of people employed in these
occupations, to ensure a sufficient supply of land is available.
. There is demand for office space and services from an emerging population within a
project area extending from approximately two miles to nearly eight miles defined by this
20-minute commute time - estimating that 10.1 Million square feet will be needed to
accommodate this demand by 2030.
- 19-
The Fishkind & Associates analysis reported:
. This market estimates a present surplus of 3,727,427 to 3,735,067 sq. ft. of office and,
personal and business services space. [Table 2.2.4J
. This market projects a surplus of 1,841,918 to 1,852,067 sq. ft. of office and, personal
and business services space by 2020. [Table 2.2.4J
. This market eventually produces demand for an additional 137,333 to 149,431 sq. ft. of
office and, personal and business services space on an additional 27.5 acres by 2030.
[Table 2.2.4J
The analysis concluded:
. There is not a reasonable degree of flexibility in the market's ability to accommodate
future office demand. The 2030 office allocation ratio of 0.99 indicates the tight
relationship between the demand for, and the supply of, office space in the future. Any
ration belDW the minimum desired level of 2.0 warrants the addition of new office land to
the market. The proposed commercial components of this project are designed to serve
the community and neighborhood demand for commercial space. The location provides
the access and visibility that are required for this type of development. [Conclusions,
section 3. OJ
. The under-allocation of suitable office property supports the need for the additional office
acreage. [Conclusions, section 3. OJ
Demand Analvsis and Findinas
See above, under petition CP-2006-7.
Neiahborhood Information Meetina Synopsis
A supplemental Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F
was conducted August 8, 2008, after the agent/applicant duly noticed and advertised the
meeting.
Four people attended the NIM, held in the North Collier Government Services Center. However,
the applicants' agent was not present, nor was the applicant. Therefore, another supplemental
NIM is scheduled for August 28, 2008. The synopsis could not be prepared before the
remainder of this staff report, and will provided at the CCPC hearing.
[Synopsis prepared by C. Schmidt, AICp, Principal PlannerJ
STAFF RECOMMENDATION: That the CCPC forward petition CP-2006-8 to the BCC with a
recommendation to adopt as revised in the double-underlined portions of the provision language
below, and transmit to DCA. Also refer to pages 22-24, below for the staff-preferred alternative
recommendation to forward petition CP-2006-8 to the BCC with a recommendation to adopt a
combined CP-2006-7 and CP-2006-8 as a single Subdistrict, and transmit to DCA.
- 20-
[sinole underline denotes added text, as approved for Transmittal by BCC;
double underline/slll.lBIB etFillB l"'rlol denotes staff recommended changes at Adoption]
C. Urban Commercial District
12. Airport/Oranae Blossom Commercial Subdistrict
[Page 63]
This Subdistrict consists of approximatelv 5 acres and is located on the west side of AirPDrt
Road. approximatelv 330 feet south of the intersection of Airport Road and Oranoe Blossom
Drive. This Subdistrict allows for limited commercial. professional and oeneral offices. and
similar uses. alono with housino for the elderlv.
Development intensity for this Subdistrict shall be limited to a maximum of 12,999 40000
sauare feet of aross leasable area for financial institutions. professional. medical and aeneral
offices. adult and child day care Ell'lEI personal and business services as allowed bv riaht and bv
conditional use. and senior housina in the form of an assisted livino facilitv. continuino care
retirement center. or other similar housino for the elderlv. all of which uses are allowed in the C-
1 Zonino District. as identified in the Collier County Land Development Code, Ordinance No. 04-
41. as amended. Uses will be further evaluated at the time of rezonina to ensure compatibilitv
with surroundino properties. Anv senior housina facilitv is not subject to this sauare footaae
limitation but must meet all other provisions in the Land Development Code. Ordinance No. 04-
41. in effect as of the effective date of this amendment. The development of this Subdistrict
shall be aoverned bv the followina criteria:
a. Rezones are encouraaed to be in the form of a Planned Unit Development and must
contain development standards to ensure that all ilBIl'IIl'IBr8iel uses will be compatible
with neiahborino residential and institutional uses.
b. Pedestrian interconnections to access properties immediatelv to the south, west. and
north must be pursued bv the property owner. and incorporated into the overall site
desian.
c. Vehicular interconnection with property immediatelv to the north is reauired. particularlv
to provide eastbound traffic direct earess onto Granae Blossom Drive. Traffic and
parkino areas. buildinos and structures. landscape bufferino and open areas. and other
uses shall be desioned in a manner that does not impede or interfere with access from
the adiacent property to the north to minimize the impacts on the surroundina street
system.
d. An Oranae Blossom Drive-Airport Road intersection improvements plan must be
approved prior to any development order approval and. construction per the approved
plan must be completed prior to the issuance of any certificate of occupancy. The
subiect property cannot be issued certificates of occupancy until the property owner
enters into a Development Contribution Aoreement with the Collier County Board of
County Commissioners to pay a proportionate share of the cost of improvements to
Oranoe Blossom Drive. which is scheduled to fail inside the 5-vear plannino period, and
the cost of imorovements to the intersection of Granoe Blossom Drive and Airport Road.
as mitiaation for their impacts to the intersection and the local street network.
e. All principal buildinas shall be set back a minimum of one (1) foot from the Subdistrict
boundaries for each foot of buildina hejohl. with a minimum setback of fifteen (15) feet.
- 21-
Commercial. professional and oeneral offices, and other uses shall be limited to three (31
stories.
f. Development within the Subdistrict shall have common site, siqnaqe and buildino
architectural elements. includinq on-site directional sions assistinq motorists toward
northbound eqress onto Oranqe Blossom Drive.
g. The intensitv of uses within the Subdistrict shall be limited bv the maximum Trip
Generation equivalent to 203 total PM oeak net new trios as enumerated bv the TR
Transoortation Consultants Inc Traffic Imoact Statement dated Julv 21 2008
Policy 1.1
[Page 12]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
C. URBAN - COMMERCIAL DISTRICT
12. Airport/Orance Blossom Commercial Subdistrict
. add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts.
FUTURE LAND USE MAP SERIES
Airport/Orance Blossom Commercial Subdistrict
[added next in order]
. include a new inset map depicting the Subdistrict, in addition to revision to the Countywide
FLUM. Do NOT number the inset map, only provide map title.
I. URBAN DESIGNATION
Airport/Orance Blossom Commercial Subdistrict
[Page 27]
. add name of that inset map in FLUE text where various Subdistricts that allow non-
residential uses are listed (in FLUE, Urban Designation, l(b)(12), p. 27).
FUTURE LAND USE MAP SERIES
[Page 124]
Airport/Orance Blossom Commercial Subdistrict
. add name of that inset map in the FLUE where FLUM Series is listed.
A SECOND ALTERNATIVE, preferred, agreeable to both petitioners, and still
recommended by staff is that these two petitions be combined into a single Subdistrict
comprised of a northerly and a southerly 'parcel'. The requested uses and square footage for
each parcel could remain the same as recommended in staff's alternative AdDption text
appearing below, including the clubhouse use and square footage for the northerly tract.
- 22-
However, use intensity for both tracts would be limited to C-1 - those uses most often
associated with non-retail neighborhood services.
The initial CP-2006-7 and CP-2006-8 petitions were for two side-by-side five-acre properties.
Staff recommended that the two small properties be combined into one, more manageable
Subdistrict. Although this single ten-acre Subdistrict version was not transmitted to DCA, it
remains part of staff's recommendation. Since Transmittal, all involved parties have worked
together to craft provisions for the combined Subdistrict which accurately capture elements of
each individual property and the overall acreage.
STAFF PREFERRED RECOMMENDATION: That the CCPC forward the 2006 cycle GMP
amendments (petitions CP-2006-7 and CP-2006-8) to the BCC with a recommendation to adopt
- with the modifications prepared since Transmittal hearings, including combining the two into a
single Subdistrict, as noted in this staff report - and transmit to DCA.
rsinele underline denotes added text, as approved for Transmittal by BCC;
double underlineiilswllls strilis ttlrlj denotes staff recommended changes at Adoption]
C. Urban Commercial District
11. Oranae Blossom/Aircort Crossroads Commercial Subdistrict
[Page 63]
This Subdistrict consists of two oarcels comorisine aooroximatelv 10 acres and is located on the
southwest corner of Oranoe Blossom Drive and Airoort Road This Subdistrict allows for
existino institutional uses such as the Italian American Club clubhouse future institutional uses
for a school. and limited commercial orofessional and General offices. and similar uses to serve
the nearby community alone with senior hDUsinG in the form of an Assisted livinG Facilitv
ContinuinG Care Retirement Center or other similar housine for the elderlv
Develooment intensity for this Subdistrict shall be limited to a maximum of 74 000 SGuare feet of
Gross leasable area for financial institutions schools orofessional medical and General offices
adult and child day care oersonal and business services and a maximum of 20 000 scuare feet
for the clubhouse facilitv all of which uses are allowed bv richt or bv condition~1 use in the C-1
Zoninc District as identified in the Collier County Land Develooment Code Ordinance No 04-
41 as amended Uses will be further evaluated at the time of rezonine of each Darcel to ensure
comoatibilitv with surroundinG orooerties Anv senior housinG facilitv is not subiect to this
scuare footace limitation but must meet all other orovisions in the Collier County Land
Develooment Code Ordinance No 04-41 in effect as of the effective date of this amendment
The develooment of this Subdistrict shall be Governed bv the followinc criteria'
a. Rezones are encouraced to be in the form of a Planned Unit Develooment and must
contain develoDment standards to ensure that all uses will be comoatible with
neiGhborine residential and institutional uses
h. An Orance Blossom Drive - Airoort Road intersection imorovements olan must be
aooroved orior to any develooment order aooroval and construction oer the aooroved
olan must be comoleted Drior to the issuance of any certificate of occuoancv Either
Darcel of the subiect orooertv cannot be issued certificates of occuoancv until the
Drooertv owners enter into a Develooment Contribution Acreement with the Collier
County Board of County Commissioners to Day a Drooortionate share of the cost of
imorovements to Oranoe Blossom Drive which is scheduled to fail inside the 5-vear
- 23-
olannina oeriod and the cost of imorovements to the intersection of Oranae Blossom
Drive and Airoort Road as mitiaation for their imoacts to the intersection and the local
street network
c.. All orincioal buildinas shall be set back a minimum of one (1) foot from the Subdistrict
boundaries for each foot of buildina heiaht
li Parcel 1
This aooroximatelv 5-acre oarcel is located on the southwest corner of Oranae Blossom
Drive and Aircort Road This oarcel is limited to a maximum of 34 000 sauare feet of aross
leasable area for financial institutions schools orofessional medical and aeneral offices
and oersonal and business services in addition to a maximum of 20 000 SDuare feet for the
clubhouse facilitv Parcel 1 is aoverned bv the additional followina criteria'
i Pedestrian interconnections to access Parcel 2 and orooertv immediatelv to the west
must be oursued bv the orooertv owner and incorcorated into the overall site desian
ii. Vehicular interconnection with Parcel 2 is reouired oarticularlv to orovide southbound
traffic direct eoress onto Aircort Road Traffic and oarkina areas buildinas and
structures landscaoe bufferina and ooen areas and other uses shall be desianed in
such a manner that does not imoede or interfere with access from the adiacent oarcel to
the south to minimize the imoacts on the surroundina street svstem
iii Discontinuina anv use of and ohvsicallv c1osina-off the existino easternmost
vehicular access drive onto Granae Blossom Drive must be comoleted bv the orooertv
owner before a certificate of occuoancv can be issued for anv further develooment or
redevelooment of the site
iv Develooment within Parcel 1 shall have common site sianaae and buildina
architectural elements includina on-site directional sians assistina motorists toward
southbound eoress throuah Parcel 2 onto Aircort Road
v The intensitv of uses within Parcel 1 shall be limited bv the maximum Trio Generation
eauivalent to 171 total PM oeak net new trios. as enumerated bv the TR Transoortation
Consultants. Inc Traffic Imoact Statement dated Julv 21 2008
e Parcel 2
This aooroximatelv 5-acre oarcel is located on the west side of Aircort Road aooroximatelv
330 feet south of the intersection of Aircort Road and Granae Blossom Drive This oarcel is
limited to a maximum of 40 000 sauare feet of aross leasable area for financial institutions
orofessional medical and aeneral offices adult and child dav care. oersonal and business
services and an Assisted Livina Facilitv. Continuina Care Retirement Center. or other similar
housina for the elderlv Parcel 2 is aoverned bv the additional followina criteria'
i Pedestrian interconnections to access Parcel 1 and orooerties immediatelv to the
south and to the west must be oursued bv the orooertv owner and incorcorated into the
overall site desian
ii. Vehicular interconnection with Parcel 1 is reauired oarticularlv to orovide eastbound
traffic direct earess onto GranDe Blossom Drive Traffic and Darkina areas buildinas and
- 24-
structures landscaoe bufferinG and ooen areas and other uses shall be desiGned in
such a manner that does not imoede or interfere with access from the adiacent Darcel to
the north to minimize the imoacts on the surroundinG street svstem
Hi All orincioal buildinGs shall be set back a minimum of fifteen (15) feet Commercial
orofessional and aeneral offices. or other uses shall be limited to three stories
iv. Develooment within Parcel 2 shall have common site sianaae and buildina
architectural elements. includina on-site directional sians assistina motorists toward
northbound earess throuah Parcel 1 onto Oranae Blossom Drive
v The intensitv of uses within Parcel 2 shall be limited bv the maximum Trio Generation
eauivalent to 203 total PM oeak net new trios as enumerated bv the TR Transoortation
Consultants Inc Traffic Imoact Statement dated Julv 21 2008
Policy 1.1
[Page 12]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
C. URBAN - COMMERCIAL DISTRICT
11. Orance Blossom/Airoort Crossroads Commercial Subdistrict
. add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts.
FUTURE LAND USE MAP SERIES
Orance Blossom/Airoort Crossroads Commercial Subdistrict
[added next in order]
. include a new inset map depicting the Subdistrict, in addition to revision to the Countywide
FLUM. Do NOT number the inset map, only provide map title.
I. URBAN DESIGNATION
Orance Blossom/Airoort Crossroads Commercial Subdistrict
[Page 27]
. add name of that inset map in FLUE text where various Subdistricts that allow non-
residential uses are listed (in FLUE, Urban Designation, l(b)(12), p. 27).
FUTURE LAND USE MAP SERIES
Orance Blossom/Airoort Crossroads Commercial Subdistrict
[Page 124]
. add name of that inset map in the FLUE where FLUM Series is listed.
- 25-
(As noted herein, petitiDns CP-2006-5, CPSP-2006-12, and CPSP-2006-13 were previDusly heard Dn
August 19, 2008)
Prepared By:
D~u-L-
'F - 2<0 - o'$'
Reviewed By: Date:
Randall Cohen, AI P, Director
Comprehensive Planning Department
r-- 2D-0'8
Reviewed By:
Marjor" Student-Stirling, Assistant Cou
County Attorney Office
8 ~ 2-0 -a5'
Approved By:
Date:
t: ~()/4 r
o eph K. Schmitt, Administrator
C mmunity Development and Environmental Services Division
COLLIER COUNTY PLANNING COMMISSION:
MR. MARK STRAIN, CHAIRMAN
2006 cycle GMP amendments - Adoption (petitions CP-2006-7 & -8 only)
Staff Report for August 29, 2008 CCPC hearing.
NOTE: This petition has been scheduled for the September 25, 2008 BCC hearing.
G: ComprehensivelComp Planning GMP DATA\Comp Plan Amendments\2006 Cycle Petitions\ CCPC Adoption Staff Report - for 06-7 and 06-8
dw/8-18-08/cs
-26-
7/14/08 Obiections. Recommendations and Comments (ORC) Response - Part Two
Below are excerpts from the July 14, 2008 ORC Report from the Florida Department of
Community Affairs (DCA) pertaining to the 2006 cycle of GMP amendments approved for
transmittal in April 2008, followed by County staff response.
.:. DCA ORC Report Objection:
C. The Department has identified the following objections to Amendments CP-2006-7 (Italian American
Plaza and Clubhouse) and CP-2006-8 (Airport/Orange Blossom Commercial):
Objection 5: The propDsed amendments for the Italian American Plaza and Clubhouse and
Airport/Orange Blossom Commercial will increase development intensities. The properties are
proposed to change from the Urban Residential Subdistrict to the new Italian American Plaza and
Clubhouse Subdistrict and the new Airport/Orange Blossom Commercial Subdistrict allowing
commercial uses. The amendments are located within the Northwest Transportation Concurrency
Management Area. However, data and analysis have not been provided demonstrating that with these
amendments the adopted level of service standard for the TCMA will be achieved and maintained.
