Backup Documents 02/09/2021 Item # 9A Heritage Bay - BCC Presentation 2-9- 2021 - Nancy G - FINAL13
GROWTH MANAGEMENT DEPARTMENT
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February 9, 2021
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Heritage Bay
BCC
February 9, 2021
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Commercial Area
Staff
Nancy Gundlach, Principal Planner, Zoning Division
Trinity Scott, Manager, Transportation Planning Section, Capital Projects Division
Mike Sawyer, Project Manager, Transportation Planning Section, Capital Projects Division
Sue Faulkner, Principal Planner, Comprehensive Planning Section, Zoning Division
Ray Bellows, Manager, Zoning Division
Anita Jenkins, Director, Zoning Division
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Staff Recommendation
Staff is recommending denial of the petition request as the road (Limestone Trail) is a required interconnection between the commercial area and the developed areas to the east and south.
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Limestone Trail
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Interconnected Development
The Growth Management Plan requires interconnection
The Land Development Code requires interconnection
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Growth Management Plan states:
The County shall require, wherever feasible, the interconnection of local streets between developments to facilitate convenient movement throughout the road network. The LDC shall identify
the circumstances and conditions that would require the interconnection of neighboring developments and shall also develop standards and criteria for the safe interconnection of such
local streets.
Interconnected Development (Continued)
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Per the Land Development Code Mixed-Use Developments are required to provide interconnection unless:
It is not physically possible
The location of environmentally sensitive lands precludes the interconnection
During development/redevelopment of commercial lots, shared access or interconnection shall be encourage and may be required as a condition of site development plan approval
The interconnection provides minimal or no benefit, e.g., the non-residential component contains a single low traffic generating use such as a small general office building
Interconnected Development (Continued)
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Activity Center #3
The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized
patterns of commercial development, and to create focal points within the community. Mixed Use Activity Centers are intended to be mixed-use in character. Further, they are generally
intended to be developed at a human-scale, to be pedestrian-oriented, and to be interconnected with abutting projects – whether commercial or residential. Street, pedestrian pathway
and bike lane interconnections with abutting properties, where possible and practicable, are encouraged.
Commercial development opportunities in the form of Mixed Use Activity Centers are provided to include a mixture of uses which has the potential to lessen the impact on the transportation
system. The Mixed Use Activity Centers are intended to provide for concentrated commercial and mixed use development but with carefully configured access to the road network.
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Activity Center #3
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July 29, 2003, Board of County Commissioner minutes related to approval of the Heritage Bay Development of Regional Impact and Planned Unit Development:
Bruce Anderson representing the applicant stated, “This project also features internal access to the activity center so that residents of Heritage Bay will not have to travel out on
Immokalee Road to shop for their every-day needs.”
Interconnected Community
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Commercial
IF Limestone Trail is Closed to the Public, THEN:
Immokalee Road Egress: East Bound Traffic Must Turn Right and Make a U-Turn on Immokalee Road
Collier Boulevard Egress: East and South Bound Traffic Must Turn Right and Make U-Turns on Collier Boulevard
Commercial Area Egress to the East:
The connection is not unique to Heritage Bay. In fact, Lely Resort has 2 such connections one of which passes directly by single family homes (Lely Island Circle and Celeste Drive),
Pelican Bay has Pelican Bay Boulevard to provide access to both the residential and the commercial tracts, Collier Tract 22 DRI, which encompasses Collier’s Reserve Country Club and
the adjacent Publix plaza. What is unique to Heritage Bay is the platting of the roadway to the HOA. Which is a reason why at the April 2018 Townhall meeting hosted by Commissioner
Saunders that County staff offered to work with the residents to bring an item before the Board of County Commissioners to assume ownership and maintenance of not only Limestone Trail,
but also the bridge at The Quarry entrance that connects to Immokalee Road.
Gating this roadway eliminates patrons of the commercial node of the Heritage Bay DRI from having access to the traffic signal. Limestone Trail is not a “cut-through” road in the sense
where it is the public utilizing the roadway.
What we have accomplished as part of this PUD amendment process, even if gates are established is the continued use by the Heritage Bay residents, which was not originally proposed.
