Item I3 -QUASI-JUDICIAL HEARING 2:30 P.M. (Time Approximate)
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: September 17, 2013 Division: Public Works Division
Bulk Item: Yes _ No X Department: Engineering Services Department
Staff Contact Person/Phone#: Judy Clarke X4329
AGENDA ITEM WORDING: Appeal by Boos Development Inc. of the denial of a right-of-way
permit for work on 3rd Street, Stock Island as part of development of a CVS store. (THIS IS A QUASI-
JUDICIAL HEARING)
ITEM BACKGROUND: Boos Development submitted a right of way permit application for
improvements to 3rd Street, Stock Island, including a driveway connection for site access. Staff denied
the permit application based on concern that site access to/from 3rd Street may create traffic and safety
issues (back up attached). Boos Development is appealing the denial as allowed by Monroe County
Code Section 19-46.
PREVIOUS RELEVANT BOCC ACTION: None
CONTRACT/AGREEMENT CHANGES: Not applicable
STAFF RECOMMENDATIONS: Staff recommends that the applicant evaluate alternate site access
locations (i.e. from US 1 or East Laurel Avenue).
TOTAL COST: n/a INDIRECT COST: BUDGETED: Yes No
DIFFERENTIAL OF LOCAL PREFERENCE:
COST TO COUNTY: $0 SOURCE OF FUNDS:
REVENUE PRODUCING: Yes No AMOUNT PER MONTH Year
APPROVED BY: County Atty_ OMB/Purchasing Risk Management
DOCUMENTATION: Included X Not Required
DISPOSITION: AGENDA ITEM#
Revised 7/09
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Engineering Department
MEMORANDUM
To: Monroe County Board of County Commissioners
From: Judy Clarke, P.E. Director of Engineering Services
Date: September 9, 2013
Re: CVS/Boos Development Group, Inc.: Appeal of Right of Way Permit Denial
This item is an appeal by CVS/Boos Development Group, Inc. of engineering staff's denial of a
right of way permit to install a site access driveway and construct other improvements on 3rd
Street, Stock Island. Staff denied the permit because it did not meet the requirements of Monroe
County Code Section 19-41(b), which requires access driveways to conform to all applicable
traffic safety standards.
The May 2012 traffic study submitted by the applicant to the Monroe County Planning
Department during the Development Review Committee (DRC)process indicated that a 195'
right turn lane would be needed on 3rd Street to accommodate the future traffic conditions. This
determination was derived by performing Highway Capacity Manual(HCM) analysis
procedures, which is standard engineering practice; the proposed location of the access driveway
on 3rd Street will only allow for a 110' right turn lane. The anticipated long vehicle queues will
impact access to the site at the access driveway and may also create unsafe operating conditions
along 3rd Street. The Monroe County Fire Department uses 3rd Street to access US 1 during
emergencies and this increases the concern about operational deficiencies on this road.
The issue of insufficient vehicle queue distance on 3rd Street was discussed with the applicant
during two DRC meetings (8/28/2012 and 9/25/2012) along with other items and it was also
identified as a concern in several memos written during the DRC process by engineering staff
and Mr. Raj Shanmugam, P.E. of URS Corporation who is Monroe County's traffic engineering
consultant. Copies of DRC meeting minutes and memos are attached.
Development Order No. 03-12 that was issued to CVSBoos Development Group, Inc. on
November 21, 2012 contained the following condition:
Permits from the Monroe County Public Works Division may be required for the
access drives and other proposed work within the public rights of way. The Division
maintains the right or request revisions as it carries out its review of any permit
application. Ifmodifications are required, it is the responsibility ofthe applicant to
contact the Planning& Environmental Resources Department to determine if any
additional applications are necessary to formally modem the approved site plan.
A copy of the development order is attached.
September 9, 2013
The applicant submitted a right of way permit application on July 26, 2013. Staff issued
a denial memo on August 9, 2013 citing several deficiencies with the proposed plan,
including the insufficient storage capacity on 3rd Street. At the request of the applicant,
staff met with representatives from CVS/Boos Development and CPH Engineers on
August 23, 2013 to discuss the project. At the meeting CPH Engineers submitted
proposed revisions to the site plan and responses to the August 9, 2013 denial memo.
Copies of referenced memos are attached.
Engineering staff and URS staff reviewed the revisions; the revisions addressed several
of the concerns outlined in the August 9, 2013 denial memo but failed to adequately
address the issue of insufficient vehicle queue distance. Accordingly, on September 6,
2013 engineering staff issued a denial of the revised permit application.
Staff recommends that the applicant evaluate alternate locations for site access.
Page 2 of 2
Documentation:
1. Monroe County Engineering Dept. Right of Way Permit Denial letter, September 6, 2013
2. URS Corporation Access to CVS Pharmacy —US 1 (SR5/Overseas Hwy.; MM 5) Stock Island
Florida(evaluation memo), August 30, 2013.
3. Smith Oropeza, P.L. Right of Way Permit Application Appeal, August 30, 2013
BOARD OF COUNTY COMMISSIONERS
County of Monroe Mayor George Neugent,District 2
l•� Mayor Pro Tern,Heather Carruthers,District 3
The Florida Keys Danny L.Kolhage, District l
David Rice,District 4
Sylvia J.Murphy,District 5
Monroe County
Engineering Services Department
1100 Simonton Street
Key West,Florida 33040
(305)295.4329
(305) 295-4321 Fax
September 6, 2013
Mr. Todd Hendrix, P.E.
CPH, Inc.
1992 SW 1st Street
Miami, Florida 33135
Re: CVS 3'd Street, Stock Island Right of Way Permit Application
Dear Mr. Hendrix:
We have reviewed the updated site plan and information that you provided at our August 23, 2013
meeting, which was submitted in response to my denial letter dated August 9, 2013. While the
updated site plan addresses the concerns with the driveway radius, clear width from the
transmission pole and the stop bar placement, it does not adequately address the lack of sufficient
storage capacity on P Street. With the location of the access driveway on P Street the proposed
improvements will create a 110' right turn lane on 3"d Street that will not be adequate to
accommodate the queue demand that requires a 195' right turn lane. The 195' right turn lane
requirement was derived by performing Highway Capacity Manual(HCM) operational analysis
procedures and was presented in the traffic study submitted by the developer.
Monroe County Code Section 19-41(b) requires access driveways "...to conform to all applicable
traffic safety standards", including the need for a 195' right turn lane as determined by the
Highway Capacity Manual analysis. This right of way permit application is being denied based on
the failure of the proposed design to meet the applicable safety standard.
If you should have any questions please feel free to contact me by email at clar„ke-
iudithC)monroecount - . o�v or by telephone at 305-295-4329.
Sincerely,
dith S. Clarke, P.E.
Director of Engineering Services
cc: Barton Smith
URS
Date: August 30, 2013
To: Ms. Judith Clarke, P.E. —County Engineer
MONROE COUNTY ENGINEERING DEPARTMENT
2798 Overseas Highway, Suite 400
Marathon, Florida 33050
From: Mr. Raj Shanmugam, P.E.
Project Manager
Subject: Access to CVS Pharmacy-US 1 (SR 5 1 Overseas Hwy.; MM 5)
Stock Island, Monroe County, Florida
Following our review comments dated August 7, 2013 we have received and reviewed the
responses by the developer's engineering consultant CPH, Inc. In response to our comment related to
lack of turn lane capacity on 3rd Street (at the US 1 intersection), it states the existing 55' right turn
lane will be increased to 110' to accommodate the additional trips generated by the proposed CVS
Pharmacy. Although we agree the proposed increase in the storage length will be an improvement to
the existing conditions, the proposed 110' turn lane will not be adequate to accommodate the queue
demand that would require a 195' of right turn lane. The 195' right turn lane requirement is derived by
performing Highway Capacity Manual (HCM) operational analysis procedures, which is standard
engineering practice and was presented in the traffic study submitted by developer's engineering
consultant CPH, Inc. Without the proposed driveway there is adequate distance along 3rd Street
between US 1 and E Laurel Avenue to accommodate the right turn lane.
We recommend that the alternate access on US 1 with a right turn lane should be pursued,
which would be operationally better and safer than the proposed access on 3rd Street.
URS Corporation Southern
The Congress Centre
7800 Congress Avenue,Suite 200
Boca Raton,FL 33487-1350
Tel:561.994.6500
Direct:561.862.1103
Fax:561.994.6524
Barton W. Smith, Esq. SMITH OROPEZA, P.L. Patrick Flanigan, Esq.
Managing Partner
Partner Richard McChesney, Esq,
,.Sory S. Oropeza, Esq. -138-142 Simonton Street
Key West, Florida 33040
Telephone : (305) 296-7227
Facsimile : (305) 296-8448
VIA HAND DELIVERY
August 30, 2013
Judy Clarke, P.E.
Director of Engineering Services
R E C E I IV`E 9 3 0 �2013
1100 Simonton Street
Key West, Florida 33040
Re: Boos Development, ight of Way Permit Application for
CVS 3dStreet Stock Island
Dear Ms. Clarke,
On behalf of Boos Development, Ind. ("Boos"), please allow this letter to
serve as Boos Development, Inc.'s appeal of Monroe County's denial of a Right
of Way permit ("ROW Permit") on 3rd Street, Stock Island for property located at
5610 Overseas Highway (US 1), Stock Island, at approximate mile marker 5 and
legally described as Square 24, Lots I through 20, Maloney Subdivision (PB1-
55), Stock Island, Monroe County, Florida having real estate number 00124090-
000000. A copy of the denial letter is attached hereto as Exhibit 1. The ROW
Permit is for ingress and egress to a CVS approved as a major conditional use
pursuant to Development Order 03-12 ("Project").
Boos Development appeals the County Engineering Department's
determination that the July 23, 2013 site plans for the ROW Permit as revised
and submitted to you on August 23, 2013 do not meet the specifications under
the Monroe County Public Works Manual (1995 Edition) and create a traffic issue
due to an alleged lack of storage capacity on 3rd Street.
