pre-application document - St. Johns County Government

Transcription

Development of Regional Impact
St. Johns County, Florida
PRE-APPLICATION DOCUMENT
Prepared for
Durbin Creek National, LLC
Prepared by
November 15, 2005
TABLE OF CONTENTS
Section
Page
A. General Information
1
B. Project Description
• Table B-1: Preliminary Project Phasing
• Map A: Preliminary Concept Master Plan
3
5
6
C. Site Information
• Map B: Aerial Photograph
• Map C: Existing Land Use
• Table C-1
• Map D: Flood Plain
7
8
9
13
16
D. Impact Area Information
• Map E: General Location
• Map F: Significant Natural Features
• Table D-1: Roadways Within Proposed Transportation Study Area
• Map G: Traffic Study Area
17
18
19
20
21
E. Permitting and Approval Information
22
F. Summary of Proposed Methodologies
• Vegetation and Wildlife
• Housing
• Transportation
• Table F-1: Traffic Study Area Roadway Links
• Table F-2: Trip Generation Estimates
23
23
25
27
28
32
G. ADA Questions Requested To Be Deleted
33
Pre-application Document
A. General Information
1) Name of the development.
The development is presently known as the Durbin Development of Regional Impact.
2) Name, address and telephone number of the applicant.
Durbin Creek National, LLC
9540 San Jose Road
Jacksonville, Florida 32257
904.737.7220
Attn: Mr. Kenneth P. Wilson
Mr. Drew Frick
3) Name, address, and telephone number of the authorized agent.
Prosser Hallock, Inc.
13901 Sutton Park Drive South, Suite 200
Jacksonville, Florida 32224-0229
904.739.3655
Attn: Anthony S. Robbins, AICP
Page 1
Project Coordination, Transportation and Land Use Planning
Prosser Hallock, Inc.
13901 Sutton Park Drive South, Suite 200, Jacksonville, Florida 32224-0229
904.739.3655 / 904.730.3413 (fax)

Mr. Donald V. Fullerton, RLA ([email protected])
Mr. Bernard J. O’Connor, P.E. ([email protected])
Mr. Alfred F. Kyle, III, P.E. ([email protected])
Mr. Anthony S. Robbins, AICP ([email protected])
Mr. Bradley C. Wester ([email protected])
Mr. Frederick N. Jones ([email protected])
Mr. Duncan L. Ross, AICP ([email protected])
Site Design
Ervin Lovett & Miller
7800 Belfort Parkway, Suite 190, Jacksonville, Florida 32256
904.296.8066 / 904.296.2446 (fax)

Mr. Russell S. Ervin ([email protected])
Natural Resource Planning and Cultural Resource Consultant
Environmental Services, Inc.
7220 Financial Way, Suite 100, Jacksonville, Florida 32256
904.470.2200 / 904.470.2112 (fax)

Mr. Michael Harrington, Ph.D. ([email protected])
Ms. Michelle Hendryx ([email protected])
Legal Counsel
Rogers Towers, P.A.
1301 Riverplace Boulevard
Suite 1500, Jacksonville, Florida 32207
904.398.3911 / 904.396.0663 (fax)

Rogers Towers, P.A.
170 Malaga Street
Suite A, St. Augustine, Florida 32084
904.824.0879 / 904.825.4070 (fax)
Ms. Susan C. McDonald, Esquire ([email protected])
Mr. George M. McClure, Esquire ([email protected])
Ms. Susan S. Bloodworth, Esquire ([email protected])
Forester
Jowett & Wood, Inc.
1553 Gerbing Road, Box 6339, Jacksonville, Florida 32257
904.277.5467 / 904.277.4168 (fax)

Mr. W. Leonard Wood ([email protected])
Page 2
B. Project Description
1) A general description of the project, including proposed land uses and amounts
pursuant to the guidelines and standards in Chapter 28-24, F.A.C. If a preliminary
master plan has been developed, please provide.
The Durbin DRI is a proposed master planned, mixed-use development upon approximately
1,637 acres situated in northern St. Johns County south of Race Track Road and north of Durbin
Creek. This site contains an ongoing tree farming operation. The Developer intends for Durbin
to be St. Johns County’s most exciting destination: a place with a wide array of shops, national
retailers, regional specialty shops, sidewalk cafes, restaurants, entertainment venues, office spaces,
hotels, private town homes, live/work lofts, and rental apartments.
This project provides a unique opportunity to improve the jobs-housing balance in St. Johns
County and quell the trend of St. Johns County being a bedroom community to the City of
Jacksonville. The goal of the project is to draw St. Johns County residents for employment,
shopping, dining, and entertainment and offer something for young singles and couples,
professionals in their 30’s, 40’s and 50’s, and retirees. The 1.7 million square feet of office within
Durbin has the potential to generate up between 6,000 and 7,000 employees in St. Johns County,
in addition to the approximately 7,500 jobs potentially provided by the 3 million square feet of
retail commercial uses.
The Durbin DRI will be divided into multiple planning districts including a town center, campus
business park, both neighborhood and regional retail centers, several mixed-use office and
residential villages, and an additional residential village. The Preliminary Concept Master Plan
(Map A) responds to the Subject Property’s strategic location relative to the regional
transportation system serving northern St. Johns County and southern Duval County. The
project will provide the first viable development option of a significant scale to satisfy the
shopping, office and entertainment needs of St. Johns County while remaining respectful of the
Northwest Sector Plan and sensitive to the Durbin Creek conservation system, which lies
generally south and west of the property.
The entire community will be designed to have an extensive system of interconnective pedestrian
pathways along with multiple vehicular connections. The pedestrian system will not only be
provided in a well-design streetscape section, but there will also be an extensive system of paths
associated with a master lake system and a perimeter open space. The Durbin Creek wetland
corridor and its tributaries will be preserved and be included in the overall conservation and
management plan in cooperation with the various environmental agencies. The Durbin Creek
Conservation Corridor, extending 750 feet from the centerline of Durbin Creek, shall be
established through this DRI. The corridor will eliminate the potential for development in this
area, bolstering regional natural resource preservation efforts by connecting to the companion
corridor established by the Twin Creek DRI.
The centerpiece of the community is the Midtown District, its town center, a nexus consisting
of both conventional and traditional retail space within a traditional neighborhood development
pattern. This regional center will become the retail, lodging, civic and cultural center for both
Durbin and the surrounding market area. This shopping and retail hub will also include
Page 3
professional office space, an entertainment district, lodging, public spaces such as plazas, parks
and pathways, and an opportunity for other public uses such as churches and community support
facilities. This pedestrian-focused environment will likely support a wide variety of uses along a
main street forming the centerpiece of the Midtown District. The town center will promote
walkability and a human scale in the community through sidewalks, on-street parking and layering
of the various uses and connections to the surrounding neighborhoods. The residential
component will encourage integrated residences within the retail and offices as well as attached
residential buildings within the heart of midtown. Other housing will be provided in
neighborhoods in close proximity to this commercial district with both pedestrian and vehicular
connections.
In addition to the potential office uses within the Midtown District, the Business Park District
and East Town District are designated for both multi-tenant office buildings as well as office
campuses mixed with residential units. These districts’ frontage along Interstate 95 supports
them as excellent sites for office development based on visibility, access and land use
compatibility. East Town may contain a site for a new public elementary school.
The Perimeter District will be composed of multi-family housing and associated amenities. The
Westpoint District will contain primarily office development intermixed with conventional retail
and mixed residential uses.
