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CCPC Agenda 04/17/2014 R COLLIER COUNTY PLANNING COMMISSION MEETING AGENDA APRIL 17, 2014 AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 9:00 A.M.,THURSDAY,APRIL 17,2014, IN THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION BUILDING, COUNTY GOVERNMENT CENTER,THIRD FLOOR,3299 TAMIAMI TRAIL EAST,NAPLES, FLORIDA: NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF APPLICABLE. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. ADDENDA TO THE AGENDA 4. PLANNING COMMISSION ABSENCES 5. APPROVAL OF MINUTES 6. BCC REPORT-RECAPS 7. CHAIRMAN'S REPORT 8. CONSENT AGENDA ITEMS 9. ADVERTISED PUBLIC HEARINGS A. PL20130002249/CPSS-2013-2: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended,the Collier County Growth Management Plan for the unincorporated area of Collier County, Florida, specifically amending the Future Land Use Element and Future Land Use Map and Map Series, by reconfiguring the boundary and increasing the size of the Northeast quadrant of Mixed Use Activity Center No. 7 by 9.24 acres (Rattlesnake Hammock Road and Collier Boulevard. The Subject property is located on the east side of Collier Boulevard (C.R. 951), approximately 1,005 feet north of Rattlesnake Hammock Road extension, in Section 14,Township 50 South, Range 26 East, consisting of 9.24 acres; and furthermore recommending transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability and providing for an effective date. (Companion to CU-PL20130002241 & RZ-PL0001652) [Coordinator: Corby Schmidt,AICP,Principal Planner] Page 1 of 2 B. RZ-PL20130001652: An Ordinance of the Board of Coun ty Commissioners of Collier County, Florida amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from Commercial Intermediate (C-3) and Heavy Commercial (C-5) zoning districts to a General Commercial (C-4) zoning district, for property located on the east side of Collier Boulevard (C.R. 951) north of Rattlesnake-Hammock Road (C.R. 864) in Section 14, Township 50 South, Range 26 East, Collier County, Florida, consisting of 18.95+/- acres; providing for repeal of Ordinances 99-84, 00-75, 02-26, 03-31 and 04-23; and by providing an effective date. (Companion to CU-PL20130002241 and PL20I30002249/CPSS-2013-2, Collier Boulevard Commercial Properties) [Coordinator: Nancy Gundlach,AICP,PLA, Principal Planner] C. CU-PL20130002241: A Resolution of the Board of Zoning Appeals of Collier County, Florida providing for the establishment of a Conditional Use to allow motor freight transportation and warehousing (4225, air conditioned and mini-and self storage warehousing only) within a General Commercial (C-4) Zoning District pursuant to Section 2.03.03.D.l.c.21 of the Collier County Land Development Code for property located on the east side of Collier Boulevard (C.R. 951) north of Rattlesnake-Hammock Road (C.R. 864) in Section 14, Township 50 South, Range 26 East, Collier County, Florida. (Companion to RZ- PL20130001652 and PL20130002249/CPSS-2013-2, Collier Boulevard Commercial Properties) [Coordinator: Nancy Gundlach,AICP,PLA,Principal Planner] D. PL20130000064/CP-2013-2: A Resolution of the Board of County Commissioners proposing an amendment to the Collier County Growth Management Plan, Ordinance 89-05, as amended, specifically amending the Golden Gate Area Master Plan Element, Golden Gate Future Land Use Map and Map Series, to revise the Neighborhood Center Subdistrict text of the Estates Mixed Use District to add a new Neighborhood Center at the southwest quadrant of Collier Boulevard and 13th Avenue Southwest, and furthermore recommending transmittal to the Department of Economic Opportunity (DEO). The subject project is 12.73± acres and is located in Section 15, Township 49 South, Range 26 East, Collier County, Florida. [Coordinator: Michele Mosca,AICP,Principal Planner] 10. OLD BUSINESS 11. NEW BUSINESS 12. ADJOURN CCPC Agenda/Ray Bellows/jmp Page 2 of 2 COMPANION ITEMS 9A PL2oi3000zz4q/&PSSzoi3 -2 9f3 R2 - PL20130001652 9C CAJ- PLZOi3OOO2z4i. WERE CONTINUED TO THE PLANNING COMMISSION'S MAY 15, 2014 MEETING gig. COLLIER COUNTY GROWTH MANAGEMENT PLAN SMALL SCALE AMENDMENT - I ono I log 1 ■ve-Tiiai 1 Em! 1 one I NNE 1 mum I Inc 1 Inc 1 — ......* i S '"• Count Coun pR I I Florida a I ,,li, ia MINN 11111111111 1 Yal I 1 S 1' MM 1 it 1, 1 .-M WS l��_ tom-M 1-. Vi t ', a ,,..„i _ _ ir O �1 1 l.t t. 4 . � o-�_ 7 i R -7--------\ i • s ..J , 4 1. ..r w�� ......... (ADOPTION HEARING) Project PL20130002249/Petition CPSS-2013-2 CCPC: April 17, 2014 BCC: June 10, 2014 Clerk of Court TABLE OF CONTENTS CCPC—Small Scale GMP Amendment - Adoption PL20130002249/CPSS-2013-2 CCPC April 17, 2014 AGENDA 1) TAB: Table of Contents DOCUMENT: Table of Contents 2) TAB: Adoption Staff Report DOCUMENT: CCPC Staff Report: PL20130002249/CP-2013-2, 3) TAB: Adoption Ordinance DOCUMENT: Adoption Ordinance with Exhibit "A" text (and/or maps): PL20130002249/CP-2013-2; 4) TAB: Petition CPSS-2013-2 DOCUMENT: Project PL20130002249/CP-2013-2 Petition 5) TAB: Legal Advertisements DOCUMENT: CCPC Advertisement Collier Boulevard Commercial Properties-Amerisite: MUAC 7 Agenda Item 9. eir 40 imity STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION, PLANNING AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION HEARING DATE: April 17, 2014 RE: PETITION CPSS-2013-2 / PL-2013-0002249, Small Scale Growth Management Plan Amendment (ADOPTION HEARING) APPLICANT/OWNER/AGENT: Amerisite, LLC Robert J. Mulhere, FAICP Peter Suflick, Jr., President Hole Montes, Inc. 3295 Fort Charles Drive 950 Encore Way Naples, Florida 34102 Naples, Florida 34110 GEOGRAPHIC LOCATION: The ±9.24 acre subject property is located on the east side of Collier Boulevard (CR 951), approximately 1,005 feet north of Rattlesnake Hammock Road Extension, lying north of the Good Turn Center Mixed Use PUD, having an approximate address range of 8560 to 8620 Collier Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County, Florida. REQUESTED ACTION: Amendment to the Future Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan, to reconfigure the boundary and increase the size of the Northeast Quadrant of Mixed Use Activity Center No. 7 (Rattlesnake Hammock Road and Collier Boulevard). This small-scale amendment seeks to re-designate the subject property from the Urban Mixed Use District, Urban Residential Fringe (URF) Subdistrict to the Urban Commercial District, Mixed Use Activity Center(MUAC) Subdistrict, affecting fewer than ten (10)acres. The proposed FLUE map amendment is accompanied by amended MUAC Subdistrict text, as follows: I. URBAN DESIGNATION C. Urban Commercial District 1. Mixed Use Activity Center Subdistrict [revised text, page 56] Master Planned Activity Centers 2. The allowable land uses for a Master Planned Activity Center shall be the same as for other designated Activity Centers; however... *** *** *** *** *** text break *** *** *** *** *** The maximum amount of commercial uses allowed at Activity Center # 7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 54 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 188.2 - 1 - CPSS-2013-2/PL20130002249 CPSS-2013-2, Collier Boulevard Commercial Properties—Amerisite: Expanding Activity Center No.7 Collier Boulevard Commercial Properties-Amerisite: MUAC 7 Agenda Item 9. 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. PURPOSE/DESCRIPTION OF PROJECT: To re-designate the property as Urban Commercial District, Mixed Use Activity Center Subdistrict and add it to the boundaries of MUAC No.7. A companion petition [PL20130001652] would rezone a larger, ±18.95 acre site (including the subject property) from the C-3 (Commercial Intermediate) zoning district and C-5 (Heavy Commercial) zoning district [limited to C-4 uses and self-storage only] to the C-4 (General Commercial) zoning district, along with a companion conditional use request [PL20130002241] for air conditioned and mini- and self storage warehousing - affecting the entire 18.95 acres. Rezoning the entire +18.95 acres would allow for uniform application of zoning district uses, development standards and other provisions to the entire acreage. However, if this GMPA petition is approved, the site would become eligible for rezoning to allow all C-4 and C-5 uses. The three companion requests, when taken as a group, would allow a self storage facility as the single use developed on the Collier Boulevard Commercial Properties - Amerisite acreage, or any other permitted or conditional uses in the C-4 zoning district. However, if the subject site is added to the MUAC, then it will be eligible for all MUAC uses, including the full array of commercial zoning (C-1 thru C-5). SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subiect Property: The subject ±9.24 acres is currently zoned C-3, (Commercial Intermediate) and undeveloped. The Future Land Use designation is Urban (Urban Mixed Use District, Urban Residential Fringe Subdistrict) as identified on the Future Land Use Map of the Growth Management Plan. The subject property was once non-commercial. It was previously rezoned from A, Rural Agricultural to C-3 via the Office and Infill Commercial Subdistrict in 2004. Surrounding Lands: North of the Subject Property: Land is zoned A, Rural Agricultural and undeveloped. To the northeast is The Lord's Way 30 Acres residential PUD where 75 residences are approved for development. The Future Land Use designations are Urban Mixed Use District, Urban Residential Subdistrict(NW) and Urban Residential Fringe Subdistrict (N, NE) on the Future Land Use Map. West of the Subject Property: Across a canal and Collier Boulevard (CR 951), land is zoned Naples Lakes Country Club PUD and developed residentially. The Future Land Use designations are Urban Mixed Use District, Urban Residential Subdistrict (W) and Mixed Use Activity Center Subdistrict (SW) on the Future Land Use Map. South of the Subject Property: Land is zoned C-5 (Heavy Commercial) and undeveloped [adjacent parcel limited to C-4 uses and self-storage only; next parcel south limited to 12,000 sq. ft. retail uses and 60,000 sq. ft. self-storage]. The Future Land Use designations are Urban Commercial District, Mixed Use Activity Center Subdistrict (S) and Urban Residential Fringe Subdistrict(SE) on the Future Land Use Map. Further to the south is the Good Turn Center Mixed Use PUD [2009], then furthermore south the Hammock Park Commerce Centre Commercial PUD [2000-2007], with Rattlesnake Hammock Road Extension beyond. Still further to the south, across Rattlesnake Hammock Road, are the Hacienda Lakes Mixed-Use PUD [2011] and the Collier Regional Medical Center PUD. East of the Subject Property: Land is zoned for The Lord's Way 30 Acres residential PUD. To the southeast Land is zoned A, Rural Agricultural and undeveloped. The Future Land Use designation is Urban Residential Fringe Subdistrict on the Future Land Use Map. Land immediately to the east of the subject site is used for public utilities, as the FPL easement for power transmission lines - and to the southeast, a substation. Further east, now interior to Hacienda Lakes PUD, is the Florida Sports Park where swamp buggy racing takes place [designated as Attraction in the Hacienda Lakes MPUD]. - 2 - CPSS-2013-2/PL20130002249 CPSS-2013-2, Collier Boulevard Commercial Properties-Amerisite: Expanding Activity Center No.7 Collier Boulevard Commercial Properties-Amerisite: MUAC 7 Agenda Item 9. Further east, interior to Hacienda Lakes PUD, lies another 35 acres (undeveloped) approved for Business Park uses. STAFF ANALYSIS: Background and Considerations: The land uses that are generally allowed by the Mixed Use Activity Center Subdistrict designation include concentrations of commercial uses in mixed-use settings, designed and developed at a human-scale, pedestrian-oriented and interconnected with abutting properties, and allowing: • Commercial uses (C-1 thru C-5); • Residential uses; • Institutional uses; • Hotel and motel uses; and, • Community facilities. Appropriateness of Change: The applicant has explained that incorporating this C-3 parcel into the northeast quadrant of the Activity Center will allow it to be rezoned to C-4, along with the two other C-5, with use limitations, parcels to the south. Staff acknowledges that this will result in one planning designation [inside the Activity Center] and one zoning district [C-4] across the entire property and allow the uniform application of planning and zoning provisions - rather than the uses and development standards of two zoning districts now in place for these parcels. The proposed amendment does not introduce an additional amount of commercial development, uses or activities to existing commercially-zoned land, or an expanded Activity Center, but does allow for an increase in use intensity. If added to the MUAC, the site will then become eligible for rezoning to the C-4 and C-5 zoning districts, thus raises possible compatibility concerns for the abutting property(s). The subject site was allowed to be rezoned [2004] to its existing C-3 zoning via the Office and Infill Commercial Subdistrict due to it abutting commercial zoning (the limited use C-5 zoning within the MUAC). If the subject site is added to the MUAC, then the abutting parcel to the north, zoned "A,"will become eligible for low intensity commercial zoning via the Office and Infill Commercial Subdistrict. - just as the subject property previously became eligible. This scenario is characteristic of the incremental encroachment, or creep, of commercial zoning into non-commercial areas. Thus, approval of this petition may ultimately lead to an increase in the amount of commercial development, albeit not within the MUAC. If the property to the north were to be rezoned commercial, then that owner may someday seek to expand the Activity Center to include it. The County's ability to manage growth in accordance with its adopted Growth Management Plan is tested by requests to expand or allow commercial development outside Neighborhood Centers, Mixed Use Activity Centers and other planned locations. These planned locations are purposely sized, spatially arranged and separated to encourage and support a healthy business environment County- wide and, discourage and avoid over commercialization and strip development. In this instance, a single commercially-zoned property lies outside an Activity Center and wishes to be incorporated into it. By approving this Mixed Use Activity Center expansion, the property adjacent to the north will become eligible for rezoning to commercial under the Office and Infill Commercial Subdistrict, thus further expanding the commercial zoning up the CR 951 corridor. Of concern is the incremental creep of the Activity Center northward. Commercial Development: The Mixed Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. The subject property lies outside of the Mixed Use Activity Center and was once non-commercial. - 3 - CPSS-2013-2/PL20130002249 CPSS-2013-2, Collier Boulevard Commercial Properties—Amerisite: Expanding Activity Center No.7 Collier Boulevard Commercial Properties-Amerisite: MUAC 7 Agenda Item 9. ❖ North of Rattlesnake Hammock Road and east of CR 951 - the Northeast Quadrant -- is an approximately 68.3 acre (gross) area of undeveloped land zoned for the Hammock Park Commerce Centre CPUD, the McMullen MPUD [expanding MUAC7 by 19.3 ac. in 2010], the Good Turn Center MPUD [2009] and other CR 951-fronting parcels zoned for C-3 through C-5 commercial uses, with limitations. This quadrant has more than 372,500 developable sq. ft. on 59.0 acres available for Mixed Use Activity Center Uses. These neighboring mixed-use PUDs include adult living facilities as allowed uses, and commitments to notify potential residents regarding the noise created by swamp buggy racing activities at the Florida Sports Park. Activity Center No. 7 comprises 59 acres in the northeast quadrant of the Rattlesnake Hammock Road - Collier Boulevard intersection. ❖ North of Rattlesnake Hammock Road and west of CR 951 - the Northwest Quadrant -- is an approximately 39.9 acre (gross) area of land zoned, and part of, Naples Lakes Country Club MPUD developed with the Naples Lakes Village [shopping] Center. This quadrant has approximately 75,865 sq. ft. developed on 15.3 acres (net) available for Mixed Use Activity Center Uses. Activity Center No. 7 comprises 40 acres in the northwest quadrant of the Rattlesnake Hammock Road-Collier Boulevard intersection. ❖ South of Rattlesnake Hammock Road and east of CR 951 -the Southeast Quadrant-- is a portion of the approximately 60.0 acre (gross) area of land zoned and developed as the Collier Regional Medical Center PUD. The undeveloped commercial component of the Hacienda Lakes MPUD [2011] also comprises this quadrant. This quadrant has more than 397,500 developable sq. ft. on approximately 38.0 acres (net) available for Mixed Use Activity Center Uses. Activity Center No. 7 comprises 49.2 acres in the southeast quadrant of the Rattlesnake Hammock Road - Collier Boulevard intersection. • South of Rattlesnake Hammock Road and west of CR 951 - the Southwest Quadrant -- is an approximately 38.9 acre (gross) area of land zoned Sierra Meadows PUD, a commercial node adjacent to Lely Resort project. This quadrant has approximately 3,900 sq. ft. developed on 30.1 acres (net) available for Mixed Use Activity Center Uses. Activity Center No. 7 comprises 40 acres in the southwest quadrant of the Rattlesnake Hammock Road - Collier Boulevard intersection. South of the Southwest Quadrant of MUAC No. 7, fronting CR 951 -- is an approximately 5.7 acre area of land zoned and developed as the Edison Village PUD. The (7,100 sq. ft.) 2161 Century Oncology and (6,700 sq. ft.)Anchor Health Urgent Care professional and medical facilities are located here. Source:February, 2014 Planned Unit Development(PUD) Master List (prepared and maintained by the Collier County Transportation Planning Section) and the Collier County Interactive Growth Model(CIGM). A trend toward commercial zoning is evident in the area adjacent to the Activity Center proposed for expansion. This zoning is evidenced within the original MUAC No. 7 and in areas where the Activity Center has previously expanded-to the east (McMullen and Hacienda lakes MPUDs). Commercial Demand Analysis: Though the subject petition would allow for a rezoning to higher intensity uses (C-4 and C-5), it does not propose additional commercial acreage. The applicant asserts, for that reason, no demand analysis is warranted. Identification and Analysis of the Pertinent Small-Scale GMPA Criteria in Florida Statutes Chapter 163.3187: Process for adoption of small-scale comprehensive plan amendment. -4 - CPSS-2013-2/PL20130002249 CPSS-2013-2, Collier Boulevard Commercial Properties-Amerisite: Expanding Activity Center No.7 Collier Boulevard Commercial Properties-Amerisite: MUAC 7 Agenda Item 9. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer. [The subject site comprises±9.24 acres.] (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. [As of March 25, 2014, no small scale GMP amendments have been approved in calendar year 2014. Including the subject site, a total of four small scale GMP amendments are presently under review - comprising less than forty (40) acres total.] (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment shall be permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly related text change.] (d) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained if the GMP amendment is approved.] Environmental Impacts: Collier Environmental Consultants submitted an environmental report. Collier County Department of Natural Resources personnel reviewed this report and provided the following analysis: According to the FLUCFCS Code map provided with the application, the subject property is partially vegetated with native vegetation, fifteen percent of which is required to be retained in accordance with CCME Policy 6.1.1. Listed species surveys and archaeological information for the site were not provided with the application. A listed species survey will be required at the time of Site Plan submittal to determine impacts to listed species, if any should occur on site. The subject property is also subject to accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element (CCME) Policy 11.1.3. Archaeological review will be handled by the Planning and Zoning Department. The proposed GMP amendment will have no affect the requirements of the CCME. [Stephen Lenberger, Senior Environmental Specialist Surface Water&Environmental Planning Section] Historical and Archaeoloqical Impacts: Historic or archaeological resources have not been identified on the subject property, based on a review of the Collier County Index of Historic/Archaeological Maps, and the site is not identified on County Historical and Archaeological Probability Maps. The Collier Boulevard Commercial Properties - Amerisite proposal does not in itself impact the site and further analysis is unnecessary. - 5- CPSS-2013-2/PL20130002249 CPSS-2013-2, Collier Boulevard Commercial Properties-Amerisite: Expanding Activity Center No.7 Collier Boulevard Commercial Properties-Amerisite:MUAC 7 Agenda Item 9. Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: Trebilcock Consulting Solutions submitted a traffic impact analysis, dated October 21, 2013. The Transportation Planning Section reviewed this analysis, and their comments are provided below. The subject project proposes no greater intensity than what is currently allowed by the Growth Management Plan. As such, the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period, and the subject application can be deemed consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan without mitigation. [John Podczerwinsky, Project Manager Transportation Planning Section] Public Facilities Impact • Water: The subject project will be served by the Collier County potable water service. The anticipated demand for potable water for the project is 30,000 gallons per day. Collier County has sufficient capacity to provide water service. • Wastewater: The subject project will be served by the Collier County Sewer District and lies in the South Wastewater Service Area. The anticipated demand for wastewater collection and treatment for the project is estimated at 24,000 gallons per day. Collier County has sufficient capacity to provide wastewater service. • Solid Waste: The solid waste disposal service provider is Collier County Solid Waste Management. The 2013 AUIR identifies that the County has sufficient landfill capacity up to the year 2070 for the required lined cell capacity. • Stormwater Management: The 2013 AUIR does not identify any stormwater management improvement projects in the vicinity of the subject property. Future development is expected to comply with the SFWMD and/or Collier County rules and regulations that assure controlled accommodation of stormwater events by both on-site and off-site improvements. • Park and Recreational Facilities: There will be no adverse impacts to park facilities from the proposed commercial development. • Schools: There will be no adverse impacts to public school facilities from the proposed commercial development. • EMS and Fire: The subject property is located within the Golden Gate Fire District. EMS services are provided by Collier County. EMS Station 75 (Medic 75 & Medic 83) is located at 4590 Santa Barbara Boulevard, and Station 70, the next nearest (Medic 70), is at 4741 Golden Gate Parkway. A future EMS station will be located inside the more-proximate Hacienda Lakes residential community. Expansion of the Activity Center Subdistrict with the proposed mini- or self storage warehousing is anticipated to have minimal impacts on these safety services. The substantive review of application materials was performed by the Public Utilities Planning & Project Management Dept., and their personnel had no further substantive comments or objections to the proposed amendment. [Kris Van Lengen, Principal Project Manager Public Utilities Planning &Project Management Dept] NEIGHBORHOOD INFORMATION MEETING (NUM) SYNOPSIS: A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly advertised, noticed and] held on Tuesday, March 18, 2014, 5:30 p.m. at the Collier County South Regional - 6 - CPSS-2013-2/PL20130002249 CPSS-2013-2, Collier Boulevard Commercial Properties—Amerisite: Expanding Activity Center No. 7 Collier Boulevard Commercial Properties-Amerisite: MUAC 7 Agenda Item 9. Library, Meeting Rm. "B", located at 8065 Lely Cultural Parkway, Naples. Four people other than the applicant's team and County staff attended-and heard the following information: The applicant's agent provided a full description of the proposed changes to the group, including how the three companion requests (GMPA/RZ/CU) cover potential future uses -commercial uses allowed by the C-4 (General Commercial)zoning district, including conditional uses. Mixed uses, including an adult living facility may be expected. No one in attendance expressed opposition to the changes. Their only noteworthy concern related to the type and amount of lighting associated with the proposed uses - the self storage facilities in particular. The agent discussed modern lighting fixture designs that can be positioned, directed and shielded to avoid light or glare impacts to neighbors. The meeting was completed by 5:50 p.m. [Synopsis prepared by C. Schmidt,MCP, Principal Planner] FINDINGS AND CONCLUSIONS: • CPSS-2013-2 expands the size of the northeast quadrant of Activity Center No. 7 by 9.16 acres to a total of 68.3 acres to develop commercial uses. • Located within Activity Center No. 7 are a number of Planned Unit Developments and commercially zoned properties, totaling approximately 1,106,400 sq. ft. commercial floor area and more than 188 acres-developed and undeveloped. • Adult living facilities developed on the subject property would be impacted similarly to neighboring mixed-use PUDs that allow adult living facilities and have commitments to notify potential residents regarding the noise created by swamp buggy racing activities at the Florida Sports Park. • No infrastructure related concerns result from this amendment. • No adverse environmental impacts result from this amendment. • No historic or archaeological sites are affected by this amendment. • The amendment would allow for(a) project(s) of essentially the same intensity [C-4 and C-5 uses, plus self storage] as is presently available to the other portion of the larger site [involved in companion rezone only]. • The subject site was rezoned [2004]to C-3 utilizing the Office and Infill Commercial Subdistrict. • If this petition is approved, the property adjacent to the north will become eligible for rezoning to commercial utilizing the Office and Infill Commercial Subdistrict. LEGAL CONSIDERATIONS: This staff report has been approved as to form and legality by the Office of the County Attorney. [HFAC] STAFF RECOMMENDATION: That the Collier County Planning Commission forward Petition CPSS-2013-2 to the Board of County Commissioners with a recommendation not to approve for adoption and transmittal to the Florida Department of Economic Opportunity. -7 - CPSS-2013-2/PL20130002249 CPSS-2013-2, Collier Boulevard Commercial Properties—Amerisite: Expanding Activity Center No. 7 Collier Boulevard Commercial Properties-Amerisite: MUAC 7 Agenda Item 9. PREPARED BY: r I 1, il.d t .1 DATE: 25kiaidA 1ef CORBY SCH •T,AICP, 'RINCIPAL PLANNER COMPREHE SIVE PLAN ING SECTION, PLANNING AND ZONING DEPARTMENT RE EWED ::Y: DATE: DAVID WEEKS,AICP, GROWTH MANAGEMENT PLAN MANAGER COMPREHENSIVE PLANNING SECTION, PLANNING AND ZONING DEPARTMENT REVIEWED BY: % ,..- DATE: 3-.�' --C'-,2 yr MIKE BOSI, AICP, DIRECTOR, PLANNING AND ZONING DEPARTMENT APPROV • BY: y r,, -' a O .-- ''�� DATE: V-1 - 1 I1C9C•SALANG i ID ,AE 1NISTRATOR GROWTH MANAGEMENT DIVISION PETITION NO.: CPSS-2013-2/ PL-2013-0002249 Staff Report for the April 17, 2014, CCPC Meeting. NOTE: This petition has been scheduled for the June 10, 2014, BCC Meeting. -$- CPSS-2013-2/PL20130002249 CPSS-2013-2, Collier Boulevard Commercial Properties—Amerisite: Expanding Activity Center No. 7 mmtAt-3 ORDINANCE NO. 14- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY RECONFIGURING THE BOUNDARY AND INCREASING THE SIZE OF THE NORTHEAST QUADRANT OF MIXED USE ACTIVITY CENTER NO. 7 BY 9.24 ACRES (RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD). THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R, 951), APPROXIMATELY 1,005 FEET NORTH OF RATTLESNAKE HAMMOCK ROAD EXTENSION IN SECTION 14,TOWNSHIP 50 SOUTH,RANGE 26 EAST,CONSISTING OF 9.24 ACRES; AND FURTHERMORE, RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20130002249 I CPSS-2013-21 WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989;and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Amerisite LLC requested an amendment to the Future Land Use Element to increase the size of the northeast quadrant of Mixed Use Activity Center#7;and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or an area of critical economic concern; and Page 1 of 3 PL20130002249/CPSS-2013-2—Collier Boulevard Properties—MAC#7 Small Scale Adoption Amendment 0310314 Words underlined are added;words str-ucltgh have been deleted; * * *indicates break in pages 'IV WHEREAS, the Collier County Planning Commission (CCPC) on April 17, 2014 considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS,the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan on ,2014; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA,that; SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small scale amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text amendment is attached hereto as Exhibit "A" and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its effective status,a copy of which resolution shall be sent to the state land planning agency. Page 2 of 3 PL20130002249fCPSS-2013-2—Collier Boulevard Properties—MUAC#7 Small Scale Adoption Amendment 03103114 Words underlined are added; words struck thro gh have been deleted; * * * indicates break in pages m, L3. 7 9,ji PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2014. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk TOM HENNING, Chairman Approved as to form and Legality: Heidi Ashton-Cieko, Managing Assistant County Attorney Attachment: Exhibit A—Proposed Text Amendment&Map Amendment CP,14-CMP-00912\4 Page 3 of 3 PL20130002249/CPSS-2013-2—Collier Boulevard Properties—MUAC Small Scale Adoption Amendment 03/03/14 Words underlined arc added; words struck through have been deleted; * * * indicates break in pages PL201300002249 CPSS-2013-2 EXHIBIT "A" FUTURE LAND USE ELEMENT I. URBAN DESIGNATION C. Urban Commercial District 1. Mixed Use Activity Center Subdistrict [revised text, page 56] Master Planned Activity Centers 2. The allowable land uses for a Master Planned Activity Center shall be the same as for other designated Activity Centers; however... **** **** **** **** **** **** **** **** The maximum amount of commercial uses allowed at Activity Center # 7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 5.9 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 188.2 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. Text underlined is added; text struck-through is deleted. Row of asterisks (**** **** ****)denotes break in text. 2 ,c4 9 }) ^ ! § ® )§ ^■ �\ � k | o \ � ` �■ \ @ tJ ! | Q § { - . a-4 G } ) \ } � / 2 , | ® \ & \ - ;j;> P u \ \ \ '3 \N ! « § « « . : ! ;§) ■ | § \ 3 / ■;, « 4 a ® 79 - " co G§ / C. \ ■! § w \ 3 m a_ 4 @. / _i § 1 | 110.35.3 1.d.1 OLI ` | _ , ©I 0A . \ \ § ` G G | i _ [ § �, 1- /2 \ 0/a rrIXV3 001 clawayoe..110D LS6.3 . , E ? § ]§ | �§ _ _ a� 4 v4.4 Mir . 1 hi I | -1 , 2) | 4 it 0. 1 | , , 2| , . at is 1 -A. M | , g | | .__ / 4 | ■ \ | 7 1 ` §| - H 11,L G § ( % r; w IHNI HOLE MONTES ENGINEERS•PLANNERS•SURVEYORS 950 Encore Way•Naples, Florida 34110•Phone 239.254.2000•Fax:239.254.2099 December 18,2013 VIA HAND-DELIVERY Corby Schmidt, AICP, Principal Planner Comprehensive Planning Section Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Re: Small Scale Growth Management Plan Amendment(Petition CPSS-2013-2) Collier Boulevard Commercial Properties (Mixed Use Activity Center No. 7) HM File No.: 2013.059 Dear Mr. Schmidt: In response to your comment letter dated November 22, 2013, we offer the following responses: Comprehensive Planning Comments related to the application form: Page 1 1. I.D. Provide requested information re: person(s) who prepared TIS and environmental data. Response:Application has been revised as requested Page 3 1. III.A. Response would likely read: "See Attachment"A" or"refer to Attachment"A". Response:Application has been revised as requested. 2. III.B. Delete folio numbers of the two (2)parcels not included in this petition. Response:Application has been revised as requested. 3. M.G. Correct spelling error. In addition to zoning, describe the actual land uses (e.g. undeveloped) and include land uses to the west across CR-951. Response:Application has been revised as requested. H:\2013\2013059\WP\GMPA\Resubmittal\CS 131218 resubmittal cover letter.docx Naples•Fort Myers Corby Schmidt, AICP, Principal Planner Comprehensive Planning Section Small Scale Growth Management Plan Amendment(Petition CPSS-2013-2) Collier Boulevard Commercial Properties (Mixed Use Activity Center No. 7) HM File No.: 2013.059 December 18, 2013 Page 2 4. III.H. Provide full FLUM designation for the property described in III.A.: correct and full response would likely be "Urban Designation, Urban Mixed Use District, Urban Residential Fringe(URF) Subdistrict". Response:Application has been revised as requested. Page 4 1. IV.B. Insert text changes to Mixed Use Activity Center No. 7, as referenced on Page 2 of this letter. Response: Application has been revised as requested. Please also see Attachment C, which contains the proposed text amendment,for the required text changes. 2. IV.C.Add complete FLUM designation(missing: Urban Mixed Use District). Response:Application has been revised as requested. 3. V.A. Revise Exhibit "A-3" Land Use Summary Table to list land uses to the west across CR-951 —Naples Lakes PUD is the zoning, not the land use (e.g. golf course). Response:Exhibit has been revised as requested. 4. V.B. Revise Exhibit "A-1" to read `B-1". Revise B.1 to add legend denoting map pattern that identifies the subject site. Change pattern for subject site due to similarity with Urban Residential Fringe patter. Modify Mixed Use Activity Center boundary to follow that depicted on MUAC#7 map. Identify the Residential Density Band. Response:Exhibit has been revised as requested. 5. Labeling on location map and other exhibits, where "Road to Florida Sports Park" appears is outdated; revise to "Rattlesnake Hammock Road Extension". Response:Exhibits have been revised as requested. Page 5 1. V.D. Change response to "yes, small scale amendment" as this is a small scale amendment. Response:Application has been revised as requested. H:\2013\2013059\WP\GMPA\Resubmittal\CS 131218 resubmittal cover letter.docx Corby Schmidt, AICP, Principal Planner Comprehensive Planning Section Small Scale Growth Management Plan Amendment(Petition CPSS-2013-2) Collier Boulevard Commercial Properties (Mixed Use Activity Center No. 7) HM File No.: 2013.059 December 18, 2013 Page 3 2. V.E.1. Provide requested information re: existing Levels of Service (LOS) Standards for the public facilities listed and document the impact(s)the proposed change will have. Response:Application has been revised as requested. Page 6 1. V.E.2. Revise Exhibit "E-1" to depict wastewater treatment plant (Lely area), and, any water treatment plant within the mapped are; if none, note location of it with map note and arrow pointing in its direction. Response:Exhibit has been revised as requested. General Comprehensive Planning Sufficiency Comments: The maximum amount of commercial uses allowed at Activity Center No. 7 (Rattlesnake Hammock Road and Collier Boulevard) is limited to 40 acres per quadrant, except that the northeast quadrant may have a total of 59 acres... and to a total of 188.2 acres maximum in the entire Activity Center. In this manner, the application materials are incomplete and insufficient. Changes to these acreage figures via FLUE text amendment must be made part of this Small Scale Growth Management Plan Amendment Petition CPSS-2013-2. Response: The necessary changes to the FLUE text have been included in this GMPA request, please see Attachment C. Stormwater and Environmental Planning Sufficiency Comments: The proposed GMP amendment has been submitted with companion Conditional Use and Rezone petitions for Amerisite. The application materials submitted are insufficient to enable staff to conduct a formal (substantive) review concerning environmental matters. Provide the native habitat, soils, listed species and archeological information as requested on the application. Response:An aerial with FLUCCS is provided which depicts the location of land uses on the subject site. Please see Exhibit C-1. No changes to FLUCCS designations have occurred since the exhibit was prepared, as confirmed by site visit by the environmental analyst, Marco Espinar.Appropriate environmental data will be provided at time of SDP or plat, as required, and as confirmed by staff in their sufficiency comments related to the companion applications for rezoning and conditional use. H:\201 3\2013059\WP\GMPA\Resubmittal\CS 131218 resubmittal cover letter.docx Corby Schmidt, AICP, Principal Planner Comprehensive Planning Section Small Scale Growth Management Plan Amendment(Petition CPSS-2013-2) Collier Boulevard Commercial Properties (Mixed Use Activity Center No. 7) .-. HM File No.: 2013.059 December 18, 2013 Page 4 Transportation Planning Sufficiency Comments: Collier County Transportation Planning staff has completed their review for completeness. The application materials submitted include a traffic study, and would typically be sufficient for review. There is a significant issue at the moment that being that the TIS review fee for a "Major TIS" has not been paid. In accordance with Exhibit A of the TIS guidelines, a fee of$1,500 is required at the time of substantive review. Response: The fee of$1,500 for TIS review is included with this resubmittal. Public Utilities Planning and Project Management Sufficiency Comments: Collier County Public Utilities Planning and Project Management staff has completed their review for completeness. This application package is adequate and sufficient to enable staff to conduct a formal (substantive) review concerning public utilities matters. Response:Acknowledged. Closing remarks: The original application and copies are available for pick-up (one copy is kept for the file). Once the petition has been modified/enhanced to address the above items, re-submit the original plus four copies, all properly assembled, for a second sufficiency review. Paragraph C. of Resolution No. 12-234 provides 30 days for you to respond to this letter with supplemental data. Since there is uncertainty as to the timing of this application moving forward to transmittal hearings, the applicant may wish to request a second 30 day time period, in accordance with Resolution No. 12-234, beyond 30 calendar days from the date of this letter to remedy the deficiencies. Also, note that this is not a substantive review and that the substantive review will not be completed until this application has been found sufficient. Response:Acknowledged H:\2013\2013059\WP\GMPA\Resubmittal\CS 131218 resubmittal cover letter.docx Corby Schmidt, AICP,Principal Planner Comprehensive Planning Section Small Scale Growth Management Plan Amendment(Petition CPSS-2013-2) Collier Boulevard Commercial Properties (Mixed Use Activity Center No. 7) HM File No.: 2013.059 December 18,2013 Page 5 We enclose the following: • Six (6) copies of our response letter(this is our response letter); • One fee check in the amount of$1,500 (which represents the Major TIS review fee); • One (1) original and five (5) copies of the revised Growth Management Plan Amendment Application along with the following: o Warranty Deeds o Attachment A—Legal Description o Attachment B—Revised Justification and Supplemental Information o Attachment C—Growth Management Plan Text Amendment o Exhibit A-1 —Revised Location Map o Exhibit A-2—Revised Aerial o Exhibit A-3 —Revised Zoning Map o Exhibit B-1 —Revised Future Lane Use Map o Exhibit C-1 —FLUCCS Map with Aerial Overlay o Exhibit E-1 —Water and Wastewater Utilities Report o Exhibit E-2—Traffic Impact Analysis r•� o Exhibit E-3 — Revised Public Service Facilities Map o Exhibit F-1 —Firm Data Map If you have any questions,please don't hesitate to contact us. Very truly yours, HOLE MONTES, INC. Robert J. Mulhere, FAICP Director of Planning RJM/sek Enclosures as noted. cc: Peter Sulick w/enclosures H:\2013\2013059\WP\GMPA\Resubmittal\CS 131218 resubmittal cover letter.docx APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER DATE RECEIVED PRE-APPLICATION CONFERENCE DATE September 12, 2013 DATE SUFFICIENT This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Department, Suite 400, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946). The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application,see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant Peter Sulick, Jr., President Company Amerisite, LLC Address 3295 Fort Charles Drive City Naples State Florida Zip Code 34102 Phone Number 617-668-6855 Fax Number N/A B. Name of Agent* Robert J. Mulhere, FAICP • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Hole Montes, Inc. Address 950 Encore Way City Naples State Florida Zip Code 34110 Phone Number 239-254-2000 Fax Number 239-254-2099 C. Name of Owner (s) of Record Amerisite, LLC, Peter Sulick, Jr., President Address 3295 Fort Charles Drive City Naples State Florida Zip Code 34102 Phone Number 617-668-6855 Fax Number N/A D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Traffic Analysis-Norm Trebilcock,AICP, PE,Trebilcock Consulting Solutions, P.A., 1205 Piper Boulevard,Suite 202, Naples, FL 34110 Environmental Analysis-Marco Espinar, Collier Environmental Consultants, 3880 Estey Avenue, Naples, FL 34104 1 II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership Amerisite, LLC 3295 Fort Charles Dr., Naples, FL 34102 Peter Sulick, Jr, 86.67% Patricia Sulick 6.67% Peter Sulick III 6.66% 2 E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Date of Contract: F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership,or trust. Name and Address G. Date subject property acquired (x) leased ( ): 1/2000 &6/2001 Term of lease yrs./mos. rte. If, Petitioner has option to buy,indicate date of option: and date option terminates: , or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION See Attachment A B. GENERAL LOCATION East side of Collier Boulevard, North of Rattlesnake-Hammock, in Section 14, Township 50S, Range 26E, Folio No.00418200007 C. PLANNING COMMUNITY Royal FakaPalm D. TAZ 359 E. SIZE IN ACRES 9.24±acres F. ZONING C-3 G. SURROUNDING LAND USE PATTERN: Commercial (C-5) to the south (undeveloped), A- Agriculture north and east (vacant/undeveloped), Collier Blvd (6-lane arterial roadway) to the west,with Naples Lakes Country Club (PUD) across Collier Blvd,a developed golf-course community H. FUTURE LAND USE MAP DESIGNATION(S) Urban Designation, Urban Mixed Use District, Urban Residential Fringe (URF) Subdistrict 3 IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Recreation/Open Space Traffic Circulation Sub-Element Mass Transit Sub-Element Aviation Sub-Element Potable Water Sub-Element Sanitary Sewer Sub-Element NGWAR Sub-Element Solid Waste Sub-Element Drainage Sub-Element Capital Improvement Element CCME Element X Future Land Use Element Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE (S) 56 OF THE Future Land Use ELEMENT AS FOLLOWS: (Use Strike through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: Please see Attachment C C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM: Urban Designation, Urban Mixed Use, Urban Residential Frincte Subdistrict TO: Urban Designation, Commercial District, Mixed Use Activity Center Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) Activity Center Map) # 7 - Rattlesnake Hammock Road (CR 864 &Cr 951) E. DESCRIBE ADDITIONAL CHANGES REQUESTED: V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN l"=400'. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE Exhibit A-1 Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. Exhibit A-2 Provide most recent aerial of site showing subject boundaries,source, and date. Exhibit A-3 Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION Exhibit B-1 Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands,with acreage totals for each land use designation on the subject property. 4 C. ENVIRONMENTAL ,-� Exhibit C-1 Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE:THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. N/A Provide a summary table of Federal (US Fish &Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.),Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C.and Collier County's Capital Improvements Element Policy 1.1.2(Copies attached). 1. INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so,identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-11.006(1)(a)7.a, F.A.C.) Y Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5%of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes,indicate mitigation measures being proposed in conjunction with the proposed amendment. Y Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial,industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use,and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-11.007, F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit E-1 Potable Water (see Water and Wastewater Utilities Report) Exhibit E-1 Sanitary Sewer (see Water and Wastewater Utilities Report) Exhibit E-2 Arterial &Collector Roads; Name specific road and LOS CR 951 (Collier Blvd.) LOS D CR 864 (Rattlesnake Hammock) LOS B See attached traffic analysis (Exhibit E-2) X Drainage (The project will be designed in accordance with SFWMD standards and permitted in compliance with all applicable regulations.) X Solid Waste (Waste removal is by private waste hauler and 16 million+ tons of capacity remain at county landfill facilities) N/A Parks: Community and Regional 5 If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS,indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit E-3 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e.water,sewer,fire protection, police protection, schools and emergency medical services. 3. X Document proposed services and public facilities,identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: Exhibit F-1 Flood zone based on Flood Insurance Rate Map data (FIRM). N/A Location of wellfields and cones of influence,if applicable. (Identified on Collier County Zoning Maps) N/A Traffic Congestion Boundary, if applicable N/A Coastal Management Boundary, if applicable N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport,if applicable • (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) X $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) X Proof of ownership (copy of deed) X Notarized Letter of Authorization if Agent is not the Owner (See attached form) X 1 Original and 5 complete,signed applications with all attachments including maps,at time of submittal. After sufficiency is completed, 25 copies of the complete application will be required. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1"=400' or at a scale as determined during the pre-application meeting. 6 LETTER OF AUTHORIZATION • TO WHOM IT MAY CONCERN We hereby authorize Robert J. Mulhere, FAICP (Name of Agent) to serve as Agent in a request to amend the Collier County Growth Management Plan affecting property iden Mee in is Ap!I•catio ? (, Signed: 7 'may' Date: / b —/ eQ /Amerisite,LL" Peter Sulick,Jr., President We hereby certify that we have the authority to make the oregoing application,and that the application is true, correct and complete to the best of�'kn•wle.-—. ._e Signature•pplicant Peter Sulick,Jr., President Name-Typed or Printed STATE OF ( -F(D U COUNTY OF ( ( l (I' ) Sworn to and subscribed before me this ri day of 00 TO ,2013 by Jt UP\ANW.Q \e- MY COMMISSION EXPIRES: Notary Public CHOOSE ONE OF THE FOLLOWING• •,',1 •°z: STEPHANIE KAROL *. ith _ MY COMMISSION it EE 163504 ��.��,�•o; EXPIRES:March 9,2016 • who is personally known to me, oF;P... BondedTlwNotar�PublcUnderwriters who has produced as identification �• and did take an Oath . did not take and Oath • NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day Jail term." 7 2811289 011, 2842 PG: 0282 IICt1[QII Is UUICIai moms of f0LlI1i CaWT, a tilii/2ttl at 1I:2If1 DiIrr 1. ItOCi, can 0011 115I11.1t IIC ni 15.01 10C-,11 12/5.11 tats: THIS INSTALMENT FPEPAIED BY: I,O)SIDIU¶I1IJ f iIChi CUP GUARDIAN TITLE: EVICES COfaPORAT1ON PICT GP Brenda A.Curran PRODUCTION CIRCLE,SUITE 4 BONtTA WANGS,FLORIDA 34135 STRAP NO: 00418:200007 GRANTEES SOCIAL SECURITY NO: THIS WARRANTY DEED Milo this 4th day of tons,2001 by Perm W. Rose,as Trustee of the Florence D. Roes Revocable Trust dated March SO, 1971 and Individually,and Kenneth G. Ross wfro.e poet ofll®s address is: 53s? N, Sh',,,,c 1 9d. COIL. (Do(p-{U. deem/thy oiled the grantors,to Anserigte,L LC.,an ado Limited Liability Company • W110114 o.poet &a address is: 3 21 ro p_A- C41._ t i e s o r J� t Ore 1,-jr F i_ her. .Ifsr sled th.voles: f y�s��✓ il (jam. (wherries used herein the Mans 'granetrf arttlrarante.' include at p.e�rt^ to this instrument and the heirs, legal rep eserdethss end assigns of , the successors and assigns l eor ,redone) WITNESSETH: That the grantor, at/in eonsZ411.9io f the su of 510. sr d other Yaluat)Ie considerations, receipt asthenia is hereby aokrssr/sdged, g , , conveys and confirms unto the grandee,all that Desert lend Male h Cofer Cowl The South 1/2 of the 16 rthe-et'orfhws 111 e)0.1thwest 1/4 of SectIon 14, Township SA South, Rangs\2& Collier CauntY,,TF THIS IS VACANT PROPEF k ` ND IS NOT NOOW/N /HAS SEEN, AND IS NOT CONTIGUOUS TO ANY HOME THE GRANTORS c t7 &C' TOGETHER with a1 the tenements.I»redkarrants and o p,Irtanan s thereto belonging or h enywlo.appertaining. TO HAVE AND TO HOLD,the earns h fee sinpie forever. AND the grantor hereby covenants with said went.*that the grantor in lawful'?seized of said land h fee simple; that the grantor has good right and lawful authority to sae and convey said lend;that the grantor hereby fury warrants the title to said land and will defend the,same against the lawful claims of at parsons whomsoever;and that said lend is Eras of all encumbrances, except taxes acorerh g subsequent to December 31,2000,restrictions,reservations and eesernents of record,If any. IN WITNESS WHEREOF,the sad grantor has signed end coaled these presents the day and year above written. Signed,sealed and d.fkx.d ii our pr eene.: (� , irt r Perry W. Roes, i> i fduelly sal as Thatee Also Print: _ V• a. 'a_ ef ii/rte Atso.isrir* g &/ ,e-c/t'," • i OR: 2842 PG: 0283 STATE OF 11.1.444gs COUNTY OF CtXkle, EXECUTION OF the foregoing instrument was acknowledged before me this ✓ day of ..../WsEg ,2001 by Perry W.Pass,as Trustee of the Flumes B.Ross Revocable Trust dated March O.1971 and krdivideu1y,and irieeseirriiedina,who is/are personalty known to me or who has produced sufficient evidence of Identitfcation(described be-kiwi and who did not take an oath. �� 1 Description of Identification produced: fuels I r/, ,aj I(�E �"�— ,. 6 AM/ Yir)• 1—. ..,A.A _ PZ -/ PUWLJC-SdONATUFE ABOVE e 1 NOTARY NAME- --JAN!C.L` in• 6 L?/6,4a (Afrlic Notary Seal COfkfeti=UFONNO.- "OFFICIAL SEAL" J M.CAS COMMISSION EXP.DATE-. (V.ts9,01 TARP P 6f ILLINOIS MY COMMISSION EXPIRES 2 Notary NamefCorrmkafon No./Exp.Dele•typed or pit; FILE NO:D930871-1 !� O ' �CO �. BATCW.DOC •0. Y 11 f' aJ T�i it niM 1 P \ /i(- , ) ..._.. c.