The proposed site plans meet the requirements of Monroe County Code
Section 19-32 to provide smooth, logical traffic flow pattern and apply safe
standards, procedures and principles for access to 3rd Street. Specifically, the
driveway turn radius for access to 3rd Street meets with Monroe County Public
Works detail standards for a 25 foot turn radius. Moreover, the proposed
project's anticipated storage capacity does not materially increase traffic flows or
create operational issues. The width between the turn lane and concrete
transmission pole has been corrected to meet the minimum-required 4 feet. The
stop bar has been revised to maintain the current stop bar. Finally, there has
been no evidence that the minimal increase in vehicle traffic on 3 rd Street will
impact emergency vehicles. A copy of CPH, Inc.'s letter addressing these
concerns and revised site plans for the property are attached as Exhibit 2.
Please set thisI on the next BoardCommissioners
Commission I , 2013. Please contact me with
questions.
Sincerely,
�u
Barton Smith,
BWS
Electronic Cc. Client
CPH,Inc.
2
Documentation:
1. CPH Engineers CVS 3rd Street, Stock Island Right of Way Permit Application Comments &
Response, August 22, 2013
2. CVS Revised Site Plan, August 23, 2013
3. Monroe County Engineering CVS 3rd Street, Stock Island Right of Way Permit Application
Denial Memo, August 9, 2013
4. URS Corporation Access to CVS Pharmacy —US 1(SR5/Overseas Highway; MM 5) Stock
Island, Florida, August 7, 2013
Architects Engineers 1992 SW 1st Stree
Environmental Landscape Architects Miami,FL 3313,1
M/E/P Planners Phone:305.274.480,'
Surveyors Transportation/Traffic. Fax:305.274.480'
August 22, 2013
Judy Clarke, P.E.
Director of Engineering Services
Monroe County
1100 Simonton Street
Key West, FL 33040
RE: CVS 3rd Street, Stock Island Right of Way Permit Application Comments & Response
Dear Judy:
We are in receipt of your comments dated August 9h, 2013 for the above referenced project. We
are pleased to provide the following responses.
1. The driveway radius for the access drive on 3rd Street conflicts with the East Laurel
Avenue intersection radius: construction of the driveway as depicted will create
maneuverability problems for vehicles.
Response: We have corrected the radius at East Laurel and 3rd Street to comply with
Monroe County Public Works standard detail.
2. Storage capacity on 3rd Street is insufficient based on the 2012 traffic study (195'
required) and the proposed improvements cannot be implemented as depicted.
Response: For the intersection of US I & 3rd Street, the eastbound right-turn lane (WBR)
is already deficient in existing conditions. The proposed project is anticipated to increase
the pm peak hour traffic volume by 28 vehicles in WBR. The table below shows a
summary of turn lane length requirement from existing through future total conditions.
Number 95th % Tofah
Posted D Queue
of ''IM9111 BOQ Turn T Existing
Deceleration
Condition Speed Speed Length, Lane Length
Vehitles (vehicle- Length(feet)
(Vph) (mph) (mph) lengths)'' (feet) Length, (feet), (feet)
Existing 146 25 30 1.42 36 145 181 55
Future
Background 147 25 30 1.45 36 145 181 55
(without
Project)
Future Total(with 175 25 30 1.85 46 145 191 55
Project) I I
iv tv %w , p Il 11 c' o r ir n tlin
With the proposed project the existing right-turn lane length will be increased from 55' to
110', which is a significant improvement and is not anticipated to create operational
issues, given the 95 percentile queue length (which occurs only 5% of the time). Also,
there is no posted speed limit on 3�d street. A speed limit of 25 mph was assumed to
determine the deceleration length required.
2.1 The clear width between the turn lane and the concrete transmission pole is 4 ft. rather
than the minimum required 6 ft. The proposed guardrail does not meet the minimum
spacing of 4 ft. from guardrail to hazard (outer face of transmission pole).
Response: We have shifted 3td Street alignment to the West to achieve the 6 ft.
minimum separation from the pole.
2.2 The stop bar cannot be moved forward as shown: FDOT will be constructing a sidewalk
along US 1 on both sides of 3rd Street and the stop bar will be located a minimum of 4 ft.
in front of the sidewalks/crosswalk on 3`d Street. The exact location of the sidewalk has
not been determined since the project is currently in final design phase.
Response: We have revised the plans to maintain the current locations of the stop bar.
3. As discussed previously, Monroe County emergency vehicles utilize 3`d street to access
US 1 and the lack of storage capacity could impact emergency vehicle movement.
Response: The eastbound right-turn lane is deficient in existing conditions. During our
field observations, no operational issues were identified with the existing deficient turn
lane. With the addition of CVS Pharmacy trips (28 trips in PM Peak hour, which
translates to 1 vehicle every 2 minutes), we do not anticipate any additional traffic
operational issues. Moreover, the existing right-turn lane is proposed to be extended from
55' to 110' which provides more storage. This improvement will facilitate emergency
vehicle movement without causing any operational problems.
We appreciate your review and approval of our Right of Way Permit, should you have any
questions please do not hesitate to contact me.
Sincerely,
CPH, Inc.
,,,. .
................. .... ........... ..
°odd Hendrix, P.E.
Sr. Vice President/Associate
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Engineering Department '
MEMORANDUM
To: Maria C. Zapata, P.E.
CPH Engineers
From: Judy Clarke, P.E., Director of Engineering Services' '
Date: August 9, 2013
Re: CVS 3`d Street, Stock Island Right of Way Permit Application
I have reviewed the site plan(signed and sealed 7-23-2013) that was submitted with the right of
way permit application for the above referenced location and have the following comments:
1. The driveway radius for the access drive on 3rd Street conflicts with the East Laurel Avenue
intersection radius; construction of the driveway as depicted will create maneuverability
problems for vehicles.
2. Storage capacity on 3rd Street is insufficient based on the 2012 traffic study(195' required)
and the proposed improvements cannot be implemented as depicted.
- The clear width between the turn lane and the concrete transmission pole is 4 ft. rather
than the minimum required 6 ft. The proposed guardrail does not meet the minimum
spacing of 4 ft. from guardrail to hazard (outer face of transmission pole).
- The stop bar cannot be moved forward as shown; FDOT will be constructing a sidewalk
along US 1 on both sides of 3'd Street and the stop bar will need to be located a minimum
of 4 ft. in front of the sidewalk/crosswalk on 3rd Street. The exact location of the sidewalk
has not been determined since the project is currently in final design phase.
As discussed previously, Monroe County emergency vehicles utilize 3rd Street to access US 1
and the lack of storage capacity could impact emergency vehicle movement.
Based on this review, we cannot approve issuing a right of way permit for the driveway
connection and roadway improvements on 3rd Street. The applicant should consider the
alternative of constructing a direct access drive onto US 1 to alleviate the potential impacts to 31-d
Street.
If you should have any questions or need any additional information, please do not hesitate to
contact me by telephone at 305-295-4329 or by email at clarke-judit o oe n . ov.
URS
Date: August 7, 2013
To: Ms. Judith Clarke, P.E. —County Engineer
MONROE COUNTY ENGINEERING DEPARTMENT
2798 Overseas Highway, Suite 400
Marathon, Florida 33050
From: Mr. Raj Shanmugam, P.E.
Project Manager
Subject: Access to CVS Pharmacy-US 1 (SR 5!Overseas Hwy.; MM 5)
Stock Island, Monroe County, Florida
The applicant CVS Pharmacy is proposing to develop the southeast corner of the intersection
of US 1 and 3rd Street, in Stock Island. The proposed development will consist of a 14,600 square foot
building. Two-way access drives are proposed along the two abutting streets — 2nd and 3rd Street.
There is direct access from US 1 to 3rd Street; however, there is no direct access to 2nd Street from US
1, nor is the applicant proposing to re-establish direct access to US 1.
This memorandum presents our review findings of the proposed CVS site access and a
comparison with potential alternate access scenarios.
Majority of the site traffic is anticipated to utilize the proposed driveway on 3rd Street. The
edge-to-edge distance between US 1 and E Laurel Avenue along 3rd Street is approximately 220'. Due
to the limited space, it appears on the site plan the proposed site driveway on 3rd Street is placed
within the control radius of E Laurel Avenue to gain maximum distance feasible to accommodate a
right turn lane (approximately 90') at the US 1 intersection. The traffic study submitted in 2012
identified the need for a longer turn lane (195') than what has been proposed. The lack of right turn
lane storage capacity at times would degrade the operating conditions of 3rd Street at the US 1
intersection and could interfere with fire rescue vehicle access through 3rd Street onto US 1.
It is best that an alternate access to the site is explored to that proposed on 3rd Street. There
are two potential alternatives exist— a driveway onto E Laurel Avenue OR a driveway along US 1. The
Monroe County Planning staff had indicated that the residential land use characteristics would
preclude a commercial driveway along E Laurel Avenue, which leaves the driveway on US 1 as the
only other feasible option.
A driveway on US 1 will have some impact to the LOS on US 1. The LOS impact could be
reduced significantly by adding a turn lane to facilitate a driveway on US 1. As stated before, a
driveway on 3rd Street will geometrically restricts the right turning storage capacity at the US 1
intersection. The lack of adequate right turn storage along 3rd Street at the US 1 intersection could also
affect the emergency vehicle access. Therefore, a driveway on US 1 with a deceleration lane is a
better alternative than the proposed driveway on 3rd Street.
Additional benefits of a driveway on US 1 as oppose to 3rd Street are as follows:
1. Will allow room for more on-site parking spaces, if necessary.
2. Will allow room for another drainage retention area at the corner of the 3rd Street and E
Laurel Avenue intersection to reduce potential flooding in the area.
URS Corporation Southern
The Congress Centre
7800 Congress Avenue,Suite 200
Boca Raton,FL 33487-1350
Tel:561.994.6500
Direct:561.862.1103
Fax:561.994.6524
Monroe County, Florida
Minor Conditional Use Permit
Development Order No. 03-12, dated 11-21-12
and
Approved Site Plan
j
MONROE COUNTY, FLORIDA
MINOR CONDITIONAL USE PERMIT
DEVELOPMENT ORDER NO. 03-12
A DEVELOPMENT ORDER APPROVING A REQUEST FOR A
MINOR CONDITIONAL USE PERMIT IN ORDER TO ALLOW
THE DEVELOPMENT OF A 14,600 SQUARE FOOT
NONRESIDENTIAL BUILDING, TO BE OCCUPIED BY CVS
PHARMACY, A MEDIUM INTENSITY COMMERCIAL RETAIL
USE, AT PROPERTY LEGALLY DESCRIBED AS SQUARE 24,
LOTS 1 THROUGH 20, MALONEY SUBDIVISION (PBI-55),
AND AN ABANDONED PORTION OF US 1, STOCK ISLAND,
MONROE COUNTY, FLORIDA AND HAVING REAL ESTATE
NUMBER 00124090.000000.
