CCPC Agenda 09/18/2008 GMP
Co~T _~ou.nt~ MINUTES & RECORDS
-,
MEMORANDUM
TO: Collier County Planning Commission
FROM: David Weeks, AICP, Planning Manager, Comprehensive Planning Department
DATE: September 10, 2008
RE: Deliverables for September 18, 2008 Adoption Hearing - GMP Amendments
Please find attached the following itemslor petition CPSP-2007-7 (on Consent Agenda/,
L CCPC Recommendations to be approved on 9/18/08 Consent Agenda
2, Map of Future Schools and Ancillary Facilities
3, Map of Existing Schools and Ancillary Facilities
4, Map of Public Facilities with School Co-location Opportunities
Please find attached the following items for petitions CP-2006-7 and 8 (continuedlrom August 29
hearing/,
L Supplemental Staff Report
2, 9/9/08 memo from Bob Duane of HoleMontes (attachment to Staff Report)
3. 9/9/08 memo from Russ Weyer of Fishkind & Assoc. (attachment to Staff Report)
4. Ordinance for CP-2006-7 reflecting it as part ()lthe combined Orange Blossom/ Airport Crossroads
Commercial Subdistrict
5. Ordinance for CP-2006-8 reflecting it as part of the combined Orange Blossom/ Airport Crossroads
Commercial Subdistrict
6. Exhibit "A" text of the combined Orange Blossom/Airport Crossroads Commercial Subdistrict
7. Exhibit "A" map of the combined Orange Blossom/Airport Crossroads Commercial Subdistrict
8. Exhibit "A" Future Land Use Map depicting the combined Orange Blossom/Airport Crossroads
Commercial Subdistrict
9. 9/1 0/08 memo from TR Transportation Consultants, Inc.
10. 9/9/08 memo and intersection analysis from TR Transportation Consultants, Inc.
II. Spreadsheet of Airport Road/Orange Blossom Drive intersection improvements cost analysis
(Exhibit A, Proposed Intersection Improvements)
12. Map of proposed Airport Road/Orange Blossom Drive intersection improvements
13. Aerial map of Airport Road/Orange Blossom Drive intersection and surrounding properties (Exhibit
B, Existing Conditions)
Please find attached the following itemsfor petition CPSP-2006-13 (continuedlrom August 29
hearing):
L Supplemental Staff Report
2. Section 5.04.04 of the LDC (attachment to Staff Report)
~, cc: Randy Cohen. AICP. Director, Comprehensive Planning Department
Joe Schmitt, Administrator, CDES Division
deliverables for 9-18-08 Adoption hearing
G:\Comprehensive\Comp. Planning GMP DATAIComp. Plan Amendments\2006 petitions
dw/9-10-D8
- --~--_. -...- .,.'-,. ",,_. .,-----,.-,----
.--. PETITION CPSP.2007.7
CCPC RECOMMENDATIONS ON THE SCHOOL CONCURRENCY
AMENDMENTS AND INTERLOCAL AGREEMENT TO BE APPROVED ON
THE SEPTEMBER 18, 2008 CCPC CONSENT AGENDA
", INTERLOCAL AGREEMENT
Definitions
1. Educational Facilitv - Delete the word "boards" and insert the phrase "the
School Board" to make definition consistent with Florida Statutes. [Revision is
from change sheet provided at the 8/29 public hearing.]
Educational Facilitv: Buildinos and e~uipment. structures and special
educational use areas that are built. installed or established to serve primarilv the
educational purposes and secondarilv the social and recreational purposes of the
community and which may lawfullv be used as authorized bv the Florida Statutes
and approved bv the School Board.
2. School District Five-Year CaDitallmDrovement Plan (CIP) - In the heading,
delete the reference to "a.k.a. Educational Facilities Plan, as defined in s.
1013.35, F.S." as the two documents are not synonymous. [Revision is from
change sheet provided at the 8/29 public hearing.]
School District Five-Year Capital Improvement Plan (CIP): School Dislrict's
annual comprehensive capital plannino document. that includes lono ranoe
plannino for facilitv needs over a five-vear. ten-year and twenty-year plannino
horizons. The adopted School District's five-year District Facilities Work Prooram
and Capital Budoet as authorized bv Section 1013.35 F.S.
Section 4.2
Insert "as a base for determining future student enrollment for each educational
facility" after the word "projections" in the first sentence, and delete the text
reference to COHORT Projection Waiver, as Waiver is no longer available
through the FDOE. [Revision is from change sheet provided at the 8/29 public
hearing.]
4.23.2 Student Enrollment Proiections. The School District Bear€! shall utilize
the Florida Department of Education (EDOE) five-year county-wide student
enrollment projections as a base for determinino future student enrollment for each
Educational Facilitv. The School Bear€! District may request that the EDOE
projections be adjusted to reflect actual enrollment and development trends not
anticipated by the EDOE projections. In formulatin@ SUGh a requm:t tlhe School
Bear€! District will shall coordinate. and reach aoreement. with the County Local
Governments on any adiustment{s) made to the five-year countywide
FDOE student enrollment proiections resultino from the use of
~-. development data. as reouired bv Section 1013.35 (2)(a)1. F.S. regardin@
futldre population projoGtions and @r.O'.vth. The pfive-year population and student
I
___'_M_ --- M____ "--" ~_.- ----.------
~ Section 8.5 (a)
Delete the term "educational plants" and insert the phrase "educational facilities
and/or sites" to clarify intent of provision. [Revision is from change sheet
provided at the 8/29 public hearing.]
8.5 +-.e Review Criteria. In reviewing and approving land use applications, rezoning
requests and development proposals DRls. the CellFlty Local Governments
will consider, if applicable, the following issues when r-oquesled by tho School
Beard:
(a) Providing schoel siloE; and facililios Educational Facilities and/or sites
within planned neighborhoods.
Section 12.2
Insert the term "Educational Facility" and delete the word "facility" to clarify
term/intent in the first sentence. [Revision is from change sheet provided at the
8/29 public hearing.]
Local Government Approval. Pursuant to Section 1013.33 (13). F.S.. a Local
Government mav not denv the site applicant based on adeouacv of the site plan as it
relates solelv to the needs of the Educational Facilitv...
- Section 12.3 (b)
Revise section to require the extension of the 2003 SBR ILA beyond its
expiration date in May 2009; and, remove reference to the declaratory judgment
as an option for resolving site planning issues between the School District and
Board of County Commissioners for all existing mapped and future educational
facilities approved under the 2003 SBR ILA.
(b) Expiration of the SBR Interlocal Aareement Between the County and the
School District.
The Countv and the School District aoree that prior to the expiration of the SBR
Interlocal Aoreement in Mav 2009. thev will neootiate in oood faith and use their
best efforts to develop another SBR Interlocal Aoreement. to be entered into
pursuant to Section 1013.33 (14) F.S. If the Countv and the School District are
unable to aoree on another SBR Interlocal Aoreement prior to the expiration of the
existino Aoreement then the 2003 SBR ILA expiration date shall be extended until:
( 1) such time as a new or amended SBR ILA is adopted to address site development
of the existino mapped sites and future sites approved under the 2003 SBR ILA: and.
(2) until the Countv. in coordination with the School District. is able to establish a new
process for the development of sitino criteria that encouraoes the location of public
schools proximate to urban residential areas to the extent possible. pursuant to
Section 163.3180 (13) (0) 2. F.S.. and adopts amendments to the Future Land Use
Element and map series. Immokalee area Master Plan and Golden Gate Area
~". Master Plan, to include new sitino criteria, consistent with Section 163.3177(6)(a).
F.S.
3
.~...- -_.- --.-.. --.-.--
-,
October 1 The School District shall submit to the Countv and Cities the District
Educational Facilities Plan and financiallv feasible Five-Year Capital
Improvement Plan. formallv adopted bv the School Board between Julv 1
and October 1 each vear.
)0- PUBLIC SCHOOL FACILITIES ELEMENT
Policy 1.4.1:
Insert "or a date as may be later approved by the Florida Legislature" after the
word "year" in the first sentence to avoid the need for a Growth Management
Plan amendment should the Florida Legislature change the December 1 deadline
in the future.
Policy 1.4.1:
No later than December 1 'I of each vear. or a date as mav be later established bv an
amendment to Florida law. the Countv shall adopt bv reference the School District's
annuallv updated and financiallv feasible Five-Year Capital Improvement Plan. as
identified in Policv 4.2 in the CIE of this Comprehensive Plan. and as formallv
adopted bv the School Board between Julv 1 and October 1 each vear.
Policy 1.4.3:
Revise policy to emphasize coordinated public school facilities planning,
~~" consistent with Florida Statutes.
Policy 1.4.3:
The Countv. in coniunction with the School District. shall coordinate the lono ranoe
public school facilities needs over the five and ten vear plannino periods with its
Comprehensive Plan. includino the Future Land Use Map and map series. to provide
sufficient land use cateoories proximate to residential development in which public
schools are allowed. and include criteria to encouraoe the location of schools
proximate to urban residential area to the extent possible. pursuant to
163.3177(6)(a). F.S.
)0- PUBLIC SCHOOL FACILITIES ELEMENT DATA AND ANALYSIS REPORT
Summary of Anticipated Ancillary Plant Needs (page 26)
Second paragraph, delete both references to "shown in Figure 7" as site
references are now noted in the map table. [Revision is from change sheet
provided at the 8/29 public hearing.]
The Northeast Maintenance/Transportation Satellite Facility is currently scheduled to
be completed during FY 2008/2009 for a total cost of approximately $6 million. The
District has not yet identified a location for this facility. though the facility will not likely
be more than 25 acres in size. Its anticipated location is northeast of the City of
- Naples. The Immokalee Maintenance/Transportation Facility is currently scheduled
to be completed by the end of FY 2009/2010, and will cost just over $10 million to
5
~"_,__._,__._. 'h_ ,,__ ~_...".. fi"..__'" _._..._"__~_h ...--..---
-- Map has been modified to correct mislabeled schools and to include schools
inadvertently omitted when School District maps were re-created by the County
(refer to attached map).
~ FIGURE 11 WITHIN THE PUBLIC SCHOOLS FACILITIES ELEMENT DATA
AND ANALYSIS REPORT
PUBLIC FACILITIES WITH SCHOOL CO-LOCATION OPPORTUNITIES MAP
Map has been modified to correct mislabeled schools and to include schools
inadvertently omitted when School District maps were re-created by the County
(refer to attached map).
'" INTERLOCAL AGREEMENT FOR PUBLIC SCHOOL FACILITY PLANNING
AND SCHOOL CONCURRENCY, CAPITAL IMPROVEMENT ELEMENT,
AND PUBLIC SCHOOL FACILITIES ELEMENT
Grammatical changes, changes to sentence structure, consistency of dates,
consistent reflection of CCPC-directed revisions (e.g. "... provided such adoption
does not affect the Local Governments' ability to maintain a financially feasible
CIE for the current five-year planning period.") and other revisions that do not
change the meaning or intent of the respective provisions, as needed, throughout
.- the documents listed.
" FUTURE SCHOOLS AND ANCILLARY FACILITIES MAP AND PUBLIC
FACILITIES WITH CO-LOCATION OPPORTUNITIES MAP
Revise Map Note to reflect that all mapped and future facility sites approved under
the 2003 SBR ILA shall comply with all provisions of that Agreement, as noted
below.
Map Note: This map depicts sites for future school facilities, as required by Chapter
163, F.S. and Rule 9J-5, F.A.C. These sites have been deemed consistent with the
locational criteria established by the School Board Review (SBR) Interlocal Agreement
(ILA), adopted on May 15, 2003 by the District School Board and on May 27,2003 by
the Board of County Commissioners, and subsequently adopted in the Future Land Use
Element. golden Gate Area Master Plan, and Immokalee Area Master Plan.
Development of these sites shall comply with all provisions of the 2003 SBR ILA until
such time as the SBR ILA is amended.
" FUTURE LAND USE ELEMENT AND MAP SERIES (refer to attached
maps)
Revise Policy 5.14 to reflect extension of 2003 SBR ILA expiration date until such
time as the SBR ILA is amended; and, revise map series to reflect revised map note
.-- to extend SBR ILA expiration date and to correct mislabeling/omissions. etc.
7
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.- and as contained in the FLUE, GGAMP, or lAMP, as applicable, and are allowed
within the existing zoning district on the property. These sites are depicted on the
Future Land Use Map Series and Public School Facilities Element Map Series.
f'.s consistoncy is achieved for the remaining sites, via flJtur-e GMP amondmont&
and/or zoning amendments and/or conditional lJse appro'/als, these sites will be
added to tho FutlJro Land Use Map Scrim;. Development of the mapped sites
shall be subject to the provisions of the twe oeneral Interlocal Agreements
adopted in accordance with Sootions 163.3177(6)(h) and 163.31777, Florida
StaMes, on May 15, 2003 by the Collier County School Board and on May 27,
2003 by the Board of County Commissioners, and as subseouentlv amended
and restated, with an effective date of December 2008. and subiect to the
implementino land development reoulations to be adopted: and, shall be subiect
to the School Board Review (SBR) Interlocal Aoreement. adopted on Mav 15.
2003 bv the Collier Countv School Board and on Mav 27, 2003 bv the Board of
Countv Commissioners. until such time as the SBR ILA is amended. and subject
to the implementing land development regulations to bo adopted.
d. Future sites for public educational plants and ancillary plants: As additional sites
for educational plants and ancillary plants are acquired by the Collier County
School Board and deemed to be consistent with the FLUE, GGAMP, or lAMP, as
applicable, and allowed by existing zoning on the site, these sites will be added
to the Future Land Use Map Series and Public School Facilities Element Map
Series, as provided for in the twe oeneral Interlocal Agreements~ adopted if!
accordanco ,,"ith Soctions 163.3177(6)(h) and 163.31777, Florida Statutos, on
-- May 15, 2003 by the Collier County School Board and on May 27,2003 by the
Board of County Commissioners, and as subseouentlv amended and restated.
with an effective date of December 2008, and subiect to the implementino land
development reoulations to be adopted; and. shall be subiect to and the School
Board Review (SBR) Interlocal Aoreement. adopted on Mav 15. 2003 bv the
Collier Countv School Board and on Mav 27. 2003 bv the Board of Countv
Commissioners. until such time as the SBR ILA is amended. Future
development of these sites will be subject to the provisions of the twe
aforementioned oeneral Interlocal Agreements and SBR Interlocal Aoreement,
and subject to the implementing land development regulations to bo adopted,
Prior to site acquisition, the Collier County School District will provide notification
to property owners as follows: 1) for sites located within the Urban Designated
Area of the Future Land Use Element of the Growth Management Plan, notices
shall be sent to all owners of property within 500 linear feet of the property lines
of the site under consideration for acquisition; 2) for sites not located within the
Urban Designated Area of the FLUE of the Growth Management Plan, notices
shall be sent to all owners of property within 1,000 linear feet of the property lines
of the site under consideration for acquisition. At the public hearing to consider
the land acquisition, all public commentary received as a result of these notices
will be provided to the Collier County School Board.
e. Zoning district provisions for future educational plants: Except to the extent that
such would be in conflict with the Rural Fringe Mixed Use District adopted on
June 19, 2002, or the Rural Lands Stewardship Area Overlay adopted on
October 22, 2002, all future educational plants shall be allowed in zoning districts
- as follows:
9
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educational plants and ancillary plants, within the lAMP area, are depicted on the
Future Land Use Map Series in the countywide FLUE and on the Public School
Facilities Element Map Series, and referenced in FLUE, Policy 5.14 and
Intergovernmental Coordination Element, Policy 1.2.6. All of these sites are subject
to the !we oeneral Interlocal Agreement6~ adopted in aGGordanGe with Soctiom;
1€l3.3177(€l)(h) and 1€l3.31777, Florida Statutos, on May 15, 2003 by the Collier
County School Board and on May 27, 2003 by the Board of County Commissioners,
and as subseouentlv amended and restated. with an effective date of December
2008, and subiect to the implementino land development reQulations to be adopted:
and. shall be subiect to the School Board Review (SBR) Interlocal Aoreement.
adopted on Mav 15. 2003 bv the Collier Countv School Board and on Mav 27.2003
bv the Board of Countv Commissioners. until such time as the SBR ILA is amended.
and subject to the implementing land development regulations to be adoptod. All
future educational plants and ancillary plants shall be allowed in zoning districts as
set forth in FLUE Policy 5.14.
11
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SUPPLEMENTAL STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION
COMPREHENSIVE PLANNING DEPARTMENT
CORBY SCHMIDT, AICP, PRINCIPAL PLANNER
HEARING DATE: SEPTEMBER 18, 2008 (Continued from August 29, 2008)
SUBJECT: 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS -
PETITIONS CP-2006-7 AND CP-2006-B ONLY
(Adoption Hearing)
ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP
AND MAP SERIES
This staff report supplement addresses only two petitions, both of which were continued from
the August 29 CCPC 2006 Cycle GMPA hearing, petitions CP-2006-7 and CP-2006-8. This staff
report supplements its parent staff report, which also addressed petitions CP-2006-7 and CP-
~- 2006-8 only.
CCPC ADOPTION RECOMMENDATION and COMMENTS: At their August 29, 2008 hearing,
the CCPC, by consensus vote, recommended that modifications be prepared, recognizing
changes made since Transmittal hearings, including combining the two proposed subdistricts
into the single, Orange Blossom/Airport Crossroads Commercial Subdistrict, as noted herein,
and as proposed by petitioners' agents - (vote: 5/0) subject to text revisions appearing below,
and the following:
(1) Intersection work is to be under construction before a building permit is issued, and is
to be completed before the issuance of a certificate of occupancy (CO);
(2) Separate the responsibility for contributing to the cost of intersection improvements to
each individual party, as entry now reads like one party's delay in entering into a DCA
could hold up the others' on-site development;
(3) Address FDOT question/concern in our ORC Response document, properly
dismissing comments regarding consideration of traffic impacts extending to US 41 and
1-75;
-- rSinole underline I siR!)le strike tRre~!)h entries denote August 29 CCPC consensus action for formal
Adoption consideration on September 18.]