Additionally, the Exchange District within the interior of the Subject Property along the
proposed 9B and Racetrack Road alignments will include a mixture of office and regional retail
uses. The non-residential uses will provide employment opportunities within St. Johns County
and offer new options for County residents to eliminate their commute to Jacksonville. The
Durbin Village District will similarly offer locales for neighborhood retail and professional
office space complimentary to the adjacent Bartram Springs development. Both the Exchange
and Durbin Village districts providing convenient access to the region as well as to the Durbin
community will meet the demand for both neighborhood and regional style retail not provided
within the Midtown District.
The project will develop as one integrated and unified community. The location of the proposed
land uses shown on the preliminary master plan are subject to change prior to formal submittal of
the Application for Development Approval. As more information becomes available, revisions
will be made to the intended plan of development. The Preliminary Concept Master Plan is
included in this document on the following page.
Durbin’s Preliminary Concept Master Plan provides St. Johns County an opportunity to begin
implementation of critical sections of the regional transportation plan in northern St. Johns
County and southern Duval County. The Preliminary Concept Master Plan reflects completion
of a multi-lane, divided Race Track Road and the establishment of C.R. 2009 from C.R. 210
north across Durbin Creek connecting to S.R. 9B and its connection to Race Track Road. The
north/south corridor (C.R. 2209) continues north to S.R. 9B, with a full interchange at Interstate
95. The regional transportation plan for the area was an important design and program element
in developing the Durbin Preliminary Concept Master Plan to ensure not only the provision of
efficient and safe access to the proposed community, but also to promote and enhance a regional
transportation plan critical to the future viability of northern St. Johns County.
Page 4
2) Proposed phasing of the project, including proposed phasing dates and buildout dates.
At this time, the intended plan of development calls for two seven-year phases. Table B-1 below
provides a preliminary phasing schedule for Durbin. Table B-2 is a cursory estimate of the
planned development for each planning district within the DRI. Detailed site information and
master planning efforts are continuing on the project, so that a more definitive phasing schedule
may be confirmed in a formal submittal of the Application for Development Approval.
Table B-1
Preliminary Project Phasing
Recreation
Facilities
Residential
Office
Hotel
Retail
(28-24.023, F.A.C.)
(28-24.020, F.A.C.)
(28-24.026, F.A.C.)
(28-24.031, F.A.C.)
I (2008-2015)
1,900
750,000
250
2,000,500
0
II (2015-2022)
2,600
950,000
550
999,500
1,600
Total
4,500
1,700,000
800
3,000,000
1,600
Phase
Page 5
(28-24.002, F.A.C.)
Bartram
Park
To I-95
B ar t
1
ram
rk
Pa
Bartram
Springs
Bl
d
oa
R
k
c
a
r
T
e
Rac
.
vd
9B
Durbin Village
District
Map A
Preliminary
Concept
Master Plan
Exchange
District
Perimeter
District
East Town
Westpoint
District
Midtown
District
(Town Center)
t
Conserva
Business Park
District
ion
r)
orrido
C
k
e
Cre
( Durbin
Prosser Hallock
planners & engineers
November 15, 2005
103030.05
C. Site Information
1) Describe the existing land uses and vegetative associations.
photograph of the site.
Provide an aerial
Map B on the following page is an aerial photograph of the subject property and the ensuing
Map C illustrates the existing land uses and vegetative associations.
The Subject Property is located in northern St. Johns County proximate to the county line, north
of Durbin Creek and generally south of Race Track Road. Interstate 95 traverses the Subject
Property, as does the proposed alignment of C.R. 2209. It is a parcel of land containing
approximately 1,637 acres. The Subject Property is timberland for the most part with
jurisdictional wetlands in low-lying areas.
The upland and wetland community types, as characterized in the Florida Department of
Transportation’s Florida Land Use, Cover and Forms Classification System (FLUCFCS) are described in
the pages following Map C.
Page 7
Map B
Aerial
Photograph
Source : Aerials Express, December 2004
Prosser Hallock
November 15, 2005
103030.05
Map C
Existing
Land Use
Source : Envronmental Services,Inc.
ENVIRONMENTAL
SERVICES INC.
Prosser Hallock
November 15, 2005
103030.05
Upland Communities
Low Density Residential, FLUCFCS Code 110 (5.24 acres ±)
A single-family residence occurs on the northern portion of the property, on Race Track Road.
The property comprises an abandoned house and partially cleared land.
Pine Flatwoods, FLUCFCS Code 411 (68.22 acres ±)
The pine flatwoods community is located in the south-central portion of the property, and it
comprises approximately four percent of the total site. This community is generally dominated
by slash pine (Pinus elliotti) and longleaf pine (Pinus palustris), with some pond pine (Pinus serotina).
The understory species include saw palmetto (Serenoa repens), wax myrtle (Myrica cerifera), gallberry
(Ilex glabra), and a wide variety of other herbs and brush.
Pine Plantations, FLUCFCS Code 441 (904.82 acres ±)
The pine plantation community is almost exclusively pine forest artificially generated by planting
seedling stock or seeds. These stands are characterized by high numbers of trees per acre and by
their uniform appearance. The dominant species of pine is the slash pine, and this community
comprises over half of the site. The soils associated with the pine plantations are disturbed as a
result of bedding manipulation and drainage. The soil profile is not uniform due to mechanical
mixing activities. The understory structure found in this community varies slightly. The
majority of the acreage associated with this community type has an understory of gallberry (Ilex
glabra), saw palmetto, American beautyberry (Callicarpa americana), chalky bluestem (Andropogon
virginicus var. glaucus), and bracken fern (Pteridium aquilinum).
Wetland Communities
Streams and Lake Swamps, FLUCFCS Code 615 (270.26 acres ±)
The streams and lake swamps community type, often referred to as stream hardwoods, comprises
approximately 19 percent of the project area. This community encompasses the Durbin Creek
floodplain along the western and southern boundaries of the site. The dominant hardwood
species present in this community consist of loblolly bay (Gordonia lasianthus), swamp black gum
(Nyssa sylvatica var. biflora), pond cypress (Taxodium ascendens), bald cypress (Taxodium distichum), red
maple (Acer rubrum), water oak (Quercus nigra), sweetgum (Liquidambar styraciflua), willow (Salix
spp.), and sweet bay (Magnolia virginiana).
Cypress-Pine-Cabbage Palm, FLUCFCS Code 624 (24.56 acres ±)
The cypress-pine-cabbage palm community is interspersed throughout the site, and only
encompasses about one percent of the total land cover. It includes cypress (Taxodium spp.),
pines, and cabbage palm (Sabal palmetto) in combinations in which no species achieves dominance.
Page 10
Wetland Forested Mixed, FLUCFCS Code 630 (343.77 acres ±)
The wetland forested mixed community is the second largest community in acreage on the site.
The crown canopy of this community comprises a mix of hardwoods and conifers in which
neither achieve 66 percent dominance. The canopy species found in this community are
sweetgum, green ash (Fraxinus pennsylvanica), red maple, swamp chestnut oak (Quercus michauxii),
cypress, loblolly pine (Pinus taeda), and slash pine. The understory consists of buttonbush
(Cephalanthus occidentalis), Virginia willow (Itea virginica), red maple saplings, and dahoon holly (Ilex
cassine).
Reservoirs less than 10 acres, FLUCFCS Code 524 (20.27 acres ±)
Three borrow ponds occur on the property, two located to the west of Interstate 95 and one to
the east of I-95. These ponds were excavated from uplands for use with Interstate 95
improvements.
2) Provide a brief environmental assessment of the site, encompassing such topics as the
probable occurrence of wetlands and listed plant and animal species.