WHEREAS, during a regularly scheduled meeting held on September 25, 2012, the
Development Review Committee of Monroe County conducted a review and consideration of the
request by Boos Development Group, Inc., on behalf of Keys Federal Credit Union, for a minor
conditional use permit pursuant to §110-69 and §130-97 of the Monroe County Code; and
WHEREAS, the subject property is located at 5610 Overseas Highway (US 1), Stock
Island, at approximate mile marker 5 and is legally described as Square 24, Lots 1 through 20,
Maloney Subdivision (PBI-55), Stock Island, Monroe County, Florida, having real estate
number 00124090.000000; and
WHEREAS, the applicant requested a minor conditional use permit in order to develop a
14,600 square foot nonresidential building and associated site improvement on the subject
property, to be occupied by CVS Pharmacy, which is classified as a medium-intensity
commercial retail use; and
WHEREAS, the Development Review Committee and the Chair of the Development
Review Committee, the Monroe County Senior Director of Planning & Environmental
Resources, reviewed the following documents and other information relevant to the request:
1. Minor Conditional Use Permit application (File #2012-072) received by the Monroe
County Planning& Environmental Resources Department on May 21, 2012; and
2. Site Plan (Sheet C-4) by Maria C. Zapata, P.E. dated March 29, 2012 and sealed
October 23, 2012; and
Development Order No. 03-12 Page 1 of 6
Pile No.2012-072
3. Landscape Plan (Sheet L-1) by Galen J. Pugh, RLA, dated May 11, 2012 and sealed
September 26, 2012; and
4. Floor Plan (A-1.1) by Jose Gordillo, dated May 15, 2012 and sealed September 26,
2012; and
5. Exterior Elevations (A-4.1) by Jose Gordillo, sealed November 6, 2012; and
6. Staff report prepared by Timothy Finn, Planner, and Michael Roberts, Senior
Administrator of Environmental Resources, dated September 21, 2012; and
7. Comments by the Development Review Committee and Monroe County Planning &
Environmental Resources Department staff; and
S. Comments by the applicant and their representatives; and
WHEREAS, based upon the information and documentation submitted, the Senior
Director of Planning& Environmental Resources made the following Findings of Fact:
1. The subject property is located in the Urban Commercial (UC) district; and
2. The subject property has a Future Land Use Map (FLUM) designation of Mixed Use/
Commercial (MC); and
3. The subject property has a tier designation of tier 3; and
4. The property is currently vacant; and
5. Pursuant to §130-47 of the Monroe County Code, the purpose of the Urban
Commercial (UC) district is to designate appropriate areas for high-intensity
commercial uses intended to serve retail sales and service, professional services and
resort activities needs at a regional or multiple planning area scale. This district
should be established at discrete nodes along U.S. 1 and should be designed so as to
serve the needs of both residents and visitors; and
6. Pursuant to §130-97 of the Monroe County Code, in the Urban Commercial (UC)
district, medium-intensity commercial retail uses greater than 5,000 square feet but
less than 20,000 square feet of floor area may be permitted with a minor conditional
use permit; and
7. Pursuant to §110-69 of the Monroe County Code, the Director of Planning &
Environmental Resources is authorized to approve applications for minor conditional
use permits in accordance with the standards provided in §110-67; and
S. §110-67 of the Monroe County Code provides the standards which are applicable to
all conditional uses. When considering applications for a conditional use permit, the
Senior Director of Planning & Environmental Resources shall consider the extent to
which:
a. The conditional use is consistent with the purposes, goals, objectives and
standards of the Monroe County Year 2010 Comprehensive Plan and Monroe
County Code; and
Development Order No. 03-12 Page 2 of 6
File No.2012-072
b. The conditional use is consistent with the community character of the immediate
vicinity of the parcel proposed for development; and
c. The design of the proposed development minimizes adverse effects, including
visual impacts, of the proposed use on adjacent properties; and
d. The proposed use will have an adverse effect on the value of surrounding
properties; and
e. The adequacy of public facilities and services, including but not limited to
roadways, park facilities, police and fire protection, hospital and Medicare
services, disaster preparedness program, drainage systems, refuse disposal, water
and sewers, judged according to standards from and specifically modified by the
public facilities capital improvements adopted in the annual report required by the
Monroe County Code; and
f. The applicant for conditional use approval has the financial and technical capacity
to complete the development as proposed and has made adequate legal provision
to guarantee the provision and development of any open space and other
improvements associated with the proposed development; and
g. The development will adversely affect a known archaeological, historical or
cultural resource; and
h. Public access to public beaches and other waterfront areas is preserved as a part of
the proposed development; and
i. The proposed use complies with all additional standards imposed on it by the
particular provision of this chapter authorizing such use and by all other
applicable requirements of the Monroe County Code; and
9. Developments requiring a conditional use permit shall be consistent with the Monroe
County Comprehensive Plan; and
10. Developments requiring a conditional use permit shall be consistent with the
Principles for Guiding Development in the Florida Keys Area of Critical State
Concern; and
WHEREAS, the Senior Director of Planning & Environmental Resources made the
following Conclusions of Law:
1. The minor conditional use permit application is consistent with all of the provisions
and intent of the Land Development Code of the Monroe County Code; specifically:
a. The development is consistent with the purpose of the Urban Commercial (UC)
district, as set forth in §130-47; and
b. The land uses of the development are permitted as minor conditional uses in the
urban Commercial (UC), as set forth in §130-97; and
c. Following the execution of the provided conditions, the development shall meet
all of the standards for a conditional use permit as set forth in §110-67 of the
Monroe County Code; and
2. The minor conditional use permit application is consistent with the provisions and
intent of the Monroe County Year 2010 Comprehensive Plan; specifically:
Development Order No. 03-12 Page 3 of 6
File No.2012-072
a. The development is consistent with the purpose of the Mixed Use / Commercial
(MC) future land use category, as set forth in Policy 101.4.5; and
3. The development is not inconsistent with any of the Principles for Guiding
Development in the Florida Keys Area of Critical State Concern; and
WHEREAS, at the September 25, 2012 meeting, the Director of Planning &
Environmental Resources and the Development Review Committee requested that revisions be
carried out to the building elevations prior to any approval of the minor conditional use permit
application. The applicant submitted a revised building elevations on November 6, 2012; and
WHEREAS, at the September 25, 2012 meeting, the Director of Planning &
Environmental Resources and the Development Review Committee requested that several
revisions be carried out on the site plan prior to any approval of the minor conditional use permit
application. The applicant submitted a revised site plan on October 24, 2012; and
WHEREAS, the Senior Director of Planning & Environmental Resources has duly
considered the recommendation of staff and the information and documentation submitted by the
applicant; and
WHEREAS, the record established, the testimonies offered, and the evidence submitted,
support the Findings of Fact and Conclusions of Law adopted; and
NOW THEREFORE, BE IT RESOLVED BY THE DIRECTOR OF PLANNING &
ENVIRONMENTAL RESOURCES OF MONROE COUNTY, FLORIDA that the request
for a Minor Conditional Use Permit is hereby APPROVED, subject to the following conditions:
1. Prior to the issuance of a building permit(s),the proposed development and structures
shall be found in compliance by the Monroe County Building Department, Floodplain
Administrator, Office of the Fire Marshal and Project Management Department.
2. Prior to the issuance of a building permit for the construction of the building, a) all
necessary allocation(s) for its area shall be acquired through the NROGO permit
allocation system or b) the applicant shall provide an amended settlement agreement
to Case 4CAK-01-108 vesting the project.
3. Permits from the Monroe County Public Works Division may be required for the
access drives and other proposed work within public rights of way. The Division
maintains the right to request revisions as it carries out its review of any permit
application. If modifications are required, it is the responsibility of the applicant to
contact the Planning & Environmental Resources Department to determine if any
additional applications are necessary to formally modify the approved site plan.
4. Similar and consistent design, materials and colors shall be utilized for all new
structures, including signage, in order to make the development more attractive and
Development Order No. 03-12 Page 4 of 6
File No.2012-072
cohesive. The architecture of the building shall be compatible with the architectural
guidelines set forth within the Master Plan for the Future Development of Stock
Island & Key Haven. The applicant may not deviate from the designs depicted on
building elevations and site plan without approval from the Director of Planning.
5. There shall be curbing to delineate between the roadways and their adjacent
walkways.
6. There shall be directional signage to direct motorists though the site.
7. All business signage shall have a nautical theme in accordance with the Master Plan
for the Future Development of Stock Island & Key Haven.
Date
Towns ey hw ,
Senior erect of Planning & Environmental Resources
I HEREBY CERTIFY that on this day before me, an officer duly authorized in the State aforesaid
and in the County aforesaid, to take acknowledgments, personally appeared Townsley Schwab, to
me known to be the person described in and who executed the foregoing instrument and he
acknowledged before me the he executed the same. � "
WITNESS my hand and official seal in the County and State last aforesaid this .21 D-day of
.152012. 44
NOTARY PUBL STATE OF ORIDA
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Development Order No. 03-12 Page 5 of 6
File No.2012-072
NOTICE
Section 110-72(a) of the Monroe County Code states that a conditional use permit shall not be
transferred to a successive owner without notification to the Planning Director 15 days of the
transfer.
Pursuant to Section 110-73(a)(2) of the Monroe County Code, all required building permits and
certificates of occupancy shall be procured within three (3) years of the date on which the minor
conditional use approval is recorded and filed in the official records of Monroe County, or the
minor conditional use approval shall become null and void with no further action required by the
county. Approval time frames do not change with successive owners. Extensions of time to a
minor conditional use approval may be granted only by the Planning Director for periods not to
exceed one (1) year. Applications for extensions shall be made prior to the expiration dates.