[Section 163.3177(2), (9)(b), 163.3187(2), and 163.3180(7), FS., and Rule 9J-5.005(5), 9J-
5.0055(5), and 9J-5.01 9(3)(1), FAC]
Recommendation: Revise the data and analysis to demonstrate the level of service standard for the
TCMA will achieved and maintained during the planning timeframe
Staff Response to DCA Objection 5:
Staff begins by pointing out that this Adoption FLUE language is not the version of the
Subdistrict provisions which was transmitted by the County Board on April 29, 2008. The
Transmittal version is different from Subdistrict provisions being considered at this time.
The Transmittal-related data and analysis is also different from the supplemental Market
Analysis and Traffic Impact Statement being referenced during review for Adoption. Analyses
considering the full intensity of an array of commercial uses proposed in the initial applications,
for instance, are replaced by studies reviewing the impacts of limited professional, medical and
general offices, personal and business services, and IDwer-intensity, property-specific uses.
Commercial-retail uses are no longer part of these petitions or their data and analysis. These
modifications suggest that a number of observations, comments or objections the DCA had with
respect to Transmittal materials may no longer be applicable. To an extent, consideration of
Adoption materials transpires independently from any findings or conclusions drawn during
Transmittal reviews.
The Collier County Transportation Planning Department reviewed the updated Traffic Impact
Statement and provided the following comments:
The Italian American Plaza & Clubhouse and Airport/Orange Blossom Commercial Subdistricts,
GMPA petitions CP-2006-07 & 2006-08, can be considered consistent with Policy 5.1 of the
Transportation Element of the Growth Management Plan (GMP) subject to participation in the
Board directed Intersection Improvement Project. Consistency with Policy 5.1 has been
achieved in part, through the data and analysis demonstrating TCMA levels of service standards
are met and maintained.
Collier County data shows that 99.48% of the 219 lane miles contained within the Northwest
TCMA are currently operating at, or above, the adopted Level of Service (LOS). In addition to
maintaining the TCMA's LOS, the uses are considered consistent with policy 5.1 of the
Transportation Element of the GMP with consideration for the intersection improvement project
pending Board of County Commissioners' approval.
Transportation Planners recommended and the Board required that an Orange Blossom Drive-
Airport Road intersection improvements plan must be approved prior to any development order
approval and, construction per the approved plan must be completed prior to the issuance of
any certificate of occupancy. The subject property cannot be issued certificates of occupancy
until the property owner enters into a Development Contribution Agreement with the Collier
County Board of Commissioners to pay a proportionate share of improvements to Orange
Blossom Drive, which is scheduled to fail inside the five-year planning period, and the
intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the
intersection and the local street network.
Policy 5.1 consistency is ensured by the following stipulations being applied to the two new
Subdistricts:
The intensity of uses within the Italian American Plaza & Clubhouse Subdistrict shall be
limited by the maximum Trip Generation equal to; 20,000 square feet of Lodge/Fraternal
Organization use, 7,500 square feet of medical office use, 22,500 square feet of general
office use, and 4,000 square feet of drive-in bank use, which is equivalent to 171 total
PM peak net new trips, as enumerated by the Traffic Impact Statement dated July 21,
2008.
The intensity of uses within the Airport-Orange Blossom Subdistrict shall be limited by
the maximum Trip Generation equal to; 30,000 square feet of medical office use, 6,000
square feet of general office use, and 4,000 square feet of drive-in bank use, which is
equivalent to 203 total PM peak net new trips, as enumerated by the Traffic Impact
Statement dated July 21, 2008.
ORDINANCE NO. 08-_
AN ORDINANCE AMENDING ORDINANCE NO. 89-05, AS
AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO
THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE
MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, Collier County, pursuant to SectiDn 163.3161, et. sea., Florida Statutes, the
FIDrida Local GDvernment CDmprehensive Planning and Land DevelDpment Regulation Act,
was required tD prepare and adDpt a cDmprehensive plan; and
WHEREAS, the Collier CDunty Board of CDunty CDmmissioners adDpted the Collier
CDunty GrDwth Management Plan on January 10, 1989; and
WHEREAS, the Local Government Comprehensive Planning and LBnd Development
RegulatiDn Act Df 1985 provides authDrity for local gDvernments to amend their respective
cDmprehensive plBns and Dutlines certain procedures to amend adDpted comprehensive plans
pursuant to SectiDns 163.3184 and 163.3187, FIDrida Statutes; and
WHEREAS, Dwight Nadeau Df RWA, Inc., requested an amendment tD the Future Land
Use Ele'ment Bnd the Future Land Use Map and Map Series to change the Future Land Use
Map (FLUM) designation from THE Urban Residentiai Subdistrict to a new subdistrict entitled
the Airport/Orange Blossom Comercial Subdistrict, within the UrbBn Commercial District, and to
make a correspDnding text change tD allow for up tD 40,000 square feet of gross leasable area
for financial institutions, professional and medical Dffices, adult and child day care, personBI
and business services, and seniDr housing in the form Df Bn Assisted Living facility andlor
cDntinuing care retirement center, Dr other similar hDusing for the elderly, cDnsistent with
General Office (C-l) ZDning District Df the Collier County Land DevelDpment CDde, for property
IDcated on the west side Df Airport-Pulling Road (CR 31), 330 feet south Df Orange BIDssom
Drive and immediately south of the Italian American Club, in Section 2, TownShip 49 SDuth,
Range 25 EBSt, Collier County, FloridB consisting Df 5:t acres; and
WHEREAS, Collier CDunty did submit this Growth Management PIBn amendment to the
Department Df Community Affairs for preliminary review on May 12, 2008; and
WHEREAS, the Department of Community Affairs did review the amendment tD the
Future Land Use Element and Future Land Use Map Bnd Map series, tD the Growth
Management Plan and transmitted its findings in writing to Collier County within the time
provided by law; and
WDrds underlined are additions; wDrds stRlGk tRFElllljR are deletions
WHEREAS. Collier CDunty hBS 60 days from receipt Df the ObjectiDns,
RecDmmendations, and Comments Report from the Department Df Community Affairs tD adopt,
adDpt with changes Dr not adDpt the proposed amendment tD the Growth ManBgement Plan;
and
WHEREAS, the Board Df County CDmmissioners of CDllier CDunty did take action in the
manner prescribed by law and did hold a public hearing concerning the adoptiDn of this
amendment tD the Future Land Use Element and Future Land Use Map and Map Series to the
Growth Management Plan on September 25, 2008; and
WHEREAS, Collier County has gathered and cDnsidered additional informatiDn, data
and analysis sUPPDrting adDption Df this amendment, including the follDwing: the Collier CDunty
Staff Report; the dDcument entitled CDllier County Growth Management Plan amendment, and
other dDcuments, testimony and infDrmatiDn presented and made a part Df the recDrd at the
meeting of the Collier County Planning Commission held Dn August 19, 2008, and the Collier
County Board of County Commissioners held Dn September 25, 2008; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE. BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN
The BDard of County CommissiDners hereby adopts this amendment tD the Future Land
Use Element and Future Land Use Map and Map Series, in accDrdanC9 with SectiDn 163.3184,
FIDrida Statutes. The text and maps Df the amendment are attached hereto as Exhibit "A" and
are incorpDrated by reference herein.
SECTION TWO:
SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid Dr unconstitutional by any CDurt
of competent jurisdiction, such pDrtion shall be deemed a separate, distinct and independent
provision and such hDlding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this amendment shall be the date a final order is issued by the
DepBrtment of Community Affairs or AdministratiDn Commission finding the amendment in
WDrds underlined Bre additions; words slrkjsk IRrB~!lR are deletions
2
compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier.
No develDpment orders, develDpment permits, Dr land uses dependent on this amendment may
be issued or commence before it has become effective. If a final order of nDncompliance is
issued by the AdministratiDn CommissiDn, this amendment mBY nevertheless be made effective
by adoptiDn Df a Resolution Bffirming its effective status, a CDPy of which ResolutiDn shall be
sent to the Deparlment of CDmmunity Affairs, Bureau of Local Planning, 2555 ShumBrd OBks
Blvd., 3"' Floor, TBllahassee, FIDrida 32399-2100.
PASSED AND DULY ADOPTED by the Board Df CDunty Commissioners of CDllier
County, FIDrida this day Df . 2008.
ATTEST:
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
TOM HENNING. CHAIRMAN
Approved as tD form and legBI suffiency:
Marjorie M. Student-Stirling
Assistant CDunty Attorney
PetItion CP-2006-8 - Future Land Use Element and Future land Use Element Future Land Use Map and Map Series
Words underlined are additions; words stRlsk thrall!!A are deletiDns
3
Exhibit A
CP-2006-B
Proposed Future land Use Element Text Amendment:
C. Urban Commercial District
12. AirDOrtlOranae Blossom Commercial Subdistrict
[Page 63]
This Subdistrict consists Df aPDroximBtelv 5 acres and is IDcated on the west side of Airport-
Pullina Road. aooroximatelv 330 feet south Df the intersection of AiroDrt-Pullina RDad and
Oranae BIDssDm Drive. This Subdistrict allDws for limited commercial. professional and aeneral
Dffices. and similar uses. alona with hDusina for the elderlv.
Development intensity fDr this Subdistrict shall be limited tD a maximum Df 40.000 saUBre feet of
aross leasable area for financial institutiDns, professional and medical offices. adult and child
day care. oersDnal and business services as allowed bv riaht and bv conditional use. and senior
hDusina in the form of an assisted Iivina facility. continuina care retirement center. or Dther
similar housina fDr the elderlv. all of which uses are allDwed in the C-1 Zonina District. as
identified in the Collier County land Development Code, Ordinance No. 04-41. BS amended.
Uses will be further evaluated at the time of rezonina to ensure comPBtibilitv with surroundina
properties. Any seniDr hDusina facilitv is not subiect to this sauare footaae limitation but must
meet all other provisions in the land DeveloDment CDde. Ordinance No. 04-41. in effect as of
the effective date of this amendment. The develDPment Df this Subdistrict shall be aovemed bv
the followina criteria:
a. Rezones are encouraaed tD be in the form of a Planned Unit DeveloDment and must
contain development standards tD ensure that all uses will be cDmDatible with
neiahborina residential and institutional uses.
b. Pedestrian intercDnnections tD access proDerties immediatelv to the south, west. and
north must be pursued bv the oropertv owner. and incorporated into the Dverall site
desian.
l<. Vehicular interconnection with properlY immediatelv north is reauired. particularlv to
provide eastbDund traffic direct earess onto Oranae BIDssom Drive. Traffic and parkina
areas. buildinas and structures. landscape bufferina and DDen areas. and Dther uses
shall be desianed in a manner that does not imoede Dr interfere with access from the
adiBcent property tD the north tD minimize the impacts on the surroundina street svstem.
d. An Oranae BIDssom Drive-Airport Road intersectiDn improvements plan must be
aoproved oriDr to any develooment order aporoval and. construction per the aooroved
plan must be cDmpleted priDr to the issuance Df any certificate of Dccupancv. The
subiect Dropertv cannot be issued certificBtes Df OCCUDancv until the properlY owner
enters intD a Development CDntribution Aareement with the Collier County BDard of
County Commissioners tD pay a oroportionate share Df the CDSt of imorovements to
Oranae BlossDm Drive. which is scheduled tD fail inside the 5 year plannina period. and
the cost Df improvements to the intersection of Oranae BlossDm Driye and Airport-Pullina
Road. as mitiaatiDn for their imPBcts tD the intersection and the local street network.
~ All princiDal buildinas shall be set back a minimum of one (1) fODt from the Subdistrict
bDundaries for each foot of buildina heiaht. with a minimum setback of fifteen (15) feet.
WDrds underlined are additions; wDrds slr~sk IAFe~!l!l Bre deletiDns
- 1 -
Exhibit A
CP-2006-8
CDmmercial. DrDfessional and aeneral offices. and other uses ShBII be limited tD three (3)
stories.
i. DevelDoment within the Subdistrict shall have common site. sianaae and buildina
architectural elements. includina on-site directional siems assistina motorists toward
nDrthbound earess onto OranQe BIDssom Drive.
Ii The intensity of uses within the Subdistrict shall be limited by the maximum Trio
Generation eQuivalent to 203 total PM peak net new trios. as enumerated by the
AirDortlOranQe BlossDm Commercial Subdistrict Traffic Impact statement dated July 21.
2008.
Policy 1.1
[Page 12]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts fDr:
C. URBAN - COMMERCIAL DISTRICT
12. Airport/OranGe Blossom Commercial Subdistrict
. add the new Subdistrict in
Desig nations/Districts/Subdistricts.
the
FLUE
policy that lists all
FUTURE LAND USE MAP SERIES
Airport/OranGe Blossom Commercial Subdistrict
[added next in order]
. include a new inset map depicting the Subdistrict, in additiDn to revision to the respective
FLUM. Do NOT number the inset map. only provide map title.
I. URBAN DESIGNATION
Airport/OranGe Blossom Commercial Subdistrict
[Page 27]
. add name Df that inset map in FLUE text where various Subdistricts thBt allDw non-
residential uses are listed (in FLUE, Urban Designation, I(b)( 12), p. 27).
FUTURE LAND USE MAP SERIES
Airport/OranGe Blossom Commercial Subdistrict
[Page 124)
. add name of that inset map in respective Element where FLUM Series is listed.
Words underlined are additions; wDrds slrllsk Illre!,Jllll are deletions
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EXHIBIT A
PETITIDN Cp.2006-0B
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AIRPORT/ORANGE BLOSSOM COMMERCIAL SUBDISTRICT
COLLIER COUNTY, FLORIDA
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VA~DERBILT BEACI1-RO:A.:l'-..
ORANGE BlCSSOM DRIvE
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PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COM~UNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
DATE- 1/2008 riLE CP-2006-0BADWC
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER
DATE RECEIVED
PRE-APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This applicatiDn, with all required supplemental data and information, must be completed and
accDmpanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North
HorseshDe Drive, Naples, Florida 34104. PhDne: (941 )403-2300; Fax: (941 )643-6869.
The application must be reviewed by staff fDr sufficiency within 30 calendar days following the filing
deadline befDre it will be processed and advertised for public hearing. The applicant will be nDtified, in
writing, Df the sufficiency determination. If insufficient, the applicant will have 30 days tD remedy the
deficiencies. For additional informatiDn Dn the processing Df the application, see Resolution 97-431
(attached). If you have any questions, please cDntact the CDmprehensive Planning Section at 941-403-
2300.
SUBMISSION REQUIREMENTS
I. GENERAL INFORMATION
A. Name of Applicant(s) Michael K. Corradi
Company Corradi Airport, Inc.
Mailing Address 740 West Street
City Naples
State Florida
Zip Code 34108
Phone Number (239) 285-5008
Fax Number (239) 597-8333
B. Name of Agent' Dwiqht Nadeau
. THIS Will BE THE PERSON CONTACTED FOR All BUSINESS RELATED TO THE PETITION.
Company/Firm RWA. Inc.
Mailing Address 6610 Willow Park Drive. Suite 200
City Naples
State Florida
Zip Code 34109
Phone Number (239) 597-0575
Fax Number (239) 597-0578
Email Addressdhn@consult-rwa.com
02/2002
C. Name of Owner(s) of Record Corradi Airport, Inc.
Mailing Address 740 West Street
City Naples
State Florida
Zip Code 34108
Phone Number (239) 285-5008
Fax Number (239) 597-8333
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information
contained in this application.
Legal Counsel
Company/Firm
Mailing Address
City
State
Zip Code
Phone Number
Fax Number
Email Address
Transportation Engineer TR Transportation Consultants, Inc.
Mailing Address 13881 Plantation Road. Suite 11
City Fort Mvers
State Florida
Zip Code 33912-4339
Phone Number (239) 278-3090
Fax Number (239) 278-1906
Email Addressrlp@trtrans.net
Financial Consultant Fishkind & Associates
Mailing Address 1415 Panther Lane. Suite 346/347
City Naples
State Florida
Zip Code 34109
Phone Number (239) 254-8585
Fax Number (407) 382-3254
Email Addressrussw@fishkind.com
2
02/2002
DISCLOSURE OF INTEREST INFORMATION:
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as
well as the percentage of such interest. (Use additional sheets if necessary).
Name and Address
Percentage of Ownership
B. If the property is owned by a CORPORATION, list the officers and stockholders
and the percentage of stock owned by each, and provide one copy of the Articles
of Incorporation, or other documentation, to verify the signer of this petition has
the authority to do so.
Name and Address, and Office
Corradi Airport, Inc.
Michael K. Corradi. President
740 West Street
Naples, Fl 34108
Percentage of Stock
100%
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with
the percentage of interest.