Environmental Services, Inc. (ESI) conducted a preliminary environmental site assessment of
the Durbin DRI Tract. The site encompasses approximately 1715.65 acres and is located south
of Race Track Road where it intersects with Interstate 95. The purpose of this assessment was
to identify the occurrence and approximate limits of any jurisdictional wetlands and surface
waters regulated by the St. Johns River Water Management District (SJRWMD) and the U.S.
Army Corps of Engineers (COE). In addition, ESI conducted a preliminary survey for floral
and faunal species listed as endangered, threatened, or of special concern by the U.S. Fish and
Wildlife Service (FWS) and/or the Florida Fish and Wildlife Conservation Commission
(FFWCC).
On-site habitats and land use/cover were classified according to the Florida Land Use, Cover and
Forms Classification System (FLUCFCS) (FDOT 1999). Further, on-site wetlands were identified
and classified using definitions and guidelines contained in the Wetlands Delineation Manual (COE,
1987) and The Florida Wetlands Delineation Manual (Gilbert, et al., 1995). Three parameters were
used to determine the presence and type of wetland systems encountered: vegetative
composition, hydrologic regime, and soil classification. Section C(1) and Map C provide
descriptions, acreages, and graphics for each FLUCFCS type associated with the site.
The dominant upland and wetland communities within the project are Pine Plantation
(FLUCFCS Code 441), Wetland Forested Mixed (FLUCFCS Code 630), and Streams and Lake
Swamps (FLUCFCS Code 615). The upland Pine Plantation community, actively managed for
timber production, does not provide significant forage or habitation opportunities for wildlife
due to its limited biodiversity. The large wetland forested mixed community (630) has also been
impacted by ongoing surrounding silvicultural activities and by trail roads and drainage ditches
located through limited areas of this community.
A formal wildlife survey of the property will be conducted. The wildlife survey will be
conducted using methodologies preapproved by FFWCC. The surveys will be completed in
Page 11
transects during the morning and evening hours for five consecutive days. Based on informal
site surveys, the only sensitive species known to occur on the site is the gopher tortoise (Gopherus
polyphemus). The site could potentially provide habitat for the bald eagle (Haliaeetus leucocephalus),
American alligator (Alligator mississippiensis), eastern indigo snake (Drymarchon corais couperi), Florida
pine snake (Pituophis melanoleucus mugitus), gopher frog (Rana capito), Sherman’s fox squirrel (Sciurus
niger shermani), Florida black bear (Ursus americanus floridanus), and Florida mouse (Podomys
floridanus).
In addition to these faunal species, some floral species are listed and known to occur in St. Johns
County. These include brittle maidenhair (Adiantum tenerum), many flowered grasspink (Calopogon
multiflorus), plume polypody (Polypodium plumula), night flowering ruellia (Ruellia noctiflora),
Bartram’s ixia (Calydorea coelestina), giant orchid (Eulophia ecristata), naked wood (Myrcianthes
fragrans), blue butterwort (Pinguicula caerulea), yellow butterwort (Pinguicula lutea), horsemint
(Pycnanthemum floridanum), and hooded pitcher-plant (Sarracenia minor). In the tree plantation
communities, it is not likely that these species occur due to the intense sivicultural activities that
have occurred. Detailed floral and faunal surveys will be conducted and any protected species
will be identified. Please see Table C-1 for a complete list of the listed species that could
potentially occur on the Subject Property.
Page 12
Table C-1
State and Federally Listed Species Potentially Occurring in St. Johns County
Species
Federal
(a)
Status
Habitat
SSC
Sandhill, scrub, and pine uplands;
reproduces in ephemeral wetlands
High
DM
SSC
Marshes, swamps, lakes, rivers
High
T
T
Amphibians
Rana capito
Gopher Frog
Reptiles
Alligator mississippienis
American Alligator
Drymarchon corais couperi
Eastern Indigo Snake
Gopherus polyphemus
Gopher Tortoise
Pituophis melanoleucus mugitus
Florida Pine Snake
Probability of
Occurrence in
Project Area
State
(b)
Status
SSC
(c)
Usually xeric uplands; seasonal
association with mesic habitat
Sandhills, scrub, xeric oak
hammock, dry pine flatwoods
Moderate
Confirmed on site
SSC
Scrub and high pine
Moderate
Aramus guarauna
Limpkin
SSC
Mangroves, freshwater marsh,
swamps, pond, river and lake
margins
Low
Athene cunicularia floridana
Florida Burrowing Owl
SSC
Dry prairie, sandhill, pastures
None
Birds
Egretta caerulea
Little Blue Heron
SSC
Egretta thula
Snowy Egret
SSC
Egretta tricolor
Tricolored Heron
SSC
Eudocimus albus
White Ibis
SSC
Falco peregrinus
Peregrine Falcon
E
Falco sparverius paulus
Southeastern American Kestrel
Grus canadensis pratensis
Florida Sandhill Crane
Haliaeetus leucocephalus
Bald Eagle
Mycteria americana
Wood Stork
T
T
E
E
Pandion haliaetus
Osprey
Picoides borealis
Red-cockaded Woodpecker
Rynchops niger
Black Skimmer
Sandhills
T
T
SSC
E
Forage in freshwater, brackish, and
saltwater; nest in cypress, willow,
maple, black mangrove and
cabbage palm
cabbage palm
cabbage palm
Marshes, ponds, and cypress
swamps
Sandhills, scrub, xeric hammocks,
coastal habitats, wet and dry prairie,
flatwoods, marshes
SSC
SSC
Dry prairie, wet prairie, swales,
depressional marsh
Open water and cypress forest;
sometimes nests in pines
Marshes, ponds, and cypress
swamps
Hydric hammock, wet flatwoods,
wet prairie, floodplain, swamp,
marsh
Longleaf pine forests with open
understory
Lakes, estuaries, marine tidal marsh
Page 13
Low
Low
Low
Low
Moderate
Moderate
Low
Moderate
Moderate
Moderate
Low
Low
Species
Federal
(a)
Status
State
(b)
Status
Habitat
(c)
Probability of
Occurrence in
Project Area
Mammals
Podomys floridanus
Florida mouse
Sciurus niger shermani
Sherman’s Fox Squirrel
Trichechus manatus latirostris
West Indian Manatee
Ursus americanus floridanus
Florida Black Bear
E/CH
Invertebrates
Procambarus pictus
Black Creek Crayfish
SSC
Xeric upland communities with
sandy soils, including scrub,
sandhill, and ruderal sites where the
inhabit gopher tortoise burrows.
Moderate
SSC
Upland pine forests
Moderate
E
T
Coastal communities, rivers, creeks
Forests and swamps
(d)
SSC
Swift, Sand-bottomed, tannicstained streams
None
High
Moderate
Plants
Adiantum tenerum
Brittle Maidenhair
E
Calopogon multiflorus
Many Flowered Grasspink
E
Calydorea coelestina
Bartram’s Ixia
E
Eulophia ecristata
Giant Orchid
T
Myrcianthes fragrans
Naked Wood
T
Peclumula plumula
Plume Polypody
E
Pinguicula caerulea
Blue Butterwort
Pinguicula lutea
Yellow Butterwort
Pycnanthemum floridanum
Horsemint
Ruellia noctiflora
Night Flowering Ruellia
Sarracenia minor
Hooded Pitcher-Plant
T
T
T
E
T
Sinkhole, rockland hammock,
upland hardwood forest. Found on
limestone or soil over limestone.
Found on upland hardwood forest
stream banks.
Dry to moist flatwoods with
longleat pine, wiregrass, and saw
palmetto.
Wet to mesic flatwoods
Savannas, roadside ditches, wet
(and dry) pastures, swamps, likes
disturbed areas.
Tropical rockland hammock,
coastal hammock.