- 1 -
----- .""~ --- ...--- -._-
(4) CP-06-7 attorney, Rich Yovanovich's suggested reVISions, including; how the
vehicular interconnection is required "when it becomes available" between the one
property and the other; scrutinize value of the phrase, "to minimize the impacts on the
surrounding street system" in subsection (c); consider timing required by the phrase,
"construction per the approved plan must be completed before the issuance of
any certificate of occupancy" in subsection (d); consider timing required by the phrase,
"prior to a certificate of occupancy can be issued' in subsection (e); scrutinize value
of the provision, "All principal buildings shall be set back a minimum of one (1) foot
from the Subdistrict boundaries for each foot of building height." as subsection (f);
and, the use of the term, "interconnections" need not be in plural form;
(5) Staff directed to consider and use best planning discretion to revise/remove the
setback standards entry from Subdistrict provisions. Parcel 2 subsection (d)(iii); and
whether the height limitation, from same subsection, should apply to entire Subdistrict, or
revise/remove it;
(6) Prior to further CCPC adoption consideration, CP-06-7 and CP-06-8 agents will
prepare and submit to Transportation Planning staff a unified analysis, design, funding
and construction plan for Orange Blossom Drive-Airport Road intersection
improvements. Such plan must sufficiently accommodate project traffic through
intersection design, including additional background failures as part of that
design and be accepted by the Transportation Planning Director; and provide and
present the accepted improvements plan (as it now appearJ as part of tbe supplemental materials
prOl'zded toyouforyourSeptember /8 Adoption heari,!v to the CCPC;
(7) Prior to further CCPC adoption consideration, CP-06-8 marketing consultant, Russ
Weyer of Fishkind & Associates will prepare, submit to staff (and present) substantiating
materials/text document (a.r it now appears as part olthe mpp/emental materia!r promded to you for
your September /8 Adoption bearing) to show justification for utilizing the analysis method
which bases office allocation needs on a 2: 1 ratio, particularly highlighting how this
number/relationship was derived, and how it has been tailored to local area in their
Office Needs Analvsis; and,
(8) Revise language to the Subdistrict provisions, reflecting changes presented by the
applicant's agent and as made part of the motion, including a general reference to
fraternal and civic associations other than the Italian American Club, the deletion or
revision to, subsections (c)(v) and (d)(v) (aJ tbey now appear below). Such revision may
include the phrase "sufficient to accommodate its project traffic through intersection
design, and its additional background failures as part of that design".
ISinole underline / single strike tRre~gh entries denote August 29 CCPC consensus action for formal
Adoption consideration on September 18.]
- 2-
C. Urban Commercial District
[Page 63]
11. Orange Blossom/Airport Crossroads Commercial Subdistrict
This Subdistrict consists of two parcels comprising approximately 10 acres and is located on the
southwest corner of Orange Blossom Drive and Airport Road. This Subdistrict allows for
existing institutional uses, such as the Italian American Club clubhouse or another fraternal or
civic association, future institutional uses for a school, and limited commercial, professional and
general offices, and similar uses to serve the nearby community, along with senior housing in
the form of an Assisted Living Facility, Continuing Care Retirement Center, or other similar
housing for the elderly.
Development intensity for this Subdistrict shall be limited to a maximum of 74,000 square feet of
gross leasable area for financial institutions, schools, professional, medical and general offices,
adult and child day care, personal and business services, and a maximum of 20,000 square feet
for the clubhouse facility, all of which uses are allowed by right or by conditional use 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 of each parcel 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 Collier County 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. An Orange Blossom Drive - Airport Road intersection improvements plan sufficient to
accommodate proiect traffic and additional backoround failures throuoh intersection
desion. must be approved prior to any development order approval. A development
order shall not be approved unless it is made subiect to a Development Contribution
Agreement with the Collier County Board of County Commissioners reouirino the
propertv owner of each parcel to pay a proportionate share of the cost of improvements
to Orange Blossom Drive and the intersection of Orange Blossom Drive and Airport
Road, as mitigation for their impacts to the intersection and local street network.
Construction per the approved Orange Blossom Drive - Airport Road intersection
improvements plan must commence prior to the issuance of a buildino permit for a
parcel and be completed prior to the issuance of any certificate of occupancy.
c. /\11 JlrinsiJlal buildings shall bo sot bacl'. a minimum of one (1) foot from tho SubElistrict
bounElaries for each foot of building height.
rSinole underline I single strike threugR entries denole August 29 CCPC consensus action for formal
Adoption consideration on September 18.]
-3-
.-.--.-" _"_._.__~_w~_ .- -"-~~._.,_.__...~--- ....._,--',-- --.~~,,~._---_.-
c. Parcel 1
This approximately 5-acre parcel is located on the southwest corner of Orange Blossom
Drive and Airport Road. This parcel is limited to a maximum of 34,000 square feet of gross
leasable area for financial institutions, schools, professional, medical and general offices,
and personal and business services, in addition to a maximum of 20,000 square feet for the
clubhouse facility. Parcel 1 is governed by the additional following critcria reouirements:
i. Pedestrian interconnections to access Parcel 2 and property immediately to the west
must be pursued by the property owner, and incorporated into the overall site design.
ii. Vehicular interconnection with Parcel 2 must be secured with a formal commitment.
and is required when it becomes available, particularly to provide southbound traffic
direct egress onto Airport Road. Traffic and f3arl(ing Vehicular use areas, buildings and
structures, landscape buffering and open areas space, and other uses shall be designed
in such a manner that does not impede or interfere with access to or from the adjacent
parcel to the south.
iii. Discontinuing any use of, and physically closing off, The existing easternmost
vehicular access drive onto Orange Blossom Drive must bo complotcd shall be removed
or permanentlv closed-off by the property owner seforo prior to the issuance of anY
certificate of occupancy can bo isslJod for any further development or redevelopment of
the site.
iv. Development within Parcel 1 shall have common site, signage and building
architectural elements, including on-site directional signs assisting motorists toward
southbound egress through Parcel 2 onto Airport Road.
'I. Tho intensity of usos within Pursel 1 sRall so limited sy the maximum Trip GenoFation
equi'/alent to 171 total PM f3oal\ net new trif3s, as cnumemtes sy tRe TR Tr-ansJlertation
Consultants, Inc. Traffic ImJlact Statement sated July 21, 2908.
d. Parcel 2
This approximately 5-acre parcel is located on the west side of Airport Road, approximately
330 feet south of the intersection of Airport Road and Orange Blossom Drive. This parcel is
limited to a maximum of 40,000 square feet of gross leasable area for financial institutions,
professional, medical and general offices, adult and child day care, personal and business
services, and an Assisted Living Facility, Continuing Care Retirement Center, or other similar
housing for the elderly. Parcel 2 is governed by the additional following critoria
re~uirements:
rSinale underline / single strike IRreugh entries denote August 29 CCPC consensus action for formal
Adoption consideration on September 18.]
- 4-
i. Pedestrian interconnections to access Parcel 1 and properties immediately to the
south and to the west must be pursued by the property owner, and incorporated into the
overall site design.
ii. Vehicular interconnection with Parcel 1 must be secured with a formal commitment.
and is required when it becomes available, particularly to provide eastbound traffic direct
egress onto Orange Blossom Drive. Traffio and parking Vehicular use areas, buildings
and structures, landscape buffering and open areas space, and other uses shall be
designed in such a manner that does not impede or interfere with access to or from the
adjacent parcel to the north.
iii. .'\11 prinoipal buildings shall bo sot baok a minimum of fif4een (Hi) feet. Commoroial,
professional and !,jeAoral offioes, or other uses shall bo limited to three stories.
iv. Development within Parcel 2 shall have common site, signage and building
architectural elements, including on-site directional signs assisting motorists toward
northbound egress through Parcel 1 onto Orange Blossom Drive.
v. Tho intensity of uses within Parcel 2 shall bo limited by the maximum Trip Goneration
equivalent to 203 total PM poal~ net new trips, as enumerated by tho TR Transportation
Consultants, 11'10. Traffio Impaot Statement datod 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
11. Orange BlossomlAirport Crossroads Commercial Subdistrict
. add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts.
FUTURE LAND USE MAP SERIES
[added next in order]
Orange Blossom/Airport Crossroads Commercial Subdistrict
. 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.
rSinale underline / siRllle stril,e threUllh entries denote August 29 CCPC consensus action for formal
Adoption consideration on September 18.]
- 5-
----- --".--.---'.'. ."",~-"._--',...,._. --------
I. URBAN DESIGNATION
[Page 27]
Orange BlossomlAirport Crossroads 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]
Orange BlossomlAirport Crossroads Commercial Subdistrict
add name of that inset map in the FLUE where FLUM Series is listed.
[Planning Commissioners: Please note that the CP-2006-7 agent is not in full agreement with
the revisions appearing above, and has prepared a memo to that effect with his version
suggesting alternative revisions. Not all of the agent's suggested revisions were part of the
August 29 CCPC motion and decision. and as a consequence, the proposed Subdistrict
provisions appearing above do not include them. This memo, provided by Robert Duane, AICP
is included as part of the supplemental materials provided to you for your September 18
Adoption hearing.]
G:\ComprehensiveIComp. Planning GMP DATAIComp. Plan Amendmenls\2006 Cycle Petitions\CP-2006-7c FLUE combining 06-7 & 06-8
SubdistriclslStaff Reports\Supplemenlal cepe Adoption Staff Report - for 06-7c
fSinele underline I sin!jle stril<e thro~!jh entries denote August 29 CCPC consensus action for formal
Adoption consideration on September 18.]
- 6-
- HNI MEMORANDUM
HOLE MONTES
ENGINEERS, PlANNERS. SURVEYORS
To: Corby Schmidt
cc: Ren Morani
Richard Yovanovich, Esquire
Robert L. Price, PE
From: Robert L. Duane, A.I.C.P.
Date: September 9, 2008
Subject: CP-2006-7 Italian American Clubhouse
HM File No. 2006.019
Attached is your most recent informal draft with our suggested revisions (which are in italics,
added language is underlined, deleted language is stricken-through) regarding the Orange
Blossom Drive/Airport Road crossroads subdistrict.
C V~b'ln Comme~ci'll District Ip'lge 63)
11. O~qnge Blossom/Ai~port (wsswqds (omme~ciqI5ubdistrid
Revised: socia! and fl-atema! c,c:st!.?g institution'll uses. to this paragraph to reflect CCPC
discussions.
. Deleted language in paragraph (b.) below, (strike through/italics) pertaining to additional
background facilities through the intersection. The rationale is that the property owners
shall be responsible for their fair share. The county should be responsible for providing
capacity for additional background traffic.
. Added language in paragraph (b.) (underline/italics) that the clubhouse can proceed prior
to the initiation or completion of improvements to the intersection of Orange Blossom
Drive and Airport Road. The office building, however, would need to have
improvements initiated before construction would commence.
. The rationale is that the Italian American Clubhouse is an existing use and they need to
replace the existing facility as soon as practical to carryon the function of the clubhouse
and the community at large.
. Additional language has been added to paragraph (b.) that the property owners can
initiate their improvements on their own. This was part of the CCPC motions.
G:\Comprehensive\Comp. Planning GMP DAT A\Comp. Plan Amendments\2006 Cycle Petitions\CP-2006-7c FLUE combining 06-7 & 06-8
Subdistricts\Supplemental Adoption Materials\CS 080909 memo accompanying subdistrict.doc
--.- ,~,,-,-,,-,'''''<<~.''-'-'-- ..-.,,------....-.-- -~-~----
b. An Oronge Blossom Dflve - AIrport Rood intersectIon Impwvements pion suFFicIent to
occommodate pWlect haltic. J::d :;dJd:6YiJ/ !Y:df!:es:;J .0:i,..:c:; tf:liS~Y/1 ::';f(':"xf:a;; dcs:y':;.
l'llii!2f .17:: Jfrcw&! "':0: te :;::;. ,f{xciCp''''':lt 3:4/('1 :;fp:m-:;/ A development orqer sholl not be
opproved unless sublect to a Development ConhIbutIon Agreement with the Collier County
Board of County CommISSIoners re'1l11f1ng the property owner of each parcel to p"y 0
proportIonote sh"re oFthe cost oFImprovements to Oronge Blossom Drive ;lnd the IntersectIon of
Oronge Blossom DrIve ond AIrport ROod. "s mItIgotIon For theIr Imp"cts to the Intersection ond
locol sheet network. ConshuctIon per the opprovcd Oronge Blossom Dflve - Airport Rood
IntersectIon Improvements pion must commence pflOl to the Issuance of a buildIng permit For a
parcel and be completed pflor to the ISsuonce of "ny certihcote of occuponcy. floweve/ tlg;
COlJstructlO1J of tile 20.0.0.0. 5'1UJte lOot dub/lousc does lIot te'lwi-e tlic COllstructlO1J Ot tllc
//JIt;jt;OII of tlic OtJI1<jC Blossom Dnve/A/tood ROJJ mtc/5cctlOlJ /mO!ovcmcIJfs /" JJdtf/oll
tliC NO/lCdv OWllet mJV cOllstruct tile /mowvcme"ts OIJ hclMlfoftlle COUll tv Jlld he tellnhw~cd
Itom JII N~/ec6 uttI/Zillg tlic /f77pWVcmcllt5. [NOTE: THIS SUBSECTION IS ALSO THE ENTRY
LI KEL Y TO REPLACE THE 2 SPECIFIC "TRIP GENERATION" ENTRIES IN THE ORC
RESPONSE.]
G:\Comprehensive".Comp. Planning GMP DA T A\Comp. Plan Amendments\2006 Cycle Petitions\CP-2006- 7c FLUE combining 06-7 & 06-8
Subdistricts\Supplemental Adoption Matenals\CS 080909 memo accompanying suhdistrictdoc
FISHKIND
& ASSOCIATES
....
...
..
.
MEMORANDUM
TO: Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM: G. Russell Weyer G. Russell Digitally signed by G, Russell Weyer
DN: cn=G. Russell Weyer. c=us,
Senior Associate Weyer o=Fishkind & Associates, Inc.,
email=russw@fishkind.com
Date: 2008.09.09 15:47:59 -04'00'
SUBJECT: Explanation of 2.0 allocation ratio
DATE: September 9, 2008
VIA: Corby Schmidt, Principal Planner, Collier County Comprehensive Planning
At your request. the following is an explanation of the 2.0 allocation ratio used in the
data and analysis reports we provide to the County during Comprehensive Plan land
use changes.
The explanation begins with the data and analysis requirements in Rule 9J-5 (2). The
rule states the following (with our emphasis added):
"(2) Data and Analyses Requirements.
(a) All goals, objectives, policies, standards, findings and conclusions within the
comprehensive plan and its support documents, and within plan amendments and their
support documents, shall be based upon relevant and appropriate data and the
analyses applicable to each element. To be based on data means to react to it in an
appropriate way and to the extent necessary indicated by the data available on that
particular subject at the time of adoption of the plan or plan amendment at issue. Data
or summaries thereof shall not be subject to the compliance review process. However,
the Department will review each comprehensive plan for the purpose of
determining whether the plan is based on the data and analyses described in this
chapter and whether the data were collected and applied in a professionally
acceptable manner. All tables, charts, graphs, maps, figures and data sources, and
their limitations, shall be clearly described where such data occur in the above
documents. Local governments are encouraged to use graphics and other techniques
for making support information more readily useable by the public.
---..---..---....... -...., -,~,,,...
(b) This chapter shall not be construed to require original data collection by local
government; however, local governments are encouraged to utilize any original data
necessary to update or refine the local government comprehensive plan data base so
long as methodologies are professionally accepted.
(c) Data are to be taken from professionally accepted existing sources, such
as the United States Census, State Data Center, State University System of
Florida, regional planning councils, water management districts, or existing
technical studies. The data used shall be the best available existing data, unless the
local government desires original data or special studies. Where data augmentation,
updates, or special studies or surveys are deemed necessary by local
government, appropriate methodologies shall be clearly described or referenced
and shall meet professionally accepted standards for such methodologies.
Among the sources available to local governments are those identified in "The Guide to
Local Comprehensive Planning Data Sources" published by the Department in 1989.
Among the sources of data for preliminary identification of wetland locations are the
National Wetland Inventory Maps prepared by the U.S. Fish and Wildlife Service.
(d) Primary data sources such as United States Census reports, other government
data documents, local computerized data, and original map sheets used to compile
required maps need not be printed in their entirety within either the support documents
or the comprehensive plan. Summaries of support documents shall be submitted to the
Department along with the comprehensive plan at the time of compliance review to aid
in the Department's determination of compliance and consistency. As a local alternative
to providing data and analyses summaries, complete data and analyses sufficient to
support the comprehensive plan may be submitted to the Department at the time of
compliance review. The Department may require submission of the complete or more
detailed data or analyses during its compliance review if, in the opinion of the
Department, the summaries are insufficient to determine compliance or consistency of
the plan.
(e) The comprehensive plan shall be based on resident and seasonal population
estimates and projections. Resident and seasonal population estimates and projections
shall be either those provided by the University of Florida, Bureau of Economic and
Business Research, those provided by the Executive Office of the Governor, or shall be
generated by the local government. If the local government chooses to base its plan on
the figures provided by the University of Florida or the Executive Office of the Governor,
medium range projections should be utilized. If the local government chooses to base
its plan on either low or high range projections provided by the University of Florida or
the Executive Office of the Governor, a detailed description of the rationale for such a
choice shall be included with such projections,"
A variety of studies are used when we undertake a needs analysis within the State of
Florida. They are basically broken down into three categories depending on the type of
land use being studied. They are residential needs analysis, commercial needs
analysis and a peculiar needs analysis that economically does not fit the standard
residential and commercial models.