--)' .4,, ___-,_J d___k I t. ..--: \\NN„,.....,„. ... ‘'(.1yej -)11\Lix,C-5Y . *** OR: 2842 PG: 0284 **t Signed, sealed and delivered in our presence: ;616. 7"-Ar."" C/Y°41"d114r/ 6 .".400. 7 idiporAr . . WITNESS #1 NNE ,0 "e S .... z SS #2 1 � y� 1-' '-..V . ,�•� '+yam`.`�- STATE OF iLLA0 iS �J �$`F1i COUNTY OF P4Y]iL f -° �VVJ , EXECUTION OF the foregoing hstrufnant Eras kTrewledg.d\b i• this ,pL day otter, 2001 by KENNETH G. -- FOSS, who fe/are personalty kno Ito ,�-w� has ` of ation (described below) and who did not take an oath. t '. i I z�) t Description of Identification produo Jig . A '— `T,�� •Vp al - i� - I ;� � ". '' PUIUC SIGNATURE ABOVE ' _ -. NOTARY NAME-JPl a 1 t. in- �e ..,e - CIT - COAMINII NNO. • -F,_:, �',� N® FF1C1A4 SE l Qo/MiitMON tt�fr.DAT1s- D.� JANd10E M.GASCOtGRvQ Notary NarnafCarreniesion NoJ ip. ate- typed or printed MAY CQM SIO�N EX ES6124 2002 FILE NO: D430e7H NOTARY.DCC 2811287 OR: 2842 PG: 0279 . HCOOOtD is OUIC11L UCOUS of CUM COM, IL • 11/13/2111 it 11:2111 WICIff 1. i11001, Cliti C01: 111127.0 SIC fit 11.11 — sOC-.it 111.41 Iota: THIS INS1TIUMENT Pf>EPAI2ED BY: 011111 11 1101 AtTICII Cptl OUAatAN TITLE SERVICES CORPORATION IICI it Brenda A.Curran 24520 PRODUCTION CIRCLE,SUITE 4 BONITA SPRINGS,FLORl0A 34135 STRAP NO: 0000000415500001 GRANTEE'S SOCIAL SECURITY NO: THIS WARRANTY DEED Made this 6th day of June.2001 by Wayne D. Smith, a married man,Joined by Fatima Smith,his wits whose post ofrice address 4: 40145 c t(-. RaPW) •L= herein after celled the grantor,to Arnerielte, LLC, An Ohio Limited Liability Company whose post office addnsss 4: herelr after caked the grantee: "-----(1,,/ J�\ (wherever used harsh the terms -grantgrf�-yfd},grant-e i"�Fi'clode„llt-fe�,,��a`Alcs to this instrument end the heirs.legal representatlm and assigns of hdklduaf."r the successors and essss s t,rorporutbns) WITNESSETH: That the grantor, or and rev n�ide'ration-01.341h urn 01 3k0.000\end other valuable considerations.rscelpt whereof le hereby acknowledged, ts.bargalns�seYs liens,r ,relefses,conveys and contlrms unto the grantee,ail Y that oertakr fend skuat,h Lee Count Flax [( _"_, The North one-half(N 1/2c).„.li {him►tin o a1��I�.(N 1j� r Illorth one-half(N 1/2 of the 1Y# oof -Bout . .st n at r (SW 1/4) of Section 14, Southwest one-quarter rat* Township 50 South, Ran* 5 East, Less the let )00/fee for roadway, In the Public Records of Collier County , a. *,i A\ T) TOGETHER with all the tenements.heredi 0.„,- tarn+ermts •- .. • - abaaiongbg or h anywise appertaining. • . TO HAVE AND TO HOLD.the same h fee simple for AND the grantor hereby covenants with said grantee that the grantor 4 tewfuty sued of said land In fee simple; that the grantor has good right and lawful authority to cee and convey said land;that the grantor hereby fury warrants the title to said lend and will defend the same against the lawful claims of if persons whomsoever;and that said land Is free of all sncumbrences,except taxes 'coming subsequent to December 31,2000,restrbtbns,reservations and easements of reword.If any. IN WITNESS WHEREOF,the said grantor has signed and sealed these presents the day and yux above wruten. tllpned,sealed and delivered In our presence: ..D...6.. ..L.L._6 -LC4...A___________ 1— '6'8" // O/ '6'8" Brenda A. Curran ne D. Smith Also Print: &kik_ - •! - ., 11 II - jtXir� -//-Q/ Witness#2 NS. J.CURRAN Fable SIdr11 Also Print: N *** OR: 2842 PG: 0280 **t • STATE OF RONDA COUNTY OF Lee EXECUTION OF th• foregoing instrument are; acknowtedg•d before ins this _,1J____ day of D a ,2901 by Wayne D.Smith, a married man,joined by Fatima Smith,his wife,who Ware perionakr icy , to me or who has produced sufficient evidence of identification(described below)and who did not take an oath. Deeerfption of ldentftetlasi pro6raAd: Q f► .e F"L!, -c-. t iI,n L� . _s 1 _. I_ W1_ - J --- yy�:: , . . , oi:VA lt ARY PUBLIC•StONATU ASS ��1�' 1 f ,y p s u,n •{• rt tir(awe( .., NOTARY NAME• ��®i f� (itlki citify S I) COMMON NO.. GO I44iSSFON EXP.DATE- Notary PLnxlConrnissian NoiEx1o.Date-typed or printed FLE NO:5221E7R IATON.DOC F.-CO T i [0:::".N\D--) y. \ _____ v i - C- IS` --..A,a . • 2582661 OR: 2632 PG: 1365 . mem 1a onit:13L of cal,uiI COMM IL II/11/l1t1 at 11:15111 IIICIT I. II I, can COSI 553515,11 In HI 15.t0 10C-.11 3175,11 lets: IOW TIM ?ICI I! Return to: MIDWEST TITLE GUARANTEE COMPANY OF FLORIDA 3936 N.Tamismi Trail,Suite A Naples,FL 34103 (941)262-2163 3438QJd13 Consideration: $553,575.00 Recording: S 15.00 Documentary Stamps: 3875.20 WARRANTY DEED THIS WARRANTY DEED made the 13 day of y.fifi.,,,t,.7 ,r.I o co a by Ltrry McMahon and Jean M.McMahon,husband and wife hereinafter called the grantor,to Amerlsite,LLC hereinafter called the grantee,whose post gaqusess' cOti'h�� 3295 Ft. Charles Dri, aples, FL 34 12.\ (Wherever used herein the to g d e ,: :11 the .. 'e to this instrument and the heirs, legal representatives and assigns f i vi rr 4 and y• of corporations.) t I WITNISSETH: That the ��tt°aa��1t it.�� "pki4t?tio`'f Lthe a of S10.00 and other valuable considerations,receipt whereof n6 by acknowledged,hereby grans, sells,assigns,remises, releases, conveys and confirms unto the gsarite�ll that certain land situkin C/olli r' ty,Florida,viz: (Folio No:00417720009) _ \,t ' f �� The South osc-half(S 1/2)of the N rtrtllsa� 1/2)of the (N 1l2)of the Southwest one-quarter (SW 1/4)of the Southwest one-quarter(SW 1/f)� - cto • 50 South,Range 26 East,all lying and l�in Collier County,Florida,less the West Ffo-ri it.of way purposes. Grantor farther warrants that the subject property is not the grantor's homestead property, in fact the subject peopesty is vacant land. TOGETHER with all the tenements, hereditaments and appurtenances thereto belonging or in anywise > • TO HAVE AND TO HOLD,the same in fee simple forever. AND the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee :Maple;that the grantor has good right and lawful authority to sell and convey said land;that the grantor hereby fully warrants the title to said land and will defend the sante against the lawful claims of all persons whomsoever; and dent said land is free of all encumbrances, except taxes accruing subsequent to December 31, 1449, and easements,restrictions and reservations of record,and easements and restrictions common to the subdivision. I OR: 2632 PG: 1366 . - .---. IN WITNESS WHEREOF,the undersigned has signed and sealed these presents. the day and year first above written. SM. ),sealed and de%wed in Aof . e: 1t4/A.Vileirje,0-12--- No.I . . name iif.w) f .McMahan .,-,..., . • -FOINIFF , f.. o.2(print . below) . , /0 4- A i STATI3 „ cowry OF (.4--" 1,3''' The foregoing instrument was acknowledged before me this _ day of.....I a -. _4°)by lean M. produced 1 • as identification. Myrowninion Expires / ... • 04otaryAr . .. be.w) t - :: ..4 , , N • . • E n!RE GRAY Notary Public.C!....!c' fork - cc-- ,‘R ,---,— , No.a 1 GR.:04%4S- 1 y... "i• "' --:. <'t4.,-- R- 1.-- 1+;arfv., vo i`Wa 'n,' • ,, ....,..,r, - only --.....N -. '-'S SePt.25,Cak_ 1 t‘l: •-• :11 :•... : ,....) ::::::,:,....; 1.7 .;• p.; i• e , ''. :0QtarY)-• ,ss \ t"" ''•,,./..trxo' rv-)-0---- ---D) . y \ (---j1w.,, i (_ 1 • AI' ,/,./ k„,,,,-• . T rioK -a-+ L....) -c• -,..,_--------- (-.-k.)\ ''''■j•I 13, C11)-''-j P'"'\ t** OR: 2632 PG: 1367 >t** Deed Con't The North 1/2 of the North 1/2 of the Southwest 1/4 of the Southwest 1/4 of Section 14,Township 50 South,Range 26 East,Collier County,Florida IN WITNESS WHEREOF,the said grantor has signed and sealed these presents the day and yeas first above written. SI -'a.,sealed and de' need in our.rresence: • f' _ '+ NO.1(print.. • • low) y Laity McM it e erc� (printed name) w4qgprint ) - Jennifer Brown (printed name) STATE OF FT o r 7--<801R_� , cc/uNTY°FCol l i er The foregoing instrument was ac•.+ lea before me this / yt of ,_ a by Larry McMahon, who is persona wnl o n vdo has rpxoduced\ \ j A' ; as identification. My Cnnmunian Expires f I �) .ltr�t,a s. . (SEAL) 4,31g le" -^�i'tA t Mgt fe --- 1' OK soon (deed) I-tiE RETURN TO PREPARER: This instrument t prepared by James D.Vogel,Esq., MIDWEST TITLE GUARANTEE COMPANY OF FLORIDA, 3936 No.Tamiami Trail,Naples,FL 34103,(941)262-2163,in conjunction with the issuance of title insurance, ATTACHMENT A LEGAL DESCRIPTION The South one-half(S %2) of the South one-half(S %2) of the Northwest one-quarter (NW '/4) of the Southwest one-quarter (SW 1/4) of Section 14, Township 50 South, Range 26 East, Collier County, Florida, less the West 100 feet for roadway. (Folio No. 00418200007). r-. ATTACHMENT B JUSTIFICATION AND SUPPLEMENTAL INFORMATION Existing Conditions The subject property is located on the east side of Collier Boulevard, north of the intersection with Rattlesnake Hammock Road. See GMPA Attachment "A" for legal description of the subject parcel. The subject parcel is 9.24 acres in size (below the maximum 10 acres size limitation for a Small Scale Map Change). The land use designation is presently Urban and the property is located in the Urban Residential Fringe Subdistrict. The proposed SSGMPA would change the designation to the Commercial District, Mixed Use Activity Center Subdistrict. The site is partially cleared and partially vegetated. It is assumed that an Environmental Data Submittal will be required at the time of subsequent plat or SDP. Requested Changes The request is to expand the boundary of the northeast quadrant of Mixed Use Activity Center # 7 to incorporate this 9.24+ acre parcel. The parcel is currently zoned C-3 and is in common ownership with the two parcels immediately to the south which are zoned C-5 but which are restricted to C-4 uses, except that they allow air-conditioned indoor self-storage (mini- warehousing). The disjointed zoning and various differing restrictions make it extremely difficult to develop the parcel in a unified way, with common design and shared infrastructure. Companion petitions seek to rezone this parcel and the two others to C-4, and through a conditional use petition to allow for self storage on the parcels. Justification for Request As previously indicated, incorporating this parcel into the northeast quadrant of the Activity Center will then allow it to be rezoned to C-4, along with the two other parcels to the south. This will result in one zoning district across the entire property and will eliminate the various different restrictions on the zoning currently in place for each parcel. Environmental Overview The parcel is mostly vegetated. The requested Aerial with FLUCCS is provided. At the time of SDP and/or plat, whichever occurs first, an Environmental Data Submittal will be required. Traffic/Transportation Overview A separate memo is provided, prepared by Trebilcock consulting services dealing with Transportation Analysis. The parcel is presently zoned commercial C-3 and the rezone to C-4 will not effectively change the estimated peak season peak hour trips. The project will not affect the LOS on Collier Boulevard except potentially in a positive way in that the likelihood of the three parcels being developed under a unified plan of development is greatly increased and this allows for shared access and more limited access. Justification and Supplemental Information 12-17-13.docx Market/Commercial Needs Analysis As previously stated, the land use designation on the subject parcel is presently Urban, Urban Mixed Use District, Residential Fringe Subdistrict, and the proposed SSGMPA would change the designation to Urban, Commercial District, Mixed Use Activity Center Subdistrict. Since the parcel is already zoned Commercial (C-3), a full market analysis as called for in the GMP is simply not necessary. The FLUE requires consideration of the following factors during review of a rezone petition for a project, or portion thereof, within an Activity Center. Note: This petition is not a rezone; however,the criteria are addressed as part of the companion rezone petition. a. Rezones are encouraged to be in the form of a Planned Unit Development. There shall be no minimum acreage limitation for such Planned Unit Developments except all requests for rezoning must meet the requirements for rezoning in the Land Development Code. b. The amount, type and location of existing zoned commercial land, and developed commercial uses, both within the Mixed Use Activity Center and within two road miles of the Mixed Use Activity Center. c. Market demand and service area for the proposed commercial land uses to be used as a guide to explore the feasibility of the requested land uses. d. Exist ing patterns of land use within the Mixed Use Activity Center and within two radial miles. e. Adequacy of infrastructure capacity, particularly roads. f. Compatibility of the proposed development with, and adequacy of buffering for, adjoining properties. g. Natural or man -made constraints. h. Rezoning criteria id entified in the Land Development Code. i. Conformance with Access Management Plan provisions for Mixed Use Activity Centers, as contained in the Land Development Code. j. Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic Impact Analysis, and a site plan/master plan indicating on-site traffic movements, access point locations and type, median opening locations and type on the abutting roadway(s), location of traffic signals on the abutting roadway(s), and internal and external vehicular and pedestrian interconnections. k. I nterconnection(s) for pedestrians, bicycles and motor vehicles with existing and future abutting projects. Justification and Supplemental Information 12-17-13.docx 1. Conformance with the architectural design standards as identified in the Land Development �-. Code. The FLUE Further states that "New" Mixed Use Activity Centers may be proposed if all of the following criteria are met and an amendment is made to delineate the specific boundaries on the Future Land Use Map series for Mixed Use Activity Centers: • The intersection around which the Mixed Use Activity Center is located consists of an arterial and collector road, or two arterial roads, based upon roadway classifications contained in the Transportation Element. • The Mixed Use Activity Center is no closer than two miles from any existing Mixed Use Activity Center, as measured from the center point of the intersections around which the existing and proposed Mixed Use Activity Centers are located. • Market justification is provided demonstrating the need for a Mixed Use Activity Center at the proposed location. Although this is not a request for a "New" Activity Center, it is a request for new activity center acreage. The proposed expansion of 9.24± acres is consistent with the above three criteria established for "new" Activity Centers. The market justification was, to a large degree, already accepted when this parcel was rezoned to C-3. The proposal here is to rezone the parcel from C- 3 to C-4 (along with the 2 adjacent parcels to the south, within the Activity Center). Although it can be argued that the inclusion of this parcel into the Activity center could yield more and higher intensity uses (since it would be in the Activity Center and a rezone to C-4 or C-5 would then be "consistent"with the FLUE), the reality is that the request is to rezone it from C-3 to C-4 and the Market justification does not take on as significant a level of importance in this case. In addition, this is a somewhat unique Activity Center. The proximity to the Physicians Regional Hospital means a likelihood of more medical office and medical related use locating within the Activity Center, particularly the southeast quadrant. The northwest quadrant is entirely part of the Naples Lakes PUD and 15 acres of the 409 acre quadrant are developed with a commercial shopping center, the balance is residential. The Southwest quadrant is also mixed use in nature with the commercial component limited to 30 acres. The McMullen MPUD allows a mixture of traditional activity center commercial uses, and also allows residential. Conclusion The benefits gained from including this parcel into the northeast quadrant of the Activity Center, allowing for a unified plan of development, and in recognition of the fact that it is already zoned C-3, and thus the issue of market justification has, for all intents and purposes, already been addressed, support a decision to revise the boundaries of this activity center to include this parcel. Justification and Supplemental information 12-17-13.docx ATTACHMENT C GROWTH MANAGEMENT PLAN TEXT AMENDMENT TO ACCOMPANY SMALL-SCALE MAP AMENDMENT FUTURE LAND USE ELEMENT I. Urban Designation C. Urban Commercial District 1. Mixed Use Activity Center Subdistrict Master Planned Activity Centers 2. The allowable land uses for a Master Planned Activity Center shall be the same as for other designated Activity Centers; however, a Master Planned Activity Center encompassing the majority of the property in two or more quadrants shall be afforded the flexibility to redistribute a part or all of the allocation from one quadrant to another, to the extent of the unified control. The maximum amount of commercial uses allowed at Activity Center# 3 (Immokalee Road and Collier Boulevard) is 40 acres per quadrant for a total of 160 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. The maximum amount of commercial uses allowed at Activity Center #7 (Rattlesnake Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the northeast quadrant may have a total of 5-9 68.3 acres and the southeast quadrant may have a total of 49.2 acres, for a total of 188.2 197.5 acres maximum in the entire Activity Center; the balance of the land area shall be limited to non-commercial uses as allowed in Mixed Use Activity Centers. With respect to the +/- 19 acres in the northeast quadrant of Activity Center #7, said acreage lying adjacent to the east of the Hammock Park Commerce Center PUD, commercial development (exclusive of the allowed "1/4 mile support medical uses") shall be limited to a total of 185,000 square feet of the following uses: personal indoor self-storage facilities — this use shall occupy no greater than 50% of the total (185,000) building square feet; offices for various contractor/builder construction trade specialists inclusive of the offices of related professional disciplines and services that typically serve those construction businesses or otherwise assist in facilitating elements of a building and related infrastructure, including but not limited to architects, engineers, land surveyors and attorneys — these offices of related professional disciplines and services shall occupy no greater than 50% of the total (185,000) building square feet; warehouse space for various contractor/builder construction trades occupants; mortgage and land title companies; related businesses including but not limited to lumber and other building materials dealers, paint, glass, and wallpaper stores, garden supply stores — all as accessory uses only, accessory to offices for various contractor/builder construction trade specialists or accessory to warehouse space for various contractor/builder construction trades occupants; management associations of various types of buildings or provision of services to buildings/properties; and, fitness centers. 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Potable Water Existing LOS (2013) Required Treatment Capacity 33.6 MGD Constructed Plant Capacity On-line 52 MGD Retained System Capacity 18.4 MGD Wastewater Existing LOS (2013) Required Treatment Capacity 10.5 MGD Constructed Capacity On-line 16 MGD Retained System Capacity 5.5 MGD The estimated potable water and wastewater requirements are as follows: Water Peak 120,000 Avg. Daily 30,000 GPD Wastewater Peak 96,000 Avg. Daily 24,000 GPD H:\20 13\2013059\WP\GMPA\Resubmittal\Exhibit E-1.docx EXHIBIT E- 2 *me Trebilcock planninll•enpineerinu October 21,2013 Robert Muihere,FAICP Hole Montes 950 Encore Way Naples,FL 34110 Subject: Collier Boulevard Commercial Rezone Traffic Impact Analysis—Confirmation of No Net Impact Dear Mr.Muihere: The purpose of this letter is to confirm that the proposed traffic impact for the modification of zoning varying from C-3 thru C-5 (depicted below),to a uniform zoning of C-4 would not create an increase in traffic impacts over the current zoning. In attachment"A"we have provided a trip generation scenario under current zoning-and a desired land use plan under the proposed uniform zoning for the site totaling 18.95 acres+1-. $ G34 4 i Subject Site Bndry MPUD" coon,uw mna cruD`"' %PUD" me %rua coma=WE wroua 14 Please let me know if you have any questions or need any further assistance with this item. Sincerely, Norman J.Tr ilcock,AI P,P. . Fl Registrati n No.47116 Trebilcock Consulting Solutions, PA, 1205 Piper Boulevard, Suite 202, Naples, FL 34110, Phone 239-566-9551, ntrebilcock( trebilcock.biz ,www.trebilcock.biz Attachment A The project's site trip generation is based on the Institute of Transportation Engineers (ITE)Trip Generation Manual,9th Edition, in accordance with the current Collier County policy. The software program Otiss–Online Traffic impact Study Software (Version 3.0.0.137)was used to create the raw unadjusted trip generation for the project.Trip reductions–internal capture and pass by- have been applied per ITE 9th Edition Manual and Collier County traffic impact study guidelines and procedures.Table 1 reflects the current zoning conditions trip generation. Table 2 outlines the anticipated trip generation of the proposed PUD rezone development. Table 1—Trip Generation–Current Zoning Conditions—Average Weekday Daily Development Two-Way AM Peak Hour PM Peak Hour Volume Land Use Size Enter Exit Total Enter Exit Total LUC 820 Shopping Center 160 ksf 9,218 129 79 208 394 427 821 LUC 710 General Office Building 40 ksf 654 81 11 92 21 102 123 Total Driveway 9,872 210 90 300 415 529 944 Internal Capture* -15 -15 -30 Total External 400 514 914 Pass-By Trips** -96 -106 -202 Total to adjacent streets 304 408 712 Notes:* Internal Capture–up to 20%max; ** Pass-By Trips–up to 25%for Shopping Center. Table 2—Trip Generation–Proposed Rezone Conditions—Average Weekday Daily Development Two-Way AM Peak Hour PM Peak Hour Volume Land Use Size Enter Exit Total Enter Exit Total LUC 820 Shopping Center 120 ksf 7,645 108 66 174 325 352 LUC 710 677 General Office Building 50 ksf 775 97 13 110 23 111 134 LUC 151 Mini-Warehouse 80 ksf 200 6 5 11 11 10 21 Total Driveway 8,620 211 84 295 359 473 832 Internal Capture* Total External -14 -14 -28 Pass-By Trips** 345 459 804 -80 -86 -166 • Total to adjacent streets 265 373 638 Shopping Notes:* Internal Capture–up to 20%max; ** Pass-By Trips–up to 25%for Sho Center.g 4. 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Z e,,,922 O • 073 mm rn mDO X xi NI -0 � < . o O 7) mm Z0 cm g mo m mz -1 -4 >rn N g 3 0 O C o D o w r — (1) m 1— cn z Z xim m i o o -1m co TJ 0 r50 Co s W 8 W • 0 -0 iii 2 TO Z § o o m � m N < 0 f w T °. 0 0 m o € cn o o Z W m (n - I m w OW C) C ,,,, l'„,,,.411{) �...''�. * 7 �; 0P ..., „,...; _... (2) 4,, , 1 1 , .c--1 .,1 _ _________ ,t11!) -4Ir ` S't gillix Dmi 4 i 4 03 m D o . ,. 'CP n r k i J 0 a%f frAC r Z x o S 7 & (I , x-'► 1 n r D Z 411riiii C130 ry rig. ,\ c fie , ; hill° thsc 73 -i St,.� ♦ D D ■ 1 1 ‘414/114)4j. ''ill- ) L414.11111t14 ' .. {' _ . -1 fit_.A.'a►t m 9 fir. i as 1 2 • ?I s , ,c�sm 1 L. Appitil:„„ i I O O > - .14- � N N - C.R. 951 ° - , C.R. 951 Z N aw w w i IIIIS II 1 I / \ O D 3 c� XI 0 cri i nD z - . rn m rn '0 i r z z I —� i �,. , m N F O _. y 1 ^ n m N f m -. mn I _....y ;ilil Z Er, cn r-0 y I ' °CO) 0 04 cp ___ , ____ do,„ ,\-114711,, ,, _,,,,,, G it. 1 l __________ 6 , s m 7.., ('�_ , i i , , ii . . , ,i ,, v I _____, ci _ __ _ ___> cc, —, — —I D • T 2 g to r D w > c., min m g10 IILra _ * N -p la Nov Pi; 027) 9 m N � D omr 2 ; I 0) Z w _ rn ° P Z 2 c0 e m o cn J o 0.°s ti Z 2 (.4 O o P G Z N -,t CT P O (p O i AFFIDAVIT OF COMPLIANCE I hereby certify that pursuant to Ordinance 2004-41, the Collier County Land Development Code, as amended, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the County to be notified. The said notice contained the laymen's description of the site property of proposed change and the date,time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Compliance. (Signature of Applicant) ROBERT J. MULHERE, FAICP (Printed name of Applicant) State of Florida County of Collier The foregoing Affidavit of compliance was acknowledged before me this 6th Day of March, 2014 by ROBERT J. MULHERE, FAICP, who is personally known to me or who has produced as identification. JUJ (Signature of Notary Public) (Notary Seal) 144 Printed Name of Notary - t�Y'P� STEPHANIE KAROL _*0. �� MY COMMISSION#EE 163504•_ do EXPIRES:March 9,2016 1,pP Bonded Thm Notary Public Underwriters H:\2013\2013059\WP\NIM\Affidavit of Compliance-NIM 3-6-2014.doc PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NEIGHBORHOOD INFORMATION MEETING The public is invited to attend a neighborhood information meeting held by Robert J. Mul- here, FAICP of Hole Montes, Inc.on behalf of the property owner of Collier Boulevard Com- mercial Properties at the following time and location: Tuesday, March 18,2014 at 5:30 p.m. Collier County South Regional Library,*Meeting Room "B" 8065 Lely Cultural Parkway, Naples, Florida 34113 The subject property contains a total of 19±acres and is located on the east side of Collier Boulevard, north of Rattlesnake-Hammock Road in Section 14,Township 50 South, Range 26 East,Collier County, Florida.The property owner has made three(3)concurrent applica- tions to Collier County.These applications include the following: (1) A Small Scale Growth Management Plan Amendment(SSGMPA)to incorporate a 9.24 acre parcel contiguous to the northern boundary of Activity Center (AC) # 7's northeast quadrant into the Activity Center (Note: This Parcel is presently zoned commercial-C-3- Commercial Intermediate); (2) A companion Rezone Petition for the above referenced 9.24 acre parcel, and the two contiguous parcels to the south, from C-3 and C-5 (Heavy Commercial), respectively, to C-4 (General Commercial)for all three parcels totaling 18.95±acres; and (3) A companion Conditional Use Petition to allow for Conditional Use # 21 in the C-4 District: motor freight transportation and warehousing (4225, limited to indoor air conditioned and mini-and self storage warehousing). FIRST ASSY. PROJECT SITE MINISTRY �`■ COLLIER BLVD.COMMERCIAL PROPERTIES NAPLES LAKES COUNTRY CLUB LORD'S WAY < 30 ACRE D W LL€Y UQ Q • HAMMOCK PARK McMULLEN COMMERCE CENTRE RATTLESNAKE HAMMOCK ROAD RATTLESNAKE HAMMOCK RD,EXTENSION 950 Encore We SIERRA --Naples.FL 34110 MEADOWS COLLIER REGIONAL Phone:(239)254,2000_ MEDICAL CENTER _--� H OLE MONIES Florida Certificate of 01311E SAIt379RSE1R1 U25 Authodzaflon No.1772 WE VALUE YOUR INPUT Business and property owners, residents and visitors are welcome to attend the presenta- tion and discuss the project with the owner and Collier County staff. If you are unable to attend this meeting,but have questions or comments,they can be directed by mail,phone, or e-mail to: Nancy Gundlach,AICP, RLA, Principal Planner, Phone: 239-252-2484, nancygundlach @colliergov.net Corby Schmidt, AICP, Principal Planner, Phone: 239-252-2944, corbyschmidt @colliergov.net Collier County Government, Growth Management Division 2800 N. Horseshoe Drive, Naples, Florida 34104 *Please note that the Collier County Public Library does not sponsor or endorse this program. No.231150817 March 3.2014 NMI HOLE MVIONTES ENGINEERS•PLANNERS•SURVEYORS 950 Encore Way•Naples, Florida 34110•Phone 239.254.2000•Fax:239.254.2099 March 3, 2014 Re: Collier Blvd. Commercial Properties SSGMPA(Petition CPSS-2013-2) Rezone (PL-201300001652) Conditional Use (PL-201300002241) HM File No.: 2013.059 Dear Property Owner: Please be advised that Robert J. Mulhere, FAICP of Hole Montes, Inc., on behalf of the property owner has made three (3) concurrent applications to Collier County. These applications include the following: (1) a Small Scale Growth Management Plan Amendment (SSGMPA) to incorporate a 9.24 acre parcel contiguous to the northern boundary of Activity Center (AC) # 7's northeast quadrant into the Activity Center; (2) a Rezone Petition for the 9.24 acre parcel and the two contiguous parcels to the south, from C-3 (Commercial Intermediate) and C-5 (Heavy Commercial), respectively, to C-4 (General Commercial) for all three parcels totaling 18.95± acres; and (3) a Conditional Use Petition to allow for Conditional Use# 21 in the C-4 District: motor freight transportation and warehousing(4225, air conditioned and mini-and self storage warehousing only). The subject property contains approximately 19± acres and is located on the east side of Collier Boulevard, north of Rattlesnake-Hammock Road in Section 14, Township 50 South, Range 26 East, Collier County,Florida. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to become fully aware of our development intentions and • to give you an opportunity to influence the form of development. At this meeting the petitioner will make every effort to illustrate how the property will be developed and to answer any questions. The Neighborhood Information Meeting will be held on Tuesday, March 18, 2014 at 5:30p.m. at the Collier County South Regional Library,* Meeting Room "B", 8065 Lely Cultural Parkway,Naples,Florida 34113. Should you have questions prior to the meeting, please feel free to contact me. Very truly yours, HOLE MONTES,INC. /t4 Robert J. Mulhere,FAICP Director of Planning RJM/sek *Please note that the Collier County Public Library does not sponsor or endorse this program. H:\2013\2013 059\WP\NIM\NtN4 Property Owner Letter(3-3-2014).docx Naples•Fort Myers Y AN3AV-09=00-8"d I caadfll`d©ci NOW of aefeA J " a a ap sun� ® 9 6S gs flV spas°We £ Ile#91 1a A tatie r I p g npq f q fd � aD ied q sai q se nbal ALI R GHAHRAMANI MD INVESTMENT AMERISITE LLC AMERISITE LLC LIMITED PARTNERSHIP 3295 FORT CHARLES DR 3295 FORT CHARLES DR 7223 AYRSHIRE LN NAPLES,FL 34102-7924 NAPLES,FL 34102-7924 BOCA RATON,FL 33496---1421 -Th CENTREX CORP LTD COLLIER CNN 3295 FORT CHARLES DR 9721 NW 114TH WAY E O LLC C/O REAL PROPERTY MANAGEMENT 3295 F NAPLES,FL 34102--7924 MEDLEY,FL 33178-1178 3335 TAMIAMI TR E,STE 101 NAPLES,FL 34112-0000 COLLIER RATTLESNAKE LLC FIFTH THIRD BANK FLORIDA POWER&LIGHT CO TRL N STE 300 3838 TAMIAMI CORPORATE FACILITIES PROPERTY TAX-PSX/JB 700 UNIVERSE BLVD NAPLES,FL 34103-3586 1701 GOLF RD MD:MD GRLM8E JUNO BEACH,FL 33408-2657 ROLLING MEADOWS,IL 60008-0000 MARCO ISLAND GROUP LLC MARCO ISLAND RADIATION ENT LLC MATSON III,DUFFIELD W=&SARAH 206 DUDLEY RD i %ALTUS GROUP US INC. 532 SAN ESTEBAN AVE WILTON,W CT 06897--3513 21001 N TATUM BLVD#1630-630 CORAL GABLES,FL 33146-1337 PHOENIX,AZ 85050-0000 • NAPLES LAKES COUNTRY CLUB NAPLES LKS COUNTRY CLUB POMPOSINI TR,LARRY 'HOMEOWNERS ASSOC INC HOMEOWNERS ASSOC INC LARRY POMPOSINI TRUST 4784 INVERNESS CLUB DR UTD 01/14/93 N MARKS JOSEPH D=&RITA DIFRANCESC0927 N HIGHLANC 4784 84 INVERNESS CLUB DR NAPLES,FL 34112--2970 AVE NAPLES,FL 34112-2970 . PITTSBURGH,PA 15206--2173 PRU NAPLES LLC PRU NAPLES LLC SOUTHTRUST BANK C/O PRUDENTIAL REAL EST INVEST C/O PRUDENTIAL REAL EST INVEST %THOMSON REUTERS 2 RAVINIA 2 RAVINIA DR STE 400 PO BOX 2609 ATLANTA,,DR STE 400 GA 30346-2104 ATLANTA,GA 30346---2104 CARLSBAD,CA 92018-2609 WILTON LAND COMPANY LLC WILTON LAND COMPANY LLC Naples Lakes HOA 3921 PROSPECT AVE 3921 PROSPECT AVE 4784 Inverness Club Drive NAPLES,FL 34104---3713 NAPLES,FL 34104-3713 Naples,FL 34112 T c�.�Op3 do-d®d as�bco ® laded Pei Y gfl9l� ;efdtyai olttanv.asn ®flgL� ®J1a3/i1d I 0a soli Boole paag limum v I 1 1 1 WWI®fead Ase3 NEIGHBORHOOD INFORMATION MEETING , , , , The public is invited to attend a neighborhood inforMation meeting held by Robert J. Mul- here,FAICP of Hole Montes,Inc.on behalf of the property owner of Collier Boulevard Corn' ..„„...,„, mercial Properties at the following time and location: March 18,2014 at 5:30 p.m. NAPLES DAILY NEWS . Tuesday,Marc _ Collier County South Regional Library,*Meeting Room"B" . Published Daily 8065 Lely Cultural Parkway,Naples,Florida 34113 Naples,FL 34110 The subject property contains a total Of-19±acres and is located on the east side of Collier Boulevard,north of Rattlesnake-Hammock Road in Section 14,Township 50 South,Range Affi.davit ®f Publicatio] 26 East Collier County,Florida.The property owner haS made three(3)concurrent applica, . tons to Collier County.These applications include the following: State of Florida (1) A Small Scale Growth Management Plan Amendment(SSGMPA)to incorporate a 9.24 Counties of Collier and Lee acre parcel contiguous to the northern boundary of Activity Center(AC) #Ts northeast quadrant into the Activity Center(Note:This Parcel is presently zoned cOmmercial-C-3- - Commercial Intermediate); . ' . Before the undersigned they serve as th (2) A companion Rezone Petition for the above referenced 9.24 acre parcel.,and the two contiguous parcels to the south,from C-3 and C-5 (Heavy Commercial), respectively,to appeared Robin Calabrese,who on oat c_„, 4(General Commercial)for all three parcels totaling 18.95.. acres;and Advertising Director of the Naples Daily (3) A companion Conditional Use Petition to allow for Conditional Use # 21 in the C.-4 District: motor freight transportation and warehousing (4225,.limited to indoor air newspaper published at Naples,in Col conditioned and mm and self storage warehousing). ' - distributed in Collier and Lee counties attached copy of the advertising,being L- PUBLIC NOTICE . .._.. in the matter of PUBLIC NOTICE L-..). FIRST ASSY. ° - PROJECT SITE - MINIsTRY ce was published in said newspaper 1 time - - COLLIER BLVD.COMMERCIAL PROPERTIES p_._ on March 3, 2014. NAPLES LAKE'S COUNTRYCLIJB - , ,----.... - LORD'S WAY < 0 30 ACRE a 03 Affiant further says that the said Napl „-----1 • published at Naples, in said Collier Col ------ newspaper has heretofore been continue McMULLEN County,Florida; distributed in Collier 2 : - - HAMMOCK P_ARK .. COMMERCE CENi RE each day and has been entered as SCCOD ' - RAULESNAKE HAMMOCK ROAD - RAITLEsNARE turassou.Fo.6,7',NSION . office in Naples,in said Collier Count ' - FL.34)10 MEADOWS COWER R-EGtOtal. - year next preceding the first pul3licati, ,,,..7A7z,„„3°0-`"'""- ' ' OLE MON TES si,,„ii,c,,,-ffite.of ' - . advertisement; and affiant further says promised any person, firm or corporal WE VALUE YOUR INPUT - - commission or refund for the purpose publication in the said newspaper. `asinesSandproperty owners,residents and visitors are welcome to attend the presenta- tiOn and discuss the project with the owner and Collier County staff. If you are unable to attend this meeting,but have questions or comments,they can be directed by mail,phone,- ----1:_ ----4q1.------1 o r e-mail to: - - . . - (Signature of affiant) ‘ . Nancy Gundlach,AICP,RLA,Principal Planner, Phone:239-252-2484, - . nancygundlach@colliergov net . _ . Corby SchMidt AICP, Principal Planner,Phone...230-259-2944, - /n,t • corbyschmidt@colliergov.net Sworn to and Slj.bS6Tibed before me Collier County GOVernment,Growth Management Division i . Thls 10th dlfMarcll,2014 Drive, Naples,2800 N.Horseshoe Drive Naples Florida 34104 (j)// (:, ' -41 i ....., *Please note that the Collier County Public Library does not sponsor or endorse this prograM.* iy,i / 1,-...Y, yi ,t_,/k7-ft... ,..., ' . • it j CIL, / ( („_,4_,},,,‘,---(—) Lj'-' No 231150817 March 3,2014 (Signature of notary public) ,...., CAROL POLIDORA ' a COMMISSION#EE 851758 rli :,:-: EXPIRES:November 28 2014 -,:f,:oW•:FI-P Bonded Thru Pickard Insurance Agency ,— , Ql CO 2 g ° 0 w „. O a- a O C 1E 0 �* Z Lti a sic -.- ti g r� n r-i a E B g N 44 ® o ® ate Eosv, W � rr '� � U � $ B �1 Cr)C� m �.d - `® 3 ---L__• ) 0 ® � 1® 1:.)I- Wig= r'"9 1f5 a) 6 3 PQ ® t° W4 0) , w ® -� x o 0 g U a ®l i cll ,. ® O v (a 0 �, ® �� N C• D a N qz y � � � X in � � C z s O .„ to .. € ''\ � � O KS .0 -C Z cn .° g M I.\ L 1.- u il �' Collier Blvd. Commercial Properties Neighborhood Information Meeting (NIM Summary) Petitions: Rezone (PL-201300001652); Conditional Use (PL-201300002241); SSGiMPA(PL-20130002249, Petition CPS S-2013-2) Date: Tuesday March 18, 2014 Time: Commenced at 5:35 PM. Concluded at 6:05 PM Location: South County Regional Library Attendance: The meeting was conducted by Bob Mulhere, FAICP, of Hole Montes, and Paula McMichael, AICP, Hole Montes, on behalf of the applicant. Mr. Tom Kepp attended on behalf of the property owner. Nancy Gundlach, AICP, PLA# 1244 and Corby Schmitt, AICP,Principal Planners with Collier County were also in attendance. Four members of the public were in attendance. Mr. Mulhere opened the NIM with introductions, a summary of the process, and an explanation of the three requested petitions: • A SSGMPA to include the northerly 10 acre parcel into the Activity Center; • A Rezone of all three parcels from C-3 and C-5 to C-4; and • A Conditional Use to allow air-conditioned indoor self storage. Questions attendees: What is an ALF? An assisted living facility. There are others in the area. It would not be a large ALF, probably would not use the whole site. How many units of self-storage..,how big? There's no offer on the table for a self-storage facility, no one has done a study to see how many units would fit. A rule of thumb for retail is a 10,000 SF building per acre, based on a one-story building and parking and landscaping requirements, so maybe 180,000 SF. Rule of thumb for office is 15,000 SF/acre, which maybe is a better model, as that would accommodate a second or third story. However, self-storage would not use the whole site, maybe five acres at most. Self- storage generally serves developments proximate to the site, within 2-4 miles. It is a low trip- generator. H:A2013u2013059\17JP\NIM\NIM Summary 03-19-20.docx Does the C-4 zoning district allow a gas station? Yes, as does C-3 and C-5, so it is allowed now. The parcels at the corners of the intersection are probably more desirable to gas stations. (Note: A statement was made by a resident of Naples Lakes Country Club that the residents would like to see a gas station and car wash somewhere nearby and would welcome in this location.) Does the site have access from Collier Blvd? Yes, it will probably have a right-in, right-out. A curb-cut already exists. There is a probability of an interconnection with commercial parcels to the south that would give the site a connection to the light at Rattlesnake Hammock. (Representatives from Naples Lakes Country Club expressed concern about lighting for a self- storage facility.) Self-storage would probably be in the back of the site, not along Collier Blvd. Lighting can be designed so that there is no spill-over beyond property lines, using shorter lights, no flood lights. This is required by the code. For the C-4 zoning,what are the possibilities for development? What else could they build? There are a whole range of uses, an extensive list of permitted uses. A 20-foot buffer is required along Collier Blvd., so any use would be well-landscaped and buffered. The Planning Commission will also look closely at permitted uses and remove those not considered to be compatible or suitable for this site. (Bob agreed to email the list of permitted uses and required buffers to the representative from Naples Lakes Country Club, so they can review and see if they have any additional concerns). Prepared by Robert J. Mulhere, FAICP on March 19, 2014 H:\20I3\2013059\WP\NIM\NIM Summary 03-I9-20.docx PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NOTICE OF MEETING NOTICE OF INTENT TO CONSIDER AN ORDINANCE Notice is hereby given that the Collier County Planning Commission will hold a public meeting on April 17,2014 at 9:00 A.M. in the Board of County Commissioners Meeting room,Third Floor, County Government Center, 3299 East Tamiami Trail, Naples. The purpose of the hearing is to consider a recommendation to the Board of County Commissioners for a Small Scale amendment to the Future Land Use Element and Future Land Use Map and Map Series (FLUE/FLUM); for transmittal of the Adoption amendments to the Florida Department of Economic Opportunity(DEO). The ORDINANCE title is as follows: ORDINANCE NO. 14- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, BY RECONFIGURING THE BOUNDARY AND INCREASING THE SIZE OF THE NORTHEAST QUADRANT OF MIXED USE ACTIVITY CENTER NO. 7 BY 9.24 ACRES (RATTLESNAKE HAMMOCK ROAD AND COLLIER BOULEVARD). THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951), APPROXIMATELY 1,005 FEET NORTH OF RATTLESNAKE HAMMOCK ROAD EXTENSION, IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 9.24 ACRES; AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20130002249/CPSS-2013-2] G.G. BLVD. _ PINE4�RIDGE RD..nil■�L a G.G. GOLDEN , 4.D S.R.- 84 -75 DAVIS BLVD. CITY \' 13-249 G� OF CPSS-20PL20130 13-2 NAPLES I 2cV I 7) \ I / U All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan Amendment will be made available for inspection at the Planning &Zoning Department, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Collier County Government Center,3299 East Tamiami Trail, Suite 401 Naples, one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Comprehensive Planning Section of the Planning&Zoning Department.Written comments filed with the Clerk to the Board's Office prior to Thursday, April 17, 2014, will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Department, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Mark P. Strain, Chairman Collier County Planning Commission No.231150839 March 28.2014 AGENDA ITEM 9-B $ 90ty STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: PLANNING&ZONING DEPARTMENT, GROWTH MANAGEMENT DIVISION HEARING DATE: APRIL 17, 2014 SUBJECT: RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES (COMPANION TO CU-PL20130002241 AND GMPA-PL20130002249/ CPSS- 2013-2) PROPERTY OWNER/AGENT: Applicant/Owner: Agent: Mr. Peter Sulick Mr. Robert J. Mulhere, FAICP Amerisite LLC Hole Montes, Inc. 3295 Fort Charles Drive 950 Encore Way Naples, FL 34102 Naples,FL 34110 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone of the subject 18.95± acre site from the Commercial Intermediate (C-3) and Heavy Commercial (C-5) zoning districts to a General Commercial(C-4)zoning district. GEOGRAPHIC LOCATION: The subject 18.95± acre parcel is located on the east side of Collier Boulevard (CR 951), approximately 1,005 feet north of Rattlesnake Hammock Road Extension, lying north of the Good Turn Center Mixed-use PUD (Planned Unit Development), having an approximate address range of 8560 to 8620 Collier Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County, Florida. (See the location map on the following page.) RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 1 of 12 a • < ;1 z � O _ < Ri U O J name -I rda Xi 0 a >� r 1 Q g 6 i 0 Z (IN T3) OWA311I011 u3moo 1_12 . O ' - V on va) i. i. /. N p . 1 - f o Y B a aeos rl �° N. 7 N •VOLVIA..-4 ILL.__ \i 1 i i " c o N J 3r%01,a a N X it a' Z 0 r j H se ^ 2 ^ F W e i A j —0 a I 10! 1� N o U< a D_ ao t Q Ell i 11 a ii 711 ih 51 1g ,Jilipti II ih "ig li w�;: of .ai i II •4 Ili �* a aav%a oe t131-1107 l ^ 1 it 15. u U .� . z _ t� g " " _i 1 = O g. 81 �llg ! 01 .E �o 1011: iii—f1-1 I ' `i I �? /..,,,n— -Q i 3 F/0 11€ p L 1OLLY11Md it .. OtivA3�(�OB g � ^ S�^ � �, s�'� ° I 5$11. R 11 z {Om PURPOSE/DESCRIPTION OF PROJECT: The subject property consists of three undeveloped commercial tracts of land. The two southernmost tracts of land are zoned Heavy Commercial (C-5) and are located within Activity Center#7. The northernmost tract of land is zoned Commercial Intermediate(C-3). The C-5 tracts have conditions from a previous rezoning. The southernmost C-5 tract allows only C-1 through C-4 land uses along with a condition allowing self storage (SIC Code 4225). The northernmost C-5 parcel allows a 12,000 square-foot retail facility and a 60,000 square-foot self-storage facility. (Please see attached Ordinances 99-84 and 02-26.) The C-3 tract allows shopping center uses and office uses (including medical),but does not allow self storage. (Please see attached Ordinance 04- 23.) The petitioner is requesting to rezone the C-3 and C-5 tracts to C-4. If this rezone petition is approved, the subject property would be eligible to be developed with all permitted C-4 uses. In addition, the petitioner is requesting two companion petitions. One of the petitions is for a small scale Growth Management Plan Amendment to incorporate the C-3 parcel into Activity Center# 7. The other petition is for a Conditional Use (CU) to allow motor freight transportation and warehousing (SIC Code 4225), (air conditioned and mini-and self storage warehousing only) in the C-4 zoning district. The end user is not specifically known at this time. The Conceptual Site Plan depicts a 170-foot wide FPL easement along the eastern property boundary and a 15-foot wide FPL easement that bisects the center of the parcel from east to west. There is also a 20—foot wide utility easement along the north property boundary. The Conceptual Site Plan also depicts the minimum code required 20-foot wide Type D Landscape Buffer along Collier Boulevard (CR 951) and 15-foot wide Type B Landscape Buffers along all of the other property lines. Access to the site will be from Collier Boulevard(CR 951)via a shared access bridge over the Henderson Creek Canal. SURROUNDING LAND USE AND ZONING: SUBJECT PARCEL: The site is currently undeveloped with a current zoning designation of C-3 and C-5 and with a proposed zoning designation of C-4(General Commercial) SURROUNDING: North: Undeveloped land in the A(Rural Agriculture)zoning district East: Undeveloped land and a FPL Substation in the A(Rural Agriculture)zoning district South: Undeveloped land in the Good Turn Center MPUD zoning district West: 100-foot wide Henderson Creek Canal right-of-way, then Collier Boulevard (CR 951) and then commercial and golf course land uses in the Naples Lakes Country Club PUD zoning district RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 3 of 12 y t'1, ' itoi• •!' . Subject Site ;,.v .3 ;{ (^ V - ' fa � 4 1 11pf 2 'A 'rye 9'0 * 4 {'="r'J• ""t sal; st �a . I -fir` � •a.,. � , r a 1 � R i y t-lit.11." 4' . + : " NISI Aerial GROWTH MANAGEMENT PLAN(GMP)CONSISTENCY: The C-3 parcel is currently designated Urban (Urban Mixed Use District, Urban Residential Fringe Subdistrict) as identified on the Future Land Use Map of the Growth Management Plan. The proposed rezone is not consistent with this designation. However,the companion GMP amendment would re-designate the C-3 parcel Urban (Urban Commercial District, Mixed Use Activity Center (MUAC) Subdistrict). The Mixed Use Activity Center (MUAC) designation includes the following "factors to consider during review of a rezone petition"(each followed by staff analysis/comment in [bold text]). a. Rezones are encouraged to be in the form of a Planned Unit Development. There shall be no minimum acreage limitation for such Planned Unit Developments except all requests for rezoning must meet the requirements for rezoning in the Land Development Code. [The project is proposed not as a Planned Unit Development, but as a standard rezone.] Applicant explains due to the fact the subject site already has commercial zoning, a conventional rezone (C-3 & C-5 to C-4) is proposed. b. The amount, type and location of existing zoned commercial land, and developed commercial uses, both within the Mixed Use Activity Center and within two road miles of the Mixed Use Activity Center. [Application materials include this information.] RZ-PL20130001652, COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 4 of 12 c. Market demand and service area for the proposed commercial land uses to be used as a guide to explore the feasibility of the requested land uses. [Application materials do not include such data and analysis.] Applicant explains because the subject site already has commercial zoning and does not propose additional commercial acreage, no market demand analysis is necessary. [Application materials do include, however, an inventory of developed and vacant commercial tracts located within two radial miles of the subject property. Along with the explanation and understanding that this request is a combination of commercial-to-commercial up-zones and down-zones, with uses limited by Conditional Use, staff is able to develop a consistency determination.] d. Existing patterns of land use within the Mixed Use Activity Center and within two radial miles. [Application materials include this information.] e. Adequacy of infrastructure capacity,particularly roads. [Please refer to the Transportation Element in this Staff Report.] f. Compatibility of the proposed development with, and adequacy of buffering for, adjoining properties. [Please refer to the Planning& Zoning Review in this Staff Report.] g. Natural or man-made constraints. [Application materials address this factor.] h. Rezoning criteria identified in the Land Development Code. [Please refer to the Planning & Zoning Review in this Staff Report.] i. Conformance with Access Management Plan provisions for Mixed Use Activity Centers, as contained in the Land Development Code. [Please refer to the Transportation Element in this Staff Report.] j. Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic Impact Analysis, and a site plan/master plan indicating on-site traffic movements, access point locations and type, median opening locations and type on the abutting roadway(s), location of traffic signals on the abutting roadway(s), and internal and external vehicular and pedestrian interconnections. [Please refer to the Transportation Element and Review in this Staff Report.] k. Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future abutting projects. [Please refer to the Transportation Review in this Staff Report.] 1. Conformance with the architectural design standards as identified in the Land Development Code. [Please refer to the Planning& Zoning Review in this Staff Report.] Future Land Use Element (FLUE) Policy 5.4 requires new developments to be compatible with the surrounding land area. Comprehensive Planning leaves this determination to the Zoning Services staff as part of their review of the petition in its entirety. In order to promote smart growth policies, and adhere to the existing development character of Collier County, the following FLUE policies shall be implemented for new development and redevelopment projects, where applicable. Each policy is followed by staff analysis in [bold text]. Objective 7: In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The Community Character Plan for Collier County, Florida, promote smart growth policies, and adhere to the existing development character of Collier County, the following policies shall be implemented for new development and redevelopment projects,where applicable. RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 5 of 12 Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code (LDC). [The site is across a canal from Collier Boulevard (CR 951), an arterial, and no other roads. Access to Collier Blvd. is expected — there is an existing bridge from Collier Blvd. to the site. Access to Rattlesnake Hammock Road Extension would be through two intervening undeveloped Planned Unit Developments.] Applicant explains other access consideration will be addressed at the time of SDP submittal. Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [Application materials do not include access or road plans for review and consideration. Standard (non-PUD) rezones are not required to submit a site plan.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. [To the south is the Good Turn Center Mixed Use PUD then the Hammock Park Commerce Centre Commercial PUD, with Rattlesnake Hammock Road Extension beyond. The eastern and northern borders abut undeveloped lands zoned A, Rural Agricultural, and within the Urban Residential Fringe Subdistrict. Application materials do not include interconnection plans for review and consideration. Standard (non-PUD) rezones are not required to submit a site plan. Consideration of interconnections would occur during site development plan (SDP) review.] Applicant explains interconnection with adjacent properties will be addressed at the time of SDP submittal. Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [A variety of commercial use types are allowed. The specific companion CU proposal for mini- and self storage warehousing, however, is typically a secure space, and these development attributes would not apply.] Transportation Element: The Transportation Services Department has reviewed the Traffic Impact Statement (TIS) and has determined that the adjacent roadway network has sufficient capacity to accommodate this project within the 5 year planning period. Therefore, the subject application can be found consistent with Policy 5.1 of the Transportation Element of the GMP. Access management, traffic flow on-site and off-site, median openings, traffic signalization, pedestrian and vehicular interconnections will be reviewed at the first and subsequent development orders. Conservation & Coastal Management Element (CCME): Environmental review staff will review this project for consistency with the Conservation&Coastal Management Element(CCME) at the next development order. This petition does not include a review of the Environmental Data as it is not required at this time. RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 6 of 12 Based on the above analysis, Comprehensive Planning staff finds the proposed rezone consistent with the Future Land Use Element (FLUE) of the Growth Management Plan (GMP)-if the companion GMP amendment is adopted. ANALYSIS: Staff completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in LDC Subsection 10.02.08. F.,Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal bases to support the CCPC's recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC (Board of Collier County Commissioners), who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the heading "Rezone Findings." In addition, staff offers the following analyses: Transportation Review: Transportation Department Staff has reviewed the petition for compliance with the GMP and the LDC and is recommending approval. Environmental Review: Environmental Services staff has reviewed the petition to address environmental concerns. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. The petitioner will be required to provide a Preserve as required by LDC section 3.05.07 at the time of next development order. The Preserve calculation, location, and other requirements will be required to be provided at that time. Utility Review: Utilities staff reviewed and approved this petition. The petitioner's "Statement of Utility Provisions" indicates water service and sewage disposal will be provided by the Collier County utility system. Planning & Zoning Review: As previously mentioned, the subject property consists of three undeveloped tracts of land. The two southernmost tracts of land are zoned Heavy Commercial (C- 5) and the northernmost tract of land is zoned Commercial Intermediate (C-3). The previously rezoned C-5 tracts have conditions. The southernmost tract allows only C-1 through C-4 land uses along with a condition allowing self storage (SIC Code 4225). The northernmost C-5 parcel allows a 12,000 square-foot retail facility and a 60,000 square-foot self-storage facility. The C-3 tract allows shopping center uses and office uses(including medical),but does not allow self storage. The Naples Lakes Country Club PUD project is located west of the subject site, across Collier Boulevard(CR 951). That project, which has commercial and residential components, along with a golf course, is built out. To the north of the subject property there is undeveloped Rural Agriculture zoned land. To the east of the property there is a 170—foot wide FPL easement and undeveloped Rural Agriculture land. To the south of the subject tracts is Good Turn Center MPUD, which is not yet developed. The Commercial Intermediate district (C-4) purpose and intent is quoted [in part] from LDC RZ-PL20130001652, COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 7 of 12 Section 2.2.14.1, below: "The purpose and intent of the C-4 district is to provide the opportunity for the most diverse types of commercial activities delivering goods and services, including entertainment and recreational attractions, at a larger scale than the C-1 through C-3 districts. As such, all of the uses permitted in the C-1 through C-3 districts are also permitted in the C-4 district. The outside storage of merchandise and equipment is prohibited, except to the extent that it is associated with the commercial activity conducted on-site such as, but not limited to, automobile sales, marine vessels, and the renting and leasing of equipment. Activity centers are suitable locations for the uses permitted by the C-4 district because most activity centers are located at the intersection of arterial roads. Therefore the uses in the C-4 district can most be sustained by the transportation network of major roads. The C-4 district is permitted in accordance with the locational criteria for uses and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP " This project should "provide an opportunity for the most diverse types of commercial activities delivering goods and services" among the nearby commercial developments by the residents of Naples Lakes Country Club PUD, Lely Resort and Winding Cypress PUD projects, as well as other residents in the area. Therefore, this petition should be in compliance with the purpose and intent of the C-4 zoning district. The property can be subdivided into multiple parcels and meet the dimensional standards of the proposed C-4 zoning district. Approval of this petition should not be contrary to the requirements of the LDC, and the uses allowable in the C-4 zoning district should not be out of character with the neighborhood. To date,no letters of objection or support have been received. REZONE FINDINGS: LDC Subsection 10.02.08. F. states, "When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners...shall show that the Planning Commission has studied and considered proposed change in relation to the following findings when applicable" (The criteria is italicized, Staff's responses to these criteria are provided in regular font): 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the GMP. The Comprehensive Planning Department has indicated that the proposed rezone is consistent with all applicable elements of the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). 2. The existing land use pattern. The subject site is already zoned commercial. As described in the "Surrounding Land Use and Zoning" portion of this report, the neighborhood's existing land use pattern is characterized by undeveloped agricultural land to the north, undeveloped agricultural land and an FPL substation to RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 8 of 12 the east, and undeveloped land in the Good Turn Center MPUD. The commercial uses proposed in this petition should not create incompatibility issues. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. As previously stated, the subject site is already zoned commercial. It is not an isolated district unrelated to adjacent and nearby districts. It is also comparable with expected land uses by virtue of its consistency with the FLUE of the GMP. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. As shown on the zoning map on page two of this staff report, the existing district boundaries are logically drawn. S. Whether changed or changing conditions make the passage of the proposed amendment necessary. According to information provided by the petitioner, this rezone request is in response to changing market conditions. The petitioner also contends that the variable zoning and various restrictions that currently exist on each of the parcels create difficulties in developing a unified plan for development and properly designing and developing the site. In addition, there have been several new residential developments approved in the vicinity of the subject site. It is anticipated that this will create an increase in market demand. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change from C-3 and C-5 to C-4 will not substantially change or significantly intensify the allowable uses on the subject site. Therefore, staff is of the opinion that the proposed change will not adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the project at this time. This project was evaluated for GMP consistency as shown in that section of this report. In addition, the project's development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change will create a drainage problem. The proposed development will not create a drainage problem. Furthermore, the project is subject to the requirements of Collier County and the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 9 of 12 This development should not significantly reduce light and air to adjacent areas; thus the development proposed, if approved, should not negatively affect light and air permeation into adjacent areas. 10. Whether the proposed change would adversely affect property values in the adjacent area. The subject site is already zoned commercial. Therefore, Staff is of the opinion this rezone will not adversely impact property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Properties to the west of this property are already developed and other surrounding properties are mostly undeveloped as previously noted. The basic premise underlying all of the development standards in the LDC is that sound application, when combined with the site development plan approval process and/or subdivision process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed rezone should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed development complies with the GMP, a public policy statement supporting Zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property could be developed in accordance with existing zoning. However, according the petitioner, a rezone is sought to overcome the difficulties and limitations created by the previous piecemeal rezoning of the subject parcels and to create a unified plan of development. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. As previously stated, the subject site is already zoned commercial. In addition, the proposed development complies with the GMP requirements for the uses proposed. The GMP is a policy statement which has evaluated the scale, density and intensity of land uses deemed to be acceptable throughout Collier County. Staff is of the opinion that the zoning district will ensure that the project is not out of scale with the needs of the community. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 10 of 12 There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. According to information provided by the applicant,the subject site may be platted or processed as a site development plan. Any development anticipated by the proposed zoning district would require some site alteration and this project will undergo extensive evaluation relative to all federal, state, and local development regulations during the site development plan approval process and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The project will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities for and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process and those staff persons have concluded that no Level of Service will be adversely impacted. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety and welfare. To be determined by the BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING: The applicant duly noticed and held the required meeting on March 18, 2014,at approximately 5:30 p.m. at the South Regional Library, located at 8065 Lely Cultural Parkway, Naples, Florida. Four people along with the applicant and County Staff attended the meeting. For further information, please see the Neighborhood Information Meeting(NIM) Summary(Attachment E). The meeting ended at approximately 6:00 p.m. STAFF RECOMMENDATION: The proposed rezone is consistent with the applicable provisions of the GMP and the uses allowable in this rezoning will be compatible with surrounding land uses. Staff has provided Rezone Findings to support this contention. Therefore, Planning&Zoning Review staff recommends that the Collier County Planning Commission forward Petition RZ-20130001652 to the Board of County Commissioners with a recommendation of approval, contingent upon the approval and adoption of the companion GMP Amendment. RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 28,2014 Page 11 of 12 PREPARED BY: I1Li. AIAAA 1L A 4147 I) 0)(4 NANCY G pii1L V H, AICP,PRINCIPAL PLANNER DATE GROWTH . A EMENT DIVISION REVIEWED BY: ,?\ z -- ,j,/ . ,<-1-4 j / — ,-,,—, RAYMO V. BELLOWS,ZONING MANAGER DATE GROWT ANAGEMENT DIVISION ,. 3- Zs - (v. MICHAEL BOSI, AICP,DIRECTOR DATE GROWTH MANAGEMENT DIVISION APPROVED B : ,,�;; -NICK CASALANG ' A, INISTRATOR ! DATE GROWTH MANAGEMENT DIVISION Attachments: Attachment A: Ordinance Attachment B: Ordinance 99-84 Attachment C: Ordinance 02-26 Attachment D: Ordinance 04-23 Attachment E: NIM Summary RZ-PL20130001652,COLLIER BOULEVARD COMMERCIAL PROPERTIES March 21,2014 Page 12 of 12 ORDINANCE NO, 14- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM COMMERCIAL INTERMEDIATE (C-3) AND HEAVY COMMERCIAL (C-5) ZONING DISTRICTS TO A GENERAL COMMERCIAL (C-4) ZONING DISTRICT, FOR PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) NORTH OF RATTLESNAKE-HAMMOCK ROAD (C.R. 864) IN SECTION .14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 18.95+1-ACRES;PROVIDING FOR REPEAL OF ORDINANCES 99-84, 00-75, 02-26, 03-31 AND.04-23; AND BY PROVIDING AN EFFECTIVE DATE. [RZ- PL20130001652 - COMPANION TO CU-PL201300022411 WHEREAS, Robert J. Mulhere, FAICP of Hole Montes, Inc., representing Amerisite, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW. THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that: SECTION ONE: Change of Zoning Classification. The zoning classification of the real property consisting of 18.95±acres more particularly described in Exhibit A, attached hereto and incorporated herein by reference,located in Section 14, Township 50 South, Range 26 East, Collier County, Florida, is changed from C-3 and C-5 Zoning Districts to a C-4 Zoning District, subject to the conditions shown in Exhibit B. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code,is/are hereby amended accordingly.. Amerisite/RZ-PL20130001652 1 of 2 11/20/13 Attachment A SECTION TWO: Repeal of Prior Zoning Ordinances. Ordinance Nos. 99-84, 00-75, 02-26, 03-31 and 04-23 are hereby repealed in their entirety. SECTION THREE: Effective Date. This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida,this day of ,2014. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK,CLERK COLLIER COUNTY,FLORIDA By: By: Deputy Clerk. GEORGIA A. HILLER,ESQ. Chairwoman Approved as to form and Ie ality: I Pj I rd EA EP . Scott A. Stone Assistant County Attorney Attachments: Exhibit A—Legal Description. Exhibit B - Conditions of Approval CP\13-CPS-01267\6 Amerisite/RZ-PL20130001652 2 of 2 11/20/13 ORDINANCE NO.99-84 AN ORDINANCE AMENDING ORDINANCE NUMBER 91-102, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH ESTABLISHED THE COMPREHENSIVE dEG ZONING REGULATIONS FOR THE VatVXD AREA OF COLLIER COUNTY,FLORIDA,BY AMENDING FTHE OFFICIAL ZONING ATLAS MAP NUMBER 061314 BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED PROPERTY LOCATED ON THE EAST SIDE OF C.R. 951, NORTH OF RATTLESNAKE- HAMMOCK ROAD (C.R. 864), IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY,FLORIDA,FROM"A" RURAL AGRICULTURAL TO "C-5" HEAVY COMMERCIAL FOR A STORAGE FACILITY; PROVIDING FOR STAFF AND PLANNING COMMISSION STIPULATIONS; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS,Blair A.Foley P.E. of Coastal Engineering Consultants,Inc.,representing AmeriSite LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property; NOW, THEREFORE BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA: SECTION ONE: 5-7- The zoning classification of the real property as more particularly describedby E ibitll `.. N wti "A", attached hereto and incorporated by reference herein, and located in p§ imp 14;'°" Township 50 South, Range 26 East, Collier County, Florida, is changed froc A"=Rurt6 v, �..JJ Agriculture to"C-5"Heavy Commercial and the Official Zoning Atlas Map Nu> 06.314, nm as described in Ordinance 91-102, the Collier County Land Development Code is hereby amended accordingly. The herein described real property is the same for which the rezone is hereby approved subject to the following conditions: Exhibit"B" Attachment B ■ SECTION TWO: This Ordinance shall become effective upon filing with the Department of State, PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,Florida,this d3 day of 7)01/- , 1999. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,FLORIDA ■ BY: .2 ,/.� z ., °IrAMELA . MAC'KIE,Chai .man This ordinance flied with the ATTEST: Secretary of State's Office the DWIGHT E.BROCK,CLERK and cknof�_, that filingJecelved this day C�t/J��'�� (�1j(� of_,5 .�_, C� 1 • l / By Deputy CI.* Attest es to Chairman 4 stoetliot,gttly. APPROVED AS TO FORM AND LEGAL SUFFICIENCY • • RIE M. STUDENT ASSISTANT COUNTY ATTORNEY ER-99.10 REZONE ORDINANCE/FR/ft • 0B-1998 16:02 ACTION TITLE . 941 262 8664 P.02/02 �i o ^•• 11'o,., 00.0975 c' i' rlw;.•.c.. 0 0 0 717 rE, .�3yJF 300K PAGE ■......, • jar This tfIarranty Dtcd i..1,der ES:1- ,a.,.d 14.1. cn-z ;1 n. I"82 he ' MARVIN V. MIELKE and BEVERLY J. 1tIELKR. husband and wife, - WAYNE D. Sf*Tli, n ainpl• wan. .J...,r,n..,.gr.....la•-•., 3906 Mercantile, Naploa, Fla. 33042 herelnnh.r..140 dl.,nrnnl.a, '41":::i.... ..-1 r...~_.-.;'w....I 1......=,.r.K ..—.:,M_. J,•rte• IN r ltitnesscth:not,h„prn.n..,Iv..n.l In nNdrron,..,of 1i, arm 01■ 10.00 .n,i.dire • —ration rai:,Xii;iL.::.- r17.1:.•.dIT'b::.hv�:r6,nn.1,4o..e.1.,..h•.mans. bn„mrn••r.f1., nfr,•,.., r.. • ,n.,v...d.m.. r...,rrr,.ml,0„11.......nun d,.•Rm..r,nil Ihnr m.rni.,1a,d ON..in Calliar` . rQt,",y,lln.:-In.s. • The North one-halt (N.4). North ona-half (N.Y), •� North one-half i.4}, Southwest ono-quarter (SW.lc). iSouthwest ono-quarter (S:4.1/4) of Section 14, Township • c.2 50 South, Range 75 East, Collier County, Florida, lase :rest 100 feet thereof for roadway. SUBJECT, to that curtain-mort-go�:L M to{a- ar+rte ?t o a{.d Beverly J. Mielke`;')n"frvtrr"of-ldrry P. Kant and Theresa M. Krnt.• recorded in OR Book 796, p:Iga 1420, Public Record, of Collier County, Florida '' " . m I .,p Together t.ob •II dm ,memenU• herrdnnmrnu and opper,rnunrn rhr,rin Se,.npinp.,In Wl7- n. �� n•,e antKrrnlno.p. . CI ,■ p .T To Anal and to !told, Ow um.- in feu Hank Nem% _ 7 r Rod.h...nla h..rLr•uv.n..0 add,rued pawl',,h■{,he...slue I.l..f II...,.r1 of..1.11.4 n .i 11 Iry rimol..,h.t ihr nnnln,h..nano,1phl end Iron/14.,.i&Mry In sell puff coup',•.Id Land:,lu.,,1.. U( u,.n,.r Ilrrohy fully r.wnanu II.,„tl,.In,awl rand.n.f will elrfend,b.,.mr.a.in, At lawful dram.of .11 n.-..n,wl,srn...n.n.nd rha,.i4 land i,fr..al rU r•.......bu+n.-r..em-pl rnnn..rrnd..p...1..nI,..nl i • .. DerrmS,,11. 981, restrictions, reservations and easements of record. �� 1 % Lu - , 99 - .1 In WfNtness lbhtrtof,tilt wad panes.Inn.,nnrd wad.e.I.d A..p•..rnl, ,h.dog.nd wor lira abut, anfilen. Sired,, and 1. n ow ..e..*enr,w. rye VdYWI✓, �ffa a ..-.-._-*(11/ .• i i'tG 'Ilt'(IM� C2 )ILItp"" n� • sus.).- at/.. .. . ir`'L+r( i]r� :4 arArs ul' ' Florida 1 Ai It coua-ry or - w.. 1. 5;:..a, ,.,.1.1,cur ry,...M.Y M {., ..... ..n....i '. nrpmr.d In e,.Su*.fu'sN.l n.e'-I.1W(wr.,..Iarntl M I.Y. r I' . KYnr'..1.dhmrnl..I...•••r..pp.urcd Rocsh*d l d' a 'e . 4,i■l ' • B: ,.tie. HARVIN V. MIELKE and IEVERLV J. MIELKE, Documentary Stomp Ton K r`i^., husband and wife, Collier County,Florida - •..0w.. in M M a..rrRd M..d-M ,.+.M N'llll 1. ogan,Clerk 4' 3 A. w...l.■{n...n..n,... the)'.em.-I.I.ed K.t«..r dl., they by C D.C. d d.war. - . . 4 ,.r ..n wt'ha.a.n land y/, r:i•:,. .a...er W ��"� cy 7.2.., I - s:l•I..,.l.rrnk+.h j�.'k: , fry 4 0.164. ,.'. •• ••t ) .�/y,a-.._1 (G ..' y pT.n MUG$1.11 tr nom.4T "--". �'.., 'fYlOA 9S rJf: P.v c UMW../VMS M0•es N 7 Y'. )CP prI•tn nom.;.rl:,.'.T •ern•,•+•.^a Th fnAnr.r.lrequrdttyz:"PV al.Vel,mon, Midwest Title Guarantee Co. at Fla ' 1dd,ry •.,X1400.Gq I,t Shore Blvd. No.. Naples. Pla. 33940• - •..,Mi:cpnj'Unction with the iaauanco of title insuran.o. i • 1 .,_.:,.\:••t ,-r.,. _.n,.. '._.-'_u' oa�.,{<d.,1, ••w. . . . .. • 0 ■v Exhibit "A" — • . R-99.10 REZONE CONDITIONS 1.Pursuant to Section 2.2.25.8.1 of the Land Development Code,If,during the course of site clearing, excavation or other construction activity, an historic or archaeological artifact is found, all development within the minimum area necessary to protect the discovery shall be immediately stopped and the Collier County Code Enforcement Department shall be contacted, 2. An appropriate portion of native vegetation shall be retained on site as required by Section 3.9.5.5.4 of the Collier County Land Development Code. 3. An exotic vegetation removal, monitoring, and maintenance plan for the site, with emphasis on areas of retained native vegetation, shall be submitted to the Planning Services Director for review and approval,prior to Site Development Plan approval. 4. When, in the opinion of the Transportation Services Director, analysis reveals the need for a northbound deceleration lane on CR-951,the petitioner shall bear a fair-share percentage for the required improvements with the other property owners using the canal crossing. 5. The canal crossing shall be improved to all applicable County Land.Development Codes and roadway standards prior to the issuance of any Certificates of Occupancy for any development on the subject property. 6.The permitted uses shall be those of the General Commercial (C-4)district and self- storage(SIC Code 4225). 7. Major structures and parking are not permitted on the eastern 400 feet of the site. EXHIBIT"B" • • • • • • • • • • STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby.. r certify that the foregoing is a true copy of: W ORDINANCE NO. 99-84 r*� ° Which was adopted by the Board of County Commission!'r obi. the 23rd day of November, 1999, during Regular Session. a-4 r WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 23rd day of November, 1999. DWIGHT E. BROCK. • Clerk of Courts.and Ex-officio to Board CounLty, Commissioners •''`. ! •' By: Karen SohoC4,1 • ' • • Deputy Clerk', ' 'h • �'� `$ ORDINANCE NO.2000- 75 II I J AN ORDINANCE TO CORRECT A SCRIVENER'S ERROR IN r II( e w THE LEGAL DESCRIPTION FOR ORDINANCE 99-84 WHICH G0! 40 ESTABLISHED A REZONE FROM THE "A" RURAL ��'�£�ttt�0�.0, AGRICULTURAL ZONING DISTRICT TO THE C-5 HEAVY COMMERCIAL ZONING DISTRICT IN COLLIER COUNTY, FLORIDA AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS,the Collier County Board of County Commissioners adopted Ordinance 99-84,pertaining to a rezoning of land from the"A"Rural Agricultural Zoning District to the C-5 Heavy Commercial Zoning District,on November 23,1999,and WHEREAS, following said action adopting Ordinance 99-84,staff was advised that the property's legal description,Exhibit"A"of said ordinance,had been erroneously identified,and constitutes a scrivener's error. NOW,THEREFORE BE IT ORDAINED,by the Board of County Commissioners of Collier County, Florida that: SECTION ONE: SCRIVENER'S ERROR AMENDMENT That the legal description contained in Ordinance 99-84, is hereby amended,by correcting the legal description to read as follows: The south''A of the north 4 of the north''A of the southwest''A of the southwest''A of Section 14, Township 50 South,Range 26 East,less and except the west 100 feet thereof for right-of-way purposes,as recorded in the Official Records of Collier County,Florida. SECTION TWO: EFFECTIVE DATE This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collief;Cougty,Florida, rC_ this /9Z day of ,2000. :.--! 'it BOARD OF COUNTY COMMISSIONERS �, ,-i'; COLLIER COUNTY,FLORIDA .-J G,-I .:_ 1 C7 yrn Attest as to Chairman's / signature.only., BY: James D/Carter, Ph.D CHAIRMAN AT1 ST: ,� DWIGHT:E.:'BROCIZ.,CLERK '' Y' •' . This ordinance flied with the $ecr ory of$t e's Off ce the 'f- tJ• � ,g Gets day of L•_, and acknowledgement of that Approved'as to Form and Legal Sufficiency; thing N received this T ?day of b✓ o I- . Marjori M.Student Assistant County Attorney Words otruck through are deleted; words underlined are added. -1- ORDINANCE NO.02—26 ,`,„, +\ • AN ORDINANCE AMENDING ORDINANCE NUMBER Priltogetir•�Q, 91-102, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE OFFICIAL ZONING ATLAS MAP NUMBERED 0614N BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) AND APPROXIMATELY 1/4 MILE NORTH OF RATTLESNAKE-HAMMOCK ROAD, (C.R. 864) IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, �-' ` -� COLLIER COUNTY, FLORIDA, FROM "A" AGRICILTURE c`•: c TO "C-5"; PROVIDING FOR STAFF AND PLANNING ;r " COMMISSION STIPULATIONS; AND BY PROVIDING AN rn_, w EFFECTIVE DATE. rn ou' � WHEREAS,Terrance Kepple,of Kepple Engineering Inc.representing Amei i'e, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY the Board of County Commissioners of Collier County,Florida,that: SECTION ONE: The zoning classification of the real property as more particularly described by Exhibit "A", attached hereto and incorporated by reference herein,and located in Section 14,Township 50 South,Range 26 East,Collier County,Florida,is changed from"A"Agricultural to"C-5"and the Official Zoning Atlas Map numbered 0614N,as described in Ordinance 91-102,the Collier County Land Development Code, is hereby amended accordingly. The herein described real property is the same for which the rezone is hereby approved subject to the following conditions: (EXHIBIT"B"). SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,Florida,this .ZB .L day of "` ,2002. BOARD OF COUNTY COMMISSIONERS COLLIER CO Aloof,FLO !•A BY: JAMS''.COLETTA,CHA r AN Attachment C 004f, . A.-rK4S:P 1.; 13, 0c CLERK 1/.a - AttilitAt itfiliati Approved as to Form and Legal Sufficiency 111 latiAXI-AvE Matjorb M.Student Assistant County Attorney RZ-2001-AR-1353 This ordinance filcci with the Sacmt••• ' Office the , . ' and c...! .:rnrIt of that •2:1. Oiis 19"—day of Ja(i.A__687471:66.2:a' By rk LEGAL DESCRIPTION Section: 14 Township: 50 S Range: 26 E Collier County, Florida Lot: Block: Subdivision: 00417720009 Plat Book Page#: Property I.D.#:00418 200007 Metes &Bounds Description: s 1/2,N 1/2,N 1/2.sw 1/4_sw i/4 and S 1/2, S 1/2,NW 1/4,SW 1/4 EXHIBIT "A" CONDITIONS OF APPROVAL (RZ-01-AR-1353) a) Pursuant to Section 2.2.25.8.1 of the Land Development Code,if,during the course of site clearing, excavation or other construction activity an historic or archaeological artifact is found, all development within the minimum area necessary to protect the discovery shall be immediately stopped and the Collier County Code Enforcement Department contacted. b) An exotic vegetation removal, monitoring and maintenance (exotic free) plan for the site shall be submitted to Current Planning Environmental Staff for review and approval prior to final site development plan approval. c) At the time of site development plan review, the petitioner shall provide sidewalks on both sides of the main entrance road serving the project as approved by the Collier County Transportation Department. d) The access road location shall be reviewed and approved by the Transportation Services Department at the time of site development plan review. e) The uses allowed on the site are for a 12,000 square foot retail facility and a 60,000 square foot self-storage facility. The site shall comply with all applicable codes and ordinances,as may be amended or superceded. EXHIBIT"B" STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true and correct copy of : ORDINANCE 2002-26 Which was adopted by the Board of County Commissioners on the 28th day of May, 2002, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 29th day of May, 2002 . '. DWIGHT E. BROCK '� .t •j Clerk of Courts and CI. � • . , .• Ex-officio to Board Of . , County Commissioners f� • ;`. ' l...6..edx,,,,,...../'0, .,:'!.,;--t21,:.....,...',,z7../ By: Ellie Hoffman, Deputy Clerk s45678g7o ".'t V.= o M JUL 2003 ORDINANCE NO.03- 31 n T RECEIVED s-7 AN ORDINANCE AMENDING ORDINANCE NUMBER E:;i;;; w 0, 02-26, THE AMERISITE REZONE, TO CORRECT A =: 94earL¢0-1-' SCRIVENER'S ERROR DUE TO THE UNINTENTIONAL INCLUSION OF AN INCORRECT LEGAL DESCRIPTION o - IN THE TRANSMITTAL COPY OF THE ADOPTED o_2, ry ORDINANCE; AND BY PROVIDING FOR AN >rn c^) EFFECTIVE DATE. WHEREAS, the Collier County Board of County Commissioners adopted Ordinance No. 02-26,on May 28,2002,and; WHEREAS,following said action adopting Ordinance No.02-26,Planning Staff determined that Exhibit"A"of the Amerisite Rezone Ordinance transmitted to the Department of State did not contain the correct legal description and therefore constitutes a scrivener's error. NOW, THEREFORE,BE IT ORDAINED by the Board of County Commissioners of Collier County,Florida: SECTION ONE: SCRIVENER'S ERROR AMENDMENT TO EXHIBIT"A",LEGAL DESCRIPTION Exhibit"A"of the Amerisite Rezone,Ordinace Number 02-26,is hereby amended to correct a scrivener's error by amending said exhibit to read as follows: Section: 14,Township:50 S,Range:26 E,Collier County,Florida Lot: ,Block: Subdivision: 004 20009 0048200007 Plat Book Page#: Property I.D.#: 00416800001 Metes&Bounds Description:S N 1/2,N 1/2,N 1/2,SW 1/4,SW 1/4,and S 1/2,S 1/2, NW 1/1,SW 1/4 SECTION TWO: EFFECTIVE DATE This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier Coun ty'i Fiorida,this d ' day of U uru. ,2003. a4,144) y c ATTEST: ., :';,,�; BOARD OF C TY COMMISSIONERS DWIG41T.I�r:- CK,Clerk COLLIER C TY,F RIDA Zvi 4.c• BY: �1 i (i'-eE Ca Attest as to ChairaaW4 HENNING,CHAIRMAN Approved as to Form andsignature only. Legal Sufficiency: This ordinance tiled with the Marjo M.Student oof f l Sed gtateem s pft t�hhae- t • Assistant County Attorney S o otdry now filing received this day WOO"Ctrit of�� rlp,.2.52627z/� 8��o ORDINANCE NO.04— 2 3 APR 2004 J'; R RECEIVES ,c AN ORDINANCE OF THE BOARD OF COUNTY • • ""r'., s U y COMMISSIONERS AMENDING ORDINANCE NUMBER 91— , 102, AS AMENDED, THE COLLIER COUNTY LAND 9�s`1l£`zt tt,oL6$�� DEVELOPMENT CODE WHICH ESTABLISHED THE = 1 `, COMPREHENSIVE ZONING REGULATIONS FOR THE 2) :-.' UNINCORPORATED AREA OF COLLIER COUNTY, -: FLORIDA, BY AMENDING THE OFFICIAL ZONING ATLAS F.,1";-1 w MAP NUMBERED 0614S BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R.951) 1/4 MILE NORTH OF RATTLESNAKE HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP 50 SOUTH, . RANGE 26 EAST, COLLIER COUNTY,FLORIDA,FROM "A" RURAL AGRICULTURAL TO "C-3"; PROVIDING FOR STIPULATIONS;AND PROVIDING AN EFFECTIVE DATE. WHEREAS, Terrance Kepple, of Kepple Engineering, Incorporated, representing Amerisite LLC,in Petition RZ-2003-AR-3973,petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW,THEREFORE BE IT ORDAINED BY THE BOARD OF COLLIER COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that: SECTION ONE: The zoning classification of the real property as more particularly described by Exhibit "A",attached hereto and incorporated by reference herein,and located on the east side of Collier Boulevard(C.R. 951) 1/4±mile north of Rattlesnake Hammock Road(C.R. 864)in Section 14, Township 50 South, Range 26 East, Collier County, Florida, is changed from "A" Rural Agricultural to "C-3" Commercial Intermediate District, and the Official Zoning Atlas Map numbered 0614S, as described in Ordinance 91-102, as amended, the Collier County Land Development Code is hereby amended accordingly,including the following stipulation: Direct access from this site onto CR 951 is prohibited. Access to this tract must be provided via an interconnection with the parcel to the south. The herein described real property is the same for which the rezone is hereby approved. • SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. Pagel of 2 Attachment D PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,Florida,this NIA day of 4,6 ,2004. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E.BROCK,CLERK COLLIER COUNTY,FLORIDA ^�;rV Deputy Clot$ "�= DONNA FIALA,CHAIRMAN Attest is'44'tieif'rllfl t signature on �� il:,U� ,,•�''` This ordinance filed with the Se retory of Snta^tews,fOffice the I4 day of UefiA' , 41ooy and acknowledgement of that fill a received this.*1-6 day of fa,_ •' Approved as to Form and toy• A 214.-4.i Legal Sufficiency: o c Patrick G.White Assistant County Attorney RZ-2003-AR-3937/KD/sp Exhibit: A: Legal Description Page 2 of 2 LEGAL DESCRIPTION SOUTH 1/2 OF THE SOUTH '/z OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORDIA LESS THE RIGHT OF WAY. RZ-2003-AR-3973 EXHIBIT A STATE OF FLORIDA) • COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, -do hereby certify that the foregoing is a true and correct - copy of: ORDINANCE 2004-23 Which was adopted by the Board of County Commissioners on the l3rd day of April 2004 , during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 15th day of April, 2004. DWIGHT E. BROCK,,,AA.'Y Clerk of CourpS �ehd"L ,, Ex-officio tvQctipf. :, '. County Commi �;oi? s By: Linda A. E'ot$ ' aJe' '" Deputy Clerk�`�""'"", Collier Blvd. Commercial Properties Neighborhood Information Meeting(NIM Summary) Petitions: Rezone(PL-20 1300001652); Conditional Use(PL-201300002241); SSGMPA(PL-20130002249,Petition CPSS-2013-2) Date: Tuesday March 18,2014 Time: Commenced at 5:35 PM. Concluded at 6:05 PM Location: South County Regional Library Attendance: The meeting was conducted by Bob Mulhere, FAICP, of Hole Montes, and Paula McMichael, AICP, Hole Montes, on behalf of the applicant. Mr. Tom Kepp attended on behalf of the property owner. Nancy Gundlach, AICP, PLA# 1244 and Corby Schmitt,AICP, Principal Planners with Collier County were also in attendance. Four members of the public were in attendance. Mr. Mulhere opened the NIM with introductions, a summary of the process, and an explanation of the three requested petitions: • A SSGMPA to include the northerly 10 acre parcel into the Activity Center; • A Rezone of all three parcels from C-3 and C-5 to C-4; and • A Conditional Use to allow air-conditioned indoor self storage. Questions asked by attendees: What is an ALF? An assisted living facility. There are others in the area. It would not be a large ALF, probably would not use the whole site. How many units of self-storage...how big? There's no offer on the table for a self-storage facility, no one has done a study to see how many units would fit. A rule of thumb for retail is a 10,000 SF building per acre, based on a one-story building and parking and landscaping requirements, so maybe 180,000 SF. Rule of thumb for office is 15,000 SF/acre, which maybe is a better model, as that would accommodate a second or third story. However, self-storage would not use the whole site, maybe five acres at most. Self- storage generally serves developments proximate to the site, within 2-4 miles. It is a low trip- generator. G:\CDES Planning Services\Current\Gundlach\Rezones\Amersite Rezone PL2013-1652\NIM Summary 03-19-20.docx Attachment E Does the C-4 zoning district allow a gas station? Yes, as does C-3 and C-5, so it is allowed now. The parcels at the corners of the intersection are probably more desirable to gas stations. (Note:A statement was made by a resident of Naples Lakes Country Club that the residents would like to see a gas station and car wash somewhere nearby and would welcome in this location.) Does the site have access from Collier Blvd? Yes, it will probably have a right-in, right-out. A curb-cut already exists. There is a probability of an interconnection with commercial parcels to the south that would give the site a connection to the light at Rattlesnake Hammock. (Representatives from Naples Lakes Country Club expressed concern about lighting for a self- storage facility.) Self-storage would probably be in the back of the site, not along Collier Blvd. Lighting can be designed so that there is no spill-over beyond property lines, using shorter lights, no flood lights. This is required by the code. For the C-4 zoning,what are the possibilities for development?What else could they build? There are a whole range of uses, an extensive list of permitted uses. A 20-foot buffer is required along Collier Blvd., so any use would be well-landscaped and buffered. The Planning Commission will also look closely at permitted uses and remove those not considered to be compatible or suitable for this site. (Bob agreed to email the list of permitted uses and required buffers to the representative from Naples Lakes Country Club, so they can review and see if they have any additional concerns). Prepared by Robert J.Mulhere,FAICP on March 19,2014 G:\CDES Planning Services\Current\Gundlach\Rezones\Amersite Rezone PL2013-1652\NIM Summary 03-19-20.docx AGENDA ITEM 9-C 9pe9tY STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: PLANNING& ZONING DEPARTMENT, GROWTH MANAGEMENT DIVISION HEARING DATE: APRIL 17,2014 SUBJECT: CU-PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES (COMPANION TO RZ-PL20130001652 AND GMPA-PL20130002249/ CPSS- 2013-2) PROPERTY OWNER/AGENT: Applicant/Owner: Agent: Mr. Peter Sulick Mr. Robert J. Mulhere, FAICP Amerisite LLC Hole Montes,Inc. 3295 Fort Charles Drive 950 Encore Way Naples, FL 34102 Naples,FL 34110 REQUESTED ACTION: To have the Collier County Planning Commission (CCPC) consider an application for the establishment of a Conditional Use to allow motor freight transportation and warehousing(4225, air conditioned and mini-and self storage warehousing only)within a General Commercial(C-4)Zoning District pursuant to Section 2.03.03.D.1.c.21 of the Collier County Land Development Code(LDC). GEOGRAPHIC LOCATION: The subject 18.95± acre parcel is located on the east side of Collier Boulevard (CR 951), approximately 1,005 feet north of Rattlesnake Hammock Road Extension, lying north of the Good Turn Center Mixed Use PUD (Planned Unit Development), having an approximate address range of 8560 to 8620 Collier Boulevard, in Section 14, Township 50 South, Range 26 East, Collier County, Florida. (See the location map on the following page.) CU-PL20130002241,COLLIER BOULEVARD COMMERCIAL PROPERTIES April 4,2014 Page 1 of 9 z < i w- o F-< �O O J ��]y :.. IlOa17 l I'�1 ALI CL 9 2 1 X < ' (i ; A ;� k1 UI 4I 0 11:1:1.:111110 iiiiii :In: 1 1 Z Z 1 (KB wo) Own4YgY 113i10.3 2::: 1Y1°3 0 I'-'g Ow iv> .+or= - N F F F \4'% al r- -- 1 .....___ I i " I N N t o��000aoa00000© 4" i i �i .• M O N J a TM 0/IOW D U it Z a' 0 a ) _ L F; . ,... ,_, st. W g :d g 3 Z 3_ id 2 U g ig r :, j II J : 1, g; it g:: "l' .t r xiii g Z I !, - I O o 00 avrexwa+011703$$ u A 1- -01-- 1: iv- L'i 1 ir /g 1 )) 1 z ,.., o -1 1%1'7" 1001§ 114—j P: --- - c I gill • kg i r. 2/ 1-1 lit = wraara =Mk }P la a � g Ill " 1 611 <ii I—1 °`V-' I ° ` .i ! " /fO i 1 Zoning:Naples Lakes Country Club-PUD COLLIER BOULEVARD(CR 951) 667.53' 1( H 1 0mm ._ 1 I _ —.— — — — _ _.—.�.—.— — Z-. _ # I _. 6,ss r7 TZ ii DPz _ --_--_---- ---H----�--1___-------- P Z ; b A@5 6 g A — — — —1+4_f— —..— —..— _ .— I P .. 1 -_ I< 5 1 1 ` p c c m - - „ 3 1 N I I g i 3 m II i! 2 N 3 m N 1 m N I. Z r C m 1 I — 1 1 ti o 6 ( ,,n ! I g- $ i p o � gig. m / l 1 e ro m 2i AN . 1 C m i 11 O > 9 9 _ m y� v i z s I Z unl I CIl V ` i 1 l F1 D Z 1 m m 8 1 mI z FA I i C A C I ; G �! Di ( A 1 ;i s WI F = 1 1 r 1 — II . DC N I I �� , I\ r _ § ; i m 1 it a o X y A °� 111 z Tlr o •"iii aq (/? 1 I '^ 1 a 6i P l a A 0 , t D I 1 N 'A u 2 § F, 3 Q m h I...)= 1 1 I-moo I Gl A v p Aa. ro N N N 1 I l I 1 " a o x x ','-( A m ? 3 4 '11 i+ D ( I In g g g --u 1 I C I I I 9 g �c � �1 1 I ! T Ii.1§fg 1 I g ' �1 zLtS iimi I I v I ~I S o Will I *1 1 I m 1 5, Im I I D I I �I 1 nO I I ZO I 1 cm Ii n I El m W / I c co 1 Z/ Ao T 172 F mo 2 rn I-9 1 c< 1 I — I 1 spa Dm I o g99am 6 r0 I I - 1 I m ; A m m$�6D = O I L — ._. _. —,.— __—. —. — .4J__.._ —.. —..—. — 1 >$ i55i5 1 v3 F $pops :. z ��AO o Zn I a:o v>i v! 1 30 Aamtp, a D 1 �'r 1 I z S a 9 -- - _ -- zo=- hi =1— --'— — — — —._.ter-r_ _ —.y- -- — — — --- - — Vz 1�m5 o 1 = = , � T i i ;:° .1E1 1111 -i y± (z)›- _ _° x ' ZONING:A o 4*A O O I R a PURPOSE/DESCRIPTION OF PROJECT: The petitioner desires to have air-conditioned indoor self storage on the subject site. The purpose of this petition is to obtain approval of Conditional Use Number 21 to allow motor freight transportation and warehousing (SIC Code 4225, air conditioned and mini-and self storage warehousing only)within a General Commercial (C-4)Zoning District. The subject site is composed of three undeveloped commercial properties. The two southernmost parcels are currently zoned C-5 and the northernmost parcel is currently zoned C-3. The C-5 zoned parcels are limited to C-4 uses, except that self storage is a permitted use. There are unique conditions attached to the C-5 zoned parcels, see attached Ordinance 99-84 and Ordinance 02-26. The northernmost C-3 parcel does not allow for a self storage use, see attached Ordinance 04-23. According to information submitted by the petitioner, the present mix of zoning designations and various differing restrictions and conditions does not lend itself to a well designed, unified plan. The petitioner is also seeking two other companion land use petitions at this time. One is to rezone all three of the parcels from C-3 and C-5 to C-4. The other is a Small Scale Growth Management Plan Amendment (in the form of a Future Land Use Map Change) to incorporate the northernmost parcel into the Activity # 7 boundary. (The two southernmost parcels are already included within the Activity#7 boundary.) As previously stated,the subject 18.95±acre site is located on the east side of Collier Boulevard(CR 951),north of Rattlesnake Hammock Road Extension. The subject site is currently undeveloped. To the north is undeveloped property with a Rural Agriculture zoning designation; to the east is undeveloped property and a FPL substation with a Rural Agriculture zoning designation;to the south is undeveloped property with a zoning designation of Good Turn Center MPUD; and to the west is Collier Boulevard and then commercial development and golf course development with a zoning designation of Naples Lakes Country Club PUD. At this time, the site plan is conceptual and the final building configuration is unknown. The Conceptual Site Plan depicts the subject 18.95± site. The Conceptual Site Plan also provides for a 20-foot wide Type D landscape buffer along Collier Boulevard (CR 951), and 15-foot wide Type B landscape buffers along the remaining north, east and south property lines. The required preserve area and open space will be provided at the time of the next development order. Upon approval of the companion Rezone petition,the applicant will be subject to the following LDC C-4 Site Data as shown in the following chart: Required: Min.Lot Area 10,000 s.f. Min. Lot Width 100' Max. Zoned Bldg. Height 75' CU-PL20130002241,COLLIER BOULEVARD COMMERCIAL PROPERTIES April 4,2014 Page 4 of 9 Required: Min. Ground Floor Area 700 s.f. Min. Front Yard Setback 50%of bldg. height,but not less than 25' Min. Side Yard Setback 50%of bldg. height,but not less than 15' Min. Rear Yard Setback 50%of bldg. height,but not less than 15' Open Space 30%of gross area To date,no letters of objection or support have been received. SURROUNDING LAND USE& ZONING: SUBJECT PARCEL: The site is currently undeveloped with a proposed zoning designation of C-4 (General Commercial)zoning district. SURROUNDING: North: Undeveloped land in the A(Rural Agriculture)zoning district East: Undeveloped land and a FPL Substation in the A(Rural Agriculture)zoning district South: Undeveloped land in the Good Turn Center MPUD zoning district West: 100-foot wide Henderson Creek Canal right-of-way, then Collier Boulevard (CR 951) and then commercial and golf course land uses in the Naples Lakes Country Club PUD zoning district CU-PL20130002241,COLLIER BOULEVARD COMMERCIAL PROPERTIES April 4,2014 Page 5 of 9 T.-. q I r .watri>ns., _ti y'7 `r i �.. t _ } II, ., Subject Site %to) J i` d'" .0.- 1\tb' 11 I • , Imo" • ri r "j a t� .. 444 4 m T a r c.4 .. !.I.Q.. e y -4 � [ M ` 1L ' `� /� . � P $� x v��} VATtYM(rtANiCKgD _ v%� �-.•L lift . Aerial GROWTH MANAGEMENT PLAN(GMP) CONSISTENCY: Future Land Use Element (FLUE): The C-3 parcel is currently designated Urban (Urban Mixed Use District, Urban Residential Fringe Subdistrict) as identified on the Future Land Use Map of the Growth Management Plan. The companion GMP amendment would re-designate the C-3 parcel Urban (Urban Commercial District, Mixed Use Activity Center (MUAC) Subdistrict), which generally allows commercial zoning (C-1 through C-5). The companion rezone petition would rezone the site to the C-4 zoning district, which provides for this requested Conditional Use. Future Land Use Element (FLUE) Policy 5.4 requires new developments to be compatible with the surrounding land area. Comprehensive Planning leaves this determination to the Zoning Services staff as part of their review of the petition in its entirety. Transportation Element: The Transportation Services Department has reviewed the Traffic Impact Statement (TIS) and has determined that the adjacent roadway network has sufficient capacity to CU-PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES April 4,2014 Page 6 of 9 accommodate this project within the 5 year planning period. Therefore, the subject application can be found consistent with Policy 5.1 of the Transportation Element of the GMP. Conservation & Coastal Management Element(CCME): Environmental review staff will review this project for consistency with the Conservation & Coastal Management Element (CCME) at the next development order. This petition does not include a review of the Environmental Data as it is not required at this time. Based on the above analysis, Comprehensive Planning staff finds the proposed Conditional Use Number 21 of the C-4 Zoning district consistent with the Future Land Use Element (FLUE) of the Growth Management Plan (GMP), contingent upon the companion GMP amendment adoption and rezone petition approval. ANALYSIS: Before any Conditional Use recommendation can be offered to the Board of Zoning Appeals (BZA), the Collier County Planning Commission (CCPC) must make findings that: 1) approval of the Conditional Use will not adversely affect the public interest and will not adversely affect other property of uses in the same district of the neighborhood; and 2) all specific requirements for the individual Conditional Use will be met; and 3) satisfactory provisions have been made concerning the following matters,where applicable: 1. Section 2.03.03 D.1.c. of the LDC permits Conditional Uses in the Commercial Intermediate(C-4)zoning district. The requested use for a Conditional Use in the General Commercial (C-4) Zoning District, as provided in Section 2.03.03 D.1.c. of the Collier County Land Development Code (LDC), to permit motor freight transportation and warehousing (4225, air conditioned and mini-and self storage warehousing only) is subject to the standards and procedures established in section 10.08.00, "Conditional Uses Procedures,"of the LDC. 2. Consistency with the Land Development Code(LDC)and the Growth Management Plan (GMP). This request is consistent with the proposed amendment to the Growth Management Plan(GMP)and this project will be in compliance with the applicable provisions of the Land Development Code (LDC). 3. Ingress and egress to the property and proposed structures thereon, with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. Existing ingress and egress to the subject property will be provided from Collier Boulevard (CR 951). According to information provided by the applicant, there is also potential for future interconnection to the south to Rattlesnake Hammock Extension. This interconnection would occur CU-PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES April 4,2014 Page 7 of 9 through the Good Turn Center MPUD and the Hammock Park Commerce Center CPUD as they develop. 4. The effect the Conditional Use would have on neighboring properties in relation to noise, glare,economic or odor effects. The subject site is currently zoned commercial: Commercial Intermediate (C-3) and Heavy Commercial (C-5). It is surrounded to the north by undeveloped Agricultural land and to the east by undeveloped Agricultural land and an FPL Substation. To the south is the undeveloped Good Turn Center MPUD. To the west is Collier Boulevard (CR 951) and then the commercial properties and golf course within Naples Lakes Country Club PUD. If approved, the proposed use should have minimal impact on neighboring properties in relation to glare, economic or odor effects. There are no odors associated with self storage buildings.There will be little impact associated with noise. 5. Compatibility with adjacent properties and other property in the district. If the proposed Conditions of Approval are adopted, the proposed motor freight transportation and warehousing (4225, air conditioned and mini-and self storage warehousing only) land use can be found compatible with adjacent properties and other properties in the immediate area. As previously stated,the subject property is located north of a commercial property on a minor arterial road. Based on the above findings,this conditional use is recommended for approval. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant duly noticed and held the required meeting on March 18, 2014, at approximately 5:30 p.m. at the South Regional Library, located at 8065 Lely Cultural Parkway, Naples, Florida. Four people along with the applicant and County Staff attended the meeting. For further information, please see the Neighborhood Information Meeting(NIM) Summary(Attachment E). The meeting ended at approximately 6:00 p.m. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for CU-PL20130002241 revised on March 28,2014. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward Petition CU- PL20130002241 to the Board of Zoning Appeals (BZA) with a recommendation of approval, con- tingent upon approval of the companion rezone petition, and approval and adoption of the companion Small Scale Growth Management Plan Amendment. CU-PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES April 4,2014 Page 8 of 9 PREPARED BY: f.4 A1176(Rik Yit Olt 2 2014' NANCY G D A H, AICP, PRINCIPAL PLANNER DATE GROWTH N EMENT DIVISION REVIEWED BY: RAYM Ili'D V. BELLOWS,ZONING MANAGER DATE GROWTH MANAGEMENT DIVISION (y MICHAEL BOSI,AICP, DIRECTOR DATE GROWTH MANAGEMENT DIVISION APPROVED BY: NICK�A �LA UIDA;ADMINISTRATOR DATE GROWTH MANAGEMENT DIVISION Attachments: Attachment A: Resolution Attachment B: Ordinance 99-84 Attachment C: Ordinance 02-26 Attachment D: Ordinance 04-23 Attachment E: NIM Summary CU-PL20130002241, COLLIER BOULEVARD COMMERCIAL PROPERTIES March 21,2014 Page 9 of 9 RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY, FLORIDA PROVIDING FOR THE ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW MOTOR FREIGHT TRANSPORTATION AND WAREHOUSING (4225, AIR CONDIT:I.ONED AND MINI-AND SELF STORAGE WAREHOUSING ONLY)WITHIN A GENERAL COMMERCIAL (C-4) ZONING DISTRICT PURSUANT TO SECTION 2.03.03.D.1.c.21 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE FOR PROPERTY LOCATED ON THE EAST SIDE OF COLI.IF,R BOULEVARD (C.R. 951) NORTH OF RATTLESNAKE-HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [CU-PL20130002241 — COMPANION TO RZ- PL20130001652] WHEREAS,the Legislature of the State of Florida in Chapter 67-1246,Laws of Florida, and Chapter 125, Florida Statutes, has conferred on Collier County the power to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public;and WHEREAS, the County pursuant thereto has adopted a Land Development Code (Ordinance No. 2004-41, as amended) which includes a Comprehensive Zoning Ordinance establishing regulations for the zoning of particular geographic divisions of the County, among which is the granting of Conditional Uses;and WHEREAS,. the Board of Zoning Appeals (Board), being the duly appointed and constituted planning board for the area hereby affected, has held a public hearing after notice as in said regulations made and provided, and has considered the advisability of a Conditional Use of motor freight transportation and warehousing(4225, air conditioned and mini-and self storage warehousing only) within a General Commercial (C-4) Zoning District pursuant to Section 2.03.03.D.1.c.21 of the Collier County Land Development Code on the property hereinafter described, and the Collier County Planning Commission has made findings that the granting of the Conditional Use will not adversely affect the public interest and the specific requirements governing the Conditional Use have been met and that satisfactory provision and arrangement have been made concerning all applicable matters required by said regulations and in accordance with Subsection I0.08.O0.D of the Land Development Code;and WHEREAS, all interested parties have been given opportunity to be heard by this Board in a publie meeting assembled and the Board having considered all matters presented. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS OF COLLIER COUNTY,FLORIDA that, Petition Number CU-PL20130002241 filed by Robert J. Mulhere, FAICP of Hole Montes, Inc., representing Amerisite, LLC, with respect to the property hereinafter described in Amerisite/CU-PL2013000224 I 1 of 2 Rev. 1/22/14 Attachment A • Exhibit "A", be and the same is hereby approved for a Conditional. Use for a motor freight transportation and warehousing (4225, air conditioned and mini-and self storage warehousing only) within a General Commercial (C-4) Zoning District pursuant to Subsection 2.03.03.D.1.c.21 of the Collier County Land Development Code, in accordance with the Conceptual Site Plan described.in Exhibit "B" and subject to the conditions found in Exhibit"C". Exhibits"A", "B",and"C"are attached hereto and incorporated herein by reference. BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this Board_ This Resolution adopted after motion, second, and super-majority vote, this day of 2014. ATTEST: BOARD OF ZONING APPEALS DWIGHT E. BROCK, CLERK COLLIER COUNTY,FLORIDA By: By: Deputy Clerk TOM HENNING, Chairman Approved as to form and legality: Scott 1 L L Assistant County Attorney Attachments: Exhibit A-Legal Description Exhibit.B -Conceptual Site Plan Exhibit C—Conditions of Approval CPU 3-CPS-01268\13 Amerisite/CU-PL20130002241 2 of 2 Rev, 1/22/14 • • LEGAL DESCRIPTION A PORTION OF THE SOUTHWEST '/ OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; THENCE NORTH 03°12'59" EAST, ALONG THE WEST LINE OF SAID SECTION 14,A DISTANCE OF 1,007.29 FEET; THENCE DEPARTING FROM THE WEST LINE OF SAID SECTION 14, SOUTH 89°55'45" EAST, A DISTANCE OF 100.15 FEET TO THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED, THE SAME BEING A POINT ON THE EAST LINE OF THE HENDERSON CREEK CANAL; THENCE NORTH 03°12'59" EAST, ALONG THE EAST LINE OF SAID HENDERSON CREEK CANAL, A DISTANCE OF 667.53 FEET; THENCE DEPARTING FROM THE EAST LINE OF SAID HENDERSON CREEK CANAL, NORTH 89°57'02" EAST, A DISTANCE OF 1,236.59 FEET; THENCE SOUTH 03°14'19" WEST, A DISTANCE OF 670.14 FEET; THENCE NORTH 89°55'45" WEST, A DISTANCE OF 1,236.18 FEET TO THE POINT OF BEGINNING. CONTAINING 825,633 SQUARE FEET OR 18.954 ACRES,MORE OR T.FSS. Exhibit A CU:P120130002241 REV:1 AMERSITE-CONDITIONAL USE DATE:10124/13 DUE:11/22/13 (Companion Item to P1-201300001652 Rezone) 3 KI 1>K I ---i COLLIER EOVLEVARO(CR 951) 667.53' I. ■ -c ` • I 1 4 j l R zfo = : rI v a > ;- 1 S m g 1 10 G=' J t 1 m° C y 1 12 fz tH.0 m i i� G q %z c i T � Im 13I cAMco= 'TV i- I I I-6-i` Nm m v 3 y r )! .-S s ! ! 1 1��''�wm o m .e j 1 d p 7 ��1 - i A O 0 11' > i i 1 i Z ! i oN S i i par X I ; 1 : I 1 m i ' ( I `^ $ it 2'w �' g ' n !iii a s ^ o I= D °o 9 a r m. 9 6 z 1 1 s uu '" ^'m H 1 0 66-13 i 1 I o o 11 �� N I � � �'o i 1 �io! 1 1 D3 G R l i a Q s y m 1 m s ° $ '3 0A A Cn 1 c� ' I III § i gr; ti i 1 s f payT ,-..)x/ p I I =C 1 m 1 13i Et!i6 i r-'= N T �i �'gS ,-m F i 4i0, O I , 9,, w� "3' § II i3 ! E 3� --T--- l I _L ' A N „�` 671.14' I 001%.... F. M ORDINANCE NO.99-84 AN ORDINANCE AMENDING ORDINANCE NUMBER 4 91-102, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH ESTABLISHED THE COMPREHENSIVE Dit ZONING REGULATIONS FOR THE UNINCORPORATED ,2 AREA OF COLLIER COUNTY,FLORIDA,BY AMENDING THE OFFICIAL ZONING ATLAS MAP NUMBER 061314 OtTiga BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED PROPERTY LOCATED ON THE EAST SIDE OF C.R. 951, NORTH OF RATTLESNAKE- HAMMOCK ROAD (C.R 864), IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY,FLORIDA,FROM"A"RURAL AGRICULTURAL TO "C-5" HEAVY COMMERCIAL FOR A STORAGE FACILITY; PROVIDING FOR. STAFF AND PLANNING COMMISSION STIPULATIONS;AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS,Blair A.Foley P.E. of Coastal Engineering Consultants,Inc.,representing AmeriSite LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property; NOW, THEREFORE BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA: SECTION ONE: The zoning classification of the real property as more particularly describes}by E ibif`i "A", attached hereto and incorporated by reference herein, and located in A'kitio 14,1— Township 50 South, Range 26 East, Collier County, Florida, is changed frolic 4A""-ICur (7j GI') •- Agriculture to"C-5"Heavy Commercial and the Official Zoning Atlas Map Nuiatiir 06314, pm as described in Ordinance 91-102, the Collier County Land Development Code is hereby amended accordingly. The herein described real property is the same for which the rezone is hereby approved subject to the following conditions: Exhibit`B" Attachment B SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,Florida,this /1211) day of 7)01/• , 1999. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,FLORIDA BY: •21 41 / I LA .MAC'KIE,Chai .man • This ordinance filed with the ATTEST: Secretary of State's Office the DWIGHT E.BROCK,CLERK and day of edge!, of LW-- an acknowledgement of that filing eceived thls. day of by i. .614 (- I By I.nc ovor AttQSt as to Chalrman'4 519Mit tic( O ill. APPROVED AS TO FORM AND LEGAL SUFFICIENCY a� % .< , • ' 41RIE M.STUDENT ASSISTANT COUNTY ATTORNEY 78.99-10 REZONE ORDINANCE/FR/ts • • d8-1998 16:02 ACTION TITLE : 941 262 8664 P.02i02 — -- , rr111111.1MP Zj 'IL(' ' .,' : 'cw Ear<h rcT 0.0 95 000777 ..ro..onm • � •1a I - 3KDft-BOOK PAGE ' j This itiarranty Decd ..,,.ii,.. is''t ,r.,.•r rt1tCia . :a r). 1•,aa h. 1•MARVIN V. MIE.KE and BEVERLY S. MIELKC. husband and wire, I...ri....(1.•,r.11.-1 16r errant...,In WAYNE D. SMYTN, n single non. ;-,• • d••■•(••••••IP•••••,hl••..1• 3906 Mercantfle, Naples, Fla. 31142 6.•n'1nn(ter •.alter d..nrnrw., ytrh. 4...i.n.... _... .:n �•. _I V w. .n. .T 1Hitnesseth:Ti..,,14.•n.n.nn..inn.,nl in..n1,IJ.enu•n1,J+4r rim of• 10.00 ...l n+6.. --retcotte omiTiniino.,ron l;1 7.Zf..ol-rCh::4:∎-..rb.n.r7,-l..,L Lr...h.nrnni. Lnn..dn..v(1.5 .Fern., r.• • ..r,dr. . .•.•.n and nnll.-••n.1.d..i.,,n1.,OH dal regnb,ln.rd drn.m to Coil i or • • v .n.1y. .,. It, Tho North one-heif (N.'i), North one-half (N.11), , .� _ North one-half a'.11), Southwest ono-goarter 4Sw.i), i = Southwest one-quarter (ON.i) or Section 14, To..-nnhip 50 South, Range 36 East, Collier County, Florida, \- lees west 100 feet thereof for roadway. . -EUEJBCT._to that curtain mortga '.>•r�r:.-Marvitl-'V--1 i at.d Beverly .7. Mielke,-"11-faverr'nf dT* P. Kont and Theresa M. Kent, recorded in OR Book 706, page 1420, Public Records of Collier County, Florida '' •• • i; . m w Together o.oh all din Im.eent.1, 6mdnnmenu and opN•r,r..ontn thereto Irwnaine or In ony- ti i ,,4t,np(orin intern. - ° To Moe and to ltotd ,s.• t7 :i r Ifv wm. to In dmnl.(orrrrr. findn ' rim, lh_*canine 6w.L;•r•o•n..p Iwd,oak,er•nt»16.1 d.•p.m/or 41.4 Hy..t,.1.(..ta l...d - In lee rtmo4l amt the aerator 4o head Mehl and In'ajnl anthnelry to sell oat c.nl•rf seat herd:1h.1 the I,.ntor 6en•h . • r folly.w.n.nu 1h.ut4 in,n,.l(and.nd mill dr(end 16.yam t4.l..,•fal claim,e( .4 pe.,.n.,.4.••,•••o.r,nod 14.1 W load t,f..•of.11 r+ 1..r.r.,. 11.n,.1 tn.....rrn.t.o•,ln,.p...t In Drcrm5„)1, 1981, rt:strietions, reservations and easements of record. uG I i1 i.i 't, 7 ,..99x .1 In iciness Whertpf,t4.Ned renter Inn$inner/.nd..r,at dew prwrn4 111.dip and n.r • 1 (tnl ohnur written. d ! pan..nm;440. ..., .',9 Nbva•%t VIg _.._® r^ Sr ) _IfV.aa.4.4 .....-_.n,......m 1FV lly; lyll;R� ... . • - �Lse.ia,J. aaaJ. .. •.��t .:+.i� .. ,( WTATS uY , Florida t •:'-u 4 cotnzT or i . W.. ff 0 '^ t wtasoY ClaTIrY,ton.a.AM.nn a,t...- on.nkee AA, . • • '� wie..ad le d,.Sue an.nakl sae'h'Sr tweaw Shame w,al. • 1-.- ytuw.k.I.n..n14 my...1ry app.am Received c /. .4 - r"I"+• MARVIN V. MIBLCE and BEVERLY J. MIDLER, Clocumuntory SlornpTax K y^ husband and wife, Cottle,County Florida •••-•I... M. .•a , .hd M..d-h. r.4 Will/ J iaoun Cleric 21 X c.1.n I..r......ad they.A...-Inad►.4..w.A.r they , •.,/ttI/' C D. .L V rd At am.. _ 1 wnrMesa w.use W. wI 0....4M O...w aN a�.�a v.,n..1 a. •-, I S.,•tar,dwee.k:,�6, ....j,�"k eV i1 4 �'43'I�". • boa .. lo+.a.Kowa cr.i a,lusts.Ai • ._ aYf YF slrton'";iYkp raw: arw.a,cuw,0,',Aaa.)a n a Wrmr.err: wryta,M1. ••r,,,I"n rki,1,,,.+•+.l pn1,nrnd h,i •'PV;Ri.'r;o?.'man, Midwest Title Guarantee Co, of Fla ,WJnw \�iloo Shots Blvd, No., Naples, Pla. 33540• i ''...iLt:cpnSShnction with the iasuanco of title inruran.e, n f , I - illk - - • Exhibit 1A' — ' • R-99-10 REZONE CONDITIONS 1.Pursuant to Section 2.2.25.8.1 of the Land Development Code,If,during the course of site clearing, excavation or other construction activity, an historic or archaeological artifact is found, all development within the minimum area necessary to protect the discovery shall be immediately stopped and the Collier County Code Enforcement Department shall be contacted. 2. An appropriate portion of native vegetation shall be retained on site as required by Section 3.9.5.5.4 of the Collier County Land Development Code. 3. An exotic vegetation removal, monitoring, and maintenance plan for the site, with emphasis on areas of retained native vegetation, shall be submitted to the Planning Services Director for review and approval,prior to Site Development Plan approval. 4. When, in the opinion of the Transportation Services Director, analysis reveals the need for northbound deceleration lane on CR-951,the petitioner shall bear a fair-share percentage for the required improvements with the other property owners using the canal crossing. 5. The canal crossing shall be improved to all applicable County Land Development Codes and roadway standards prior to the issuance of any Certificates of Occupancy for any development on the subject property. 6.The permitted uses shall be those of the General Commercial(C-4)district and self- storage(SIC Code 4225). 7. Major structures and parking are not permitted on the eastern 400 feet of the site. • • EXHIBIT"B" • • • • • • STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hgrel certify that the foregoing is a true copy of: r-`-° rY; a� ORDINANCE NO. 99-84 Which was adopted by the Hoard of County CommissionRiy og. 0 the 23rd day of November, 1999, during Regular Session. o a WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 23rd day of November, 1999. DWIGHT H. BROCK/ , v ` • Clerk of courts_and ea: Yk' •:`' Ex-officio to ;Bard•o€,•:it`s: `' County Commi se inners t,4!r;.?,:• • I By Karen BohoCb, ' '' Deputy Clerk', ' '; I . Deputy :.i•: • �.`� `� ORDINANCE NO.2000- 75 °' Irefile[ J AN ORDINANCE TO CORRECT A SCRIVENER'S ERROR IN c w THE LEGAL DESCRIPTION FOR ORDINANCE 99-84 WHICH F61 QAA ESTABLISHED A REZONE FROM THE "A" RURAL gr s� £�ZtuOti�g0' AGRICULTURAL ZONING DISTRICT TO THE C-5 HEAVY COMMERCIAL ZONING DISTRICT IN COLLIER COUNTY, FLORIDA AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS,the Collier County Board of County Commissioners adopted Ordinance 99-84,pertaining to a rezoning of land from the "A"Rural Agricultural Zoning District to the C-5 Heavy Commercial Zoning District,on November 23,1999,and WHEREAS,following said action adopting Ordinance 99-84,staff was advised that the property's legal description,Exhibit"A"of said ordinance,had been erroneously identified,and constitutes a scrivener's error. NOW, THEREFORE BE IT ORDAINED,by the Board of County Commissioners of Collier County, Florida that: SECTION ONE: SCRIVENER'S ERROR AMENDMENT That the legal description contained in Ordinance 99-84, is hereby amended,by correcting the legal description to read as follows: The south''/:The-aet 4 of the north Vs of the north Vs of the southwest'/,of the southwest'/a of Section 14,Township 50 South,Range 26 East,less and except the west 100 feet thereof for right-of-way purposes,as recorded in the Official Records of Collier County,Florida. SECTION TWO: EFFECTIVE DATE This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collie¢,,Coutity,Florida, r' this /1z day of�eu�'+��vL� ,2000. t�- ' "'t'l ro BOARD OF COUNTY COMMISSIONERS -., ,-t COLLIER COUNTY,FLORIDA ,773 Attest as to Chaireain's / sl9fl ture.only., James D Carter, Ph.D CHAIRMAN ATTEST: ' r .I?WIGHT`E,:BRO'C ,CLERK "r~ This ordinance filed with the ; Y jz4,44� ..//a( Secretary of Stores Office the day of and acknowledgement of that Approved'as to Form and Legal Sufficiency: film received this day of filing O B g- . Marjori M.Student Assistant County Attorney Words otruck through are deleted; words underlined are added. -1- • ORDINANCE NO.02—26 0 elk ; �\ • \i 41► AN ORDINANCE AMENDING ORDINANCE NUMBER wrt`I/ x_40 Mw 91-102, THE COLJTPR COUNTY LAND DEVELOPMENT CODE WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE OFFICIAL ZONING ATLAS MAP NUMBERED 0614N BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) AND APPROXIMATELY 114 MILE NORTH OF RATTLESNAKE-HAMMOCK ROAD, (C.R. 864) IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, FROM "A" AGRICILTURE c , TO "C-5"; PROVIDING FOR STAFF AND PLANNING Q 17,;71.-4. ca COMMISSION STIPULATIONS; AND BY PROVIDING AN rnil, -o • EFFECTIVE DATE. r u 0 73y O'4 N WHEREAS,Terrance Kepple,of Kepple Engineering Inc.representing Am--60s%,LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY the Board of County Commissioners of Collier County,Florida,that: SECTION ONE: The zoning classification of the real property as more particularly described by Exhibit "A",attached hereto and incorporated by reference herein,and located in Section 14,Township 50 South,Range 26 East,Collier County,Florida,is changed from"A"Agricultural to"C-5"and the Official Zoning Atlas Map numbered 0614N,as described in Ordinance 91-102,the Collier County Land Development Code, is hereby amended accordingly. The herein described real property is the same for which the rezone is hereby approved subject to the following conditions: (EXHIBIT"B") SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,Florida,this ..1.1W. day of ‘72)0.7 ,2002. BOARD OF COUNTY COMMISSIONERS COLLIER CO ,doo,FLO• !eA L'i‘./. BY: `�• IUr•4.—/7/� JAME''.COLETTA,CHAT AN Attachment C . . A.-rOU • eivocpr- -,..m.csOic,CLERK , • g • Atta1t,44 treats $193144ft'lle1 • Approved as to Form and Legal Sufficiency -121146 .9424n:LlatMaijo 4 M.Student. Assistant County Attorney RZ-2001-AR-1353 This ordinonce He'd with thr.: SZCI'ff r., Office the 3 4 d and cs.! L.1.!• 171.:rit of that t!,is /944—day of By /94. Ur: v rl: LEGAL DESCRIPTION Section: 14 _ Township: 50 S Range: 26 E Collier County,Florida Lot: Block: Subdivision: 00417720009 PIat Book Page#: Property I.D.#:00416200007 Metes &Bounds Description: S 1/2, N 1/2,N 1/2,SW 1/4 . w 7/4 and S 1/2,S 1/2,NW 1/4,SW 1/4 EXHIBIT "A" CONDITIONS OF APPROVAL (RZ-01-AR-1353) a) Pursuant to Section 2.2.25.8.1 of the Land Development Code,if,during the course of site clearing, excavation or other construction activity an historic or archaeological artifact is found, all development within the minimum area necessary to protect the discovery shall be immediately stopped and the Collier County Code Enforcement Department contacted. b) An exotic vegetation removal, monitoring and maintenance (exotic free) plan for the site shall be submitted to Current Planning Environmental Staff for review and approval prior to fmal site development plan approval. c) At the time of site development plan review, the petitioner shall provide sidewalks on both sides of the main entrance road serving the project as approved by the Collier County Transportation Department. d) The access road location shall be reviewed and approved by the Transportation Services Department at the time of site development plan review. e) The uses allowed on the site are for a 12,000 square foot retail facility and a 60,000 square foot self-storage facility. The site shall comply with all applicable codes and ordinances,as may be amended or superceded. EXHIBIT`B" STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is 'a true and correct copy of: ORDINANCE 2002-26 Which was adopted by the Board of County Commissioners on the 28th day of May, 2002, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 29th day of May, 2002 . DWIGHT E. BROCK Clerk of Courts and C'.l.. :• . Ex-officio to Board Of ,.,.; - .`• .•_ County Commissioner ; n.?. By: Ellie Hoffman, Deputy Clerk 3466789707 Nrk o I JUL 2003 ORDINANCE NO.03- 31 crt Pi RECEIVED v AN ORDINANCE AMENDING ORDINANCE NUMBER v' c A., 02-26, THE AMERISITE REZONE, TO CORRECT A r r 1,eazztiZOti SCRIVENER'S ERROR DUE TO THE UNINTENTIONAL „= ° ' INCLUSION OF AN INCORRECT LEGAL DESCRIPTION o�' - fm IN THE TRANSMITTAL COPY OF THE ADOPTED o?-1 ti, ORDINANCE; AND BY PROVIDING FOR AN z'"' EFFECTIVE DATE. WHEREAS, the Collier County Board of County Commissioners adopted Ordinance No. 02-26,on May 28,2002,and; WHEREAS,following said action adopting Ordinance No.02-26,Planning Staff determined that Exhibit"A"of the Amerisite Rezone Ordinance transmitted to the Department of State did not contain the correct legal description and therefore constitutes a scrivener's error. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of Collier County,Florida: SECTION ONE: SCRIVENER'S ERROR AMENDMENT TO EXHIBIT"A",LEGAL DESCRIPTION Exhibit"A"of the Amerisite Rezone,Ordinace Number 02-26,is hereby amended to correct a scrivener's error by amending said exhibit to read as follows: Section: 14,Township:50 S,Range:26 E,Collier County,Florida Lot: ,Block: ,Subdivision: 0043-7-720984 0041-8200007 Plat Book Page#: Property I.D.#: 00416800001 Metes&Bounds Description:SE 1/2,N 1/2,N 1/2,SW 1/4,SW 1/4:and S 1/2,S 1/2, NW 1/1,SW 1/4 SECTION TWO: EFFECTIVE DATE This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,,Florida,this ciii.441 day of 9 u.xK. ,2003. <,;ATTEST: BOARD OF C TY C•MMISSIONERS DWIGHT.F..- OCK,Clerk COLLIER C TY,F I RIDA r .D•c. BY: i HENNING,CHAIRMAN ,sca Attest as to Chatronit Approved as to Form andsignature only. Legal Sufficiency: This ordinance filed with the $ cretory of State's Office the Marjo' M.Student doy of Tdgeme a Assistant County Attorney and acknowled9h Se�!'Pf tdhoa� filln received_ • oapury CI N1:17�q 2525272,9,? ORDINANCE NO.04— 2 3 I -APR 2004 1 - N - RECEIVER w AN ORDINANCE OF THE BOARD OF COUNTY '" y COMMISSIONERS AMENDING ORDINANCE NUMBER 91— , _ mss! t,, 102, AS AMENDED, THE COLLIER COUNTY LAND /et zt tt.oe6a DEVELOPMENT CODE WHICH ESTABLISHED THE _•? . COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, -- FLORIDA, BY AMENDING THE OFFICIAL ZONING ATLAS jm MAP NUMBERED 0614S BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED PROPERTY LOCATED ON THE EAST SIDE OF COLLIER BOULEVARD (C.R. 951) 1/4 MILE NORTH OF RATTLESNAKE HAMMOCK ROAD (C.R. 864) IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST,COLLIER COUNTY, FLORIDA,FROM "A" RURAL AGRICULTURAL TO "C-3"; PROVIDING FOR STIPULATIONS;AND PROVIDING AN EFFECTIVE DATE. WHEREAS, Terrance Kepple, of Kepple Engineering, Incorporated, representing Amerisite LLC,in Petition RZ-2003-AR-3973,petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW,THEREFORE BE IT ORDAINED BY THE BOARD OF COLLIER COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that: SECTION ONE: The zoning classification of the real property as more particularly described by Exhibit "A",attached hereto and incorporated by reference herein,and located on the east side of Collier Boulevard(C.R. 951) 1/4±mile north of Rattlesnake Hammock Road(C.R. 864)in Section 14, Township 50 South, Range 26 East, Collier County, Florida, is changed from "A" Rural Agricultural to "C-3" Commercial Intermediate District, and the Official Zoning Atlas Map numbered 0614S, as described in Ordinance 91-102, as amended, the Collier County Land Development Code is hereby amended accordingly,including the following stipulation: Direct access from this site onto CR 951 is prohibited. Access to this tract must be provided via an interconnection with the parcel to the south. The herein described real property is the same for which the rezone is hereby approved. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. Page 1 of 2 Attachment D PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,Florida,this NIA day of Apc i, ,2004. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E.BROCK,CLERK COLLIER COUNTY,FLORIDA r� &Lt• ?�c.`0 l' ,;A C• 4007-7•71"•-/ Deputy CIbik ` = DONNA FIALA,CHAIRMAN Attest aatq•.Cfia�treif' signature... �••••a�� •.�ilall This ordinance filed with the Secretary of State's pffice the day of ,—�- and acknowledgement of thgt fill • rec.ived this sue_day ofl.ii. _•1, Approved as to Form and By %'I- 4,1 IMY Legal Sufficiency: ° c Patrick G.White Assistant County Attorney RZ-2003-AR-3937/KD/sp Exhibit: A: Legal Description Page 2 of 2 LEGAL DESCRIPTION SOUTH 1/2 OF THE SOUTH 1/2 OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 14, TOWNSHIP 50 . SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORDIA LESS THE RIGHT OF WAY. • RZ-2003-AR-3973 EXHIBIT A STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true and correct copy of : ORDINANCE 2004-23 Which was adopted by the Board of County Commissioners on the 13rd day of April 2004, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 15th day of April, 2004 . DWIGHT E. BROCIC'oc,,�ls�ins'^: Clerk of Cour S hd"� Ex-officio tc3.pQxa?'Spf, •. County Commiee 04:Ts By: Linda A. H'o, ' r ' Deputy Clerk+""""'�"��,, Collier Blvd. Commercial Properties Neighborhood Information Meeting(NIM Summary) Petitions: Rezone(PL-201300001652); Conditional Use(PL-201300002241); SSGMPA(PL-20130002249,Petition CPSS-2013-2) Date: Tuesday March 18, 2014 Time: Commenced at 5:35 PM. Concluded at 6:05 PM Location: South County Regional Library Attendance: The meeting was conducted by Bob Mulhere, FAICP, of Hole Montes, and Paula McMichael, AICP, Hole Montes, on behalf of the applicant. Mr. Tom Kepp attended on behalf of the property owner.Nancy Gundlach,AICP, PLA# 1244 and Corby Schmitt,AICP, Principal Planners with Collier County were also in attendance. Four members of the public were in attendance. Mr. Mulhere opened the NIM with introductions, a summary of the process, and an explanation of the three requested petitions: • A SSGMPA to include the northerly 10 acre parcel into the Activity Center; • A Rezone of all three parcels from C-3 and C-5 to C-4; and • A Conditional Use to allow air-conditioned indoor self storage. Questions asked by attendees: What is an ALF? An assisted living facility. There are others in the area. It would not be a large ALF, probably would not use the whole site. How many units of self-storage...how big? There's no offer on the table for a self-storage facility, no one has done a study to see how many units would fit. A rule of thumb for retail is a 10,000 SF building per acre, based on a one-story building and parking and landscaping requirements, so maybe 180,000 SF. Rule of thumb for office is 15,000 SF/acre, which maybe is a better model, as that would accommodate a second or third story. However, self-storage would not use the whole site, maybe five acres at most. Self- storage generally serves developments proximate to the site, within 2-4 miles. It is a low trip- generator. G:\CDES Planning Services\Current\Gundlachaezones\Amersite Rezone PL2013-1652\NIM Summary 03-19-20.docx Attachment E Does the C-4 zoning district allow a gas station? Yes, as does C-3 and C-5, so it is allowed now. The parcels at the corners of the intersection are probably more desirable to gas stations. (Note:A statement was made by a resident of Naples Lakes Country Club that the residents would like to see a gas station and car wash somewhere nearby and would welcome in this location.) Does the site have access from Collier Blvd? Yes, it will probably have a right-in, right-out. A curb-cut already exists. There is a probability of an interconnection with commercial parcels to the south that would give the site a connection to the light at Rattlesnake Hammock. (Representatives from Naples Lakes Country Club expressed concern about lighting for a self- storage facility.) Self-storage would probably be in the back of the site, not along Collier Blvd. Lighting can be designed so that there is no spill-over beyond property lines, using shorter lights, no flood lights. This is required by the code. For the C-4 zoning,what are the possibilities for development?What else could they build? There are a whole range of uses, an extensive list of permitted uses. A 20-foot buffer is required along Collier Blvd., so any use would be well-landscaped and buffered. The Planning Commission will also look closely at permitted uses and remove those not considered to be compatible or suitable for this site. (Bob agreed to email the list of permitted uses and required buffers to the representative from Naples Lakes Country Club, so they can review and see if they have any additional concerns). Prepared by Robert J. Mulhere,FAICP on March 19,2014 G:\CDESPlanningServices\Cun rent\Gundlach\Rezones\Arnersite Rezone PL2013-1652\NIM Summary 03-19-20.docx (AO COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENT I Iae I one I 1271 1 one 1 NISI 1 uiui I ash I Ine I else 1 1111 I 3 : 0 IGIAIIM N u w Collier County i �,�; Florida p N ,• Cl 11' 2 Id ,, r �, u4 w !tal._ - p \� 1* h0 ,....__I. _ �� 'A-.. h/I lid �► litilt N y • N es cv.;■r T VS.f...1� ��f , YN Q �� 1 _____ CW40.0110f IWGI OqM ��RNV [Project PL20130000064/Petition CP-2013-2] 2013 Cycle 2 (TRANSMITTAL HEARING) CCPC: April 17, 2014 BCC: June 2492014 Clerk of Court TABLE OF CONTENTS 2013 Cycle 2 GMP Transmittal Amendments Project PL20130000064/Petition CP-2013-1 CCPC April 17, 2014 AGENDA 1) TAB: Table of Contents DOCUMENT: Table of Contents 2) TAB: Transmittal Staff Report DOCUMENT: CCPC Staff Report: PL20130000064/CP-2013-2, 3) TAB: Transmittal Resolution DOCUMENT: Transmittal Resolution with Exhibit "A" text (and/or maps): PL20130000064/CP-2013-1; 4) TAB: Petition CP-2013-2 DOCUMENT: Project PL20130000064/CP-2013-1 Petition 5) TAB: Legal Advertisements DOCUMENT: CCPC Advertisement 6) TAB: Staff/Applicant Correspondence DOCUMENTS: Correspondence CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center Co rr Co-rnvity STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION, PLANNING AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION HEARING DATE: April 17, 2014 RE: PETITION NO. PL20130000064/CP-2013-2, COLLIER BOULEVARD AND 13TH AVENUE SOUTHWEST NEIGHBORHOOD CENTER — GROWTH MANAGEMENT PLAN AMENDMENT (TRANSMITTAL HEARING) AGENTS/APPLICANT/OWNER: Agent: D. Wayne Arnold,AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Agent: R. Bruce Anderson, Esq. Roetzel &Andress Law Firm 850 Park Shore Drive, Third Floor Naples, Florida 34104 Owner: Larry E. Brooks Trust and LDJ Associates, Ltd. P.O. Box 560083 Miami, FL 33256 GEOGRAPHIC LOCATION: The subject site contains approximately 12.73 acres and is located at the southwest corner of 13th Avenue S.W. and Collier Boulevard (C.R. 951), approximately .38 miles north of Green Boulevard, and approximately .49 miles south of Pine Ridge Road (C.R. 896), in Section 15, Township 49 South, Range 26 East, Collier County, Florida. (Refer to the aerial map on page 7 for the general site location.) - 1 - CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center ' REQUESTED ACTION: This petitioner seeks to amend the Golden Gate Area Master Plan (GGAMP) text, Future Land Use Map and Map Series by: 1. Amending the Estates — Mixed Use District, Neighborhood Center Subdistrict to add a Neighborhood Center, consisting of Tracts 119, 120 and the east 180 feet of Tract 103, Golden Gate Estates, Unit 26; 2. Amending the Future Land Use Map to add the new Neighborhood Center; and 3. Creating a new Future Land Use Map series map to depict the new Neighborhood Center to be titled, "Collier Boulevard and 13th Avenue S.W. Center." The petitioner's proposed text changes, shown in strike-through/underline format (words underlined are added, words ugh are deleted.), are as follows [This text is reflected in the Resolution Exhibit A; staff-recommended alternative text is located at the end of this Report.]: Proposed Golden Gate Area Master Plan Element Text and Map Amendment: [page 23] 2. ESTATES DESIGNATION A. Estates-Mixed Use District 2. Neighborhood Center Subdistrict - Recognizing the need to provide basic goods, services and amenities to Estates residents, Neighborhood Centers have been designated on the Golden Gate Area Future Land Use Map. The Neighborhood Center designation does not guarantee that commercial zoning will be granted. The designation only provides the opportunity to request commercial zoning. a) The Collier County Land Development Code shall be amended to provide rural design criteria to regulate all new commercial development within Neighborhood Centers. b) Locations Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. (See Golden Gate Estates Neighborhood Centers Map). The centers are designed to concentrate all new commercial zoning, and conditional uses, as allowed in the Estates Zoning District, in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial and conditional use development. Four Five Neighborhood Centers are established as follows: ****************************************Text break*************************** ************ • • Collier Boulevard and 13th Avenue S.W. Center This center is located at the southwest quadrant of Collier Boulevard and 13th Avenue S.W. The center consists of approximately 12.73± acres and includes Tracts 119, 120 and the east 180 feet of Tract 103, Golden Gate Estates Unit 26. The western 100 feet of the east 180 feet of Tract 103 may be utilized only for buffers, preserve, open space, and/or water manaqement, of which a minimum preserve/buffer 75 feet in width in which native vegetation shall remain. This area may be utilized for water manaqement detention area, subject to the water management criteria established for neighborhood centers. A wall or fence shall be constructed at least 75 feet from the western property boundary and shall extend from the northern property boundary to the south property boundary. Preserve area setbacks shall not be required adjacent to this preserve/buffer. -2- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center ^ c) Criteria for land uses at the centers are as follows: • Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C-1, C- 2, or C-3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22, 2004, effective October 18, 2004), except as prohibited below. • The Neighborhood Centers located at the intersection of Pine Ridge Road and Collier Boulevard and at Collier Boulevard and 13th Avenue S.W. may be developed at 100% commercial and must provide internal circulation. Any rezoning is encouraged to be in the form of a PUD. This These Neighborhood Centers may also be utilized for single-family residential or conditional uses allowed in the Estates zoning district such as churches, social or fraternal organizations, childcare centers, schools, and group care facilities. *** *** *** *** *** *** *** **** *** *** *** ,t** Text break*** *** *** ********* ****** *** *** ****** Project Description: The petitioner is requesting the approval of a new Neighborhood Center, consisting of Tracts 119, 120 and the east 180 feet of Tract 103, Golden Gate Estates, Unit 26, on +12.73 acres to allow land uses in the Commercial Professional and General Office (C-1), Commercial Convenience (C-2) and General Intermediate (C-3) zoning districts of the Land Development Code, with certain exclusions enumerated in the Neighborhood Center Subdistrict of the Golden Gate Area Master Plan. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE MAP DESIGNATION: Existing Conditions: The subject request includes 3 Tracts within Unit 26, Golden Gate Estates: • Tract 120 is approximately 5 acres and undeveloped; zoned E, Estates; and, designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future Land Use Map. This site is immediately adjacent to the Florida Power and Light Company PUD (PUD Ordinance 82- 73 is attached as an Exhibit to this Staff Report). [According to submittal documents, this property was acquired by the applicant on June 29,1984] • Tract 119 is approximately 5 acres and developed with a single-family home (former model home built by American Dream Builder); zoned E, Estates; and, designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future Land Use Map. [According to submittal documents, this property was acquired by the applicant on February 2, 2010] • East 180 feet of Tract 103 is approximately 2.73 acres and undeveloped; zoned E, Estates; and, designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future Land Use Map. [According to submittal documents, this property was acquired by the applicant on August 31, 1999] -3- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center Surrounding Land Uses: North: Across 13th Avenue Southwest, developed single-family homes; zoned E, Estates; and, designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future Land Use Map. South: Florida Power and Light Company PUD; generally developed with a substation, transmission and distribution lines, vehicle and equipment storage, fueling facilities, and customer service center; zoned PUD, Planned Unit Development; and, designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future Land Use Map. East: Developed with a single-family home; zoned E, Estates; and, designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future Land Use Map. West: Across Collier Boulevard, developed single-family homes; zoned E, Estates; and, designated Estates Mixed Use District, Residential Estates Subdistrict on the GGAMP Future Land Use Map. In summary, the existing and planned land uses in the immediate area surrounding the subject property include the FP&L facilities immediately south of the proposed project site and residential development. STAFF ANALYSIS Appropriateness of Change If approved as submitted, this proposed Growth Management Plan amendment would allow varying types of commercial development — which could include, fast-food restaurants, 24-hour convenience stores, gasoline service stations, and other activities — in an area intended for low density residential development. An evaluation of the project site and surrounding area, commercial needs assessment, population growth in the area, development impacts, infrastructure demands, and other considerations have been analyzed to determine the appropriateness of this proposed change. Background and Considerations Golden Gate Area Master Plan (GGAMP) — Locational criteria limiting commercial and conditional use development in the Estates designation were established with the adoption of the GGAMP in the Growth Management Plan in 1991: GGAMP— 1991: • Commercial development was limited to Estates Neighborhood Centers, site-specific commercial subdistricts, and existing commercially zoned lands. • Conditional use development, except essential services, was limited to Estates Neighborhood Centers, infill development on Golden Gate Parkway and on the west side of C.R. 951, and transitional areas—adjacent to certain non-residential uses. GGAMP Re-study Committee (formed in year 2002)— GGAMP Policy 5.2.3 and revisions to the Estates, Conditional Uses Subdistrict: • The GGAMP Re-study Committee was formed, in part, to study the land use needs of the Golden Gate Community, such as commercial, community facility and institutional uses. -4- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center County staff worked with the Committee to identify appropriate areas to locate new commercial development and conditional uses within the Estates and Golden Gate City. Committee recommendations to the BCC included added provisions for conditional use development, expansion and creation of Neighborhood Centers within the Estates, and the expansion and creation of commercial/mixed-use subdistricts within Golden Gate City. Committee recommendations for expanded commercial and conditional use opportunities and the restriction of these uses in certain areas governed by the Master.Plan were adopted by the BCC in 2003 and 2004, as part of the Phased Re-study Amendments to the GGAMP. GGAMP—Present • Commercial development is limited to Neighborhood Centers, site-specific commercial subdistricts, and existing commercially zoned properties. (Refer to the map on the following page for specific Neighborhood Center and commercial subdistrict locations.) • Conditional use development, except essential services and model homes, is limited to Estates Neighborhood Centers; infill development on the west side of C.R. 951; transitional areas — adjacent to certain non-residential uses or adjacent to Neighborhood Centers; and, two site- specific locations — one on the west side of C.R. 951 and one on the south side of Golden Gate Parkway. [THE REMAINDER OF THIS PAGE WAS INTENTIONALLY LEFT BLANK] -5- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center EXHIBITA PETITION CP-2013-2 LEGEND D�01 mum sesIMIATOIE COMM U[NYNATMN ANNCULTURALANNAL...®ATION `'i'n o MM.. o DueAn AND GOLDEN GATE AREA „ N 120f01At MITTNl. El mom..cam mama.mewl. � °"oc°mNN mower ® ° ' FUTURE LAND USE MAP IA ■�,A-,N OM=summer 102MaltiMic. ,, I•�m ■... Nom° L � WO .10 II mum mamas mama.N909sNT ■..Im x021 Mw....... IMMOKALEE ROAD ■.A.M.9MNm cameos........ / N. ■: own ❑W1S Inrm....lm.. ❑ .e 0.32Tr.1 MS.NC MOO UN OCOMAIIM IMICRIPII01 1 w ) . Is co OIL WELL ROAD E. IM MOKALEE ROAD BRANDALL BOULEVARD el _ VANDERBILT pp.. • BEACH ROAD A e1 g a ii s 8 GOLDEN GATE raj BOULEVARD ❑ ti PINE RBX}E RD. § n WHITE BLVD. p CO ci •••''.••• 111*.AI"N b a G.G.PKWY. .. 1 m �, SUBJECT SITE S qQ CP-2013-2 Bo 1TBBSTATB-7b B.B.si DAVIS BOULEVARD J/ B.R.84 a m y is c S. "4.yt OOLDSI GATE FUTURE LAND USE MAP ' POOP= - FEBRUARY.1991 AMENDED - mE 1,45 4,2007 MEWED - MAY,2 1902 OM.NQ]ml-P MENDED - CLTORAMEN= R 14.20 ANCX - MAY 2p 90 C 1 0 0x0.7p.201-50 AMERCED - A,27,1993 AMENDED - JULY 25,2210 ORD.N0.2110-31 CO AMID/OED - APRIL+z DWI 1010 - x.254 1010 ' AuNNOLO - MM. 1 4, MO ORD.NO.2010-32 a ' MMQIOED - REPIDM ER 14,2011 AM F ENDED - a,IHER 27,,907 0N0.NO.2011-20 A1ENDED - .00.1,199 /MENYED - SEFlF2HR 0.1909 AW• NED - MAY 0 MOO 101 MENDED - MARCH 13,2021 MEMO - WY 14.2912 MG 44"O•1003 SCALE H■emt • ORD.MENDED - OCIWER 20.2054 1 UNDO.N0.2004-71 El 1 MI. 2 MI. 3 MI, 4 M. 5 MI. AN Mr.2005 SND MO.2005-3 PREPARED EPA 0IS/GD MAPPING SECTION ME - JANUARY l;x997 GROWN MANAGEMENT MESON 07-2 /PLANNING M REWLAMM ORO.MO.2007-19 DATE 3/2014 PILE CP-2013-2.0900 928E 927E I R28E - 6- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center Justification, Commercial Analysis and Compatibility: • Justification The applicant's justification for the proposed amendment is that: (1) the subject properties are located immediately north of the Florida Power and Light Planned Unit Development, which is developed with a range of electric utility operations, including an electric generation, transmission and distribution system; (2) the subject properties are fronting on Collier Boulevard — a planned 6- lane facility — which make the tracts unsuitable for single-family development, and more compatible and appropriate for commercial and conditional use development; and, (3) the market conditions study supports commercial and conditional use development within the proposed Neighborhood Center due to anticipated positive population growth. Within the proposed project boundary, the southern property lines of Tracts 120 and the east 180 feet of Tract 103 abut the FP&L site, separated by an existing 75 feet wide buffer/land area between the subject Tracts and the fenced development area of the FP&L facilities (The FP&L PUD Ord. provides for a maximum required setback of 30 feet for side yards); Tract 119 is not adjacent to the FP&L site. Tracts 119 and 120 front Collier Boulevard on their eastern property lines; the east 180 feet of Tract 103 is not adjacent to Collier Boulevard. Further, the western project boundary line abuts single- family development and immediately north of the project boundary, across 13th Avenue S.W. — a local roadway, is single-family development. (See below map for project boundary and Tract orientation.) t. 2fi 1� c -..,-. .: -.,r' 4. ' '' Ajt.."0:4,,, ;. 7, ..i.-_:.:vrt ..-'7,'..ii't\''.117';--- ite.:-f'. ,,, dir., . % .A11#. — - ,,' I ' •' 1....-PV,. - . :.0'0'..,-,-. - -::,..--',310.,::"..,,,'i "Gk., ..,....„. . .... . . ii,„... 4., . ... .. i .„.. . .. . , mi - -1-- 4;.-:..-r-r'''- '-.--... :". 110, .. . o ei - Jt�,te ' 4;r :- M it - w a - : " fit Of- . -- ` .+a �." .' •r v 0,, '� , :1,-...!.,, T ' Y ilk „ r' - -, ° - . . t ttr ' ti ,. `` `w `w ' . it • - <, g !'rrf 11� }.'' `fi r } at, rr, 4+ f . ;{ Despite the uses approved within the FP&L PUD Ordinance and development on the site, Tracts 120 and the east 180 feet of Tract 103 are not eligible for Transitional Conditional Use development under the existing provisions of the Golden Gate Area Master Plan (GGAMP). The Conditional Uses Subdistrict in the GGAMP explicitly limits conditional uses (CU) on Collier Boulevard (C.R. 951) to an infill location (abutting a CU on both sides) and to one specific location near Vanderbilt Beach Road. - 7- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center The Collier Boulevard road widening project has been planned for many years, appearing in the 2025 long range transportation plan at least as early as 2004 (Tract 119 was acquired by the applicant in 2010). There are several residential Estates tracts (developed and undeveloped) along the Collier Boulevard corridor that have been impacted as a result of the right-of-way purchases for the widening project — including tracts between the subject site and the Neighborhood Center to the north. (See attached aerial maps.) Relevant to this Growth Management Plan amendment, approximately 35 feet from Tracts 119 and 120 was purchased from the property owner for the roadway widening project, leaving approximately 4.73 acres of developable land on each Tract. These right-of-way takings on the subject properties are similar to, and in some instances less than, other right-of-way takings along this same corridor, as can be seen on the attached aerials. Subject Tract 119 contains a former model home; it now has less than the required 75 feet front setback due to the right-of-way taking. Other Estates lots to the north also contain single family dwelling units with a lesser setback due to right-of-way takings. One assertion of the petitioner's is that the site is not suitable for residential development because it fronts a future 6-lane roadway. If this assertion is accepted, what does this mean for the other Golden Gate Estates parcels to the north fronting Collier Boulevard all the way to Vanderbilt Beach Road? And for parcels fronting other existing and planned 6-lane roads — the 6-lane segment of Immokalee Road? Golden Gate Parkway? Randall Boulevard? • Commercial (and Conditional Use)Analysis: The firm of Fraser and Mohlke Associates, Inc. conducted a Market Conditions Study, analyzing market conditions for the subject site by identifying a primary trade area (refer to primary trade area on Exhibit L, Market Conditions Study, Section I, 2035 Needs Plan #2b map) with estimated population, commercial square feet demand and commercial square feet supply. During the sufficiency review of the petition, staff met with the consultant and discussed concerns about the identified trade area, correlating data and conclusions. Subsequent to this submittal, Wayne Arnold, the agent for the petitioner, revised the primary trade area (refer to Exhibit V.D., Supplement to Exhibit L, page 7 of 9) in response to staff's concerns, but did not provide revised data to correlate to the revised trade area, rather provided the same data and conclusions that correlate to the original trade area. In short, the data and conclusions regarding commercial square feet demand that were provided in support of the proposed Neighborhood Center (for which staff also has concerns) do not correlate to the revised trade area. Therefore, the commercial square feet demand conclusions reached are invalid. An example of specific concern that appears in both the original Study prepared by Mohlke and then carried forward in the supplemental Study's finding and conclusions, is the data contained in Table 3.03, "Unified Consumer Retail Forecast for the Primary Trade Area (PTA)" and the correlating analysis. These figures in this table are based on population estimates for the original PTA prepared by Mohlke, not the PTA and Secondary Trade Area subsequently provided in the final submittal. Further, the original data and analysis does not identify all potential competing commercial, including vacant square feet and approved commercial square feet not yet built, e.g. Sungate Center CPUD and Brooks Village CPUD. The total commercial demand identified in this table for year 2015 is 372,836 square feet and the competing commercial supply for the inventoried area within this same PTA is over 500,000 square feet, which was not identified in the table. • Compatibility Commercial Expansion: All existing Estates designated Neighborhood Centers are located along at least two major roadways and spatially distributed according to commercial demand estimates. These Centers are designed to concentrate all new commercial zoning and conditional uses in locations where traffic impacts can be readily accommodated and strip and disorganized patterns of development can be avoided. The subject site, proposed as a new Neighborhood Center, is located at the intersection of 13th Avenue S.W. — a local roadway — and Collier Boulevard — an arterial - 8- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center roadway, and is within one-quarter of a mile south of the developed, but not yet built-out, Neighborhood Center located at Pine Ridge Road and Collier Boulevard. Additionally, the subject site is located approximately one-eighth of a mile north of the Golden Gate Estates Commercial Infill Subdistrict (zoned PUD, Sungate Center, and approved for 83,000 sq. ft. of commercial development) and the Collier Boulevard Commercial Subdistrict — extending north from Golden Gate Parkway to Green Boulevard; and located approximately 2 '/-miles north of Interchange Activity Center #9. The creation of a new Neighborhood Center at the subject location has the potential to promote strip-style development and expand commercial land uses to an area already served by existing commercial development, such as the well located and established Neighborhood Center to the north. Further, approval of commercial uses on this +12.73 acre site may be an impetus for owners of the 8 residential tracts located between the subject site and the Neighborhood Center to the north, to seek commercial development through future Growth Management Plan changes, thereby creating a commercial corridor extending from Golden Gate Parkway to Pine Ridge Road (±2 miles). Residential Development: The Collier Boulevard roadway widening project impacts residential development along various segments of the corridor. However, many of the developed and undeveloped residential tracts are oriented east to west, and are greater than 2 % acres in size — providing adequate depth for existing and future residential development, and buffering from Collier Boulevard. The expansion of Collier Boulevard will impact two (TR.119 and TR.120) of the three tracts within the proposed project boundary. The developable area remaining on each of these two tracts after the right-of-way acquisition is approximately 4.73 acres. Tract 119 is developed with a former model home, which will be located approximately 41 feet from Collier Boulevard after it is 6- laned. The conditions on this Tract were created by the placement of the model home at or near the minimum 75 feet front setback to Collier Boulevard then lessened by the road widening project. It should be noted that the agent for the petitioner has stated in the application materials that this home has never been owner occupied — a possible indication that the existing home's location on the tract is undesirable. Tract 120 is vacant, but is impacted to the south by the FP&L uses. The east 180 feet of Tract 103 is not impacted by the widening of Collier Boulevard and it is staff's opinion that it is only minimally impacted by the FP&L site on its southern boundary; the orientation of this Tract is north to south, providing a depth of±660 feet from the local roadway to the southern property line for future residential development and buffering from the FP&L site. Residential development on Tracts 119 and 120 is likely not as desirable as on other Estates tracts within this same area due to existing site conditions, but potentially offer housing options at a lower price point. Staff notes that the single family home on the Estates lot adjacent to the west of the FP&L site was built after the rezoning and development of the FP&L site. Conditional Use Development: Recognizing that residential development on a portion of the subject site may not be desirable and/or appropriate due to existing site conditions — impacts resulting from the Collier Boulevard expansion and intense land uses on the FP&L site — conditional use development would be an appropriate alternative. Conditional uses are generally compatible with residential development, provided appropriate conditions are imposed on the development, e.g. limited hours of operation, enhanced buffering adjacent to residential, etc. Conditional use development on the subject site would allow for transitional land uses between the FP&L site and the surrounding residential development. Conditional uses are generally less intense than commercial uses and typically generate less traffic—this is especially appropriate since the site is adjacent to low density residential development. Environmental Impacts: — The project site is partially vegetated and shall be subject to a fifteen-percent native vegetation retention requirement pursuant to Policy 6.1.1. of the Conservation and Coastal Management Element. - 9- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center Additionally, native vegetation re-growth on the subject site shall also be subject to this Policy and "- Section 3.05.07 B of the Land Development Code. The listed species survey conducted by the environmental consultant documented that there were no listed species occurring on the subject property. An updated listed species survey will be required at the time of submission of a Site Development Plan. Base on these findings, the subject proposal may be deemed consistent with the applicable provisions of the Conservation and Coastal Management Element. Historical and Archaeological Impacts: Historic, archaeological or other cultural resources have not been identified as being present on the subject property, based on a review of the Florida Master Site File by the Division of Historical Resources of the Florida Department of State. The Master Site File is the State of Florida's official inventory of historical and cultural resources. The project will be subject to the accidental discovery of archaeological or historical sites, as required by Policy 11.1.3. of the Conservation and Coastal Management Element and Section 2.03.07 E of the Land Development Code. Public Facilities Impacts: The petitioner prepared public facilities calculations, which were submitted with this petition and are summarized below. • Potable Water: The subject property is located within the Collier County potable water service area. The analysis indicates that the County has a current estimated existing plant capacity of approximately 52 mgd and the proposed project demand of 22,500 gpd demand for the estimated 100,000 sq. ft. of general commercial land uses can be accommodated by County utilities. • Sanitary Sewer: The subject property is located within the Florida Governmental Utility Authority service area. The proposed project will create a demand of approximately 19,500 gpd on the system, which according to the applicant can be accommodated by the Utility. • Solid Waste: The project will be served by Collier County Solid Waste Management. The project is expected to generate waste at a rate of approximately 91.25 tons/year, approximately 85.01 tons/year more than the 5 residential units allowed by right on the existing site. According to the applicant, the county has sufficient capacity to accommodate the project. • Drainage: The proposed project will be required to comply with the SFWMD and County rules and regulations that assure controlled accommodation of storm water events by both on-site and off-site improvements. • Transportation: The roadway network adjacent to the subject site has sufficient capacity to accommodate this proposed project within the 5-year planning period, and as such can be deemed consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. • Schools, Libraries, Parks and Recreational Facilities: The application does not propose an increase in residential density; therefore, no additional demand for services is anticipated. • EMS, Fire, and Police: The subject project is located within the Golden Gate Fire Control and Rescue District. The nearest fire station, EMS services and sheriff substation is located approximately 3 miles from the site on Golden Gate Parkway. - 10- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS: The Neighborhood Information Meeting (NIM) required by Land Development Code Section 10.03.05 F was [duly advertised, noticed and] held on December 2, 2013, at the Golden Gate Community Center, located at 4701 Golden Gate Parkway. Two members of the public, the applicant's team, and County staff — including the Collier County Hearing Examiner (and Collier County Planning Commission Chairman) attended the NIM, and heard the following information: Wayne Arnold, the applicant's agent, provided a full description of the proposed development to the audience, including discussion about the widening of Collier Boulevard to 6-lanes and the incompatibility of low density single-family homes adjacent to the FP & L Substation and Storage Facility. The public speakers' questions are noted in italicized text, followed by the agent's [Wayne Arnold's] responses in bold text. Question #1. What plans do you have for the commercial development? As of now there are no specific plans and no contract purchaser. Question #2. What does general retail mean? Examples include convenience store, grocery store, and etc. Question #3. Is the property the same size as the Brooks Village Shopping Center or is it larger? No, the Brooks Village Center is approximately 21 acres and the subject property is approximately 12 acres. Question #4. Are you required to keep some native vegetation? Yes, the developer would be required to retain 25 percent of the native vegetation, which would be part of the 75 feet wide vegetation buffer along the western property line that is presently required by the Golden Gate Master Plan where commercial is adjacent to residential. The agent closed the meeting at 5:50 p.m. [Synopsis prepared by S. Umpenhour, Planning Technician with Q. Grady Minor and Associates, with edits provided by M. Mosca,AICP, Principal Planner, Collier County Comprehensive Planning Section] FINDINGS AND CONCLUSIONS: The following are findings and conclusions as a result of the review and evaluation of this GMPA request: • A portion of the subject site may not be compatible for residential development. • The applicant's market demand study is inconsistent in that the commercial data and conclusions do not correlate with the revised market area, and therefore is invalid. • Based on the commercial data and population figures submitted in the inconsistent study, there is no additional need for the proposed commercial uses contemplated by this amendment to serve the surrounding residential areas. • This amendment has the potential to impact the surrounding residential uses, and promote and further strip-style commercial development along Collier Boulevard, especially those properties - 11 - CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center located immediately north of the subject site and south of the Neighborhood Center located at Pine Ridge Road and Collier Boulevard. • Approval of this petition based on future 6-laning of Collier Boulevard may set an undesirable precedent for other major road corridors. • As a result of this amendment, there are no significant impacts to public facilities, as defined in the Capital Improvement Element, with respect to Transportation, Potable Water, Sanitary Sewer, Stormwater Drainage and Solid Waste facilities. • Designation of the subject property for Conditional Uses is appropriate and can be supported by the Goals, Objectives and Policies of the Golden Gate Area Master Plan. • Conditional use development on the subject site provides an appropriate transition between the FP&L site and adjacent low-density residential properties. Staff finds that the data and analysis for the subject Growth Management Plan amendment does not support the proposed request to establish a new Neighborhood Center on the project site. LEGAL CONSIDERATIONS: This Staff Report has been reviewed by the County Attorney's Office and is legally sufficient. [HFAC] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition CP-2013-2, as "— submitted, to the Board of County Commissioners with a recommendation not to approve for transmittal to the Florida Department of Economic Opportunity. However, staff would recommend transmittal of the following alternative (Note: double underline text is added, as proposed by staff): A. Estates — Mixed Use District 6. Collier Boulevard and 13th Avenue S.W. Conditional Uses Subdistrict This Subdistrict is specific to Tracts 119. 