Wet hammocks, swamps.
Epiphytic. Occasionally on rocks or
terrestrial.
Wet flatwoods, wet prairies, bog,
seep slope.
Wet flatwoods, wet prairie, bog,
seep slope.
Moist depressions in sandhill,
secondary pinelands.
Wet flatwoods, seepage slopes,
hydric hammock.
Seepage areas, acidic transition
zones, cutthroat seep, wet
flatwoods.
Low
Moderate
High
Moderate
Low
High
Moderate
Moderate
Moderate
Moderate
Moderate
Prepared by Environmental Services, Inc., October 20, 2005
(a)
(b)
(c)
(d)
Source: U.S. Fish and Wildlife Service.1995. 50 CFR IB Part 17.11. Endangered and threatened wildlife. (Incorporating reclassification of Candidate
categories published in Federal Register 61(40), February 28, 1996.) Verified by U.S. Fish and Wildlife Service Website, on 07 July 2005.
E = Endangered
T = Threatened
C = Candidate status. Substantial information to support listing.
CH = Critical Habitat DM = Delisted Taxon, Recovered, Being Monitored First Five Years
Source:
Florida Fish and Wildlife Conservation Commission. 2004. Florida's Endangered Species, Threatened Species and Species of Special
Concern. Tallahassee: Florida Fish and Wildlife Conservation Commission. 10 p.
E = Endangered
T = Threatened
S = Species of Special Concern
Source: Florida Natural Areas Inventory Searchable Tracking List, http://www.fnai.org/data (object name St. Johns County and Duval County; site
accessed September 28, 2004).
The Florida black bear is listed by FFWCC as Threatened in St. Johns County; status for this species is not uniform throughout the state.
Page 14
3) Indicate which portions of the site, if any, are within the 100-year floodplain.
Approximately half of the Subject Property lies within Zone X, outside of the floodplain and the
other half within Zone A, which is an area that currently is deemed to fall within a floodplain, but
no detailed study has been performed to refine the base flood elevation (100-year floodplain).
Map D on the following page illustrates the location of the 100-year floodplain within the site.
4) Provide a letter from the Division of Historical Resources indicating if there are
potentially regionally significant historical or archaeological sites on the property.
In 2003, ESI conducted a preliminary cultural resource evaluation of the properties now under
consideration.
Background research and a walkover were completed.
No previous
archaeological investigation had occurred on the tract, and no historical sites or structures had
been recorded within it. However, the tract contains environmental characteristics that are
considered conducive to human habitation. These primarily include uplands located in proximity
to a flowing stream. While much of the soil within the tract is poorly drained, sites are sometime
found in such soils, especially when in proximity to a water source. Those soils characterized as
somewhat poorly drained are most conducive to site presence. In addition, historic maps indicate
the presence of structures on the tract in the past. In 1918, several buildings were located in the
northeastern corner of the property. These areas may now contain historic archaeological sites
associated with the previous structures and habitation. Should the project be submitted to the
State Historic Preservation Officer (SHPO) for review, it can be anticipated that they will request
a cultural resource assessment of the tract.
Page 15
Map D
Floodplains
Source : St. Johns County GIS
Zone
Zone
Zone
Zone
A - 100 Yr. Floodplain
AE - 100 Yr. Floodplain
AO - 100 Yr. Floodplain
Z500 - 500 Yr. Floodplain
Prosser Hallock
November 15, 2005
103030.05
D. Impact Area Information
1) Provide a general location map. Indicate on this map adjacent land uses, the existence
of public facilities, regional activity centers, and any existing urban service area
boundary. Also indicate on this map any other lands owned or leased by the applicant
within two miles.
A general location map is included in this document on the following page Map E. There are no
other lands owned or leased by the Applicant within two miles of the Subject Property.
2) Using a map, indicate the proximity of this site to regionally significant resources
identified in the Regional Policy Plan such as significant bodies of water, wetlands, or
wildlife corridors.
Durbin Creek, including its surrounding wetland system, is identified as a regionally significant
resource on Map 4.7 in Strategic Directions, the Northeast Florida Strategic Regional Policy Plan.
Durbin Creek is located along the southern portion of the Subject Property. Please refer to Map
F for general locations of these regionally significant resources. Environmental Services, Inc. has
identified this wetland system as Streams and Lake Swamps, FLUCFCS Code 615. The
community is described in greater detail in Section C(1).
Page 17
Map E
General
Location
Prosser Hallock
November 15, 2005
103030.05
Map F
Significant
Natural
Features
Source : Envronmental Services,Inc.
ENVIRONMENTAL
SERVICES INC.
Prosser Hallock
November 15, 2005
103030.05
3) Provide a map of the proposed study area for Question 21 (Transportation) in the ADA.
Indicate the functional classification and number of lanes of all roadways in the study
area except residential streets.
The proposed transportation study area as shown on Map G (see following page) includes the
roadways listed in the table below.
Table D-1
Roadways Within Proposed Transportation Study Area
Roadway
From/To
CR 210
CR 16A to Greenbriar Rd.
CR 210
Greenbriar Rd. to Cimarrone Blvd.
CR 210
Cimarrone Blvd. to Power Line Easement
CR 210
Power Line Easement to Leo Maguire Pkwy.
CR 210
Leo Maguire Pkwy. to I-95
CR 210
I-95 to C. E. Wilson Rd.
CR 210
C. E. Wilson Rd. to U.S. 1
CR 210 (Palm Valley Rd.)
U.S. 1 to CR 210A (Roscoe Blvd.)
Greenbriar Rd.
Roberts Rd. to CR 210
Leo Maguire Pkwy.
CR 16A to CR 210
International Golf Pkwy.
Royal Pines Pkwy to I-95
I-95 to Francis Rd.
Francis Rd. to St. Marks Pond Blvd.
St. Marks Pond Blvd. to U.S. 1
Race Track Rd.
S.R. 13 to Bishop Estates Rd.
Race Track Rd.
Bishop Estates Rd. to Russell Sampson Rd.
Race Track Rd.
Russell Sampson Rd. to Bartram Springs
Race Track Rd.
Bartram Springs to U.S. 1
Russell Sampson Rd.
CR 210 to Race Track Rd.
U.S. 1
Gun Club Rd. to International Golf Pkwy.
U.S. 1
International Golf Pkwy. to CR 210(W)
U.S. 1
CR 210(W) to CR 210(E)
U.S. 1
CR 210 to Duval Co. Line
I-95
SR 16 to International Golf Pkwy.
I-95
International Golf Pkwy. To CR 210
I-95
I-95
St. Johns Co. Line to I-295
I-95
I-295 to Baymeadows Rd.
I-95
Baymeadows Rd. to J. Turner Butler Blvd.
I-295
I-95 (South) to San Jose Blvd.
Greenland Rd.
St. Augustine Rd. to Coastal Ln.
Greenland Rd.
Coastal Ln. to Philips Hwy.
Hood Landing Rd.
St. Augustine Rd. to Julington Creek Rd.
Julington Creek Rd.
San Jose Blvd. to Hood Landing Rd.
Julington Creek Rd.
Hood Landing Rd. to St. Augustine Rd.
St. Augustine Rd.
I-295 to Hood Landing Rd.
St. Augustine Rd.
Hood Landing Rd. to Bartram Park Blvd.
St. Augustine Rd.
Bartram Park Blvd. to I-95
St. Augustine Rd.
I-95 to Philips Hwy.
Philips Hwy (U.S. 1)
St. Johns County Line to St. Augustine Rd.
St. Augustine Rd. to S.R. 9A
S.R. 9A to Southside Blvd.
Southside Blvd. to Baymeadows Rd.