Our analysis has evolved over time with input primarily coming from County Staff with
regard to the analysis at hand. In looking at comprehensive plan changes, we first must
collect the data that goes into the analysis. That data includes population estimates,
existing inventory, approved inventory and potential inventory.
With regard to population estimates, we generally try to use the population data that is
used by the County when and where it is available. Our second source is the
population data from the Bureau of Economic and Business Research (BEBR) at the
University of Florida. Our third source is I-Site, Site Selection Software, produced by
GeoVue, Inc. These estimates and projections are compiled by Applied Geographic
Solutions, Inc. AGS uses historic Census data from 1970, 1980, 1990, and 2000;
USPS and commercial source ZIP+4 level delivery statistics; Census Bureau population
estimates and projections at varying levels of geographic detail; Internal Revenue
Service statistics on tax filers and year-to-year migration; as well as the Census
Bureaus Current Population Survey,
The next required data set pertains to the particular land use we are analyzing. We
primarily utilize the Collier County Property Appraiser data to determine the existing
inventory of that particular land use, the approved inventory of that land use and finally
all of the lands on the Future Land Use Map that have potential for that particular land
use. We have also used data sources provided by Collier County staff such as the
commercial inventory list and the planned unit development list.
We then use a variety of models from retail demand gravity models to office
employment demand models to determine the current and future demand for the land
use type in the designated market area. The future demand generally looks out to the
Comprehensive Plan's horizon year, which is currently either 2030 or 2035 depending
on the jurisdiction's comprehensive plan and growth management plan horizon year
requirements.
It is at this point of the analysis that has caused an anomaly in determining a true
economic supply and demand result. On the supply side, it is relatively easy to
determine the amount of existing and approved supply from the property appraiser data.
The difficulty lies in the vacant non-approved potential lands. The staff has required us
to take all of those lands that have a commercial or residential overlay on them and
include them as supply by putting a floor area ratio figure to the acreage.
The issue becomes apparent when all of the lands that are not in the existing or
approved category are included in the particular land use analysis. By putting all of the
potential lands in the supply category, the assumption is that all of that land would be
developed as that particular land use and nothing else. For example in the case of the
Airport-Corradi parcel, there were 117 potential commercial parcels totaling 270.68
acres in the 20 minute drive time market (Table 1 on the next page). Those parcels
represent a potential of 1,469,723 square feet of office space.
>>
-",,- ".=--_.-
Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Office
Space in Project's Market
Existing
# of Parcels 340
Acres 457.97
Square Feet 2.549,138
Vacant
# of Parcels 523
Acres 1092.59
~uare 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
Source: Collier County Property AppraIser
*Assumed 5,430 square feet per acre based on market average
The flaw in that representation is all of those vacant approved parcels and parcels
designated by the FLUM as having the potential to be developed as office in reality also
have a potential to be retail space or some other commercial use. The same parcels
are also counted as competing supply when a commercial needs analysis is performed
for another commercial use. Essentially they are double counted in both analyses when
they will actually be developed as the market demand dictates. A general economic
principal states that all markets are efficient and that supply for the most part is
generated as demand dictates. It is a rare situation where supply generates demand.
In response to this conundrum, Dr. Hank Fishkind developed the allocation ratio as a
means to offset some of the potential lands being developed as other uses, The
allocation ratio measures the amount of additional acreage required in relation to the
directly utilized acreage to assure proper market functioning in the sale, usage and
allocation of land. The additional acreage is required in order to maintain market level
pricing and to account for the likelihood that certain lands will not be placed on the
market for sale during the forecast horizon, or may be subject to future environmental or
other constraints, Thus, the lands allocated in the FLUM should be considerably
greater than those that will actually be used or developed.
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.
- The increased acres will maintain flexibility within the comprehensive plan, keep prices
reasonable by not constraining land supply, and compensate for lands which may be
unavailable for sale or subject to environmental or other development constraints.
Growth management practices have suggested that the greater the time horizon of the
comprehensive plan, the greater the allocation ratio needed to maintain flexibility of the
comprehensive plan. Other factors that influence the residential acreage allocation ratio
are the nature and speed of the developing area and the area's general exposure to
growth trends in the market. Fishkind believes that to ensure proper flexibility in the
comprehensive plan of a rapidly growing county like Collier, a commercial allocation
ratio in the range of 2.0 is necessary to maintain planning flexibility and to account for
the double counting of land uses.
Although the allocation ratio figure has fluctuated over time depending who is reviewing
the amendment at the state level, Fishkind's recent experience with the Florida
Department of Community Affairs indicates that the DCA has seen and approved
allocation ratios in the 1,8 to 2.4 range and in some cases even larger allocation ratios
for longer forecast horizons. Otherwise, if allocation ratios are not used in the analysis,
then an appropriate breakdown of the potential lands between the various land use
types needs to be undertaken in order to more accurately analyze the need for a
comprehensive land use change.
-- . "_'~_.rn ..".. -- ,.,.-,'" ~_._-~---
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 Section 163.3161, et. seo., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Robert L. Duane of Hole Montes and Associates requested an amendment
to the Future Land Use Element and the Future Land Use Map and Map Series to change the
Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a
new subdistrict entitled the Orange Blossom/Airport Crossroads Commercial Subdistrict, within
the Urban Commercial District, and to make a corresponding text change to allow for a 20,000
square foot clubhouse, and up to 34,000 square feet of gross leasable area for financial
institutions, schools, professional and medical 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 Airport-Pulling Road (CR 31) and Orange
Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida
consisting of 5:t acres; and
WHEREAS, Collier County did submit this Growth Management Plan amendment to the
Department of Community Affairs for preliminary review on May 12,2008; and
WHEREAS, the Department of Community Affairs did review the amendment to the
Future Land Use Element and Future Land Use Map and Map series, to the Growth
Management Plan and transmitted its findings in writing to Collier County within the time
provided by law; and
Words underlined are additions; words struck thrslJgh are deletions 1
,"V, --;--"- ".-.----
WHEREAS, Collier County has 60 days from receipt of the Objections,
Recommendations, and Comments Report from the Department of Community Affairs to adopt,
adopt with changes or not adopt the proposed amendment to the Growth Management Plan;
and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and did hold a public hearing concerning the adoption of this
amendment to the Future Land Use Element and Future Land Use Map and Map Series to the
Growth Management Plan on October 14, 2008; and
WHEREAS, Collier County has gathered and considered additional information, data
and analysis supporting adoption of this amendment, including the following: the Collier County
Staff Report; the document entitled Collier County Growth Management Plan amendment, and
other documents, testimony and information presented and made a part of the record at the
meeting of the Collier County Planning Commission held on August 19, 2008, August 29,2008
and September 18, 2008, and the Collier County Board of County Commissioners held on
October 14, 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, thaI:
SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this amendment to the Future Land
Use Element and Future Land Use Map and Map Series, in accordance with Section 163.3184,
Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and
are incorporated by reference herein.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
Words underlined are additions; words strllsJ\ threllgh are deletions 2
SECTION THREE: EFFECTIVE DATE.
The effective date of this amendment shall be the date a final order is issued by the
Department of Community Affairs or Administration Commission finding the amendment in
compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier.
No development orders, development permits, or land uses dependent on this amendment may
be issued or commence before it has become effective. If a final order of noncompliance is
issued by the Administration Commission, this amendment may nevertheless be made effective
by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be
sent to the Department of Community Affairs, Bureau of local Planning, 2555 Shumard Oaks
Blvd., 3rd Floor, Tallahassee, Florida 32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _ day of ,2008.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA
BY:
TOM HENNING, CHAIRMAN
Approved as to form and legal suffiency:
Marjorie M. Student-Stirling
Assistant County Attorney
Petition CP-2006-7- Future Land Use Element and Future Land Use Element Future Land Use Map and Map Series
Words underlined are additions; words struck through are deletions 3
..-.. ""-_....~.._., ----...- _._--~--
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 Section 163.3161, et. seo., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Local Government Comprehensive Planning and Land Development
Regulation Act of 1985 provides authority for local governments to amend their respective
comprehensive plans and outlines certain procedures to amend adopted comprehensive plans
pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, Dwight Nadeau of RWA, Inc., requested an amendment to the Future Land
-
Use Element and the Future Land Use Map and Map Series to change the Future Land Use
Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict
entitled the Orange Blossom/Airport Crossroads Commercial Subdistrict, within the Urban
Commercial District, and to make a corresponding text change to allow for up to 40,000 square
feet of gross leasable area for financial institutions, professional and medical offices. adult and
child day care. personal and business services, and senior housing in the form of an assisted
living facility and/or continuing care retirement center, or other similar housing for the elderly,
consistent with General Office (C-1) Zoning District of the Collier County Land Development
Code. for property located on the west side of Airport-Pulling Road (CR 31), 330 feet south of
Orange Blossom Drive and immediately south of the Italian American Club, in Section 2,
Township 49 South, Range 25 East, Collier County, Florida consisting of 5:t acres; and
WHEREAS, Collier County did submit this Growth Management Plan amendment to the
Department of Community Affairs for preliminary review on May 12, 2008; and
WHEREAS, the Department of Community Affairs did review the amendment to the
Future Land Use Element and Future Land Use Map and Map series, to the Growth
Management Plan and transmitted its findings in writing to Collier County within the time
- provided by law; and
Words underlined are additions; words struck through are deletions 1
.-- -_.- ...._-~._-,."".."~"'-- ---~"..~' --."
WHEREAS, Collier County has 60 days from receipt of the Objections,
Recommendations, and Comments Report from the Department of Community Affairs to adopt,
adopt with changes or not adopt the proposed amendment to the Growth Management Plan;
and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and did hold a public hearing concerning the adoption of this
amendment to the Future land Use Element and Future land Use Map and Map Series to the
Growth Management Plan on October 14, 2008; and
WHEREAS, Collier County has gathered and considered additional information. data
and analysis supporting adoption of this amendment, including the following: the Collier County
Staff Report; the document entitled Collier County Growth Management Plan amendment, and
other documents, testimony and information presented and made a part of the record at the
meeting of the Collier County Planning Commission held on August 19, 2008, September 29,
2008 and September 18, 2008, and the Collier County Board of County Commissioners held on
October 14, 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 Board of County Commissioners hereby adopts this amendment to the Future land
Use Element and Future land Use Map and Map Series, in accordance with Section 163.3184,
Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and
are incorporated by reference herein.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
Words underlined are additions; words ~tru61( thro~~h are deletions 2
SECTION THREE: EFFECTIVE DATE.
The effective date of this amendment shall be the date a final order is issued by the
Department of Community Affairs or Administration Commission finding the amendment in
compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier.
No development orders, development permits, or land uses dependent on this amendment may
be issued or commence before it has become effective. If a final order of noncompliance is
issued by the Administration Commission, this amendment may nevertheless be made effective
by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be
sent to the Department of Community Affairs, Bureau of local Planning, 2555 Shumard Oaks
Blvd., 3rd Floor, Tallahassee, Florida 32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this day of ,2008.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA
BY:
TOM HENNING, CHAIRMAN
Approved as to form and legal suffiency:
Marjorie M. Student-Stirling
Assistant County Attorney
Petition CP-2006-B - Future Land Use Element and Future Land Use Element Future Land Use Map and Map Series
Words underlined are additions; words struGl\ lhrou€lh are deletions 3
--.- ._-".."" -"'~--".- "--."...-----.-. -._--
Exhibit A
CP-2006-7/CP-2006-8
C. Urban Commercial District
[Page 63]
11. Oranae Blossom/Airport Crossroads Commercial Subdistrict
This Subdistrict consists of two parcels comprisino approximatelv 10 acres and is located on the
southwest corner of Oranoe Blossom Drive and Airport Road. This Subdistrict allows for
existino institutional uses. such as the Italian American Club clubhouse or another fraternal or
civic association. future institutional uses for a school. and limited commercial. professional and
oeneral offices. and similar uses to serve the nearbv communitv. alono with senior housino in
the form of an Assisted Livina Facilitv. Continuino Care Retirement Center, or other similar
housina for the elderlv.
Development intensitv for this Subdistrict shall be limited to a maximum of 74.000 souare feet of
oross leasable area for financial institutions. schools. professional. medical and oeneral offices.
adult and child dav care. personal and business services. and a maximum of 20.000 souare feet
for the clubhouse facilitv. all of which uses are allowed bv rioht or bv conditional use in the C-1
Zonino 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 rezonino of each parcel to ensure
compatibilitv with surroundino properties. Anv senior housino facilitv is not subiect to this
souare footaoe limitation but must meet all other provisions in the Collier Countv Land
- Development Code. Ordinance No. 04-41. in effect as of the effective date of this amendment.
The development of this Subdistrict shall be ooverned bv the followino criteria:
a. Rezones are encouraoed to be in the form of a Planned Unit Development and must
contain development standards to ensure that all uses will be comoatible with
neiohborino residential and institutional uses.
b. An Oranoe Blossom Drive - Airport Road intersection improvements plan sufficient to
accommodate proiect traffic and additional backoround failures throuoh intersection
desion. must be approved prior to any development order approval. A development
order shall not be approved unless it is made subiect to a Development Contribution
Aoreement with the Collier Countv Board of Countv Commissioners reouirino the
propertv owner of each parcel to pav a proportionate share of the cost of improvements
to Oranoe Blossom Drive and the intersection of Oranoe Blossom Drive and Airport
Road. as mitioation for their impacts to the intersection and local street network.
Construction per the approved Oranoe Blossom Drive - Airport Road intersection
improvements plan must commence prior to the issuance of a buildino permit for a
parcel and be completed prior to the issuance of anv certificate of occupancv.
c. Parcel 1
This approximatelv 5-acre parcel is located on the southwest corner of Oranoe Blossom
Drive and Airport Road. This parcel is limited to a maximum of 34.000 souare feet of oross
leasable area for financial institutions. schools. professional. medical and oeneral offices.
- 1 -
----~" ~~-'-- '^~----._~..~...- _m_._ --~ .. _,__'M~'_'__'_ .-.-._"._--,~~--
Exhibit A
CP-2006-7/CP-2006-8
and personal and business services. in addition to a maximum of 20.000 s~uare feet for the
clubhouse facilitv. Parcel 1 is aoverned bv the additional followino reouirements:
i. Pedestrian interconnections to access Parcel 2 and propertv immediatelv to the west
must be pursued bv the propertv owner. and incorporated into the overall site desion.
ii. Vehicular interconnection with Parcel 2 must be secured with a formal commitment.
and is re~uired when it becomes available. particularlv to provide southbound traffic
direct eoress onto Airport Road. Vehicular use areas. buildinos and structures,
landscape bufferino and open space. and other uses shall be desioned in such a
manner that does not impede or interfere with access to or from the adiacent parcel to
the south.
iii. The existino easternmost vehicular access drive onto Oranae Blossom Drive shall be
removed or permanentlv closed-off bv the propertv owner prior to the issuance of anv
certificate of occupancv for anv further development or redevelopment of the site.
iv. Development within Parcel 1 shall have common site. sionaoe and buildino
architectural elements. includina on-site directional sions assistino motorists toward
southbound eoress throuoh Parcel 2 onto Airport Road.
d. Parcel 2
This approximatelv 5-acre parcel is located on the west side of Airport Road. approximatelv
330 feet south of the intersection of Airport Road and Oranoe Blossom Drive. This parcel is
limited to a maximum of 40.000 square feet of oross leasable area for financial institutions.
professional. medical and oeneral offices. adult and child dav care. personal and business
services. and an Assisted Livino Facilitv. Continuino Care Retirement Center. or other similar
housino for the elderlv. Parcel 2 is ooverned bv the additional followino re~uirements:
i. Pedestrian interconnections to access Parcel 1 and properties immediatelv to the
south and to the west must be pursued bv the propertv owner. and incorporated into the
overall site desion.
ii. Vehicular interconnection with Parcel 1 must be secured with a formal commitment.
and is re~uired when it becomes available. particularlv to provide eastbound traffic direct
eoress onto Oranoe Blossom Drive. Vehicular use areas. buildinas and structures.
landscape bufferino and open space. and other uses shall be desioned in such a
manner that does not impede or interfere with access to or from the adiacent parcel to
the north.
IIi. Development within Parcel 2 shall have common site. sionaoe and buildino
architectural elements. includino on-site directional sions assistino motorists toward
northbound eoress throuoh Parcel 1 onto Oranoe Blossom Drive.
- 2-
Exhibit A
CP-2006-7/CP-2006-8
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. Oranae BlossomlAirport Crossroads Commercial Subdistrict
. add the new Subdistrict in the FLUE policy that lists all Designations/Districts/Subdistricts.
FUTURE LAND USE MAP SERIES
[added next in order]
Oranae Blossom/Airport Crossroads Commercial Subdistrict
. 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
[Page 27]
Oranae BlossomlAirport Crossroads 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]
Oranae Blossom/Airport Crossroads Commercial Subdistrict
add name of that inset map in the FLUE where FLUM Series is listed.
-3-
~--.<'-'-'-----""- _._.~^_.." ."_,,u___._~_..., ., .-----
EXHIBIT A PETITION CP-2006-07/CP-2006-0B
'1 ORA~GE BLOSSOM/AIRPORT CROSSROADS COMMERCIAL SUBDISTRICT -- -----.1
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13881 PLANTATION ROAD, SUITE 11
FORT MYERS, FL 33912-4339
OFFICE 239.278.3090
R TRANSPORTATION FAX 239.278.1906
CONSULTANTS,INC. TRAFFIC ENGINEERING
TRANSPORTATION PLANNING
'.-. SIGNAL SYSTEMS/DESIGN
September 10, 2008
Mr. Robert Duane, AICP
Hole Montes, Inc.