120 and the east 180 feet of Tract 103, of Golden Gate Estates, Unit 26, and includes three parcels of land containin• +12.73 acres, located on the west side of Collier Boulevard. The intent of this Subdistrict is to •rovide for conditional use development of the Estates zonin• district. The Subdistrict is intended to be com•atible with the nei•hborin• residential uses and will utilize well •lanned access onto Collier Boulevard. Alon• the western •ro•ert bounda a minimum 75- feet wide buffer of native ve•etation shall be •rovided in which no •arkin• or water mana•ement uses are •ermitted. The followin• uses are •ermitted throu•h the conditional use •rocess within the Subdistrict: a. Churches and other places of worship. b. Grou• care facilities (Categories I and II c. Day care centers d. Private schools e. Social and fraternal organizations f. Essential services as set forth in Section 2.01.03 of the Collier County Land Development Code. - 12- CP-2013-2, Collier Boulevard and 13th Ave. S.W. Agenda Item 9.D. Neighborhood Center However, IF the CCPC should determine that this petition, as submitted, provides appropriate data and analysis that warrant a recommendation to approve for transmittal, staff recommends minor modifications to the proposed Subdistrict language as shown below. (Note: single underline text is added, and single ctrikc through text is deleted, as proposed by petitioner; double underline text is added, and double s text is deleted, as proposed by staff.) • Collier Boulevard and 13th Avenue S.W. Center This center is located at the southwest quadrant of Collier Boulevard and 13th Avenue S.W. The center consists of approximately 12.73± acres and includes Tracts 119, 120 and the east 180 feet of Tract 103, Golden Gate Estates Unit 26. The western 100 feet of the east 180 feet of Tract 103 may be utilized only for buffers, preserve, open space, and/or water management, of which a minimum preserve/buffer area 75 feet in width shall be retained with i121=whiel4 native vegetation stial#-Femaii4. This area may be utilized for water management detention area, subject to the water management criteria established for gNeighborhood €Centers. A wall or fence shall be constructed at least 75 feet from the western property boundary and shall extend from the northern property boundary to the south property boundary. Preserve area setbacks shall not be required adjacent to this preserve/buffer. The maximum total floor area allowed in this Subdistrict is 100.000 square feet. Pr.•ert adjacent to this Subdistrict shall not •ualif for a Nei•hborhood Center Transitional Conditional Use. PREPARED BY: - : r _-- DATE: '1` 2 -/ 4/ Michele R. Mosca, fCP, Principal Planner Comprehensive,Planning Section Planning and Zoning Department REVIEWED BY: "' " DATE: Lt ? f David Weeks,AICP, GMP Manager Comprehensive Planning Section Planning and Zoning Department REVIEWED BY: DATE: 4/- 3 ->Y Michael Bosi, AICP, Director Planning and Zoning Department Growth Management Division • APPROVED 4Y: ' DATE: tic. as -ng id_ •dm istrator Growth Mana, - ent Division PETITION NO. PL20130000064/CP-2013-2 NOTE: This petition has been scheduled for the June 24, 2014 BCC Meeting. - 13- r • I • . i c , ..1 r-+ .. C1 J r;r 4; .0 3 ri i v ;, u ''� ti 3 ORDINANCE 82- 73 AN ORDINANCE AMENDING ORDINANCE 82-2 THE COM- PREHENSIVE ZONING REGULATIONS FOR THE UNINCOR- PORATED AREA OF COLLIER COUNTY, FLORIDA BY • AMENDING THE ZONING ATLAS MAP NUMBER 49-26 BY • CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM "E" TO "PUD" PLANNED UNIT DEVELOPMENT FOR FP dL SERVICE AND t. CONSTRUCTION CENTER LOCATED AT THE NW CORNER OF C-951 AND 15 TH AVENUE SW ; AND PROVIDING AN :r EFFECTIVE DATE: 4 WHEREAS, Florida Power b Light, petitioned the Board of County Commissioners to change the Zoning Classification of the herein described real property; NOW, THEREFORE BE IT ORDAINED by the Board of County Commie- i. stoners of Collier County, Florida: s. SECTION ONE: The Zoning Classification of the herein described real property K :, located in Section 15, Township 49, Range 26, Collier County, k. Florida is changed from "E" to "PUD" Planned Unit Development in accordance with the PUD document attached hereto as Exhibit "A" 1• 11 which is incorporated herein and by reference made part hereof. The 1.f.. Official Zoning Atlas Map Number, Number 49-26, as described in Ordinance 82-2, is hereby amended accordingly. N zr Z' rn i7 0 7D rn n u+ co 1— rn moo' a '�i ti :;r`:`. • +,• s ; k A ao:K Olt?. 03 ; ;:. • . .• , • 1 ! •• • .. • C.:, ,I I i . " • c -4 , ' • ' i•-•• et . ... ? i 71 (••• 1.... .r• . • ; -- 4..1 <.• .y f•I lig. ...a 4•: , -..., '..'.; -.1 .....- c., • ,,$ : t 0 .• .1,,.,. SECT:ON•TWO: . .. , •...) t• r■-, ....-..., , •..e: This Ordinance shall become effective upon receipt Of notia .; j ..- . that is has been filed with the Secretary of State. -' . ' . • ..-. .,. DATE: August 24, 1982 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA • 4 ,............... . . :'. ...-,:, .0,.,..•AT$EST: . BY: C/410, fleti-^i . : • 0 '4;i: WiLLIAM J REACAN, CLERK C.R. RUSS" IMER . CHAIRMAN ... : ... :I ••3 - 17 1 '; ''. ..." . f. : /14110, ,■ ., •. • •:- -1 . ...01.0. ■ :, Or . . •• p e ..• ' **• I. . .........••• , ' . ,R-82-23C PUD r t STATE cc FLORIDA ) .-! . CCM? OF COLLIER ) ,.. :.' •,:.. • WILLIM1 J. REAGAN, Clerk of Courts in and for the Twentieth ,:. Judicial Circuit, Collier County, Florida, do hereby certify that the • foregoing is a true original of: ' ORDINANCE NO. 82-73 A uhich was adapted by the Board of County Ccurdssicners durinc7 Regular V- Session August 24, 1982. Ii., . liTINESS my hand and the official seal of the Borimi-of County J'4 Commissioners of Collier County, Florida, this 25th day of August, 1°R2. :-i 7,;• 41ILIAt' J. REAGAN ' .............. e. Clerk of Courts and Clerk ,•• ...,,,,,. ...4 . ,;•.#' Ex-officio bp Roard of .. ,\.. ....u..!.en ,.. • ... .•• ....• .• .t. % County Conrd.ssioners .:',........4..• ' :-...,•,,, .. [-•• : ."'. %:•■•r•. '4, . . 4,, ,4- •. • 1--,,.1 • ■ BY ......i■ --/-••-•:----- ...i....s.....1 ..:.,• . .. :.: 319 r MacTrif - y r -if;,4 • - •2•. .1 .-w,-.,--- ..1 _?. .. This ordinance filed with the Secretary of State's OffiCb"Ehe. the 31st day of August, 1982 add acknowledgement of that filing . . received this 3rd day of September, 1982. . . . .. .. : . BY ..6 ,e.dt_zDeputy Clerk - }-'),•' - t.... • ' V' • ...-••-•4,.• • ••• - -.-... • • •• •- i.4" 4 • : a • I I • . • . i • . . • '' • - . 1: 1;11,1i1 ' --- 1••?:•... 4- . % 01.AA' 04 PACE . '7 •'41:' tOOX 0 : t - . . • . : _v. ,., . . - - • . .. ... .. .___.. .. ___......___ . . ... _ _____.. ______ _ •__ _ _ • r • ..t .n • • Y PLANNED UNIT DEVELOPMENT FOR FLORIDA POWER & LIGHT COMPANY PREPARED BY: WILSON, MILLER, BARTON, SOLL & PEEK, INC. 1383 Airport Road North Naples, Florida 33942 • it • is 0 'Y • Date Issued: May 4, 1982 Date Approved by C.A.P.C.:August 5, 1982 FT wS,_ �• Ati• • SOU Oil FACE OS • • • A . • j i 3 • 1 • 1 I i r....1 a i. r i • s- T v Ia ..1 is 1+� INDEX - t.. :i F PAGE F SECTION I: '" STATEMENT OF INTENT AND PROPERTY DESCRIPTION 1-1 SECTION II: • DEVELOPMENT REGULATIONS 2-1 • SECTION III: GENERAL DEVELOPMENT COMMITMENTS 3-1 • 1 i . i t • %iy i • ',IT. A II 6031( 016 PACE OS ',w. a � r. 1 SECTION I `" T' 1: STATEMENT OF INTENT AND PROPERTY DESCRIPTION, CD 1.1 . STATEMENT OF INTENT • 5 The purpose of this statement is to express the intent of the Florida Power & Light Company, P.O. Box 1187, 955 Tenth Avenue North, Naples, Florida 33940, to develop property it owns in Unit 26, Golden Gate Estates for its own use in accordance with the applicable Collier County regulations and standards set forth in this PUD document. 1.2. LEGAL DESCRIPTION Tracts 121 , 122 and the east 180 feet of Tract 102, Golden Gate Estates, Unit 26, according to the map of plat therein recorded in Plat Book 7, at page 15, of the Public Records of Collier County, Florida. • 1.3. GENERAL DESCRIPTION A. The property is approximately 12.15 acres of land located at the northwest corner of the intersection of S.R. 951 and 15th Avenue S.W. in Golden Gate Estates, Collier County, Florida. B. The property was zoned E-Estates prior to the adoption of this PUD zoning document. 1-1 yA Y.. • D03K O16 PAGE ' i A M r- I W- ... y I "P- . f . . - ,-i • .ti C, . - ,_.0 d •a SECTION II DEVELOPMENT REGULATIONS w 2.1 . PURPOSE The purpose of this Section is to set forth the regulations for the development of the property. 2..2. USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than the following: a. Permitted Principal Uses and Structures - 1. Administrative, customer services and related commercial building(s) , function(s) and facilities. 2. Fences (eight (8) feet maximum height) . 3. Materials and equipments, open or covered, storage area(s) and building(s) . 4. On-site utilities and water management areas. 5. Power distribution sub-station. 6. Transmission, distribution, communication, construction, operation and maintenance materials and . equipment. 7. Vehicular and truck parking area(s) and fueling facilities. B. Any other Florida Power & Light Co. uses which are comparable in nature with the foregoing uses and which the zoning director determines to be • compatible. i., 2-1 i 't k ' a . it ; 6w0■ 01s PAGE Qg . . • , • • s A • - r ' b. Permitted Accessory Uses and Structures 7" pi 1. Accessory uses and structures customarly associated '•; with the uses permitted in this docuOat. 3 2. Security Lights 3. Signs c. Prohibited Uses and Structures 1. Any non-Florida Power z Light Company related uses or structures. 2. Any use or structure not specifically or by reasonable implication permitted herein. 2.3. DEVELOPMENT STANDARDS a. Minimum Yard Requirements 1 . Front Yard: Seventy-five (75) feet. 2. Side Yard: Ten( 10%) of the width of the lot not to exceed a maximum requirement of thirty (30) feet. 3. Rear Yard: Seventy-five (75) feet. 4. Accessory structures: as required by applicable zoning regulations. b. Maximum Heights of Structures 1. Buildings: Thirty (30) feet. Transmission and distribution lines, towers and the like are exempt from height restrictions. c. Minimum Floor Area for enclosed Principal Structures 750 square feet d. Signs As permitted by applicable zoning regulations. e. Minimum Off-Street Parking As required by applicable zoning regulations. 2-2 T • y ! t _ to:,, O$ PACs 09 t • I r1 A .. r } . . . f : ^ .n i-� SECTION III u r ,o GENERAL DEVELOPMENT COMMITMENTS ;� . 3.1 . PURPOSE • $.. The purpose of this section is to set forth general commitments for the development of the property. 3.2. THE PUD MASTER PLAN o a. The design criteria and layout illustrated on the Master Plan (Wilson, Miller, Barton, Soll & Peek, Inc. Drawing No. RZ-75) shall be understood as preliminary and flexible so that, the final design may best satisfy the project and comply with applicable regulations. • b. Minor design changes shall be permitted subject to County staff approval. c. All necessary easements, dedications, or other instruments shall be granted to insure the continued • operation and maintenance of all service utilities. 3.3. FIRE PREVENTION/PROTECTION The development shall comply with applicable fire codes and regulations. 3.4. WATER MANAGEMENT The water management system shall comply with applicable requirements. The final water management system design shall be reviewed and approved by the County Engineer prior to commencement of development. • j' 3-1 7' r l '. _... 1..i . ECOK O16 PAGE 10 '%. ■ r r a• e:. £ t r . �i . r> 7 ;. 3.5. UTILITIES s cm • it a. All utilities shall be provided to com ly with applicable regulations. A b. Utility systems shall be coordinated with and approved by the County Utilities Division prior to their installation as may be required by applicable regulations. c. An on-site sewage treatment and disposal facilities or a septic tank system, as may be appropriate, shall be provided. d. A water supply system shall be made available to the development by means of either an on-site well(s) or by extending the existing Golden Gate system to the site. Should the developer choose to extend the existing water distribution facilities from Golden Gate City as supplied by Avatar Utilities, Inc., the following items will be required: 1. Avatar Utilities will be required to make application to the Board of County Commissioners to extend the limits of its existing franchise area. Approval of the franchise extension must be granted prior to the extension of any utility facilities. 2. All construction plans and technical specifications for the proposed utility facilities must be reviewed and approved by the Utility Division prior to commencement of construction, to insure that no conflicts will exist between proposed County Regional transmission facilities and the proposed utility work for this project. 3. All on-site and off-site utility facilities constructed by the developer in connection with the development shall be constructed to County standards at no cost to the County and shall be deeded to the County Water-Sewer District, in accordance with 1- applicable County ordinances and regulations. The utility facilities shall be operated by the County r.'. Utility Division or leased back to Avatar Utilities for operation and maintenance under separate 7.'s- agreement with the County Water-Sewer District. 3-2 !1:- . ,z E. UrjA M6 PACE 11 i f.. LOU RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE GOLDEN GATE AREA MASTER PLAN ELEMENT, GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES, TO REVISE THE NEIGHBORHOOD CENTER SUBDISTRICT TEXT OF THE ESTATES MIXED USE DISTRICT TO ADD A NEW NEIGHBORHOOD CENTER AT THE SOUTHWEST QUADRANT OF COLLIER BOULEVARD AND 13111 AVENUE SOUTHWEST, AND FURTHERMORE RECOMMENDING TRANSMITTAL TO THE DEPARTMENT OF ECONOMIC OPPORTUNITY' (DEO). THE SUBJECT PROJECT IS 1.2.73+ ACRES AND IS LOCATED IN SECTION 15, TOWNSHIP 49 SOUTH, RANGE 26 EAST,COLLIER COUNTY,FLORIDA, [PL20130000064/CP-2013-2) WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier ,..� County Growth Management Plan on January 10, 1989;and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, The Larry Brooks Trust and LDJ Associates Ltd. have requested an amendment to the Golden Gate Master Plan Element, Golden Gate Future Land Use Map and Map Series to revise the Neighborhood Center Subdistrict of the Estates Mixed Use District to add a new Neighborhood Center at the southwest quadrant of Collier Boulevard and 13th Avenue Southwest;and WHEREAS, on April 17, 2014, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it.by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners;and WHEREAS, on June 24, 2014, the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184,F,S., and 1 PL20130000064CP-2013-2—Neighborhood Center Subdistrict Rev.03/05/14 Words underlined are added;words st�^•�have been deleted; * * *indicates break in pages WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty(30)days to review the proposed amendment and DEO must transmit, in writing, to Collier County its comments within said thirty (30) days pursuant to Section 163.3184,F.S,; and. WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty(180)days of such receipt pursuant to Section 163.3184,F.S.;and WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3),F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit `A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion,second and majority vote this day of ,2014. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK,CLERK COWER COUNTY, FLORIDA BY: Deputy Clerk TOM HENNING,Chairman Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit"A" CPU 4-CMP-009 RN 1 2 PL20I300000641CP-2013-2—Neighborhood Center Subdistrict Rev.03/05/14 f / Words underlined are added;words ' through have been deleted; * * * indicates break in pages Exhibit A C P-2013-2 2. ESTATES DESIGNATION [Page 22] A. Estates-Mixed Use District 2. Neighborhood Center Subdistrict Recognizing the need to provide basic goods, services and amenities to Estates residents, Neighborhood Centers have been designated on the Golden Gate Area Future Land Use Map. The Neighborhood Center designation does not guarantee that commercial zoning will be granted. The designation only provides the opportunity to request commercial zoning. a) The Collier County Land Development Code shall be amended to provide rural design criteria to regulate all new commercial development within Neighborhood Centers. b) Locations Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. (See Golden Gate Estates Neighborhood Centers Map). The centers are designed to concentrate all new commercial zoning, and conditional uses, as allowed in the Estates Zoning District, in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial and conditional use development. Four Five Neighborhood Centers are established as follows: *** *** *** *** *** *** *** **** *** *** *** *** *** Text break *** *** *** *** *** *** *** *** *** *** *** *** * • Collier Boulevard and 13th Avenue S.W. Center This center is located at the southwest quadrant of Collier Boulevard and 13th Avenue S.W. The center consists of approximately 12.73± acres and includes Tracts 119, 120 and the east 180 feet of Tract 103, Golden Gate Estates Unit 26. The western 100 feet of the east 180 feet of Tract 103 may be utilized only for buffers, preserve, open space, and/or water management, of which a minimum preserve/buffer 75 feet in width in which native vegetation shall remain. This area may be utilized for water management detention area, subject to the water management criteria established for neighborhood centers. A wall or fence shall be constructed at least 75 feet from the western property boundary and shall extend from the northern property boundary to the south property boundary. Preserve area setbacks shall not be required adjacent to this preserve/buffer. c) Criteria for land uses at the centers are as follows: • Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C-1, C- 2, or C-3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22, 2004, effective October 18, 2004), except as prohibited below. 1 [Single underline text is added, and single strike through text is deleted.] • The Neighborhood Centers located at the intersection of Pine Ridge Road and Collier Boulevard and at Collier Boulevard and 13th Avenue S.W. may be developed at 100% commercial and must provide internal circulation. Any rezoning is encouraged to be in the form of a PUD. This These Neighborhood Centers may also be utilized for single-family residential or conditional uses allowed in the Estates zoning district such as churches, social or fraternal organizations, childcare centers, schools, and group care facilities. *** *** *** *** *** *** *** **** *** *** *** *** Text break *** *** *** *** *** *** *** *** *** *** *** 2 [Single underline text is added, and single strike through text is deleted.] EXHIBIT A PETITION CP-2013-2 ' LEGEND 0� *� - URBAN DESIGNATION ESTATES DESIGNATION AGRICULTURAL/RURAL DESIGNATION MUD I EST R CT MED W Denver RURAL SETTLEMENT MENT ARE A D ISTRICT ▪ RB N RESID NTk SUBDISTRICT ❑REBDD°AL Si"R SUBDISTRICT OVERLAYS AND HIGH GOLDEN GATE AREA D� SUBOISIRICT SPECIAL FEATURES ■ RNTD9NCENTER COMMERCIAL RJBDISTRICT 0DGNeDRN EN"....R.T grO2=24,7,0=TRAL FUTURE LAND USE MAP COMM. RRDT • IM =GILT ..MI.USE AMA,CENTER SUBDISTRICT , , RESDENTAL SUBDISTRICT DENSTY BAND 11. GBS R BA COMMERCIAL , , DCM ERCIAL=TROT ■SANTA BARBARA COMMERCIAL S eDI3 RI T ■INTERCHANGE ACTN,Y CENTER SUBDISTRICT •ClEAt cOMNEROAL 9JeOISTRICT "L (AS DIN ESCRIBED ELEMENT M P.) ■DOWER BOULEVARD COMMERCIAL SUBDISTRICT •RIME R..R..MIUD U........' IMMOKALEE ROAD •RANDALL BOULEVARD COMMERCIAL SAINSTRICT I CZ •=MAT"EBTA183 ❑COA0 ACNET01 185 COMMEROAL ❑DE E EAROISTRICT MO OT BE INTERPRETED WITHOUT THE GOALS, DESO SECnOV OP THE GOLDEN CATE AREA MASTER PLAN. RPnOx 1 > o co oo Q W 1 j OIL WELL ROAD F 5 0 m IMMOKALEE ROAD N RANDALL BOULEVARD m d 3 a co VANDERBILT\ BEACH ROAD W m U GOLDEN GATE BOULEVARD ❑ rel Z z < o 0 PINE E RD. 3 I"� WHITE BLVD. > +u' a a .w2 a E" a/ ♦ o 77 a m' m a w E G.G.PKWY. . i a EL SUBJECT SITE a O F w� CP-2013-2 a ■� o� o a.G: > w INTERS w TATE,75 S.R. 84 F / Z J DAVIS BOULEVARD c'' S.R.84 a P. w n • m A PE C O dS 90 V J W O FI ,.a m F a kN fJ tM GOLDEN GATE FUTURE LAND USE MAP ADOPTED - FEBRUARY.1991 AMENDED - DECEMBER 4,2007 ORD.N0.2007-77 C AMENDED - MAY 19,1992 AMENDED - OCTOBER 14,2008 AMENDED - MAY 25,1993 ORD.N0.2008-59 t AMENDED - JULY 27,1993 AMENDED - JULY 28,2010 .l DRD.N0.2010-31 3 cn AMENDED - APRIL 12,1994 AMENDED - JULY 28.2010 m ▪ AMENDED - MARCH 14,1995 DID.NO.2010-32 LEO AMENDED - SEPTEMBER 14,2011 AMENDED - OCTOBER 27.1997 ORD.N0.2011-29 F AMENDED - APRIL 14.1998 AMENDED - SEPTEMBER B.1998 w AMENDED - MAY 9,20 D 1999_ O AMENDED - MAY 9,2000 ....+1.9. AMENDED - MARCH 13,2001 AMENDED - MAY 14.2002 AMENDED - SEPTEMBER 10,2003 SCALE •■ ORD.NO.2003-44 AMENDED - OCTOBER 28,2004 I I 1 I I I ORD.NO.2004-71 0 1 MI. 2 MI. 3 MI. 4 MI. 5 MI. AMENDED - JANUARY 25.2005 ORD.NO.2005-3 PREPARED BY: GIB/CAD MAPPING SECTION AMENDED - JANUARY 25,2007 GROWTH MANAGEMENT DIVISION/PLANNING&REGULATION ORD.N0.2007-19 DATE:3/2014 FILE:CP-2013-2.DWG I R26E I R27E I R28E EXHIBIT A PETITION CP-2013-2 COLLIER BOULEVARD/13TH AVENUE S.W. CENTER �' Collier County, Florida oa01 ,,,,•. AT BEACH ROAD EXT. //. AA PINE RIDG e' ,,.. . :la . s /Fr a a1 ../K . A x dirr gq . 1. . 14 • . Ag x SUBJECT SITE r „, ., CP-2013-2 A z F O ., . . LEGEND GOLDEN GATE NEIGHBORHOOD / ESTATES CENTER I I I 0 1/2 MI. 1 MI. PREPARED BY: GIS/CAD MAPPING SECTION GROWTH MANAGEMENT DIVISION / PLANNING & REGULATION DATE: 3/2014 FILE: CP-2013-2B.DWG COPY COLLIER BouLEvARD AND 13TH AVENUE W . CENTER APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN SECTION 15 TOWNSHIP 49 SOUTH RANGE 26 EAST PREPARED FOR: Larry E. Brooks LDJ Associates, Ltd. PO Box 560083 Miami, FL 33256 BY: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 And Bruce Anderson Roetzel and Andress 850 Park Shore Drive, Trianon Centre Naples, Florida 34103 February 22, 2013 Revised May, 2013 Revised January, 2014 Explanation/Justification for Proposed Amendment CP-PL20132000064 Collier Boulevard and 136 Avenue S.W. Center This amendment proposes to amend the Golden Gate Area Master Plan by adding the subject properties to the Neighborhood Center Subdistrict land use designation and identifying the new Neighborhood Center as the "Collier Boulevard and 13th Avenue S.W. Center". The properties are located immediately north of the Florida Power & Light PUD, which has been developed with a range of electric utility operations, including an electric generation,transmission and distribution system. The location of the subject properties adjacent to this quasi-industrial land use and fronting on Collier Boulevard which is planned to be 6-laned in the next fiscal year make them unsuitable for development of single-family dwelling units which are one of the few permitted uses under the present Estates Designation. The proposed inclusion of the subject properties in the Neighborhood Subdistrict will allow the properties to be developed with a range of commercial uses and conditional uses, which from a land use perspective is a more compatible and appropriate land use relationship than that permitted under the current plan designation. We have prepared a market conditions study in support of this plan amendment which has identified that the market area served by commercial development at this location has an anticipated positive population growth supportive of the proposed Neighborhood Center designation. APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER DATE RECEIVED PRE-APPLICATION CONFERENCE DATE DATE SUFFICIENT This application,with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Department,Suite 400,2800 North Horseshoe Drive,Naples,Florida 34104.239-252- 2400(Fax 239-252-2946). The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing.The applicant will be notified in writing,of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18(both attached). If you have any questions,please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant Larry E. Brooks Company LDJ Associates, Ltd. Mailing Address P.O. Box 560083 City Miami State FL Zip Code 33256 Phone Number 305.238.5232 Fax Number B. Name of Agent* D. Wayne Arnold • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company/Firm Q. Grady Minor and Associates, P.A. Mailing Address 3800 Via Del Rey City Bonita Springs State FL Zip Code 34134 Phone Number 239.947.1144 Fax Number 239.947.0375 Email Address warnold(c7gradyminor.com Company/Firm Bruce Anderson, Roetzel and Andress Mailing Address 850 Park Shore Drive, Trianon Centre City Naples State FL Zip Code 34103 Phone Number 239.649.6200 Fax Number 239.261.3659 Email Address bandersonralaw.com C1. Name of Owner(s) of Record Larry E. Brooks Trust Mailing Address P.O. Box 560083 City Miami State FL Zip Code 33256 C2. Name of Owner(s) of Record LDJ Associates, Ltd. Mailing Address P.O. Box 560083 City Miami State FL Zip Code 33256 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. (Please see Exhibit I.D. attached) Page 1 of 5 CBGMPA II. DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. Name and Address, and Office Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest Larry E. Brooks Trust 50% Larry E. Brooks and Maria R Brooks 50% D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership LDJ Associates, Ltd. Larry E. Brooks, 8800 SW 116 Street, Miami, FL 33176 33.3333% David L. Brooks, 520 Falcon Ave, Miami Springs, FL 33166 33.3333% James E. Brooks, 9520 Oak Crest Dr, Manvel, TX 77578 33.3333% E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Name and Address Percentage of Ownership F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (08/84, 08/99, 02/2010) leased (): _Terms of lease yrs/mos. Page 2 of 5 CBGMPA If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf,to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY A. LEGAL DESCRIPTION Please see Exhibit III attached B. GENERAL LOCATION Subject property is located on the west side of Collier Boulevard adjacent to the northern property boundary of the FPL PUD and the south side of 13`h Ave SW. C. PLANNING COMMUNITY Golden Gate Estates D. TAZ 191 E. SIZE IN ACRES 12.73± F.ZONING E. ESTATES G. SURROUNDING LAND USE PATTERN Estates Designation ZONING: PUD, E H. FUTURE LAND USE MAP DESIGNATION (S) Estates Designation IV.TYPE OF REQUEST A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB-ELEMENT(S)TO BE AMENDED: Housing Element Recreation/Open Space Traffic Circulation Sub-Element Mass Transit Sub-Element Aviation Sub-Element Potable Water Sub-Element Sanitary Sewer Sub-Element NGWAR Sub-Element Solid Waste Sub-Element Drainage Sub-Element Capital Improvement Element COME Element Future Land Use Element ✓ Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE(S) 27 &28 OF THE Golden Gate Area Master Plan AS FOLLOWS: (Use Strikc through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Estates Designation TO Estates (Estates Mixed Use District, Neighborhood Center Subdistrict) D. AMEND OTHER MAP(S)AND EXHIBITS AS FOLLOWS: (Name & Page#) Golden Gate Estates Neighborhood Centers E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Create Collier Boulevard and 13th Avenue S.W. Center Map Page 3 of 5 CBGMPA V. REQUIRED INFORMATION NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1" = 400'. At least one copy reduced to 8%x 11 shall be provided of all aerials and/or maps. A. LAND USE Exhibit V.A. Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning)with subject property outlined. Exhibit V.A. Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit V.A. Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION Exhibits V.B Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL Exhibit V.C. Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A"ABOVE. Exhibit V.C. Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2(Copies attached). 1. INSERT"Y" FOR YES OR"N" FOR NO IN RESPONSE TO THE FOLLOWING: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5),F.A.C.) If so, identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-11.006(1)(a)7.a, F.A.C.) N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Y, Exhibit VD Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? Page 4 of 5 CBGMPA (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-11.007, F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on the following public facilities: Exhibit V.E Potable Water Exhibit V.E Sanitary Sewer Exhibit V.E.1.c Arterial & Collector Roads: Name of specific road and LOS Golden Gate Parkway Goodlette Frank Road Exhibit V.E Drainage Exhibit V.E Solid Waste Exhibit V.E Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit V.E Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools, and emergency medical services.) 3. Exhibit V.E Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: Zone X Flood zone based on Flood Insurance Rate Map data (FIRM). N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). N/A Traffic Congestion Boundary, if applicable. N/A Coastal Management Boundary, if applicable. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION Provided $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. $9,000.00 non-refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. To be provided Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly. Exhibit V.G. Proof of ownership (Copy of deed). Exhibit V.G. Notarized Letter of Authorization if Agent is not the Owner(see attached form). Provided 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 25 copies of the complete application will be required. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1"=400' or at a scale as determined during the pre-application meeting. Page 5 of 5 CBGMPA COPY EXHIBIT I . D . PROFESSIONAL CONSULTANTS Collier Boulevard Exhibit I.D. Professional Consultants Planning/Project Management: Q. Grady Minor and Associates, P.A. D. Wayne Arnold, AICP 3800 Via Del Rey Bonita Springs, FL 34134 (239) 947-1144 (239) 947-0375 fax warnold @gradyminor.com Roetzel and Andress Bruce Anderson 850 Park Shore Drive Trianon Centre, 3rd Floor Naples, FL 34103 (239) 649-2708 banderson @ralaw.com Transportation: JMB Transportation Engineering, Inc. James M. Banks, P.E., President 761 21st Street NW Naples, FL 34120 (239) 919-2767 jmbswte @msn.com Environmental: Environmental Consultants, Inc. Marco Espinar 3880 Estey Avenue Naples, FL 34104 (239) 263-2687 marcoe @prodigy.net Market Study: Fraser & Mohlke Associates Incorporated Chuck Mohlke 1400 Pompei Lane, Apt 45 Naples, FL 34103-8971 (239) 262-1410 framoh @aol.com Exhibit I.D. Page 1 of 9 D. Wayne Arnold, AICP Principal, Director of Planning GradyMinor Education Mr. Arnold is a Principal and co-owner of the firm and serves as the • Master of Urban Planning, Secretary/Treasurer and Director of Planning. As Director of Planning, Mr. University of Kansas, Arnold is responsible for and oversees services related to plan amendments, Lawrence property rezonings, expert witness testimony, ROW Acquisition, public • Bachelor of Science,Urban participation facilitation, and project management. Mr. Arnold previously and Regional served as the Planning Services Director at Collier County, where he oversaw Planning/Geography, the County's zoning, comprehensive planning, engineering, platting and Missouri State University Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has Professional Registrations! prior Florida planning experience with Palm Beach County Government and Affiliations the South Florida Water Management District. • American Institute of Mr.Arnold has been accepted as an expert in land planning matters in local and Certified Planners(AICP) • American Planning state proceedings. Association(APA) • Urban Land Institute,S.W. Florida Chapter,Board of Relevant Projects Directors 1996 • Collier County Rural Fringe • Collier County Growth Management Plan Committee,Chairman, 1999 • Marco Island Master Plan = Collier County Streetscape Immokalee Area Master Plan Ad hoc Committee, 1999 • Collier County Land Development Code �1 • • Leadership Collier,Class of 2000 • Logan Boulevard Right-of-Way Acquisition Planning Analysis • Bonita Springs Chamber of • U.S.41 Right-of-Way Expansion Planning Analysis Commerce Government • Copeland Zoning Overlay Affairs Committee • Collier County Government Center Development of Regional impact(DRI) • Collier Building Industry • Winding Cypress DRI Association,Board of • Pine Ridge/Goodlette Road Commercial Infill District Directors • Lely Lakes PUD Rezoning • Collier County Jr.Deputy • Henderson Creek Planned Development/Growth Management Plan League,Inc.,Board of Directors Amendment • Orangetree(Settlement Area) Growth Management Plan Amendment • Mercato Mixed Use Planned Development • North Point DRI/MPD • Vornado RPUD :: • Orange Blossom Ranch MPD — • Palermo Cove RPD Q. Grady Minor&Associates, P.A. Civil Engineers• Surveyors • Land Planners •Landscape Architects Exhibit I.C. Page 2 of 9 Qualifications Summary for R. Bruce Anderson Bruce Anderson is a partner in the Naples office of the Roetzel & Andress law firm. Mr. Anderson's practice focuses on governmental law with an emphasis on land use planning, zoning, development and environmental issues. He is also a Florida Supreme Court Certified Circuit Court Mediator. Mr. Anderson has practiced law in Collier County since 1982 beginning in the County Attorney's office, and is also admitted to practice in Illinois. He has represented property owners on the complete range of land use issues including rezoning, comprehensive plan amendments, environmental regulations, state growth management law compliance and public/private partnerships. Mr. Anderson serves on the Board of Directors of the Greater Naples Chamber of Commerce and the Urban Land Institute, Southwest Florida District Executive Council. He is an "AV" rated attorney, the highest rating by the Martindale Hubbell Law Directory. Mr. Anderson has also been selected for inclusion in the Best Lawyers in America for Land Use and Zoning from 2007 through 2013 and in 2012 was honored by them as Land Use & Zoning Lawyer of the Year for Collier and Lee Counties. Mr. Anderson earned a juris doctorate degree from Stetson University College of Law and a bachelor of science degree from Illinois State University. 4426724_4 „...1 Exhibit I.D. Page 3 of 9 JAMES M. BANKS, P.E., PRESIDENT Certifications&Positions Bachelor of Science Degree in Civil Engineering - University of Kentucky, 1986 Professional Engineer-State of Florida—Reg. No.43860, 1991 to Present JMB Transportation Engineering,Inc., President/Owner-2007 to Present Q&E Overview Mr. Banks has been actively involved in the fields of traffic/transportation engineering and planning since 1987. During the past 25 years, he has developed a comprehensive knowledge within these disciplines and is regarded as an expert within his profession. Mr. Banks has represented a wide range of clientele in both the public and private sectors. Public sector clients include airport authorities & FAA, local and state municipalities,county commissions, public school boards, city councils, planning boards,and city/county attorneys. Private sector clients have been land planners, land use attorneys, right-of-way acquisition attorneys, engineers, surveyors, architects and developers. Corridor Planning Mr. Banks has conducted a significant number of roadway corridor studies for both the public and private sectors. His work efforts included developing a comprehensive and strategic corridor improvement plan to meet the long term transportation objectives for the area. By forecasting area- wide long range traffic demands, Mr. Banks developed transportation needs plans in order to ensure adequate roadway capacity. Example projects are Alico Road Six-Laning, Lee Boulevard Improvements, Southwest International Airport's Transportation Needs Plan, Bonita Beach Road Access Management Plan, and Fort Myers Beach -Time Square Traffic Circulation Study. Transportation Design Mr. Banks has been engineer of record on numerous transportation design projects; such as, complex intersection design, signalization, street lighting, maintenance of traffic plans, signing and pavement marking plans,vehicular accident analysis, major roadway improvement design,traffic calming plans, railroad crossing design, and access management plans. Projects include Colonial Boulevard Improvements,Immokalee Road Widening Project, Lee Boulevard Six-Laning, Bonita Beach Road and Alico Road Widening. Expert Witness Mr. Banks has provided expert witness testimony at numerous court proceedings and public hearings regarding traffic/transportation related matters. He has testified in various forums; such as, county commission meetings, hearing examiner reviews, courts of law, public workshops, port authority meetings,and peer review functions.Types of issues that Mr. Banks provided testimony for were right-of-way acquisition cases;zoning and land use amendments, land development projects, corridor studies, roadway improvement projects,transportation improvement projects, and airport construction projects. Exhibit I.D. Page 4 of 9 RESUME Marco A.Espinar Bilingual: English&Spanish 3880 Estey Avenue Office: 239-263-2687 Naples,Fl 34104 Home 239-263-2747 EDUCATION Cardinal Mooney High School Diploma 1980 Sarasota, Florida Manatee Junior College AA Degree 1982 Bradenton,Florida Biology University of South Florida BS Degree 1990 Tampa, Florida Biology Completed USF Cooperative Education Program April 1988 USF Undergraduate Research -USF 1985 Apalachicola Archaeological Expedition&Research -Lab Coordinator of Fauna Identification from Archeological Sites - Studies of Seagrass Beds(Thalassia testudinum) in Upper Tampa Bay,Florida - Growth Rates of Marine Algae(Gracilaria tikvahiae, G. verrucosa, G. deblis) Port Manatee, Florida EMPLOYMENT HISTORY&EXPERIENCE Collier Environmental Consultants Inc. Owner&Environmental Planning/ Naples, Florida 2/96 -Present Biologist Environmental Permitting,Planning Exotic Plant Removal/Poisoning Vegetation Inventory Mitigation Plantings Mitigation&Monitoring Plans Jurisdictional Determination Threatened and Endangered Species Survey Environmental Impact Statements Licensed Agent Gopher Tortoise Permitting, Red Cockaded Woodpecker Survey Testing,Relocation UMAM Analysis BP-Natural Resource Advisor- Deepwater Horizon MS Canyon 252 Oil Spill Gulfport,Mississippi-Dauphin Island,Alabama-Pensacola, Florida Exhibit I.D. Page 5 of 9 Turrell& Associates,Inc. Senior Environmental Planner Naples,Florida 2/94- 12/95 Environmental Permitting,Planning Supervision of Staff Threatened and Endangered Species Survey Review Staff Reports Environmental Impact Statements South Florida Water Management District Environmental Analyst Fort Myers,Florida 2/93 - 8/93 Dredge&Fill Permit Review Surface Water Permit Review Collier County Government,Development Services Environmental Specialist II Naples, Florida 10/90—2/93 Site Development Plan Compliance Landscape Inspections Planned Unit Development Compliance Environmental Enforcement Site Drainage Inspections Southwest Florida Water Management District Field Services Technician Tampa,Florida 9/87— 10/90 As-Built Inspections of Storm Water System-Engineering, Survey Surface and Ground Water Permit Compliance Well Construction&Abandonment Inspections Southwest Florida Water Management District (CO-OP)Environmental Scientists 1 Brooksville,Florida 1/86-9/87 Wetland Vegetation Studies At Major Well Fields Water Quality Sampling& Testing PROFESSIONAL ASSOCIATIONS Southwest Florida Association of Environmental Professionals,Member Elected to First Governing Board and served 2 terms, served on Bylaws Committee Appointed by the Board of County Commissioners and Served on the Collier County Environmental Advisory Board Appointed by the Board of County Commissioners and Currently Serving on the Development Services Advisory Committee-Environmental Chair Currently Serving on the Land Development Code Sub-Committee ( 1 Exhibit I D. Page 6 of 9 Appointed by the Board of County Commissioners and Served on Conservation Collier Land Acquisition Advisory Committee 6 years Served as Chairman of the Conservation Collier Lands Evaluation and Management Sub- Committee, Award for Ten(10)years of my Voluntary Service to Collier County By the Board of County Commissioners Awarded Outstanding Advisory Member Award-February 2009 by Collier County Board of County Commissioners Gopher Tortoise Management and Mitigation Professional Training Program Successful Completion 9/01 REFERENCES UPON REQUEST Exhibit I.Q. Page 7 of 9 FRASER&MOHLKE ASSOCIATES,INC. QUALIFICATIONS&PROFESSIONAL BACKGROUND Fraser and Mohlke Associates Inc a research and public relations firm in Naples,Florida,was established in 1984. F&M provides a range of market research,marketing,and public relations services to Collier County's business community and local governments.Alice Fraser and Chuck Mohlke serve as the corporation's principals and serve jointly on the firm's client projects. George C."Chuck"MohlkeJr.,a cum laude graduate in Political Science from the University of Minnesota. He is the Market Research Director of Fraser and Mohlke Associates. He has worked in the market research department of two advertising agencies and two large package-goods companies.He serves as a market research and public relations consultant to business and government in Collier County. Alice J.Fraser received her undergraduate degree from the University of Minnesota and her Master's Degree from the University of Wisconsin.Mrs.Fraser taught composition and English literature at the University of Wisconsin in Superior,Wisconsin. She served as editor for one periodical in Minneapolis,Minnesota and three in Naples before becoming the Creative Director for Fraser and Mohlke Associates,Inc. Among others,F&M has provided advertising and public relations services for the following clients: o Collier Health Services,Inc. o Collier County Supervisor of Elections o Collier County Tax Collector o Law firms and private insurance agencies in Naples Among others,F&M has provided,or is providing,research services for the following clients: o City of Everglades City:Mayor and City Council Developed the City's Comprehensive Growth Management Plan and its Unified Land Development Code; Hurricane Andrew post-disaster funding consultation yielding over$9.3 million in new project grants for sewer,street,drainage and potable water projects,grant-request development and guidance; serves currently as a planning and zoning consultant to the City.Fraser&Mohlke has prepared amendments to the Plan and Everglades City's Land Development Code. o City of Naples:Parks and Recreation Department. Conducted a public opinion survey on citizens'views regarding the Departments efforts to provide well- managed and regularly updated programs and facilities in the city's parks and recreation areas. o Collier County,Office of the County Manager Conducted 15 public opinion surveys regarding a variety of governmental issues. o Collier County Parks and Recreation Department. Conducted a public opinion survey on citizens'views regarding the Departments efforts to provide well- managed and regularly updated programs and facilities and safe,well-planned environments in county parks. o Collier County Comprehensive Planning Department Conducted a Commercial Land Use Study for the Collier County Comprehensive Planning Department,Growth Management Division. o Collier Health Services,Inc. Conducted four focus group research projects regarding the need for and the uses of a new medical clinic and a diagnostic and treatment center. o Hole,Montes&Associates. Exhibit I.D. Page 8 of 9 Conducted ten feasibility studies for this engineering firm's clients. o Naples Daily News. Conducted a Golden Gate readership survey and a Marco Island readership survey. o NCH Healthcare Systems/Naples Community Hospital(NCH) Conducted a focus group research regarding the public's opinion of a variety of hospital services and facilities and analysis of charity in-and outpatients served by NCH for 11 fiscal years. o The Pelican Bay Foundation Conducted two studies of residents'perception of the role of the Foundation's programs in providing for the needs of this planned community of 14,000 residents. o The Port Royal Club Conducted two opinion surveys of members'views regarding the Club's plans to provide facilities and programs suited to the needs of members and their guests. o Wilson/Miller Conducted six feasibility studies for this engineering firm's clients. Mrs.Fraser and Mr.Mohlke work jointly on the various components of research,with Mr.Mohlke giving special attention to research analysis and account administration,and Mrs.Fraser handling narrative-and report-production aspects of the work for our firm's clients. CONTACT INFORMATION: LICENSES&RELATED: Fraser&Mohlke Associates Collier County.Occupational License Number:910892 1400 Pompei Lane#45 Exempt from Florida Workers Compensation Law Post Office Box 2312 Florida Corporation Document Number:H78079 Naples,FL 34106-2312 Auto(2 vehicles):Allstate Policy No.04868205900 Phone:(239)262-1410 Exhibit I.D. Page 9 of 9 copy EXHIBIT N. B . PROPOSED GROWTH MANAGEMENT PLAN TEXT Exhibit IV.B Amended Language Revise Text on Page 27 Add Text on Page 28 of the GOLDEN GATE AREA MASTER PLAN (X)2.ESTATES DESIGNATION *** *** *** *** *** Text break *xX *** ** *** *** A. Estates-Mixed Use District (VIII)(X)I. Residential Estates Subdistrict- Single-family residential development is allowed within this Subdistrict at a maximum density of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses. (VI)(X) 2. Neighborhood Center Subdistrict - Recognizing the need to provide basic goods, services and amenities to Estates residents, Neighborhood Centers have been designated on the Golden Gate Area Future Land Use Map. The Neighborhood Center designation does not guarantee that commercial zoning will be granted. The designation only provides the opportunity to request commercial zoning. (VI) a) The Collier County Land Development Code shall be amended to provide rural design criteria to regulate all new commercial development within Neighborhood Centers. (III)(V)(VI)(XVI) b) Locations Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. (See Golden Gate Estates Neighborhood Centers Map). The centers are designed to concentrate all new commercial zoning, and conditional uses, as allowed in the Estates Zoning District, in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial and conditional use development. Four Five Neighborhood Centers are established as follows: *** *** *** Y** *** Text break *** *** *** *** *** • Collier Boulevard and 13th Avenue S.W. Center. This center is located at the southwest quadrant of Collier Boulevard and 13th Avenue S.W. The center consists of approximately 12.73± acres and includes Tracts 119, 120 and the east 180 feet of Tract 103. Golden Gate Estates Unit 26. The western 100 feet of the east 180 feet of Tract 103 may be utilized only for buffers. preserve, open space, and for water mananement. of which a minimum preserve/buffer 75 feet in width in which Exhibit IV.B (rev2) Page 1 of 2 native vegetation shall remain. This area may be utilized for water management detention area. subject to the water management criteria established for neighborhood centers. A wall or fence shall be constructed at least 75 feet from the western property boundary and shall extend from the northern property boundary to the south property boundary. Preserve area setbacks shall not be required adjacent to this preserve/buffer. (I)(V)(VI)(VIII) c) Criteria for land uses at the centers are as follows: (XVI) • Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C-1, C- 2, or C-3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 04-41, adopted June 22, 2004, effective October 18,2004),except as prohibited below. • The Neighborhood Centers located at the intersection of Pine Ridge Road and Collier Boulevard and at Collier Boulevard and 13th Avenue S.W. may be developed at 100% commercial and must provide internal circulation. Any rezoning is encouraged to be in the form of a PUD. This-These Neighborhood Centers may also be utilized for single-family residential or conditional uses allowed in the Estates zoning district such as churches, social or fraternal organizations, childcare centers, schools, and group care facilities. Exhibit IV.B (rev2) Page 2 of 2 COPY EXHIBIT V.A. LAND USE Wd 31:f£lOZ/St/Z 9MOZVA CNV WA 1161103 Vd%10\SONIMV2JO1OA18 NT11O3-VdV1983\ANINNVId-raid\'9 (5 o z ._ 0 0 0 0 E. $ o o II ,,...] --f-z----- — I o _ N , a W J a I7 CO w a W Q cn J F- W h w N N W W F— v m CD Q r0 Q • `I— — N r W r,F_ O Z Z Z w Q W ^_ a W D (n 0 OF- -5 FW- cL 0 ,, Q 0 00IY aw r7 N h > a � � OF- I I � o Z m .J C) 2( (/) U U w Lu I 1 L::\._r___ a_ 0 —1 — O I w Uzi t oc o YW / I I -- Q a 0 QOQ W 0 Q (J) U O J W N 0 I- o (/) CO w "I"m> Q F- (n N Q z U I-- `- C7 z I- m N p J - = /�D Z D QQ CL Z 0 W ,- ° W W Li` - W W U L� O = 0 -y- CD (n J • W S U Q= ci Q Z U c `. > W W W 0 � � � - 0 • 0 (1)v p .o w \CL —I = - w .