Extensions to expired minor conditional use approvals shall be accomplished only by re-
application for the minor conditional uses. When a hearing officer has ordered a conditional use
approval initially denied by the Planning Director, the Planning Director shall nonetheless have
the authority to grant or deny a time extension under this section. If the Planning Director denies a
time extension, the holder of the conditional use may request an appeal of that decision under
chapter 102, article VI, division 2 by filing the notice required by that article within 30 days of the
written denial of the Planning Director.
This instrument shall not take effect for 30 days following the date in which the document is
signed by the Planning Director. During these 30 days, this instrument shall be subject to appeal
as provided in Section 102-185 of the Monroe County Code. Such an appeal stays the
effectiveness of this instrument until the appeal is resolved by agreement or order. In addition,
please be advised that pursuant to Chapter 9.1-1, Florida Administrative Code, this instrument
shall not take effect for 45 days following the rendition of the State Land Planning Agency.
During these 45 days, the State Land Planning Agency may appeal this instrument. Such an
appeal stays the effectiveness of this instrument until the appeal is resolved by agreement or
order.
If this development order is appealed under Monroe County Code or by the State Land Planning
Agency, the above time limits shall be tolled until the appeals are resolved.
Development Order No. 03-12 Page 6 of 6
File No. 2012-072
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Documentation:
1. URS Corporation CVS Traffic Impact(Revised) Study—Review November 13, 2012
2. Monroe County Engineering Department CVS Plan Review Memo November 13, 2102
3. Development Review Committee (DRC) Meeting Minutes September 25, 2012
4. URS Corporation CVS Traffic Impact Study and Traffic Signal Warrant Analysis —Review,
July 30, 2012
URS
November 13, 2012
Ms. Gail Creech — Planning Commission Coordinator via a-Mail & US Mail
MONROE COUNTY PLANNING DEPARTMENT
2798 Overseas Highway- Suite 410
Marathon, Florida 33050-2227
Re: CVS Pharmacy— Stock Island (US 1 — MM 5)
Traffic Impact (Revised) Study - Review
Dear Ms. Creech:
We have reviewed the revised traffic impact study dated September 27, 2012, submitted by
CPH Engineers, Inc. (CPH)for the applicant CVS Pharmacy, and received via email on October 26,
2012. Applicant is proposing to build a pharmacy at the southeast corner of the intersection of US 1
and 3rd Street, in Stock Island. The proposed development will consist of a 14,600 square foot
building.
Similar to the initial submittal, two-way access drives are proposed along the two abutting
streets — 3rd and 2nd Street. However, there is no direct access, nor the applicant proposing to re-
establish access to 2nd Street from US 1. Trip Generation &Analysis based on the Eighth Edition of
ITE Trip Generation Manual, the proposed pharmacy is anticipated to generate 1,287 daily trips-656
of these trips would be new trips; 151 PM peak hour trips, 77 of which are new trips. Three nearby
signalized intersections and four unsignalized intersections, including the 3rd Street unsignalized
intersections along US 1 are analyzed. All but the US 1/ College Road intersection are found to
function adequately with and without the project trips. The minor street approaches at the US 1/
College Road intersection is found to function at poor LOS,which is unrelated to the project trips.An
arterial analysis of US 1 is presented to show that there is adequate capacity along US 1 to
accommodate the project trips.
The driveway along 3rd Street is anticipated to be the primary access drive to the site based
on the surrounding development characteristics and due to direct access from US 1.This driveway is
located close to the US 1/ 3rd Street intersection, and immediately adjacent to the 3rd Street/East
Laurel Avenue intersection.
URS Corporation Southern
3343 West Commercial Boulevard
Suite 100
Fort Lauderdale,FL 33309
Tel:954.739.1881
Fax:954.739.1789
URSCVS Pharmacy—Stock Island(US 1 —MM 5)
Traffic Impact Study-Review
November 13,2012
Page 2 of 2
The US 1/3rd Street intersection traffic analysis results in a westbound right turn movement
requiring a 195 feet turn lane on 3rd Street. The existing right turn lane is only 55 feet in length and
potentially could be lengthened to no more than 90 feet due to geometric constrains. The traffic
analysis does not reflect the westbound approach lanes geometric constraints, and as a
consequence the left and the right turning traffic will be sharing the approach lane and result in
maximum queues exceeding the back of queue length of 195 feet. The long vehicle queues
anticipated along 3rd Street would impact the access drive to the project site, and may also lead to
unsafe operational conditions at the US 1/3rd Street intersection. Further, the emergency signal for
fire truck access is located at the US 1/ 3rd Street intersection. Any operational deficiency of this
intersection, such as long westbound queues along 3rd Street during an emergency would impact the
response time.
We also received a site plan via email. The site plan does not show driveway dimensions nor
are vehicle maneuverability details to assure the site geometries adequate for vehicles access to and
from the site.
In summary, there are two major concerns associated with the proposed site plan for the CVS
Pharmacy; first, the geometric constraint along 3rd Street that precludes providing a turn lane to
accommodate the approaching traffic queues, and second,the close proximity of site driveway on 3rd
Street from the US 1 and East Laurel Avenue intersections that may cause vehicle maneuverability
issues and potentially raises safety concerns at the US 1/3rd Street intersection. Applicant need to
demonstrate these two issues can be resolved. Potential mitigation measures may include restricting
westbound 3rd Street to right turn out-only(sign restriction) at the US 1 intersection, and eliminating
the site driveway proposed on 3rd Street and relocating it to East Laurel Avenue.
Should you have any questions, feel free to call me.
Sincerely,
URS Corporation Southern
Raj hanmgam, P�E.
Senior Traffic E�ngifieer
cc: Mr.Joe Haberman—Senior Planner, Monroe County Planning
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Engineering Department
MEMORANDUM
To: Tim Finn
From: Judy Clarke, Director of Engineering Services
Date: November 13, 2012
Re: CVS Stock Island
I have reviewed the plans that were forwarded to me on November 1st and have the following
comments on the proposed changes to 3rd Street:
1. All changes proposed within the US 1 right of way will require review and approval by
FDOT.
2. The stop bar on 3rd street cannot be moved as far forward as shown on the plans. The Manual
on Uniform Traffic Control Devices (MUTCD)requires a minimum distance from the road (or in
this case, the bike lane) of 4 feet. In addition, the FDOT 2012/2013 —2016/2017 work plan
includes a road resurfacing project from south of Macdonald Ave to south of Coppitt Road
scheduled in 2014. I contacted FDOT and they indicated that there would be no widening but
there will be sidewalk construction in some areas. They did not indicate whether a sidewalk is
proposed on the right of way adjacent to 3rd street, however, if a sidewalk is planned in this area
the stop bar will need to be placed ahead of the sidewalk, not beyond it.
3. Curbs cannot be installed along 3rd street since they will prevent stormwater drainage from the
roadway to the unpaved shoulder.
4. The lengthened right turn lane as shown on the plans results in a four foot clear zone at the
concrete transmission pole; a minimum clearance of six feet is required.
4. It is not clear what improvements are proposed at the intersection of East Laurel Ave. and 3rd
Street since the legend does not include the symbol that is used. If the intent is to reconstruct it
with the new configuration it is not acceptable because the resulting turn radius is not sufficient.
A minimum radius of 25 feet is required. If it is anticipated that large trucks/vehicles will be
turning, a larger radius may be needed.
4. The lane offset at the intersection caused by shifting the existing lanes and reconfiguring the
turn radius is not acceptable as it will create an unsafe condition at the intersection. Accordingly,
the driveway radius/sidewalk on the north side of the driveway is not acceptable as shown.
5. The 3rd Street entrance to the site is 20 ft. from the East Laurel Ave. right of way line whereas
the minimum required distance is 25 ft. As discussed at previous meetings, locating the main
entrance at this proximity to the 3rd Street/East Laurel Ave. intersection may present vehicle
November 14, 2012
maneuverability problems; the applicant should consider relocating the entrance to East Laurel
Avenue.
The proposed changes to 3rd Street shown on the plans result in an 85 ft. right turn lane; if the
stop bar is moved back a distance of four feet and the beginning of the lane is moved up beyond
the concrete transmission pole the maximum achievable length will be approximately 70 feet.
As indicated in the traffic study, the required length is 195 feet.
If you should have any questions or need any additional information,please feel free to contact
me.
cc: G. Creech
J. Haberman
T. Schwab
T. Smith
Page 2 of 2
DEVELOPMENT REVIEW COMMITTEE
Tuesday, September 25, 2012
MEETING MINUTES
The Monroe County Development Review Committee conducted a meeting on Tuesday,
September 25, 2012, beginning at 1:02 p.m. at the Marathon Government Center, Media &
Conference Room (1" floor, rear hallway), 2798 Overseas Highway, Marathon, Florida.
CALL TO ORDER
ROLL CALL by Gail Creech
DRC MEMBERS
Townsley Schwab, Senior Director of Planning and Environmental Resources Present
Mike Roberts, Sr. Administrator, Environmental Resources Present
Joe Haberman, Planning &Development Review Manager Present
Mitch Harvey, Comprehensive Plan Manager Present
STAFF
Mayte Santamaria, Assistant Planning Director Present
Rey Ortiz, Planner Present
Tim Finn, Planner Present
Judith Clark, Director of Engineering Present
Gail Creech, Planning Commission Coordinator Present
CHANGES TO THE AGENDA
There were no changes to the agenda.
MINUTES FOR APPROVAL
Mr. Schwab stated he will make an adjustment to the minutes from the August 28, 2012 meeting
and will approve them at the next meeting.
MEETING
New Items:
1.1'roposed CVS/Pharmacy, 5610 Overseas Highway, Stock Island, Mile Marker 5: A
request for a minor conditional use permit in order to construct a 14,600 SF CVS/Pharmacy with
a drive-through. The subject property is legally described as Square 24, Lots 1 through 20,
Maloney Subdivision (PB1-55) and an abandoned portion of US 1, Stock Island, Monroe
County, Florida, having real estate number 00124090.000000.