950 Encore Way
Naples, FL 34110
RE: Italian American Plaza and Clubhouse District &
Airport Road/Orange Blossom Drive Commercial Subdistrict
Dear Mr. Duane:
At the Adoption hearing for the above referenced Comprehensive Plan Amendments, the
Collier County Planning Commission raised concerns from the Florida Department of
Transportation in regards to the traffic generated by the proposed Amendments that will
impact 1-75. Due to the location of the proposed Amendments at the southwest corner of
the intersection of Airport Pulling Road and Orange Blossom Drive, the nearest
interchange to 1-75 would be either via Immokalee Road to the north or via Pine Ridge
Road to the south of the subject parcels. These interchanges are approximately 4.5 miles
.-", and 3.5 miles from the subject parcels, respectively. Based on the uses currently
projected on each site for worst case analysis, it is very unlikely that a significant amount
of traffic, if any, will impact 1-75 from these developments. Medical Office and bank
uses will attract the majority of its patrons from the neighboring residential communities
and not from 1-75.
If you have any additional questions, please do not hesitate to contact me.
Sincerely, ~~~
~~~
Robert L. Price, PE Ted B. Treesh
Senior Transportation Consultant President
~,-,-- O__._.".'H____ -'---"--~-----'-~~"- -'"'''-~--'._.__....'''-''' -- .------.--,-
13881 PLANTATION ROAD, SUITE 11
FORT MYERS, FL 33912-4339
OFFICE 239.278.3090
R TRANSPORTATION FAX 239.278.1906
CONSULTANTS,INC. TRAFFIC ENGINEERING
TRANSPORTATION PLANNING
SIGNAL SYSTEMS/DESIGN
TO: Mr. Michael Greene
Collier County Transportation Planning
FROM: Robert L. Price, PE
Senior Transportation Consultant
Ted B. Treesh
President
DATE: September 9, 2008
RE: Airport-Pulling Rd @ Orange Blossom Dr Intersection Improvements
.--- Traffic Projections
Collier County, Florida
TR Transportation Consultants, Inc. has been retained by the Developers of the Italian
American Club Comprehensive Plan and the Westminster PUD to assess the necessary
future lane arrangements at the intersection of Airport-Pulling Road/Orange Blossom
Drive to accommodate future growth, specifically planned and/or approved projects that
are in the general vicinity of the subject intersection. Figure 1 indicates the location of
the subject intersection as well as the developments that were accounted for as a part of
this analysis. Also indicated within Figure 1 are the intensities of each development.
In order to perform the requested analysis, TR Transportation has completed a 2013
analysis at this location. The traffic projections in this memorandum will be utilized to
perform the needs analysis for the intersection. The 2013 traffic projections are based on
A.M. and P.M. peak hour turning movement counts performed by TR Transportation.
Existinl!: Traffic Data
A turning movement count was conducted at the intersection of Airport Pulling
Road/Orange Blossom Drive during the A.M. and P.M. peak hours (7AM-9AM & 4PM-
6PM) on January 8, 2008. Furthermore, upon the request of the Collier County
Transportation Planning Department, turning movement counts were also performed at
.,.- the nearest signalized intersection to the north (Emerald Lakes Drive/Old Groves Road)
--..-- ----,----.....-- .- -~_..,._._._...~ - -.----"-
R TRANSPORTATION
CONSULTANTS,INC. Figure 1
-.----.,,----- --
Mr. Michael Greene
R TRANSPORTATION Collier County Transportation Planning
CONSULTANTS, INC. Airport Pulling Rd @ Orange Blossom Dr Improvements
September] 0, 2008
-, Page 3
and south (.I & C Boulevard/Fountain View Circle) of Orange Blossom Drive on Airport
Pulling Road on May 7, 2008 and May 8, 2008. These turning movement counts were
adjusted for peak season traffic conditions based on the information contained within the
2007 Peak Season Factor Category spreadsheet within the 2007 FDOT Traffic
Information CD as can be found in the Appendix of this document. The January 8, 2008
count was adjusted by a peak season correction factor of 1.12 while the May 7'h and May
8th counts were adjusted by a peak season correction factor of 1.] 7. The turning
movement count results can be found within the Appendix of this document for
reference. Additionally, a graphical representation of the 2008 peak season turning
movement counts is shown in Figure 2.
A peak hour factor (PHF) was calculated based on the results of the turning movement
counts performed at the various intersections. The appropriate PHF's will be utilized
throughout the remainder of the intersection analysis. A separate PHF was calculated for
each intersection based on both the AM and PM peak hours in accordance with the
calculation indicated below for Airport Pulling Road and Orange Blossom Road in the
AM peak hour.
PHF= Highest Hourly Volume
'-'. 4 * Highest 15 Minute Volume
PHF = 2,999 vehicles = 2,999 vehicles
AM 4 * 790 vehicles 3,160 vehicles
PHF~M = 0.949
In addition to the peak hour factor, a 2% truck percentage was assumed in order to
account for heavy vehicles at the intersection. Table 1 indicates the resultant peak hour
factors and the truck percentage utilized at each intersection as a pati of the proposed
analysis.
rovements
Airport Pulling Rd @ Old 0.926 0.893 2%
Groves Rd/Emerald Lakes Dr
Airport Pulling Rd @ Orange 0.949 0.979 2%
Blossom Dr
Airport Pulling Rd @ J&C 0.962 0.861 2%
Blvd/Fountain View Cir
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+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R TRANSPORTATION 2008 PEAK SEASON TURNING MOVEMENTS
CONSULTANTS,INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 2
Mr. Michael Greene
R TRANSPORTATION Collier County Transportation Planning
CONSULTANTS, INC. Airport Pulling Rd @ Orange Blossom Dr Improvements
-, September 10, 2008
Page 5
Future Development Traffic
In order to determine the 2013 buildout turning movements at the subject intersection, the
projected traffic to be generated as a part of the various developments in the vicinity of
the Airport-Pulling Road/Orange Blossom Drive intersection was combined based on the
information contained within the Traffic Impact Studies obtained for each project. The
various projects for which the traffic was accounted can be found within Figure I
contained previously in this document. A brief description of each development and the
approved parameters associated with those developments are included below, listed from
west to east.
Savannah Place RPUD is a 6.82-acre parcel located on the south side of Orange
Blossom Drive approximately y, mile to the west of Airport Pulling Road. This
development is currently being reviewed for a potential re-zoning that would allow for up
to 20 single family dwelling units. The TIS performed for this re-zoning application by
Q. Grady Minor & Associates, P A was obtained in order to account for the traffic
generated as a result of this development. Attached in the Appendix of this document is
supporting documentation such as the trip generation and traffic distribution contained
within the re-zoning TIS for the Savannah Place RPUD. This information was utilized in
order to perform an assignment of the Savannah Place RPUD trips to the subject
,- intersection as well as the signalized intersection on Airport Pulling Road to the north and
south of Orange Blossom Drive. Access to Orange Blossom Drive was shown via a
single, full access location along the frontage of the Savannah Place RPUD. Figurc 3
was created to illustrate the Savannah Place RPUD traffic accounted for at the area
intersections as a part of the proposed needs analysis at the Airport Pulling Road/Orange
Blossom Drive intersection.
Italian American Plaza & Clubhousc District is a 5-acre parcel located in the
southwest corner of the intersection of Airport Pulling Road and Orange Blossom Drive.
This development is currently being reviewed for a potential Comprehensive Plan
Amendment that would allow for a 20,000 square foot fraternal lodge/organization,
22,500 square feet of general office space, 7,500 square feet of medical office space, and
a 4,000 square foot drive-in bank. TR Transportation Consultants performed the TIS for
this Comprehensive Plan Amendment. As such, the trip generation projections from the
TIS for the Italian American Plaza & Clubhouse District have been attached in the
Appendix of this document for reference. Access to the subject property was proposed
via two (2) locations, An existing full access to Orange Blossom Drive was shown in
addition to a right-inlright-out access to Airport Pulling Road via a cross access through a
neighboring parcel to the south of the subject site. Figure 4 has been created to illustrate
the Italian American Plaza & Clubhouse District tratIic at the area intersections analyzed
as a part of this needs analysis
Airport Road/Orangc Blossom Commercial Subdistrict is a 5-acre parcel located on
,..... the west side of Airport Pulling Road to the south of the Italian American Plaza &
Clubhouse District. This development is currently being reviewed for a potential
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LEGEND
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R SAVANNAH PLACE RPUD
TRANSPORTATION SITE TRAFFIC ASSIGNMENT
CONSULTANTS,INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 3
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+5%+ (4)4..J'~ t ~
(0)0+ ~~~
(0) 0"" 2-0-2-
t ~
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+
LEGEND
.- +20%+ PERCENT DISTRIBUTION
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R ITALIAN AMERICAN PLAZA AND CLUBHOUSE DISTRICT
TRANSPORTATION NET NEW SITE TRAFFIC ASSIGNMENT
CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 4
-~----"".--,---"'-" _,,"~,_,"_---=-~^o'>" . -""'.,~---,,"-~^-_" _.,---~
Mr. Michael Greene
R TRANSPORTATION Collier County Transportation Planning
CONSULTANTS, INC. Airport Pulling Rd @ Orange Blossom Dr Improvements
September 10,2008
Page X
Comprehensive Plan Amendment that would allow for a maximum development intensity
of 6,000 square feet of general office space, 30,000 square feet of medical office space,
and a 4,000 square foot drive-in bank 1'01' a total development floor area on the site of
40,000 square feel. TR Transportation Consultants performed the TIS tar this
Comprehensive Plan Amendment. As such, the trip generation projections Ii-om the TIS
far the Airport Road/Orange Blossom Commercial Subdistrict have been attached in the
Appendix of this document far reference. Access to the subject property was proposed
via two (2) locations. Interconnection to an existing full access to Orange Blossom Drive
through the Italian American Plaza & Clubhouse District was shown in addition to a new
right-inlright-out access to Airport Pulling Road along thc projcct Il'ontage. Figure 5 has
been created to illustrate the Airport Road/Orange Blossom Commcrcial Subdistrict
traffic at the area intersections analyzed as a part of this needs analysis
Sao Grato is a mixed use development located on thc west side of Airport Pulling Road
to the north of Orange Blossom Drivc. The PUD on the subject site is approved far the
development of a maximum of 343 multi-family dwelling units in addition to 97,070
square feet of office floor area and 74,230 square feet of retail space. However, the SOP
submittal approved on the site in 2006 indicates maximum development parameters of
251 multi-family dwelling units in addition to 97,070 square feet of mixed office floor
area and 74,230 square feet of retail space. The TIS perf'ormcd by Vanasse Daylor was
obtained in order to determine the tratIic projections associated with the Sao Grato
parcel. As such, the trip generation projcctions and project traffic distribution have been
attached to the end of this document far refercnce. Access to the Sao Grato development
was shown via two (2) locations to Airport Pulling Road via a directional left-in/right-
in/right-out as well as a separate right-in/right-out only access driveway. Figurc 6 was
created to indicate the net new project tramc assignment to the various intcrsection
analyzed as a part of this document tar thc Sao Grato development.
Logvicw Ccntcr PlJD is a proposed 15-aere mixed use development in the northeast and
southeast corner of the intcrscction of Airport Pulling Road and Orangc Blossom Drive.
The Longvicw Center was reviewed tor a PUD re-zoning in 2002. Currently,
development parameters are not known for the Longview Centcr PUD, but the 2002 TIS
perf'ormed tar the re-zoning was utilized in order to assume a realistic set of development
parameters for each parcel at the rcqucst of Collier County. As such, thc 5-acre parcel on
the north side of Orange Blossom Drive was assumcd to consist of 19,000 squarc fect of
office space in addition to 22.150 square feet of retail shops The 10-acre parcel in the
southeast corner of the intersection of was analyzed to consist of a 15-unit multi-family
home complex as well as 51,000 square feet of office space and 50,000 square feet of
retail development. The TIS perf'ormed by Vanasse Daylor ti'om May of 2002 was
obtained, and supporting documcntation li'om that TIS has been attached to the end of
this document lor reference. Access was assumed to Orange Blossom Drive tar both thc
north parcel and the south parcel via a full access. Figurc 7 reflects thc site traffic
assignmcnt of the Longvicw Center PUD-North Parcel to thc subject intersections, and
Figurc 8 indicates the site traffic assignment of the Longvicw Ccnter PUD-South Parcel.
c.9 N
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~ + 000 WEEKDAY AM PEAK HOUR TRAFFIC
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R AIRPORT ROAD/ ORANGE BLOSSOM COMMERCIAL SUBDISTRICT
TRANSPORTATION NET NEW SITE TRAFFIC ASSIGNMENT
(ONSULTANTS,INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 5
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TRANSPORTATION SITE TRAFFIC ASSIGNMENT
CONSULTANTS,INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 6
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~' +20%+ PERCENT DISTRIBUTION
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R LONGVIEW CENTER PUD NORTH PARCEL
TRANSPORTATION SITE TRAFFIC ASSIGNMENT
CONSULTANTS,INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 7
---_.._-- ..,~---^".. -->.,._,~_..,.~-_.....,~.".- .. ---~,-~_._---,"---
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+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
LONGVIEW CENTER PUD SOUTH PARCEL
~ TRANSPORTATION SITE TRAFFIC ASSIGNMENT
CONSULTANTS, INC.ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 8
Mr. Michael Greene
"k TRANSPORTATION Collier County Transportation Planning
CONSULTANTS, INC. Airport Pulling Rd @ Orange Blossom Dr Improvements
- September 10, 2008
Page 13
Grcek Orthodox Church is a vacant parcel on the north side of Orange Blossom Drive
on the eastern boundary of the Longview Center development previously discussed
within this document. Based on potential development parameters for the site, it was
assumcd to consist of a maximum of 20 multi-family dwelling units. Currently, a TIS
has not been performcd for this future development. As such, trip gencration calculations
were performed based on Land Use Code 230 (Residential CondominiumlTownhouse)
within the ITE Trip Generation Report, 7'1, Edition. Table 2 reflects thc trip generation
of the potential development.
Tablc 2
Trip Generation
Grcek Orthodox Church Parcel
~~':f
Access to the site was assumed via a single location to Orange Blossom Drive. Figure 9
~' reflccts the distribution utilized for the analysis as well as the site traffic assignment to
the various interscctions studied as a part ofthis document.
Westminster is a currently vacant parcel on the north side of Orange Blossom Drive on
the eastcrn boundary of the Grcck Orthodox Church parcel prcviously discussed within
this document. The Developer of the Westminster development is currently in the
process of gathering the necessary data to submit a PUD re-zoning application on the site.
The PUD re-zoning will propose a 415 unit Continuing Care Retirement Community
(CCRC) on the subject site. Currently, a TIS has not been performed for this future
development. As such, trip generation calculations were performed based on Land Use
Code 255 (CCRC) within the ITE Trip Generation Report,7lh Edition. Tablc 3 reflects
the trip generation of the potential development.
Table 3
Trip Gencration
Westminster PUD
(4]5 units) 75 55
Access to the sitc was assumed via a single location to Orange Blossom Drive. Figure
,,- 10 reflects the distribution utilized for the analysis as well as the site traffic assignment to
the various intersections studied as a part of this document.
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LEGEND
+20%.... PERCENT DISTRIBUTION
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
GREEK ORTHODOX CHURCH
R TRANSPORTATION SITE TRAFFIC ASSIGNMENT
CONSULTANTS,INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 9
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+20%+ PERCENT DISTRIBUTION
_ + 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R WESTMINSTER
TRANSPORTATION SITE TRAFFIC ASSIGNMENT
CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 10
~---_.'._--'--- ..- ....,.,---. ..--.- ..-.--
Mr. Michael Greene
R TRANSPORTATION Collicr County Transportation Planning
CONSULTANTS, INC. Airport Pulling Rd @ Orange Blossom Dr Improvements
September 10,2008
Page 16
The traffic generated by all of the devclopmcnts described as a part of this report and
illustrated within Figures 3 through 10 were then combined in order to determine the total
development traffic assumed as a part of this analysis. It should bc noted that, for each
project that was assumed to consist of retail development, the assignments at the project
entrances indicate total trip gcncration while the assignments to the intersections external
to the developments indicate only net new trips after a reduction for pass-by traffic.
Figure 11 reflects the combination of the developmcnt rclatcd traffic as illustrated within
Figures 3 through 10.
Annual Growth Rate (AGR) Calculations
In order to obtain thc 2013 background tratTic volumes to be utilized for the proposed
needs analysis. it was necessary to obtain annual growth rates for Airport Pulling Road.
Orangc Blossom Road, and J&C Boulevard. The annual growth rates were calculated by
utilizing the historical traffic data li'om the Collier County Average Daily Trame Report.
The growth rates were calculated based on the tratTic volumes dating back to 2002 on
these roadways. Based on the historical traffic data. all roadways except for Orange
Blossom Drive are shown to have declining traffic conditions since 2002. As such, a
minimum annual growth rate of 2.0% was assumed for these roadways. Furthermore, a
2.0% annual growth rate was also assumed for thc side street approaches. However, the
annual growth rate for Orange Blossom Drivc was shown to be 4.13%. A sample
calculation utilized to determine the annual growth rate is indicated below. Additionally,
Table 4 indicates the annual growth rate for all approaches at the subject intersection. It
should be noted that thc same annual growth rate was assumed for Coon Road as Slater
Road due to the lack of historical traffic inf(JrInation on Coon Road.