Baymeadows Rd. to J. Turner Butler Blvd.
S.R. 9A
J. Turner Butler Blvd. to Baymeadows Rd.
S.R. 9A
Baymeadows Rd. to Philips Hwy.
S.R. 9A/I-295
Philips Hwy. to I-95
Prepared by Prosser Hallock, Inc., October 25, 2005
Page 20
County
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
St. Johns
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Duval
Classification
Major Collector
Major Collector
Major Collector
Major Collector
Major Collector
Major Collector
Major Collector
Major Collector
Major Collector
Minor Collector
Major Collector
Major Collector
Major Collector
Major Collector
Urban Collector
Urban Collector
Urban Collector
Urban Collector
Minor Collector
Principal Arterial
Principal Arterial
Principal Arterial
Principal Arterial
Freeway
Freeway
Freeway
Freeway
Freeway
Freeway
Freeway
Collector
Collector
Collector
Collector
Collector
Collector
Collector
Collector
Collector
Principal Arterial
Principal Arterial
Principal Arterial
Principal Arterial
Principal Arterial
Freeway
Freeway
Freeway
Lanes
2
2
4
4
4
4
2
2
2
2
4
4
2
2
4
2
2
4
2
4
4
4
4
6
6
6
6
6
6
6
3
4
2
2
2
4
4
4
4
4
4
4
4
4
4
4
6
Map G
Traffic
Study Area
Prosser Hallock
November 15, 2005
103030.05
E. Permitting and Approved Information
1) Indicate if a comprehensive plan amendment will be required for this development.
Both a comprehensive plan map amendment to the Future Land Use Map (FLUM) and a text
amendment to the Capital Improvements Element will be necessary for this development. The
intended plan of development calls for the project to be developed within the boundaries of St.
Johns County’s existing Development Area Boundary. The Subject Property is currently
designated Commercial Intensive on the FLUM; however, a map amendment to the less-intense,
more balanced Mixed Use District category will be requested. Furthermore, the Developer
intends to request a FLUM amendment to change the area within the Durbin Creek
Conservation Corridor (illustrated on Map A) from Commercial Intensive to Conservation.
As Durbin is a mixed-use DRI, the Applicant requests the opportunity to pipeline their roadway
impact mitigation improvements. The St. Johns County Comprehensive Plan provides mixeduse developments the opportunity to pipeline their mitigation improvements, so a text
amendment to the Capital Improvements Element will be necessary and shall read as follows:
The Durbin Development of Regional Impact, a multi-use development meeting the criteria of
Chapter 163.3180(12), Florida Statutes, is authorized by the County to utilize the standards and
guidelines set forth in the Statute to satisfy the County’s transportation concurrency requirements
by payment of a proportionate share contribution as is stated in the Twin Creeks Development
of Regional Impact Development Order, Special Condition (TBD), entitled Transportation
Resource Impacts. (See Ordinance No. 2006-TBD)
2) Provide a list of all permits already applied for or received, specifying the date of
application, issuing agency, and function of the permit.
ESI has applied for Formal Wetland Jurisdictional Determinations from both the St. Johns River
Water Management District (SJRWMD) and the U.S. Army Corps of Engineers (COE). The
SJRWMD jurisdictional determination application (16-109-95184-1) was submitted on 17 August
2004 and is currently pending. The COE jurisdictional determination application was submitted
earlier this year, but COE has not yet provided a permit number for this application. A search of
the St Johns River Water Management District (SJRWMD) Permit Mapping Database indicates
that no Environmental Resource Permits (ERP) have been issued for this site.
Page 22
F. Summary of Proposed Methodologies
Provide a summary of each of the proposed methodologies, assumptions, models, criteria,
etc., that will be used to answer ADA questions, particularly Question 12 (Vegetation and
Wildlife) and Question 21 (Transportation). The methodologies, assumptions, etc., should
be specific enough so that once agreement is reached among parties regarding these,
everyone involved will have a clear understanding of what will be provided in the ADA. The
intent of this agreement is to streamline the review period and decrease the number of
insufficiency findings wherever possible. The regional planning council should be
consulted prior to the preapplication conference to explain the methodologies acceptable to
the region for ADA review.
The following section is not intended to answer questions of the Application for Development
Approval in detail at the pre-application stage, but discusses the general planning and design
concepts, methodologies, potential problems, resources and best management practices that can be
identified and utilized early on in the DRI process.
Question 12 – Vegetation and Wildlife
In preparation for the flora and fauna survey, a GIS database search, map review, and field
investigations were conducted for the site and surrounding areas. The U.S. Fish and Wildlife Service
(FWS) (December 2000) and Florida Fish and Wildlife Conservation Commission (FWC), formerly
Florida Game and Freshwater Fish Commission (FGFWFC, August 1997) official lists of species
listed as threatened, endangered, or of special concern for St. Johns County were reviewed. Element
occurrence records prepared by the Florida Natural Areas Inventory were also reviewed. Assessed
species include those listed by FWC (Chapter 68A-27 F.A.C) and FWS (50 CFR 17.11-12).
Habitat Mapping
Existing land use/cover within the study area was mapped according to the vegetative structure and
assigned FLUCFCS Codes. To aid in determining existing use/cover, the following remote sources
were utilized:
•
•
•
•
Digital orthophoto quads at 1 m2 pixel resolution (source data: SJRMWD, 2004)
Digital true color aerial photographs at 1 m2 pixel resolution (source data: SJRWMD, 2004)
Digital land use/land cover maps, level three (source data: SJRWMD, 1995)
Soil Survey of St. Johns County, Florida (source data: USDA-NRCS, 1983)
Using the above sources, a preliminary community map was developed. The study area was
subsequently field-truthed and the results were compiled into a GIS coverage using ArcMap™.
Wildlife Surveys for Protected Species
The purpose of the protected species survey will be to determine the occurrence or probability of
occurrence of listed species on the subject site. All methodologies established for the purpose of
Page 23
this survey are based on the guidelines set forth in the FWC-Office of Environmental Services,
Wildlife Methodology Guidelines for Section 18 (D) of the Application for Development Approval (January 1988)
and supplemented with other peer reviewed technical reports and journal articles. To ensure
sufficient coverage and sampling effort, the total area to be randomly sampled will be based on the
mapped wetland and upland acreages. All surveys will be conducted daily, at appropriate times, for a
minimum of 5 days. All individuals involved in the handling and collection of all listed and common
faunal species will work under a valid collectors permit as required by Chapter 39.9.002 (F.A.C.).
The results of all sampling efforts, including the number of individuals recorded and locations of
individuals or colonies, either faunal or floral, will be mapped at a minimum scale of 1”=1,500’.
Habitat factors that may influence the occurrence of listed species will be summarized. The results
of survey and sampling efforts will be used to estimate the home range and distribution of listed
species. Additionally, the total suitable habitat acreage and density of gopher tortoise populations
and burrow commensal species will be determined for future permitting implications. A
determination of permanent, transitory or migratory utilization of the site by each species will be
made using documented data and reasonable scientific judgment.
Upon determining the likelihood of occurrence of protected species on the site, the project will be
evaluated to establish measures that will be taken to minimize impacts on an individual species and
their habitat.
