Development of Regional Impact - St. Johns County, FloridaThe development is presently known as the Durbin Development of Regional Impact. 2) Name, address and telephone number of

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

Page 1

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 2

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. Rogers Towers, P.A. 1301 Riverplace Boulevard 170 Malaga Street Suite 1500, Jacksonville, Florida 32207 Suite A, St. Augustine, Florida 32084 904.398.3911 / 904.396.0663 (fax) 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 3

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 4

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 5

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

Phase Residential (28-24.023, F.A.C.)

Office (28-24.020, F.A.C.)

Hotel (28-24.026, F.A.C.)

Retail (28-24.031, F.A.C.)

Recreation Facilities

(28-24.002, 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

Map APreliminary

ConceptMaster Plan

November 15, 2005

Prosser Hallockplanners & engineers

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Page 7

C. Site Information 1) Describe the existing land uses and vegetative associations. Provide an aerial

photograph of the site.

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.

Map BAerial

Photograph



Source : Aerials Express, December 2004

November 15, 2005


103030.05

Map CExisting

Land Use


Source : Envronmental Services,Inc. ENVIRONMENTAL

SERVICES INC.


November 15, 2005


103030.05


Page 10

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 11

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 12

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 13

Table C-1 State and Federally Listed Species Potentially Occurring in St. Johns County

Species

Federal Status

(a) State

Status(b) Habitat

(c) Probability of Occurrence in Project Area

Amphibians

Rana capito Gopher Frog SSC Sandhill, scrub, and pine uplands;

reproduces in ephemeral wetlands High

Reptiles

Alligator mississippienis American Alligator DM SSC Marshes, swamps, lakes, rivers High

Drymarchon corais couperi Eastern Indigo Snake T T Usually xeric uplands; seasonal

association with mesic habitat Moderate

Gopherus polyphemus Gopher Tortoise SSC Sandhills, scrub, xeric oak

hammock, dry pine flatwoods Confirmed on site

Pituophis melanoleucus mugitus Florida Pine Snake SSC Scrub and high pine Moderate

Birds

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

Egretta caerulea Little Blue Heron SSC

Forage in freshwater, brackish, and saltwater; nest in cypress, willow, maple, black mangrove and cabbage palm

Low

Egretta thula Snowy Egret SSC


Low

Egretta tricolor Tricolored Heron SSC


Low

Eudocimus albus White Ibis SSC Marshes, ponds, and cypress

swamps Low

Falco peregrinus Peregrine Falcon E

Sandhills, scrub, xeric hammocks, coastal habitats, wet and dry prairie, flatwoods, marshes

Moderate

Falco sparverius paulus Southeastern American Kestrel T Sandhills Moderate

Grus canadensis pratensis Florida Sandhill Crane T Dry prairie, wet prairie, swales,

depressional marsh Low

Haliaeetus leucocephalus Bald Eagle T T Open water and cypress forest;

sometimes nests in pines Moderate

Mycteria americana Wood Stork E E Marshes, ponds, and cypress

swamps Moderate

Pandion haliaetus Osprey SSC

Hydric hammock, wet flatwoods, wet prairie, floodplain, swamp, marsh

Moderate

Picoides borealis Red-cockaded Woodpecker E SSC Longleaf pine forests with open

understory Low

Rynchops niger Black Skimmer SSC Lakes, estuaries, marine tidal marsh

Low


Page 14

Species

Federal Status

(a) State

Status(b) Habitat

(c) Probability of Occurrence in Project Area

Mammals

Podomys floridanus Florida mouse SSC

Xeric upland communities with sandy soils, including scrub, sandhill, and ruderal sites where the inhabit gopher tortoise burrows.

Moderate

Sciurus niger shermani Sherman’s Fox Squirrel SSC Upland pine forests Moderate

Trichechus manatus latirostris West Indian Manatee E/CH E Coastal communities, rivers, creeks None

Ursus americanus floridanus Florida Black Bear T

(d) Forests and swamps High

Invertebrates

Procambarus pictus Black Creek Crayfish SSC Swift, Sand-bottomed, tannic-

stained streams Moderate

Plants

Adiantum tenerum Brittle Maidenhair E

Sinkhole, rockland hammock, upland hardwood forest. Found on limestone or soil over limestone. Found on upland hardwood forest stream banks.