I Table 4
(2007 A DT roo",o", Annual Growth Rates
AGR = -I
()/'UlJgc W'JI,I(JIII 2002 ADT Airport Rd (Ii) Orange Blossom Dr
I RO!lqway AGR
AGR =(11,446veh)'_1 ___Airport Pulling Road 2.00%
Orange /!/os.\oI!l 9,348 veh J & C Boulevard 2.00%
AGR =0.0413, or 4.13% Orange Blossom D~ive 4.13%
()ronge HlO.\\OIII u'_
2013 Background Turning Movements
The 2008 peak season, peak hour turning movements indicated within Figure 2
previously in this document were factored by the aforemcntioncd annual growth rates
compounded annually over a tive (5) year period in ordcr to projcct the 2008 turning
movements to 2013 traffic conditions, The annual growth rates for each approach were
factored by all turning movements entering the intersection ti'om the respective approach
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m
~
- LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R TRANSPORTATION DEVELOPMENT TRAFFIC SUMMARY
CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 11
-_._-"--,~ --.-.-..- ~"-"'--'~~-'-'-"~ - ---,-"---~"--.._-,~-~-
Mr. Michael Grcene
R TRANSPORTATION Collier County Transportation Planning
CONSULTANTS, INC. Airport Pulling Rd @ Orange Blossom Dr Improvements
September 10, 2008
Page 18
based on the calculation ret1ected below. A sample calculation is indicated below for
reference.
2013 Turning Movement = 2008 Turning Movement * (I + AGR )l'0IH008)
2013 1M = 1,264 vehicles * (1 +0.0200)(5) = 1,396 vehicles
All turning movements at thc intersection were factored by the appropriate annual growth
ratc in accordance with this calculation in order to dctermine the 2013 background
turning movements at thc Airport-Pulling Road/Orange Blossom Drive intersection. Thc
resultant 2013 background turning movements are shown graphically in Figure 12.
2013 Buildout Traffic
In order to obtain the 2013 buildout turning movements at the intersection of Airp0l1-
Pulling Road/Orange Blossom Drive for the future needs analysis at this location, the
2013 background turning movcmcnts indicated within Figure 12 and the combined tratllc
from thc various planncd developments in the area shown within Figure 11 were
combined. The resultant 2013 buildout turning movements arc illustrated in Figure 13
for reference.
It should be noted that the annual growth rates are intended to account for the tratllc
generated by the various devclopments described within this document. However, in
order to pcrform a conscrvative analysis. an annual growth rate was utilizcd to project the
2013 background traffic in addition to adding the development related traffic. As such,
there is some "double counting" of future traffic within the projections of this document
in order to pcrform a conscrvativc analysis at the subject intersection.
Intersection Needs Analvsis
The 2013 buildout turning movements indicated within this mcmorandum have
preliminarily been inputted into the SYNCHRO software in order to determine the lane
arrangements necessary at the Airport-Pulling Road/Orange Blossom Drive intersection
after the development of the various proposed developments. Several meetings with
Staff have been held in order to discuss the parameters of the SYNCHRO modeling. At
this point, the direction received from Staff was to move forward with the design of an
additional lane in the westbound dircction on Orange Blossom Drive. and additional lane
in the eastbound direction on Orange Blossom Drive, and the addition of a U-turn median
opening on Airport Pulling Road in advance of the Orange Blossom Drive intersection in
ordcr to remove these U-turning trips from the intersection. Extension of several turn
lanes are also proposed as a result of this analysis. As such, the attached preliminary
design has been created to illustratc thc proposed improvements at the intersection.
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m '"
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LEGEND
--. + 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R TRANSPORTATION 2013 BACKGROUND TURNING MOVEMENTS
CONSULTANTS, INC.ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 12
.---- ~---_.- "~,~--~-,,- -,----_.~._--.-_._._.._,._----
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~I'--
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LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R TRANSPORTATION 2013 BUILD-OUT TRAFFIC CONDITIONS
CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 13
Mr. Michael Greene
R TRANSPORTATION Collier County Transportation Planning
CONSULTANTS, INC. Airport Pulling Rd @ Orange Blossom Dr Improvements
September 10, 2008
Pagc 2]
Based on the attached plan, both the eastbound approach and the westbound approach to
Airport Pulling Road on Orange Blossom Drive will consist of dual left turn lanes, a
single through lane, and a separate right turn lane.
A preliminary cost estimate was also created in order to ret1ect the potential costs
necessary to perform the intersection improvements currently projected as a part of this
analysis. This cost estimate has been attached to the end of this document for reference.
Upon Staff approval of the projections contained within this document, the SYNCHRO
files will be finalized, and a final report will be completed. A t such time, another
meeting will be held with Staff to go through the finalized SYNCHRO model in order to
discuss the necessary improvements.
Should you have any questions or concerns about the data contained within this
document, please do not hesitate to contact me.
Appendix/Attachments
-,.,._-- ._---,~_.- -...---.
,-
.-.'- APPENDIX
..'''-
"-,. ~",> ~,-,...^"
TURNING MOVEMENT COUNT
RESULTS
~ TRANSPORTATION DATE: May 7, 2008
DAY: WEDNESDAY
CONSULTANTS,INC. COUNT TIME: 7:00 AM - 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT PULLING ROAD & OLD GROVES ROAD I EMERALD LAKE DRIVE
I AIRPORT PULLING ROAD II OLD GROVES ROAD I EMERALD LAKE DRIVE I INTER-
15MlN
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 13 125 1 139 0 232 2 234 4 1 18 23 7 3 2 12 408
7:15AM 5 168 6 179 1 198 1 200 6 0 5 11 19 1 6 26 416
7:30AM 9 165 7 181 1 246 5 252 9 0 7 16 24 2 5 31 480
7:45AM 21 225 8 254 3 321 3 327 13 2 10 25 29 2 9 40 646
8:00AM 25 206 7 236 0 23' 5 239 17 0 , 21 30 , 9 43 541
8:15AM 22 231 6 259 3 279 14 296 9 0 26 35 11 3 2 18 606
8:30AM 24 208 5 237 2 295 11 308 11 0 17 28 17 3 6 28 601
8:45AM 27 210 13 250 4 302 10 316 13 1 20 34 30 , 6 40 640
TOTAL: 146 1,538 53 1,737 14 2,107 51 2,172 82 4 107 193 167 22 47 236 4,338
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT PULLING ROAD & OLD GROVES ROAD I EMERALD LAKE DRIVE
HOUR t AIRPORT PULLING ROAD II OLD GROVES ROAD I EMERALD LAKE DRIVE I INTER-
BEGIN NORTHBOUND I LEFT SOUTHBOUND II EASTBOUND II WESTBOUND I SECTION
--., LEFT THRU RIGHT TOTAL THRU RIGHT I TOTAL
THRU RIGHT I TOTAL LEFT THRU RIGHT I TOTAL LEFT TOTAL
7:00AM 48 683 22 753 5 997 11 1,013 32 3 40 75 79 8 22 109 1,950
7:15AM 60 764 28 852 5 999 14 1,018 45 2 26 73 102 9 29 140 2,083
7:30AM 77 827 28 932 7 1,080 27 1,114 48 2 47 97 94 11 25 130 2,273
7:45AM 92 870 26 986 8 1,129 33 1,170 50 2 57 109 87 12 28 127 2,394
8:00AM 98 855 31 984 9 1,110 40 1,159 50 1 67 118 86 14 25 127 2,388
I PEAK HOUR SUMMARY I
HOUR I AIRPORT PULLING ROAD II OLD GROVES ROAD I EMERALD LAKE DRIVE I INTER~
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND II WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL II TOTAL
17:45AMI 92 870 26 988-11 8 1,129 33 1,170T 50 2 57 109 87 12 28 127 2,394
PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 )
HOUR I AIRPORT PULLING ROAD II OLD GROVES ROAD I EMERALD LAKE DRIVE I lNTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT I TOTAL II TOTAL
I 7:45 AMI 103 974 29 1,10flr 9 1,264 37 1,310 56 2 64 122 97 13 31 142 II 2,681
-
-... -- ~- .~~-- _..---- ,--,.
R TRANSPORTATION DATE: May 7, 2008
DAY: WEDNESDAY
CONSULTANTS,INC. COUNT TIME: 7:00 AM . 9:00 AM
PEAK HOUR: 7:45 AM . 8:45 AM
INTERSECTION: AIRPORT PULLING ROAD & OLD GROVES
ROAD I EMERALD LAKE DRIVE
AIRPORT PULLING ROAD
2,372
88%
t I
1,310 1,062 N
. t
37 1,264 9
.J . '-t
OLD GROVES ROAD I EMERALD LAKE DRIVE
t. 31
.... .... 13 ....
153
.... .1 r 97 142
56 ....
276
10% .... 2 ... 183
.... 7%
122
64 "' 40
~ t ,.
103 974 29
~ Totallnlersection Traffic
Percents (%) represent movement volumes 2,681
divided by the total interseclion traffic . t
1.426 1,107
t
2,532
94%
'-', R TRANSPORTATION DATE: May 7, 2008
DAY: WEDNESDAY
CONSULTANTS,INC. COUNT TIME: 4:00 PM - 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT PULLING ROAD & OLD GROVES ROAD I EMERALD LAKE DRIVE
I AIRPORT PULLING ROAD II OLD GROVES ROAD I EMERALD LAKE DRIVE I 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
4:00 PM 17 335 19 371 7 262 11 280 20 1 16 37 23 4 4 31 719
4:15PM 14 334 26 374 9 267 2 278 18 3 9 30 36 9 6 51 733
4:30PM 14 334 20 368 11 229 10 250 19 4 11 34 22 1 6 29 681
4:45 PM 17 310 14 341 22 218 10 250 20 6 6 32 30 5 4 39 662
5:00 PM 9 361 22 392 3 258 11 272 20 1 12 33 14 1 9 24 721
5:15 PM 26 419 18 483 17 267 8 292 16 2 11 29 24 2 4 30 814
5:30PM 23 332 10 365 6 223 6 235 12 1 10 23 30 5 9 44 667
5:45PM 23 339 14 376 8 249 9 266 15 2 13 30 27 4 4 35 707
TOTAL: 143 2,764 143 3,050 83 1,973 67 2,123 140 20 88 248 206 31 48 283 5,704
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT PULLING ROAD & OLD GROVES ROAD t EMERALD LAKE DRIVE
HOUR AIRPORT PULLING ROAD I OLD GROVES ROAD I EMERALD LAKE DRIVE I INTER-
.- NORTHBOUND SOUTHBOUND TOTAL 1 LEFT EASTBOUND II WESTBOUND I SECTION
BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT THRU RIGHT I TOTAL
THRU RIGHT I TOTAL LEFT TOTAL
4:00 PM 62 1,313 79 1.454 49 976 33 1,058 77 14 42 133 111 19 20 150 2,795
4:15PM 54 1,339 82 1,475 45 972 33 1,050 77 14 38 129 102 16 25 143 2,797
4:30 PM 66 1,424 74 1,564 53 972 39 1,064 75 13 40 128 90 9 23 122 2,878
4:45PM 75 1.422 64 1,561 48 966 35 1,049 68 10 39 117 98 13 26 137 2,864
5:00 PM 81 1,451 64 1,596 34 997 34 1,065 63 6 48 115 95 12 26 133 2,909
PEAK HOUR SUMMARY
HOUR AIRPORT PULLING ROAD OLD GROVES ROAD I EMERALD LAKE DRIVE I INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND II SECTION
LEFT THRU RIGHT TTOT AL II LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT TOTAL II TOTAL
I 5:00 PMI 81 1,451 64 I 1,596 34 997 34 1 1,065 63 6 48 115 95 12 26T 133 II 2,909
PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12)
HOUR AIRPORT PULLING ROAD I OLD GROVES ROAD I EMERALD LAKE DRIVE I INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT I TOTAL II LEFT THRU RIGHT TOTAL TOTAL
I 5:00 PMI 91 1,625 72 11,788 II 38 1,117 38 1,193 71 7 52 I 129 106 13 29 149 3,258
-
..._--, ....
R TRANSPORTATION DATE: May 7. 2008
DAY: WEDNESDAY
CONSULTANTS,INC. COUNT TIME: 4:00 PM - 6:00 PM
PEAK HOUR: 5:00 PM .6:00 PM
INTERSECTION: AIRPORT PULLING ROAD & OLD GROVES
ROAD I EMERALD LAKE DRIVE
AIRPORT PULLING ROAD
2,918
90'%
t I
1,193 1,725 N
. t
38 1,117 38
.,J I \,.
OLD GROVES ROAD I EMERALD LAKE DRIVE
'- 29
.... ... 13 ....
142
.... j r 106 149
71 ....
271
8% .... ... 265
7 .... 8%
129 52 "\
116
., t ,.
91 1,625 72
~ Total Intersection Traffic
Percents (%) represent movement volumes 3,258
divided by the lolal intersection traffic . t
1,275 1,788
t
3,062
94%
-
R TRANSPORTATION DATE: January 8, 2008
DAY: TUESDAY
CONSULTANTS,INC. COUNT TIME: 7:00 AM. 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT ROAD & ORANGE BLOSSOM ROAD
I AIRPORT ROAD II ORANGE BLOSSOM ROAD I INTER.
15 MIN
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 37 146 26 209 6 248 14 268 9 23 102 134 52 16 11 79 690
7:15AM 23 149 17 189 4 236 18 258 10 43 39 92 63 25 15 103 642
7:30AM 19 150 22 191 11 265 28 304 16 75 43 134 61 28 11 100 729
7:45AM 15 153 15 183 11 292 23 326 13 74 35 122 75 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 15 282 37 334 21 31 33 85 38 50 11 99 713
8:45AM 33 142 5 180 8 259 34 301 27 30 51 108 41 24 11 76 665
TOTAL: 208 1,254 133 1,595 64 2,090 227 2,381 148 343 400 891 453 269 120 842 5,709
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT ROAD & ORANGE BLOSSOM ROAD
- AIRPORT ROAD ORANGE BLOSSOM ROAD INTER-
HOUR
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 94 598 80 772 32 1,041 83 1,156 48 215 219 482 251 107 59 417 2,827
7:15AM 81 648 71 800 33 1,044 102 1,179 73 234 160 467 269 140 72 481 2,927
7:30AM 88 662 72 822 31 1,065 124 1,220 81 216 175 472 259 154 72 485 2,999
7:45AM 96 667 63 826 35 1,082 133 1,250 86 172 165 423 236 176 72 484 2,983
8:00AM 114 656 53 823 32 1,049 144 1,225 100 128 181 409 202 162 61 425 2,882
II PEAK HOUR SUMMARY I
AIRPORT ROAD ORANGE BLOSSOM ROAD .. INTER-
HOUR
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOT ALII LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT TOTAL TOTAL
17:30 AMI 88 662 72 T 822 n 31 1,065 124 1,220 81 216 175 472 259 154 72 485 2,999
PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.17 )
HOUR I AIRPORT ROAD I ORANGE BLOSSOM ROAD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT I TOTAL II LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT TOTAL TOTAL
I 7:30 AMI 103 775 84 962 36 1,246 145 1.427 95 253 205 I 552 II 303 180 84 567 3,509
_.
"__'h_ ,-..-" .-- ,,,-.. -,.~ ,- ,-
R TRANSPORTATION DATE: January 8. 2008
DAY: TUESDAY
CONSULTANTS,INC. COUNT TIME: 7:00 AM - 9:00 AM
PEAK HOUR: 7:30 AM. 8:30 AM
INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM
ROAD
AIRPORT ROAD
2,381
68%
t I
1,427 954 N
. t
145 1,246 36
.J . ~
ORANGE BLOSSOM ROAD
1- 84
.... ... 180 ~
428
..... J r 303 567
95 .....
980
28% ~ 253 ... 941
~ 27%
552
205 " 373
... t ,.
103 775 84
~ Total Intersection Traffic
Percents (%) represent movement volumes 3,509
divided by the total intersection traffic . t
1,754 962
t
2,716
77%
~ TRANSPORTATION DATE: January 8, 2008
DAY: TUESDAY
CONSULTANTS,INC. COUNT TIME; 4:00 PM . 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT ROAD & ORANGE BLOSSOM ROAD
I AIRPORT ROAD II ORANGE BLOSSOM ROAD I 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
4:00 PM 42 320 84 446 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 50 172 43 25 19 87 1,029
4:30 PM 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 58 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 80 1,083
5:15 PM 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 76 216 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 2,342 300 635 489 1,424 274 191 169 634 8,414
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
4:00PM 194 1,398 336 1,928 64 1,053 103 1,220 149 270 225 644 137 80 82 299 4,091
4:15PM 202 1,445 389 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
5:00 PM 229 1,441 416 2,086 60 959 103 1,122 151 365 264 780 137 111 87 335 4,323
I PEAK HOUR SUMMARY I
HOUR I AIRPORT ROAD I ORANGE BLOSSOM ROAD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL II LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
14:45PMI 235 1,482 406 2,123-11 71 975 107 1,153 154 342 247 1 74311130 102 93 325 4,344
PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.17)
HOUR I AIRPORT ROAD II ORANGE BLOSSOM ROAD I INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL TOTAL
14:45 PMI 275 1,734 475 2,484 83 1,141 125 1,349 180 400 289 869 152 119 109 I 380 5,082
-..-. ,-~. --
~ TRANSPORTATION DATE: January 8, 2008
DAY: TUESDAY
CONSULTANTS,INC. COUNT TIME: 4:00 PM - 6:00 PM
PEAK HOUR: 4:45 PM . 5:45 PM
INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM
ROAD
AIRPORT ROAD
3,372
66%,
t I
1,349 2,023 N
. t
125 1,141 83
.J . '-
ORANGE BLOSSOM ROAD
1- 109
.... ... 119 ...
519
..... oJ r 152 380
180 ....
1.389 1,338
27% ... 400 ...