(File 2012-072)
(1:02 p.m.) Mr. Finn presented the staff report. Mr. Finn reported that the applicant is requesting
approval of a minor conditional use permit to allow a CVS/Pharmacy consisting of 14,600
square feet of nonresidential floor area. The commercial retail building would serve as a
pharmacy and have a drive-through window. Staff is requesting that all references regarding the
signal at Second Street be removed and all references with regard to the Second Street opening
be removed. Staff recommends approval with conditions. Those conditions were then outlined.
Mr. Schwab stated that clarification of staff's expectations of the applicant is to be accomplished
at this meeting. Ms. Clark added another condition to be met of reducing the width of the
driveway from 30 feet wide to the County standard of 24 feet. Ms. Clark voiced concern over
the fact that the proposed amount of storage on Third Street is more than what the County's
traffic consultant believes would fit in that area. Ms. Clark agreed with the Second Street
connection to US-1 being removed.
Paul Tremblay of Boos Development Group, the developer for CVS, was present. Mr. Tremblay
thanked staff for their efforts in getting this project to the goal line. Mr. Tremblay asked for
assurance that the architecture as proposed today is acceptable. Mr. Haberman concurred. Mr.
Tremblay then asked for clarification in regards to the drive-through width on Second Street.
Ms. Clark explained that Second Street cannot be connected to US-1 with the adjacent property
owner's driveway where it is currently located. It would need to be relocated. The County will
not require the adjacent property owner, Murray Marine, to relocate its driveway. In order for
the applicant to relocate the driveway and create an intersection that is safe, Murray Marine
would have to be on board and agree to have it done.
Mr. Haberman added that if an agreement is reached with Murray Marine, the applicant would
be able to proceed with a Public Works permit. Ms. Clark further clarified that the County
would have to be the applicant for the connection to US-1, but as far as the approval of it, it
would not come back to the DRC. Mr. Tremblay asked if striping the driveway at 24 feet and
providing diagonals in the 30-foot space would be acceptable in order to help delivery trucks
maneuver in the area. Ms. Clark responded that even if it is striped at 24 feet, the 30-foot width
is still not allowed. Mr. Tremblay stated that the applicant will make the adjustment to use of
mountable curbs.
Mr. Haberman explained that the stacking on the roadway needs to be addressed, because before
the Director of Planning can approve this it has to be in compliance with the code. Mr. Schwab
encouraged the applicant to address the issue since this has been brought up as a concern by
Public Works and the County's traffic engineer. Mr. Tremblay then described the adjustment the
applicant would propose would be to remove the request to signalize Third Street, which would
reduce the time that it takes to cycle the lights. The applicant will request a permit from FDOT
to move the stop bar up and shift Third Street over to add a longer right-turn lane. Mr.
Haberman added that signage helping to direct Key West traffic would alleviate some traffic
also.
John Melendez, the applicant's traffic engineer, explained how the change from a signalized to
an unsignalized condition at Third Street reduces the queue length dramatically. Mr. Schwab
acknowledged the applicant's concerted effort to address staff's and the County traffic engineer's
concerns.
Mr. Haberman inquired into the progress of the settlement agreement. Mr. Tremblay explained
that the settlement agreement has been renewed, which if reached will make the process as
smooth as possible and will expedite the process. Mr. Schwab stated that it looks as though the
applicant is ready to move forward. Mr. Tremblay added that the applicant is in discussion with
Murray Marine now in an effort to resolve the Second Street issue. Mr. Schwab asked the
applicant to keep the Planning Department apprised of any developments in that regard. Mr.
Haberman informed Mr. Tremblay that two free-standing signs on US-1 that are both visible
from US-1 are not allowed, which can be dealt with at the building permit stage. Mr. Haberman
then recommended adding a condition that the applicant show sight triangles on their plans and
revise their signage location.
2.AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS APPROVING AMENDMENTS TO THE TIER OVERLAY DISTRICT
MAP DESIGNATIONS FOR APPROXIMATELY ONE HUNDRED TWELVE (112)
PARCELS THAT HAVE NO PREVIOUSLY DESIGNATED TIER OR WHICH HAVE A
TIER DESIGNATION RECOMMENDED FOR CHANGE; PROVIDING FOR
SEVERABIL,ITY AND REPEAL OF INCONSISTENT PROVISIONS; PROVIDING FOR
TRANSMITTAL TO THE SECRETARY OF STATE AND THE STATE LAND PLANNING
AGENCY; AND PROVIDING FOR AN EFFECTIVE DATE.
(File 2012-118)
(1:31 p.m.) Mr. Roberts presented the staff report. Mr. Roberts reported that this will be done in
two ordinances rather than one: One ordinance covering parcels that have a tier designation and
are being recommended for change, and then a separate ordinance for those parcels that never
got a tier assigned to them that staff is now recommending for change. Mr. Roberts disseminated
the map series for those parcels that have a staff and/or Tier Designation Review Committee
(TDRC)recommendation for change.
Mr. Robert recited a brief history of the genesis of the group of parcels being looked at today. 85
parcels were added to the review by staff that staff believe needed to be examined again. Staff
also added 80 parcels that never had a tier designation, three of which are in the Lower Keys and
were actually what were right-of-way parcels and are now privately owned, and the other 77 are
all right offshore of Ocean Reef Club on the very extreme northern end of the County. Of the
515 parcels that staff reviewed, over 400 of those did not have a tier change. Eight were
recommended to move to a more restrictive tier, from Tier III to Tier I, three to move from Tier
III to Tier III-A, or SPA, and four to move from Tier HI-A to Tier I. 21 parcels went to a less
restrictive tier. The only parcels that had a difference in staff's recommendation and the TDRC's
recommendation were on Map M. The TDRC recommended these two parcels be Tier III-A,
whereas staff's recommendation is for them to be Tier III based on the tier policies and the land
development code that state for purposes of determining connectivity with a hammock, a
developed parcel breaks that line. Ms. Santamaria added that at the last TDRC meeting the
majority of these parcels were reviewed.
3.AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS AMENDING THE FUTURE LAND USE MAP (FLUM)
DESIGNATION FROM INDUSTRIAL (I) TO MIXED USE/COMMERICAL (MC) FOR
URS
July 30, 2012
Ms. Gail Creech — Planning Commission Coordinator via a-Mail & US Mail
MONROE COUNTY PLANNING DEPARTMENT
2798 Overseas Highway - Suite 410
Marathon, Florida 33050-2227
Re: CVS Pharmacy— Stock Island (US 1 — MM 5)
Traffic Impact Study and Traffic Signal Warrant Analysis - Review
Dear Ms. Creech:
We have reviewed the traffic impact and signal warrant analysis studies submitted by CPH
Engineers, Inc. (CPH)for the applicant CVS Pharmacy.Applicant is proposing to build a pharmacy at
the southeast corner of the intersection of US 1 and 3rd Street, in Stock Island. The proposed
development will consist of a 14,600 square foot building. Our findings are as follows:
Background Data: The project site appears to be currently vacant. Two-way access drives are
proposed along two of the abutting streets—3rd Street and 2nd Street. The project site could be
accessed from US 1 via 2nd and 3rd Streets; 2nd Street does not connect to US 1 at its existing
configuration, applicant is proposing to create a future connection of 2nd Street with US 1.
- Paragraph two of page seven of Traffic Impact Study makes reference to trips from existing
land use-clarify. Also, if reference to pass by trips is being made make appropriate editorial
corrections.
- Background growth rate calculation sheet is missing from Appendix C as referenced in page
ten of Traffic Impact Study.
Trip Generation & Analysis: Based on the Eighth Edition of ITE Trip Generation Manual, the
proposed pharmacy is anticipated to generate 1,287 daily trips-656 of these trips would be new
trips. Similarly, the proposed pharmacy is anticipated to generate 151 PM peak hour trips, 77 of
which are new trips. Three nearby signalized intersections and four unsignalized intersections,
including the 2rd Street and the 3rd Street unsignalized intersections along US 1 are analyzed and
shown to function adequately with and without the project trips. An arterial analysis of US 1 is
presented to show that there is adequate capacity along US 1 to accommodate the project trips.
- We agree with the trip generation calculations and the operational analysis presented in the
traffic study.
URS Corporation Southern
3343 West Commercial Boulevard
Suite 100
Fort Lauderdale,FL 33309
Tel:954.739.1881
Fax:954.739.1789
CVS Pharmacy—Stock Island (US 1 —MM 5)
Traffic Impact Study and Traffic Signal Warrant Analysis-Review
Jualy 30, 2012
Page 2 of 2
Signal Warrant Analysis: Applicant is proposing to signalize the 3rd Street and US 1 intersection
to provide "...safe and adequate access to and from the site...." A separate signal warrant
analysis is presented to justify the proposed signal.
- There is adequate access to the site without signalizing 3rd Street and US 1 intersection- we
disagree with the perception that a signalized intersection would provide a safer access to the
project site. Vehicular delay and frequency of certain types of crashes are sometimes greater
under traffic signal control, therefore as recommended by the MUTCD consideration should
be given to providing alternatives to traffic signals even if one or more warrants have been
satisfied. Applicant should explore the possibility of widening 3rd street and adding an
exclusive right turn lane to accommodate for the high turning volume expected at the 3rd
Street intersection with US-1. Alternatively, certain turn restrictions could be implemented at
the 3rd Street and US 1 intersection to reroute the turning vehicles to safely access the
existing signalized intersection at MacDonald Avenue and US 1. Furthermore, the HCM
analysis provided for future conditions indicates that delay time and queue length will be worst
under signalized conditions than stop control conditions at the 3rd Avenue and US 1
intersection.
- The level of service (LOS) along approximately 108 miles of US 1 in Monroe County is based
on the overall operating speeds. An overall operating speed of 45 mph is the LOS C threshold
along US 1 to maintain the transportation concurrency. The existing overall operating speed
is slightly above the LOS threshold at 47.1 mph (2011 Annual Travel Time Delay Study —
Monroe County). A signal at the 3rd Street and US 1 intersection is likely to create additional
delays to the through traffic on US 1, and will have an effect on the overall travel speeds.
Therefore, alternative means to preserve "safety" and access should be explored before
deciding to add a signalized intersection along US 1.
- US 1 near the proposed CVS pharmacy site is designated as Access Class 3 by the Florida
Department of Transportation. The minimum signal spacing for Access Class 3 is 0.5 miles,
the proposed signal would be at a much shorter distance of approximately 1,750 feet from the
nearby MacDonald Avenue and US 1 signalized intersection.