Wetland surveys
Wetland surveys will focus on the following species: American alligator (Alligator mississippienis), bald
eagle (Haliaeetus leucocephalus), wood stork (Mycteria Americana), osprey (Pandion haliaetus), Florida black
bear (Ursus americanus floridanus), black creek crayfish (Procambarus pictus), Bartram’s ixia (Calydorea
coelestina), giant orchid (Eulophia ecristata), plume polypody (Peclumula plumula), blue butterwort
(Pinguicula caerulea), yellow butterwort (Pinguicula lutea), horsemint (Pycnanthemum floridanum), night
flowering ruellia (Ruellia noctiflora), and hooded pitcher-plant (Sarracenia minor). Non-forested and
sparsely vegetated wetlands determined to be less than ten acres and solitary in nature will be visually
and aurally spot surveyed. To ensure sufficient coverage of wetlands determined to be greater than
ten acres or densely vegetated, visual, and aural observations will be conducted along randomly
established pedestrian transects. All observations of nesting and roosting sites will be mapped using
handheld Global Positioning System (GPS) units.
Upland surveys
Upland surveys will focus on the following species: gopher frog (Rana capito), eastern indigo snake
(Drymarchon corais couperi), gopher tortoise (Gopherus polyphemus), Florida pine snake (Pituophis
melanoleucus mugitus), peregrine falcon (Falco peregrinus), Southeastern American kestrel (Falco sparverius
paulus), Florida mouse (Podomys floridanus), Sherman’s fox squirrel (Sciurus niger shermani), and many
flowered grasspink (Calopogon multiflorus). As indicated in the recommended methodologies, these
species are inherently difficult to identify due to low populations and/or solitary behavior.
Therefore, a minimum of one thousand five hundred feet (1,500’) of meandering pedestrian
transects will be established and surveyed twice daily, morning and evening, for a minimum of five
days, to identify signs or activity indicating the presence of these species. Spot survey stations will
be established on the transects to further investigate for signs of individuals.
Page 24
Question 24 – Housing
(1) The number, type and price range of housing in the residential component of the
development will be estimated from information prepared for the Applicant and from the
Applicant’s marketing strategies.
(2) Estimates of housing affordability, demand, supply and need for the project’s permanent,
non-construction work force that will be generated by the project will be prepared using the
data from the employment and earnings information produced for Question 10, following
“The ECFRPC Housing Methodology – A Methodology for Assessing the Affordable
Housing Impact of Developments of Regional Impact,” June, 1999 created by the East
Central Florida Regional Planning Council (ECFRPC) and approved by the Department of
Community Affairs (DCA), or other methodology as may be approved by DCA. The
Applicant’s consultants are currently working with DCA and ECFRPC to update the 1999
methodology.
(3) The evaluation of supply and demand in relation to significant affordable housing impacts
will be conducted by comparing final housing supply inventory figures with the estimation of
housing demand. If there is not an adequate supply of affordable housing to meet the
projected demand, the DRI must mitigate this impact.
Significance Threshold: the project will be deemed to have a significant impact on the ability
of the project’s employees to find adequate housing reasonably accessible to their places of
employment when, for any phase or stage of development, the development’s cumulative
housing need is projected to exceed 5 percent of the applicable DRI residential threshold for
the affected local government, or 50 units, whichever is larger.
(4) The following adjustments to the ECFRPC methodology on the demand side are requested:
a) The ES-202 average income information is frequently a year or two old, that data
may be updated to current dollars utilizing the Consumer Price Index (CPI).
b) The ECFRPC methodology allows an adjustment for removing unqualified sales
transactions from the supply; however, it does not define them or provide a
specific methodology for doing so. The Applicant has been unsuccessful in
identifying a reasonable methodology or source for the necessary data and will
not include this adjustment in the analysis.
c) Although the ECFRPC methodology allows an adjustment for removing
substandard units from the supply, it does not define substandard. According to
the definition of substandard in F.A.C Rule 9j-2.048, there are two applicable
sources for this data. Census data and data included in the local comprehensive
plan. Therefore, the Applicant will utilize local data or 2000 Census data,
whichever is most current.
d) The ECFRPC methodology includes an adjustment for including property taxes
in the supply. In order to include property taxes in the owner-occupied supply
analysis, it is necessary to estimate the taxable value, which is equal to the
appraised value minus $25,000 for the homestead exemption. Appraised value
will be estimated as 80% of the sale price. The source for local millage rates will
Page 25
e)
f)
g)
h)
i)
j)
k)
(5)
be the Department of Revenue’s 2002 Florida Property Valuations and Tax Data
Book.
The ECFRPC methodology includes an adjustment for including homeowner’s
insurance in the supply; however, it does not provide a specific methodology for
doing so. In order to estimate homeowner’s insurance, it is necessary to estimate
insurance based on an average rate per $1,000 of value. Annual homeowner’s
insurance premiums for the top twenty insurers for each county from the
Department of insurance will be averaged and the divided by the value of the
average house to generate an insurance rate per $1,000 of value.
In the event that the owner-occupied sales data from the Property Appraiser
does not contain information regarding number of bedrooms, as required and
specified by the ECFRPC methodology, assumptions will be based on number of
bathrooms and/or 2000 census data for number of rooms.
In the event that local rental unit vacancy rate data is unavailable, the 2000
Census data will be used.
Pursuant to F.A.C. Rule 9J-2.048(3)(c). The positive economic development
impacts of the project may also be considered during the development of any
mitigation instruments.
Pursuant to F.A.C, Rule 9J-2.048(8)(c)(1), the Developer will be allowed a 1.5
unit credit for each affordable housing unit built within the project.
The ECFRPC methodology uses special runs from the 1990 Census. These are
outdated for estimating single-worker households. Instead, use of Census Table
P48 Table P14 will be substituted to provide estimates for single-worker
households.
The ECFRPC methodology at times projects jobs at wages below the federal
minimum wage of $5.15 per hour. In those cases it will be assumed that jobs
projected below minimum wage will be part-time or seasonal.
The following supply side adjustments are requested:
(a)
(b)
The Applicant will conduct an analysis of previous DRIs concerning
the number and timing of existing affordable housing units demanded
by previously approved DRIs.
i. For active DRIs the Applicant will estimate the affordable
housing demand generated by future development in the
previously approved DRIs. Future DRI development is assumed
to follow the average annual pace of historic development for
that DRI. The Applicant will use current employment multipliers
to calculate expected future employment.
ii. For inactive DRIs the Applicant will assume development will
take place. The Applicant will calculate the expected average
annual development based on the original Application for
Development Approval (ADA). The Applicant will use current
employment multipliers to calculate expected future employment.
For the purposes of determining affordable supply available to the
proposed project, the Applicant will only utilize the supply of market-
Page 26
(c)
provided affordable housing units available, after netting out prior
claims as calculated above in 4a, if any such units exist.
The annual affordable supply is determined using a three-year annual
average of sales of affordable units. Use of a three-year annual average
corrects for cyclical real-estate conditions that may over or understate
normally available units in any one year.
Question 21 – Transportation
Existing Conditions
Study Area. The roadway segments within five miles of the project boundaries are displayed on
Map F. The study area limits will be adjusted based upon the extent of the substantially impacted
segments defined as the roadway segments where the project traffic share is 5% or more of the
maximum service volume of the adopted level of service.
Regional Roadways. The regionally significant roadways will be as defined in the Regional
Transportation Component of the Northeast Florida Strategic Regional Policy Plan. The regionally
significant roadways within five miles of the project limits are listed in Table F-1. Other roads
designated in the Transportation Elements of the St. Johns County Comprehensive Plan and the
Duval County Comprehensive Plan have been added to the study area network.
Level of Service Standards. The minimum level of service standards for the regional roadways
within St. Johns County will be as defined in the St. Johns County Comprehensive Plan or as
identified on the St. Johns County Transportation Analysis Spreadsheet. Level of service standards
for regional roadways within the city limits of Jacksonville will be as defined in the City’s
Comprehensive Plan or concurrency management systems.