.... 26%
869 289 "\
958
.... t ,.
275 1,734 475
~ Tolallnlersection Traffic
Percents (%) represent movement volumes 5,082
divided by the total intersection traffic . t
1.582 2.484
t
4.066
80%
- R TRANSPORTATION DATE: May 8, 2008
OAY, THURSDAY
CONSULTANTS,INC. COUNT TIME: 7:00 AM . 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE t J AND C BOULEVARD
I AIRPORT PULLING ROAD II FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD I 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
7:00AM 25 198 7 230 0 294 35 329 28 2 12 42 7 1 11 19 620
7:15AM 21 155 0 176 2 276 19 297 27 0 17 44 6 0 7 13 530
7:30AM 44 184 3 231 2 218 61 281 38 1 15 54 8 3 10 21 587
7:45AM 32 202 6 240 1 252 39 292 29 0 19 48 11 5 7 23 603
8:00AM 25 203 4 232 5 233 43 281 31 2 20 53 10 1 8 19 585
8:15AM 39 228 8 275 2 219 38 259 31 1 18 50 11 0 9 20 604
8:30AM 27 224 6 257 3 230 37 270 38 1 40 79 12 0 11 23 629
8:45AM 43 214 5 262 2 206 42 250 30 2 37 69 13 1 4 18 599
TOTAL: 256 1,608 39 1,903 17 1,928 314 2,259 252 9 178 439 78 11 67 156 4,757
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD
- HOUR AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE f J AND C BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND TOTAL I WESTBOUND I SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT lEFT THRU RIGHT I TOTAL TOTAL
7:00AM 122 739 16 877 5 1,040 154 1,199 122 3 63 188 32 9 35 76 2,340
7:15AM 122 744 13 879 10 979 162 1,151 125 3 71 199 35 9 32 76 2,305
7:30AM 140 817 21 978 10 922 181 1,113 129 4 72 205 40 9 34 83 2,379
7:45AM 123 857 24 1,004 11 934 157 1,102 129 4 97 230 44 6 35 85 2,421
8:00AM 134 869 23 1,026 12 888 160 1,060 130 6 115 251 46 2 32 80 2,417
I PEAK HOUR SUMMARY I
HOUR AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
17:45AMI 123 857 24 1,004 11 934 157 1,102 129 4 97 230 44 6 35 85 2,421
PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12)
HOUR AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE J J AND C BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL II LEFT THRU RIGHT I TOTAL TOTAL
17:45AMI 138 960 27 1,124 II 12 1,046 176 1,234 144 4 109 258 49 7 39 95 2,712
------- _.---- -"---~"---- --',-- ~_____m
R TRANSPORTATION DATE: May 8, 2008
DAY: THURSDAY
CONSULTANTS,INC. COUNT TIME: 7:00 AM. 9:00 AM
PEAK HOUR: 7:45 AM . 8:45 AM
INTERSECTlqN: AIRPORT PULLING ROAD & FOUNTAIN
VIEW CIRCLE I J AND C BOULEVARD
AIRPORT PULLING ROAD
2,378
88%
t I
1,234 1,144 N
. t
176 1,046 12
.J . ~
'OUNTAIN VIEW CIRCLE I J AND C BOULEVARD
1- 39
... ... 7 ...
320
..... J r 49 95
144 .....
578
21% .... ... 139
4 5%
....
258 109 ~
44
~ t ,.
138 960 27
Note: Tolallntersection Traffic
Percents (%) represent movement volumes 2.712
divided by the total intersection traffic . t
1,204 1,124
t
2,328
86%
.- ~ TRANSPORTATION DATE: May 8, 2008
DAY: THURSDAY
CONSULTANTS,INC. COUNT TIME: 4:00 PM - 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE t J AND C BOULEVARD
I AIRPORT PULLING ROAD II FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD I tNTER-
15 MIN
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 24 372 10 406 11 265 38 314 69 0 49 118 8 2 5 15 853
4:15PM 15 328 16 359 8 219 23 250 70 1 47 118 9 1 8 18 745
4:30 PM 18 370 7 395 10 239 10 259 80 2 52 134 8 1 4 13 801
4:45 PM 14 368 7 389 7 246 20 273 74 1 49 124 6 3 7 16 802
5:00PM 11 331 9 351 10 225 9 244 67 3 46 116 10 0 6 16 727
5:15 PM 10 480 12 502 11 331 24 366 57 3 45 105 6 1 8 15 988
5:30 PM 4 427 9 440 18 267 19 304 75 1 43 119 12 0 9 21 884
5:45PM 8 345 18 371 13 259 23 295 68 2 44 114 4 0 4 8 788
TOTAL: 104 3,021 88 3,213 88 2,051 166 2,305 560 13 375 948 63 8 51 122 6,588
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD
- AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE f J AND C BOULEVARD INTER-
HOUR NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 71 1,438 40 1,549 36 969 91 1,096 293 , 197 494 31 7 24 62 3,201
4:15PM 58 1,397 39 1,494 35 929 62 1,026 291 7 194 492 33 5 25 63 3,075
4:30 PM 53 1,549 35 1,637 38 1,041 63 1,142 278 9 192 479 30 5 25 60 3,318
4:45 PM 39 1,606 37 1,682 46 1,069 72 1,187 273 8 183 464 34 4 30 68 3,401
5:00 PM 33 1,583 48 1,664 52 1,082 75 1,209 267 9 178 454 32 1 27 60 3,387
PEAK HOUR SUMMARY
HOUR AIRPORT PULLING ROAD I FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD I INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT 1 TOTAL II LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
14:45 PMI 39 1,606 37 1,68ill 46 1,069 72 1,187 273 8 183 464 II 34 4 30 68 3,401
PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12)
HOUR AIRPORT PULLING ROAD I FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD I INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTALlI LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT 1 TOTAL II LEFT THRU RIGHT TOTAL TOTAL
14:45 PMl 4' 1,799 41 1,884 52 1,197 81 1,329 II 306 9 205 520 38 4 34 76 II 3,809
'"~-
"-_,___'0_- .-.,,-<< ,-"- ,~..~.- -,-... -.--
R TRANSPORTATION DATE: May 8, 2008
DAY: THURSDAY
CONSULTANTS,INC. COUNT TIME: 4:00 PM - 6:00 PM
PEAK HOUR: 4:45 PM . 5:45 PM
INTERSECTION: AIRPORT PULLING ROAD & FOUNTAIN
VIEW CIRCLE I J AND C BOULEVARD
AIRPORT PULLING ROAD
3,468
91%
t I
1,329 2,138 N
. t
81 1,197 52
.J . '*
'OUNTAIN VIEW CIRCLE I J AND C BOULEVARD
'- 34
~ ... 4 ....
129
.... J r 38 76
306 ....
648
17% ... -. 178
9 5%
....
520 205 "
102
~ t ,.
44 1,799 41
Nole" Tolallntersection Traffic
Percents (%) represent movement volumes 3,809
divided by the lotal intersection traffic . t
1,440 1,884
t
3.324
87%
2007 FDOT TRAFFIC INFORMATION
.~ CD - PEAK SEASON CORRECTION
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SUPPORTING DOCUMENTS FOR
- PLANNED DEVELOPMENTS TAKEN
INTO ACCOUNT
~,,~
.._-~--~---_._' - - -,..-...-.- ~----
--
SA V ANNAH PLACE RPUD
1.0 INTRODUCTION
The proposed Savannah Place RPUD is a request for Residential PUD zoning approval of
approximately 6.82", acres for up to 20 Single Family dwelling units. The project site is located on
the south side of Orange Blossom Drive approximately y, mile west of Airport Road in Section 2,
Township 49 South, Range 25 East, Collier County, Florida. For project location please refer to
Figure 1, Location Map. TIle project will have a single entrance to be located on Orange Blossom
Drive. Project build out is projected to be 2010.
2.0 SCOPE
The following aualyses are included in this report:
1. Trip Generation Calculations (at build out) presented For Peak Season Daily Traffic
(PSDT) including the Respective Peak Hour Volumes.
2. Trip Assignment within the Radius of Development Influence (RDI).
3. Discussion of Irnpacts to Roadways within the RDI.
-"
3.0 TRIP GENERATION
The 7th Edition Trip Generation published by the Institute of Transportation Engineers (ITE) is
used for trip generation calculations provided in this report. Please refer to Tables 1 through 12.
The trip generation for the previously approved use is estimated to be 87 trip ends for daily traffic
volume, 12 trip ends during the AM peak hour and 12 trip ends for the PM peak hour. The trip
generation for the proposed use is estimated to be 237 trip ends for daily traffic volume, 23 trip
ends during the AM peak hour and 25 trip ends for the PM peak hour. This results in a net
increase in trip generation of 150 trip ends for daily traffic volume, 11 trip ends during the
AM peak hour and 13 trip ends for the PM peak hour. Please refer to the DISCUSSION
section for details concerning the effects of thesc traffic volumes on the level of service for
roadway links within the RDI.
4.0 TRIP ASSIGNMENT AND SIGNIFICANCE TEST
The project directional distribution of traffic to and from Savannah Place RPUD is presented on
Figure 2 and Table 13. When traffic is distributed to the accessed, adjacent and subscquent links,
trip generation volumes are below 2% of the service capacity of the surrounding roadways (see
Table 14). No roads meet the significance test.
F:\PROJ _ PLANNING DOCS\Savannah Place PUmSPUDR\Drafts\TRAt'FIC J}...1PACT STATEMENT.doc -2.
-.-- ..".".~~~ ---.- ._^~. --
FIGURE 2
AM and PM Peak Hour Traffic Distribution
N
1 [1] 1 [1] W*E
1 [1]
- 1 [1]
1 [1]
VANDERBIL BEACH ROAD
1 [1]
~
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0 XX [XX] = AM [PM] PEAK HOUR TRAFFIC DISTRIBU1l0N
0
z
z
'I .. SAVANNAH PLACE pun
II; QWlllt1!tnF.VnDPY.ll lII3JGnDn Q. GRADY IlJNOR AlID JSSOC1ll'CS, P.!
a STEnt:JlJ.~,DlU.'I1ln ~ ClYI1~P/tIllS.wm~.1'l..UIlmlS
~ IA~'oO<<.fE .IJ'I'.Jl(I~ _ 1I1.,.". Uf TIS FlGURE 2
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--.--- ,,~ 1ILI_~~ l1IUlroIQlMtIBn 1.1
~~ --.................- flllllUAAl.ZOOlI F:\PROJ - PLANNING DOCS\Savannah Place PUD\SPUDR\Drafts\TRAFFIC IMPACT STATEMENT.doc .5.
.-
FIGURE 3
AM & PM Peak Hour Flow by Direction
IMMOKAL
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"
z
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. n'lO'Wv.~/"r.vII!"''fPl>:l1 DaI<lllED.'" Q. GRlDY lIIl!OR JIID J.'lSOCIAI'Ill. P.!
o S't'EI'KH.l.1.OOCWOOD. Dillion CMLDlClII!J:RS.. UlllIsotVlMIl!I. PUJIlIEllS
g >>"nJ:'J!fWHI,l( j.l'p)lOftl> _1IJ..1!l.D'J 11$ FIGURE 3
Ci II~WAD1lH1ilOllCOl>l: !m.,_........ ~, ",.
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-
F:\PROJ- PLANNING DOCS\Savannah Place PUD\SPUDR\Dmfts\TRAFFIC llvIPACT STATEMENT.doc .6.
-~.~.- -_._.~-' _....__._-,-~"'---
ITALIAN AMERICAN PLAZA &
CLUBHOUSE DISTRICT
R TRANSPORTATION
-- CONSULTANTS, INC.
Tablc 1
Existing Allowablc Usc
Italian Amcrican Plaza and Clubhousc District &
Ail'port Road/Oran c Blossom Commercial Subdistrict
Ii , . ~i
As a part of this submittal, the Growth Management Plan Amendment for the 5-acre
Italian American Club site will approve a maximum 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 uscs. The proposed Growth
Management Plan Amendment on the Airport Road/Orange Blossom Commercial
Subdistrict will allow a maximum of 40,000 square feet of commcrcial 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 Tablc 2.
Tablc 2
Propos cd Maximum Intensities
Italian Amcrican Plaza and Clubhouse District &
Air ort Road/Oran c Blossom Commcrcial Subdistrict
Italian American Club 20,000 s uare 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 Area 54,000 square feet
General Office 6,000 square feet
Airport Road/Orange Medical Office 30,000 square feel
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 intercOlmection
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 shown to Orange
Blossom Road along the western boundary of the Italian American Club site, and a right-
Page 5
-,'.". ---... __m '.- --
R TRANSPORTATION
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.
Thc resultant trip generation !tl!" each use was determined by refcrencing the Institute of
Transportation Engineer's (ITE) report, titled Trip Generation, 7'10 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/Fratemal Organization), 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 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 ordcr to perfonn the trip generation calculations..
Table 3 indicates thc trip generation of the permittcd residential uses on the subject
parcels in accordance with the existing Growth Management Plan designation. As the
sites arc two separate parcels, it was assumed that they could develop as scparate
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
R. TRANSPORTATION
~- CONSULTANTS, INC.
Table 3
Existing Allowable Trip Generation
Italian American Plaza and Clubhouse District &
Air ort Road/Oran c Blossom Commercial Subdistrict
Italian American Multi-Family 2 9 11 9 4 13 128
Club Site (15 dwelling units)
Airport/Orange Multi-Family 2 9 II 9 4 13 128
Blossom Site (15 dwelling units)
Total Trips 4 18 22 18 8 26 256
Table 4 indicates tbe trip generation of the proposed Italian American Plaza and
Clubhouse District based on the uscs listed within Table 2. It should be noted that the
average rate was utilized for the PM peak hour calculation for the General Oftice use and
the daily calculation for the Medical Office use.
-
Lodge/Fraternal Organization 3 3 6 9 9 18 174
(20,000 s . ft.)
General Office 50 7 57 6 28 34 424
(22,500 s . ft.)
Medical Office 15 4 19 8 20 28 270
(7,500 s . ft.)
Drive-In Bank 28 21 49 91 92 183 986
(4,000 sq. ft.)
Total Tri s 96 35 131 114 149 263 1,854
Table 5 indicates thc 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 TRANSPORTATION
CONSULTANTS, INC.
Table 5
Airport Road/Orange Blossom Commercial Subdistrict
Pro osed Maximum Tri Generation
General Office ]7 3 20 2 7 9 152
(6,000 sq. ft.) ---
Medical Office 59 15 74 28 75 103 1,084
(30,000 sq. ft.)
Drive-In Bank 28 21 49 91 92 183 986
(4,000 sq. ft.)
Total Trips 104 39 143 121 174 295 2,222
ITE estimates that a comparable Drive-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 Growtb Mana ement Plan Amendments
Page 8
R TRANSPORTATION
~ CONSULTANTS, INC.
Table 7
Trip Generation - New Trips
Italian American Plaza and Clubhouse District
~-:;~~-~. ,~'---~~~"~~;;(~li~k1~Y-:'~NJ[ii;.;;-;I~~;:':P\~:~~1i~~cii,-?]1J.lr6~n;;f1~~-ij'll} I~'
1('; H f.ynWO lll~t 'I n~~\ ~'~_ (~~~-,~~lr~~jt __~~:_~L!~- ~L- ~~);L l~: lh~rWt~lft~~I~
.
Total Trips 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
(Total Trins - Pass-by Traffic)
Table 8
Trip Generation - New Trips
ort Road/Oran e Blossom Commercial Subdistrict
Total Tri s 104 39 143 121 174 295 2,222
....-. Less Bank Pass-by -12 -12 -24 -46 -46 -92 -493
(50% of Bank Trips)
New Traffic 92 27 119 75 128 203 1,729
(Total Tri s - Pass-b Traffic)
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 American Plaza and Clubhouse District is
indicated in Figure 3. Additionally, Figure 4 reflects the site traffic assignment and
distribution ofthe Airport Road/Orange Blossom Commercial Subdistrict.
-
Page 9
- - ---<"',., ".., ...,...... -----
~ t N
~35'10 -*
(.9 +
~ W E
...J
...J
::J
Q.
b:: S
~ INTSI
0::
<(
~o- ...
;:> 80- '-0 (0)
+0 (0) ;;;-~;; +5 (6)
ORANGE BLOSSOM DRIVE .r47 (56) ., + ~.r5 (5)
+20%+ (2~0))1~-If 7' (52) 12~~ t ~ +10%+
"'\- ':::.~ (15)4.+l ~~~
II g 0 (0) o"'\f ~ 2-2-
II ITALIAN AMERICAN CLUB SITE I
I PROPOSED I
i I ~ERrNNECTION I
~~-~~--~~1
I I ~I
o
I AIRPORT ROAD/ ORANGE BLOSSOM '" I
COMMERCIAL SUBDISTRICT .,
--
I (52) 12"\l !
'"
I I ~
L__________~
t
35%
+
LEGEND
+20%+ PERCENT DISTRIBUTION
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
l:. TRANSPORTATION SITE TRAFFIC ASSIGNMENT
K CONSULTANTS, INC. ITALIAN AMERICAN PLAZA & CLUBHOUSE DISTRICT Figure 3
~
AIRPORT ROAD/ORANGE BLOSSOM
,,~.-
DRIVE COMMERCIAL SUBDISTRICT
-.-.. .--. --.-
R TRANSPORTATION
CONSULTANTS, INC.
Table 1
Existing Allowablc Use
Italian American Plaza and Clubhouse District &
Airport Road/Oran e Blossom Commercial Subdistrict
L
As a part of this submittal, the Growth Management Plan Amendment for the 5-acre
Italian American Club site will approve a maximum 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 Amendmcnt 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 Amcrican Plaza and Clubhouse District &
Air ort Road/Oran e Blossom Commercial Subdistrict
.'1'
, ','
'1:j.