Although we agree with the study findings,we do not agree with signalizing the 3rd Street and
US 1 intersection. We recommend that the applicant propose alternative means to improve and
accommodate the project traffic.
Should you have any questions, feel free to call me.
Sincerely,
U Cc�r Ir is outhern
Raj hanmug m I'.
Seni r Traffic er
cc: Mr.Joe Haberman—Senior Planner,Monroe County Planning
Mr.Ali Khalilahmadi P.E.,—FDOT Permits
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TrafficImpact Study (Revised)
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TABLE OF CONTENTS
� 1/0 Executive Summmary...........^...~....^.._............. ......... .,.^..~....~......_~... ......
~......_._~... �
2.0 Introduction.... ....................... ............~..............._........
____.,._.�.-~....___.__....-..�. �
� 2.1 Traffic Impact Analysis Procedures ........-...._.._..__,.-~.......~~..................5
22 Site ................... 5
» 23 Data Collection ..........................~.........6
3.0 Project Trip ......... .~..........'.............~......~...............,.~.7
4.0 Project Trip Distribution and Assignment.....~.~......~~....__-~.............~........... 8
0 5.0 Impmovmments._ ..-~ ......
°
8.0 Analysis Scenarios..,...~-..._.....-......_,-_-~.~~~...__-..~~._~.................... .__.10
0 6.1 Intersection Amalysis~. .......~.......~.._~~....~..~.................~.~..._~,.,_.._,~~~...10
62 Arterial Trip Assignment Swmmmy....................~ ............~..~..__~~.._~..~^._.^12
� 7.0 Turn Lame Length Analysis. ~.~~~............ ..............~~.....~..~~...,...,,,,,..~~ 14
8.0 Conclusions....._-_,-...... ...-.-~............................ .~~~~_.~....~....~..~~~~_~...~.—... 15
Figure 2 1 Site Location ....... ......_...~_...............-_._.___,....._~.3
Figure2-2 Site Ran.... _~_,._,~~.._~~.......~^~............. .~~~~~~.~~.~~_~~~~_~ _~~~_.~_,~~.4
� Figure 4-1 PmollectTflp ........-._.................................8
LIST OF TABLES
Table 3-1 [TETrip Generation-..,................--..~.-.....~,,.~.~...-...~-....'^.-..~..~,,-.,,.,_-....,^~.^^.-.7
Table 6-1 PM Peak Hour Sigmall7edUnhwmmection LmweAof SeNce and Delay....,..................... 11
� Table 6-2 PM Peak Hour Unsigna|ized InterseoUon Approach Levels of Serwkce-.....,.._.....11
� Table 6-3 Arterial Trip Assignment ..........._...~..._.~..............~.....~~.........~..i3
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Table 7-1 PM Peak Hour Tom Lane 1.emgth Data..~......~......,.._.-..-..-,_~...-.-..._.._._,14
mgimcers'Uinc. t September 2012
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1 1269-CVS Pharmacy,Stock Island,FL Traffic Impact Study(Revised)
LIST OF APPENDICES
APPENDIXL
APPENDIXITE TRIP I
APPENDIX TRAFFIC T
APPENDIX FFIC VOLUME FIGURES
APPENDIXINTERSECTION LSIWORKSHEETS
APPENDIXF REFERENCES
PH Engineers,Inc. ii September 2012
B1 1269-CVS Pharmacy,Stock Island, FL Traffic Impact Study(Revised)
1.0 Executive Summary
The applicant proposes to develop a 14,600 square foot (so CVS Pharmacy located in the
northeast comer of the intersection of US 1 (Overseas Highway) & 3rd Street, Stock Island,
Monroe County, Florida (see Figure 1, Site Location Map). The project is planned to be
operational in the year 2013. CPH Engineers, Inc. (CPH)has prepared this Traffic Impact Study
for submittal to the Monroe County and the Florida Department of Transportation to address the
impacts of the project including traffic concurrency requirements and to provide specific
recommendations for safe and adequate ingress and egress to and from the site.
Access from the site to the roadway network is proposed via two access points described as:
0 a full-access driveway on 3d Street;and
0 a full-access driveway on 2 nd Street.
The proposed project is anticipated to generate less than 100 trips per 1000 sq.ft. on a daily
basis. Therefore this project is considered as a minor conditional use. Based upon the analysis,
the roadway segments in the study area are anticipated to operate with adequate capacity and
thus acceptable LOS with the addition of future background trips and project trips.
Based upon the intersection analysis conducted, the study area signalized intersections are
expected to operate at LOS D or better. The study area unsignalized intersections are expected
operate at acceptable levels of service with the exception of US I &College Road North. For the
intersection of US 1 & College Road North, the westbound stop controlled approach is expected
to operate at LOS F, indicating that the side street LOS and delay are calculated regardless of the
volume of minor-street left tuming traffic. Generally longer minor street delays are considered
tolerable,such as in this instance where there is a need for progression along major streets.
As part of the project, improvements to the segment of 3rd Street adjacent to the site are
proposed to be constructed by the applicant to serve the operational needs. The improvements
are reflected on the site plan included with this revised Traffic Impact Study, and are as follows:
• improved pavement markings for the existing westbound left and right-turn lanes on
3rd Street serving the approach of the intersection of US Highway 1 &3 d Street;
0 lengthening the westbound right-tum lane on 3rd Street to a con structi on-feasible
length (approximately 90 feet)given existing design constraints including high power
transmission poles; and
• enhancements to the existing edge of pavement radii in the comer of the intersection
of 3rd Street& East Laurel Avenue adjacent to the project.
CPN 1 September 2712
n—ee-rs--,-1 nc'----------------------------
B11269-CAPS Pharmacy,Stock Island,rL Traffic Impact Stud
y(Revised)
2.0 Introduction
The Applicant proposes to develop a 14,600 square foot (sf) CVS Pharmacy located in the
northeast comer of the intersection of US 1 (Overseas Highway) & 3rd Street, Stock Island,
Monroe County, Florida. See Figure 1 and 2 for site location map for reference. The site is
currently vacant. The project is anticipated to be completed and operational in the year 2013.
The report is being provided in accordance with the Monroe County requirements for a traffic
impact study. This report addresses the following:
1. traffic impacts of the project
2. traffic concurrency requirements
3. specific recommendations for safe and adequate access to and from the site.
CPH coordinated with the Monroe County Consultant staff prior to commencing the study,
submitted a traffic impact study methodology, and implemented agreed upon methodology
discussions in conducting this study.
CPH Engineers, Inc. 2 September 2012
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B1 1269-CVS Pharmacy,Stock Island,FL Traffic Impact Study(Revised)
2.1 Traffic Impact Analysis Procedures
This analysis was conducted for the proposed project based upon the agreed upon methodology
with the County's consultant and subsequent coordination. The facilities to be analyzed include
the following roadways and intersections. Please see the attached methodology correspondence
Appendix A for reference.
Intersections
• US 1 &Roosevelt Boulevard;
* US 1 &College Road North;
• US I &Cross Street;
• US 1 &McDonald Avenue',
• US 1 &Td Street;
• US I &College Parkway North;and
• US 1 &Key Haven Boulevard.
Roadway Segments
• Segments 1 through 9(MM 4.0 to MM 29.5).
2.2 Site Access
Access to the site is proposed through the following driveways:
• a full access driveway on Td Street;and
a full access driveway on 2 nd Street.
R
CPH Engineers, Inc. 5 September 2012
1311 269-CVS Pharmacy,Stock Island,FL Traffic Impact Study(Revised)
2.3 Data Collection
PM peak hour turning movement count data was collected at the following study area
intersections:
• US 1 &Roosevelt Boulevard;
• US 1 &College Road North;
• US 1 &Cross Street;
® US 1 &McDonald Avenue;
• US 1 &3d Street;
• US 1 &College Parkway North;and
• US 1 &Key Haven Boulevard;
Raw turning movement count data for the study area intersections are attached in the Appendix
C. Appropriate Peak Season Correction Factor(PSCF)was applied to the raw turning movement
counts based upon PSCF factors published by the FT for Monroe County. Please refer to the
attached PSCF sheet in Appendix C.
CPH Engineers, Inc. 6 September 2012
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112 9-CVS PharmaCV,Stock Island,FL - Traffic Impec�t afiJdy( e% Ad
3.0 Project Generation
The trip generation potential for the proposed projectt r in s upon the Institute of
Transportation Engineers (IT ) Trip Generation, 8th Edition. ITE land e 881„
Pharmacy/Drugstore riv m u Window s used for the proposedproject. pass-by
r t of % was applied based upon ITE Trip Generation Handbook, n iti n° Table 3-1,
shows a summary of ITE Trip Generation. Please see Appendixfor ITE Trip Generation
worksheets.
Table - ITE Trip Generation
Pharmacy/Drugstore
iDrive-Through 81 14.6 1,287 77
ind®vv
_..._ _ _�—___......_......... _...... _....... __ _ ___.......... ___._...................... _.. ...._. .................._......._...
_......_.........
Note: ksf,=thousand square feet
Based upon preliminary trip generation projections, it is anticipatedthat the proposed projectill
generate 1,287 ily trips and 77 net-new ea hour trips. 1 se see the attached trip
generation worksheets in Appendix B for reference.
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7 September 2012
y, Traffic Impact Study(Revised)
112 V Pharrna Stock Island,FL
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4.0 Project Trip Distribution and Assignment
Trip distribution for the proposed project was determined a upon existing travel patterns
observed through available traffic count date and engineering judgments Based upon existing
trafficvolumes,the project distdbution is as follows:
20%tolfrom north on 1„
%to/from south on US 1 u and
® 10%to/from east from 3d Street and 2nd Street(local).
For bip assignment and roadway analysistrip length 12.5 its to north and was used. `trip
length of 12.5 miless based upon the location of the nearest CVS Pharmacy in Big Pine
whichis approximately 25 miles north from the proposed project site. The nearest pharmacy to
the south(in Key West is approximately)3 miles from the proposed project site.Wherefore,a trip
length of 1.5 miles to the south was used.