Name and Address
Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list
the name of the general and/or limited partners.
Name and Address
Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contact purchasers
below, including the officers, stockholders, beneficiaries, or partners, and provide
one copy of the executed contract.
3
02/2002
Name and Address
Percentage of Ownership
F. If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership or trust.
Name and Address
G. Date subject property acquired (X) leased ():6/15/2004 Terms of
lease_yrs/mos.
If Petitioner has option to buy, indicate date of option:_ and date
option terminates: _' or anticipated closing date _'
H. NOTE: Should any changes of ownership or changes in contracts for purchase
occur subsequent to the date of application, but prior to the date of the final
public hearing, it is the responsibility of the applicant, or agent on his behalf, to
submit a supplemental disclosure of interest form.
III. DESCRIPTION OF PROPERTY
A. Legal Description Commencinq at the Southeast corner of Section 2, Township
49 South. Ranoe 25 East, Collier Countv. Florida; thence alono the East line of
said Section 2. North 2014' 00" West 1708.10 feet; thence parallel with the North
line of the South Y, of the NE Y. of the SE Y. of said Section 2. South 890 51' 42"
West 100.07 feet to the West Riqht-of-Wav line of State Road 31 and the PLACE
OF BEGINNING of the parcel herein described; thence continuinq parallel with
the North line of the South Y, of the NE Y. of the SE Y. of said Section 2. South
89051' 42" West 660.00 feet; thence North 2014' 00" West 330.00 feet; thence
parallel with the North line of the South Y, of the NE Y. of the SE Y. of said
Section 2. North 890 51' 42" East 660.00 feet to said West Riqht-of-Wav line;
thence alonq said West Riqht-of-Wav line, South 20 14' 00" East 330.00 feet to
4
02/2002
---'~_._..,-_.._.~-'~-_.
the PLACE OF BEGINNING: beinG a part of the South Y, of the NE Y. of the SE
Y. of Section 2, Township 49 South, Ranqe 25 East. Collier County. Florida.
ContaininG 5.0 acres more or less.
SUBJECT TO a 1997 easement to Collier Countv. Florida on the East 15 feet of said property in
Official Records Book 2333. paqe 1291 and easements recorded in Official Records Book 1221.
paqe 2165. Official Records Book 2333. paqe 1293. said easements beinq recorded in the Public
Records of Collier Countv. Florida.
B. Section: ~ Township: 49S Range: 25E
C. Tax J.D. Number (Folio #) 00238000005
D. General Location On the West side of Airport Road. approximately 320 feet south
of the intersection of Airport Road and OranGe Blossom Driye. at 6925 Airport
Road North
E. Planning Community North Naples F. TAZ 116
G. Size in Acres :t 5 acres H. Zoning A. Rural AGriculture District
I. Present Future Land Use Map Designation (s) Urban Residential Subdistrict of
the mixed-use district in the Urban desiGnation as depicted on the Future Land
Use Map as contained in the Future Land Use Element of the Growth
ManaGement Plan.
IV. TYPE OF REQUEST
A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended:
x
Future Land Use
Immokalee Area Master Plan
Transportation
Coastal & Conservation
Intergovernmental Coord.
Sanitary Sewer
Drainage
_ Golden Gate Area Master Plan
_ Capital Improvement
Housing
_ Recreation & Open Space
Potabie Water
Solid Waste
_ Natural Groundwater Aquifer
B. Amend Pagels) 43 of the Future Land Use Element
As Follows: ( Use Cross throughs to identify language to be deleted; Use
Underline to identify language to be added). Attach additional pages if
necessary:
5
02/2002
C. Urban Commercial District
12. Airport/Orange Blossom Commercial Subdistrict
This Subdistrict consists of approximately 5 acres and is located on the west side of Airport
Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom
Drive. This Subdistrict allows for limited commercial, professional and general offices. and
similar uses, along with housing for the elderly.
Development intensity for this Subdistrict shall be limited to a maximum of 40,000 square feet of
gross leasable area for financial institutions, professional and medical offices. adult and child
day care, personal and business services as allowed by right and by conditional use, and senior
housing in the form of an Assisted Living Facility, Continuing Care Retirement Center, or other
similar housing for the elderly, all of which uses are allowed in the C-1 zoning district, as
identified in the Collier County Land Development Code, Ordinance No. 04-41, as amended.
Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding
properties. Any senior housing facility is not subject to this square footage limitation but must
meet all other provisions in the Land Development Code, Ordinance No. 04-41, in effect as of
the effective date of this amendment. The development of this Subdistrict shall be governed by
the following criteria:
a. Rezones are encouraged to be in the form of a Planned Unit Development and must
contain development standards to ensure that all uses will be compatible with
neighboring residential and institutional uses.
b. Pedestrian interconnections to access properties adjacently south, west, and north must
be pursued by the property owner, and incorporated into the overall site design.
c. Vehicular interconnection with property adjacently north is required, particularly to
provide eastbound traffic direct egress onto Orange Blossom Drive. Traffic and parking
areas, buildings and structures, landscape buffering and open areas, and other uses
shall be designed in a manner that does not impede or interfere with access from the
adjacent property to the north to minimize the impacts on the surrounding street system.
d. An Orange Blossom Drive-Airport Road intersection improvements plan must be
approved prior to any development order approval and, construction per the approved
plan must be completed prior to the issuance of any certificate of occupancy. The
subject property cannot be issued certificates of occupancy until the property owner
enters into a Development Contribution Agreement with the Collier County Board of
Commissioners to pay a proportionate share of improvements to Orange Blossom Drive,
which is scheduled to fail inside the 5 year planning period, and the intersection of
Orange Blossom Drive and Airport Road, as mitigation for their impacts to the
intersection and the local street network.
e. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict
boundaries for each foot of building height, with a minimum setback of fifteen (15) feet.
Commercial, professional and general offices, and other uses shall be limited to three (3)
stories.
6
02/2002
f. Development within the Subdistrict shall have common site, signage and building
architectural elements, including on-site directional signs assisting motorists toward
northbound egress onto Orange Blossom Drive.
g. The intensity of uses within the Subdistrict shall be limited by the maximum Trip
Generation equivalent to 203 total PM peak net new trips, as enumerated by the Traffic
Impact Statement dated July 21, 2008.
Policy 1.1
[Page 12]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
C. URBAN - COMMERCIAL DISTRICT
12. Airport/Orange Blossom Commercial Subdistrict
. add the new Subdistrict in
Desig nationslD istricts/S ubd istricts.
the
FLUE
policy
that
lists
all
FUTURE LAND USE MAP SERIES
[added next in order]
Airport/Orange Blossom Commercial Subdistrict
. include a new inset map depicting the Subdistrict, in addition to revision to the respective
FLUM. Do NOT number the inset map, only provide map title.
I. URBAN DESIGNATION
[Page 27]
Airport/Orange Blossom Commercial Subdistrict
. add name of that inset map in FLUE text where various Subdistricts that allow non-
residential uses are listed (in FLUE, Urban Designation, l(b)(12), p. 27).
FUTURE LAND USE MAP SERIES
[Page 124]
Airport/Orange Blossom Commercial Subdistrict
. add name of that inset map in respective Element where FLUM Series is listed.
C. Amend Future Land Use Map(s) designation,
FROM: Urban Residential Subdistrict
District, Subdistrict
7
02/2002
TO: Airport/Oranqe Blossom Commercial Subdistrict
District, Subdistrict
[If new District and/or Subdistrict proposed, include Future Land Use Map with
legend depicting it]. Please see Exhibit H.
D. Amend other Map(s) and Exhibits as follows: (Name & Page #)
Not Applicable
E. Describe additional changes requested: Not Applicable
V. REQUIRED INFORMATION
Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy
reduced to 8 % x 11 shall be provided of all aerials and/or maps.
A. LAND USE
1. Exhibit D Provide general location map showing surrounding developments
(PUD, DRI'S, existing zoning) with subject property outlined.
2. Exhibit E Provide most recent aerial of site showing subject boundaries,
source, and date.
3. Exhibit I' Provide a map and summary table of existing land use and zoning
within a radius of 500 feet from boundaries of subject property.
B. FUTURE LAND USE DESIGNATION
1. Exhibit G Provide map of existing Future Land Use Designation(s) of subject
property and adjacent lands, with acreage totals for each land use
designation on the subject property.
C. ENVIRONMENTAL
1. N/A Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION
MUST BE CONSISTENT WITH THE FOOT-FLORIDA LAND USE,
COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS
CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS
THE LAND USE AERIAL IN "A" ABOVE.
2. N/A Provide a summary table of Federal (US Fish & Wildlife Service)
and State (Florida Fish and Wildlife Conservation Commission)
listed plant and animal species known to occur on the site and/or
known to inhabit biological communities similar to the site (e.g.
panther or black bear range, avian rookery, bird migratory route,
etc.).
8
02/2002
_,_--.w.,.._..__._'''...__'_".~..,,__~...,__.__
Potential Listed Species Occurrences by FLUCFCS Code:
FLUCFCS Code Common Name Scientific Name Designated Status
FWCI USFWSL
Florida Burrowing Athene cunicularia SSC3
Owl floridana
193 - Urban Land Florida Sandhill Grus canadensis pratensis T4
Crane
In Transition GopheT Tortoise Govherus polvvhemus T
Without Positive Gopher Frog Rana areolata SSC
Indicators Of Big Cypress Fox Sciurus niger avicennia T
Intended Activity
Squirrel
Common Wild Pine Tillandsia fasciculata E'
Giant Wild Pine Tillandsia utriculata E
I - Florida Fish and Wildlife Conservation Commission
2- U.S. Fish and Wildlife Service
3 - Species of Special Concern
4 - Threatened
5 - Endangered
3. Exhibit I Identify historic and lor archaeological sites on the subject
property. Provide copy of County's Historical/Archaeological
Probability Map and correspondence from Florida Department of
State.
D. GROWTH MANAGEMENT
Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement
Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR
NO IN RESPONSE TO THE FOLLOWING:
1. No
Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-11.006(1 )(a)7.a, FAC.) If so, identify
area located in ACSC.
2. No
Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380, F.S.?
3. No
Is the proposed amendment directly related to a proposed Small
Scale Development Activity pursuant to Subsection
163.3187(1 )(c), F.S.? (Reference 9J-11.006(1 )(a)7.b, FAC.)
Does the proposed amendment create a significant impact in
population which is defined as a potential increase in County
4. No
9
02/2002
,,---,,~,~--""'-'_.'--'>-"'.""'----'''--'----~-'-'-^-~~-_.,_.."~._~
-wide population by more than 5% of population projections?
(Reference Capital Improvement Element Policy 1.1.2). If yes,
indicate mitigation measures being proposed in conjunction with
the proposed amendment.
5. Yes
Does the proposed land use cause an increase in density
and/or intensity to the uses permitted in a specific land use
designation and district/subdistrict identified (commercial,
industrial, etc.), or is the proposed land use a new land use
designation or district/subdistrict? (Reference Rule 9J-5.006(5)
FAC.). If so, provide data and analysis to support the
suitability of land for the proposed use, and compatibility of use
with surrounding land uses, and as it concerns protection of
environmentally sensitive land, ground water and natural
resources. (Reference Rule 9J-1.007, FAC.) (Please see
Exhibit J)
E. PUBLIC FACILITIES
1. Exhibit K Provide the existing adopted Level of Service Standard (LOS,
and document the impact the proposed change will have on that
Standard, for each of the following public facilities:
a) ./ Potable Water
b) ./ Sanitary Sewer
c) ./ Arterial & Collector Roads: Name of specific road and LOS
(Please reference Exhibit L, Transportation Report,
with respect to transportation issues)
d) ./ Drainage
e) ./ Solid Waste
f) N/A Parks: Community and Regional
If the proposed amendment involves an increase in residential density,
or an increase in intensity for commercial and/or industrial development
that would cause the LOS for public facilities to fall below the adopted
LOS, indicate mitigation measures being proposed in conjunction with
the proposed amendment. (Reference Capital Improvement Element
Policy 1.1.2 and 1.1.5).
2. Exhibit M Provide a map showing the location of existing services and
public facilities that will serve the subject property (i.e. water,
sewer, fire protection, police protection, schools and
emergency medical services).
3. Exhibit C & M Document proposed services and public facilities, identify
provider, and describe the effect the proposed change will
have on schools, fire protection and emergency medical
services.
F. OTHER
Identify the following areas relating to the subject property:
1. Zone X Flood zone based on Flood Insurance Rate Map data (FIRM).
10
02/2002
3. Exhibit G
4. N/A
5. N/A
Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps).
Traffic Congestion Boundary, if applicable
Coastal Management Boundary, if applicable
High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (Identified on Collier County Zoning Maps).
2. N/A
G. SUPPLEMENTAL INFORMATION
1. v" $16,700.00 non-refundable filing fee, made payable to the Board of
County Commissioners, due at time of submittal.
2. N/A $9,000.00 non-refundable filing fee for a Small Scale Amendment, made
payable to the Board of County Commissioners, due at time of submittal.
3. v" Plus Legal Advertisement Costs (Your portion determined by number of
petitions and divided accordingly)
4. Exhibit B Proof of ownership (Copy of deed).
5. Exhibit A Notarized Letter of Authorization if Agent is not the Owner (see attached
form).
6. v" 1 Original and 5 complete, signed applications with all attachments,
including maps, at time of submittal. After sufficiency is completed, 15
copies of the complete application will be required. Additional copies may
be required.
* Maps, aerials, sketches shall include: North arrow; name and location of principal roadways;
shall be at scale of 1" = 400' or at a scale as determined during the pre-application meeting;
identification of the subject site; legend or key, if applicable. All oversized documents and
attachments must be folded so as to fit into a legal-size folder. For all oversized exhibits, at
least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the
petition must include a title and exhibit # or letter, and must be referenced in the petition.
It
02/2002
Basis for Approval
Airport/Orange Blossom Commercial Sub-district GMP Amendment
The subject property consists of 5.0 +/-acres and is located on lite west side of Airport Road, south of
the intersection of Airport Road and Orange Blossom Drive, at 6925 Airport Road North, in Section
2, Township 49 South, Range 26 East, Collier County, Florida (See Exhibit "D" - Vicinity Map).
The subject property is currently designated Urban Residential Sub-district of the Mixed Use District
in the Urban Designation, as depicted on the Future Land Use Map (FLUM) contained in the Future
Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP).
There are two Activity Centers located within 0.5-mile to the south and to the north of the subject
property. This proposal does not contemplate the establishment of a new Activity Center. Rather,
this amendment proposes to establish a commercial sub-district that is three percent of the size of a
typical Activity Center, designed to primarily serve the growing population along Airport Road and
Orange Blossom Drive.
Proposed Text
AirportlOranl!e Blossom Commercial Sub-district GMP
This Subdistrict is located on the west side of Airport Road, south of the inteTsection of Airport Road
and Orange Blossom Drive, consisting of approximately 5.0 acres of land. The intent of the
Airport/Orange Blossom Commercial Subdistrict is to provide for low intensity professional offices,
or similar uses combined with senior housing in the form of Adult Living Facility and/or Continuing
Care Retirement Communities, or other similar housing for the elderly.
Development intensity for this subdistrict shall be limited to a maximum of 40,000 squaTe feet of
gross leasable area for financial institutions, professional and medical offices, adult and child day
care, personal and business services as allowed by right and by conditional use, and senior housing.
No retail uses shall be permitted in this Subdistrict.
Rezoning shall be in the form of PUD zoning and must contain development standards to ensure that
all uses will be compatible with neighboring residential and institutional uses. Professional offices
for the purposes of this Subdistrict include, but aTe not limited to financial institutions, business
services, and medical offices. All principal buildings shall be set back a minimum of one (1) foot
from the subdistrict boundaries for each foot of building height, with a minimum setback of fifteen
(15') feet. Development within the Subdistrict shall have common site, signage and building
architectural elements.
Surrounding Land Use and Zoning
The property is currently undeveloped. Surrounding land immediately south and west of the subject
property is zoned A, Agriculture, with a Conditional Use for group housing, and is developed as the
Carlisle at Naples. Zoning and land uses immediately to the north are A, Agriculture, with a
Conditional Use (formerly known as Provisional Use), for a social and fraternal organization, and a
I
Q;\2006\060052.00.00 CorradI Airport Camp Plan Amendment\0003 Camp Plan Amendment Application Support\2008~08~12
Revised Basis for Approval.doc
variance for setback. That property is developed with the Italian American Club. To the east, across
Airport Road, the land is zoned PUD, Longview Center, and it is developed as a commercial nursery.
Further south lies the Bear Creek PUD which is approximately 9 acres, and is approved for 120 units
of multi-family development. Further north lies the Buckley Mixed Use PUD which is approximately
23 acres and is approved for multi-family residential and commercial development.