Italian American Club 20,000 s uare feet
Italian American Plaza Gencral Officc 22,500 s uare feet
and Clubhouse District Medical Office 7,500 squarc feet
Drive-In Bank 4,000 square feet
Total Floor Area 54,000 s uare feet
Gencral Officc 6,000 square feet
Airport Road/Orange Medical Office 30,000 s uarc 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 shown to Orange
Blossom Road along the western boundary of the Italian American Club site, and a right-
----.--. --.~_.- -.---- ---.----,.---------..--,,--------...---
Pagc 5
R TRANSPORTATION
.~ 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 Managemcnt 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, 7th 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 Bank) 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
_.'"N"'._ .-.-..",. ----. .-..
R TRANSPORTATION
CONSULTANTS, INC.
Tablc 3
Existing Allowable Trip Generation
Italian Amcrican Plaza and Clubhouse District &
Air ort Road/Oran e Blossom Commercial Subdistrict
Italian American Multi-Family 2 9 II 9 4 13 128
Club Site (IS dwelling units)
.--
Airport/Orange Multi-Family 2 9 11 9 4 13 128
Blossom Site (15 dwelling units)
Total Trips 4 18 22 18 8 26 256
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.
Table 4
Italian American Plaza and Clubhouse District
Pro osed Maximum Tri Generation
"
Lodge/Fraternal Organization 3 3 6 9 9 18 174
(20,000 s . ft.)
General Office 50 7 57 6 28 34 424
(22,500 s . ft.)
Medical Office 15 4 19 8 20 28 270
(7,500 s . fl.)
Drive-In Bank 28 21 49 91 92 183 986
(4,000 sq. ft.)
Total Trips 96 35 131 114 149 263 1,854
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 TRANSPORTATION
.,.~. CONSULTANTS, INC.
Table 5
Airport Road/Orange Blossom Commercial Subdistrict
Pro osed Maximum Tri Generation
General Office 17 3 20 2 7 9 152
(6,000 s . ft.) ~-
Medical Office 59 15 74 28 75 103 1,084
(30,000 s . ft.)
Drive-In Bank 28 21 49 91 92 183 986
(4,000 sq. ft.)
Total Trips 104 39 143 121 174 295 2,222
ITE estimates that a comparable Drivc-in Bank usc, such as thosc 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. Tablc 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
-- -_._--_.__.._,~"'^ - -~_.,_...---_. -"-,---~
R TRANSPORTATION
CONSULTANTS, INC.
Tablc 7
Trip Generation - New Trips
Italian American Plaza and Clubhousc District
r:-' . ,,-- ..=-=-_~o_ " --==-- Ir-. - - - -- ~ ~ --r ~- -- ------~ ----~f--;;=--~-~- '-~
\""thlr\'t:l~~' ,\ ',if ;r"\~ll, Illl)~ , ,',I ,nd[lit~l\\ IP '0-11. ~" I~\ 1,:( ,!II' liJ\,~Py~ :
I I ,: ~ ~ I ,I II ". t
I ' ,
, I, I , \" ,\,,1)1
, " , " , . I.
Total Trips 96 35 131 114 149 263 1,854
._,
Less Bank Pass-by -12 -12 -24 -46 -46 -92 -493
(50% of Bank Trios)
New Traffic 84 23 107 68 103 171 1,361
(Total Tring - Pass-by Traffic)
Table 8
Trip Generation - New Trips
A' tR d/O BI C . IS bd't . t
I~i,;~~~;:r;~~~~ -} ~~\~~ ",'~!:;lJ"- ',\ ~'I Hl'~~~I::\,~;~(~-I-S"';,ji,:!J~Y II~o~\'jl'IrI":~f:~~,~-:~~m};J;;~
,~:'~I~~I'~I'~~''to 4:j~ r'l "I' '_ ^ ~ J ~-' '
~a~ 1>' \;' . r r I I 'r~) <"'~1\'J)'
~~ 'i4~&~\', t I ''. '." - [ll i I ((1~iaJ, , II ~'&~ti ' :110', l~I)H(' , hIW,i,l. \ I' ~',/ j
I
Total Trips 104 39 143 121 174 295 2,222
Less Bank Pass-by -12 -12 -24 -46 -46 -92 -493
(50% of Bank Trips)
New Traffic 92 27 119 75 128 203 1,729
(Total Trins - Pass-by Traffic)
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 American Plaza and Clubhouse District is
indicated in Figurc 3. Additionally, Figure 4 reflects the site trat1ie assignment and
distribution of the Airp0l1 Road/Orange Blossom Commercial Subdistrict.
._-
Page 9
Si t N
~35'10 *
- ~ +
_ W E
...J
...J
::;)
0-
t;: S
i2 INTSI
a::
=<
a;-;;'; 0- '\.. 0 (0)
+ 0 (0) ;:::-~;;' +8 (10)
ORANGE BLOSSOM DRIVE --1"46 (55) ., + ~ --1"13 (14)
+15%+ (1~O))1~:t" 7 (61) 13~ ~ t ~ +20%+
CD ~ (35) 8 ~ 0 0
~N M__
II CD - (0) O"'\l _0 0
Nill- m--
_~ e
II ITALIAN AMERICAN CLUB SITE I
_ I PROPOSED I
..:= I ~ERCINNECTION I
~- - -- -~ - --1
I I ~J
I AIRPORT ROAD! ORANGE BLOSSOM ~;;'I
COMMERCIAL SUBDISTRICT ., +
--
I (52) 12~ !
'"
I I ~
l___________-.J
t
30%
+
_. LEGEND
+20%+ PERCENT DISTRIBUTION
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
SITE TRAFFIC ASSIGNMENT
1: TRANSPORTATION AIRPORT ROAD! ORANGE BLOSSOM DRIVE COMMERCIAL SUBDISTRICT
K CONSULTANTS, INC. Figure 4
--. ..-..- -,..._.,,--.~-~_._-~-.~. - >.~_..".~ ..._-
SAO GRATO SDP
.-.
PROJECTED TRAFFIC
TRIP GENERATION
Site-generated trips were estimated using Institute of Transportation Engineers (ITE) Trin
Generation (7\1> Edition), in accordance with cUlTent Collier County policy. The following trip
generation fonnulas were used:
Multi.family (LU 230): General Office Building (LU 710)
.
ADT: Ln (T) = 0.85 Ln (X) + 2.55 ADT: Ln (T) = 0.77 Ln (X) + 3.65
AM Peak Hour: Ln (T) = O,BO Ln (X) + 0.26 AM Peak Hour: Ln (T) = 0.80 Ln (X) + 1.55
PM Peak Hour: Ln (T) = 0.82 Ln (X) + 0.32 PM Peak Hour: (T) = 1.12 (X) + 78.81
Shopping Center (LU 820): Medical Office (LU 720):
ADT: Ln(T) = 0.65 Ln(X ) + 5.83 ADT: T = 40.89(X) - 214.97
AM Peak Hour: Ln(T) = 0.60 Ln(X ) + 2.29 AM Peak Hour: T = 2.48(X)
PM Peak Hour: Ln(T) = 0.66 Ln(X) + 3.40 PM Peak Hour: Ln(T) = 0.93 Ln(X) + 1.47
PASS-BY T= Ln (T) =-0.291 Ln (X) + 5.00 I
.-
Since the proposed development will have dissimilar land uses, a percentage of the site-
generated traffic will be captured by the land uses inside the development and not be introduced
to the external roadway network. 1ntemal capture trips were estimated using rate and summary
sheets shown in the ITE Trip Generation Handbook An ITE Recommended Practice (see
Appendix). In addition, the retail land use will capture pass-by from the adjacent traffic stream
on AirpOli-Pulling Road. The ITE Trip Generation Handbook An ITE Recommended Practice
was used to determine a 43% Pass-By Capture reduction (see Appendix). The increase in
through traffic on Airport-Pulling Road using 25% Pass-By reduction is marginal compared to
its high Remaining Capacity (J 103). A 43% Pass-By Capture reduction was used in the analyses
of this report as supported by The 1TE Trip Generation Handbook An ITE Recommended
Practice.
Table 1 summarizes the trip generation estimates for this development.
-
Sao Grato SOP TIS 6 1:\Projem\806\80&85\ T nff;c\Upd~te Sep 05\806BST AIQ06.doc
.- ..~.~-,
TABLE 1
Site-generated Trip Estimates
WKOY AM Pe~k PH Peak
J,..alliLV~J~_ QIT lJ_!lit lli.ib' LO..1al ~l!LCI bLt IJ.,til.l .lll.t.IT E;.;it.
Shopping Center (lU 820) 7-1.230 SF S,S9S III 60 \I 514 W 167
Internal Capture (Daily/PM) .74 .ll .<2
Pass.by DedllClion 43% .187 -94 .94
Net External Primary Trips for Commercial Use 253 III III
General Office (LU lIO): Footage 72,802 SF 1,045 146 116 18 160 l7 III
IncernalCapwre (Daily/PM) -17 .9 .,
Net External Primary Trips for General Office Use "3 IB Il5
Medical Office (LU 720)" 24,268 SF 777 60 47 Il B4 JJ 61
Internal Capture (Daily/PM) .IS .6 .7
Net External Primary Trips for Medicil.1 Office Use 69 I! 54
Multi-Family (LU 230): lSI DU 1..ol03 108 18 90 128 86 <2
Internal Capture (Daily/PM) -52 .30 ."
Net External Primary Trips for Residential Use 76 56 lO
Net Externa] Primary Trips 5" JlO l31
The pass-by deduction was evaluated for reasonableness using the FDOT "10% Rule". The
pr()jected background traffic on A irport-Puliing Road in front of the site is approximately 5249
vph. One-tenth of this estimate is 525 vph. The pass-by estimate is 187 vph. which is less than
10% of the projected background traffic volume.
TRIP DISTRIBUTION AND ASSIGNMENT
The pattern of site traffle distribution is based on locations of generators in the area surrounding
the project and engineering judgment. Table 2 presents the assumed distribution. Exhibit 3, 4,
and 5 graphically presents the same data, showing distribution of Residential, Commercial and
Office land lise, respectively.
S~O GOlO SOP TIS 7 1:\PrOicm\a06\80GSS\TI~rn(\Updi'tc Scp OS\El06BS T AIOO6_doc
TABLE 2
Site generated Trip Distribution T raffle Distribution
Un~ From To Residential Commerc. Office
Orange Blossom Drive Goodlette-Frank Rd Airport-Pulling Road 15% 10% 10%
Orange Blossom Drive Airport-Pull\ng Road Bridgewater Bay Blvd 10% 20% 20%
Ot"ange Blossom Drive Bridgewater Bay Blvd Livingston Rd 10% 20% 20%
Airport-Pulling Road Vanderbilt Beach Rd Project Access 40% 40% 50%
Airport-Pulling Road Proieer Access Orange Blossom Drive 60% 6P% 50%
Airport-Pulling Road Orange Blossom Drive J&C Blvd 35% 30% 20%
Airport-Pulling Road lmmokalee Rd Vanderbilt Beach Rd 10% 15% 20%
Airport.Pulling Road J&C Blvd Naples Blvd 30% 15% 20%
Airport-Pulling Road Naples Blvd Pine Ridge Rd 25% 0% 20%
Airport.Pulling Road Pine Ridge Rd Golden Gate Pkwy 15% 0% \0%
Goodlette-Frank Rd Orange Blossom Drive Pine Ridge Rd iO% 0% 5%
Goodlette~Frank Rd Vanderbilt Beach Rd Orange Blossom Drive 5% 0% 5%
Livingston Rd Orange Blossom Drive Pine Ridge Rd 5% 10% 10%
Livingston Rd Vanderbilt Beach Rd Orange Blossom Drive 5% 10% 10%
Vanderbilt Beacb Rd US 4\ Airport.Pulling Road 15% 10% 10%
Vanderbilt Beach Rd AJrport.Pulling Road Logan Boulevard 15% 5% 20%
Pine Ridge Road Shirley Street Airport-Pulling Road 5% 0% 5%
Pine Ridge Road Airport-Pulling Road 1.75 5% 0% S%
I
The trip distribution percentages of each land use were applied to the site-generated traffic
volumes to detenuine the site-generated vehicle trip assignment.
The proposed commercial retail use is of a "neighborhood" nature rather than "regional" in
scope. For this reason, the area of influences will likely be confined to residential developments
along Orange Blossom east and west of Airport-Pulling Road. Thc radius of influence was
assumed to be not higher than 1.5 miles from the site.
Exhibits 6 and 7 presents the proposed entering and exiting traffic of AM & PM peak Hours
respectively. Pass-by deductions are shown in Exhibit 8. Net entcring and exiting traffic in the
PM Peak Hours, including Pass-By trips at the Project Access points on Airport Pulling Road arc
presented in Exhibit 9. These exhibits also include the Vanderbilt Beach Road & Airport-Pulling
Road intersection as well as the AilVOIi-Pulling Road & Orange BJossom Drive intersection,
among other intersections ncar the project site.
The PM Peak Hour traffic characteristics were studied because the site-related land usc peak
--
hour typically occurs in thc PM Peak Hour of the adjaccnt strect traffic.
Sao Gr~to SOP TIS 8 l:\Proicm\806\80685\Tnffic\Upd~te Sep 05\806851 AIOO&.doc
--- _.........~..- -.._-.-..~-~. -.--
LONGVIEW CENTER pun
INTRODUCTION
The Longview Center Parcel IS located on the east side of the Airport Pulling
Road/Orange Blossom Drive intersection in Collier County (see Exhibit I Location
Map). The site is approximately 15 acres in size with approximately 5 acres on the
northeast corner of the intersection and approximately 10 acres on the southeast corner of
the intersection. There is an existing single access point onto Orange Blossom Drive
from each parcel. Currently, the 5 and 10-acre parcels are being used as plant nurseries.
The current Future Land Use for the site is Orange Blossom Mixed Use Sub District and
the site is within the TraffIC Congestion Zone.
The project will contain two phases. Phase I will include 22, I 50 square foot of retail
shops and 19,000 square foot of office space. Phase I is projected to be complete prior to
the 2005 Peak Season. Phase" (the south parcel) will include 50,000 square foot of
-. retail shops, 51,000 square foot office space and 15 multi-family dwelling units. Phase"
is projected to be complete prior to the 2008 Peak Season.
The purpose of this study is to provide the technical traffic analysis in support of the
Rezone. Both AM and PM Peak Hour Volumes were analyzed.
I :\P roj e cts V\rch ive \00 cs \P ro jects \804 \8047 8-P u II i ng\Ora ng e BIos som \ T ra ffi c\804 7 8- TIS _ doc 2
"'''..~ ,..-.-
TRAFFIC GENERATION
Consistent with the current policy of Collier County, project trip generation was based on
ITE Trip Generation (6th Edition). The following trip generation formulas were used:
Multi-family (LU 230):
ADT: Ln(T) = 0.850 Ln(X) + 2.564
AM Peak Hour: Ln(T) = 0.790 Ln(X) + 0.298
PM Peak Hour: Ln(T) = 0.827 Ln(X) + 0.309
Shopping Center (LU 820):
ADT: Ln(T) = 0.643 Ln(X ) + 5.866
AM Peak Hour: Ln(T) ~ 0.596 Ln(X ) + 2.329
PM Peak Hour: 1,n(T) = 0.660 Ln(X) + 3.403
General Office Building (LU 71 0)
ADT: Ln (T) = 0.768 Ln (X) + 3.654
AM Peak Hour: Ln (1') = 0.797 Ln (X) + 1.558
PM Peak Hour: T = 1.49(X)
The above equations were used with the land use data provided to generate the estimated
trip generations for the project as shown in Table IA. However, since the proposed land
use includes mixed uses, there will be a percentage of the traffic generated that will be
attracted internally to other land uses within the development. This internal capture was
determined utilizing the rates and summary sheet shown in the ITE Trip Generation
Handbook (see Appendix A). In addition, the retail land use will experience pass-by
capture from the people that are projected to be traveling along Airport Pulling Road and
Orange Blossom Drive. Page 103 from the lTE Trip Generation Handbook was used to
determine the percentage of Pass-By Capturc and Internal Capture (sec Appendix A).
The resultant projected trip generation has been adjusted for the PM Peak Hour and is
I :\Projects\Archive\Docs\Projecls\804\804 7 8-Pulling\Orange Blossom\ Traffic\804 78- TIS_doc 3
_~u_,
shown in Table lB. See Appendix A for the Internal Capture Summary worksheet,
which was used to determine the internal capture rate.
Table 1A
PROJECT TRIP GENERATION-(PHASE I ONLY) 2005
AM PM
Land Use ADT Peak Enter Exit Peak Enter Exit
Office (LU 710): 19,000 SF 371 50 44 6 28 5 23
Retail (LU 820): 22,150 SF 2,586 65 40 25 232 111 121
Totals 2,957 115 83 31 261 116 144
PROJECT TRIP GENERATION-(PHASE II ONLY) 2008
AM PM
Land Use ADT Peak Enter Exit Peak Enter Exit
Multi-Family (LU 230): 15 DU 130 11 2 9 13 9 4
Office (LU 710): 51,000 SF 791 109 96 13 76 13 63
Retail (LU 820): 50,000 SF 4,365 106 64 41 397 191 207
Totals 5,286 226 162 64 486 212 274
TOTAL OF PHASE I & II 8,243 341 246 95 747 329 418
Table 1 B
PROJECT PM PEAK HOUR TRIP GENERATION WITH ADJUSTMENTS
(PHASE I ONLY) 2005
PM
Land Use Peak Enter Exit
Office (LU 710): 19,000 SF 28 5 23
Mixed Use Internal Capture .4 .2 .2
Retail (LU 820): 22,150 SF 232 111 121
Mixed Use Internal Capture .4 .2 .2
Passby Capture 43% .98 .47 .51
Totals 154 65 89
PROJECT PM PEAK HOUR TRIP GENERATION WITH ADJUSTMENTS
(PHASE II ONLY) 2008
PM
land Use Peak Enter Exit
Multi-Family (LU 230): 15 DU 13 9 4
Mixed Use Internal Capture .5 .3 .2
Office (LU 710): 51,000 SF 76 13 63
Mixed Use Internal Capture .9 .4 .5
Retail (LU 820): 50,000 SF 397 191 207
Mixed Use Internal Capture .23 .11 .12
Passby Capture 43% -161 .77 .84
Totals 288 117 171
,-,---
TOTAL OF PHASE I & II 443 182 260
I :\Projects\Archive\Docs\Projects\804 \804 7 8-Putling\Orange Blossom\ T raffic\804 78- TI S.doc 4
._,-, "~~-- .- ...--
AREA OF INFLUENCE
The existing roadway network in the area of the project is shown on Exhibit l. We have
analyzed the roadways in the area of the project within 5 miles of the project in
accordance with Collier County TIS guidelines.