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Signal Improvements at Immokalee Road and Quarry Drive/Woodcrest Drive
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Bellaire Bay Drive Intersection Improvements
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Heritage Bay DRI/PUD Roadway Ownership
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Prior to 2015, the intersection at The Quarry Drive and Immokalee Road had a full median opening, which allowed users to be able to make a left out. This was closed due to safety concerns.
This would also have changed how an applicant would have presented a TIS. Because the County modified the median opening and signal warrants were not met, traffic would not have been
routed in the traffic impact statements.
While the County was reviewing the TIS’s, the only gating conversations with The Quarry, which occurred with my predecessors, which was to gate Siesta Bay Drive to eliminate the connection
between Heritage Bay and The Quarry. Which as you can see from the attached exhibit requires the Heritage Bay residents and visitors to traverse Quarry HOA owned and maintained roadways
to gain access to the commercial shopping areas.
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Network with Limestone Trail Open to the Public
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This interconnection is not the silver bullet that solves all of Immokalee Road congestion issues. But interconnections are valuable because they give residents/patrons of the commercial
multiple network options. If someone from the south wanted to go to the dentist office or the coffee shop in the commercial area, they could do so without going on Collier Boulevard
or Immokalee Road.
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Questions?
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With that, we have Planning and Zoning staff to discuss the specific Comprehensive Plan or Code requirements, Michael Sawyer, Transportation Planning, Tom Ross Professional Engineer
(peer reviewer of the TIS for Jacobs Engineering) and Anthony Khawaja, Chief Engineer from Traffic Operations to discuss any specific items as it relates to the signal warrant study.
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Aerial Photo
Zoomed OUT - Distance View
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Surrounding Area
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Clarifying Language within the PUD Ordinance
The petitioner proposes the following text amendment to Ordinance Number 03-40 Section 2.5A (note: underlined language is added language and strike thru language is deleted language):
“Standards for roads shall be in compliance with the applicable provisions of the LDC regulating subdivisions, unless otherwise modified, waived or excepted by this PUD or approved during
preliminary subdivision plat approval. The developer and property owners associations also retains the right to may establish, construct and operate gates, guardhouses, other address
controls, signs and monuments (“access controls”) as desired, as may be deemed appropriate by the developer on privately owned internal project roadways, including but not limited to
Limestone Trail. Access controls on the road currently known as Limestone Trail owned by the Quarry Community Association, Inc. will be operated to allow areas designated “R1, “R2,”
“R3,” and “R4” (excluding the area designated “AC/R3”) full use of Limestone Trail.”
PLEASE NOTE: Underline indicates added language; strikethrough indicates deletions.
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Background
Heritage Bay was originally approved for development via Ordinance 03-01.
It was approved for 3,450 residential dwelling units and 200,000 sq. ft. of commercial land uses within an Activity Center located at the northeast corner of Immokalee Road and Collier
Boulevard.
The request today is to clarify language within the PUD Ordinance to allow gates on Limestone Trail.
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Existing Conditions
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Limestone Trail is a private road currently open to the public. Placing gates on Limestone Trail would close the road to the public.
Limestone Trail is an approximate ¼ mile long road that runs parallel to and located along the north side of Immokalee Road.
It acts as an interconnection between the commercial businesses in the Activity Center and the residential properties to the east.
It is bound on the east by Bellaire Bay Drive and on the west by Quarry Drive, which connect to Immokalee Road.
It is separated from the residences in the Quarry by an approximate 75-foot wide landscaped berm.
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Limestone Trail Map (close-up)
Commercial Area
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Plat Review for The Quarry Phase IA – Staff Review Comment
Recommend pedestrian interconnect at the southern cul-de-sac of Coastline Way to the sidewalk along Limestone Trail
Limestone Trail – Recommended Pedestrian Interconnect
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County asserts that this roadway was purposefully built in front of the gates to provide the required interconnection and that the roadway was intended to be used by the patrons of the
development of regional impact.
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Current Master Plan – View 2
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Master Plan – NIM View 1
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Master Plan – NIM View 2
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Aerial Photo
Zoomed IN - Close Up View
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Location & Zoning
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Petition Number: PL20200000191
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