Figure Project Trip Distribution
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PH Engineers,Inc. 8 September 2012
B1 1269-CVS Pharmacy,Stock Island,FIL w W « Traffic Impact Study(Revised)
5.0 Planned/Scheduled/Funded Improvements
Based upon review of the FDOT five-year work program and the Monroe County Capital
Improvement Program (CIP), there are no improvements planned/schoduledtfunded on the
roadways in the vicinity of the project site.
CPH Engineers,Inc. 9 September 2012
B11269-CVS Pharmacy,Stock Island,FIL wy tl Traffic Impact Study(Revised)
6.0 Analysis Scenarios
Existing Traffic Conditions
The year 2012 is considered the base year traffic conditions or existing conditions. Based upon
discussions with staff, existing condition vehicle turning movements were collected. Appropriate
peak season correction factors were applied to the raw turning movement counts to account for
the seasonal variations in the traffic. Please see traffic volume figures in Appendix D for
reference.
Future Background Traffic Conditions
The proposed project is anticipated to be completed for construction and operational in the year
2013. Future background traffic conditions,also referred to as future non-project traffic conditions,
are those present In the study area in the year 2013, prior to the construction and operation of the
proposed project. Future background growth rate calculations yielded a growth rate of less than
one (1) percent. Hence a growth rate of 1% per year was used for conservative analysis
purposes. Please see Appendix C for future background growth rate calculation sheet. Future
background traffic volumes were calculated by background traffic to the existing pm peak hour,
peak season traffic volumes. Please see traffic volume figures In Appendix D for reference.
Future Total Traffic Conditions
The pm peak hour future total traffic volumes were calculated by adding the future background
traffic volumes and project traffic volumes. Please see traffic volume figures in Appendix D for
reference.
6.1 Intersection Analysis
The intersections were analyzed for each traffic condition based upon methodologies published in
the Highway Capacity Manual (HCM), using Highway Capacity Software (HCS). The signalized
intersection level of service and delay for each traffic condition is shown in Table 6-1, PM Peak
Hour Signalized Intersection Level of Service and Delay and intersection analysis worksheets are
attached in Appendix E.
CPH Engineers,Inc. 10 September 2012
B1 1269-CVS Pharmacy,Stock Island,FL Traffic Impact Study(Revised)
................... ...................................................... ...... .................
Table 6®1 PM Peak our Signalized Intersection Level of Service and Delay
..........................
US 1 &Roosevelt D 393 D 41.0 D 44.0
Blvd.
................... .................. ........... ............................
US 1 &College Road C 22.5 C 22.9 C 23.1
South
.......................... ...........
US 1 &Cross Street B 11'.1 B11,2B 11.3
............................... .........................I........... .............................................. ......
US 1 &McDonald B 19.7 C 203 C 20.3
Avenue
............... ............
Based upon the intersection analysis conducted, the study area signalized intersections are
expected to operate at LC S D or better. Table 6-2 below shows the unsigna0zed intersections
approach levels of service.,
Table 6-2 PM Peak Hour Unsignalized Intersection Approach Levels of Service
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US I &College Road E F E F E IF' mm
North
...................................... .................... .......... ..................
US I &Key Haven C C D
Boulevard
is no i—pp-Roi-c-hi-o-r-f-'ree-flow approach.
---------------------------------------- - --------- ------------------------------------------------------------------------------------PH Engineers, line. 11 September 2012
BI 1269-CVS Pharmacy,Stock Island, FL Traffic Impact Study(Revised)
The study area unsignalized intersections are operating at acceptable LOS with the exception of
US 1 & College Road North. For this intersection, the westbound stop controlled approach is
operating at LOS F indicating that the side street LOS and delay are calculated regardless of the
volume of minor-street left turning traffic. Generally longer minor street delays are considered
tolerable,such as in this instance where there Is a need for progression along major streets.
6.2 Arterial Trip Assignment Summary
The proposed project is located along Monroe County's designated US 1 Segment 1. Table 6-3
depicts a summary of daily US 1 arterial traffic volume and proposed site traffic.There are 2,131
available trips on Segment 1. The proposed development's traffic volume is 630 net-new daily
trips.With the proposed development trips the remaining trips on Segment 1 are 1,501.
�J
CPH Engineers, Inc. 12 September 2012
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1 1269-CVS Pharmacy,Stock Island,FL Traffic Impact Study(Revised)
Analysis7.0 Turn Lane Length
Turn lane nt analysis was conducted at the intersection f 3 Id Street & Drivewayse
upon National Cooperative HighwayResearch Program ( Report 457. Based upon the
turn lane t analysis,an eastbound left-turn left-turn lane is not warranted. Please see that attached
turn lane warrant analysis worksheet In i for reference.
Turn lane length analysisn t the intersection f US I & 3rdStreet. The analysis
was conducted using t r it length t Design StandardsI
1. Turn lane length analysis results re shown in Table 7-1, PM Peak Hour Turn Lane
Data,
Table 7-1 PM Peak Hour Turn Lane Length Data
WBR 175 25 30 145 1.85 50 195 55
US 1&3rd _ ___ ..._
Street NBR 52 45 50 290 - 50 340 360
SBL 127 45 50 290 1 1.04 25 315 455
Note:vehicle length considered is 25 feet.
r the intersection of US 1 & 3rdt® the westboundright- lane length requiredis 195
feet. However, due to existing constraints i r transmission line and proximityf
drivewaythe to a total turn lane length t was providedthis intersection.
CPH Engineers,Inca 14 September 2012
131 1269-CVS Pharmacy,Stock Island,FL Traffic Impact Study(Revised)
8.0 Conclusions
The applicant proposes to develop a 14,600 square foot (sf) CVS Pharmacy located in the
northeast comer of the intersection of US 1 (Overseas Highway) & 3rd Street, Stock Island,
Monroe County, Florida. The project is planned to be operational in the year 2013. CPH
Engineers, Inc. (CPH) has prepared this Traffic Impact Analysis for submittal to the MonroIJ) e
County and the Florida Department of Transportation (FDOT) to address the impacts of the
project including traffic concurrency requirements and to provide specific recommendations for
safe and adequate ingress and egress to and from the site.
The proposed project is anticipated to generate less than 100 hips per 1000 sq.ft. on a daily
basis. Therefore this project is considered as a minor conditional use. Based upon the analysis,
the roadway segments in the study area are anticipated to operate with adequate capacity and
thus acceptable LOS with the addition of future background trips and project hips.
Based upon the intersection analysis conducted, the study area signalized intersections are
expected to operate at LOS D or better. The study area unsignalized intersections are expected
operate at acceptable levels of service with the exception of US I &Coliege Road North. For the
intersection of US 1 &College Road North, the westbound stop controlled approach is expected
to operate at LOS F, indicating that the side street LOS and delay are calculated regardless of the
volume of minor-street left turning traffic. Generally longer minor street delays are considered
tolerable, such as in this instance where there is a need for progression along major streets.
As part of the project, Improvements to the segment of 3 d Street adjacent to the site are
proposed to be constructed by the applicant to serve the operational needs. The improvements
are reflected on the site plan included with this revised Traffic Impact Study, and are as follows:
• improved pavement markings for the existing westbound left and right-turn lanes on
3d Street serving the approach of the intersection of US Highway 1 &3 Id Street;
• lengthening the westbound right-turn lane on 3d Street to a construction-feasible
length (approximately 90 feet)given existing design constraints including high power
transmission poles; and
• enhancements to the existing edge of pavement radii in the comer of the intersection
of 3d Street&East Laurel Avenue adjacent to the project.
1-5-6PH nine Inc. September 2012
APPENDIX A
B METHODOLOGY CORRESPONDENCE
I
I
Veturf, Raghu P.E.
From: Shanimugarn,Raj[raJ.sh9nrnuqam@urs,com1
Sent: Friday,April 20,2012 12:23 PM
'To: Vetud,Raghu IP.E.
Cc: Smith-Patricia;Melendez,John;Hendrix,Todd H.(P.E.),Zapata, Made(P.E.);A,li.Khallishmadi@dot.state.,R.us
Subject: RE:CV S Pharmacy, Stock Island,Traffic Study Methodology Letter
Good Moirrilng Raghu,
I have reviewed the methodology lefter you had piresented and genei'411V agree with your appiroach.tin wev�er,I Nicer to note the
potential!.&sues related to the proposed traffic signal at either 2nd Olt 3rd Street intersection with US 1.
I Ike I O.S cxli I IS 1.in Monroe County Is based on travel speeds rather thart die tiraffic volumes.Adding a traff ic signal along US I
tesids to have a negative�mpact on the travel speeds,thus meeting the conctwrency requirernergs,TN4�efore,any proposal to
add traffic signak along US 1,should be thoroughly analyzed riot only for the segryient Immediately next it)the project(Segrnent
#1),but the entire 108 rnfles o,f US 2.1 recornmend that you present the p(AerrUM alternative s(Autloris,InchAding directional
traffic controls at 2nd and 3rd Street,intersections wtth US 1,and u,tilizing Px1sting signalized intersections to provide access to
this site.
Ailso,the trip percentage distributioti of 40/50/1 mh/w. 0,0(nothAmal)spern e not s to b accurate.Other prpiects In dwe area have
us al thepopulation densities to deternflne the trlp distribution arxJ estionated to be 20/80(nor d I/south it local).Please confirm
youir trip distrIbutiorm,
Il"I'mriLc and Iet rine know Pf you have any,further questions,
Klondr-,3n m51111111TIUI;Affr' F-E,
Vice Pima ident/Branch Manager
U RS Corporation Southern
111"he Bactmw
1343 West Ummm d*ftWemd,Sufte 100
111::W�tauftdA4 A 3330
Trig.25C739,1881
Ob:%C670,2601
Fax:954.719,17&9
From: Vetud, Raghu P.E. [mailtDrvetud@cphengineefs.CDM]
®Wednesday,April 18, 2012 5:29 PM
To:Shanmugam, Raj
Cc: SmWi-Patrlda; MeJe rid ez,John, Hendrix,Todd H.(P.E.); Zapata, Maria(IP.F-)
Subject: CVS Pharmacy, Stock I arid,Traft Study Methodology Letter
IV Rol,
Per car conversation,attached Is the traffic study rnethodologVfar dw?abfyve mentioned project,Please re pw amJ let,us l(nfnv
11"you harp any questions or conionents.
rhank you,
Raghm HC Veturi,PE,P7011"
CPH Englnetrs,Inc.