Public Facilities
The proposed commeTcial project would have no effect on schools. Police protection would be
provided by the Collier County Sheriffs Department. Fire protection would be provided the North
Naples Fire District. Emergency medical service would be provided by Collier County EMS. Please
refer to the attached Public Facilities Impact Analysis, attached as Exhibit K, that addresses the
Category A Public Facilities impacts.
Office Needs Analysis
Analvsis Process
The methodology employed in the attached Fishkind & Associates, Inc. ("Fishkind") Office Needs
Analysis utilizes population and employment growth data to determine the need for commercial
office space at this site. The analysis is a four step process which includes inventory of existing
supply of commercial office space in the market area; inventory vacant commercial space and parcels
zoned as having the potential for commercial-office space by the Future Land Use Map (FLUM);
project future population/employees to determine future commercial office space demand and
compare against commercial land allocation ratios; determine impact of the project's proposed
commercial-office land on office land allocation ratio with the market area. The analysis initially
determined the supply of existing, vacant, and potential commercial office square feet in the market
area. Further, population and employment data was used as the basis of projecting demand for
commercial office land.
Al!l!rel!ate Market - Supply of Office Space
The Fishkind & Associates, Inc. ("Fishkind") Office Needs Analysis begins with the supply of
existing, vacant, and potential commercial office square feet in the market area. The market is
located at the southwest corner of Airport Road and Orange Blossom Trail in the North Naples area
of the County, extending in a 20-minute drive time radius surrounding the subject site.
Office Space Demand at a Specific Location
Population and employment data was used as the basis of projecting demand for commercial office
land. The population and employmcnt data indicate the demand fOT office space with in the market
will incTease.
2
Q:\2006\060052.00.00 Corradi Airport Camp Plan Amendment\0003 Camp Plan Amendment Application Support\2008-08-12
Revised Basis for Approval.doc
---r-~""----~--"-
Competinl! Supply of Office Space
Further analysis provides that the effective supply of commercial office space totals 10,093,867
squaTe feet. As shown in the analysis report, the demand projection estimates there is a demand for
10,243,298 square feet of commercial office space in the year 2030. Therefore, the ratio of supply
for 2030 is 0.99. Furthermore, the allocation ratio only increases by .00390 in 2030. The addition of
this office space to the market would be readily absorbed now and in the future. Currently the office
allocation is below the minimum desired level of 2.0. By 2030, the allocation ration is expected to
drop to 0.99. Based on this analysis, there is a clear and compelling case for adding the 40,000 square
feet of office space to this market.
Office Needs Analvsis Conclusion
The 2030 office allocation ratio of 0.99 indicates a tight relationship between the demand for, and the
supply of, office space in the future. Any ratio below the minimum desired level of 2.0 warrants the
addition of new office land to the market. The proposed 40,000 square feet of office space is
designed to serve the current and future demand for office space in this market. Please refeT to the
Office Needs Analysis attached as Exhibit J.
Transportation
The traffic study done in support of the proposed GMP Amendment, assumes a 40,000 square foot
commercial office space, which includes 6,000 square feet of general office, 30,000 square feet of
medical office and 4,000 square feet of drive-in banle It is anticipated that access will be shaTed with
the adjacent Italian American Club parcel to the north. This shared access would provide full access
to Orange Blossom Drive and directional or right-in/right-out access onto Airport Road. The details
regarding access will be worked out during the rezoning and/oT site plan review for this property.
Trip generation calculations were performed for the existing allowable uses in addition to the
proposed uses as a part of the Growth Management Plan Amendments on the site. The resultant trip
generation for each use was determined by referencing the Institute of Transportation EngineeT's
(ITE) report, titled Trip Generation, 7th Edition. For the Airport Road/Orange Blossom Commercial
Subdistrict, Land Use Code 710 (General Office Building), Land Use Code 720 (MedicaliDental
Office Building), and Land Use Code 912 (Drive-in Bank) were utilized in order to perform the trip
generation calculations.
The total trips generated as a result of the proposed Growth Management Plan Amendment were
then assigned to the surrounding roadway system based on the anticipated routes the drivers will
utilize to approach the site. Additionally, these trips were assigned to the site access driveways and
the Airport Pulling Road/Orange Blossom Drive intersection based on the anticipated traffic patterns
available as a Tesult of the proposed access configuration.
Further, the new traffic generated as a result of each parcel was compared with the corrected 10-
month Level of Service Standard for Peak Hour-Peak Direction traffic conditions in order to
determine the project impact percentage. The Airport Road/Orange Blossom CommeTcial
Subdistrict is only expected to have a significant impact on Orange Blossom Road to the west of the
3
Q;\2006\060052.00.00 Corradi Airport Comp Plan Amendment\0003 Comp Plan Amendment Application Support\2008-08-12
Revised Basis for Approva\.doc
...._,,-._.___ W___"__"__~,_______'~O>_"~'_
site and to the east of Airport Pulling Road 10 accordance with the Collier County 2%-2%-3%
Significance Test.
In addition to the significant impact criteria, the Collier County TIS Guidelines require analysis of the
adjacent roadway network based on the five (5) year planning window. Therefore, it was necessary
to analyze the surrounding roadway network in the 2013 traffic conditions. Based upon the analysis,
Orange Blossom Drive is shown to fail under the 2013 backgTound traffic conditions. This is a result
of an annual growth rate near 6% that was utilized to convert the existing traffic to 2013 conditions.
Regardless, the Developer has agreed to provide specific intersection improvements in order to
account fOT the several projects planned in the vicinity of this intersection. As such, the Developer
will be required to pay a proportionate share of the improvements set forth for this intersection in
oTder to mitigate the traffic impacts of the proposed project.
Please refer to the GTowth Management Plan Amendment Traffic Study attached as Exhibit L.
CDnclusion
The Airport/Orange Blossom Commercial Sub-distTict should be established for the subject +/- 5.0
acre site due to the expressed demand for additional commeTcial development and its proximity to the
roadway network and population centers. The market analysis concludes that there is a current
deficit of commeTcial development available to serve the growing population neighboring the site in
the Airport Road and Orange Blossom Drive area. The site is also ideally suited for commercial
development as it located at the intersection of two busy roadways and in close proximity to existing
and proposed residential development. The site is O.5-mile from the nearest Activity Centers to the
north and south.
4
Q:\2006\060052.00.00 Corradi Airport Camp Plan Amendment\0003 Camp Plan Amendment Application Support\2008-08-12
Revised Basis for ApprovaLdoc
.,..--- -_..._-_.~~._,,_._~.-
C. Urban Commercial District
12. Airport/Orange Blossom Commercial Subdistrict
This Subdistrict consists of approximately 5 acres and is located on the west side of
Airport Road, approximately 330 feet south of the intersection of Airport Road and
Orange Blossom Drive. This Subdistrict aliows for limited commercial, professional and
general offices, and similar uses, along with housing for the elderly.
Development intensity for this Subdistrict shall be limited to a maximum of 40,000
square feet of gross leasable area for financial institutions, professional and medical
offices, adult and child day care, personal and business services as allowed by right and
by conditional use, and senior housing in the form of an Assisted Living Facility,
Continuing Care Retirement Center, or other similar housing for the elderly, all of which
uses are allowed in the C-1 zoning district, as identified in the Collier County Land
Development Code, Ordinance No. 04-41, as amended. Uses will be further evaluated
at the time of rezoning to ensure compatibility with surrounding properties. Any senior
housing facility is not subject to this square footage limitation but must meet all other
provisions in the Land Development Code, Ordinance No. 04-41, in effect as of the
effective date of this amendment. The development of this Subdistrict shall be governed
by the following criteria:
a. Rezones are encouraged to be in the form of a Planned Unit Development and
must contain development standards to ensure that all uses will be compatible
with neighboring residentiai and institutional uses.
b. Pedestrian interconnections to access properties adjacently south, west, and
north must be pursued by the property owner, and incorporated into the overall
site design.
c. Vehicular interconnection with property adjacently north is required, particularly
to provide eastbound traffic direct egress onto Orange Blossom Drive. Traffic
and parking areas, buildings and structures, landscape buffering and open areas,
and other uses shall be designed in a manner that does not impede or interfere
with access from the adjacent property to the north to minimize the impacts on
the surrounding street system.
d. An Orange Blossom Drive-Airport Road intersection improvements plan must be
approved prior to any development order approval and, construction per the
approved plan must be completed prior to the issuance of any certificate of
occupancy. The subject property cannot be issued certificates of occupancy until
the property owner enters into a Development Contribution Agreement with the
Collier County Board of Commissioners to pay a proportionate share of
improvements to Orange Blossom Drive, which is scheduled to fail inside the 5
year planning period, and the intersection of Orange Blossom Drive and Airport
Road, as mitigation for their impacts to the intersection and the local street
network.
e. All principal buildings shall be set back a minimum of one (1) foot from the
Subdistrict boundaries for each foot of building height, with a minimum setback of
fifteen (15) feet. Commercial, professional and general offices, and other uses
shall be limited to three (3) stories.
f. Development within the Subdistrict shall have common site, signage and building
architectural elements, including on-site directional signs assisting motorists
toward northbound egress onto Orange Blossom Drive.
g. The intensity of uses within the Subdistrict shall be limited by the maximum Trip
Generation equivalent to 203 total PM peak net new trips, as enumerated by the
Traffic Impact Statement dated July 21, 2008.
Policy 1.1
[Page 12]
The URBAN Future land Use Designation shall include Future land Use Districts and
Subdistricts for:
C. URBAN - COMMERCIAL DISTRICT
12. Airport/Orange Blossom Commercial Subdistrict
. add the new Subdistrict in the FLUE policy that lists all
Desig nations/Districts/Subdistri cts.
FUTURE lAND USE MAP SERIES
[added next in order]
Airport/Orange Blossom Commercial Subdistrict
. include a new inset map depicting the Subdistrict, in addition to revision to the
respective FlUM. Do NOT number the inset map, only provide map title.
I. URBAN DESIGNATION
[Page 27]
Airport/Orange Blossom Commercial Subdistrict
. add name of that inset map in FLUE text where various Subdistricts that allow
non-residential uses are listed (in FLUE, Urban Designation, l(b)(12), p. 27).
FUTURE lAND USE MAP SERIES
[Page 124]
Airport/Orange Blossom Commercial Subdistrict
. add name of that inset map in respective Element where FlUM Series is listed.
2007 Collier County Aerials
o
500
1,000
2,000
3,000
, Feet
D'llAD<C.
CONSULTING
.&. ....., ,..... ....
.1'1Inni..'~
.CWilErlclIlCCrllla:.Slnveyint"MIflIIlnI
AirporUOrange Blossom
Growth Management Plan Amendment
Aerial Exhibit E
6.
N
1 inch equals 1,000 feet
Prepared By: VJPellegrlno
Printing Date: April 18. 2006
File: T:\Projects\2006\06-0052 Corradi
Aiport\Aerial.mxd -
NETI
LAZA
MARKER LAKE
VILLAS PUD
WALGREEN'S
PUD
FOUNTAIN
PARK PUD
VINEYARDS
PUD
BRIGHTON
GARDENS
PUD
EMERALD
LAKES PUD
~
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~
o
~
~
c
~
~
z
"
1l
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CITRUS
GARDENS PUO
MONTEREY PUD
BUCKLEY
MIXED
USE PUD
OAK
GROVE
PUD
A
SF
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CARLISLE
REGENCY
PUD
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P oposed Airport/Orange Blossom
Commercial Subdistrict
FIRST BAPTIST
CHURCH OF
NAPLES PUD
RANGE BLOSSOM RD
RSF
IEW
PUD
SUNSHINE
VILLAGE
RSF PUD (S)
A
A
LONE
OAK PUD
SLEEPY
HOllOW
PUD
RSF
BEAR
CREEK PUD
v
SUBJECT PROPERTY
A riculture
PRINCESS
PARK PUD
KEYSTONE
PLACE PUD
WilLOW
PARK PUD
Legend
8SubleclPBrcel
600' 8ul'r~r
Cout.rCoumyZonlllllandlandU..
QAGRICUlTURE
. COMMERCIAL
.COMMUNITYFACIUTY
DrNDuSTRIAL
o PLANNED UNIT DEVELOPMENT
IlII RESIDENTIAL MULTI.FAMILY
o RESIDENTIAL SINGLE-FAMILY
-eolllerCounlyMaJorRoad.
RSF
5.0
ACRES WITHIN 500 FT
OF SUBJECT PROPERTY
A. A riculture
PUD, Planned Unit Develo ment
AI art-Pullin R.OW.
Grand Total
ACRES
60.1
15.6
7.5
83.2
lAND USE WITHIN 500'
OF SUBJECT PROPERTY
Italian American Club, The Carlisle at Na les AlF North Collier Government Services Center
Lon view Center PUD Wholesale Nurse
o 500
1,000
2,000
3,000
I Feet
D'XTA'NC
CONSULTING
.&. '" ,..... ....
-PIlmnin&: .V'MlIiatiop
.CiviIEntineerin,.Sulveyin,&MIppiDJ
Airport/Orange Blossom
Growth Management Plan Amendment
Zoning and Current Land Use Map
Exhibit F
b,
N
1 inch equals 1,000 feet
Prepared By: VJPellegrino
Printing Date: January 7, 2008
File: T:\ProjectsI2006\06-0052 _ Corradi_ Aiport
GMP Exhibils\Zonlng_LandUse.mxd
ORANGE BLOSSOM DR ----"
Proposed Airport/Orange Blossom ~D
Commercial Subdistrict ~ .
o 500
1,000
2,000
,port/Orange Blossom
Growth Management Plan Amendment
Existing FLUM
Exhibit G
6
N
1 Inch equals 1,000 feet
3,000
I Feet
Legend
CJ Subject Parcel
- - Traffic Congestion Zone
- Collier County Major Roads
- Collier County Roads
COLLIER COUNTY LAND USE
_ Buckley Mixed Use Subdistrict
_lndustrialDistrict
_ Mixed Use Activity Center Subdistrict
_ Orange Blossom Mixed Use District
DUrban Residential- 5 Acres (On Subject Property)
c::::I Residential Density Bands
D'XTA""
CONSULTING
.... '"' ,..... ....
-Plannilll'V"l&wliDIion
.Civil EnginttrinJ: .SW"Wyilll &. MappinJ::
Prepared By: VJPeUegrino
Printing Date: April 18. 2006
File: T:\Projects\2006\06-0052 _Corradi
Aiport\FLUM.mxd
ORANGE BLOSSOM DR
Proposed Airport/Orange Blossom
Commerciai Subdistrict
:':~' I z
Q
I ~
z
I ~
~
I ~
~
~
;;
o 500
1,000
2,000
,irport/Orange Blossom
Growth Management Plan Amendment
Proposed FLUM
Exhibit H
6,
N
1 inch equals 1,000 feet
Legend
-- TraflicCongestionZone
- Collier County Major Roads
-.- Collier County Roads
COLLIER COUNTY LAND USE
.. Airport/Orange Blossom Commercial Subdistrict
_ Buckley Mixed Use Subdistrict
IBlndustrlalDistrict
_ Mixed Use Activity Center Subdistrict
_ Orange Blossom Mixed Use District
DUrbanResidenlia1
[:J Residential Density Bands
3,000
, Feet
D'XTA"'C,
CONSULTING
.&. '" ,~ ....
.~...V'~iaa
.CniI ~ .Surveyq & Mappin,
Prepared By: VJPellegrlno
Printing Date: January 7, 2008
File: T:IProjects12006IOS-Q052_CorrndLAiport
GMP Exhlbils\FLUM_Proposed.mxd
__._'~'--r--'"__.'__ ---". ..---.--....-.--.-
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Proposed Airport/Orange Blossom
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Exhibit I
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Prepared By: VJPellegrlno
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File: T:\Projects\2006\06-0052_ Corradi_ Alport
GMP Exhibits\Archeological.mxd
--
Airport Road and Orange Blossom Trail
Office Needs Analysis
July 1, 2008
Prepared for
Dwight Nadeau, Planning Manager
RWA, Inc.
Prepared by
Fishkind & Associates, Inc.
1415 Panther Lane, Suites 346/347
Naples, Florida 34109
(239) 254-8585
Office Needs Analysis
Exhibit J
1.0 Introduction
1.1 Purpose
The purpose of this report is to present a needs analysis for the proposed change to
Collier County's Comprehensive Land Use Plan ("Plan"). Corradi Airport, Inc.
("Developer") is proposing 40,000 square feet of office space on approximately 5 +/-
acres of land near the southwest corner of Airport-Pulling Road and Orange Blossom
Road in Naples/Collier County, Florida ("County"). Fishkind & Associates, Inc.,
("Consultant") has been engaged to prepare this report.