Low

Calopogon multiflorus Many Flowered Grasspink E

Dry to moist flatwoods with longleat pine, wiregrass, and saw palmetto.

Moderate

Calydorea coelestina Bartram’s Ixia E Wet to mesic flatwoods High

Eulophia ecristata Giant Orchid T

Savannas, roadside ditches, wet (and dry) pastures, swamps, likes disturbed areas.

Moderate

Myrcianthes fragrans Naked Wood T Tropical rockland hammock,

coastal hammock. Low

Peclumula plumula Plume Polypody E

Wet hammocks, swamps. Epiphytic. Occasionally on rocks or terrestrial.

High

Pinguicula caerulea Blue Butterwort T Wet flatwoods, wet prairies, bog,

seep slope. Moderate

Pinguicula lutea Yellow Butterwort T Wet flatwoods, wet prairie, bog,

seep slope. Moderate

Pycnanthemum floridanum Horsemint T Moist depressions in sandhill,

secondary pinelands. Moderate

Ruellia noctiflora Night Flowering Ruellia E Wet flatwoods, seepage slopes,

hydric hammock. Moderate

Sarracenia minor Hooded Pitcher-Plant T

Seepage areas, acidic transition zones, cutthroat seep, wet flatwoods.

Moderate

Prepared by Environmental Services, Inc., October 20, 2005 (a) 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

(b) 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 (c) 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). (d) 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 15

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.

Map DFloodplains


Source : St. Johns County GIS


November 15, 2005


103030.05

Zone A - 100 Yr. Floodplain

Zone AE - 100 Yr.

Zone AO - 100 Yr.

Zone Z500 - 500 Yr.

Floodplain

Floodplain

Floodplain


Page 17

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).

Map EGeneralLocation



November 15, 2005


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Map FSignificant

NaturalFeatures


Source : Envronmental Services,Inc. ENVIRONMENTAL

SERVICES INC.