- Z zQ wI- ~ CO m ° _ U J °2 _ W o W � C7 0 W W m 0 O - 0 W Z W/ ® ' Z Z tY N I N < U °- aI 4 VAA1noe /1/b.„, 0 C.) cv _., ,,.----,,N.,/_____.7 joisimmi ......\me. c z c (f) (n a W w „......1, Q I- F- I- r7 W w cn PO W W N U 0 N � z / Z > Exhibit V.A Page 1 of 2 .1 I n. . . :f.c ... .v,i.,n,. .. -eta• — ..... ..•LI: — t•.. o o o e. , ; g mi + p, I Li - o cn - wwz w N I ---a f af wz c Zv f N , w i _ _.._ _ -_ W N m 1p COLLIER BOULEVARD,` O w ems...:..:. .... ,, 4,> -r Z- » _ , y f r. ^ 3 O O 4. 5f +_ _- f J I Q , t 4, 'gyp O Q 1 Rt .. i 'I.' 1 _ _ t Z ce n o is iyi, I ? » 0 Q 1 doi ' r .t ' A 1 f`] 2 U1 W '�t ��a;` � 0_+ c } IZ _ G Q w z . ,.)-3 4.:_,' 17.O D '' W Li, O� oN ZOO .,.I ,0 ..5 N _ _ , N N N .. 3 c ei te` , ^' y .. Z H N !- W ■ 2 C W t9n g • Q• QWw Z W I-r> Q CD W J J Z n i.O Q Q m z w 0 P z ww7 z op w Z_ W W & C O <u) O O Ce ZW W 10 nJ N N d W 7 a W W a ZO�al 0 111 as wCt wa O NLLz C z z__z - a zzz z V H H F w C7 C7 U z (n to W 2 Z 2 2 -, XXX Q I=-zw Flu! I-.2lii tZw W W W 't mom mom NOLO wow Cl, < Z N y N w N 3 N Exhibit V Page 2 of 2 COPY EXHIBIT V. B. FUTURE LAND USE DESIGNATION LEGEND URBAN DESIGNATION ESTATES DESIONATIDN AGRICULTURAL/RURAL D6MINATIDN NO ucssr .00 YE IIII1f, ❑....aruorr mu wisIfr --®;,= � °°°'°°° RAYS AND GOLDEN GATE AREA FM many MS 3os, SiECU,L FEATURES gi1'sl oars.m10Lmmo 0.momm...e..., o °°="z`°"�"` FUTURE LAND USE MAP Ln il 3.—gem gamma III 01 YtlmY 14-F- ❑..0.4 ai m� 0m010M.M�r NI 02440=0420.Tem co mm.MN= ® . e...fm .&, m Si K.f.>r.o .■. IMMOKALEE ROAD El re ❑�.e - mc 1f boo*worm 8 f .l rowan Y EVA f61,M.,.m.,410IRf_IM LEO.fl SRN Er IC MOM att N.WWI MIL I CO a CO OIL WELL ROAD 77 vi h- o IMMOKALEE ROAD m EXHIBIT V.B. ii) RANDALL BOULEVARD rI''c g EXISTING FUTURE Q LAND USE MAP J VANDERBILT m - BEACH ROAD °6 GOLDEN GATE m n 0 GOLDEN GATE r-- BOULEVARD ESTATES tJ ❑ 12.73+l-ACRES PINE 4310 RD. _ BATHE BLVD. o �...„ ` 0 R• G.G.PKWY. m PROJECT LOCATION SS B 12.73±ACRES-COLLIER 6 B k < BOULEVARD AND 13TH f W .W & AVENUE S .CENTER Z < Ir RS m TEtATE-75 S.R.84 — r DAMS BOULEVARD ; - S.R.B4 c Z 8 o cn G I 4310 S' m=, H l I GOLDEN GATE FUTURE LAND USE MAP A0.PI,D - 14111.11111:10.1 AMMO - D®111101 4.2007 OR 1R 2007-77 MOW - WAY 14 340 AMOCO - =CM 14.2000 MOM - NAY 26 1063 02D.MI 2D04-50 MENDED - LOX V.1063 MEWED - uY f,2010 OR N6 1910-31 (n AIMED - AM-1110.4 MOM- ALr 311.2010 ' W - MU. 1430 010.In]010-4 3 MM. - 08127,100 OM M6�O�14 Ail 01 104114210 - 0m ~ 00m - AP,R 14,1114 Q A1 -vr AND® - SEPTUM R I0.1 Amour - FtlitUARY 23,1031 Q _ MEMO - WY R Am MOW - WAN 11 200 Min- MOW - ICY 14 3002 MOW - ®14110 10,2022 SCALE ,.---\ — OR 066 2000-14 MEMO - OC112101 s,304 D 1 II 2 ML 3 N. 414. 5 MI. 1212.066 2001-71 MOMO- AWMRT 24*0 PREMED ED OC 007030 ORM 5:0104 W 116 IDW-J 040814 1.11ACIEMENT O0110011/P1A1/M0 4r 3EDLLA710N MEMO - 4111411-221,3007 DAIS 0/2011 RE 00FD1-2011.030 OW.0.01 307-430 I 426E ' R27E I R28E ' Exhibit V.B. Page 1 of 3 GOLDEN GATE ESTATES NEIGHBOR!-OOD CENTERS Collier County, Florida IMMOKALEE ROAD f/ OIL WELL ROAD IMMOKALEE ROAD _I 0 > J m > In J W -� m o a I Z J o 0 I _1 W J > W GOLDEN GATE BOULEVARD l—g9 II \ 1 aWHITE BLVD. 0 J m w PROJECT LOCATION D 12.73±ACRES-COLLIER o BOULEVARD AND 13TH AVENUE S.W. CENTER INTERSTATE - 75 AMENDED - SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED - OCTOBER 26, 2004 (Ord. No. 2004-71) AMENDED - JANUARY 25, 2007 GOLDEN GATE ESTATES (Ord. No 2007-19) NEIGHBORHOOD CENTERS \ I I AMENDED - OCTOBER 14, 2008 LEGEND I 0 1 MI 2 MI (Ord. No. 2008-59) PREPARED BY: GIS/CAD MAPPING SECTION NEIGHBORHOOD / AMENDED - SEPTEMBER 14, 2011 ° CENTERS COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION (Ord. No. 2011-29) FILE: GGMP-47-2008-2.DWG DATE: 9/2011 -- Exhibit V.B. Page 2 of 3 COLLIER BOULEVARD AND 13TH AVENUE S.W. CENTER Collier County, Florida • BEACH ROAD EXT.7 7 0 I , • ' # - '"D A PINE RIDGE � ••D A 114/0/0 Ag01, ',1°Ir A m Q -Q Goo. , • ' m PROJECT LOCATION 12.73±ACRES-COLLIER - / a r BOULEVARD AND 13TH 44 AVENUE S.W.CENTER i, LEGEND ADOPTED - , 2013 j (Ord. No. 2013—__) / GOLDEN GATE 0 NEIGHBORHOOD / ESTATES CENTER /..... I I I 0 1/2 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION _ FILE: 99999 DWG DATE: 99999 Exhibit V.B. Page 3 of 3 COPY - EX H 1 1 I V. C ..... ENV " '' ....',:,ONME:., NTAL EXHIBIT V.C. ENVIRONMENTAL SUMMARY Prepared by Collier Environmental Consultants, Inc., 3880 Estey Avenue, Naples, Florida 34104. The subject parcel consists of the parcels comprising approximately 12.73± acres and is located in Section 15 Township 49 Range 26 in Collier County. The parcel is at the intersection of Collier Blvd. (CR 951) and 13 Avenue SW at the south west corner. A single family residence is constructed on the tract at the intersection of Collier Boulevard and 13th Avenue S.W. The parcel is located in Golden Gate Estates; however it is located west of Collier Boulevard and has urban development to the north and south. The property is bordered by single family homes to the north, a busy roadway (Collier Boulevard) to the east and an FPL substation to the south. To the west is a single family residence with vegetated habitat. The subject parcel has several habitat types but is dominated primarily by (411) Pine Flatwoods.Most of the habitats have been impacted by either clearing or by exotics. The native habitat on site has a dense midstory of Brazilian pepper. The entire subject parcel has numerous amounts in density and variety of exotics.The main exotic present is Brazilian pepper however other exotics such as Java plum, ear-leaf acacia, wedelia and oyster plant are present. There is also a small wetland area located in the southwest corner of the subject parcel. This wetland consists of depressional cypress with a dense midstory of Brazilian pepper.The habitat types on the subject parcel are as follows: 121 Single family 1.91±acres 411 Slash Pine 1.41±acres 411/428 Slash pine/Cabbage palm with Brazilian pepper 3.40±acres 411/740 Slash pine—Disturbed 3.21±acres 428/740 Cabbage palm—Disturbed 1.14±acres 624 Cypress, Slash pine,Cabbage palm 0.22±acres 8145 Road . 0.43±acres 8146 Trail 1.28±acres The soil types are # 21 Boca FS (upland) and # 6 Rivera, Limestone substratum — Copeland FS (Hydric) In January 2013, a brief Listed Species Survey was done in conjunction with the gathering of field notes during the vegetation survey. No listed vertebrates were observed. Some Tillandsia spp. was observed. Exhibit V.C. Page 1 of 10 , _. .-.-.‘. _ '.',--..--,-..,14 :,i- .ci'' -;"fliii!:- .47-J'":-;.:::-..,.:'....._.,...-:,-_, ,_,,--.:,::,.., - „i::,..._.,.. .ii",-;.,;..-7,-,-,- .,-..,f ,--,,,,,,,-'. - -- . : -; Si i ",::,,, , -..-„'i r.... ,pr. -1. 4 t - .214,;.,,•:-.- }-s } is !a' � 121 '` SINGLE FAMILY HOMES ' �.' ;. �3AYC •Ire {Lv'fl ry _ — •� 13TH STREET S.W. ° 4 ? �, �, is� -. >.i } _�,....� -A e� 8145 ' : " Xk-� 8145 --2 . A o i< ROAD ;m 411/740 1 f f "'! � . i _ x,.� `= 411 ',�' ruAIN—LINKED G'4 i.a O , z;, �:'- - m `; •k tEIvCE ,,, rt�s n- � / t'•: to - z -- 53:- 1 Ad411 � I :_ 5a 411/428 � '� '° x 411 1740 428/740V . 624 624 �> �, 411 " o . j z co CYPRESS z i' �� /� '1 0 � y SASH PINE 8p 4 n R 'L` fo, 6 �G !t • CABBAGE PALM a 8146 r `-�a. ;.A... , / o z TRAIL 411 , . . 832 - 8315 , i . -; FPL POWER LINES ' ] 7 ` " ° FPL SUBSTATION " ' , .44 ,;i a 1 7 '� 7 g y�� SSS`c ¥; e Sk`i?a °i- J ry LEGEND Code Description Acreage± .mIS i. �.i.�i.B� J SITE 411 Slash Pine 121 Single Family Homes 1.91 1.14 FLUCFS SUBECT LINE 411/428 Slash Pine-Cabbage Palm with Brazilian Pepper 3.40 411/74D Slash Pine-Disturbed 3.21 ❑ ❑ CHAIN—LINKED FENCE NORTH 428/740 Cabbage Palm-Disturbed 1.14 624 Cypress,Slash Pine,Cabbage Palm 0.22 8145 Road 0.43 Imo soinwome ■ 8146 Trail 1.28 TOTAL ACREAGE = 12.73±ac 0 100' 200' SCALE: 1" = 200' R<,n.sro„�:.F•w rm;,s4/s' s` /*.n.\COLLER BOULEVARD AND 13TH AVENUE S.F. CENTER IMIIMI 3BAnx0 or x hURef 12.73+/— ACRE PARCEL©GradyMinor 0-el Engineers Land Surveyors Planners Landscape.Architects FLUCFCS MAP rss Cr Of.RscEB000i,1t Cen.o(AU,dLBWOil5l Busutro,LG?E000960 DATE AERIAL FLOWN — DECEMBER 2011 "”` Bonita Spr,ngB:239.941.1144 u•II'u-.I:r;rd)Llinur_rnu� Fort Alycrs.239.690.4380 2a001 1 OF 1 G:\PRQI—P,,ANNING CS M'A—COWER BLVD DRAWINGS LUC SDWG /1 20 3 3:13 PM Exhibit V.C. Page 2 of 10 Sharon Umpenhour From: Liko, Sarah M. [Sarah.Liko @dos.myflorida.com] Sent: Thursday, January 24, 2013 2:58 PM To: Sharon Umpenhour Subject: RE: Historical/Archaelogical Search Attachments: 49S26E15Letter.pdf Hi Sharon, I have attached a cultural resource search response letter. Please let me know if you have any questions or additional requests. Have a great day. Kind regards, Sarah Liko, Ph.D. Archaeological Data Analyst I Florida Master Site File I Division of Historical Resources I Florida Department of State 500 South Bronough Street f Tallahassee,Florida 32399-0250 E 850.245.6453 I 1.800.847.7278 I Fax:850.245.6439 www.flheritage.com a FLpiteo...nkfiauerrvFS yarE Florida is headed in the right direction! Click to Enlarge The Department of State is leading the commemoration of Florida's - i 500th anniversary in 2013. For more information,please go to www.fla500.corn. The Department of State is committed to excellence. Please take our Customer Satisfaction Survey. From: Sharon Umpenhour[mailto:SUmpenhour @gradyminor.com] Sent: Thursday, January 24, 2013 12:24 PM To: FMSFILE Subject: Historical/Archaelogical Search Good afternoon, I would like to request an historical/archaeological search for Section 15, Township 49 East, Range 26 South, more particularly a 12+/-acre parcel located on the southwest corner of Collier Boulevard and 13th Avenue SW. Attached is a location map and aerial for reference. Sharon Umpenhour Planning Technician 1 Exhibit V.C. Page 3 of 10 € � }. �1 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Phone-239.947.1144 Fax-239.947.0375 Web-http://wczw.gradvminor.com Email-sumpenhour@gradvminor.com DISCLAIMER:This communication from Q.Grady Minor&Associates,P.A.,along with any attachments or electronic data is intended only for the addressee(s)named above and may contain information that is confidential,legally privileged or otherwise exempt from disclosure. The recipient agrees and accepts the following conditions:The electronic bile/data is for informational purposes only and is the responsibility of the recipient to reconcile this electronic tile/data with the approved and certified"plan of record"along with actual project site conditions.Q.Grady Minor&Associates,PA.reserves the right to revise,update and improve its electronically stored data without notice and assumes no responsibility due to a virus or damages caused by receiving this email. 2 Exhibit V.C. Page 4 of 10 \ This record search is for informational purposes only and does NOT constitute a STOP project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. January 24,2013 fir=Florida _—_Master Sharon Umpenhour Fte` File Q. Grady Minor and Associates,P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Phone: 239.947.1144 Email: SUmpenhour @gradyminor.com In response to your inquiry of January 24, 2013,the Florida Master Site File lists no previously recorded cultural resources in the following section of Collier County: T49S R26E Section 15 When interpreting the results of this search, please consider the following information: • This search area may contain unrecorded archaeological sites,historical structures or other resources even if previously surveyed for cultural resources. • Federal,state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review.If your project falls under these Iaws,you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, Sarah Liko Archaeological Data Analyst Florida Master Site File Sarah.Liko @DOS.MyFlorida.com 500 South Bronough Street• Tallahassee,FL 32399-0250 • www.flheritage.com/preservation/sitefile 850.245.6440 ph j 850.245.6439 fax I SiteFile @dos.state.fl.us Exhibit V.C. Page 5 of 10 Sharon Umpenhour From: BellowsRay[RayBellows @colliergov.net] Sent: Friday, January 25,2013 2:24 PM To: Sharon Umpenhour Subject: RE: Collier Boulevard Attachments: Map#05.pdf Hi Sharon, The subject property is not located within an area of historical or archaeological probability. As a result, no survey or assessment is required. If you have any questions concerning this mater, please do not hesitate to ask. Ray Raymond V. Bellows,Zoning Manager Zoning Services Section Department of Planning and Zoning Growth Management Division—Planning &Regulation Telephone: 239.252.2463; Fax:239.252.6350 C.oi er Ccruxty From: Sharon Umpenhour{mailto:SUmpenhour©gradvminor.com] Sent: Friday, January 25, 2013 12:23 PM To: BellowsRay Subject: Collier Boulevard Ray, Attached is a location map of the subject property for our next GMPA. Could you please provide me with arch/hist probability map? Thanks. Sharon Umpenhour Planning Technician GradyMinor Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Phone- 239.947.1144 Fax- 239.947.0375 Web-http://ww.v.grachiminor.com Email-sumpenhour @gradvrninor.com 1 Exhibit V.C. Page 6 of 10 DISCLAIMER:This communication from Q.Grady Minor&Associates,PA.,along with any attachments or electronic data is intended only for the addressee(s)named above and may contain information that is confidential,legally privileged or otherwise exempt from disclosure. The recipient agrees and accepts the following conditions:The electronic file/data is for informational purposes only and is the responsibility of the recipient to reconcile this electronic file/data with the approved and certified"plan of record"along with actual project site conditions.Q.Grady Minor&Associates,P.A.reserves the right to revise,update and improve Its electronically stored data without notice and assumes no responsibility due to a virus or r `damages caused by receiving this email. Under Florida Law,a-mail addresses are public records.If you do not want your e-mail address released in response to a public records request,do not send electronic mail to this entity.Instead,contact this office by telephone or in writing. 2 Exhibit V.C. Page 7 of 10 IN 'a. _. I. j l X_ sue. 7. ,__ RNG 26 RNG 27 r= 31 1 32 33 34 35 36 r 31 32 Twp 48 roAxOrBmr BUM — --- TWP 49 8 5 4 3 2 1 6 5 _ COLDEM CAUL BOULEVARD Yy 7 8 9 10 11 12 ,t % raa moat LroAD ^ kif = 17 16 15 14 13 / \ 1.14 a101v"`a if 1--4300' ti- = 19 20 21 22 23 24 ,77.±:-.. El _ ,�` 4 ":=',.- 30 \ 29 0°'28 27 26 25 °amsrAta 75 34 31 32 s 35 36 at esa MDR)ROAM sx.as ,Aw0Ar0R Auzr L-7s TWP 49 / _ TWp 50 6 5 4 3 2 1 5 5 aR.aA (DAM acw.) .///- . 7 8 •• `'lei:i�i�i 9 ♦�i••i41i N1��♦ 31 � 8 ♦�Y...4.4V 12 7 d t maw=anv rm AAA .. PI mommxRCt AREAS OF M6TOIOCJ{/Aap41BOLOP^JL vaoe aurc * 'urs haTOwe stmx�ua:0+0r m sxe} BELLE MEADE NW QUADRANGLE •am+caa x sat Nur LO i ARF�p3 OF HISTQRICAL/ARCHAEOLOGICAL PROBABILITY _ ,1-1—sJP IBIYCA.TES minuet asrftcr O read....n.sum awn um'raw Plawl in•Ireor Exhibit V.C. Page 8 of 10 -- USGS BELLE MEADE NW: DATA SHEET General Description: This quadrangle covers an area in northern Collier County located about four miles from the coast. It is situated within the Flatwoods Zone. Vegetation is predominantly pine flatwoods with some freshwater marsh in the southeast part of the quadrangle. The northern two-thirds of the quadrangle is part of the Golden Gate Estates development which has been extensively ditched and cris-crossed by paved roads. The map area is also marked by Interstate 75, which runs north-south along the western edge of the quadrangle; and State Roads 84 and 951. Previous Work: Eight previous surveys have been conducted. These include FDOT surveys of SR 856 to SR 866 (#608 - Browning and Morrell 1977), a 20 acre borrow pit(#615 -Browning 1982),a portion of SR 84(#2252-Browning 1990,#2253 -Jackson 1990),and a survey of three proposed pond sites along SR 84 (#4426 - Almy 1994). Other surveys include the Toll Gate Commercial Center (#855 - Beriault 1983), a portion of the Wilshire Lake Development, in the northwest corner of the quad(#2673 - Penton 1991), and the Arete Golf Course, in the southern portion of the quad(#2605 -Carr and Haiduven 1990). No sites were recorded as a result of any of these projects. Recorded/Reported Sites: There are three reported archaeological sites within this quad. These include a black dirt midden, a burial mound, and an isolated find (see Site Inventory Sheet). All but the isolated find are plotted on the Probability Map; 8CR229, Iacks sufficient locational data (FSF). Discussion/Recommendations: Two small probability areas identified by the predictive model are shaded on the Probability Map. Each is situated on either hammock or flatwoods soil with rapid internal drainage, and is proximate to a freshwater marsh or slough. In addition, the localities of two historic work camps,Kingsville and Weeks, identified as per the 1954 soil survey,have been indicated by "X"s within circles on the Probability Map. These are situated in Sections 6 and 26, respectively, of Township 49 South, Range 27 East. The two shaded areas, as well as the two localities indicated by an X, are recommended for professional archaeological survey. In addition, the three previously recorded sites should be relocated and assessed by a professional archaeologist to determine exact site location, condition, and significance. i-� Exhibit V.C. Page 9 of 10-- USGS BELLE MEADE NW: SITE INVENTORY SHEET Site No. Site Name Type(s) Comments CR00229 Pond Apple Hole I not plotted CR00230 Green Heron Hammock/Old Field C CR00231 Heineken Hammock A Exhibit V.C. Page 10 of 10 COPY EXHIBIT LAND EXHIBIT V. D . GROWTH VA \AGEVE \ T Exhibit V.D. Supplement to Exhibit L Fraser-Mohlke and Associates had been retained by the property owner to prepare a market demand study as supporting data and analysis for the proposed Growth Management Plan amendment for the 12± acre property. Unfortunately, Mr. Mohlke passed away before preparing responses to staff's initial comments on the market demand study; therefore, this initial study will represent the market conditions analysis for the application. In further support of the data and analysis for the plan amendment, we have prepared supplemental data which is included in this correspondence. Excerpts of the key findings and conclusions from the original Fraser-Mohlke report are listed below. • Consistently, roadway segments programmed for improvement and listed in the 5-Year Work Program have proven, over time, to be reasonably predictive of focal points of future commercial office and retail developments. • The total of 13,034 persons forecast for the Primary Trade Area (PTA) in 2035 in (See Table 1.08) equates to 7.67 square feet per capita. Accounting for a Floor Area Ratio (FAR) of 20 percent, a developable property of 12.00 acres would translate to 104,544- square-feet. • The estimated population for the area under study by the year 2035 is sufficient to support a 100,000 square-foot neighborhood center on the 12-acre site that will be designed to accommodate the Collier Boulevard and 13th Avenue S.W. Neighborhood Center. The total of 13,034 persons forecast for the Primary Trade Area in 2035 in equates to 7.67 square feet per capita. Accounting for a Floor Area Ratio (FAR) of 20 percent, a developable property of 12.00 acres would translate to 104,544-square-feet. • Growing consumer interest generated by residents and the traveling public will likely foster additional demand for new commercial and conditional-use space, along the improved CR-951 corridor, perhaps exceeding new demand generated by residents being absorbed routinely within neighborhoods located in the study area. • In sum, the subject site appears well situated for use as a mix-use facility that would allow land uses compatible with adjacent residential areas. Listed below are recommended land uses identified with an employment category number(s) derived from the Standard Industrial Classification Manuel. Land Use Recommendations Collier County's General Commercial Zoning District lists the following Standard Industrial Classification (SIC) groups that can be considered both consistent with the Exhibit V.D Page 1 of 9 purpose and intent of applicable zoning standards and appropriate as retail and office uses for development on the subject site: • Business services (SIC groups 7311, 7312, 7334, 7338, and 7342-7389); • Educational services (SIC groups 8249, 8221, and 8331); • Engineering, accounting, research, management and related services (SIC groups 8711-8748); • Depository institutions (SIC group 6021,6022, and 6091); • Insurance carriers (SIC groups 6311, 6321, 6324, 6321, and 6331); • Membership organizations (SIC groups 8611, 8631, 8641, and 8699); • Miscellaneous retail (SIC groups 5912, 5921, 5942, 5992, 5993, 5994, and 5999); • Personal services (SIC groups 7231, 7241, 7291, and 7299); • Professional offices (SIC groups 6311-6399, 6411, 6531, 6540, 6552, 6553, 6712- 6799, and 8111); • Real estate (SIC groups 6531, 6541, and 6552); • Social services (SIC groups 8311 and 8399); and • Any other commercial use or professional service that is compatible in nature with the foregoing list of permitted principal uses, as may be determined by the Board of Zoning Appeals(BZA). Other Standard Industrial Classification (SIC) groups representing conditional uses can be considered both consistent with the purpose and intent of applicable zoning standards and appropriate uses for development on the subject site are listed below: • Child Day Care Services SIC Group 8351); • Individual and Family Social Services (SIC Group 8322); • Membership organizations (SIC groups 8641 and 8699); • Religious organizations (SIC Group 8661); and • Social services (SIC groups 8399) • Section II of this market-conditions study found that residents of the Primary Trade Area are underserved due to a lack of retail outlets located in the study area. Table 3.03 Unified Consumer Retail Demand Forecast for the Primary Trade Area(PTA): 2000 2010 2015 Supportable Sq. Ft.-Estates 107,669 136,230 136,044 Supportable Sq. Ft.-Golden Gate City 245,528 262,496 236,792 Forecasted Total of Commercial Sq. Ft. 353,197 398,726 372,836 • Based on this finding, it is more than reasonable to conclude that all available commercially zoned space located in the area under study will be fully utilized. Exhibit V.D Page 2 of 9 Secondary Trade Area The initial market study identified a primary trade area consisting of a portion of Golden Gate City and an area of Golden Gate Estates, north of Green Boulevard. The primary trade area was entirely west of Collier Boulevard. After further evaluation of the unique geographic characteristics of the Golden Gate area, it is our professional opinion that a secondary trade area exists which would support the proposed commercial Neighborhood Center designated property. The secondary trade area includes lands located south of White Boulevard and east of Collier Boulevard for access to daily goods and services, due to the limited ingress/egress opportunities serving Golden Gate Estates (see Figure 1). The traffic distribution and trip generation initially submitted with the application, and agreed to by transportation staff, supports inclusion of this geographic area and the resident population in the demand analysis for the project. Currently, 674 single family homes are located within the secondary trade area. Based on a figure of 2.88 average household size for Golden Gate, approximately 1,941 residents reside in the area as of 2013. Approximately 110 vacant lots exist in the secondary trade area, representing a potential growth of 15% in the future or an additional 316 residents. While significant population growth is not anticipated in this area, the area traffic patterns will not change as the residents will continue to rely heavily on the Collier Boulevard corridor for primary access to employment and daily shopping needs. Changing Transportation Conditions Traffic patterns are a distinct factor supporting the redesignation of the property from residential to Neighborhood Center. As discussed in detail in the original Fraser-Mohlke study, 6-laning of the segment of Collier Boulevard adjacent to the subject parcel has been advanced and will begin in 2014. Volumes of traffic will increase with the improved roadway capacity as will the opportunity to capture trips (and consumers)traveling on Collier Boulevard. Project-Generated Traffic Per ITE Trip Generation Manual 9th Edition, 100,000 s.f. of commercial uses will generate: at 80%Occupancy New Trips= 3,314 trips (1,657 in/1,657 out) Pass-by trips=2,120 (1,060 in/ 1,060 out at100% Occupancy New Trips=4,142 trips (2,071 in/2071 out) Pass-by trips=2,650(1,325 in/ 1325 out) Traffic patterns fully support the inclusion of a secondary trade area east of Collier Boulevard. During the project's February 13th methodology meeting, it was agreed with Reed Jarvi and John Podzcerwinsky that 60% of the new trips generated by the project will have an origination/destination that is to the east/northeast (i.e., Golden Gate Estates) of the site. The assignment of project traffic to/from the Estates is due to the lack of commercial land uses east of Collier Boulevard. This deficit of commercial in the Estates results in the residents' heavy reliance on the availability of the commercial along Collier Boulevard,as well as those further to the west. In support of this claim is the fact that the existing commercial uses along Collier Boulevard (between Golden Gate Parkway and Vanderbilt Beach Road) have little to no vacancies. Furthermore,previous FSUTMS travel model evaluations have confirmed the Estates' Exhibit V.D Page 3 of 9 travel patterns that are consistent with those discussed above, which are also evident by the heavy directional traffic flows associated with the Estates during the AM and PM peak hours. As anticipated by the Traffic Impact Statement, at 80% occupancy the site will generate traffic from at least 994 households/day that will travel to/from the Estates. At 100% occupancy, the site will generate traffic from at least 1,243 households/day. Collier Boulevard is a primary north/south arterial that extends between Immokalee Road and Marco Island. Currently, the volume of traffic on C.R. 951 is approximately 31,000 average daily trips. Collier County DOT forecasts that the traffic demand by the year 2017 will exceed 39,720ADT, which is a net increase of 8,720 daily trips. Collier Boulevard will experience a significant increase in traffic that is primarily a function of increased households in the area and new commercial land uses. In order to meet the increased traffic demand,the segment of C.R. 951 between Green Boulevard and Golden Gate Boulevard is programmed to be six-laned by Collier County next year. With six-laning of Collier Boulevard, new and pass-by vehicle trips will increase. A 100,000 square foot commercial center at 80% occupancy will capture a total of 2,100 pass-by trips from Collier Boulevard. At 100% occupancy the number of pass-by captures increases to 2,650 vehicles daily. Land Use Compatibility Another important consideration in support of changing the land use designation is the land use compatibility and the proximity of the site to the Florida Power and Light electric substation and warehousing facility. The current land use designation which permits only very low density single-family development is not compatible with the adjacent quasi-industrial FP&L. land use (see Figure 2). Further, the subject property has not been identified as a qualifying property for transitional conditional uses; therefore, no current options other than development for up to 5 single family homes. The subject property comprises three Golden Gate Estates lots. The two parcels adjacent to Collier Boulevard are approximately 5 acres each, while the parcel accessed via 13th Avenue is approximately 2.25 acres in size. The parcel immediately north of the FP&L facility is undeveloped as is the 13th Avenue parcel. The property located at the intersection of Collier Boulevard and 13th Avenue is developed with a single family home. This home was originally approved by Conditional Use (Resolution # 00-444). The model home approval has expired and the home is now utilized as a rental property. Recently, Collier County condemned a portion of the property necessary for expansion of Collier Boulevard to the six-lane condition. The parcel immediately adjacent to the FP&L facility was appraised by Collier County in an eminent domain proceeding and the appraisal (see Figure 3) concluded that the highest productive best use is for a future commercial retailing and/or office oriented use. While this conclusion was for the 5 acre parcel immediately adjacent to the FP&L facility, it is this professional planner's opinion that the immediately adjacent, or the 2 other parcels comprising the application are not suitable long term for very low density residential use. Permitting the proposed neighborhood Exhibit V.D Page 4 of 9 center designation to extend north to 13th Ave S.W. makes sense from a land use planning perspective. The public road makes a logical point from which to transition from the Neighborhood Center back to residential uses farther north. Designating all of the property for Neighborhood Center Use will also provide for safer and more functional vehicular access, consistent with the standards for neighborhood centers outlined in the Golden Gate Master Plan. The area in the immediate vicinity of the property is anticipated to have two new major public works projects which will also impact the compatibility of low density residential development for the subject property. Collier Boulevard is scheduled for widening from the current 4-lane condition to a 6-lane roadway along the frontage of the subject property. While the 4-lane condition is not ideal for access for single family residences, the future 6-lane condition will increase traffic volumes making it more incompatible for use as very low density residential development. Green Boulevard just to the South of the subject site is being widened to a 4-lane roadway in order to address the increasing traffic volumes using this roadway connection between Collier Boulevard and Santa Barbara Boulevard. The neighborhood center designation includes limitations on the intensity of land uses and includes development standards which provide for appropriate buffers, building setbacks, and access restrictions. These standards were designed to apply to all neighborhood centers in Golden Gate Estates to insure the transition from intermediate commercial and conditional uses would be compatible with adjacent development. For instance, development under the proposed neighborhood center designation would result in the establishment of a 75 foot wide buffer to the Golden Gate Estates parcel (Folio Number 37929720007) immediately adjacent to the west, of which 50 feet would be required to be retained native vegetation. The designation of the property from the Residential Estates Subdistrict to the Neighborhood Center Subdistrict will result in a more appropriate and compatible land use relationship. In addition to intermediate commercial uses, the neighborhood center also permits a wide variety of office, community facility, and public land uses. A rezoning of the property will be necessary before any non-residential commercial zoning can be established on the property, at which time additional development restrictions can be evaluated for the site, depending on the specific zoning requested. Summary Designation of the subject property as a neighborhood center is appropriate and supported by data and analysis. The property is located along a major roadway corridor which is being further expanded this year. The new six-lane roadway, combined with the property location immediately adjacent to the existing FP&L substation facility, result in an incompatible land use relationship for development of very low density single family homes. The site is well-suited for commercial and non-residential uses. The non-residential uses provide a more appropriate transition between the existing electric substation and other low density residential properties. Exhibit V,D Page 5 of 9 The site also has access to both municipal potable water and sanitary sewer service with availability to serve non-residential uses. Based on the identification of a primary and secondary trade area, combined with the ability to capture additional vehicular trips using the expanded six-lane Collier Boulevard,there is a viable population available to serve the future commercial and non-residential development on the site. Locating commercial development that clearly serves the Golden Gate Estates area on the periphery of the Estates along our arterial roadway corridors will potentially reduce the need for additional commercial development interior to Golden Gate Estates. Estates residents living east of Collier Boulevard will have their primary access via Collier Boulevard and travel patterns are not for seen to change as the community will continue to rely on the coastal urbanized areas to meet significant employment needs and access to a full range of community services such as hospitals,retail and services. The original Fraser-Mohlke report concluded that there was an adequate demand to support the designation of this parcel as a neighborhood center. Designation as a neighborhood center is appropriate based on an evaluation of land use compatibility, changing traffic conditions and patterns, market demand, and professional appraisal findings. Exhibit V.D Page 6 of 9 FIGURE 1 k 3.. 4,-t.s y s "} i ' GOLDEN GATE BLVD ,_ °,a a te'- c- :7:__.....,-;1._,_.. i-1✓ `!v'-Tt ; - E.;'-t f Y n -0 ,, . . . . ,_ ,,,, ,, , .._... ._ „,._, . ,__, ......_ ._,.. ..,_:._, ._, .. ,... _.. ... ....... - “ ------ ,,,- ,. ..'7,' . -;,,-;-91,-'14;;, 7 - =• • '...1 '.4' 2 'C-a -'''' ' ,-- . - ''''''i,'' - ''-`-' -*'-' --tr:- ._,,,.,_ 0 y,, .... __, ,:„. ,__r' - - t.. ;----- ... ,. .' --' ,.. ' i : :,,,,,,., .'.-"..7...:11 yy x ;: { .PINE RIDGE ROAD " , WHITE BLV,...';.1„'• 'k.,F 4.�- r j SECONDARY ; ° r, EA 1, x _ -� 1 ref `ry ,.• cr.� r .ate ' ..v- 4- y• t . '� .. } y Q4•+ f { 5 r z. x0-:- 4 i 4 y 4 1 ''-t 'ti- Y .'3:-Z. --.--1-4;1 -4;#i =A.tli.X.24 wt `I f R t t I:Z17:--11-,..- :..- 'L-: =-1-i:-....2�x O f .rc ; ' _ to-71,. '1. • gle. '''i r'; il, 2 -,-,, -...,. i.'-' .4---v, -- — - ....p.. tho--..---er-iv. --.4: . t . .0 ; , -r.l'c.,2'..vc.?,,- --'*--..:.,:: -, "..'..',- "a `ice �� ._`2'd �+'� r ;<; ({,�, i ''.-- ,-. •---*. ---Z.---;:- ,.-ei,.....--.;.., 4 --•-4t-iaN--At.:A-4-- ---t-;,., K.-..4,-,.; ::;..i.,' 3*;',-,f4):‘41,.#.1.' 1 ' 1 ' -4, t 'II w¢- rt' .r_.. W�/ 1 h te a:,++1.-1.___77L 1 1 1, r 4 " ':,4: R; WY� i JC '�1' - , . _ r1� - " •" ,. INTERSTATE 75 yy _ 'T n1 ? F 4.44 j- ° 4 i, 3 . L�`�'� mac' t �`- t y� it � si*:' 4;;;I„:',,„,_'. ii III'''4,47alty'*!%''-*7._. ,. a.:.,F:11-ir.;,. f --..... .1-- . ''. ;',- _ i LEGEND „ BOULEVARD AND 13TH AVENUE S.W.CENTER ©GradyMinor `'"�'°`” ''#' SECONDARY STUDY AREA a.,i en fnc� • �ma s.rvcyors Pt....rs toOa.mve nrCnue<ss TOWNSHIP 49 S. RANGE 26 E �n.z�n.r5 .1., u„�,:..1. �., t'...wKKrs1 sn.vio+x. DATE AERIAL FLOWN: DEC 2011 "°""',V cos O , : I OP 1 as -PLAN,,,C8C.a..-COU.,w(1,0\.1.045,s¢an47,SR m A w..911.4 BPORO..0 cu Exhibit V D Page 7 of 9 FIGURE 2 - c °".°- c%k.. a s � fr. '' ya } kxw i , K > ,. ,-..,774-4,--4-n.-- . *""` 'i �� *"..« ' ._ - f€ aria r. �"_ w � a.,r' ..t '` ..ter--43 _....t". 7 ' --s��1"- 35A: - -=a,,,, -,- - " _ fir. '�r "1.':::' ''''..1.7 '� � ,�.- ate- ':;�,46;(41:t' °� 4 'x:"^'.-.....:4- ...=;,,,,e. �r ` 1: 1r : 1 . tip ar ,t^i„c.1 ` :,--' 41,i/ :''T.. c:15'z , w 4"' 0 r ' 4 _ r--c-� w,-,-f so ,,. `‘4.-T"'-'' y ,: ,$4,s, : a r x ff2, ' , + dim # .a aa. y 5 d# Lte a ,-•; r : , •,� i , , ES: x� .E L - qt� t �, w.t -� „,,,,d,- .,134,.. } y s a . 7 g �1( {' _'LkW $� + +y6 F � ' � 7 c - z 4- "s.k s _9 `1,',S �.S+i , . � ds# r r� ,C ry .r- °S^ -^® W. t �3h � kr; v 1 s q � +x 4y 1 A _20SY 921 s.° �� e r.r SF!^fi r r � x�� e0 ,tgl.e�� # §rarxi ti 9 7P'”ffi ' t te 2 feet meters Go _)g1C earth Exhibit V.D Page 8 of 9 FIGURE 3 CARDO APPRAISAL GROUP, LLC HIGHEST AND BEST USE The Appraisal Institute defines "Highest and Best Use" as follows: "The reasonably probable and legal use of vacant land or improved property which is physically possible, appropriately supported, financially feasible and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility and maximum productivity" Source: The Dictionary of Real Estate Appraisal, Fourth Edition 2002, by the Appraisal Institute. We have concluded that the Highest and Best Use of the subject — as vacant - is for a future commercial retailing and/or office "conditional use" as permitted by the "Estates" zoning district. • The parent tract is zoned for residential usage to a density of one residential dwelling unit per 2.25 acres. The Estates Designation also can accommodates future non-residential uses to include "conditional uses" such as parks, open space and recreational uses, group housing, schools and school facilities, family care facilities, adult congregate living facilities and nursing homes. • The subject is rectangular in shape with a size and configuration that is sufficient to support a two single family homes. In addition, the size and configuration can accommodate most "conditional uses". • Based on the market data used in our analysis of development trends in the area, prices are trending downward and the supply of residential housing exceeds demand. In addition, a large FP&L Substation is located to the adjacent south and further diminishes the property's viability for single family development. • Considering the preceding, the highest and best use of the site is for a future "conditional use" as permitted by the "Estates" zoning district. Considering the preceding, the maximally productive best use of the site is for a future commercial retailing and/or office oriented use. 58 (Prepared for and Property of Collier County Board of Commissioners.Reliance upon appraisal for other uses is not warranted.) Exhibit V.D Page 9 of 9 Market-Conditions Study Exhibit L Collier Boulevard and 13th Avenue S.W. Neighborhood Center Growth Management Plan Amendment Prepared For: Golden Gate Estates Unit 26 Mr. Larry Brooks, Trustee 8800 SW 116 Street Miami, Florida 33176 Prepared By: Fraser &Mohlke Associates, Inc. Post Office Box 2312 Naples, Florida 34106-2312 February 22, 2013 Collier Boulevard and 13th Avenue S.W. Neighborhood Center Growth Management Plan Amendment Market-Conditions Study Table of Contents Tab 1. Market Conditions 2. Existing Land Uses 3. Consumer Demand Forecasts 4. Problem Setting and Recommendations 5. Appendix SECTION I MARKET CONDITIONS Collier Boulevard Estates Neighborhood Center Exhibit L,Forward, Page 1 FO REWARD Fraser & Mohlke Associates has prepared this market- conditions study to analyze the feasibility of developing a 12-acre site, comprised of three (3) parcels ("the subject site"), located on the west side of Collier Boulevard/County Road 951 (CR-951), and immedi- ately south of 13th Avenue SW at its intersection with CR-951. The petitioner is proposing to amend the Estates Neighbor- hood Center land use designation in order to include in the designa- tion the subject site's three parcels owned by Brooks family members, Mr. Larry Brooks,Trustee. The proposed Estates Neighborhood Center will be known as the "Collier Boulevard and 13th Avenue S.W. Neighborhood Center," to be mentioned hereafter in this market-conditions study as the"Collier Boulevard Estates Neighborhood Center." The Collier Boulevard Neighborhood Center will be designed to accommodate 100,000 square feet of retail and office space. Recogniz- ing that the principal use-component on the subject site will be retail, the principal feature of the analysis will be to forecast retail demand in a manner described in Section III of this study. For purposes of the analysis, office uses will be considered "secondary" to retail uses on the subject site. Existing retail and other non-residential uses are examined for a defined Primary Trade Area serving the community adjacent to the subject site that includes a portion of the northeastern quadrant of Golden Gate City, south of the site, and adjacent neighborhoods in the Urban Golden Gate Estates Planning Community immediately west and north of the site. The Neighborhood Center's physical setting will be designed to be compatible with these surrounding neighborhoods while providing viable goods and services for the Primary Trade Area's population and the traveling public. 1 s �' J'+ K.k:R�y�fg �h. 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L �`.r�. + ( bpwrYp��,1. st ell ill 3R, k it' � ,, t c"l 1f'''.- fie.. ,,. r" y,. "o ; ,..i) �t � } 4: ,47,,,;i �+�� ! ,�.• _"` �. - .� -. yl[t► ,��-i 2� h�� .� !�: �� s� -}<./s" 4,..--..- +r'• r ---31- - r.3.* '- d u¢ , f -aa- i . - 1•>.e" .,. ��3 'r ,+s Vi . ,,. �' . .a- "',i LEGEND CDLIE4 BOl/L ARD AND 13T•'AVENUE S.I9. CENTER ®GradyMinor er{w.r»'w STUDY AREA curl tilt;w:n • i. . ,-. • ....ers • i_,k"a eArctumrta TOWNSHIP 49 5•RANGE 26 E _ �e.a'.w'.r=ns{ .{'`.+...'...w...c<.a.w.r<.<.. u•��mea:o DATE AERIAI.FLOWN:DEC 2017 mrrr t w t vka+ar rw..vciccc�+^..-r.:�._o a:w•,czw�.sk.'.o..rr..v.�a'.,.,e vmizo'.'aw..' ligi II5 ; tgi>ag-= 8 -r,1 ii Li o bi '7°717- :"..--- : .•-■\i"ri,e,,-:..-- .. t,7i,' -'*I ''''' ' - ''' "zr,:-.4,,,..-..,.7.:'_. ' ...4-,i,t 1- --A ' • rn c:- i . . 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''.1-'-,.',.1 --- --_;!'"."):1S64.4-7 _ -,'47-="-'1':-"7,-, --,t'-,i,,l' ' -',""4'-' ; ..47 . - ,' '* ----— - _• Collier Boulevard Estates Neighborhood Center Exhibit L, Page I-1 I. MARKET CONDITIONS: GOLDEN GATE PLANNING COMMUNITY DISTRICT This analysis begins with an evaluation of population growth and transporta- tion infrastructure development within the Golden Gate Planning Community Dis- trict, a collection of diverse neighborhoods within the coastal urban area of Collier County. An analysis of the general Golden Gate area with emphasis on the Golden Gate Census Designated Place (CDP), also known as "Golden Gate City,"will provide an overall context for assessing the basic goods and services needs of the area's population.Throughout this analysis,these communities,in whole or in part,will be referenced as"the area under study"or the"study area. Population Growth 2000-2020 By the year 2020, the permanent population of the Golden Gate Planning Community District (PCD) is projected to grow 33.80 percent from 35,325 persons in 2000 to 47,265 persons in 2020, an increase of 11,940 persons, or 33.80 percent, according to June 4, 2012, estimates provided by the Collier County Growth Man- agement Division's Comprehensive Planning Department. Permanent-population projections for the Golden Gate PCD demonstrate the following growth patterns: Table 1.01 Population Estimates and Growth Projections - (As of April 1 of each year) 2000 2010 2015 2020 Golden Gate PCD 35,325 44,925 45,771 47,265 Percent(%) share of: Unincorporated County 16.43% 15.75% 15.08% 14.13% %of total Collier County 14.05% 13.97% 13.38% 12.58% Unincorporated Total 215,043 285,170 303,464 334,465 Collier County Total 251,377 321,520 342,000 375,600 Sources: Collier County Permanent Population Estimates and Projections (2000-2015) Collier County Comprehensive Planning Department(June 4, 2012) On April 1, 2010, the U. S. Census reported that 53.34 percent of the total population of the Golden Gate Planning Community District(PCD) resided in Golden Gate City, defined as a Golden Gate Census Designated Place(CDP)by the U.S.Census. For the period 2000-2020, population estimates for the CDP for both 2015 to 2020 are based upon U.S. Census population records for the years 2000 and 2010. a 0 0 C a) a 0 0 Z, co CI > MO1•CO C N N C OO COO a O o as r O O Ol 0 d' O O co h- to CO 0 r t. o') N N o 0 0 0 0 0 o e o 0 0 0 0 "CP O o L o m r to 0 0 0 0 0 0 0 0 0 0 0 0 a 0 0 0 0 0 0 o t() Ore 0) co e e '0 "0 NN Co No 00 .-0,000 Cs CO 0000 00 to0 ~ N =toe us ONCV rNNC> t� 0 O � ONr`-- CCN tgMOdO WcOM � r.:re OOMui C� MMN c7tor Nco pcD O,- Or C4 412 CONC) CO C., h d• Cf?r d9 CAr 0rnMr 1,- 0+) CO CD Cr)tri ti O N N d 0t) CV C',1 CO co tD N r O (0 1 V) O Vim' _ CO O (6 ter r \ \\ \ \ -\o\o \\o \ \ \ \ \° �O �O \ 00 a to 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 CV to(0 o O _-) o •0 cc 00c00 cy (Or OOa o 0 00q Cr) rNCDMO t,- 00 t) CflN ) 00O0 'Ct O6iO � CON- C.. r: 65a .1 "a7 � Nl�. ci66.CU 0) c CM N .<I' 0 C4 LL r 4-.. V- r to N- r ICI 1.-... c- O. N. 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C6 O ® > aS W C v 7 L N Ca O a co +%to o E o_ a) COl a co R O -C C6 0 �" p C2 O C .c al O U 0 t0 0.0 TD.^ CV C O <C0- 0 c N O p Z O 0 2 '.C".. t) 05 i y ° .0 CD Q' O C N C 0 N N C m 0_ > r.: oN � o w EJ as as ac Q � E Op .+r 0 N a) E m ova 0 m O ca f6 44 A a 0 N C Q C O O O to to C w L LO m 3 r0 O v C N Q (IC v, E 0 O d 7+ C O 0) ` .a 0) -O O U = a) G Cd t6 O ?� ,a,. = c O t C' > w ca E C.) ` N as O U ca O 0 N Ce � E H Q IZ(6 Q ° 0•a III a O d i. 0 a. O cL, 0 O 7 •al O o2. Lt 4- E -0 Y 7 L, ILO O 0 O L. 0 m O ai aj C6 - C 03 O•-c CT 0 E O 0, -c000 U O .. CO 7 01:r 0) Y 'Ci 'A C C ..=c13 C O2 Cy Lni a) ea W _ c.. a S0 c L- N U N N 1Z N C C u) i o C O Q.