1.2 Analysis Process
The Consultant utilizes employment growth data to determine the need for the
Project. The process of determining the need for additional commercial-office space
is a four-step process, as outlined below.
o Inventory existing supply of commercial-office space in the market area;
o Inventory vacant commercial space and parcels zoned as having the potential for
commercial-office space by the Future Land Use Map (FLUM);
o Project future population/employees to determine future commercial-office demand
and compare against commercial-office land allocation ratios;
o Determine impact of the Project's proposed commercial-office land on office land
allocation ratio within the market area.
1.3 Definition of the Market Area and Target Population
The primary market area for the office analysis was developed utilizing two sources of
information on employment commute times:
o US Census Bureau commute times to work for employees in Collier County;
o East Central Florida Housing Methodology - reasonable employment commute
factors to accessible employment opportunities;
Table 1.3.1 below shows the distribution of commute times for employees in Collier
County according to the US Census Bureau. This table indicates the two most
common employment commute time intervals in Collier County are 15 to 19 minutes
(17.92% of employees) and 20 to 24 minutes (16.78% of employees). Further, 63.1 %
of employees had a commute time of 24 minutes or less.
Office Needs Analysis
2
-.-._-<_.._.,._-<-~...~-----~---
Table 1.3.1 Commute Times to Work for Employees in Collier County
Emploved Percent of Total
Total: 103,068
Did not work at home: 98,199 ---
Less than 5 minutes 2,665 2.71%
5 to 9 minutes 10,396 10.59%
10 to 14 minutes 14,833 15.11%
15 to 19 minutes 17,593 17.92%
20 to 24 minutes 16,481 16.78%
25 to 29 minutes 5,586 5.69%
30 to 34 minutes 15,077 15.35%
35 to 39 minutes 1,481 1,51%
40 to 44 minutes 2,682 2.73%
45 to 59 minutes 5,943 6.05%
60 to 89 minutes 3,336 3.40%
90 or more minutes 2,126 2.16%
Source: US Census Bureau, 2000
Additionally, the East Central Florida Housing Methodology, 'a methodology for
assessing the affordable housing impact of Developments of Regional Impact,' utilizes
a housing supply area of a 1 O-mile radius or 20-minute drive time. Housing within this
area represents a reasonable commute distance to work for employees of the
Development of Regional Impact ("DRI").
Based on this information, the need to amend the Plan will be based on an analysis of
this 20-minute drive time market's need for additional commercial-office development
(map provided in Appendix). The market is located at the southwest corner of Airport
Road and Orange Blossom Trail extending in a 20-minute drive time radius around
the subject site. Estimates of existing and projected population and employees for the
primary market area are provided for years 2007, 2010, 2020 and 2030 in Table 2.2.1.
These figures were estimated using I-Site, Census-based, Demographics Package
and growth rates from the most recent Bureau of Economic and Business Research
("BEBR") population projections for Collier County. The market area is shown in Map
1.3.1 below.
(Rest of Page Left Intentionally Blank)
Office Needs Analysis
3
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Map 1.3.1 20-Minute Drive Time Market Area
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Office Needs Analysis
4
2.0 The Supply of Office Space
2.1 Project's Market
The analysis begins with the supply of existing, vacant, and potential commercial
office square feet in the market area, The market is located at the southwest corner
of Airport Road and Orange Blossom Trail in the North Naples area of the County,
extending in a 20-minute drive time radius surrounding the subject site. Table 2.1.1
provides the current inventory of commercial space based on the Property Appraiser's
('PA") data, as well as land use data provided by the Comprehensive Planning
Department ("CPO"). These data provide an estimate of 10.1-million square feet of
existing, vacant, and potential office space.
Table 2.1.1 Current Supply of Vacant, Potential, and Existing Commercial-Office
Space in Project's Market
Existino
# of Parcels 340
Acres 457.97
Square Feet 2,549,138
Vacant
# of Parcels 523
Acres 1092.59
Square Feet 6,075,006
Potential
# of Parcels 117
Acres 270.68
Square Feet 1,469,723
Total
# of Parcels 980
Acres 1821.24
Square Feet 10,093,867
*Assumed 5,430 square feet per acre based on market average
Office Needs Analysis
5
2.2 Demand for Commercial-Office Space in the Project's Market and the Allocation Ratio
Population and employment data was used as the basis of projecting demand for
commercial-office land. The Consultant's projection of population and employees for
the 20-minute drive time market is shown in Table 2.2.1.
Table 2.2.1 Population and Employment Projection for Project's Market
20-Minute Market 2008 2010 2020 2030
Trade Area Population: 192,944 201,469 250,087 310,438
EmDloved Population: 83,383 87,067 108,078 134,159
Workforce as a % of Population: 43.22% 43.22% 43.22% 43.22%
Sources: I-Site Census-based Demographics Package; BEBR
The most recent BEBR population projections for Collier County indicate population
will increase at a compounded annual rate of 2.19% from 2007 to 2030. The
Consultant has utilized this growth rate for the 20-minute trade area. The percentage
of population that is employed was determined from I-Site, Census-based
Demographics and is specific to the 20-minute drive time market.
These population and employment data indicate the demand for office space within
the market will also increase. Employment growth is used to determine the need for
additional commercial-office designated land in the Plan. As the number of
employees increase, more commercial-office designated land is needed to
accommodate the growth while allowing for a reasonable degree of flexibility.
(Rest of Page Left Intentionally Blank)
Office Needs Analysis
6
I-Site, Census-based Demographics data provides the distribution of employees
across various industries for the market area. The employed population determined
in Table 2.2.1 above is applied to this distribution. This is shown in Table 2.2.2 below.
Table 2.2.2 Employment Allocation by Industry in Project's Market
Distribution 2008 2010 2020 2030
Population 12000\
Emolovment Status: Emoloved 43.22% 83,383 87,067 108,078 134,159
Industrv: Aoriculture(2000) 1.06% 885 925 1,148 1,425
Industrv: Minino '(2000) 0.11% 92 96 119 148
Industrv: Construction (2000) 12.80% 10,676 11,148 13,838 17,177
Industrv: Manufacturina (2000) 4.15% 3,459 3,612 4,484 5,566
Industrv: Wholesale Trade (2000) 2.55% 2,123 2,217 2,752 3,416
Industrv: Retail Trade (2000) 15.31% 12,768 13,332 16,550 20,543
Industrv: Transoort. and Warehousina (2000) 2.68% 2,236 2,335 2,899 3,598
Industrv: Utilities (2000\ 0.65% 544 568 705 875
Industrv: Information Services (2000\ 1.81% 1,506 1,573 1,952 2,423
Industrv: Finance and Insurance (2000) 4.94% 4,119 4,301 5,339 6,628
Industrv: Real Estate (2000) 5.48% 4,571 4,773 5,925 7,355
Industrv: Professional Services (2000) 6.58% 5,487 5,729 7,111 8,828
Industrv: Manaaement (2000) 0.03% 22 23 28 35
Industry: Admin. Services And Waste Mgmnt
(2000)' 5.16% 4,303 4,493 5,577 6,923
Industrv: Educational Services (2000) 5.42% 4,520 4,720 5,859 7,273
Industrv: Health Care and Social Assist. (2000) 9.60% 8,005 8,359 10,376 12,880
Industry: Arts, Entertainment and Recreation
(2000) 5.13% 4,281 4,4 70 5,549 6,888
Industrv: Food and Hosnitalitv Services (2000) 8.44% 7,036 7,347 9,120 11,321
Industrv: Other Services, except public 12000\ 5.11% 4,264 4,452 5,526 6,860
Industrv: Public Adminstration (2000) 2.98% 2,485 2,595 3,221 3,998
Sources: I-Site Census-based Demographics Package
(Rest of Page Left Intentionally Blank)
Office Needs Analysis
7
._-..,.-._--,-_.."_...__._._...,.,..-,._,~
The next step is to convert employment growth by industry into a demand for new
office space. The Consultant has determined the share of new employees that will
locate in office buildings. These employees are then applied to an industry standard
of 350 square feet/employee to determine the associated volume of office square
footage demanded. Table 2.2.3 shows the forecast of commercial-office square
footage demand for the market.
Table 2.2.3 Office Demand in Project's Market
Emolovment Sauare Foot Conversion Percent FAR 2008 2010 2020 2030
In Office
Industry: Agriculture (2000) 0.00% 0 0 0 0 0
Industry: Mining (2000) 0.00% 0 0 0 0 0
Industry: Construction (2000) 0.00% 0 0 0 0 0
Industry: Manufacturing (2000) 0.00% 0 0 0 0 0
Industry: Wholesale Trade (2000) 0.00% 0 0 0 0 0
Industry: Retail Trade (2000) 0.00% 0 0 0 0 0
Industry: Transport. and Warehousing (2000) 0.00% 0 0 0 0 0
Industry: Utilities (2000) 10.00% 0 0 0 0 0
Industry: Information Services (2000) 100.00% 350 527,191 550,483 683,325 848,224
Industry: Finance and Insurance (2000) 100.00% 350 1,441,743 1,505,444 1,868,736 2,319,696
Industry: Real Estate (2000) 100.00% 350 1,599,995 1,670,688 2,073,856 2,574,315
Industry: Professional Services (2000) 100.00% 350 1,920,278 2,005,121 2,488,994 3,089,635
Industry: Management (2000) 100.00% 350 7,558 7,892 9,797 12,161
Industry: Admin. Services And Waste Mgmnt (2000) 0.00% 0 0 0 0 0
Industry: Educational Services (2000) 0.00% 0 0 0 0 0
Industry: Health Care and Social Assist. (2000) 0.00% 0 0 0 0 0
Industry: Arts, Entertainment and Recreation (2000) 0.00% 0 0 0 0 0
Industry: Food and Hospitality Services (2000) 0.00% 0 0 0 0 0
Industry: Other Services, except public (2000) 0.00% 0 0 0 0 0
Industry: Public Adminstration (2000) 100.00% 350 869,676 908,100 1,127,242 1,399,266
Total Office Sq Ft Demand 6,366,440 6,647,729 8,251,949 10,243,298
Source: Fishkind & Associates, Inc.
(Rest of Page Left Intentionally Blank)
Office Needs Analysis
8
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Table 2.2.4 below provides the projected office demand and compares demand to the
supply of commercial-office space and land available to accommodate office demand
in the future. The comparison of office demand to existing office supply and available
supply converts all vacant and potential acres and assumes full development within
the market.
Table 2.2.4 Office Need in Project's Market
Commercial Office 2008 2010 2020 2030
Market Office Demand (Cumulative) 6,366,440 6,647,729 8,251,949 10,243,298
Suoolv (So Ft1 (10,093,867) (10,093,867) (10,093,867) (10,093,867)
Allocation Ratio ISuoolv/Demand) 1.59 1.52 1.22 0.99
Source: Fishkind & Associates, Inc.
As noted in Table 2,1.1, the effective supply of commercial-office space totals
10,093,867 square feet. As shown by Table 2.2.3, the demand projection estimates
there is demand for 6,366,440, 6,647,729, 8,251,949, and 10,243,298 square feet of
commercial-office space in the market for the years 2008, 2010, 2020, and 2030
respectively. Therefore, the ratio of the total supply of land designated for
commercial-office use compared to the total demand equals 1.59, 1.52, 1.22, and
0.99 for the years 2008, 2010, 2020, and 2030 respectively. The allocation ratio
increases by .00628 in 2008 with the addition of the 40,000 square feet - barely
discernible in the market and well within the 2.0 allocation ratio for planning purposes.
The allocation ratio only increases by .00390 in 2030. The addition of this office
space to the market would be readily absorbed both now and in the future.
Currently the office allocation is below the minimum desired level of 2.0. By 2030, the
allocation ratio is expected to drop to 0.99. Basic economic principals have shown
that markets are efficient in terms of supply and demand and the ultimate lack of
available office space choices creates an impediment to the market functioning
properly. One must also consider that not all of the office/commercial designation in
the future land use map will be developed as such since the owners of those
properties will only develop the land with uses that respond to market demand.
Based on this analysis, there is a clear and compelling case for adding the 40,000
square feet of office space to this market. As noted here, this market's office
allocation ratio will decrease to 0.99 by 2030. It is just these types of situations that
make it good planning policy to have a sufficiently high ratio to accommodate the
expected demand in a meaningful fashion.
Office Needs Analysis
9
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3.0 Conclusions Concerning the Proposed Change to the Land Use Plan for the
Project
There is not a reasonable degree of flexibility in the market's ability to accommodate
future office demand. The 2030 office allocation ratio of 0.99 indicates a tight
reiationship between the demand for, and the supply of, office space in the future.
Any ratio below the minimum desired level of 2.0 warrants the addition of new office
land to the market. The proposed 40,000 square feet of office space is designed to
serve the current and future demand for office space in this market. The location
provides the access and visibility that are required for this type of development.
Office Needs Analysis
10
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1: TRANSPORTATION
K CONSULTANTS, INC.
TRAFFIC IMPACT STATEMENT
FOR
ITALIAN AMERICAN PLAZA AND
CLU:oHOUSE DISTRICT & AIRPORT
ROAD/ORANGE BLOSSOM
COMMERCIAL SUBDISTRICT -
GROWTH MANAGEMENT PLAN
AMENDMENTS
(PROJECT NO. 0602.16-10 & 0807.01)
PREPARED BY:
TR Transportation Consultants, Inc.
13881 Plantation Road, Suite 11
Fort Myers, Florida 33912-4339
Certificate of Authorization #27003
239-278-3090
Revised:
July 21, 2008
TIS
Exhibit L
-c.. TRANSPORTATION
K CONSULTANTS, INC.
CONTENTS
I. INTRODUCTION
II. EXISTING CONDITIONS
III. PROPOSED DEVELOPMENT
IV. TRIP GENERATION
V. TRIP DISTRIBUTION
VI. FUTURE TRAFFIC CONDITIONS
VII. PROJECTED CONSISTENCY AND IMPROVEMENTS
VIII. CONCLUSION
1:. TRANSPORTATION
K CONSULTANTS, INC.
I. INTRODUCTION
TR Transportation Consultants, Inc, has conducted a combined traffic impact statement
for the proposed Growth Management Plan Amendments located in the southwest corner
of the Airport Road/Orange Blossom Drive intersection in Collier County, Florida. This
report has been completed in compliance with the guidelines established by the Collier
County Transportation Planning Division for developments seeking approval for a
Growth Management Plan Amendment. The location of the subject parcels is illustrated
on Figure 1.
The proposed Growth Management Plan Amendments would modify the existing land
use designations on each subject site to allow a combined total of 94,000 square feet of
commercial floor area between the two subject parcels. This report examines the impact
of the Amendments on the surrounding roadways, Trip generation and assignments to
the area intersections will be completed and analysis conducted to determine the impacts
of the developments on the surrounding intersections.
II. EXISTING CONDITIONS
The two (2) subject parcels, referred to as the "Italian American Plaza and Clubhouse
District" in addition to the "Airpo11 Road/Orange Blossom Commercial Subdistrict", are
neighboring 5-acre parcels located within the Urban Residential Subdistrict which allows
for the development of three (3) dwelling units per acre. However, rather than residential
uses, the northern 5-acre site has housed the Naples Chapter of the Italian American Club
for the last 30 years. The existing Italian American Club facility accommodates
anywhere from 200 to 375 members. As a part of the proposed plan amendment, the
existing facility will be razed in order to make way for the constlUction of the proposed
Italian American Plaza and Clubhouse District. The southern 5-acre parcel is cun'ently
vacant land.
Page 1
~ TRANSPORTATION
K CONSULTANTS, INC.
Orange Blossom Drive is an east/west two-lane roadway to the north of the subject
parcels. The intersection of Orange Blossom Drive and Airport-Pulling Road allows full
turning movements under signalized conditions. The existing site access driveway for
the Italian American Club will be moved to the western boundary of the site as a part of
the proposed development. Full turning movements will be permitted at this location
upon the completion of the proposed developments. Orange Blossom Drive has a Level
of Service Standard of LOS "D", or 920 vehicles to the east of Airport-Pulling Road and
850 vehicles to the west of Airport-Pulling Road.
Airport-Pulling Road is a north/south six-lane mierial roadway that borders the subject
parcels to the east. AirpOli-Pulling Road's intersection with Orange Blossom Drive
currently provides full turning movements operating under signalized conditions. A
right-inlright-out driveway will be constructed to AirpOli Pulling Road as a part of the
proposed Growth Management Plan Amendments, Airport-Pulling Road has a Level of
Service Standard of LOS "E", or 3,970 vehicles, along the frontage of the subject parcels.