November 15, 2005


103030.05


Page 20

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 County Classification Lanes CR 210 CR 16A to Greenbriar Rd. St. Johns Major Collector 2 CR 210 Greenbriar Rd. to Cimarrone Blvd. St. Johns Major Collector 2 CR 210 Cimarrone Blvd. to Power Line Easement St. Johns Major Collector 4 CR 210 Power Line Easement to Leo Maguire Pkwy. St. Johns Major Collector 4 CR 210 Leo Maguire Pkwy. to I-95 St. Johns Major Collector 4 CR 210 I-95 to C. E. Wilson Rd. St. Johns Major Collector 4 CR 210 C. E. Wilson Rd. to U.S. 1 St. Johns Major Collector 2 CR 210 (Palm Valley Rd.) U.S. 1 to CR 210A (Roscoe Blvd.) St. Johns Major Collector 2 Greenbriar Rd. Roberts Rd. to CR 210 St. Johns Major Collector 2 Leo Maguire Pkwy. CR 16A to CR 210 St. Johns Minor Collector 2 International Golf Pkwy. Royal Pines Pkwy to I-95 St. Johns Major Collector 4 International Golf Pkwy. I-95 to Francis Rd. St. Johns Major Collector 4 International Golf Pkwy. Francis Rd. to St. Marks Pond Blvd. St. Johns Major Collector 2 International Golf Pkwy. St. Marks Pond Blvd. to U.S. 1 St. Johns Major Collector 2 Race Track Rd. S.R. 13 to Bishop Estates Rd. St. Johns Urban Collector 4 Race Track Rd. Bishop Estates Rd. to Russell Sampson Rd. St. Johns Urban Collector 2 Race Track Rd. Russell Sampson Rd. to Bartram Springs St. Johns Urban Collector 2 Race Track Rd. Bartram Springs to U.S. 1 St. Johns Urban Collector 4 Russell Sampson Rd. CR 210 to Race Track Rd. St. Johns Minor Collector 2 U.S. 1 Gun Club Rd. to International Golf Pkwy. St. Johns Principal Arterial 4 U.S. 1 International Golf Pkwy. to CR 210(W) St. Johns Principal Arterial 4 U.S. 1 CR 210(W) to CR 210(E) St. Johns Principal Arterial 4 U.S. 1 CR 210 to Duval Co. Line St. Johns Principal Arterial 4 I-95 SR 16 to International Golf Pkwy. St. Johns Freeway 6 I-95 International Golf Pkwy. To CR 210 St. Johns Freeway 6 I-95 CR 210 to Duval Co. Line St. Johns Freeway 6 I-95 St. Johns Co. Line to I-295 Duval Freeway 6 I-95 I-295 to Baymeadows Rd. Duval Freeway 6 I-95 Baymeadows Rd. to J. Turner Butler Blvd. Duval Freeway 6 I-295 I-95 (South) to San Jose Blvd. Duval Freeway 6 Greenland Rd. St. Augustine Rd. to Coastal Ln. Duval Collector 3 Greenland Rd. Coastal Ln. to Philips Hwy. Duval Collector 4 Hood Landing Rd. St. Augustine Rd. to Julington Creek Rd. Duval Collector 2 Julington Creek Rd. San Jose Blvd. to Hood Landing Rd. Duval Collector 2 Julington Creek Rd. Hood Landing Rd. to St. Augustine Rd. Duval Collector 2 St. Augustine Rd. I-295 to Hood Landing Rd. Duval Collector 4 St. Augustine Rd. Hood Landing Rd. to Bartram Park Blvd. Duval Collector 4 St. Augustine Rd. Bartram Park Blvd. to I-95 Duval Collector 4 St. Augustine Rd. I-95 to Philips Hwy. Duval Collector 4 Philips Hwy (U.S. 1) St. Johns County Line to St. Augustine Rd. Duval Principal Arterial 4 Philips Hwy (U.S. 1) St. Augustine Rd. to S.R. 9A Duval Principal Arterial 4 Philips Hwy (U.S. 1) S.R. 9A to Southside Blvd. Duval Principal Arterial 4 Philips Hwy (U.S. 1) Southside Blvd. to Baymeadows Rd. Duval Principal Arterial 4 Philips Hwy (U.S. 1) Baymeadows Rd. to J. Turner Butler Blvd. Duval Principal Arterial 4 S.R. 9A J. Turner Butler Blvd. to Baymeadows Rd. Duval Freeway 4 S.R. 9A Baymeadows Rd. to Philips Hwy. Duval Freeway 4 S.R. 9A/I-295 Philips Hwy. to I-95 Duval Freeway 6

Prepared by Prosser Hallock, Inc., October 25, 2005

Map GTraffic

Study Area



November 15, 2005


103030.05


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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 mixed-use 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.


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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


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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.


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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


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be the Department of Revenue’s 2002 Florida Property Valuations and Tax Data Book.

e) 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.

f) 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.

g) In the event that local rental unit vacancy rate data is unavailable, the 2000 Census data will be used.

h) 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.

i) 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.

j) 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.

k) 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.

(5) The following supply side adjustments are requested:

(a) 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.

(b) For the purposes of determining affordable supply available to the proposed project, the Applicant will only utilize the supply of market-


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provided affordable housing units available, after netting out prior claims as calculated above in 4a, if any such units exist.

(c) 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


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Table F-1 Traffic Study Area Roadway Links