•a- O N p O O 07 N a, - 7 N d O al C� 0 0 >,• m 7 5 C C C C 7 700 O. Cl) a_ C o) N O to A as 0 1 > C 7 > 'a O. t� ca 0 g 0 qj C2 �� (f O O O O C C C m as" Q.t6 ca.z m C a• C C C6 0 C : Collier Boulevard Estates Neighborhood Center Exhibit L, Page I-2 As of April 1, 2000, the Census reported the population of Golden Gate City was 20,951 persons,or 9.74 percent of the population of the unincorporated County and 59.31 percent of the entire population of the Golden Gate PCD. Market potential of the subject site must account for the goods and services needs of Golden Gate City residents. A Comparative Analysis of the demography of residents of the Golden Gate CDP, the State of Florida, and Collier County is exhib- ited on the facing page. The composition of Golden Gate City's population demon- strates clear differentiation from that of Collier County in terms of the age of its residents; its racial and ethnic composition, language preferences, and business ownership; the persons per household; and substantial differences in residential density within its boundaries when measured by persons per square mile. The land area of Golden Gate City in 2010 was 3.9 square miles, yielding a concentration of 6,140.7 persons per square mile, the highest density of residents per square mile of any city or census designated place (CDP) in Collier County. Using standard estimating methodology and extrapolating from the 2010 Census, the population of Golden Gate City is estimated to grow to 25,211, an in- crease of 1,250 persons,or 5.22 percent,from 2010 to 2020. By 2020,the estimated population of 25,211 will concentrate 6,464 persons in each square mile of Golden Gate City. Table 1.02 below provides an extension of Golden Gate City population estimates for 2015 and 2020: Table 1.02 Population Estimates and Growth Projections (As of April 1 of each year) 2000 2010 2015 2020 Golden Gate City 20,951 23,961 24,586 25,211 Percent (%)share of: Unincorporated County 9.74% 8.42% 8.10% 7.54% % of the Golden Gate PCD 59.31% 53.34% 53.72% 53.34% Unincorporated Total 215,043 285,170 303,464 334,465 Golden Gate PCD Total 35,325 44,925 45,771 47,265 Percent(%)share of: Unincorporated County 16.43% 15.75% 15.08% 14.13% Sources:Collier County Permanent Population Estimates and Projections(2000-2010) U.S. Bureau of the Census for the 2000 and 2010. Collier Boulevard Estates Neighborhood Center Exhibit L,Page 1-3 Analysis of Transportation Improvements for the Area Under Study Historically, Collier County government's program to complete the roadway network within the Golden Gate Planning Community District (PCD) has established the area as having long-term growth potential. Experience has demonstrated that Collier County's Capital Improvements Program (CIP), programming new roadway construction and/or capacity improvements, has been a reliable indicator of future residential and commercial development activities. By 2017, CIP-programmed capacity improvements to Collier Boule- vard/County Road 951 (CR-951), now a 4-lane collector road nearing failure, will link the subject site to a greatly enhanced CR-951 roadway. Within four years, CR- 951 will become a 6-lane divided arterial with superior access to the proposed Es- tates Neighborhood Center. As a seamless divided arterial from Tamiami Trail East/US-41 north to Immokalee Road, CR-951 will expedite traffic flow on this prin- cipal north/south corridor that is within one mile of tracing the County's urban boundary. Development of Collier County's 2035 Long Range Transportation Plan (LRTP) To comply with Federal mandates and ensure continuation of Federal reve- n nues to Collier County,including non-transportation dollars,the Collier County Met- ropolitan Planning Organization (MPO) prepared and adopted an updated Long Range Transportation Plan (LRTP) in December 2010. By Federal rule, the LRTP must meet the following goals: • Preserve the existing transportation system; • Promote efficient management and operation of the system; • Increase accessibility to the system; • Link the existing system to new,improved roadways;and • Increase the system's safety and security. To ensure that the LRTP reflected Collier County's growth in population and employment, an Urban Land Use Allocation Model (ULAM) was utilized to identify development patterns and the impact on the transportation system of anticipated growth rates for the 20-year period 2015 to 2035. Forecasted land uses were programmed to account for announced develop- ment plans, employment, school-enrollment projections as well as estimates of traf- fic volume growth rates. The ULAM evaluated both the existing transportation system in 2010 and lo- cal commitments to finance and construct an improved surface transportation net- • work when developing the allocation model. Collier Boulevard Estates Neighborhood Center Exhibit L, Page 1-4 In 2011,the MPO authorized a "Minor Update" of the 2035 LRTP to reevalu- ate Collier County's transportation needs and to identify those projects that are deemed to be "cost-feasible" in order to forecast properly the Federal, State and lo- cal revenues needed for transportation projects in the County's MPO planning area. The following analysis addresses specifically the Highway Component of the 2035 LRTP Minor Update. The goal of the Highway Component is to identify Collier County's roadway needs for 2035 so that projected 2035 traffic will provide an ac- ceptable Level of Service (LOS) on an identified 2035 transportation network. The overall lane-capacity needs for Collier County identified in the 2035 LRTP are exhib- ited in the map on the facing page. Consistently, roadway segments programmed for improvement and listed in the 5-Year Work Program have proven, over time,to be reasonably predictive of fo- cal points of future commercial office and retail development. The identified roadway segments, chosen for analysis because of their prox- imity to the Collier Boulevard Estates Neighborhood Center, are listed below by the needed capacity improvements for these segments forecasted for 2035. Cost-feasible project detail derived from the Minor Update and applied to the area under study is provided under Table 1.03 Table 1.03 Recommended Minor Update Changes to the Adopted Highway 2035 Needs Plan Golden Gate Planning Community District(PCD)and Related Roadways (January 2013) Road Link Proposed Construction Five-Year Window For Number Improvement Cost($000) Construction Funding CR-951 Collier Boulevard from Expand 4-Lane $29,620,000 2021-2025 Time Frame Golden Gate Canal to Divided to 6- Green Boulevard Lane Divided Link:2.0 miles Arterial CR-951 interstate 75 (1-75) Interchange $35,000,000 2021-2025 Time Frame Critical Needs Inter- change 101 at CR-951 Green Santa Barbara/Logan Expand from a $8,147,059 2031-2035 Time Frame Blvd. Boulevard to Sunshine 2-Lane Undivided Boulevard to a 4-Lane Divided Link: 1.0 mile Collector 0 5 a a m a a z cri e o `o P P ° N ii O U U c �o ° 1 o o > a oc P. m R m 0 5 5 LL V O ° N O Cl N N Q.m o u a o o a U V b a o m LL ' a` Id o o d U b o m ° N o = 5g N IO N c c m P N x a UJ e m 2 Q o O m N ° C i R _ m 5 L J O ::=3 g 0 ` ° LL m c I!I a V S n a 0 o o• P a o LL N a a a o a E a m G o Q m P m m of m ' V 1- me m c o.03 Y a c c w m m m y a a=a= n m!n o _o U g a o U o " U 3 ti 3 2 m 2 ? ^' m 2 a a c 3 ° d m 5 ,. e r u c u m c y o o m o m W Q O O C C N y 0 a N W h N a Ill Z d Z dud LI i N . O Z.§. ti N r @ m d a F m d } O } 7 ,,m_>_ O .. In g o 0 0 0 0 X d ? N (1.2.. Z } } Z } Z Z 5 D U c N co d d �� m c ,a c c_ L.! c_ o m d a m L a _L d - o a U C .3 L G < • m m E o. N a E n c� N ''� p c.5 og w E co tK ci m o m _ 07 n s O „ = C c c Oi c rO X a P d o_ t7 r] N�1 R M C a O U W N N m N Q F I- F L N c S N LI LLl ? N t m'v 3 1ii1.1 `a n m u m >� c a c m m m d a ° 5'5 y . m° m a o i U U V R m il a d m - i m m F-a - m c. m m='-c--c m U ¢: m a o n U 3 0, �' 10 "_v r d c o s a m m m v.a'm g E E c a Q _ c m o- 0 o 3 E N't-'rW Z 5 m u., 4 _ in 0 G. U 5i I- a - -I u u II `m m C a t o ¢�m m m m" m w z 'm m - m Aul�U��•m a, p o -O m ,_ ,_ 9a T 0 3 E = m oi :: n S . L ® ;,T : = „iii r a z 3 D '''2-. N O • T a m a 01 . E n rn 7,4 v st ca T Z _ :� .. m m u� t _ 15 Collier Boulevard Estates Neighborhood Center Exhibit L,Page I-5 Analysis of Roadway Utilization in Collier County The following examination of actual roadway utilization focuses on the Golden Gate Planning Community District (PCD) and related roadways.At the onset of Fiscal Year 2013 (FY13), covering the period October 1, 2012 to September 30, 2013, Collier County's public facilities Annual Update and Inventory Report (AUIR), dated August 1,2012,reported traffic volume countywide. Documented increases in population, Iane miles, vehicle miles, and the percent of system utilization through to 2035 provide the basis for a timely roadway construction program in the Golden Gate PCD from FY12 to FY17. Collier County's Transportation Services Division and the Florida Depart- ment of Transportation (MOT) have programmed pre-construction, road resurfac- ing, and construction activities in response to needed roadway improvements iden- tified previously in the 2035 Needs Plan and documented in the 2012 AUIR.. After eliminating operation improvements and programs e.g. road resurfac- ing, bridge repairs/improvements, small-scale projects and enhancements, land- scaping programs, and debt-service payments -- the countywide total of roadway projects for the period FY13 -FY17 is estimated to be$68,900,000. Capacity improvements to CR-951, amounting to $19,000,000 for the time- period under study, constitute 27.58 percent of the AUIR's countywide transporta- tion program. The 2012 AUIR lists roadway links that are deemed to be currently deficient, or are projected to be deficient,within the next five years. It lists seven roadways as "Projected Deficiencies" for the period FY13 to FY17. Roadways projected to be de- ficient are subject to a detailed Level of Service (LOS) and capacity analysis within three years of projected failure.Attachment"G" to the "2012 AUIR Update Deficien- cies Report" lists these seven roadways, and the "Solutions" identified to remedy their deficiencies are demonstrated on the facing page. A principal segment of Collier Boulevard/County Road 951 (CR-951), begin- ning at Golden Gate Boulevard and proceeding south to Green Boulevard, is pro- jected for traffic-volume failure in 2017. The listed "solution" is to commence con- struction of capacity improvements during Fiscal Year 2013/2014 (FY14) that will increase the capacity of CR-951 from a 4-lane divided collector to a 6-lane divided arterial for the segment from Golden Gate Boulevard to Green Boulevard. Planned improvements to Green Boulevard will soon make it a 4-lane divided collector, improving significantly east- and west-bound road access for those resid- ing in rental apartment complexes in the Green Boulevard Planned Unit Develop- ment and the Chester Arms Apartments stretching along Green's mile-long corridor from Santa Barbara/Logan Boulevard on its western end proceeding east to CR-951. Attachment Co FY13-FY17 5 YEAR WORN PROGRAM/CIE(TIED TO FY13 ADOPTED BUDGET) (Dollars shown in Thousands) Project Project „,....� # Name FY13 FY14 FY15 FY16 FY17 SUMMARY OF PROJECTS Amount Amount Amount Amount Amount Amount 600440 Oil Well(Ava Maria-Oil Grade Road) - 60044C 011 Well(Everglades to Oil Well Grade) 1,500 R 1,500 60101 County Barn Road/Davis-CR864 _ 60168 Vanderbilt Beach Rd/Collier Blvd-Wilson 200 R 200 R 200 R 200 R - 800 60040 Golden Gate Blvd/Wilson E to Desoto 1,766 R 2,000 R 3,000 R/D/C 6,766 60040E Golden Gate Blvd/Wilson E to Desoto Intersection 1,800 R 4,000 A/R 5,400 DX 11,200 68056 Collier Blvd(GGB to Green) 7,000 R 10,000 CA 17,000 68057 Collier Blvd(N GG Canal-Green) 2,000 R 2,000 60116 US41/SR 951 Intersection/Resurfacing 18,329 RICA 4,700 R 23,029 TBD Wilson Blvd Extension(951 to North Belle Mead)-C80 - TBD Logan(lmmk to Bonita Beach Rd)-C80 - 61001 Tree Farm/Woodcrest-C80 - Contingency 2,595 1,000 1,100 1,000 1,000 6,695 Total 31,690 21,900 6,700 4,700 4,000 68,990 Oue,atiooa hauruvor..nr.ta/P,uu,a,no 66066 Bridge Repairs/Improvements 2,300 5,500 6,500 6,000 6,000 26,300 60018 Intersection Safety/Capacity/Enhancements 2,937 2,250 2,150 2,000 2,000 11,337 60172 Traffic Ops Enhancements/Signals 4,000 1,000 1,100 1,100 1,200 5,400 60183 Sign Retroreflectivity Requirement 200 200 200 200 200 1,000 60163 Traffic Studies 200 50 50 50 50 400 60118 Countywide Pathways/Sidewalks Non PlL/IAP 250 25D 250 250 250 1,250 69081 Pathways/Sidewalks Bike Lanes/Repairs - - - - - - 35016 Transit Enhance/Plan - - - - - - 61011 Transit Enhancements/Operations 2,000 1,800 1,800 1,800 1,800 9,200 60077 Enhanced Resurfacing 3,419 2,500 3,000 2,500 3,000 14,419 60077 Striping and Marking 600 600 600 600 600 3,000 Subtotal Operations Improvements/Programs 12,906 14,150 15,650 14,500 15,100 72,306 60003 Marco Island/Asset Mgmt 1,450 1,450 1,450 1,450 1,450 7,250 60171 Multi Project 44 50 50 50 50 244 Transfers to other funds(312) 2,779 2,80D 3,000 3,000 3,000 14,579 Impact Fee Refunds 175 400 400 400 400 1,775 Debt Service Payments 11,735 14,583 14,579 14,584 14,584 70,065 Total Funding Request All Funds 60,779 55,333 41,829 38,684 38,584 235,209 REVENUES Impact Fees/COA Revenue 4,500 5,000 5,200 5,400 5,600 25,700 DCA Consortium US411951 60116 - - �■,„\ Gas Tax Revenue 18,312 16,300 18,300 18,300 18,300 91,512 Grants/Reimbursements 19,005 16,044 2,000 - - 37,049 Transfers In 25 25 Interest Fund 313 Gas Tax 300 500 500 500 500 2,300 Interest Impact Fees 406 500 500 500 500 2,406 General Fund Transfer 11,231 13,700 13,700 13,700 13,700 66,031 Revenue Reduction(Less 5%Required by Law) (1,576) (1,576) Totals Year Revenues 52,203 54,044 40,200 38,400 38,600 223,447 Beginning Carry Forward 11,805 11,805 1Fiscal Year Surplus/(Shortfall) 3,229 (1,289) (1,629) (284) 16 43 Fiscal Year Carry Forward - 3,229 1,940 311 27 Cumulative Fiscal Year Balance Surplus/(Shortfall) 3,229 1 940 311 27- --43: - 43 Key: Notes: S=Study 1)Expenditures:Based on current cost estimates, 2)Revenues:Based on current adopted Impact Fee Schedule,projected gas tax revenues,budgeted general D=Design fund transfer,and approved grants and developer contribution agreements. 3)Protect 60116 US41/SR954 does not include in the FY 13 budget the S 7,775,600 JPA.Revenue&Expenditures M a Mitigation wilt be recognized when grant agreement is taken to the board. C=Construction R=ROW Grant Funding Summary A=Advanced Construction Proj.# Name FY 2013 FY 2014 FY 2015 L=Litigation 60073 Davis/Collier Blvd 6,000,000 8,000,000 2,000,000 I=Inspection 60116 US41/SR951 7,775,600 1,236,300 AM=Access Management 68056 Collier Blvd 3,228,600 6,807,645 LP=SIB Loan Repayment to State 19,004,200 16,043,945 2,000,000 CBO=Constructed By Others 10 n Collier Boulevard Estates Neighborhood Center Exhibit L,Page 1-6 The AUIR FY13-FY17 5 Year Work Performance CIE is exhibited on the facing page as "Attachment D." Detailed roadway projects applicable to the Golden Gate Planning Commu- nity District (PCD) and incorporated in Collier County's approved 5-Year Work Pro- gram for the referenced period (FY13- FY17) are listed below in Table 1.04: Table 1.04 Golden Gate PCD and Related Roadway Projects: Collier County Transportation Improvement Program (TIP) Fiscal Year 2012/2013 (FY13)to Fiscal Year 2016/2017 (FY17) (August 1, 2012) PROJECT NAME COST TYPE START COMPLETE Collier Boulevard (CR-951) $17,000,000 ROW FY13 FY14 Golden Gate Boulevard to CST Green Boulevard Collier Boulevard (CR-951) $2,000,000 ROW FY14 FY14 Golden Gate Canal to Green Boulevard Sub-Area Project Costs $19,000,000 CST: Construction Collier County Project Costs $68,900,000 ROW: Right Of Way Percent of Collier County Total 27.58% Market-Support Area for the Collier Boulevard Estates Neighborhood Center This market-conditions study has been prepared to demonstrate that the subject site is well located to serve the goods and services needs of the surrounding residential communities and local businesses within convenient travel distances. To assess the feasibility of commercial uses that are proposed for the subject site, identification of a market-support area is necessary. The Collier Metropolitan Planning Organization (MPO) has developed estimates of urban-area dwelling units -- single-family and multi-family -- by identifying the degree of"saturation" or "de- velopment potential"attainable within well-defined Traffic Analysis Zones. These projections assess the suitability of an individual Traffic Analysis Zone for residential and commercial uses determined by the density indices and the other policy-driven measures provided for in Collier County's Comprehensive Growth Management Plan and incorporated into the 2035 Long Range Transportation Plan. KY It'ot-,Pozioz4 sr riP 4'11St Zvi v"\S'Ismn'aliC141/417°-vdatta\'''I'ird- '*7-!1•11 I" — I g N gil I r.4 E-. Pea c.) itC cd . G.4 Li is:14 0 G-7) 4171" NI° •'.) 1 )- (N (IN $ 0 EC1 . , I- _ c) 1■.- I- ry Pd r /1.A.\ 0 14.) ilk h- 3 . = • CO o Cssl - D tY 0 CO CL P. ...:: I","'" C\4•1 '0-7, g 0) • 3' 0) ... .. 1 Collier Boulevard Estates Neighborhood Center Exhibit L,Page 1-7 The methodology utilized in projecting new population and resultant job growth within each Traffic Analysis Zone forecasts future development on currently undeveloped parcels by calculating attainable dwelling-unit saturation and related job growth likely to be generated by new-resident demand for basic goods and serv- ices. The method employed in this analysis utilizes revised estimates based upon the 2010 U. S. Census data. For the area under study, this approach utilizes devel- opment-potential calculations. It represents the best available forecasting of dwell- ing-unit growth within the defined Primary Trade Area. Geographically compact Traffic Analysis Zones are employed to facilitate the small-area analysis required to analyze neighborhoods located in the area under study. The geography of the Primary Trade Area (PTA) has been chosen to include all of the commercially zoned areas on or adjacent to Collier Boulevard/County Road 951 (CR-951) on the west beginning.from Collier Boulevard on the north and proceeding south to Golden Gate Parkway. Market-support-calculations for the PTA will be employed to determine the viability of uses proposed for the Collier Boule- vard Estates Neighborhood Center. A map locating the 2000 Traffic Analysis Zones within the Neighborhood Center's PTA is exhibited facing pages I-7 and 1-8. Table 1.05 below demonstrates the population,by dwelling unit type,each of the 2000 Traffic Analysis Zones located within the proposed Primary Trade Area for the years 2000, 2005,and 2010. It provides an important example of the stability of the study area's residential population. For the years 2000 to 2010 the PTA population increased from 12,021 per- manent residents in 2000 to 14,480 in 2010,an increase of 20.46 percent, or some- what less than the 27.18 percent increase for the Golden Gate Planning Community District for the same 10-year period. For Golden Gate City, the 10-year population increase was a more modest 14.37 percent. These population comparisons serve both as an example of steady, incremental population growth also illuminate the very different contribution made by single-family and multi-family dwelling units when accounting for population increases in the area under study from 2000 to 2010. However, the population estimates provided by the Collier County Compre- hensive Planning Department do not include timely 2010 U. S. Census reporting in every instance. Consequently,the 2010 estimate for the PTA's increased population since 2000 appears somewhat overstated, as Table 1.05 will illustrate. Collier County's 2035 Long Range Transportation Plan (LRTP) accounts fully for 2010 population impacts for each Traffic Analysis Zone (TAZ) providing an updated popu- lation projection for each TAZ and those of employed persons and students attend- ing school in each of the TAZ's. "at'Di"C/OZ/ °4`41.9eN Acrus)ZVI Vd11°\S'It4144V143\CA-ImiaMW-V4ilieQ\ *4'14- $.• i ; 1 I 1 al 1 r4 e.. 04 ,..., hi D fit) ant 0 tzl sa 6 E.. * 44Zr qZ1." Ce4 ... 4 ).. c\I c\I 0 a 1 1 I ,,....,,....„,. ,..73.....„ 64 CD 4 N _ . poi 0 3...,...• 7..i -= :.7.•= w S '''' 1444111 0 • (co.)... 41■ 1=--s I= E-:I x 4 i zi i I LU I-U *•11 1, -7: ..,..- -, = - - r•-, i 1 . • co 0 ("NJ D 12 0 '2 . ,. 77— C\I a..- .s. • i. =.: ........... 1 zr.: :, CT) r-1 -- - 0 -4- ..... .. Walk CO E 5 q 1.44 i = -t -; - - 71 A 1 Collier Boulevard Estates Neighborhood Center Exhibit L, Page I-8 Table 1.05.1 General Location:Collier Boulevard/County Road 951(CR-951)Corridor From Golden Gate Boulevard to Golden Gate Parkway 2000-2010 Traffic Analysis Zone(TAZ)Population Estimates Collier County Comprehensive Planning Department TAZ Population Single-Family Multi-Family Number (April 1st) (SF) (MF) 177 2000 504 487 17 2005 644 627 17 2010 687 670 17 241 2000 443 426 17 2005 610 593 17 2010 664 647 17 191 2000 958 864 94 2005 1,023 929 94 2010 1,057 963 94 240 2000 684 684 0 2005 786 786 0 2010 810 810 0 200 /- 2000 1.336 0 1,336 2005 1,670 74 1,596 -- 2010 1,670 74 1,596 205 2000 554 331 233 2005 951 331 620 2010 951 331 620 197 2000 1,645 1,196 449 2005 1,727 1,210 516 2010 1,747 1,225 523 206 2000 1,322 796 526 2005 1,512 803 708 2010 1,512 803 708 207 2000 2,764 1,001 1,763 2005 2,905 1,001 1,904 2010 2,905 1,001 1,904 204 2000 962 629 333 2005 1,607 629 978 2010 1,607 629 978 203 2000 849 556 293 2005 870 556 314 /—..,,, 2010 870 556 314 '4. .:4:.:- •-'- ) . . ....j ilk Ai , 1 i i 4...-•:"'i MI 11 •, „... 1 i q , I 1 in._..,.. . 1 , , _ , .... ,,, ......„ k 52 • -- i i 153 i'a i ■ A .)..4), 1 rimA Ry-P-ili AREA 1 11 -T L..- ,, I , ,/ I ,min. .... ......,„......_ I ... - ,....„ ( . .. .,:. _...,., 1.'02 4 1 , iltr' 66 ___--. • - , I., i 1C-12 IN .. _ l_ S - "14111 1 -- -__;-.4.- . 543 '-'s.•:' 364 .4,co 257 . • 1... . .253 251 Irtig :-..,.-Ai 6-.1•.; l_3'.4, _...". _.., 2035 Needs Plan #2b (BrJr Me-A_ Collier Boulevard Estates Neighborhood Center Exhibit L,Page 1-9 An Urban Land Use Allocation Model (ULAM) is employed to identify devel- opment patterns and the impact on the transportation system of anticipated popula- tion, employment, and school enrollment growth rates for the 20-year period 2015 to 2035 reported in the Long Range Transportation Plan (LRTP). The 2035 LRTP provides these projections of employment, automobile own- ership, and school enrollment in order to account properly for all the major con- tributors that impact the County's surface transportation network. The LRTP uses a revised Traffic Analysis Zone (TAZ) mapping system in re- porting growth rates for the 20-year reporting period. A map locating the LRTP Traffic Analysis Zones within the proposed Primary Trade Area for the Collier Boulevard Estates Neighborhood Center is exhibited on the facing page. Comparing 2035 TAZ boundaries on the facing page with the 2000 TAZ boundaries facing page 1-7 used in the Planning Department estimates for 2010 will reveal that the 2000 boundaries have been subdivided for TAZ 191, TAZ 203, and TAZ 207 as demonstrated below: Table 105.2 Traffic Analysis Zone(TAZ)Population and Dwelling Unit Estimates by Type of Unit Derived from 2010 Planning Department Estimates and 2035 LRTP Projections TAZ Population Single-Family Multi-Family Number (April 1st) (SF) (MF) 191 571 571 0 503 442 442 0 2035 Total 191 and 503: 1,013 1,013 0 2010 Total 191: 1,057 993 94 207 1,373 612 761 507 647 272 375 2035 Total: 207 and 507 2,020 884 1,136 2010 Total 207: 2,905 1,001 1,904 203 434 325 109 506 316 201 115 2035 Total: 203 and 506 750 526 224 2010 Total 203: 870 556 314 New TAZ 508, once a small component of TAZ 207 following the 2000 U. S. Census, is not used in the subsequent tables nor is its modest population and em- ployment data incorporated in any of the analysis that follows; TAZ 508 does not contribute any school enrollment to the Primary Trade Area"persons"total. N o CO .i rn n m t0 .i o a 0 in in n et • e-1 0) O 0 N N r1 LO ri n ct 00 OM CCi .i CO 00 in n .-1 M 0) ta a U. t CD N in in in et Cr m i 0 O 0 LO' M m 02 C .. U aQ U6 O. l Li. LL N O 01 in in co et et M i O o 0 )n in M 0 N i N- I, .i n 0 CO '0' in 1.0 N. o .-+ CO to N 00 N. 01 00 o 0 0 0 0 o et 17 0 0 0 0 +• a. 81 .-i .4 rl N N N N N N N N i U) to in in c Z N a a t a=.. O dt h 0 0 0 0 0 0 0 0 0 0 0 Q �� i C .-t Z E 'O p N6 ' ' I n o o nm n n 0 ° ° m 0 in N .i � d 00 .i 1-1 0) N 0 ri N M'N CO C0 V Lim. .-1 M W co tQ E. r. Or vs. 1pr. tohriO» fAIDNN ei 0 rn et' v to o Nim N .i m n'n v m m m .-i v o0 0o n o n•n .00 0o in N. N. 00 N- in u+ .ti ZMV 0► INNOD DiriNf� ,.i a H r4 O '` V 'i 61 F 1 D O , + E" NI in 1.0 N CO et ct .•i CO m 0 00 in .i ri .4 0o • .4 01 tD N N N u) N et 0 m 0 _ .i N � (I)! `"1 - 3 in LO Ln O 00 .-1 co 0) to N N 1.0 .-I CO CO n u I fa .-+ H N N N e-i ri m N N ri N M m CO 1 r1 1 •a O � F ui • u. Cr • U) N r'I� • 0 .=f N .-1 N .4- NN a--t O a' N O O •0 �O LL a N N 0 rt CO .4 C) {A , I ri 0 O 0i0 d o o m .4 .4 oio m M IN W • ' I 0 1 1 t m N 0 in .-1 00 v .i N -1. CO M CA O n N • M 0 M .4 It) m N 00 0 0) d• d. ri .-1 .i .i n ` -.1 .-1 M O M n n N N N et N .-1 N'O n LIJ 0 ton inn 00) M t0 M 00 t0 CO O 00) et 0 N .M-1 N 0I a Z M • N 1n .i 0 t0 tD .-f N t0 t M m it) t0 i 1.0 t0 00 00;0 0 0 in N n 00 0) 0 0 0 u) 0 0) t0 M i d in tO N M N N 00 0 0 0 it) O M vt O c 4 j t4 U N 4. ' ° al •u. to W rE O M t0 .i 0 n n .i N t0 sr t0 n LO t0 LO• 0 ° in Nt ° O O O 0 0 V Z M iin in et v a {D tD Ill 14 .-t 0. "' c C7 3 = w u. 0 Em O , in a to n n co 4 •i• n 0 n 00 0 01 O N 0p N 0) tD O O O 0 O t0 tD .-I O O O O O .1 . to 0 M d et N .i 0) CO CD CD CD 00 ct N .-f cl' Q .I N N .i N .i N .i N N 1-1 N /'N g Qn t.i n'C) M i et t N LC) n 0 .i CO CO f n CO 0 Iii rmi .mi N N N N N N N N in to H in rL N Collier Boulevard Estates Neighborhood Center Exhibit L,Page 1-10 """•\ Collier County's LRTP predicts population, employment, and school enroll- ment for a well-documented Primary Trade Area (PTA) for an overall total of 18,265 persons in 2035 as shown in Tables 1.06, 1.07 and 1.08 that follow. The overall totals of 18,265 persons are subdivided as follows: • Population total for the PTA: 13,034 residents, • Employment total for the PTA: 3,550 workers,and • School enrolment total for the PTA: 1,681 students. Guidelines for Commercial Development The International Council of Shopping Centers (ICSC) defines a Neighbor- hood Center as possessing a primary trade area of 3.0 miles or less and a Commu- nity Center as one possessing a primary trade area of 3.0-6.0 miles.ICSC also gives a site acreage range of 3.0 to 15.0 acres for Neighborhood Centers, and 10.0 to 40.0 acres for Community Centers. The Collier County Interactive Growth Model (CIGM) advocates the use of the following guidelines in determining the number of persons required to ensure the viability of Neighborhood,Community and Regional commercial centers: • Neighborhood Center: 13,110 persons; n • Community Center: 34,464 persons; and a • Regional Center: 157,324 persons. Further, the CIGM advocates the use of the following standards in determin- ing the acres and building area dimensions measured in square feet (sq. ft.) for Neighborhood,Community and Regional centers respectively: • Neighborhood Center: 11.0 acres and 110,734 sq.ft. (8.45 sq.ft. per capita); • Community Center: 28.0 acres and 257,668 sq.ft. (7.48 sq.ft.per capita); and • Regional Center: 100.0 acres and 1,000,000 sq.ft. (6.36 sq.ft.per capita). The total of 13,034 persons forecast for the Primary Trade Area (PTA) in 2035 in (See Table 1.08) equates to 7.67 square feet per capita. Accounting for a Floor Area Ratio (FAR) of 20 percent, a developable property of 12.00 acres would translate to 104,544-square-feet. Sources The source of population, employment, and school enrollment data derived from the 2035 Long Range Transportation Plan (LRTP) was obtained from Stantec, Inc. (aka Wilson Miller, Inc.), 3200 Bailey Lane, Suite 200, Naples, Florida 34105. Stantec transportation executive Jeff Perry (649-4040) provided the spreadsheet detail for the 14 Traffic Analysis Zones and the data sets displayed in the following tables and exhibited on the facing page. Collier Boulevard Estates Neighborhood Center Exhibit L,Page IA 1 Table 1.06 General Location:Collier Boulevard/County Road 951(CR-951)Corridor From Golden Gate Boulevard to Golden Gate Parkway 2035 Traffic Analysis Zone(TAZ)Population and Dwelling Unit Estimates by Type of Unit Derived From the 2035 Collier County Long Range Transportation Plan(LRTP) TAZ Population Single-Family Multi-Family Number (April 1st) (SF) (MF) 177 518 501 17 Dwelling Units 174 167 7 %Occasional Use ** 3% 22% 241 904. 904 0 Dwelling Units 269 269 0 %Occasional Use 4% 4% 0 240 842 842 0 Dwelling Units 260 260 0 %Occasional Use 4% 4% 0 191 571 571 0 Dwelling Units 207 207 0 %Occasional Use ** 6% 0 503 442 442 0 Dwelling Units 160 160 0 %Occasional Use ** 6% 0 200 1,801 0 1,801 �� Dwelling Units 957 0 957 %Occasional Use ** 0 5% 205 1,648 325 1,323 Dwelling Units 1,145 120 1,025 %Occasional Use ** 1% 4% 197 1,296 903 393 Dwelling Units 346 238 108 %Occasional Use ** 1% 9% 206 1,298 782 516 Dwelling Units 393 217 176 %Occasional Use ** 2% 4% 207 1,373 612 761 Dwelling Units 413 198 215 %Occasional Use ** 6% 3% 507 647 272 375 Dwelling Units 388 88 300 %Occasional Use ** 6% 5% 204 944 617 327 Dwelling Units 371 247 124 %Occasional Use ** 7% 5% 506 316 201 115 Dwelling Units 96 62 34 %Occasional Use ** 7% 5% 203 434 325 109 Dwelling Units 139 104 35 %Occasional Use ** 7% 5% Collier Boulevard Estates Neighborhood Center Exhibit L, Page I-12 Table 1.07 General Location:Collier Boulevard/County Road 951(CR-951)Corridor From Golden Gate Boulevard to Golden Gate Parkway 2035 Traffic Analysis Zone(TAZ) Employment Estimates Derived From the 2035 Collier County Long Range Transportation Plan(LRTP) TAZ Total Industrial Commercial Service Number Employment Employment Employment Employment 177 1,036 518 501 17 241 196 88 0 108 240 75 21 14 40 191 439 102 241 96 503 532 103 234 195 200 35 5 1 29 �� 205 197 134 12 51 197 94 30 2 62 206 11 1 2 8 207 29 5 1 23 507 1 0 0 1 204 86 58 4 24 506 532 149 142 241 203 287 11 202 74 Totals 3,550 1,225 1,356 969 NOTE: A summary of total population, employment, and school enrollment for the above listed Traffic Analysis Zone (TAZ) components of the proposed Primary Trade Area (PTA) is provided in Table 1.08. r--, Collier Boulevard Estates Neighborhood Center Exhibit L,Page I-13 Table 1.08 General Location:Collier Boulevard/County Road 951(CR-951)Corridor From Golden Gate Boulevard to Golden Gate Parkway 2000-2010 Traffic Analysis Zone(TAZ)Summary of Population,Employment,and School Enrollment Derived From the 2035 Collier County Long Range Transportation Plan(LRTP) TAZ Total Total Total School Number Persons Population Employment Enrollment 177 915 518 1,036 0 241 2,040 904 196 940 240 917 842 75 0 191 1,010 571 439 0 503 974 442 532 0 „\ 200 1,836 1,801 35 0 205 1,845 1,648 197 0 197 2,131 1,296 94 741 206 1,309 1,298 11 0 207 1,402 1,373 29 0 507 648 647 1 0 204 1,030 944 86 0 506 848 316 532 0 203 721 434 287 0 Totals 18,265 13,034 3,550 1,681 Collier Boulevard Estates Neighborhood Center Exhibit L,Page I-14 Summary of Findings The principal findings of Section I are listed below: 1. By the year 2020, the permanent population of the Golden Gate Planning Community District that surrounds the subject site is projected to grow 33.80 percent from 35,325 persons in 2000 to 47,265 persons in 2020, an increase of 11,940 persons,or 33.80 percent.The population of Golden Gate City is es- timated to grow to 25,211, an increase of 1,250 persons, or 5.22 percent. By 2020,its estimated population will concentrate 6,464 persons in each square mile of Golden Gate City. The northeastern square-mile quadrant of Golden Gate City is an important component of the proposed Primary Trade Area for the proposed Neighborhood Center to be located on the 12-acre subject site. 2. All arterial and collector roadway segments within the proposed Primary Trade Area requiring remediation or roadway capacity improvements have been addressed in Collier County's 2035 Long Range Transportation Plan (LRTP) and the current 5-Year Transportation Improvement Program (TIP) for Collier County. 3. The estimated population for the area under study by the year 2035 is suffi- cient to support a 100,000 square-foot Neighborhood Center on the 12-acre site that will be designed to accommodate the Collier Boulevard and 13th Avenue S.W. Neighborhood Center. The total of 13,034 persons forecast for the Primary Trade Area in 2035 in equates to 7.67 square feet per capita.Ac- counting for a Floor Area Ratio (FAR) of 20 percent, a developable property of 12.00 acres would translate to 104,544-square-feet. *** Subsequent sections will analyze the dimensions and likely development pat- terns for the area under study as shown below: • Section II will detail the dimensions of present development for the area un- der study. • Section III will calculate and evaluate the demand created by the Primary Trade Area population for additional retail and related uses. • Section IV addresses the Golden Gate Area Master Plan (GGAMP) and its con- tribution to planning for the Collier Boulevard and 13th Avenue S.W. Neigh- borhood Center including Study recommendations. • Section V will provide documentation and map exhibits. SECTION II EXISTING LAND USES Collier Boulevard Estates Neighborhood Center Exhibit L, Page II-1 II. EXISTING LAND USES Market conditions analyzed in Section I show that steady, incremental popu- lation growth in the Golden Gate Planning Community District (PCD), and its popu- lation hub of Golden Gate City,indicate consumer support potential within the study area proposed for the Collier Boulevard Estates Neighborhood Center and that of its defined Primary Trade Area (PTA). Section II will inventory commercial development in the study area defined in Section I and make land use recommendations The predictable desires of the residents in the study area and the traveling public for well-located commercial centers providing basic goods and services sug- gest that commercial development of currently undeveloped parcels along the Col- lier Boulevard/County Road 951(CR-951) corridors is appropriate. It would be con- sistent entirely with plans announced recently by Collier County to increase the ca- pacity of CR-951 from a 4-lane divided collector to a 6-lane divided arterial for its segment from Golden Gate Boulevard to Green Boulevard.Additionally, office space and institutional uses such as churches and social service agencies will likely need to be accommodated as well on available land developed, or likely to be developed, for these purposes. Commercial Land-Use Inventory Until 2007, Collier County prepared and published biannually a Commercial Land Use Study, prepared by the Comprehensive Planning Department, which was incorporated as Appendix A-1 to the County's Comprehensive Growth Management Plan's Future Land Use Element, or FLUE. As a FLUE support document, it analyzed commercial zoning including the standard categories of C-1, C-2, C-3, C-4, C-5, and Planned Unit Development (PUD) zoning as defined in the County's Land Develop- ment Code. Further, the County's Land Use Study listed existing land uses and other relevant data by Traffic Analysis Zone (TAZ) and by commercial land-use categories then in effect in Collier County. Beginning in 2008, budget constraints have limited severely the personnel and resources available to the professional staff of the Comprehensive Planning De- partment to continue preparation of the Commercial Land Use Study and other re- source documents available to the general public and petitioners seeking land use approvals. Consequently, petitioners for land use changes requiring an amendment(s) to the Comprehensive Growth Management Plan's Future Land Use Element are re- sponsible for providing justification in the form of a market study demonstrating that a proposed commercial development or conditional use could be considered a viable enterprise attracting public support and access to goods and services on a well-located site provided by a petitioning developer. COLLIER BOULEVARD COMMERCIAL SUBDISTRICT /... COLLIER COUNTY, FLORIDA I - ONae•CA>F CUM M 1NE aAAS aARi4i111S �\\\\\ 3 + + +0+. + + \ .:= 1 6 INN PLUWE S ...\\\ 1 MCI. 1`\\\ \:1%. x g 1a MI ZM∎ t• '1 g g \ 177N AVENUE SR 1111111111[i11. En En En En .. .. .. .. .. w 1� -1.3 it 1 ..d.."I..N..h. .l\`m, ,,.\ N lam t aim plea ellbi g ,.I..I..I..E..L■ ■ ■\ .. MIN ii ii NM~ 1 •� \■ ■ .. MU !.• $$. ■ §�.& MIN 1111/11, .�0,\\�;' ,,1111. . . .\`\\\I` 'it'll AVENUE Sw. MN MIME SW. is 41. 410111 IEL -% osAn sw. ,��i\\\C CANAL 11111111► iia � ;1111 5 ji!ti.</� ^midN. � Ii111111 `+ ► ■e�k:,1 . �St . .i11�i.��la\\\. € �f1111111 ■ .. \\ AnM1111111-■ ■u11111.0 4419 Pue sw. mot PL s.. \,, ,...\\\\\\\ '' 111111 • : .��` �.pi pi 110., M 4411111 wit i.\\\` �`,N MIT Q .�. � Nom\\��. O� ,,x:;— mM e \l`Nt \\\\\ 29A AMAX SW. - 2AD AV.S \`,. ,s. : H®HH il i __\\\ C-"` MO PLKE SW . . ..`\\"II,\ 1`;1\ n 111.E w .IN mi.= _I____. . 3NO A E S.W. 1i111.1 ■ a all &71. . 1111111111 LM ■■\ I �N 1 1111111`( I II I II 1•• 1ri11111111111111I11N {\ cam Gff PNIX.., \\\\\\�\\\\\\\\o� j1 Liq . 1 OM:0120E NA 1 - TRACT ADOPTED-OCTOBER 26,2004 (Ord.No.2004-71) LEGEND AMENDED-JANUARY 25,2007 (Ord.No.2007-19) �\ AMENDED-OCTOBER 14.2008 �� COWER BOULEVARD 1 (Ord.No 2008-59) \ COMMERCIAL PREPARED BY: GRAPHICS TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND =a u AND ENVIRONMENTAL SERVICES DIVISION I I 1 I SUBDISTRICT FILE: GGMP-51A-2008-1.DWG DATE: 10/2008 0 SOOnT 400nT Collier Boulevard Estates Neighborhood Center Exhibit L, Page 11-2 In order to provide sufficient market justification for the Collier Boulevard Estates Neighborhood Center,the petitioner engaged Fraser and Mohlke Associates to conduct an inventory of existing commercial and conditional uses within the area under study described fully in Section I of this market-conditions study and con- tained geographically in the Primary Trade Area (PTA) that was also described and mapped previously in Section 1. The inventory of existing uses gives special attention to a considerable vari- ety of enterprises located in the Collier Boulevard Commercial Subdistrict depicted on the facing page. Presently, the Subdistrict's nonresidential enterprises are con- fined to a narrow north-south corridor between Collier Boulevard/County Road 951(CR-951) and 40th Terrace SW beginning at Green Boulevard to the north and proceeding south to 20th Place SW. The Subdistrict allows a mix of uses, including heavy commercial in areas presently zoned C-5, as well as C-4 properties and some RMF-12 zoning. However, the Subdistrict has remained essentially static since it was incorporated in the Golden Gate Area Master Plan (GGAMP)by Plan Amendment Ordinance No. 2008-59 on October 14, 2008. A detailed inventory of commercial and other uses located in the Subdistrict follows. Of the 58 enterprises inventoried on 40th Terrace SW, only 21,or 36.21 percent,could be defined reasonably as retail or office uses. The majority of other commercial uses in the Collier Boulevard Commercial Subdistrict are along the CR-951 corridor from Green Boulevard south to Golden Gate Parkway. The entire corridor's commercial and nonresidential enterprises in- ventoried and analyzed in Section II begins at Pine Ridge Road's intersection with CR-951 and ends at its intersection with Golden Gate Parkway.A detailed inventory of commercial and other uses located along this CR-951 corridor follows. Of the 125 enterprises inventoried on CR-951, 80, or 64 percent, could be defined reasonably as retail or office uses. The area under study does not include any portion of Golden Gate City's Downtown Center Commercial Subdistrict. The Downtown Center's boundaries in- clude selected northern and southern segments of largely residential areas along Golden Gate Parkway from Sunshine Boulevard on the west, east to 40th Street SW. Because of its considerable distance from the site of the subject Collier Boulevard Estates Neighborhood Center -- and fact that the targeted provisions of the Subdis- trict focus on ensuring harmonious development of mixed use and commercial buildings at a pedestrian scale -- the Downtown Center area was not inventoried or analyzed in the effort to document the viability of the Estates Neighborhood Center. Appended pages report and analyze inventoried establishments for the CR- 951 corridor described above and those lying along the eastern side of 40th Terrace SW and within the Collier.Boulevard Commercial Subdistrict. Collier Boulevard Estates Neighborhood Center Exhibit L, Page II-3 The process of inventorying the study area's land uses proceeded as follows: • Inventoried property's addresses were listed to run north to south for both the CR-951 and 40th Terrace SW corridors. • When conducting the inventory, Fraser &Mohlke Associates visited each ad- dressed property in person. • Fraser&Mohlke created an Excel spreadsheet providing the name of the ad- dressee and, as appropriate, the building unit number occupied by each in- ventoried addressee. • Collier County's Addressing Department was consulted to confirm the ad- dresses and recommend relevant documentation identifying those permit- ting or title records that could lead to a determination of the square-foot di- mension(s) of the building or individual unit(s) housing the addressee. • Q. Grady Minor Planning Technician Sharon Umpenhour consulted Collier County and Property Appraiser records and recorded the square-foot dimen- sion of the building and/or unit housing the addressee. • Fraser & Mohlke assigned square footage for each addressed building unit �. and identified all locally-owned and operated retail and/or office establish- ments to distinguish these enterprises from the heavy commercial in areas presently zoned as C-4 and C-5 properties and for other uses not suited to any proposed Estates Neighborhood Center. • Free-standing chain restaurants, drugstores, and banks, and other out-of- county outlets like a major supermarket, were not given further considera- tion in the analysis and their locations were not identified as comparable re- tail or office uses -- exhibited by light red highlighting of selected properties on the spreadsheets --because they could not reasonably be considered for a new 100,000 square foot Neighborhood Center. • The annotated spreadsheets were analyzed and an inventory of findings re- ported. Characteristics of Commercial Land-Use in the Primary Trade Area In order to document the need for new non-residential uses - commercial, conditional-use, and public-service facilities -- for the study area identified in Sec- tion I,inventoried land uses for the area under study are appended below Collier Boulevard Estates Neighborhood Center Exhibit L,Page II-4 Supportable Commercial Uses and Land Use Recommendations Growing consumer interest generated by residents and the traveling public will likely foster additional demand for new commercial and conditional-use space, along the improved CR-951 corridor, perhaps exceeding new demand generated by residents being absorbed routinely within neighborhoods located in the study area. This analysis has been designed to assess the viability of the proposed com- mercial and conditional uses for the subject site and provide a degree of justifica- tion. In evaluating the commercial and conditional-use now available to serve the growing needs of study area neighborhoods,the analysis has sought to consider the following criteria to be employed during any plan-amendment or rezoning process in order that any proposed uses may be evaluated according to the following con- siderations: 1. Adequacy of available infrastructure capacity,particularly roads; 2. Existing patterns of land use in general proximity to the subject site; 3. The type and location of existing zoned and developed commercial uses in general proximity to the subject site; and 4. Other criteria identified in Collier County's Land Development Code (LDC). In sum, the subject site appears well situated for use as a mixed-use facility that would allow land uses compatible with adjacent residential areas. Listed below are recommended land uses identified with an employment category number(s) de- rived from the Standard Industrial Classification Manuel. Land Use Recommendations Collier County's General Commercial Zoning District lists the following Stan- dard Industrial Classification (SIC) groups that can be considered both consistent with the purpose and intent of applicable zoning standards and appropriate as retail and office uses for development on the subject site: • Business services (SIC groups 7311, 7312, 7334,7338,and 7342-7389); • Educational services (SIC groups 8249, 8221,and 8331); • Engineering,accounting, research,management and related services (SIC groups 8711-8748); • Depository institutions (SIC group 6021,6022,and 6091); • Insurance carriers (SIC groups 6311, 6321,6324, 6321,and 6331); • Membership organizations (SIC groups 8611,8631,8641,and 8699); • Miscellaneous retail (SIC groups 5912, 5921, 5942, 5992, 5993, 5994, and 5999); • Personal services (SIC groups 7231, 7241,7291,and 7299); • Professional offices (SIC groups 6311-6399, 6411, 6531, 6540, 6552, 6553, 6712-6799,and 8111); • Real estate (SIC groups 6531,6541,and 6552); Collier Boulevard Estates Neighborhood Center Exhibit L, Page II-5 • Social services (SIC group 8311); and • Any other commercial use or professional service that is compatible in na- ture with the foregoing list of permitted principal uses,as may be determined by the Board of Zoning Appeals (BZA). Other Standard Industrial Classification (SIC) groups representing condi- tional uses can be considered both consistent with the purpose and intent of appli- cable zoning standards and appropriate uses for development on the subject site are listed below: • Child Day Care Services SIC Group 8351); • Individual and Family Social Services (SIC Group 8322); • Membership organizations (SIC groups 8641 and 8699); • Religious organizations (SIC Group 8661); and • Social services (SIC group 8399. Inventory of Primary Trade Area Commercial Establishments The appended"Inventory of Listed Establishments on CR-951 and along 40th Terrace SW from Green Boulevard to 20th Place SW"lists the individual addresses of inventoried establishments, their name, their status as occupied or unoccupied, and the square-foot dimensions of the internal space they occupy. Red highlighted addresses are those identified as locally-owned and oper- ated retail and office uses. A summary of findings from an analysis of these inventoried properties re- veals: • Of the 125 enterprises inventoried on CR-951, a total of 80, or 64 percent, could be defined reasonably as retail or office uses.A total of 515,779 square feet are absorbed by these 125 enterprises, averaging 2,294 square feet per establishment Retail and office uses represent 183,477 square feet, or 35.57 percent of the spaces inventoried. • Of the 58 enterprises inventoried on 40th Terrace SW, only 21, or 36.21 per- cent, could be defined reasonably as retail or office uses. A total of 95,588 square feet are absorbed by these 58 enterprises, averaging 1,014 square feet per establishment. Retail and office uses represent 21,284 square feet, or 22.27 percent of the spaces inventoried. • In general terms, higher than average vacancies are confined to unoccupied units exceeding 2,200 square feet of useable internal space per unit. * ** Collier Boulevard Estates Neighborhood Center Exhibit L,Page II-6 Subsequent sections will analyze the dimensions and likely development pat- terns for the area under study as shown below: • Section III will calculate and evaluate the demand created by the Primary Trade Area population for additional retail and related uses. • Section IV addresses the Golden Gate Area Master Plan (GGAMP) and its con- tribution to planning for the Collier Boulevard and 13th Avenue S.W. Neigh- borhood Center including Study recommendations. • Section V will provide documentation and map exhibits. Inventory of Listed Establishments on CR-951 and Along 40th Terrace SW from Green Boulevard to 20th Place SW Address Name Status Square Feet 4075 Pine Ridge Road Unnamed Shopping Center 110,925 Unit 1 Endure Fit 365 Occupied 6,933 Unit 2 Amazon Pediatrics Occupied 6,933 Lucienne D. Valcourt, M.D. Unit 3 Oasis Pool and Patio no longer in business Unoccupied 6,933 Unit 4 Complete Health Medical Rehab Center Occupied Note: Spanish and Creole cliental 6,933 Unit 5 No listed tenant Unoccupied Unit 6 United Church of Christ at the Lighthouse Occupied 13,866 Unit 7 (two units) Occupied Unit 8 Real Estate Broker Charles Hummel Unoccupied 13,866 Unit 9 No longer in business(two units) Unoccupied Unit 10 World Bakery and Cafeteria (two units) Occupied 13,866 Unit 11 Note: Spanish cliental Occupied Unit 12 Weichert, Brokers Internet Realty Group Occupied 13,866 Unit 13 William M. McDaniel, Broker(two Units) Occupied Unit 14 Pinegate Veterinary Center Occupied 6,933 Fitzgerald Oliver, D.V.M. Unit 15 JMW Treasure Exchange "Cash for Gold" Occupied 6,933 Unit 16 Drive-In Dry Cleaner no longer in business Unoccupied 6,933 4025 Pine Ridge Road Valero Gas Station/Kangaroo Express Occupied 57,375 12975 Collier Boulevard Brooks Village Shopping Center 65,960 Unit 100 Joey D's Italian Restaurant Occupied 2,200 Unit 101 No listed tenant Unoccupied 2,200 Unit 102 No listed tenant Unoccupied 2,200 Unit 103 Little Caesar's Pizza - Occupied 2,200 Unit 104 China King Restaurant Occupied 2,200 Unit 105 No listed tenant Unoccupied 2,200 Unit 106 No listed tenant Unoccupied 2,200 Unit 107 Dr. Vince Cancelosa, Chiropractor Occupied 2,200 Unit 108 Mr. Cleaners Occupied 2,200 Unit 109 No listed tenant Unoccupied 2,200 Unit 110 Unique Nails and Spa Occupied 2,200 Unit 111 Hair Cuttery Occupied 2,200 Unit 200 Publix Occupied 32,980 Unit 300 No listed tenant Unoccupied 2,190 Unit 301 No listed tenant Unoccupied 2,190 Unit 302 Charming Smiles Family Dentistry Occupied 2,220 12965 Collier Boulevard Bank of America Occupied 4,588 12955 Collier Boulevard Walgreen's Occupied 14,478 4105 15th Avenue SW Florida Power and Light Substation Occupied 15,416 12675 Collier Boulevard SunGate CPUD Undeveloped 0 12575 Collier Boulevard Smitty's Complete Auto and Truck Repair Occupied 7,420 12565 Collier Boulevard Collier Boulevard Medical Center Occupied 3,200 12555 Collier Boulevard Unnamed Strip Center 8,800 Ming Dynasty restaurant Occupied 2,200 Naples Fish Market Occupied 2,200 Iqual Queen Miami Occupied 2,200 AAA Liquor Occupied 2,200 12525 Collier Boulevard Unnamed Strip Center 6,456 r� Rocky's Auto and Tire Center Occupied 1,500 Collier Blvd. Estates Neighborhood Center Exhibit L Section II Appendix 1 Inventory of Listed Establishments on CR-951 and Along 40th Terrace SW from Green Boulevard to 20th Place SW Address Name Status Square Feet Tito's Appliances Occupied 1,500 Touchless Automatic Car Wash Occupied 3,456 12445 Collier Boulevard Pawn Shop and multiple storage units Unoccupied 9,060 (Note: Vacant and posted "For Sale C-5") 12425 Collier Boulevard Unnamed Strip Center 11,848 Serenity Club of Naples Occupied 1,185 Golden Gate Realty and Development Occupied 1,185 Dental Care Occupied 1,185 LaMichoacina USA Ice Cream Occupied 1,185 Carlo's Pizza Occupied 1,185 Jogerino Gold Occupied 1,185 National Notary Services ASAP Accounting Services Occupied 1,185 Golden Travel and Courier Occupied 1,185 No listed tenant Unoccupied 1,185 LaBodequita Criolla Occupied 1,185 12405 Collier Boulevard Shell Circle K Occupied 2,400 12355 Collier Boulevard Unnamed Office Building 8,000 Gate World Tax and Notary Service Occupied 1,333 Alpha and Omega Insurance Occupied 1,333 Family Dentistry-Adriana Gabaldon, D.D.S. Occupied 1,333 Insurance Occupied 1,333 Speedway Tax Services Occupied 1,333 Freedom Tax Services Accounting Occupied 1,333 12285 Collier Boulevard Unnamed Strip Center 4,800 Nana's Diner Occupied 2,000 Classicia Telecard Services Occupied 600 Golden Gate Well Drilling Occupied 1,900 El Quick Services Auto Repair and Towing Occupied 900 12275 Collier Boulevard Unnamed Strip Center 14,000 Phoenix Pools Occupied 1,275 L-A Estates Realty Occupied 1,275 8-Ball Sports bar Occupied 1,275 Ms. Ws Deli Occupied 1,275 Relax Barber and Salon Occupied 1,275 Bonita Bakery Occupied 1,275 Party World Occupied 1,275 Victoria Marie's Party and Bridal Occupied 1,275 Sol De Mexico Restaurant Occupied 1,275 Lindo Musial Occupied 1,275 West Coast Grocery Stores Occupied 1,275 12245 Collier Boulevard House of Flats(Tire repair) Occupied 3,003 12225 Collier Boulevard Kentucky Fried Chicken Occupied 1,899 12215 Collier Boulevard Sunrise Plaza 13,070 Dry Cleaners Occupied 1,450 Disfurte Baffle (beer bar) Occupied 1,450 Bamboo Gardens Restaurant Occupied 1,450 Laundromat Occupied 1,450 Galaxy Beauty Salon Occupied 1,450 Taqueria Mexican Restaurant Occupied 1,450 LaNicho Accua Ice Cream Occupied 1,450 Botnica Eleque Occupied 1,450 Labor Ready(day laborers) Occupied 1,450 Collier Blvd. Estates Neighborhood Center Exhibit L Section II Appendix 2 Inventory of Listed Establishments on CR-951 and Along 40th Terrace SW from Green Boulevard to 20th Place SW Address Name Status Square Feet 12145 Collier Boulevard Advance Discount Auto Parts Occupied 6,500 12135 Collier Boulevard The Feed Company Occupied 6,000 12125 Collier Boulevard 7 Eleven Occupied 6,628 12055 Collier Boulevard McDonald's Occupied 5,287 12045 Collier Boulevard Pizza Hut Occupied 2,841 12035 Collier Boulevard Mel's Diner Occupied 3,633 12025 Collier Boulevard Sherwin Williams(Paint store) Occupied 2,680 11985 Collier Boulevard Collier Plaza(Facing CR-951) 39,999 Inca's Kitchen Occupied 1,740 FGUA Florida Government Utility Authority Occupied 1,740 Golden Nails Occupied 1,740 Marico's Pizza Occupied 1,740 Advance America Cash Advance Occupied 1,740 Barber Shop and Salon Occupied 1,740 Thai Sushi Occupied 1,740 Collier Plaza(Rear not visible from CR-951) Senor Tequila's Fine Mexican Grill Occupied 1,740 Immigration Physical and Injury Rehabilitation Center Occupied 1,740 13 retail bays posted as"Empty" Unoccupied 22,608 La Piscine United Methodist Church Occupied 1,729 11875 Collier Boulevard Dream Home Realty Occupied 6,944 11855 Collier Boulevard Unnamed Strip Center 9,204 Sawgrass Grill - Breakfast and Lunch Occupied 1,225 Assembly of the Body of Christ Occupied 1,225 Quality Multi Services Tax Immigration Occupied 1,225 No listed tenant Unoccupied 1,225 777 Casino Siots Arcade Occupied 3,079 No listed tenant Unoccupied 1,225 11825 Collier Boulevard GR's gas station Occupied 4,591 11725 Collier Boulevard Professional Building(Multiple offices) 7,273 Quality Chiropractic Occupied 1,039 Legal Center- Louis Erickson Occupied 1,039 Solakian Appraisal Services