In order to gain a better understanding of the traffic conditions in the vicinity of the
subject developments, AM and PM peak hour turning movement counts were performed
at the intersection of Orange Blossom Drive and Airport-Pulling Road, This tuming
movement count was adjusted for peak season conditions in accordance with tlle
information contained within the 2006 FDOT Traffic Information CD. Figure 2
indicates the resultant 2008 peak season turning movements at the subject intersection,
III. PROPOSED DEVELOPMENT
The subject parcels are two (2) neighboring 5-acre pm'cels within the Urban Residential
Subdistrict. As such, they could be developed with a maximum of three (3) dwelling
units per acre, or a total of 15 multi-family dwelling units per site, However, it should be
noted that the Italian American Club site already consists of the existing 200 to 375
member Italian American Club chapter. Table 1 indicates the uses that could be
constructed on the subj ect site in accordance with the current Growth Management Plan
designation.
Page 3
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1: TRANSPORTATION SITE LOCATION MAP
K CONSULTANTS, INC. PROPOSED GROwrH MANAGEMENT PLAN AMENDMENTS Figure 1
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"t. TRANSPORTATION
K CONSULTANTS, INC.
LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
S
IN.T.s.1
2008 PEAK SEASON TURNING MOVEMENTS
PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 2
"t. TRANSPORTATION
Ii CONSULTANTS, INC.
Table 1
Existing Allowable Use
Italian American Plaza and Clubhouse District &
Airport Road/Oran e Blossom Commercial Subdistrict
;\,;...a~il.iiitlti~~.. .... .. ',A.liQi~iilflul~.iisr\
Multi-Family 30 total dwellin units
As a part of this submittal, the Growth Management Plan Amendment for the 5-acre
Italian American Club site will approve a maximmn of 54,000 square feet of floor area,
More specifically, the site will consist of a 20,000 square foot Italian American Club
Chapter in addition to 34,000 square feet of commercial uses. The proposed Growth
Management Plan Amendment on the Airport Road/Orange Blossom Commercial
Subdistrict will allow a maximum of 40,000 square feet of commercial floor area on the
5-acre subject site, In order to perform a worst case analysis in relation to the proposed
Growth Management Plan Amendments, the subject parcels were analyzed based on the
uses indicated within Table 2.
Table 2
Proposed Maximum Intensities
Italian American Plaza and Clubhouse District &
A' R dlO BI C ' IS bd'
IrDort oa range ossom ommerCIa u Istnct
Parcel Land Use Size
Italian American Club 20,000 square feet
Italian American Plaza General Office 22,500 square feet
and Clubhouse District Medical Office 7,500 square feet
Drive-In Bank 4,000 square feet
Total Floor AJ:ea 54,000 square feet
AirpOlt Road/Orange General Office 6,000 square feet
Medical Office 30,000 square feet
Blossom Commercial Drive-In Bank 4,000 square feet
Subdistrict
Total Floor Area 40,000 square feet
The Developer's of both subject parcels have agreed to provide vehicular interconnection
between the two (2) sites in order to limit the required access points and provide better
on-site traffic circulation, As such, a full site access driveway is ShOWIl to Orange
Blossom Road along the western boundary of the Italian American Club site, and a right-
Page 5
1:. TRANSPORTATION
K CONSULTANTS, INC.
in/right-out access driveway IS shown to Airport Pulling Road on the Airport
Road/Orange Blossom Commercial Subdistrict site.
IV. TRIP GENERATION
Trip generation calculations were performed for the existing allowable uses in addition to
the proposed uses as a part of the Growth Management Plan Amendments on the site,
The resultant trip generation for each use was determined by referencing the Institute of
Transportation Engineer's (ITE) report, titled Trip Generation, 7'11 Edition. Land Use
Code 230 (Residential Condominium/Townhouse) was utilized for trip generation of the
existing allowable uses on the subject parcels. For the Italian American Club site, Land
Use Code 591 (Lodge/Fraternal Organization), Land Use Code 710 (General Office
Building), Land Use Code 720 (Medical/Dental Office Building), and Land Use Code
912 (Drive-in Banle) were utilized for trip generation purposes. For the Airport
Road/Orange Blossom Commercial Subdistrict, Land Use Code 710 (General Office
Building), Land Use Code 720 (Medical/Dental Office Building), and Land Use Code
912 (Drive-in Bank) were utilized in order to perform the trip generation calculations.
Table 3 indicates the trip generation of the permitted residential uses on the subject
parcels in accordance with the existing Growth Management Plan designation. As the
sites are two separate parcels, it was assumed that they could develop as separate
residential projects, so trip generation was calculated separately for each parcel based on
15 dwelling units rather than a combined 30 dwelling units.
Page 6
"t.. TRANSPORTATION
K CONSULTANTS, INC.
Airnort Roa ranl!e loss om ommercla u IstrlCt
". .... '. .' ..'...AlVI..lf....'kJiC'........ ...., ..':~$1..2:iE~i15)ltQil!J;'''.. .' . .'
:. , . . .....L~~~Vsr.. ,.... '.",". .;.. ..;:" . .;e3.....;....0.u.r,...;-......; ...t~~~y
..'~~f,~~j;:;.... ~~ ,...., ,. ,. .,'.,.,-,,, ""'.';'~"-' -. .... . . .!..".,"..'
. ;.''-'.;'.''-',.:0:,: ;Om'l :;~"'::;".':-"'.>;"\ '~iF:< Iti~li:' IllBj~E
.. " ..';;'.".'. ;,. . '. .\. m '}l'QhJJ.: ........... !l....,
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Italian American Multi-Family 2 9 I I 9 4 13 128
Club Site (15 dwelling units)
Airport/Orange Multi-Family 2 9 I I 9 4 13 128
Blossom Site (1 5 dwelling units)
Total Trips 4 I 8 22 18 8 26 256
Table 3
Existing Allowable Trip Generation
Italian American Plaza and Clubhouse District &
d/O B C . IS bd'
Table 4 indicates the trip generation of the proposed Italian American Plaza and
Clubhouse District based on the uses listed within Table 2. It should be noted that the
average rate was utilized for the PM peak hour calculation for the General Office use and
the daily calculation for the Medical Office use.
ropose aXlmum rIP enera JOn
A.lVI.Peak. Hour p- ,.' "--.."""""'\',... .p~iIY
Land Use P;M.PeakH(mr. .
...,.:.. .'OuL 0<'.'.:'.."."..'
. . ;,Total'. (2-way)
In Out Total In ..
LodgelFratemal Organization 3 3 6 9 9 18 174
(20,000 sa, ft.)
General Office 50 7 57 6 28 34 424
(22,500 sa, ft,)
Medical Office IS 4 19 8 20 28 270
17,500 sa. ft.}
Drive-In Bank 28 21 49 91 92 183 986
(4,000 sa. ft.)
Total Trios 96 35 131 114 149 263 1,854
Table 4
Italian American Plaza and Clubhouse District
P dM' T' G f
Table 5 indicates the trip generation of the proposed Airport Road/Orange Blossom
Commercial Subdistrict in accordance with the uses listed within Table 2. It should be
noted that the average rate was utilized for the PM peak hour trip generation calculation
of the General Office use and the daily calculation of the Medical Office use.
Page 7
.~----~"-'-"_._'.-r---
1: TRANSPORTATION
K CONSULTANTS, INC.
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Table 5
Airport Road/Orange Blossom Commercial Subdistrict
Proposed Maximum Trip Generation
.. ......hi.;,~;.l~;rj;~~~'~~:~i~!,il~iJit~Tl~~~:r~~~t~i,i~(f~~).
General Office
(6,000 so, ft,)
Medical Office
(30,000 sa, ft,)
Drive-In Bank
(4,000 sq. ft,)
Total Trips
3
20
2
7
9
152
17
59
28
104
21
39
49
143
91
121
92
174
183
295
1,084
986
2,222
15
74
28
75
103
ITE estimates that a comparable Dlive-in Bank use, such as those proposed on the two
subject sites, may attract a significant amount of its traffic from vehicles already traveling
the adjoining roadway system. This traffic, called "pass-by" traffic, reduces the
development's overall impact on the surrounding roadway system but does not decrease
the actual driveway volumes, Collier County allows a maximum "pass-by" traffic
reduction of 50% for bank uses. Table 6 summarizes the pass-by reduction. Table 7
summarizes the Italian American Club development traffic and the breakdown between
the total project trips and the net new trips the development is anticipated to generate
after the pass-by reduction is applied. It should be noted that the driveway volumes are
not reduced as a result of the "pass-by" reduction, only the traffic added to the
surrounding streets and intersections. Table 8 reflects the 50% pass-by reduction for the
Airport Road/Orange Blossom Commercial Subdistrict.
Table 6
Pass-by Trip Reduction Factor
osed Growth Mana ement Plan Amendments
Page 8
"t.. TRANSPORTATION
K CONSULTANTS, INC.
Table 7
Trip Generation - New Trips
Italian American Plaza and Clubhouse District
Total Tri s 96 35 131 114 149 263 1,854
Less Bank Pass-by -12 -12 -24 -46 -46 -92 -493
(50% of Bank Trips)
New Traffic 84 23 107 68 103 171 1,361
(TotalTri s Pass-by Traffic)
Total Tri s
Less Bank Pass-by
(50%ofBankTri s)
Table 8
Trip Generation - New Trips
ort Road/Oran e Blossom Commercial Subdistrict
New Traffic
(Total Tri s - Pass-by Tratlie)
92
27
119
75
128
203
1,729
V. TRIP DISTRIBUTION
The total trips generated as a result of the proposed Growth Management Plan
Amendments indicated within Tables 4 & 5 were then assigned to the surrounding
roadway system based on the anticipated routes the drivers will utilize to approach the
site. Additionally, these trips were assigned to the site access driveways and the Airport-
Pulling Road/Orange Blossom Drive intersection based on the anticipated traffic patterns
available as a result of the proposed access configuration. The resultant site traffic
assignment and distribution of the Italian Amel1can Plaza and Clubhouse District is
indicated in Figure 3. Additionally, Figure 4 reflects the site traffic assignment and
distribution of the Airport Road/Orange Blossom Commercial Subdistrict.
Page 9
-c.. TRANSPORTATION
K CONSULTANTS, INC.
VI. FUTURE TRAFFIC CONDITIONS
In order to determine which roadway segments sUlTounding the site will be significantly
impacted as a result of each proposed Growth Management Plan Amendment, Tables A-
I & A-2, contained in the Appendix, were created. Table A-I indicates which roadway
links will accommodate an amount of project traffic greater than the 2%-2%-3%
Significance Test due to the Italian American Plaza and Clubhouse District. Table A-2
reflects which roadway links will be significantly impacted as a result of tile Airport
Road/Orange Blossom Commercial Subdistrict.
The new traffic generated as a result of each parcel was compared witll the corrected 10-
month Level of Service Standard for Peak Hour - Peak Direction traffic conditions in
order to determine the project impact percentage, Based on the information contained
within Tables A-I and A-2, only Orange Blossom Drive between Goodlette-Frank Road
and AirpOlt Road is shown to sustain a significant impact as a result of the Italian
American Plaza and Clubhouse District. The Airport Road/Orange Blossom Commercial
Subdistrict is only expected to have a significant impact on Orange Blossom Road to the
west of the site and to the east of Airport Pulling Road in accordance with tile Collier
County 2%-2%-3% Significance Test, Therefore, Level of Service consistency analysis
was performed on Airport-Pulling Road and Orange Blossom Drive since the proposed
developments access these roadways.
In addition to the significant impact criteria, Tables A-I and A-2 also include a buildout
consistency analysis on the Collier County Roadway network. The Collier County TIS
Guidelines require analysis of the adjacent roadway network based on the five (5) year
planning window. Therefore, it was necessary to analyze the sunounding roadway
network based on the 2013 traffic conditions.
Page 10
S
IN.T.S.I
+0(0)
ORANGE BLOSSOM DRIVE .{'47 (56)
+20%+ (0) 0 -If.... ...
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ITALIAN AMERICAN CLUB SITE
PROPOSED
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COMMERCIAL SUBDISTRICT .,
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+
LEGEND
+20%+ PERCENT DISTRIBUTION
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
1: TRANSPORTATION
K CONSULTANTS, INC.
SITE TRAFFIC ASSIGNMENT
ITALIAN AMERICAN PLAZA & CLUBHOUSE DISTRICT
Figure 3
+0(0)
ORANGE BLOSSOM DRIVE ..r46 (55)
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........ 10-..- (18) 16"", .~~.
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PROPOSED
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+
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+20%+ PERCENT DISTRIBUTION
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R SITE TRAFFIC ASSIGNMENT
TRANSPORTATION AIRPORT ROAD! ORANGE BLOSSOM DRIVE COMMERCIAL SUBDISTRICT
CONSULTANTS,INC.
Figure 4
"L TRANSPORTATION
K CONSULTANTS, INC.
The total volume indicated within the 2007 Collier County Annual Update Inventory
Report (AUIR) reflects the current remaining capacity on the adjacent roadway network.
The remaining capacity was subtracted from the 10-month service volume on each
roadway in order to determine the 2007 peak season, peak hour, peak direction traffic
volume on the adjacent roadway network. The appropriate annual growth rate for these
roadways was taken from the 2007 Collier County Average Daily Traffic Report. An
example of the calculations to determine the annual growth rates can be found within the
Appendix of this report for reference. These annual growth rates were then used to factor
the 2007 peak season, peak hour, peak direction traffic volume to 2013 peak season, peak
hour, peak direction background traffic conditions.
The resultant 2013 peak season, peak hour, peak direction traffic volume was subtracted
from the Level of Service Standard in order to determine the remaining capacity in the
year 2013. The project generated traffic was then subtracted from the remaining capacity
in order to determine the remaining 2013 capacity after the traffic from both proposed
Growth Management Plan Amendments is added to the smrounding roadway network. A
summary of the results of the consistency analysis are illustrated within Figure 5 for
reference.
VII. PROJECTED CONSISTENCY AND IMPROVEMENTS
Based upon the information contained within Table lA and Figure 5, Orange Blossom
Drive is shown to fail under the 2013 background traffic conditions. This is a result of an
annual growth rate near 6% that was utilized to convert the existing traffic to 2013
conditions. In recent years, the traffic volumes on Orange Blossom Drive have actually
been declining, Regardless, the Developer's of both Amendments have agreed to
participate in the area-wide analysis for the Orange Blossom Drive/AilpOlt-Pulling Road
corridor in which specific intersection improvements are being proposed in order to
account for the impacts of several projects planned in the vicinity of this intersection. As
Page 13
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ORANGE BLOSSOM DRIVE
-279
(-310)
[-317]
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PROPOSED
_~ONN,"mN
L_____~
LEGEND
XXX 2013 PEAK SEASON PEAK HOUR PEAK DIRECTION
BACKGROUND REMAINING CAPACITY
(XXX) 2013 PEAK SEASON PEAK HOUR PEAK DIRECTION
BACKGROUND REMAINING CAPACITY PLUS AM PEAK
HOUR PEAK DIRECTION PROJECT TRAFFIC
[XXX] 2013 PEAK SEASON PEAK HOUR PEAK DIRECTION
BACKGROUND REMAINING CAPACITY PLUS PM PEAK
HOUR, PEAK DIRECTION PROJECT TRAFFIC
1,562
(1,501)
[1,485]
1,562
(1,505)
[1,491J
S
IN.T.S.I
-209
(-236)
[-244]
1: TRANSPORTATION 2013 CUMULATIVE CONSISTENCY ANALYSIS
K CONSULTANTS, INC. PROPOSED GROwrH MANAGEMENT PLAN AMENDMENTS Figure 5
___.---.-,_~___~_..._.........~__..~_._,...n.~_'_
"'l. TRANSPORTATION
K CONSULTANTS, INC.
such, the impacts of both Growth Management Plan Amendments will be mitigated
appropriately in accordance with the area-wide analysis being performed.
Intersection analysis was pelformed as a result of the added traffic associated with the
proposed Growth Management Plan Amendments. Intersection analysis was required at
the site access driveways in addition to the site access driveways. In order to perform the
required intersection analysis, it was necessary to determine the 2013 background peak
hour turning movements at these intersections. Therefore, the background tmning
movements indicated within Figure 2 were factored by the appropriate llimual growth
rates over a five (5) year period. The calculation to determine the background turning
movements is indicated below:
2013 Turning Movement = (2008 Turning Movement)* (1 + AGR)l2013-2008)
2013 Turning Movement = (1,214 veh)* (I + 0,0200)15)
2013 Turning Movement = (1,214 veh)* (U04)
2013 Turning Movement = 1,340 vehicles
The above illustrated calculation was applied to all of the turning movements indicated
within Figure 2 in order to determine the 2013 background turning movements. The
resultant 2013 background turning movements are illustrated within Figure 6. The site
traffic indicated within Figures 3 and 4 was then added to the 2013 background turning
movements in order to determine the 2013 buildout tuming movements at the area
intersections. The resultant 2013 buildout turning movements are indicated within
Figure 7.