Irel:(82"11)288-0233
Fax:(813)288 0,433
rNs 9-mall and any aNachments cont sin URS Corporaflon confidentmi kdormadon that may he Fropfietery(Y privIrleged 9 you
recerve Viis rnessage m effoir or wire not the mitended rsc ICAent,you shotfid rmt retr0n,distilbuke 6srJose or use any of INS
infonnalJon and you shWd deafty the&irnN and any aftachirnents oiY copWs
lYi
15/1 Ann 17
April 18,2012
(via e-mail)
56M Mariner Street
Raj Shanmugam, P.E. Suite 240
Vice President/Branch Manager Tampa,Florida 3MG9
URS Corporation Southern Phone.8131M.0233
The Exchange F 13
ax 8 .=.04M
3343 West Commercial Boulevard,Suite 100 -awmcphengineffs.cont
Fort Lauderdale, Florida 33309
E-mail:1,ij &hj3,
.LlylMggiL p
RE: Traffic Impact Study Methodology Letter
Proposed 14,600 s.f.CVS Pharmacy d
Southeast Quadrant of US I (Overseas Highway)&3 Street
Stock Island,Monroe County,Florida
CPH Project Number: B11269
Dear Mr.Shanmugam:
Provided here for your review and comment is a Traffic Impact Study methodology for the above
referenced project. The methodology has been prepared to be consistent with Monroe County Traffic
Study Requirements and per our conversation.
Intro ion
This following Traffic Impact study methodology outlines the procedures and data that will be used to
evaluate the projected traffic Impacts of the proposed 14,600 s.f. CVS Pharmacy located in the southeast
quadrant of the intersection of US I &3rd Street in Stock Island, Monroe County, Florida. Please see the
attached site location map and site plan for reference.Access to the proposed site is provided via two(2)
driveways:
0 a full access driveway on 3rd Street;
0 a full-access driveway on 2 nd Street.
gtu4y A[qg
The study area includes pm peak hour traffic data collection at the following intersections and 24-hour
tube counts on US I at two locations north and south of 3rd Street:
Roactways
0 US 1 from Roosevelt Boulevard to Key Haven Road, and
0 US I from Key Haven Road to Rockland Drive.
Intersections
a US 1 &Roosevelt Boulevard;
0 US I &College Road West;
fI a US 1 &Cross Street;
0 US I&McDonald Avenue;
0 US I &3rd Street;
a US 1 &College Road East;
0 US I &Key Haven Road;and
0 All Site Entrances.
Analvals Year Scan arl os
The future analysis year will be 2013, given the anticipated date for completion of construction of the
proposed project.
The trip generation potential for the project, a 14,600 s.f. CVS Pharmacy will be determined based upon
rates or equations contained in the Institute of Transportation Engineers(ITE) Trip Generation, e Edition.
Based upon a preliminary projection it was determined that the project is anticipated to generate 1,287
average daily trips, 39 gross am peak hour and 151 gross pm peak hour trips. Pass-by rates will be
applied based upon ITE Trip Generation Handbook, td Edition. Please see the attached trip generation
wor-ksheet. Pass-by to will be checked to be less than ten percent of the adjacent street prn peak hour
traffic.
For trip assignment purposes a weighted average of weekday and Saturday taps on daily basis will be
considered as follows. Sunday trip generation data was not included as this data is not available from ITE
Trip Generation, e Edition.
Weekday pm peak hour trip generation= 161
Weekday daily trip generation = 1,287
Weekday pm peak to daily ratio= 151/1,287= 11.7%
Saturday peak hour trip generation= 115
Therefore,Saturday daily trip generation=(111 5x1l 00)/11.7=983
6-day weighted average trip generation=[(5x1,287)+983y6=1,236
ProjecLIEjgRjl1E!hMfiO
Trip distribution for the proposed project will be determined based upon existing travel patterns observed
through available traffic count data and engineering judgment. Based upon existing traffic volumes, the
project distribution is as follows:
a 40%to/from no on US 1
e 50%to/from south on US 1
a 10%to/from east of US 1
For trip assignment and roadway analysis, a trip length of 12.5 miles to north and will be used.Trip length
of 12.5 miles was based upon the location of the nearest CVS Pharmacy in Big Pine Key which is
approximately 25 miles no from the proposed project site. The nearest pharmacy to the south (in Key
West is approximately) 3 miles from the proposed project site. Therefore, a trip length of 1.5 miles to the
south will be used.
PAc k AroundLVes tell Traffic
Background traffic volumes will be calculated based upon FDOT historical traffic count data available
from 2010 FDOT Traffic Information. Future background growth rate calculations yielded a growth rate of
less than 1.0%. Hence a growth rate of 1.0 percent per year will be used. Please see the attached growth
rate calculation sheets for reference.
Traffic Count Data
PM peak hour (4prn — 6pm) manual traffic counts will be conducted at study area intersections. In
addition, 24-hour tube counts on US 1 will be conducted for projected signal warrant analysis at the US I
& 3d Street. All traffic volumes (counts) will be adjusted to peak-season conditions using Florida
Department of Transportation(FDOT)seasonal adjustment factors for Monroe County.
Improvements scheduled for construction by Monroe County or the FDOT will be included in the analysis
if contained in the existing plus one year work programs(Transportation Improvement Program or Capital
Improvement Program).
TrafflEAnylysis
Intersection capacity analysis for the study area intersections will be conducted using Highway Capacity
Software (HCS) software for existing, future background, and future total traffic conditions for pm peak
hour conditions.
Based upon our coordination with FDOT its Office, a traffic signal at the intersection of US I &3rd
Street will be allowed if warranted. Accordingly, a traffic signal warrant analysis will be conducted at this
intersection based upon projected traffic volumes for submittal to the County staff for review. Hourly
distribution percentages will be obtained from three (3) similar land uses at other locations in Monroe
County,
Turn Lane An
A review of the turn lane needs, requirements, and design as applicable, will be performed based upon
National Cooperative Highway Research Program (NCHRP) Report 457 and FT Design Standards
Index 301.
Rt P-0 Art
A signed and sealed report which details the procedures, data, and results of the traffic analysis outlined
above will be provided to the County staff for review and comment.
Please feel free to contact us at (813) 288-0233 if you have any questions or comments regarding this
proposed methodology or require additional information.
Sincerely,
CPH ENGINEERS,INC.
(Certificate of Authorization:00003215)
Raghu K.Veturi, P.E. C.John Melendez III
Traffic Engineer Transportation Division Manager
Attachments
cc: Patricia Smith,Monroe County
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Summary of Trip Generation Calculation
For 14.6 Th.Sq.Ft. GFA of Pharmacy / Drugstore with Drive-Thru
April 13, 2012
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 58.16 14.37 1.00 1287
7-9 AM Peak Hour Enter 1.52 0.00 1.00 22
7-9 AM Peak Hour Exit 1.14 0.00 1.00 17
7-9 AM Peak Hour Total 2.66 1.80 1.00 39
4-6 PM Peak Hour Enter 5.15 0.00 1.00 76
4-6 PM Peak Hour Exit 5.18 0.00 1.00 76
4-6 PM Peak Hour Total 10.35 5.72 1.00 151
AM Pk Hr, Generator, Enter 3.86 0.00 1.00 56
AM Pk Hr, Generator, Exit 4.01 0.00 1.00 59
AM Pk Hr, Generator, Total 7.87 3.21 1.00 115
PM Pk Hr, Generator, Enter 4.61 0.00 1.00 67
PM Pk Hr, Generator, Exit 4.61 0.00 1.00 67
PM Pk Hr, Generator, Total 9.21 4.06 1.00 134
Saturday 2-Way Volume 0.00 0.00 1.00 0
Saturday Peak Hour Enter 3.93 0.00 1.00 57
Saturday Peak Hour Exit 3.93 0.00 1.00 57
Saturday Peak Hour Total 7. 5 3.69 1.00 115
Sunday 2-Way Volume 0.00 0.00 1.00 0
Sunday Peak Hour Enter 0.00 0.00 1.00 0
Sunday Peak Hour Exit 0.00 0.00 1.00 0
Sunday Peak Hour Total 0.00 0.00 1.00 0
Note; A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, Sth Edition, 2005.
TRIP GENERATION BY MICROT S
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APPENDIX B
ITE TRIP GENERATION
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CVS Pharmacy, Stock Island, FL
Summary of Trip Generation Calculation
For 14.6 Th.Sq.Ft. GFA of Pharmacy / Drugstore with Drive-Thru
April 13, 2012
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Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 88.16 14.37 1.00 1287
7-9 AM Peak Hour Enter 1.52 0.00 1.00 22
7-9 AM Peak Hour Exit 1.14 0.00 1.00 17
7-9 AM Peak Hour Total 2.66 1.80 1.00 39
4-6 PM Peak Hour Enter 5.18 0.00 1.00 76
4-6 PM Peak Hour Exit 5.18 0.00 1.00 76
4-6 PM Peak Hour Total 10.35 5.72 1.00 151
AM Pk Hr, Generator, Enter 3.86 0.00 1.00 56
AM Pk Hr, Generator, Exit 4.01 0.00 1.00 59
AM Pk Hr, Generator, Total 7.87 3.21 1.00 115
PM Pk Hr, Generator, Enter 4.61 0A0 1.00 67
PM Pk Hr, Generator, Exit 4.61 0. 0 1.00 67
PM Pk Fir, Generator, Total 9.21 4.06 1.00 134
Saturday 2-Way Volume 0.00 0.00 1.00 0
Saturday Peak Hour Enter 3.93 0.00 1.00 57
Saturday Peak Hour Exit 3.93 0.00 1.00 57
Saturday Peak Hour Total 7.85 3.69 1.00 115
Sunday 2-Way Volume 0.00 0.00 1.00 0
Sunday Peak Hour Enter 0.00 0.00 1.00 0
Sunday Peak Hour Exit 0.00 0.00 1.00 0
Sunday Peak Hour Total 0.00 0.00 1.00 0
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
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Trip Generation, Sth Edition, 2008.
TRIP GENERATION BY MICROTRANS