ADJACENT ROADWAY NETWORK
Airport Pulling Road
Airport Pulling Road in the vicinity of the project is currently under construction to be
expanded into a six lane divided arterial. It is under county jurisdiction. It will have a
speed limit of 45 mph when completed.
Orange Blossom Drive
Orange Blossom Drive in the vicinity of the project is a two lane undivided collector. It
is under county jurisdiction. The posted speed limit is 35 mph.
COMMITTED ROAD IMPROVEMENTS
Roadway improvements that are currently under construction or scheduled for
construction within the next three years were considered to be a committed improvement.
These were identified in the Collier County Transportation Improvement Plan and FOOT
Adopted Work Programs for Collier County, Fiscal Y car 2000/2001-2005/2006.
Road improvements are committed for construction in order to help alleviate current area
road deficiencies and support ti.lture area development. Construction on Airport Pulling
Road to expand it to six-lanes from Pine Ridge Road to Vanderbilt Beach Road has
recently stalled. Other committed improvements in the area include: A) the four-lane
expansion of Goodlette-Frank Road from Pine Ridge Road to Vanderbilt Beach Road by
J :\ProjectslArchive\Docs\Projects\804\804 7 8-Pulling\Orang e Blossom\ T raffic\804 78- TIS ,doc 5
-.
year 2004; B) the construction of Livingston Road trom Radio Road to Immokalee Road
as a six-lane arterial and from Immokalee Road into Lee County as a four-lane arterial
during year 2003; C) the six-lane expansion of Pine Ridge Road from Airport Pulling
Road past 1-75 which is currently under construction; and D) the four-lane expansion of
Vanderbilt Beach Road from Airport Pulling Road to Logan Boulevard in year 2002,
TRIP DISTRIBUTION AND ASSIGNMENT
The pattern of site traffic distribution is based upon locations of generators and attractors
in the arca of the project. The traffic distribution for the project was discussed and
approved in a methodology meeting with Collier County Transportation Planning and is
shown in Table 2.
Table 2
TRAFFIC DISTRIBUTION-PM PEAK HOUR (NEW TRIPS)
".
Land Use Traffic Distribution
Orange Blossom east of Project 10%
Orange Blossom west of Project 10%
Airport north of Orange Blossom 40%
Airport south of Orange Blossom 40%
.~.
I :\Proje cts \Archive \00 cs\Proj ects\804 \8 04 7 8- Pu II i ng\Ora ng e Blosso m \ T ra ffic\804 7 8 - TIS. d oc 6
.-. _..~_.. "._._-"._~--_.~ ....
ANNUAL GROWTH RATE
PROJECTIONS
~~". ANNUAL GROWTH RATE CALCULATIONS
2002 2007 ANNUAL
COUNT BAS E YR TRAFFIC YRS OF GROWTH
ROADWAY SEGMENT STA# TRAFFIC VOLUME GROWTH RATE
Airport Pulling Road N. of Orange Blossom Or. 599 45664 36027 5 2.00%
S. of Orange Blossom Or 503 44288 39679 5 2.00%
J&CBlvd W. of Airport Rd 631 12040 10222 5 2.00%
Orange Blossom Dr W. of Airport Rd 647 9348 11446 5 4.13%
E. of Airport Rd 647 9348 11446 5 4.13%
W. of Livingston Rd 647 9348 11446 5 4.13%
Side Street Approaches -- -- 2.00%
1 All traffic volumes were taken from the 2007 Collier County Average Daily Traffic Report
, In instances where the historical data indicates a reduction in traffic, a minimum annual growth rate of 20% was assumed.
.-
SAMPLE GROWTH RATE CALCULATION
2007 ADT ^(1fYrs of Growth)
Annual Growth Rate (AGR) - -1
Base Year ADT
11446 ^(1I5)
AGR (Orange Blossom Dr) -1
9348
AGR (Orange Blossom Or) = 4.13%
,."~,
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TRIP GENERATION EQUATIONS
-
TRIP GENERATlON EQUATlONS
AIRPORT ROAD/ORANGE BLOSSOM DRIVE
INTERSECTlON IMPROVEMENTS
lTE TRIP GENERA TlON REPORT, ih EDITION
-
Land Use Weekday AM Peak Hour Weekday PM Peak Hour
Residential Ln (T) c_ 0,80 Ln (X) + 0.26 tn (T) ~ 0,82 Ln (X) + 0.32
Condo/Townhouse I I
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T = Trips, X = dwellinu units
eeRe 1-- T-O,18(X) T.- 0,18 (X) + 39,13
(LUe 255) 64% in I 34% out 48% in I 52% out
T ~ Trips, X ~ dwelling units -
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c ~-r <;:ou.nt;y
SUPPLEMENTAL STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION,
COMPREHENSIVE PLANNING DEPARTMENT
DAVID WEEKS, AICP, PLANNING MANAGER
HEARING DATE: SEPTEMBER 18, 2008 (continued from August 29,2008)
SUBJECT: 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS,
PETITION CPSP-2006-13 ONLY (Adoption Hearing)
ELEMENT: GOLDEN GATE AREA MASTER PLAN (GGAMP) ONLY-for this supplement
CCPC ADOPTION RECOMMENDATION and COMMENTS: The CCPC discussed this petition
at their August 29, 2008 hearing, and then continued it to September 18. There appeared to be
consensus to recommend approval as Transmitted by BCC with one exception - the provision
in the GGAMP pertaining to model homes in the Estates Designation (Golden Gate Estates).
That provision is one of fhe exceptions to locational criteria for conditional uses, As approved
for Transmittal by the BCC, it is intended to allow model homes - that have exhausted the three
years allowance as a Temporary Use Permit - to be approved via the conditional use process
and subject to the provisions of Section 5.04,04, Model Homes and Model Sales Centers, of the
Land Development Code (LDC), However, the CCPC was concerned that major portions of
Sec, 5,04,04 of the LDC (attached) might not be applicable - including the very requirement for
conditional use approval - based upon the specific wording of Sec, 5,04,04B. where reference is
made to "residential zoning districts," Staff has proposed the revisions noted below to
specifically require conditional use approval and adherence to Sec. 5.04,04,
e) Special Exceptions to Conditional Use Locational Criteria: [page 33]
l. Temporary use (TU) permits for model homes, as defined in the Collier
County Land Development Code, may be allowed anywhere within the
Estates-Mixed Use District. Conditional use permits Jllllmittsa for the
purpose of extending the time period for use of the structure as a model home
shall RHJ<.IIwre9>o.ilJ'tod ,shilll b~e~su!Jj,,~LliJ th~j)J9.xi~n.sQf SeftiPl1-.:'iJ)A,Q4!t
and,~,Qfthe_ColJ ieL~~YnlxJ&nd D~'>'c<jill1!).'!s.:ni.Co~ OrdinanceN oL12i:iL
alU,l.m~ncl~e(LSucILCQnQj!jQ!1al!1s~~sh.all not be subject to the locational
criteria of the Conditional Uses Subdistrict, and may be allowed anywhere
within the Estates-Mixed Use District. Temporary Use peflllits for model
homes shall have a duratioH ofthree (3) years from the date of llflproval. No
9ullseqHeHt issHaHee of a COHditioHall!se pelHlit shall lle for a duratioH
exeeediHg two (2) years, The total time period for Temporary Use aHd
COHditioHal Use peflllits together sHall Hot m(eeed five (5) yeam,
Words underlined arc added; words .;tRlel( tlirel:lgk arc deleted-- as approved for Tmllsmittal by BCe.
Words double llnd~line_c.l are added; words double l1tltU!h tll, ~f,h arc deleted - to address cepe concern at Adoption.
cepe Adoption supplemental staff report CPSP-2006-13
G:\ComprehensiveIComp. Planning GMP DATA\Comp. Plan Amendments\2006 Cycle Petitions dwl9.10.08
1
,- -.-,,"..., --..".---..., -.
COLLIER COUNTY LAND DEVELOPMENT CODE
5,04,03
I. On-site temporary use of structures and equipment fo e building of roads, public utilities, and
government projects,
J. Off-site temporary parking on property wh' is located contiguous to the subject development, or
would be contiguous except for a ro ay that is not designated as a collector or arterial in the
P, with the written authorization of the property owner.
K. Other on-site uses slmil o the foregoing uses and determined by the County Manager or designee
apter 10.
L. Proposed t porary structures identified above require the submission of a conceptual site plan that
s the requirements of Chapter 10,
5.04.04 Model Homes and Model Sales Centers
A. Model homes and model sales centers are intended to facilitate the sale of the modei design or of
products similar in design to the model. Model homes and model sales centers shall be of a temporary
nature and may be allowed in the following zoning districts:
1. Any residential zoning district or residential component of a PUD, in the estates zoning
district, and in the agricuitural zoning district as part of a rural subdivision, by the issuance
of a temporary use permit.
2. However, a model center as a permitted use within a PUD, and not located within a dwelling
unit or a temporary structure, such as a trailer, shall not require a temporary use permit.
B. Model homes and model sales centers located within residential zoning districts, or within a residential
component of a PUD, shall be restricted to the promotion of a product or products permitted within the
residential zoning district or PUD in which the model home or model saies center is located and further
subject to the following:
1. Model homes shall only be permitted for dwellings that have not been previously used as a
residence,
2. A model home or model sales center is not intended to allow the full scope of real estate
activities and shall be restricted primarily to the sale and marketing of the model or products
similar to the model. A model home shall not include offices for builders, contractors,
developers, or similar activities,
3. Model homes may be "wet" or "dry,"
a. Model homes permitted as "dry" models (unoccupied by a sales office and/or
representative) shall be limited to a conditional certificate of occupancy allowing the
use of the structure as a model only, provided all required infrastructure is in place
to service the unit.
b. Model homes permitted as "wet" models (occupied by a sales office and/or
representative) shall not be occupied until such time as all required infrastructure is
available to service the unit and a permanent certificate of occupancy has been
issued,
LDC5:18
...,- __ _"__'_'N_.__'~"__ ---,,_.-'0
----.
SUPPLEMENTAL STANDARDS
5.04,04
c. Transportation to and from unoccupied model homes shall be provided at a sales
center, which also provides required parking and handicapped accommodations in
accordance with section 5,04,04(C),
d. Model homes occupied by a sales office and/or representative must have all required
landscaping, parking, and handicapped access on site.
e. A temporary use permit for a model home (occupied or unoccupied) shall be issued
initially for a period of three (3) years, Extensions in excess of this period shall require
submittal and approval of a conditional use petition in accordance with Chapter 10
of this Code,
4. Model sales centers may be iocated in either a temporary structure, usually a mobile home,
or a permanent structure which is either a residential dwelling unit or a non-residential
structure, Temporary use permits shall be issued as follows:
a. A temporary use permit for a sales center in a temporary structure shall be issued
initially for a period of three (3) years and may be renewed annually based upon
demonstration of need,
b. A temporary use permit for a sales center in a permanent structure which is a
residential dwelling unit shall be issued initially for a period of three (3) years.
Extensions in excess of this period shall require submittal and approval of a
conditional use petition in accordance with Chapter 10 of this Code.
c. A temporary use permit for a sales center in a permanent structure other than a
residential dwelling unit shall be issued initially for a period of three (3) years and
may be renewed annually on demonstration of need,
5. Temporary use permits for model homes or model sales centers to be located within a
proposed single-family development prior to finai plat approval may be requested by the
applicant and require:
a. Administrative approval of a plat and construction plans showing all required
infrastructure for the lot(s) on which the model home or model saies center is to be
located,
b. A site development plan (SDP) pursuant to Chapter 10,
c. A maximum of five (5) models, or a number corresponding to ten (10) percent of the
total number of platted lots, whichever is less, per platted, approved development
shall be permitted prior to final plat approval as specified above,
d. The applicant shall provide documentation that all required utilities will be available
to the subject site, and, where required, shall depict such utilities in detail on the SDP.
e. The parcels on which the models are tocated must abut a privately owned and
maintained road, temporary in nature or permanently constructed to Collier County
roadway standards.
LDC5:19
COLLIER COUNTY LAND DEVELOPMENT CODE
5,04.04
f. The boundaries depicted on the preliminary subdivision plat shall be depicted on the
SDP in order to ensure compliance with the applicable development standards in
effect on the subject property,
g. Final lot grading and drainage conveyance shall be in conformance with the master
grading plan for the project as depicted on the preliminary subdivision plat submittal
documents,
6. Temporary use permits for model units or units used for sales centers in multi-family projects
shall not be issued prior to plat recordation and final approval of the project site development
plan,
7. All other temporary use requests for mDdel homes shall require the submissiDn Df a
cDnceptual plan which demDnstrates that provisiDns will be made to adequateiy address the
requirements Df section 5,04.04(C),
8. TempDrary use permits fDr a mDdel sales center within an existing subdivision shall require
a site plan as fDIlDws:
a. In the case Df a permanent structure which is a dwelling unit, a site imprDvement
plan (SIP) per sectiDn 10,02.04 Df this CDde;
b. In the case of a permanent structure which is Dther than a dwelling unit, a site
development plan (SOP);
c. In the case of a tempDrary structure (mobile home or sales trailer), either a
cDnceptual site plan (CSP) which addresses the requirements Df sectiDn 5,04,04(C),
d. A SIP, depending Dn the extent Df the work required,
9. TempDrary use permits fDr model hDmes tD be IDcated within a prDpDsed single-family
development may be approved fDllowing administrative approval Df a plat and construction
drawings for all required infrastructure encDmpassing the lots Dn which the models are to be
constructed pursuant to sectiDn 4.03,00, and a CSP which addresses the requirements Df
section 5,04,04(C) of this CDde, UnDccupied (dry) model homes will be permitted Dnly in
cDnjunction with an approved SOP fDr a mDdel sales center which provides adequate parking
tD SUPPDrt the mDdel(s),
10. TempDrary use permits for occupied (wet) mDdel hDmes fDIlDwing subdivision apprDval shall
require a CSP which addresses the requirements of sectiDn 5.04.04(C) Df this Code,
TempDrary use permits for unDccupied mDdel hDmes fDllowing subdivision approval shall
require a CSP and shall be issued Dnly in cDnjunctiDn with an approved SDP Dr SIP fDr a
model sales center which provides adequate parking tD SUPPDrt the mDdel(s),
C. All model home site plans shall adequately address the fDIlDwing standards:
1. Traffic circulatiDn and safety within the site as fDIlDws: All parking spaces shall be arranged in
- a manner fDr cDnvenlent and safe access for vehicles and pedestrians, ND parking spaces
shall be arranged tD cause vehicles tD be moved in Drder for Dther vehicles tD enter Dr exit a
site,
,
LDC5:20
-",,-,.- .-.'.------ ~-,--- ,..--. .---
SUPPLEMENTAL STANDARDS
5,04,05
2. Minimum parking requirements:
a. Four (4) parking spaces for the first model unit and one and one-half (1.5) spaces for
each additional model unit (for dimensions see section 4.05,02 of this Code),
b. One (1) paved parking space for disabied persons per parking lot shall be provided
(included as part of the number of required parking spaces), aiong with a paved
access aisle and barrier-free access to the unit (for dimensions, see section 4,05,07
of this Code),
c. All parking spaces shall be constructed of a concrete, asphait, or other dustless
material as may be approved by the County Manager or designee. driveways and
handicapped spaces shall be paved.
3. Screening, buffering, and landscaping of the temporary use to reduce potential impacts on
adjacent properties as required in section 4,06,00 and approval by the County Manager or
designee as follows:
a. One (1) canopy tree per thirty (30) linear feet around the perimeter of the vehicular
use areas.
b. A staggered double row of hedges between the right-of-way and the parking area
and a single row of hedges to screen the driveway.
4. Vehicular use areas shall be set back a minimum of ten (10) feet from the property line,
5. Lighting,
6. Sanitary facilities,
7. Fire protection,
B. Environmental impacts,
9. Stormwater management.
10. Any other requirements determined by the County Manager or designee to be necessary for
the public health and safety,
5.04.05 Temp
A.
1. In the case of te orary sales, such as grand openings, going out of business sales, special
promotional sales, 0 ther simiiar uses (exclusive of garage sales, lawn sales, and similar
private home sales), the nty Manager or designee may grant nonrenewable permits of up
to fourteen (14) days duration, ch that during any calendar year the sum total of all permits
for such events for that location s not exceed twenty-eight (28) days, A muiti-tenant
building of ten (10) or more busines with annual leases may utilize a maximum of
forty-two (42) days per caiendar year for te orary sales, Temporary use permits may be
permitted for up to an additional four (4) weeks n approved by the ,BCC, Such special
approval shall be subject to stipulations or additiona onstraints deemed necessary and
LDC5:21