The appropriate lane arrangements and the turning movements indicated within Figure 7
were inputted into the HCS+ software in order to perform the neceSSlli'y intersection
llilalysis at the previously mentioned intersections, The lane arrangements utilized in this
llilalysis can be found in graphical format in Figure 8. The results of the intersection
capacity analyses can be found within Table 9 below.
Page 15
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LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
1: TRANSPORTATION 2013 BACKGROUND TURNING MOVEMENTS
K CONSULTANTS,INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 6
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ITALIAN AMERICAN CLUB SITE
PROPOSED
_~_"'CTIO'
LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
-r.. TRANSPORTATION 2013 BUILD-OUT TURNING MOVEMENTS
K CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 7
+ 501 (586)
ORANGE BLOSSOM DRIVE +,93 (111)
(1,133)719=t ~ "
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LEGEND
+ XX ft. LENGTH OF TURN LANE
1: TRANSPORTATION LANE ARRANGEMENTS
K CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 8
't. TRANSPORTATION
K CONSULTANTS, INC.
Table 9
Intersection Analysis Results
Italian American Plaza and Clubhouse District &
Air ort Road/Oran e Blossom Commercial Subdistrict
Orange Blossom
Dr @ Site Access
AirpOlt Rd @ Site
Access
WBLeft
LOSD
(48.0 see
LOS A
(9.9 see)
LOSe
(20.4 see)
LOSe
(19.3 see)
Lose
(49.9 see)
NB Approach
EB Right
Based on the results of the intersection analysis listed above, the only intersection shown
to experience any deficiencies is the site access driveway to Orange Blossom Drive
during the PM peak hour, The primary cause for this Level of Service deficiency is the
heavy eastbound through volume on the two-lane Orange Blossom Drive during the PM
peak hour. Should the ammal traffic volumes continue to decline in this area, this
intersection could be shown to function acceptably. It is likely that the through volumes
on Orange Blossom will continue to decline due to the opening of the six-lane Vanderbilt
Beach Road to the north in the near future, Regardless, this deficiency is entirely
contained within the subject site, so it will not impact the traffic on the adjacent street.
Furthermore, it is impOliant to note that the subject parcels were analyzed based on a
worst case trip generation summary on each parcel. As such, the operations at the
intersection will be reviewed at both the re-zoning stage and the Site Development Plan
(SDP) phase for the proposed developments when more specific development parameters
are available. Should intersection deficiencies still be projected, additional improvements
may be required at that time.
Page 19
"t.. TRANSPORTATION
K CONSULTANTS, INC.
VIII. CONCLUSION
The proposed Growth Management Plan Amendments for the Italian American Plaza and
Clubhouse District and the Airport Road/Orange Blossom Commercial Subdistrict
developments may result in roadway Level of Service deficiencies along Orange
Blossom Drive. However, the Developer's have agreed to participate in the on-going
analysis to determine the necessary improvements at the intersection of Airport-Pulling
Road and Orange Blossom Drive in order to sufficiently serve the existing traffic and all
of the traffic associated with the various planned developments in the area, As such, the
Developer's will be required to pay a proportionate share of the improvements set forth
for this intersection in order to mitigate the traffic impacts ofthe proposed projects.
Preliminary intersection analysis was performed as a pali of this repOli based on the
worst case trip generation indicated as a pali of this report. The only intersection
deficiency shown was the northbound approach on the site access driveway to Orange
Blossom Drive. This deficiency will be completely contained within the subject parcels,
so no impact to the County roadway network is expected. Additionally, the traffic
growth in tllis area is expected to continue to decline due to the future opening of the six-
lane Vanderbilt Beach Road to tile north as well as the declining traffic that is being
experienced Countywide. Regardless, the impacts of these projects to the site access
driveways will be reviewed further at the re-zoning and SDP phases when a more specific
development scenario is available, Turn lane analysis will be performed in depth at the
SDP phase for the proposed developments.
Page 20
APPENDIX
TABLES A-I & A-2
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TURNING MOVEMENT COUNT
RESULTS
1:::. TRANSPORTATION
K CONSULTANTS, INC.
DATE:
DAY:
COUNT TIME:
January 8, 2008
TUESDAY
7:00 AM - 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT ROAD & ORANGE BLOSSOM ROAD
AIRPORT ROAD I ORANGE BLOSSOM ROAD INTER-
15MIN II EASTBOUND
BEGIN NORTHBOUND SOUTHBOUND ~~LEFT WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 37 "6 26 209 , 246 14 268 9 23 102 134 52 16 11 79 690
7:15AM 23 149 17 189 4 236 18 256 10 43 39 92 63 25 15 103 642
7:30 AM 19 150 22 191 11 265 26 30' 16 75 43 134 61 28 11 100 729
7:45AM 15 153 15 183 11 292 23 326 13 74 35 122 7S 38 22 135 766
8:00AM 24 196 17 237 7 251 33 291 34 42 43 119 70 49 24 143 790
8:15AM 30 163 18 211 2 257 40 299 18 25 54 97 53 39 15 107 714
8:30AM 27 155 13 195 15 262 37 334 21 31 33 85 38 50 11 99 713
8:45AM 33 142 5 180 6 259 34 301 27 30 51 106 41 24 11 76 665
TOTAL: 206 1,254 133 1,595 64 2,090 227 2,381 146 343 "'0 691 453 269 120 642 5,709
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT ROAD & ORANGE BLOSSOM ROAD
HOUR AIRPORT ROAD ORANGE BLOSSOM ROAD INTER.
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 94 59' 80 772 32 1,041 63 1,156 46 215 219 482 251 107 59 417 2,827
7:15AM 81 64' 71 600 33 1,044 102 1,179 73 234 160 467 269 140 72 481 2,927
7:30AM '6 662 72 822 31 1,065 124 1,220 81 216 175 472 259 154 72 485 2,999
7:45AM 96 667 83 626 35 1,082 133 1,250 86 172 165 423 236 176 72 484 2,983
8:00AM 114 656 53 823 32 1,049 14' 1,225 100 128 161 409 202 162 61 425 2,882
PEAK HOUR SUMMARY
7:30AM
LEFT
8B
NORTHBOUND
THRU RIGHT TOTAL LEfT
662 72 822 31
SOUTHBOUND
THRU RIGHT
1065 124
TOTAL
1,220
LEFT
61
ORANGE BLOSSOM ROAD
EASTBOUND WESTBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT
216 175 472 . 259 154 72
TOTAL
465
INTER.
SECTION
TOTAL
2,999
AIRPORT ROAD
c.. TRANSPORTATION
K CONSULTANTS,INC.
DATE: January 8, 2008
DAY: TUESDAY
COUNT TIME: 7:00 I>JJt . 9:00 AM
PEAK HOUR: 7:30 AM - 8:30 AM
INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM
ROAD
AIRPORT ROAD
2,035
68%
t 1
1,220 815 N
. t
124 1,065 31
.J l '*
ORANGE BLOSSOM ROAD
t. 72
..... ... 154 ...
366
...... j r 259 485
838 81 ~
28% ... 216 .. 804
... 27%
472 175 .,.
319
... t t+
88 662 72
~ Tolallntersection Traffic
Percents (%) represent movement volumes 2,999
divided by the lotallntersectlon traffic . t
1,499 822
t
2,321
770/0
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE:
DAY:
COUNT TIME:
January 8, 2008
TUESDAY
4:00 PM ~ 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT ROAD & ORANGE BLOSSOM ROAD
AIRPORT ROAD ORANGE: BLOSSOM ROAD INTER-
15MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION.
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 42 320 8. ..6 9 274 30 313 35 53 67 155 47 20 13 80 994
4:15PM 55 351 69 475 14 256 25 295 35 87 50 m 43 25 19 87 1,029
4:30PM 43 357 95 495 19 244 22 285 42 72 57 171 23 19 23 65 1,016
4:45 PM 54 370 88 512 22 279 26 327 37 " 51 146 24 16 27 67 1,052
5:00 PM 50 367 137 554 14 227 19 260 41 91 57 189 34 29 17 BO 1,083
5:15PM 64 406 67 537 18 240 33 291 39 90 63 192 32 20 28 80 1,100
5:30PM 67 339 114 520 17 229 29 275 37 103 76 218 40 37 21 98 1,109
5:45PM 48 329 98 475 11 263 22 296 34 81 68 183 31 25 21 77 1.031
TOTAL: 423 2,839 752 4,014 124 2,012 206 2,342 300 535 489 1.424 274 191 169 634 8414
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT ROAD & ORANGE BLOSSOM ROAD
HOUR AIRPORT ROAD ORANGE BLOSSOM ROAD INTER.
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOT T THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
n ':00 PN 194 1,398 336 1,928 64 1,053 103 1,220 149 270 225 644 137 80 52 299 4,091
4:15PM 202 1,445 3B9 2,036 69 1.006 92 1,167 155 308 215 678 124 89 86 299 4,180
4:30PM 211 1,500 387 2,098 73 990 100 1,163 159 311 228 698 113 84 95 292 4,251
4:45PM 235 1,482 406 2,123 71 975 107 1,153 154 342 247 743 130 102 93 325 4,344
5:00PM 229 1,441 416 2,086 60 959 103 1122 151 365 264 780 137 111 87 335 4,323
PEAK HOUR SUMMARY
-II
4:45 PM
LEFT
235
NORTHBOUND
THRU RIGHT TOTAL LEFT
1.482 406 2123 71
SOUTHBOUND
THRU RIGHT
975 107
TOTAL
1153
lEFT
164
ORANGE BLOSSOM ROAD
EASTBOUND WESTBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL
342 247 743 130 102 93 I 325
SECTION II
TOTAL - II
4,344 II
HOUR
BEGIN
AIRPORT ROAD
"~,,_."~-<--~,~-~._,_.._-"'~"-,._,----_._-~'~----_.-.
-
h TRANSPORTATION
K CONSULTANTS, INC.
DATE: January 8. 2008
DAY: TUESDAY
COUNT TIME: 4:00 PM. 6:00 PM
PEAK HOUR: 4:45 PM . 5:45 PM
INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM
ROAD
AIRPORT ROAD
2,882
66%
t I
1,153 1,729 N
. t
107 975 71
.J I '*
ORANGE BLOSSOM ROAD
1- 93
... ... 102 ...
444
..-. .j r 130 325
1,187 154 ....
27% ... 342 ... 1,144
...... 26%
743 247 "\
819
~ t ,.
235 1,482 406
~ Total Intersection Traffic
Percents (%) represent movement volumes 4,344
divided by the total intersectIon traffic . t
1,352 2,123
t
3,475
80%
FDOT TRAFFIC INFORMATION CD-
2006 PEAK SEASON CORRECTION
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ANNUAL GROWTH RATE
CALCULATIONS
ANNUAL GROWTH RATE CALCULATIONS
2007 ANNUAL
BASE YR TRAFFIC YRS OF GROWTH
ROADWAY SEGMENT TRAFFIC VOLUME GROWTH RATE
Airport Pulling Road N. of Orange Blossom Dr. 46,696 36,027 4 2.00%
S.ofSite 49,634 39,679 4 2.00%
Goodlette Frank Rd N. of Orange Blossom Dr. 20,522 20,263 5 2.00%
S. of Orange Blossom Dr. 20,193 23,346 5 2.94%
Orange Blossom Dr W.of8ite 9,074 11,446 4 5.98%
E. of Airport Pulling Rd 9,074 11,446 4 5,98%
1 All traffic volumes were taken from the 2007 Comer County Average Daily Traffic Report except the base
year volumes on Goodlette Frank Road which reflect 2002 volumes from the 2006
Collier County Average Daily Traffic Report due to the lack of data in 2003 and 2004.
~ In instances where the historical data indicates a reduction in traffic, a minimum annual growth rate of 1.0% was assumed.
SAMPLE GROWTH RATE CALCULATION
2007 ADT
Annual Growth Rate (AGR) -
Base Year ADT
^(1Nrs of Growth)
.1
AGR (Goodlatta Rd) =
23346
20193
^(114)
.1
AGR (Goodlette Rd) =
2.94%
RCS CAPACITY ANALYSIS RESULTS
~
--.--_.~.~_...._~~"-<---'----~--~._."'...,-_....-----_..--
ORANGE BLOSSOM DRIVE @
AIRPORT-PULLING ROAD
ShOli Report
Page 1 of 1
SHORT REPORT
1erallnformation Site Information
,.. ,dlyst RLP Intersection Orange Blossom @ Airport
Agency or Co. TR Transportation Area Type All other areas
Consultants
Date Performed 712012008 Jurisdiction Collier County
Time Period AM Peak Hour Anaiysis Year 2013 Background
Volume and TiminCllnout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1
Lane Group L T R L T R L T R L T R
Voiume (vph) 123 329 267 394 235 110 110 834 91 39 1340 156
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (PIA) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 25 0 0 10 0 0 5 0 0 10
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
f:arking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
king/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasina ExcL Left WB OnlV EW Perm 04 ExcL Left NB Onlv Thru & RT 08
Timing G = 11.0 G = 7.0 G - 27.0 G- G- 9.0 G = 6.0 G = 34.0 G=
Y - 6.5 Y= 0 Y - 6.5 y= Y - 6.5 Y= 0 Y - 6.5 Y-
Duration of Analvsis (hrs) = 0.25 Cvcle Lenqth C = 120.0
Lane Group Capacity. Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 129 346 255 415 247 105 116 878 91 41 1411 154
Lane Group Capacity 348 798 356 556 528 449 317 1691 528 133 1438 449
vie Ratio 0.37 OA3 0.72 0.75 OA7 0.23 0.37 0.52 0.17 0.31 0.98 0.34
Green Ratio 0.28 0.22 0.22 OA8 0.28 0.28 0.18 0.33 0.33 0.08 0.28 0.28
Uniform Delay d1 34A 39.9 43.0 21.7 35.5 33.0 43.3 32.2 28.3 52.6 42.7 34.1
Delay Factor k 0.11 0.11 0.28 0.30 0.11 0.11 0.11 0.12 0.11 0.11 OA9 0.11
I ncremental Delay d2 0.7 OA 6.8 5.5 0.7 0.3 0.7 0.3 0.2 1.3 19.3 0.5
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1,000 0.958 1.000 1.000 0.998 1.000
Control Delay 35.0 40.3 49.7 27.2 36.2 33.3 44.0 31.2 28A 53.9 61.9 34.6
Lane Group LOS 0 0 0 C 0 C 0 C C 0 E C
-'.
'proach Delay 42.7 30.9 32.3 59.1
I Approach LOS 0 C C E
II ntersection Delay 44.1 Intersection LOS 0
Copyright co 2007 University of Florida. All Righls Reserved
HCS+™ Version 5.3
Generated: 7/2112008 12:37 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k3B.tmp
7/21/2008
Page 1 of 1
- SHORT REPORT
- Site Information
3rallnformatlon
Analyst RLP Intersection Orange Blossom @ Airport
Agency or Co. TR Transportation Area Type All other areas
Consultants
Date Performed 712012008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2013 Bui/dout
Volume and Timing Inout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1
Lane Group L T R L T R L T R L T R
Volume (vph) 148 341 267 412 248 110 174 834 91 39 1394 172
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 25 0 0 10 0 0 5 0 0 10
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
- "king/Grade/Parking N 0 N N 0 N N 0 N N 0 N
,king/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasinq Excl. Left WB Onlv EW Perm 04 Excl. Left NBOrifv Thru & RT 08
Timing G- 11.0 G~ 7.0 G - 27.0 G- G~ 9.0 G- 6.0 G - 34.0 G~
Y~ 6.5 Y~ 0 Y - 6.5 Y~ Y~ 6.5 y~ 0 Y~ 6.5 Y~
Duration of AnalVsis (hrs\ ~ 0.25 Cvcle Lenath C ~ 120.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 156 359 255 434 261 105 183 878 91 41 1467 171
Lane Group Capacity 337 798 356 550 528 449 317 1691 528 133 1438 449
v/c Ratio 0.46 0.45 0.72 0.79 0.49 0.23 0.58 0.52 0.17 0.31 1.02 0.38
Green Ratio 0.28 0.22 0.22 0.48 0.28 0.28 0.18 0.33 0.33 0.08 0.28 0.28
Uniform Delay d1 35.9 40.1 43.0 22.1 35.8 33.0 45.1 32.2 28.3 52.6 43.0 34.5
Delay Factor k 0.11 0.11 0.28 0.34 0.11 0.11 0.17 0.12 0.11 0,11 0.50 0.11
Incremental Delay d2 1.0 0.4 6.8 7.6 0.7 0.3 2.6 0.3 0.2 1.3 28.9 0.5
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.958 1.000 1.000 0.998 1.000
Control Delay 36.9 40.5 49.7 29.7 36.6 33.3 47.7 31.2 28.4 53.9 71.9 35.1
-Lane Group LOS D D D C D C D C C D E D
Jproach Delay 42.8 32.4 33.6 67.7
Approach LOS D C C E
I ntersection Delay 48.0 Intersection LOS D
~hort Report
Copyright @ 2007 University of Florida. All Rights Reserved
HCS+™ Version 5.3
Generated: 7121/2008 12:39 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k4D.tmp
7/21/2008
,-,-""---,-~",~",",,,--,,,.,,---'-""'"~'-~~~'''''-'.''~''~._-----_..."-,-,~,------~.,._._-""---~..