Link ID Roadway Termini

Region-ally

Signifi-cant

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 Major Collector 2N D 1590

34.1 CR 210 Greenbriar Rd. to Cimarrone Blvd. Yes TR 2 Major Collector 1W D 2090

34.2 CR 210 Cimarrone Blvd. to Power Line Easement Yes TR 4 Major

Collector 1W D 4190

34.3 CR 210 Power Line Easement to Leo Maguire Pkwy. Yes TR 4 Major

Collector 1W D 4190

35 CR 210 Leo Maguire Pkwy. to I-95 Yes TR 4 Major Collector 1W D 4190

36.1 CR 210 I-95 to C. E. Wilson Rd. Yes TR 4 Major Collector 1E D 3520

36.2 CR 210 C. E. Wilson Rd. to U.S. 1 Yes TR 2 Major Collector 1E D 1940

37 CR 210 (Palm Valley Rd.) U.S. 1 to CR 210A (Roscoe Blvd.) Yes TR 2 Major

Collector 1E D 2050

65 Greenbriar Rd. Roberts Rd. to CR 210 No TR 2 Major Collector 1W D 1300

69 Leo Maguire Pkwy. CR 16A to CR 210 No TR 2 Minor Collector 2N D 1590

73.2 International Golf Pkwy. Royal Pines Pkwy to I-95 Yes TR 4 Major

Collector 2N D 5420

74.1 International Golf Pkwy. I-95 to Francis Rd. Yes TR 4 Major

Collector 3N D 5420

74.2 International Golf Pkwy. Francis Rd. to St. Marks Pond Blvd. Yes TR 2 Major

Collector 3N D 1590

74.3 International Golf Pkwy. St. Marks Pond Blvd. to U.S. 1 Yes TR 2 Major

Collector 3N D 1590

76 Race Track Rd. S.R. 13 to Bishop Estates Rd. Yes UZ 4 Urban Collector 1W D 2950

77 Race Track Rd. Bishop Estates Rd. to Russell Sampson Rd. Yes UZ 2 Urban

Collector 1W D 1390

78.1 Race Track Rd. Russell Sampson Rd. to Bartram Springs Yes UZ 2 Urban Collector 1W D 1390

78.2 Race Track Rd. Bartram Springs to U.S. 1 Yes UZ 4 Urban Collector 1W D 2950

80 Russell Sampson Rd. CR 210 to Race Track Rd. No TR 2 Minor

Collector 1W D 900

124 U.S. 1 Gun Club Rd. to International Golf Pkwy. Yes UZ 4 Principal

Arterial 3N D 5870

125.1 U.S. 1 International Golf Pkwy. to CR 210(W) Yes TR 4 Principal Arterial 3N D 5420

125.2 U.S. 1 CR 210(W) to CR 210(E) Yes TR 4 Principal Arterial 3N D 5420

126 U.S. 1 CR 210 to Duval Co. Line 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 CR 210 to Duval Co. Line

Yes TR 6 Freeway 1W C 9600


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Link ID Roadway Termini

Region-ally

Signifi-cant

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

8 Philips Hwy. (U.S. 1) St. Johns Co. Line to St. Augustine Rd. Yes UZ 4 Principal Arterial 3 D 5510

574 Philips Hwy. (U.S. 1) St. Augustine Rd. to S.R. 9A Yes UZ 4 Principal Arterial 3 D 5510

546 Philips Hwy. (U.S. 1) S.R. 9A to Southside Blvd. Yes UZ 4 Principal Arterial 3 D 5340

9 Philips Hwy. (U.S. 1) Southside Blvd. to Baymeadows Rd. Yes UZ 4 Principal Arterial 3 D 5310

10 Philips Hwy. (U.S. 1) Baymeadows Rd. to J Turner Butler Blvd. Yes UZ 4 Principal

Arterial 3 D 4280

544 S.R. 9A J Turner Butler Blvd. to Baymeadows Rd. Yes UZ 4 Freeway 3 D 6250

558 S.R. 9A Baymeadows Rd. to Philips Hwy. Yes UZ 4 Freeway 3 D 6510

573 S.R. 9A/I-295 Philips Hwy. To I-95 Yes UZ 6 Freeway 3 D 9840 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

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


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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


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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


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(1) Trip Generation, 7th Edition, Institute of Transportation Engineers.

Daily(1) PM Peak Hour (1)

220 Apartment DU T = 6.01(X) + 150.35 T = 0.55(X) + 17.65 1000 6,160 568

230 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

Total 24,340 2,448


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

Total 80,385 7,826


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

East of I-95 Tract F & G -

TAZ 1240

West of I-95 Tract A. B, & C -

TAZ 1239

West of SR 9B - Tract D & E -

TAZ 1238

Size (X) Daily Trips

PM Peak Hour

Trips (T)Location

Fitted Curve Equation

ITE Code Land Use Units


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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

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Documents

Development of Regional Impact - St. Johns County, FloridaThe development is presently known as the Durbin Development of Regional Impact. 2) Name, address and telephone number of