Level of Service Measures. The existing level of service on impacted roadways will be measured in
one of the following ways:
(1) Generalized FDOT Peak Hour LOS Tables, 2002 version
(2) Florida State Highway System LOS Report, FDOT District 2, July 2005
(3) Highway Capacity Software (HCS+) Multilane Highway, Two-Lane Highway, or Arterial
Modules
(4) HCS+ and Synchro Intersection Analysis Software
Page 27
Table F-1
Traffic Study Area Roadway Links
Link
ID
Roadway
Regionally
Significant
Termini
Area
Type
Lanes
Functional
Class
Plng.
Area
LOS
Std.
Pk. Hr.
Service
Volume
ST. JOHNS COUNTY LINKS
33
CR 210
CR 16A to Greenbriar Rd.
Yes
TR
2
34.1
CR 210
Greenbriar Rd. to Cimarrone Blvd.
Yes
TR
2
34.2
CR 210
Cimarrone Blvd. to Power Line
Easement
Yes
TR
4
34.3
CR 210
Power Line Easement to Leo Maguire
Pkwy.
Yes
TR
4
35
CR 210
Leo Maguire Pkwy. to I-95
Yes
TR
4
36.1
CR 210
I-95 to C. E. Wilson Rd.
Yes
TR
4
36.2
CR 210
C. E. Wilson Rd. to U.S. 1
Yes
TR
2
37
CR 210 (Palm Valley
Rd.)
U.S. 1 to CR 210A (Roscoe Blvd.)
Yes
TR
2
65
Greenbriar Rd.
Roberts Rd. to CR 210
No
TR
2
69
Leo Maguire Pkwy.
CR 16A to CR 210
No
TR
2
Royal Pines Pkwy to I-95
Yes
TR
4
I-95 to Francis Rd.
Yes
TR
4
Francis Rd. to St. Marks Pond Blvd.
Yes
TR
2
St. Marks Pond Blvd. to U.S. 1
Yes
TR
2
73.2
74.1
74.2
74.3
International Golf
Pkwy.
International Golf
Pkwy.
International Golf
Pkwy.
International Golf
Pkwy.
76
Race Track Rd.
S.R. 13 to Bishop Estates Rd.
Yes
UZ
4
77
Race Track Rd.
Bishop Estates Rd. to Russell Sampson
Rd.
Yes
UZ
2
78.1
Race Track Rd.
Russell Sampson Rd. to Bartram Springs
Yes
UZ
2
78.2
Major
Collector
Major
Collector
Major
Collector
2N
D
1590
1W
D
2090
1W
D
4190
Major
Collector
1W
D
4190
1W
D
4190
1E
D
3520
1E
D
1940
1E
D
2050
1W
D
1300
2N
D
1590
2N
D
5420
3N
D
5420
3N
D
1590
3N
D
1590
1W
D
2950
1W
D
1390
1W
D
1390
1W
D
2950
1W
D
900
3N
D
5870
3N
D
5420
3N
D
5420
Major
Collector
Major
Collector
Major
Collector
Major
Collector
Major
Collector
Minor
Collector
Major
Collector
Major
Collector
Major
Collector
Major
Collector
Urban
Collector
Urban
Collector
Urban
Collector
Urban
Collector
Minor
Collector
Principal
Arterial
Principal
Arterial
Principal
Arterial
Race Track Rd.
Bartram Springs to U.S. 1
Yes
UZ
4
Russell
Sampson Rd.
CR 210 to Race Track Rd.
No
TR
2
124
U.S. 1
Gun Club Rd. to International Golf
Pkwy.
Yes
UZ
4
125.1
U.S. 1
International Golf Pkwy. to CR 210(W)
Yes
TR
4
125.2
U.S. 1
CR 210(W) to CR 210(E)
Yes
TR
4
126
U.S. 1
Yes
TR
4
Principal
Arterial
1E
D
5420
131
I-95
SR 16 to International Golf Pkwy.
Yes
TR
6
Freeway
3N
C
9600
132
I-95
International Golf Pkwy. to CR 210
Yes
TR
6
Freeway
3N
C
9600
133
I-95
Yes
TR
6
Freeway
1W
C
9600
80
Page 28
Link
ID
Roadway
Regionally
Significant
Termini
Area
Type
Lanes
Functional
Class
Plng.
Area
LOS
Std.
Pk. Hr.
Service
Volume
DUVAL COUNTY LINKS
19
I-95
St. Johns Co. Line to I-295
Yes
UZ
6
Freeway
3
D
10,050
20
I-95
I-295 to Baymeadows Rd.
Yes
UZ
6
Freeway
3
D
9840
21
I-95
Baymeadows Rd. to J Turner Butler
Blvd.
Yes
UZ
6
Freeway
3
D
9840
447
Greenland Rd.
St. Augustine Rd. to Coastal Ln
No
UZ
3
Collector
3
E
2250
550
Greenland Rd.
Coastal Ln. to Philips Hwy.
No
UZ
4
Collector
3
E
3120
537
Hood Landing Rd.
St. Augustine Rd. to Julington Creek Rd.
No
UZ
2
Collector
3
E
1480
72
I-295
I-95 (South) to San Jose Blvd.
Yes
UZ
6
Freeway
3
D
10050
454
Julington Creek Rd.
San Jose Blvd. to Hood Landing Rd.
No
UZ
2
Collector
3
E
1480
455
Julington Creek Rd.
Hood Landing Rd. to St. Augustine Rd.
No
UZ
2
Collector
3
E
1480
442
St. Augustine Rd.
I-295 to Hood Landing Rd.
Yes
UZ
4
Collector
3
E
4140
443
St. Augustine Rd.
Hood Landing Rd. to Bartram Park
Blvd.
Yes
UZ
4
Collector
3
E
1480
576
St. Augustine Rd.
Bartram Park Blvd. to I-95
Yes
UZ
4
Collector
3
E
3120
577
St. Augustine Rd.
I-95 to Philips Hwy.
Yes
UZ
4
Collector
3
E
3120
3
D
5510
3
D
5510
3
D
5340
3
D
5310
3
D
4280
Principal
Arterial
Principal
Arterial
Principal
Arterial
Principal
Arterial
Principal
Arterial
8
Philips Hwy. (U.S. 1)
St. Johns Co. Line to St. Augustine Rd.
Yes
UZ
4
574
St. Augustine Rd. to S.R. 9A
Yes
UZ
4
546
S.R. 9A to Southside Blvd.
Yes
UZ
4
9
Southside Blvd. to Baymeadows Rd.
Yes
UZ
4
10
Yes
UZ
4
544
S.R. 9A
Yes
UZ
4
Freeway
3
D
6250
558
S.R. 9A
Yes
UZ
4
Freeway
3
D
6510
Yes
UZ
6
Freeway
3
D
9840
Baymeadows Rd. to J Turner Butler
Blvd.
J Turner Butler Blvd. to Baymeadows
Rd.
Baymeadows Rd. to Philips Hwy.