Short Report
Page 1 of 1
SHORT REPORT
'erallnformation Site Information
'-. .dlyst RlP Intersection Orange Blossom @ Airport
Agency or Co. TR Transportation Area Type All other areas
Consultants Jurisdiction Collier County
Date Performed 7/20/2008
Time Period PM Peak Hour Analysis Year 2013 Background
Volume and Timino Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1
Lane Group L T R L T R L T R L T R
Volume {v ph) 235 521 377 198 155 142 296 1865 511 89 1228 135
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3. 4 3 3 4 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 20 0 0 15 0 0 25 0 0 10
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
P.;;lrking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
king/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasino Excl. Left EW Perm 03 04 Excl. Left NB Onlv Thru & RT 08
Timing G~ 8.0 G - 32.0 G- G- G- 9.0 G - 13.0 G - 32.0 G~
Y - 6.5 Y~ 6.5 y- y- Y - 6.5 Y = 0 Y~ 6.5 Y~
Duration of Analvsis (hrs) - 0.25 Cvcle Lenath C - 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 247 548 376 208 163 134 312 1963 512 94 1293 132
Lane Group Capacity 420 946 422 269 497 422 420 1903 594 133 1353 422
v/c Ratio 0.59 0.58 0.89 0.77 0.33 0.32 0.74 1.03 0.86 0.71 0.96 0.31
Green Ratio 0.39 0.27 0.27 0.39 0.27 0.27 0.24 0.38 0.38 0.08 0.27 0.27
Uniform Delay d1 31.2 38.2 42.3 37.0 35.4 35.3 42.4 37.5 34.6 54.2 43.3 35.2
Delay Factor k 0.18 0.17 0.41 0.32 0.11 0.11 0.30 0.50 0.39 0.27 0.47 0.11
Incremental Delay d2 2.2 0.9 20.4 13.1 0.4 0.4 7.0 29.2 12.4 15.8 15.2 0.4
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.920 1.000 1.000 1.000 1.000
Control Delay 33.4 39.1 62.8 50.1 35.7 35.7 49.3 63.7 47.0 70.0 58.5 35.6
Lane Group LOS C 0 E 0 0 0 0 E 0 E E 0
~roach Delay 45.5 41.6 59.0 57.2
"'pproach LOS 0 0 E E
Intersection Delay 54.4 Intersection LOS 0
Copyright tezaO? University of Florida, All Rights Reserved
HCS+ ™ Version 5.3
Generated: 712112008 12:44 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k83,tmp
7/21/2008
._-_._.-._~----_._._--~-,.--,.,-_._---_......,,--~"-~-_.._,~.,~._...
_..,.~,,~~--~~_.-,,-,_.,...--~-----,~._..-
Page 1 of 1
"- SHORT REPORT
. Site Information
lrallnformatlon
-
Analyst RLP Intersection Orange Blossom @ Airport
Agency or Co. TR Transportation Area Type All other areas
Consultants Jurisdiction Collier County
Date Performed 7/20/2008
Time Period PM Peak Hour Analysis Year 2013 Buifdout
Volume and Timlna Inout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1
Lane Group L T R L T R L T R L T R
Volume (vph) 348 571 377 217 171 142 372 1865 511 89 1292 154
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0,95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 20 0 0 15 0 0 25 0 0 10
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
-'king/Grade/Parking N 0 N N 0 N N 0 N N 0 N
...king/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
phasina Excl. Left EW Perm 03 04 Excl. Left NB Onlv Thru & RT 08
Timing G= 8.0 G = 32.0 G= G- G- 9.0 G = 13.0 G = 32.0 G=
y= 6.5 y= 6.5 y= y= Y - 6.5 y= 0 Y - 6.5 y-
Duration of Analvsis /hrs) ~ 0.25 Cvcle Lenath C = 120.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 366 601 376 228 180 134 392 1963 512 94 1360 152
Lane Group Capacity 405 946 422 249 497 422 420 1903 594 133 1353 422
v/c Ratio 0.90 0.64 0.89 0.92 0.36 0.32 0.93 1.03 0.86 0.71 1.01 0.36
Green Ratio 0.39 0.27 0.27 0.39 0.27 0.27 0.24 0.38 0.38 0.08 0.27 0.27
Uniform Delay d1 38.5 38.8 42.3 41.6 35.7 35.3 44.8 37.5 34.6 54.2 44.0 35.7
Deiay Factor k 0.42 0.22 0.41 0.43 0.11 0.11 0.45 0.50 0.39 0.27 0.50 0.11
I ncremental Delay d2 23.1 1.4 20.4 35.3 0.5 0.4 27.9 29.2 12.4 15.8 25.7 0.5
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.920 1.000 1.000 1.000 1.000
Control Delay 61.6 40.3 62.8 76.9 36.2 35.7 72.7 63.7 47.0 70.0 69.7 36.2
_Lane Group LOS E D E E D D E E D E E D
pproach Delay 52.4 53.2 62.0 66.6
Approach LOS D D E E
Intersection Delay 60.4 Intersection LOS E
;l1ort Report
Copyright CO 2007 University of Florida. All Rights Reserved
HCS+™ Version 5.3
Generated: 7/2112008 12:43 AM
file://C:\Documents and Settings\r1p\Local Settings\Temp\s2k7l.tmp
7/2112008
~_._"".",..,,-",.,..,.,...__..._...-.---,.._~_...
ORANGE BLOSSOM DRIVE @ FULL
SITE ACCESS
Two-Way Stop Control
Page 1 of 1
TWO-WAY STOP CONTROL SUMMARY
I- .Ierallnformation Site Information
IlAnalvst RLP Intersection ~;ange B/ossom Dr@Site
IlAQencv/Co. TR Transoortation ccess
urisdictlon Collier Countv
IDate Performed 7/20/2008
I\nalvsis Year 2013 Buildout
IAnalvsis Time Period AM Peak Hour
proiect Descriotion prooosed Growth Manaaement Plan Amendments
EastlWest Street: Oranae B/ossom Drive North/South Street: Full Site Access
Intersection Orientation: East-West Studv Period (hrs): 0.25
"ehicle Volumes and Adiustments
Maior Street Eastbound Westbound'
Movement 1 2 3 4 5 6
L T R L T R
Volume lveh/h\ 719 35 93 501
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 756 36 97 527 0
veh/h)
Percent Heavy Vehicles 0 -. - 0 .- . --
Median Type Undivided
RT Channelized 0 0
Lanes 0 1 1 1 1 0
Configuration T R L T
Upstream Sianal 0 0
'or Street Northbound Southbound
Jement 7 8 g 10 11 12
L T R L T R
Volumelveh/h) 13 37
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 13 0 38 0 0 0
veh/h)
Percent Heavy Vehicles 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 1 0 1 0 0 0
Configuration L R
Delav, Queue Lenath, and Level of Service
~pproach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R
v (veh/h) 97 13 38
C (m) (veh/h) 838 124 411
v/c 0.12 0.10 0.09
95% queue length 0.39 0.34 0.30
Control Delay (slveh) 9.9 37.4 14.6
S A E B
IApproach Delay (s/veh) - - 20.4
IApproach LOS .. - C
Copyright e 2007 University of Florida, All Rights Reserved
HCS+™ Version 5.3
Generated: 7/2112008 12:46 AM
file:IIC:\Documents and Settings\rlp\Local Settings\Temp\u2k92.tmp
712112008
--~---...,,,..-_.---.~,..~_..,...,-,_.,_.
Page 1 of 1
.-.., TWO-WAY STOP CONTROL SUMMARY
L. .lerallnformation Site Information
!Analvst RLP Intersection Orange Blossom Dr@Site
IAccess
IlAaencv/CO. TR Transoorletlon urisdictiDn Collier Countv
Date Performed 7/20/2008 nalVsis Year 2013 Bul/dout
I~nalvsis Time Period PM Peek Hour
Proiect Descriotion prooosed Growth Manaaement Plan Amendments
EastlWest Street: Oranoe Blossom DrIve North/South Street: Full Site Access
Intersection Orientation: East-West StudY Period (hrs\: 0.25
~ehicle ~olumes and Adiustments
Maior Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
N'olume (veh/h\ 1133 41 111 586
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 1192 43 116 616 0
veh/h)
Percent Heavv N'ehicles 0 -- -- 0 - -
Median Type UndivIded
RT Channelized 0 0
Lanes 0 1 1 1 1 0
Configuration T R L T
Upstream Sianal 0 0
'or Street Northbound Southbound
_vement 7 8 9 10 11 12
L T R L T R
1\I0lume (veh/h\ 56 163
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourl~\FloW Rate, HFR 58 0 171 0 0 0
veh/h .
Percent Heavy N'ehicles 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 1 0 1 0 0 0
Confiauration L R
Delav. Queue Lentlth and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R
v (veh/h) 116 58 171
C (m) (veh/h) 571 50 230
"/c 0.20 1.16 0.74
95% queue length 0.75 5.19 5.13
. ~ontrol Delay (s/veh) 12.9 310.2 55.5
)S B F F
IAPproach Delay (slveh) -- - 120.0
IApproach LOS - - F
fwo-Way Stop Control
Copyright 0 2007 University of Florida, All Rights Reserved
HCS+ ™ Version 5.3
Generated: 7/2112008 12:47 AM
file:IIC:\Documents and Settings\rlp\Local Settings\Temp\u2k96.tmp
7n1l2008
..---.......--..---
AIRPORT-PULLING ROAD @ RIGHT-
IN/RIGHT-OUT SITE ACCESS
Page 1 of 1
- TWO-WAY STOP CONTROL SUMMARY
C:._ ..erallnformation Site Information
nalvst RLP Intersection IAimort Rd @ Site Access
: \Qencv/Co. TR Transportation Jurisdiction Collier Countv
Date Performed 7/20/2008 lAnalvsis Year 2013 Buildout
Analvsis Time Period AM Peak Hour
Proiect Description proposed Growth Manaoement Plan Amendments
Easl/West Street: Airoort-Pullina Road North/South Street: Full Site Access
Intersection Orientation: North-South StudY Period (hrs): 0.25
~ehicle Volumes and Adjustments
Maior Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
lVolume (veh/h) 1099 2001 72
Peak-Hour Factor, PH F 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 1156 0 0 2106 75
veh/h)
Percent Heavy Vehicles 0 -- -- a -- --
Median Type Undivided
RT Channelized 0 0
Lanes 0 2 0 0 2 1
Configuration T T R
Upstream Sianal 0 0
I\Illnor Street Eastbound Westbound
'ement 7 8 9 10 11 12
L T R L T R
[Volume (veh/h) 24
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 25 0 0 0
veh/h)
Percent Heavy Vehicles 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 0
Confiauration R
Delav, Queue Lenath, and Level of Service
Approach Northbound Southbound Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration R
v (veh/h) 25
C (m) (vehlh) 277
v/c 0.09
95% queue length 0.29
Control Delay (s1veh) 19.3
')S C
.~proach Delay (s/veh) - - 19.3
[A:pproach LOS - -. C
two-Way Stop Control
Copyrlght@2007 University of Florida, All Rights Reserved
HCS+™ Version 5.3
Generated: 7/2112008 12:45 AM
file://C:\Documents and Settings\r1p\Local Settings\Temp\u2k89,tmp
7/2112008
Page 1 of 1
TWO-WAY STOP CONTROL SUMMARY
L .erallnformation Site Information
~nalvst RLP Intersection A/roort Rd (a) Site Access
AQencv/Co. TR Transoortation Jurisdiction Collier Countv
Date Performed 712012008 Analvsis Year 2013 Sui/dout
Analvsis Time Period PM Peak Hour
prOiect DesciiDtion prOOOsed Growth Menaoement Pian Amendments
EasUWest Street: Airoort-Pullina Road North/South Street: Full Site Access
Intersection Orientation: North-South StudY Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 1803 2748 104
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
~,ourl~tlow Rate, HFR 0 1897 0 0 2892 109
veh/h
Percent Heavy Vehicles 0 - -- 0 .- -
Median Type Undivided
RT Channelized 0 0
Lanes 0 2 0 0 2 1
Confiauration T T R
Upstream Sianal 0 0
iMJnor Street . Eastbound Westbound
'ement 7 8 9 10 11 12
L T R L T R
1V0lume (veh/h\ 83
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Houri~tlow Rate, HFR 0 0 87 0 0 0
veh/h
Percent Heavv Vehicies 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 0
ConfiQuration R
Delav. Queue Lenoth. and Level of ServIce
Approach Northbound Southbound Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration R
v (veh/h) 87
C (m) (veh/h) 163
/c 0.53
95% queue length 2.88
Control Delay (s/veh) 49.9
'0S E
,>proach Delay (s/veh) - - 49.9
IApproach LOS -- -- E
~wo-Way Stop Control
Copyright@2007 University of Florida. All Rights Reserved
HCS+™ Version 5.3
Generated: 7/2112008 12:46 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\u2k8D.tmp
7121/2008
TRIP GENERATION EQUATIONS
TRIP GENERATION EQUATIONS
ITALIAN AMERICAN PLAZA AND CLUBHOUSE
DISTRICT & AIRPORT ROAD/ORANGE BLOSSOM
COMMERCIAL SUBDISTRICT
ITE TRIP GENERATION REPORT, 7th EDITION
Land Use Weekday AM Peak Hour Weekday PM Peak Hour Weekday
Residential Ln (T) ~ 0.80 Ln (X) + 0.26 Ln (T) = 0.82 Ln (X) + 0.32
Condorrownhouse Ln (T) ~ 0.85 Ln (X) + 2.55
(LUC 230) 17%in I 83% out 33% in I 67% out
T - Trios, X - dwelling units
Lodge/Fraternal T~O_OI (X) T ~ 0.03 (X)
Organization I I T ~ 0.29 (X)
(LUC 591) 50% in 50% out 50% in 50% out
T - Trios, X - 1,000's so. ft. of Gross Floor Area
General Office Building Ln (T) = 0.80 Ln (X) +] .55 T = 1.49 (X)
(LUC 710) I I Ln (T) ~ 0.77 Ln (X) + 3.65
88%in ]2% out 17%in 83% in
T - Trios, X - 1,000's SQ. ft. of Gross Floor Area
Medical/Dental Office T ~ 2.48 (X) Ln (T) = 0.93 Ln (X) + 1.47
Bui]ding T = 36.13 (X)
(LUC 230) 79% in I 21%in 27% in I 73% out
T - Trios, X - 1,000's sq. ft. of Gross Floor Area
Drive.ln Bank T - 12.34 (X) I T - 45.74 (X) I T = 182.34 (X) + 256.87
(LUC 912) 56% in I 44% out I 50% in I 50% out I
T - Trips, X - ],OOO's sq. ft, of Gross Floor Area
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VANDERBILT BEACH RD "
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8" Water Main
Library
m
24" Sewer Main
, ?OSed AIrport/Orange Blossom
Commercial Sub-District
20" Sewer MaIn
\
16" Water Main
Legend
- Collier County Sewer Main
- Collier County Water Main
- Collier County Major Roads
Collier County Roads .oscoola
ill Coliier County YMCA
m Coliier County Libraries . BarmnCollier
-' Schools
o Subject Property
,. COLLIER COUNTY YMCA PINE RIDGE RD
o 500 1,000
2,000
3,000
4,000
Feet
DlX1A'NC
CONSULTING
..a. ....., ,..... JL.
.P1ll11J1ill!l .Vi...~lil:ltiOll
,QviIEngincering.Surveyillg.lMapping
Airport/Orange Blossom
Growth Management Plan Amendment
Public Facilities Map
Exhibit M
6.
N
Prepared By: VJPellegrino
Printing Date; April 18, 2006
File: T:\Projects\2006\06-0052_ Corradi
Ajport\Public~Facilities.mxd
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