573
S.R. 9A/I-295
Philips Hwy. To I-95
Prepared by Prosser Hallock, Inc., October 25, 2005
Critical Intersections. The critical intersections to be counted and analyzed for existing conditions
and by proposed project phase will be the intersections of regional roadways where project traffic
share is 5% or greater on one or more of the following adjoining roadway segments. It is
anticipated that the following intersections will be evaluated:

U.S. 1 and Race Track Road
U.S. 1 and CR 210 West
U.S. 1 and CR 210 East
U.S. 1 and St. Augustine Road
U.S. 1 and S.R. 9A
Page 29
I-95 ramps and S.R. 9A
I-95 ramps and CR 210
I-95 ramps and St. Augustine Road
CR 210 and Greenbriar Road
Data Collection. Traffic data will be obtained from the following sources for use in the Level of
Service analysis:

FDOT Annual Average Daily Traffic Counts
City of Jacksonville adjusted traffic count data
St. Johns County adjusted traffic count data
Turning movement counts collected by the applicant
Traffic counts filed with recent LDTA Reports
Planned and Programmed Improvements. The projects described in the following sources will be
identified as future planned and programmed improvements:

FDOT Tentative Five-Year Work Program FY2005 through FY2010
St. Johns County Five-Year Capital Improvement Program
St. Johns County Transportation Element (2015 Comprehensive Plan)
Duval County Five-Year Capital Improvement Program
Duval County Transportation Element (2010 Comprehensive Plan)
First Coast MPO Transportation Improvement Program FY 04/05 through FY08/09
First Coast MPO 2030 Cost Feasible Long Range Transportation Plan
Private Developer Committed Roadway Improvements (including those in the DRI
development orders for Aberdeen, Durbin Crossing, RiverTown, Saint John’s, St. Augustine
Centre, Palencia (Marshall Creek), World Commerce Center, Nocatee, and Twin Creeks)
Projects that are programmed within the first three years of the FDOT Work Program or the First
Coast MPO Transportation Improvement Program will be considered as committed projects for the
purposes of establishing existing roadway capacities.
Project Trip Generation
Trip Generation Estimates. The project trip generation will be estimated using trip generation
equations, and average trip rates from the Institute of Transportation Engineers Trip Generation,
Seventh Edition, or other trip rate data from other developments of similar size and scope. Trip
generation estimates will be produced for the project as provided in Table F-2.
Internal-External Traffic
Internal and Pass-By Trip Splits. A portion of the project traffic will remain internal to the project
boundaries because the project contains a mix of complementary land uses. Internal capture of
project-generated trips will be estimated using techniques defined in ITE, Trip Generation
Handbook and by utilizing FDOT T.I.P.S. Software. The pass-by percentages for the commercial
portions of the project will be based upon data from the Traffic Impact Study Methodology and
Procedures of the St. Johns County Concurrency Management Ordinance.
Future Traffic Projections
Project Traffic Distribution. Project traffic distribution and assignment will be estimated using the
Northeast Florida Planning (NERPM) model. Traffic zones will be defined for the project, and a
Page 30
select zone analysis will be used to determine project traffic distribution and assignment. Manual
adjustments may be employed to accurately describe traffic assignment in the immediate vicinity of
the site.
Total Traffic Projections. A comparative method will be used to prepare future traffic projections.
The comparative analysis will employ two independent projection techniques: a NERPM model
analysis and a growth-trend analysis. The results from both techniques will be compared for each
roadway link to ensure reasonable future traffic volumes.
Capacity Analysis. Estimated level of service conditions for the project will be analyzed by the same
methodologies used for the existing conditions analysis. The service volumes for selected roadway
segments may be adjusted for future conditions due to changes in roadway characteristics such as
signal spacing, functional class, and area type.
Project Traffic Contribution
Project Traffic Share. The project traffic share for each roadway segment will be calculated as the
peak hour traffic contribution divided by the peak hour service volumes of the adopted level of
service standard. For constrained and backlogged segments, the peak hour service volumes will be
as defined in the FDOT Level of Service Manual.
Substantially Impacted Roadways. Roadway segments substantially impacted by the project will be
those where the project traffic share is 5% or more of the adopted service volume.
Roadway Improvements
Future Roadway Improvements. Future improvements to maintain peak hour levels of service on
impacted roadway segments will be identified. The needed improvements will be determined by
project phase and discussion will be included on how the timing of the needed improvements is
related to project development.
Conceptual Access Plan
Proposed Access Points. The primary points of access to the project will be via Racetrack Rd. and
S.R. 9B.
Other Transportation Modes
Mass Transportation Provisions. Currently, there is no mass transit system serving St. Johns
County. However, if in the future, a system is in place, which would serve the project, provisions
will be made to accommodate transit internal to the project.
Non-Vehicular Movement. The application will discuss pedestrian and bicycle features, and design
issues that will encourage non-auto movements between residential and commercial areas within the
project, and how these facilities will be linked to facilities on adjacent roadways.
Table F-2
Trip Generation Estimates
Page 31
Fitted Curve Equation
Location
East of I-95
Tract F & G TAZ 1240
ITE
Code
Land Use
220
Apartment
230
Units
Size (X)
Daily
Trips
PM Peak
Hour
Trips (T)
Daily (1)
PM Peak Hour (1)
DU
T = 6.01(X) + 150.35
T = 0.55(X) + 17.65
1000
6,160
568
Residential
Condominium/Townhouse
DU
Ln(T)= 0.85*Ln(X) + 2.55
Ln(T) = 0.82*Ln(X) + 0.32
400
2,085
187
710
General Office Building
1000 SF GFA
Ln(T)= 0.77*Ln(X/1000) + 3.65
T = 1.12 (X/1000) + 78.81
470,000
4,392
605
820
Shopping Center
1000 SF GLA
Ln(T)= 0.65*Ln(X/1000) + 5.83
Ln(T) = 0.66*Ln(X/1000) + 3.40
231,000
11,703
1,088
24,340
2,448
Total
West of I-95
Tract A. B, & C TAZ 1239
220
Apartment
DU
T = 6.01(X) + 150.35
T = 0.55(X) + 17.65
600
3,756
348
230
Residential
Condominium/Townhouse
DU
Ln(T) = 0.85*Ln(X) + 2.55
Ln(T) = 0.82*Ln(X) + 0.32
700
3,356
296
310
Hotel
Occupied Rooms
T = 8.92(X)
Ln(T) = 1.20*Ln(X) - 1.55
800
7,136
646
750
Office Park
1000 SF GFA
T = 10.42(X/1000) + 409.04
T = 1.21 (X/1000) + 106.22
770,020
8,433
1,038
820
Shopping Center
1000 SF GLA
Ln(T) = 0.65*Ln(X/1000) + 5.83
Ln(T) = 0.66*Ln(X/1000) + 3.40
2,689,334
57,704
5,498
80,385
7,826
Total
West of SR 9B Tract D & E TAZ 1238
(1)
220
Apartment
DU
T = 6.01(X) + 150.35
T = 0.55(X) + 17.65
885
5,469
504
750
Office Park
1000 SF GFA
T = 10.42(X/1000) + 409.04
T = 1.21 (X/1000) + 106.22
460,000
5,202
663
820
Shopping Center
1000 SF GLA
Ln(T) = 0.65*Ln(X/1000) + 5.83
Ln(T) = 0.66*Ln(X/1000) + 3.40
80,000
5,874
540
Total
16,545
1,707
Cumulative Total
121,270
11,981
Trip Generation, 7th Edition, Institute of Transportation Engineers.
Page 32
G. Provide a list (or formal written request if required by the regional planning council) of
ADA questions which you wish to have deleted or exempted. Provide a discussion or
explanation of why you believe it is appropriate to delete from the ADA for your project.
It is requested that the following questions be deleted from the ADA as they are not germane to the
Durbin project:
Question 20.B
Hazardous Materials Generated or Utilized
Question 31
Airports
Question 32
Attractions and Recreational Facilities
Question 33
Hospitals
Question 34
Industrial Plants and Industrial Parks
Question 35
Mining Operations
Question 36
Petroleum Storage Facilities
Question 37
Port and Marina Facilities
Question 38
Post Secondary Schools
Page 33
Prosser Hallock
13901 Sutton Park Drive South, Suite 200 Jacksonville, Florida 32224-0229
p 904.739.3655
f 904.730.3413
www.prosserhallock.com