Occupied 1,039 Safeside Insurance Occupied 1,039 Chiropractic Care Occupied 1,039 America Plus Mortgage Company Occupied 1,039 State Farm Insurance Occupied 1,039 11700 Collier Boulevard Shopping Center at corner with Golden Gate Parkway 51,501 Las Palmas Restaurant Occupied 2,765 Gold's Bakery Occupied 2,765 Too Cool Barber Occupied 2,765 Antonio's Ristorante and Pizzeria Occupied 2,765 Pinch-A-Penny Occupied 2,765 Sunshine Ace Hardware Occupied 25,750 "Empty"sign posted for two units Unoccupied 5,526 United States Postal Service office Occupied 6,400 Total square feet for the CR-951 corridor 515,779 Collier Blvd. Estates Neighborhood Center Exhibit L Section II Appendix 3 Inventory of Listed Establishments on CR-951 and Along 40th Terrace SW from Green Boulevard to 20th Place SW Address Name Status Square Feet 4022 Green Bouelvard Rick John Auto&Tire and SW Custom Paint&Body Work Occupied 7,120 1550 40th Terrace SW Golden Gate Animal Clinic Occupied 3,653 1580 40th Terrace SW Unnamed Shopping Center 5,355 Unit A "For Rent"sign posted Unoccupied 880 Unit B Golden Gate Home Store Occupied 895 Unit C L&G Auto Repair Occupied 895 Unit D Assanti Auto Parts Occupied 895 Unit E AWP Plastering&Drywall Occupied 895 Unit F Golden Gate Food Depot Occupied 895 1610 40th Terrace SW Comcast Commercial Development Occupied 8,610 1660 40th Terrace SW J.T. Lawn Equipment Occupied 4,275 1680 40th Terrace SW 7 Food Mart&Tortilleria Occupied 3,280 1730 40th Terrace SW Cohasset Auto Body&Repair Occupied 4,080 1790 40th Terrace SW Golden Gate Transmission Auto&Repair: "For Rent"posted Unknown 6,000 1802 40th Terrace SW Unamed Shopping Center 7,250 Unit 1 Storage Unoccupied 1,208 Unit 2 Storage Unoccupied 1,208 Unit 3 La Hispana Cafeteria Occupied 1,208 Unit 4 La Hispana Cafeteria Occupied 1,210 Unit 5 La Hispana Supermarket Occupied 1,208 Unit 6 New Sajaris Fashion Clothing &Accessories Occupied 1,208 1820 40th Terrace SW Golden Gate Well Drilling&Ecowater Systems(4 units) Occupied 1,733 1838 40th Terrace SW Compact Cars Performance-Repairs&Services Occupied 4,000 1836 40th Terrace SW Promax Screens-Enclosures&Repairs Occupied 1842 40th Terrace SW Unamed Shopping Center 5,660 Unit 1 Storage: Owners are Robert&Nancy McGinnnis Unoccupied 943 Unit 2 Storage: Owners are Robert&Nancy McGinnnis Unoccupied 943 Unit 3 D.J. Y.Trift Store: Owners are Robert&Nancy McGinnnis Occupied 943 Unit 4 E&3 Quick Service Auto Repair&Towing Occupied 943 Unit 5 Global Tax Services Occupied 943 Unit 6 A&G Servienvios: Same ownership as Global Tax Services Occupied 945 1802 40th Terrace SW Unamed Shopping Center 7,250 Unit A Florida Environmental Laboratories Unoccupied 802 Unit B Alpha Accounting Services Occupied 806 Unit C Jose M. Rodriguez Notario Publico Occupied 806 Unit C Florida Personal Consulting Services Occupied 806 Unit D I. B.Variety Shop Occupied 806 Unit E Romero Air Conditioning Occupied 806 Unit F Jolly Trucking,Inc. Occupied 806 Unit G G&H Osmay Auto Service Occupied 806 Unit H G&H Osmay Auto Service Occupied 806 1872 40th Terrace SW Leidy Seafood Occupied 1,178 1874 40th Terrace SW ANEW AIR Occupied 1,178 1876 40th Terrace SW Storage Unoccupied 1,178 1878 40th Terrace SW Storage Unoccupied 1,178 Collier Blvd. Estates Neighborhood Center Exhibit L Section II Appendix 4 Inventory of Listed Establishments on CR-951 and Along 40th Terrace SW from Green Boulevard to 20th Place SW Address Name Status Square Feet 1880 40th Terrace SW Storage Unoccupied 1,197 1882 40th Terrace SW Performance Plumbing Occupied 1,197 1884 40th Terrace SW Performance Plumbing Occupied 1,197 1886 40th Terrace SW Friendly Take Out Restaurant Occupied 1,197 1888 40th Terrace SW Okinawa Karate Occupied 1,197 1890 40th Terrace SW Ortino Enterprises Occupied 1,197 1892 40th Terrace SW Service MAX-Labor Pool Occupied 1,197 1894 40th Terrace SW Vacant: No"For Rent"sign posted Unoccupied 1,197 1896 40th Terrace SW Ultimate Creations: Clothing store Occupied 1,197 1900 40th Terrace SW Loyal Order of the Moose-Golden Gate Lodge(2 units) Occupied 3,591 1902 40th Terrace SW Edgar's Automotive Occupied 1,178 1904 40th Terrace SW For Rent" sign posted Unoccupied 1,178 1906 40th Terrace SW Fogarty's Auto Center Occupied 1,178 1908 40th Terrace SW Quality Used Appliances Occupied 1,178 1910 40th Terrace SW Good Samaritan Services Center Occupied 1,178 1912 40th Terrace SW Amor Servicio Recuperation Occupied 1914 40th Terrace SW Amor Servicio Recuperation Occupied 2,356 1916 40th Terrace SW Sherry's Pet Grooming Occupied 1,178 1918 40th Terrace SW K&L Insurance Services: "For Rent" sign posted Unoccupied 1,178 95,588 Note: South of 1918 40th Terrace SW there are two undeveloped lots on the block north of 20th Place SW at the end of 40th Terrace SW. South of 20th Place SW,west of Collier Boulevard, there are no commercial uses at all along 41st Street SW before the street terminates at Golden Gate Parkway. Note:The western side of 40th Terrace SW south of Green Boulevard is exclusively residential. Collier Blvd. Estates Neighborhood Center Exhibit L Section II Appendix 5 Collier Boulevard Estates Neighborhood Center Exhibit L,Page II-6 Subsequent sections will analyze the dimensions and likely development pat- terns for the area under study as shown below: • Section III will calculate and evaluate the demand created by the Primary Trade Area population for additional retail and related uses. • Section IV addresses the Golden Gate Area Master Plan (GGAMP) and its con- tribution to planning for the Collier Boulevard and 13th Avenue S.W. Neigh- borhood Center including Study recommendations. • Section V will provide documentation and map exhibits. SECTION III CONSUMER DEMAND FORECASTS Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-1 III.CONSUMER DEMAND FORECASTS Problem Setting Section II of this market-conditions study found that residents of the Primary Trade Area are underserved due to a lack of retail outlets located in the study area. A basic assumption of this analysis is that an area not served adequately by well-located retail service providers, may also be underserved by a lack of office uses and conditional-use provider facilities including such establishments as relig- ious worship groups and churches. Forecasts of demand generated by area residents are especially useful when a forecasted need for goods and services is not always matched by a sufficient num- ber of local establishments offering the goods and services suited to resident needs. Demand Calculations and Planning Considerations The analysis of consumer demand generated by residents of the Golden Gate Planning Community District (PCD) began with population and household-size pro- jections derived from the University of Florida's Bureau of Economic and Business Research (BEBR) estimates for Collier County applied to Collier's respective plan- ning community districts by the County's Comprehensive Planning Department Overall totals for the general Golden Gate area under study have been disag- gregated based on the share of growth in each of the four(4) study areas included in the Golden Gate Area Master Plan (GGAMP) Study Area 1, the Urban Estates, and Golden Gate Estates' Study Areas 2, 3, and 4. Consumer demand calculations, first discussed in Section 1,begin on page III-3. A map describing the boundaries of these study areas faces page III-2. Because of a low incidence of census-identified "held for occasional use" residences,indicating they are owned and occupied by seasonal residents not domi- ciled full-time in Collier County, forecasts reflect the area's permanent population composed,to a significant degree,of working-age adults with school-age children. Per-capita-income (PCI) data is derived from Woods& Poole Economics, Inc. and PCI forecasts are in"constant" dollar amounts. Generally,the PCI in the four (4) study areas are upwards of one-third lower than the countywide PCI. Expenditure estimates are incorporated into a step-by-step analysis of commercial acreage and square footage required to satisfy forecasted demand. GOLDEN GATE AREA MASTER PLAN STUDY AREAS COLLIER COUNTY, FLORIDA HENDRY CO. COLLIER CO. STUDY AREA IMMOKALEE LAKE t. TRAFFORD C.R. 846 04 L 11 to EE co. M/ # in COWER co. r��J- C.R. 846 �/ ,ir CITY 0 S.R. 84 I —75 fiA OF NAPLES— ' a r PirdrA ....0.-Ap4.111, Pi gig A irAr •fi ¶ • YJrigid- , 4f4A c, 11 ci N/O m G S m O A� l ' );.14,1,11 ,C7' 0 r 0 ili rW, MARCO_, ISLAND LI --' :;i7q ,119 I.,,7 d yf 71:4 } ,`�'� ! EVERGLADES aMENOED-OCTOBER 28,2004 W _f+P ' `CITY Ord Na 2004-71 y SCALE AMENDED - OCTOBER 14,2008 #• (Ord No.2008-59) ^ " 4 ,/'\ 1 Q _ ix' 'i / 0 5M1. 1DMI, d /*I Cy�HO�K• OS-E ottl PREPARED BY: GRAPHICS MD'Mon o&SUPPORT SECTION C COMMUNITY DEVELOPMENT MD ENVIRONMENTAL SERVICES DIVISION_ ME: GGMP-98-2008-1.0W0 DATE: 10/2008 Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-2 Demand calculations are based upon documented sales-per-square-foot (SPF) for commercial space and a density determination, expressed as a floor-area ratio (FAR),to predict the acreage requirement for the entire Golden Gate Area. A Commercial Demand Study for the Golden Gate Area (October, 2003) con- ducted by the County's Comprehensive Planning Department reassessed early esti- mates provided for all of Collier County by the Reynolds,Smith &Hills (RSH) Market and Commercial Land Use Study(May 1988). The reassessment improved the rigor and appropriateness of this analysis. Analysts examining the retail-demand calculations that follow should be mindful of the important definitions listed below. Sales Per Square Foot (SPF): For the year 1986, determined to be $175.09 based upon the total measurable sales for the year of $1,008,788,987 divided by 5,761,514 million square feet (sq. ft.) of commercial space according to the 1988 Market and Commercial Land Use Study,page II-40. The SPF calculation provided in the 2003 Commercial Demand Study for the Golden Gate Area reflects property-appraiser defined land uses that correspond closely to the Census' definition of retail-sales outlets. The 2003 Study determined SPF to be $223.56 based on projected retail sales of$3,431,270,000 and a county- wide commercial square-footage estimate of 15,348,589 square feet. For the pur- poses of the consumer-demand calculations that follow, SPF is rounded up to $225.00 leading to a more conservative demand forecast. Floor Area Ratio (FAR): Defined as the percent of lot coverage, or the ratio of retail floor area to overall land area, determined by the 1988 Market and Commer- cial Land Use Study to be: 17.26 percent(%) in 1986, expressed as a ratio of 0.1726, and estimated to be 0.1765 in 1990. The County's Comprehensive Planning Depart- ment calculated the FAR to be 17.85% for the Urban Estates Planning Community District(PCD) in 1995,or a ratio of 0.1785. The 2003 Commercial Demand Study for the Golden Gate Area has reas- sessed the previous findings reported above and determined that the FAR for the four (4) Golden Gate study areas ranged from 18.82% to 21.65% depending on whether hotels/motels and theaters are included or excluded from the analysis. Correspondingly,a FAR of 20%was utilized in the conversion of supportable square feet to supportable acreage. For the purposes of this analysis, an FAR of 0.20 will be utilized for the years 2000 to 2015. A total of 20% of any subject site or parcel will be considered to be the floor space of a commercial structure and the remaining 80% will, presumably, be devoted to secondary uses -- namely open space, parking, and stormwater management among others. Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-3 Dwelling Units (DU):An estimate calculated by dividing projected population by persons-per-household data from the 2000 U.S. Census for the period 2000 to 2015. Dwelling Unit Income (DUI): An estimate calculated by multiplying per cap- ita income by persons-per-household. Total Area Income (TAI): An estimate calculated by multiplying by dwelling- unit household income by the number of dwelling units. Consumer Expenditure (RE) Forecast: Determined by the 2003 Commercial Demand Study for the Golden Gate Area to be 35% of total personal income. The 35% share of personal income is applied to TAI to forecast consumer expenditures for each of the four (4) study areas for each of the analyzed time periods: 2000, 2005, 2010,and 2015. Consumer Demand Calculation (RDC): Calculation of the acreage required to satisfy forecasted consumer retail demand according to sales per square foot and FAR is determined by application of the following procedures: 1. Dividing projected sales by sales per square foot to determine supportable square feet; 2. Multiplying supportable square feet by 1.05 for the normal 5% vacancy fac- tor; and 3. Dividing the total square feet by 43,560, the square feet in an acre, and the .20 FAR to determine the acreage requirement for Study Area 1, the Urban Estates, and Study Area 2, Study Area 3, and Study Area 4 located in the Golden Gate Estates. The Collier County 2003 Commercial Demand Study for the Golden Gate Area states that: "Currently, Study Area 1 (Urban Estates) contains most of the available commercial land for the entire area. Approximately 84% of the total existing com- mercial acreage is located in Study Area 1. Accordingly, Golden Gate Master Plan Study Area 1 is the only sub-area to possess a surplus of commercial space in 2005, amounting to 25.06 acres in excess of demand. On the other hand,Study Areas 2, 3, and 4 are all characterized by deficient amounts of commercial acreage." n n Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-4 Table 3.01.1 LAND-USE DEMAND CALCULATION(2000-2015) Estimated Growth in Study Area 1(Urban Estates) 2000 2005 2010 2015 Population Projections 27,719 39,492 46,089 53,090 Per Capita Income $28,117 $30,541 $33,041 $35,566 Persons Per Dwelling Unit 2.46 2.46 2.46 2.46 Dwelling Units 11,285 16,078 18,763 21,614 Dwelling Unit Income $69,064 $75,019 $81,158 $87,361 Total Area Income $779,376,532 $1,206,115,477 $1,522,797,855 $1,888,198,769 Consumer Demand Forecast: Retail Expenditures(RE) $272,781,786 $422,140,417 $532,979,249 $660,869,569 Sales Per Square Foot(SPF) $225.00 $244.00 $264.00 $285.00 Supportable Square Feet(SSF) 1,212,363 1,727,267 2,015,804 2,322,036 Supportable Sq.Ft.(5%vacant) 1,272,982 1,813,630 2,116,594 2,438,138 Floor Area Ratio(FAR) 0.2000 0.2000 0.2000 0.2000 Supportable Retail Acreage(SA) 146.12 208.18 242.95 279.86 Zoned Commercial Acreage +233.24 +25.06 (9.71) (46.62) Source: Collier County Comprehensive Planning Department, Commercial Demand Study for the Golden Gate Area(October,2003) �..,, Table 3.01.2 LAND-USE DEMAND CALCULATION (2000-2015) Estimated Growth in Study Area 2 2000 2005 2010 2015 Population Projections 5,278 7,520 8,776 10,109 Per Capita Income(PCI) $25,451 $27,645 $29,908 $32,194 Persons Per Dwelling Unit(PPDU) 3.04 3.04 3.04 3.04 Dwelling Units(DU) 1,734 2,470 2,883 3,321 Dwelling Unit Income(DUI) $77,476 $84,156 $91,044 $98,002 Total Area Income(TAI) $134,331,689 $207,883,479 $262,486,175 $325,445,894 Consumer Demand Forecast: Retail Expenditures(RE) $47,016,084 $72,759,218 $91,863,161 $113,906,063 Sales Per Square Foot(SPF) $225.00 $244.00 $264.00 $285.00 Supportable Square Feet(SSF) 208,960 297,708 347,440 400,221 Supportable Sq.Ft.(5%vacancy) 219,408 312,593 364,812 420,232 Floor Area Ratio(FAR) 0.2000 0.2000 0.2000 0.2000 Supportable Retail Acreage(SA) 25.18 35.88 41.87 48.24 Zoned Commercial Acreage 1.79 (34.09) (40.08) (46.45) Source: Collier County Comprehensive Planning Department, Commercial Demand Study for the Golden Gate Area(October,2003) ,....-\ n Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-5 Table 3.01.3 LAND-USE DEMAND CALCULATION(2000-2015) Estimated Growth in Study Area 3 2000 2005 2010 2015 Population Projections 7,640 10,885 12,703 14,633 Per Capita Income(PCI) $26,705 $29,007 $31,381 $33,780 Persons Per Dwelling Unit(PPDU) 2.90 2.90 2.90 2.90 Dwelling Units(DU) 2,632 3,750 4,376 5,041 Dwelling Unit Income(DUI) $77,516 $84,199 $91,080 $98,052 Total Area Income(TAI) $204,026,155 $315,738,405 $398,639,910 $494,295,015 Consumer Demand Forecast: Retail Expenditures(RE) $71,409,154 $110,508,442 $139,523,969 $173,003,255 Sales Per Square Foot(SPF) $225.00 $244.00 $264.00 $285.00 Supportable Square Feet(SSF) 317,374 452,166 527,700 607,865 Supportable Sq.Ft.(5%vacancy) 333,243 474,774 554,085 638,259 Floor Area Ratio(FAR) 0.2000 0.2000 0.2000 0.2000 Supportable Retail Acreage(SA) 38.25 54.50 63.60 73.26 Zoned Commercial;Acreage 42.31 (12.19) (21.29) (30.95) Source: Collier County Comprehensive Planning Department, Commercial Demand Study for the Golden Gate Area(October,2003) „........\Table 3.01.4 LAND-USE DEMAND CALCULATION (2000-2015) Estimated Growth in Study Area 4 2000 2005 2010 2015 Population Projections 1,000 1,425 1,663 1,915 Per Capita Income(PCI) $26,069 $28,316 $30,634 $32,975 Persons Per Dwelling Unit(PPDU) 3.12 3.12 3.12 3.12 Dwelling Units(DU) 321 457 534 615 Dwelling Unit Income(DUI) $81,230 $88,233 $95,454 $102,749 Total Area Income(TAI) $28,068,763 $40,342,424 $50,934,888 $63,156,901 Consumer Demand Forecast: Retail Expenditures(RE) $9,124,067 $14,119,848 $17,827,211 $22,104,915 Sales Per Square Foot(SPF) $225.00 $244.00 $264.00 $285.00 Supportable Square Feet(SSF) 40,551 57,774 67,425 77,668 Supportable Sq.Ft.(5%vacancy) 42,579 60,663 70,796 81,551 Floor Area Ratio(FAR) 0.2000 0.2000 0.2000 0.2000 Supportable Retail Acreage(SA) 4.89 6.96 8.13 9.36 Zoned Commercial Acreage 0.00 (6.96) (8.13) (9.36) Source: Collier County Comprehensive Planning Department, Commercial Demand Study for the Golden Gate Area(October,2003) /'\ Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-6 Table 3.01.5 LAND-USE DEMAND CALCULATION(2000-2015) Aggregated Retail Growth for the Entire Golden Gate Estates Study Area (Incorporates Study Area 1,Study Area 2,Study Area 3,and Study Area 4) 2000 2005 2010 2015 Population Projections 41,637 59,321 69,230 79,747 Average Per Capita Income(PCI) $26,586 $28,878 $31,241 $33,629 Persons Per Dwelling Unit(PPDU) 2.88 2.88 2.88 2.88 Dwelling Units:Study Area Total 15,972 22,755 26,556 30,590 Dwelling Unit Income(DUI) $76,560 $83,161 $89,967 $96,843 Total Area Income(TAI) $1,222,788,260 $1,892,312,362 $2,369,165,267 $2,962,454,210 Consumer Demand Forecast: Retail Expenditures(RE) $400,331,092 $619,527,925 $782,193,590 $969,883,802 Sales Per Square Foot(SPF) $225.00 $244.00 $264.00 $285.00 Supportable Square Feet(SSF) 1,779,249 2,534,915 2,958,368 3,407,790 Supportable Sq.Ft.(5%vacant) 1,868,212 2,661,661 3,106,286 3,578,180 Floor Area Ratio(FAR) 0.200 0.200 0.200 0.200 Supportable Retail Acreage(SA) 214.44 305.52 356.55 410.72 Zoned Commercial Acreage 277.34 (28.18) (79.21) (133.38) Source: Collier County Comprehensive Planning Department, ��• Commercial Demand Study for the Golden Gate Area(October,2003) Further, the 2003 Commercial Demand Study for the Golden Gate Area con- cludes that: "In short,these findings suggest that population and income growth can support additional commercial space within the Golden Gate area. However, other factors deserve careful consideration when interpreting these results. Namely, availability of real estate immediately adjacent to the study areas is recognized in helping to serve consumer needs. Nonetheless, even when considering these adja- cent retail centers, each study area is of adequate size to support what is typically characterized as a neighborhood and/or community shopping center." Additional Planning Considerations A unique feature of Study Area 1,the Urban Estates Planning Community Dis- trict, is that much of its commercially zoned areas are located almost exclusively within Activity Center #3, Activity Center #4, Activity Center #10, and the large Planned Unit Developments in proximity to these activity-center commercial nodes. Generally,activity-center commercial is developed to address the basic goods and services needs of local residents; exceptions would include the interstate com- mercial nodes located in Activity Center #4 and Activity Center #10; both are lo- cated along I-75 in Study Area 1 and are designed, in large part,to serve the travel- ing public. ' i 1 •id vaisomalgialm"..111.11.11. ea a'3 Fx i'30 1 A\ A 158 li 1:3 i --IMARYTRAM: AREA--6'r • 11111PP Of; .,...,,. 201 li Ill e;]a 211 rt 'II — +r 254 .4 J . - 70 253 251 33 --- ti _Sc 8f; "SI 632 360 -' 5 2035 Needs Plan #2b c� �Q til z>ii. _ Collier Boulevard Estates Neighborhood Center Exhibit L, Page III-7 An independent analyst cannot evaluate properly the proprietary interests of the owners of undeveloped property located in these interstate commercial nodes and how their interests motivate an owner to release parcels for sale and/or lease. Determining how owners of such properties will respond to specific developer pro- posals is beyond the scope of this analysis. The aggregation of approved commer- cial acreage in a limited number of Planned Unit Developments --with undeveloped parcels of sufficient size to accommodate the acreage,spacing requirements,and the marketing objectives of large commercial users -- often limits the location options available to potential end users. Despite the impressive aggregation of existing commercially zoned land in Study Area 1, these lands are located a significant distance from the Collier Boule- vard Estates Neighborhood Center site and its surrounding residential communities. Also, the developed or developing commercial properties in Activity Center #4, and Activity Center#10 are targeted to serve the traveling public and appear ill-suited to meet the convenience shopping needs of local residents. Recognizing that additional Commercial Planned Unit Development (CPUD) acreage will be approved over the course of the forthcoming seven-year period 2013-2020, it would be problematic to extend any net-surplus/(deficit) analysis for the area under study beyond the year 2015. Calculating Retail Demand for the Primary Trade Area Section I defines the boundaries of the Primary Trade Area (PTA). The geog- raphy of the Primary Trade Area LPTA) was chosen to include all of the commer- cially zoned areas on Collier Boulevard/County Road 951 (CR-951) on the west be- ginning from Golden Gate Boulevard on the north and proceeding south to Golden Gate Parkway. A map locating each 2010 Traffic Analysis Zone (PTA) describing the pro- posed Primary Trade Area for the Collier Boulevard Estates Neighborhood Center, shown in Section I opposite page 1-9,is exhibited again on the facing page. A map of the older 2000 Traffic Analysis Zones is shown as well in Section I opposite page 1-6 with its outer boundaries conforming exactly to 2010 map boundaries. To calculate and analyze retail demand for Golden Gate City and within the Primary Trade Area (PTA) it is necessary to apply the same methodology employed in Table 3.01.1 through Table 3.01.4 above. However the PTA must be disaggregated because the demographic and family income characteristics are different for the two unique segments of the PTA, one north of Green Boulevard and the second south of Green Boulevard down to its southern terminus on Golden Gate Parkway. Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-8A North of Green Boulevard,TAZ's 177, 241, 191/503,and 240 have character- istics common to Golden Gate Study Area 2 (see map opposite page I1I-2 above) and have family income and family size components remarkably similar to Area 2 (see Table 3.01.2 above). Area 2's income and family-size characteristics distinguish it clearly from TAZ's in Golden Gate City. Golden Gate City income and family-size characteristics for TAZ's 200, 205, 197, 206, 207/507, 204/506, and 203/508 are well described in the "Comparative Analysis" spreadsheet for the Golden Gate CDP at the beginning of Section I and are well reflected in the calculations of the Sub-Area entitled, "Golden Gate City TAZ lo- cations in the Primary Trade Area" (see Table 3.02.2A below). The overall Retail Demand calculation for the Golden Gate City segment of the Primary Trade Area fol- lows: Table 3.02.1A LAND-USE DEMAND CALCULATION(2000-2015) Estimated for Study Sub-Area:Golden Gate City TAZ locations in the Primary Trade Area 2000 2010 2015 Population Projections 9,442 11,262 10,834 Per Capita Income $15,923 $15,477 $15,700 Persons Per Dwelling Unit 3.21 3.91 3.91 Dwelling Units 2,941 2,880 2,771 Dwelling Unit Income $51,113 $60,515 $61,387 Total Area Income $150,323,333. $174,283,200 $170,103,377 Consumer Demand Forecast: Retail Expenditures(RE) $52,613,167 $60,999,120 $59,536,182 Sales Per Square Foot(SPF) $225.00 $244.00 $264.00 Supportable Square Feet(SSF) 223,836 249,996 225,516 Supportable Sq.Ft.(5%vacant) 245,528 262,496 236,792 Floor Area Ratio(FAR) 0.2000 0.2000 0.2000 Supportable Retail Acreage(SA) 28.18 30.13 27.18 Table 3.02.1B on facing page 8B delineates in detail the population for each of the analyzed years 2000, 2010, and 2015. Variations in population projections are because the population estimates provided by the Comprehensive Planning De- partment do not include timely 2010 U. S. Census reporting in every instance. Con- sequently,the 2010 estimate for the PTA's increased population since 2000 appears somewhat overstated, as Table 3.02.2A will illustrate. Collier County's 2035 Long Range Transportation Plan (LRTP) accounts fully for 2010 population impacts for each Traffic Analysis Zone (TAZ) providing an updated population projection for each TAZ. Table 3.02.3A and Table 3.02.4B below analyze the Golden Gate Estates TAZ Locations in the Primary Trade Area in a comparable manner. ** * Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-8B Table 3.02.1E POPULATION ESTIMATES(2000-2015) Estimated for Study Sub-Area:Golden Gate City TAZ Locations in the Primary Trade Area TAZ Population Single-Family Multi-Family Number (April 1st) (SF) (MF) 200 2000 1.336 0 1,336 2010 1,670 74 1,596 2015 1,801 0 1,801 205 2000 554 331 233 2010 951 331 620 2015 1,648 325 1,323 197 2000 1,645 1,196 449 2010 1,747 1,225 523 2015 1,296 903 393 206 2000 1,322 796 526 �� 2010 1,512 803 708 2015 1,298 782 516 207(Includes LRTP TAZ 507 for 2015) 2000 2,764 1,001 1,763 2010 2,905 1,001 1,904 2015 1,373+647=2,020 612+272=884 761+375=1,136 204(Includes LRTP TAZ 506 for 2015) 2000 962 629 333 2010 1,607 629 978 2015 944+316=1,260 617+201=818 327+115=442 203(Includes LRTP TAZ 508 for 2015) 2000 849 556 293 2010 870 556 314 2015 434+1077=1,511 325+130=455 109+947=1,056 Total 2000 9,442 4,509 4,933 2010 11,262 4,619 6,643 2015 10,834 4,167 6,667 ** * Collier Boulevard Estates Neighborhood Center Exhibit L,Page III-9 Table 3.02.2A LAND-USE DEMAND CALCULATION (2000-2015) Estimated for Study Sub-Area:Golden Gate Estates TAZ Locations in the Primary Trade Area 2000 2010 2015 Population Projections 2,589 3,218 3,277 Per Capita Income(PCI) $25,451 $29,908 $32,194 Persons Per Dwelling Unit(PPDU) 3.04 3.04 3.04 Dwelling Units(DU) 852 1,059 1,078 Dwelling Unit Income(DUI) $77,371 $91,920 $97,870 Total Area Income(TAI) $65,920,092 $97,343,280 $105,503,860 Consumer Demand Forecast: Retail Expenditures(RE) $23,072,032 $34,252,106 $39,926,351 Sales Per Square Foot(SPF) $225.00 $264.00 $285.00 Supportable Square Feet(SSF) 102,542 129,743 126,566 Supportable Sq.Ft.(5%vacancy) 107,669 136,230 136,044 Floor Area Ratio(FAR) 0.2000 0.2000 0.2000 Supportable Acreage(SA) 12.36 15.64 15.62 Zoned Commercial Acreage 0.00 0.00 0.00 Table 3.02.28 POPULATION ESTIMATES(2000-2015) Estimated for Study Sub-Area:Golden Gate Estates TAZ Locations in the Primary Trade Area „„....\ TAZ Population Single-Family Multi-Family Number (April 1st) (SF) (MF) 177 2000 504 487 17 2010 687 670 17 2015 518 501 17 241 2000 443 426 17 2010 664 647 17 2015 904 904 0 191(Includes LRTP TAZ 503 for 2015) 2000 958 864 94 2010 1,057 963 94 2015 571+442=1,013 571+442=1,013 0 240 2000 684 684 0 2010 810 810 0 2015 842 842 0 Total Sub-Area Population 2000 2,589 2,461 128 2010 3,218 3,090 128 2015 3,277 3,260 17 r\ Collier Boulevard Estates Neighborhood Center Exhibit L, Page III-10 In sum, comparing the findings of Section II identifying a collective total of 204,761 square feet of documented retail and office uses in 2013 with a calculated Retail Demand demonstrated in Section III, yields the following finding of a fore- casted net deficit of retail and office space for the Primary Trade Area approximat- ing 168,075 square feet in 2015. Table 3.03 Unified Consumer Retail Demand Forecast for the Primary Trade Area(PTA): 2000 2010 2015 Supportable Sq.Ft.-Estates 107,669 136,230 136,044 Supportable Sq.Ft.-Golden Gate City 245,528 262,496 236,792 Forecasted Total of Commercial Sq.Ft_ 353,197 398,726 372,836 Based on this finding,it is more than reasonable to conclude that all available commercially zoned space located in the area under study will be fully utilized. *** Section IV addresses the Golden Gate Area Master Plan (GGAMP) and its contribution to planning for the Collier Boulevard and 13th Avenue S.W. Neighborhood Center. I SECTION W PROBLEM SETTING and the GOLDEN GATE AREA MASTER PLAN (GGAMP) • Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-1 Problem Setting and the Golden Gate Area Master Plan Previous sections of this study have reviewed the emerging goods and serv- ice needs of the growing population of the Golden Gate study area and certain com- munities located west of the County's urban boundary, south of Golden Gate Boule- vard and north of Golden Gate Parkway. Section IV will focus on an assessment of the merits of the petitioner's pro- posed Growth Management Plan (GMP) amendment in the specific context of the site proposed for the petitioner's Estates Neighborhood Center and prospective uses proposed for the subject site. Collier County's Golden Gate Planning Community District (PCD), Golden Gate City and selected neighborhoods located in the Golden Gate Urban Estates have provided the general context of the market-conditions analysis. The subject site is located in the Golden Gate Estates that can be defined as a very large assemblage of low-density, quasi-rural residential lots. Opportunities for non-residential commercial and conditional uses are limited. Typical lots are 2.25 acres in size. As reported in Section I, the permanent population of the Golden Gate Plan- ning Community District(PCD) is projected to grow 33.80 percent from 35,325 per- sons in 2000 to 47,265 persons in 2020, an increase of 11,940 persons, or 33.80 percent,according to June 4, 2012,estimates provided by the Collier County Growth Management Division's Comprehensive Planning Department. As reported in Section III, the analyzed area under study has supportable commercial land uses intended to service area households with basic goods and services. The subject parcel is zoned "Golden Gate Estates" and must submit to the provisions of the Golden Gate Area Master Plan (GGAMP), adopted October 1997, and amended subsequently 21 times. The "Golden Gate Future Land Use Map" on the reverse page illustrates land uses permitted for the mapped area. The map's Legend cautions that,"This map cannot be interpreted without the Goals, Objectives, Policies and Land Use Description Section of the Golden Gate Area Master Plan." LEGEND a MAr ONSONLflOr OMEN oezorATwr ANINCWINIALARNIAL @7149.71011 ....■ 1ma—nowt MD—N� pr�a«�aa®cr oMw.�°.ma °�GM= GOLDEN GATE AREA °""'°"®°case""`.ND. n Ne°°ars arcs,AME" ®.............,.=.. FUTURE LAND USE MAP 011.0100.MIMS 000120 v .1100.asac+ • . C000 am 01001010.=ION E„ °a a.1a...arm.Loss. ■.NNa.c.aam asN a.sQ-* sasi°a GMM°iam: p1110 iaerri rt IKINOMALF.8150AD °Duel moN.,,—.Lam El.Ia1Na„''''I''.Q''' •aaoaa Nuns,corm.asas- \ or MN. -.-- am a/ar mow E scam=NCI:Ds cum MGM.MGM s Li lz vMi lO Lai 6KN®>i 0L 10001 ML I GO a0 FIL—WELL ROAD ,a F $ p6NOKALEE ROAD x RAZNDALL BOULEVARD VANDESIELg'IX, BRACH ROAD p 0 °s 8 GOLDEN GATE BOULEVARD El 71 PINE RID g OS BD. 5 0 mans ELVD. 5 F ° �/ ♦ $ 0 13 a G.G.PSWY. 5 z , 1 o 8 -or I a a m STAT845 Ba u .< DAVIS BOULEVARD SR.84 0 o I go F to 64 r.7. S la a GOLDEN GATE FUTURE LAND USE IMP /MGM - F1921111M 1397 A27Sa - 0®rFA 4 ma] �'L DM 1n max-77 (i� /I!}O23 - WT IL}ITC 4* - COLOR IA 2005 . MOM - WY]3.1940 M0.PM 270}-9 lN9vom - aLi 27,1197 /0300 - ANY 7L NW ®,.ND.]OIa-3t 03 AIMED - /Plr.92.1104 .ROM - AM 29.210 R. Nam. - DAMN 14.100 am In 27x6.0 m _1007 - IS}9®I 14 GM 2360® - DM40 9,1M OM In 200-22 • E'I NCI= - 044 14 use 1. *4440 - 6ET01B IL 344 M®0® - flit 23.IWI ... MEf0E0 - WY�.23® *04W - 4T0913.2309 AMOCO - WY IA mat MOM - mimeo,10.mn7- SCALE a.In 2300-.4 I r� M01® - CG1mt 11.2761 a I IA 2 W. 3 ML 4 Ir. 5 ML OM IM 2909-71 MOOED - JIMMY-a gas POEPAR2!7:05/CAD MAPPING X001 un 9n]400-1 CHOW N MMM[E9O(7 MISCH/RAM<t Ft'.aA11W MO® - MOMS=.2001 DAIL 9/001 Eat-aFw rn -101G a NM 201-14 R 26 E R 27 E f R 2S E I /- Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-2 The GGAMP is quite specific in stating, 'Intensifying residential density shall not be permitted." The Estates Designation can also accommodate "future non- residential uses including: • Conditional uses and essential services as defined in the Land Development Code, • Parks,open space and recreational uses, • Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance 91-102, adopted October 30, 1991, and consistent with locational requirements in Flor- ida Statutes (Chapter 419.01 F.S.). • Schools and school facilities in the Estates Designation north of I-75, and where feasible and mutually acceptable, co-locate schools with other public facilities, such as parks, Iibraries and community centers to the extent possible." The GGAMP provides for Neighborhood Centers located along major road- ways distributed within Golden Gate Estates according to commercial demand esti- mates. The centers are designed to concentrate all new commercial zoning, and conditional uses, as allowed in the Estates Zoning District, in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial and conditional use development. Four established Neighborhood Centers are provided for in the Estates Zoning District; they include: • Wilson Boulevard and Golden Gate Boulevard Center, • Collier Boulevard and Pine Ridge Road Center, • Everglades Boulevard and Golden Gate Boulevard Center,and the • Immokalee Road and Everglades Boulevard Center, One of two.Golden Gate Estates Commercial Infill Subdistricts, known as the SunGate Center, is located at the northwest corner of Collier Boulevard and Green Boulevard. It is limited to Iow intensity commercial uses or it may provide poten- tially for a wider variety of goods and services because it is in high automotive traf- fic area. The GGAMP is clear that the Neighborhood Center designation does not guarantee that non-residential zoning will be granted. The designation merely pro- vides the opportunity to request non-residential zoning.Neighborhood Center"loca- tions are based on the intersection of major roads and spacing criteria."Selected cri- teria for the development neighborhood-center nodes as designated in the GGAMP include: GOLDEN GATE ESTATES NEIGHBORHOOD CENTERS Collier County, Florida /IMMOKALEE ROAD F OIL WELL ROAD IMMOKALEE ROAD 0 J w �\ CO z o Ui J_ i W GOLDEN GATE BOULEVARD E.] WHITE BLVD. 0 J K W J J 0 0 INTERSTATE — 75 AMENDED — SEPTEMBER 10, 2003 (Ord. No. 2003-44) AMENDED — OCTOBER 25, 2004 (Ord. No. 2004-71) AMENDED — JANUARY 25, 2007 GOLDEN cafe Estates �� (Ord. No. 2007-19) NEOGHBORH000 CENTERS AMENDED — OCTOBER 14, 2008 LEGEND 0 1 MI 2 MI (Ord. No. 2008-59) NEIGHBORHOOD PREPARED BY: GIs/CAD MAPPING SECTION AMENDED — SEPTEMBER 14, 2011 CENTERS COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION (Ord. No. 2011-29) FILE: GGMP-47-2008-2.DWG DATE: 9/2011 Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-3 • "Commercial uses shall be limited to intermediate commercial so as to pro- vide for a wider variety of goods and services in areas that have a higher de- gree of automobile traffic. These uses shall be similar to C-1, C-2, or C-3 zon- ing districts outlined in the Collier County Land Development Code, except as prohibited below. • The Neighborhood Center located at the intersection of Pine Ridge Road and Collier Boulevard may be developed at 100 percent commercial and must provide internal circulation. Any rezoning is encouraged to be in the form of a PUD. This Neighborhood Center may also be utilized for single-family resi- dential or conditional uses allowed in the Estates zoning district such as churches, social or fraternal organizations, childcare centers, schools, and group care facilities. • Parcels immediately adjacent to commercial zoning within the Neighborhood Centers located at the intersections of Golden Gate Boulevard and Wilson Boulevard, Golden Gate Boulevard and Everglades Boulevard, and Everglades Boulevard and ImmokaIee Road may qualify for Conditional Use under the transitional conditional use provision of the Conditional Uses Sub-District of this Master Plan Element. • A single project shall utilize no more than 50 percent of the total allowed commercial acreage. This percentage may be increased at the discretion of the Board of County Commissioners. • The project shall make provisions for shared parking arrangements with ad- joining developments. • Access points shall be limited to one per 180 feet commencing from the right- of-way of the major intersecting streets of the Neighborhood Center. A maximum of three curb cuts per quadrant shall be allowed. • Driveways and curb cuts shall be consolidated with adjoining developments, whenever possible. • Driveways accessing parcels on opposite sides of the roadway shall be in di- rect alignment, except when the roadway median between the two parcels has no opening. • Projects shall provide a 25-foot wide landscape buffer abutting the external right-of-way. A minimum of 50 percent of the 25-foot wide buffer area shall be comprised of a meandering bed of shrubs and ground covers other than grass.Water retention/detention areas may be allowed in this buffer area. GOLDEN GATE URBAN COMMERCIAL INFILL SUBDISTRICT AND GOLDEN GATE ESTATES COMMERCIAL INFILL SUBDISTRICT z O COLLIER COUNTY, FLORIDA N oA • H 0 =" u W O O O N>m H N N N N N •r G m wN �a O� caioo f- Z 0 z• -- w o ,0 0 0 N => z z z �W oo` 7:°wo °w o` Qa- pv Zv Zv LA Z W W 'M"=is H16S ! Mill Q Q O OAS 1;3tu51 it6£ 5,L,,'o , i T.. . ._t56 5605.JNn97 ' - r<, I �t�� .e E.21O • 7 �� n.0�. 4_ j,,,. i O O o l rr�L a v c l w- - Jc It — 5 • . .1: Ei% 1--------\--IIW\ Ca . C '41 & 7 ItV , . „ r-' ci , d_ _....„„,./ 7 H----J,H-----H _, 1 vt„ HF------ I- I _r__,_ up D D — � ._ C U c W W V7 Z LL W t—J 4 ( ,-B- 7% -1: /'><:::\.)1 I I I I gil tar___, Te2 0WZ,,J,_ i,„, H __ W C ' U .� aavn3100e rrvoo-'i rru!!rr y t U CO I _�J z �`�7 WzU) ,� v liii _ I11111 uIuI•I D D ;=M r -- -;Dii =_--- Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-4 • All buildings shall have tile roofs,`Old Style Florida'metal roofs,or decorative parapet walls above the roofline. The buildings shall be finished in light, sub- dued colors,except for decorative trim. • Building heights shall be limited to one story, with a maximum height of 35 feet. This provision only applies east of Collier Boulevard. • All lighting facilities shall be architecturally-designed, and shall be limited to a height of 25 feet. Such lighting facilities shall be shielded from neighboring residential land uses. • Commercial uses shall encourage pedestrian traffic through placement of sidewalks, pedestrian walkways, and marked crosswalks within parking ar- eas. Adjacent projects shall coordinate placement of sidewalks so that a con- tinuous pathway through the Neighborhood Center is created. • All buildings and projects within any single specific quadrant of the Sub- District shall utilize a common architectural theme. This theme shall be ap- plicable to both building design and signage. • No building footprint shall exceed 5,000 square feet, unless the project is submitted in the form of a Planned Unit Development (PUD). Walkways or courtyards shall connect adjacent buildings. NOTE: This provision only ap- plies to the area east of Collier Boulevard. • Fences or walls may be constructed on the commercial side of the required landscape buffer between adjacent commercial and residential uses. If con- structed, such fences or walls shall not exceed five feet in height. Walls shall be constructed of brick or stone. Fences shall be of wood or concrete post or rail types,and shall be of open design (not covered by slats,boards or wire). • Projects directly abutting residential property(property zoned E-Estates and without an approved conditional use) shall provide, at a minimum, a 75-foot wide buffer in which no parking uses are permitted. Twenty-five (25) feet of the width of the buffer along the developed area shall be a landscape buffer. A minimum of 50 feet of the buffer width shall consist of retained native vegetation and must be consistent with subsection 3.9.5.5.6 of the Collier County Land Development Code (LDC). • Projects within a Neighborhood Center Sub-District that are submitted as Planned Unit Developments shall provide a functional public open-space component. Such public open-space shall be developed as green space within a pedestrian-accessible courtyard,at the time of PUD approval. Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-5 • The following principal permitted uses, listed below by Standard Industrial Classification (SIC) designation,are prohibited within Neighborhood Centers: • Drinking Places (5813) and Liquor Stores (5921) • Mail Order Houses (5961) • Merchandizing Machine Operators (5962) • Power Laundries (7211) • Crematories (7261) • Radio, TV Representatives (7313) and Direct Mail Advertising Services (7331) • NEC Recreational Shooting Ranges,Waterslides, etc. (7999) • General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty Hospitals (8069) • Elementary and Secondary Schools (8211), Colleges (8221), Junior Col- leges (8222) • Libraries (8231) • Correctional Institutions (9223) • Waste Management(9511) • Homeless Shelters and Soup Kitchens." Requests for conditional uses are subject to the following locational and spacing criteria as listed the GGAMP: "a) Essential Services Conditional Uses shall be allowed anywhere within the Es- tates Zoning District,and are defined as follows: • electric or generating plants; • effluent tanks; • major re-pump stations; • sewage treatment plants,including percolation ponds; • hospitals and hospices; • water aeration or treatment plants; • government facilities (see LDC Section 2.6.9); • public water supply acquisition withdrawal or extraction facilities; • public safety service facilities;and • other similar facilities." "d) Conditional uses may be granted in Transitional Areas. The purpose of this provision is to allow conditional uses in areas adjacent to non-residential uses generally not appropriate for residential use. The conditional use will act as a transitional use between non-residential and residential areas." The following criteria shall apply for Transitional Conditional Use requests: Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-6 • Site shall be directly adjacent to a non-residential use (zoned or devel- oped); • Site shall be 2.25 acres, or mores in size or be at least 150 feet in width and shall not exceed 5.00 acres; • Conditional uses shall be located on the allowable acreage adjacent to the non-residential use; • Site shall not be adjacent to a church or other place of worship, school, social or fraternal organization, child care center, convalescent home, hospice, rest home, home for the aged, adult foster home, children's home,rehabilitation centers; • Site shall not be adjacent to parks or open space and recreational uses; • Site shall not be adjacent to permitted Essential Service, as identified in Section 2.6.9 of the Land Development Code, except for libraries and mu- seums; and • Project shall provide adequate buffering from adjacent properties allow- ing residential uses." Application of Use Criteria As stated previously above, the Golden Gate Area Master Plan (GGAMP) rec- ognizes the"need to provide basic goods and services to Estates residents" in desig- nated Neighborhood Centers "designed to concentrate all new commercial zoning in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial development." Further, Neighborhood Center "locations are based on the intersection of major roads and spacing criteria." Also, the GGAMP advocates that its defined conditional uses shall be limited to Neighborhood Centers so long as "the project shall provide adequate buffering from adjacent properties," and "projects shall coordinate access management plans with other projects within the Neighborhood Center nodes to facilitate a sound traf- fic movement pattern." The GGAMP provides that, "Conditional uses may be granted in Transitional Areas.And, "the purpose of this provision is to allow conditional uses in areas adja- cent to non-residential uses generally not appropriate for residential use. The con- ditional use will act as a transitional use between non-residential and residential areas." The matrix provided below reviews each of the criteria cited above that shall apply for a Transitional Conditional Use request for the subject site: Colllier Boulevard Estates Neighborhood Center Exhibit L/Page IV-7 Criteria Application To Subject Site 1) "Site shall be directly adjacent to a non- 1) Site is located directly adjacent to residential use (zoned or developed)." available but undeveloped parcels north and west of the site with no known plans for the development of these va- cant parcels.Florida Power&Light Substation is south of the subject site. 2) "Site shall be no closer than 1/2 road- 2) The closest Neighborhood Center is mile from the intersection of a Neighbor- more than 0.5 mile north of the hood Center." subject site at the intersection of Collier Boulevard and Pine Ridge Road. 3) "Site shall be 2.5 acres in size and shall 3) The site is a parcel larger than 5.0 acres not exceed 5.0 acres." located west of Collier Boulevard in the Golden Gate Estates. 4) "Conditional uses shall be located on 4) A development site plan could be the allowable acreage directly adjacent designed that could locate the to the non-residential use." allowable conditional-use acreage well away from residential properties located at the northern and the western border of the subject site. 5) "Site shall not be adjacent to a church or 5) None of the conditional uses listed other place of worship,school,social or are located adjacent to the subject fraternal organization,child care center, site. convalescent home,hospice,rest home, home for the aged,adult foster home, children's home,(or) rehabilitation center." 6) "Site shall not be adjacent to parks or 5) The subject site is not adjacent to open space and recreational uses." any parks or open space and/or recreation uses. 7) "Site shall not be adjacent to Essential Ser- 7) The subject site is north of a use defined vices except for libraries and museums." as an Essential Service. 8) "Project shall provide adequate buffering 8) Adequate buffering will be provided from adjacent properties allowing that would screen conditional uses from residential uses." adjacent residential properties north and west of the subject site. Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-8 Additionally, other standards referenced in the GGAMP can be cited as sup- port for the designation of the subject parcel as a Transitional Conditional Use Area as follows: Standards Characteristics of the Subject Site Standards Application To Subject Site 1) Accommodate transitional-conditional-use 1) Projected traffic volume increases zoning to provide for a wider variety of along the length of Collier Boulevard basic goods and services in areas that have south of Golden Gate Blvd.can be well a higher degree of automotive traffic. accommodated from Golden Gate Boulevard to Golden Gate Parkway is designed to be improved to a 6-lane di- vided highway to commence construc- tion in calendar 2013. 2) Concentrate all new commercial zoning 2) The 6-laning of Collier Boulevard in locations where traffic impacts can be to Green Boulevard will commence readily accommodated. construction in calendar 2013. 3) Avoid strip centers and disorganized 3) The subject site should be considered patterns of commercial development. as a single-use site and would not have any of the undesirable characteristics of a strip center or exhibit any evidence of disorganized development. 4] Allow conditional uses in areas adjacent 4] The subject site is on what will be a well- to non-residential uses that are generally traveled roadway and appropriateness not appropriate for residential use. for residential use appears problematic. Analysis of Conditional Uses in the Golden Gate Estates Appendix 1 of the Golden Gate Area Master Plan (GGAMP) under the heading "Conditional Use Approvals and Locations" defines Conditional Uses as "uses that would not be appropriate generally or without restriction within a particular zoning district unless they are controlled as to number, area, location or relation to the neighborhood." Further, "before conditional uses can be approved, they must be found in compliance with the Growth Management Plan, have adequate and safe access, and be compatible with adjacent properties." Appendix 1, page 1, stipulates, "Permitted Conditional Uses to include such uses as: Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-9 • schools, • recreational facilities, • social and fraternal organizations, • churches, • owner-occupied day care centers,and • convalescent and rehabilitation centers." Appendix 1 further stipulates, ". . . problems related to conditional uses are primarily limited to the Estates area. Concerns related to Conditional Uses include: a. Proliferation and expansion of Conditional Uses into residential areas, b. Conditional Uses encourage additional Conditional Uses, and a Conditional Uses are not always in appropriate locations." For the purposes of the GGAMP, a study area was defined that is represented in maps and supplementary tables that are included in various sections of this Mar- ket-Conditions Study and selectively in the Appendix under Tab 5. The referenced maps and tables under Tab 5 summarize the type and the lo- cation of Conditional Uses existing at the time of recent amendments GGAMP by the adoption of Ordinance No. 2011-29 on September 14, 2011. The Conditional Uses presented in the referenced maps and supplementary tables were those obtained from the Collier County Comprehensive Planning De- partment, with the proviso that the referenced Conditional Uses may not reflect all those "granted due to grandfathered uses which do not appear on the Zoning Atlas." Existing and Potential Conditional Uses The existing and/or potential Conditional Uses delineated under the heading "Approved Provisional/Conditional Uses" are summarized below. Those Conditional Uses determined to be located west of Collier Boulevard (CR-951) are analyzed below in detail. ** * Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-20 Table 4.01 Summary of Existing Conditional Uses in the Golden Gate Estates Existing Conditional Use Total Number of Uses Churches and Child Care Facilities 24 Fraternal Organizations/Clubs 6 Fire Stations 4 Institutional/Rehabilitation Centers 4 School/Child Care 5 Government Uses 7 Model Homes 8 Commercial Uses (less PUD commercial) 4 Planned Unit Development (PUD) existing commercial 18 Communications Towers 3 Lake Excavation 1 Earth Mining 3 Total 87 Source: Golden Gate Area Master Plan, CU's/PU's and Commercial ** * Table 4.02 Potential Acres of Conditional Uses Meeting GGAMP Criteria Areas With Potential For Locating Conditional Uses Potential Acres, Essential Services Unlimited Golden Gate Parkway 5.15 West Side of Collier Boulevard (CR-951) 4.00 Neighborhood Center 68.55 Neighborhood Center"Tran/CU" 88.99 Transitional Use 55.04 Activity Center at Pine Ridge/I-75 33.79 Total Acres 255.52 Source: Golden Gate Area Master Plan, CU's/PU's and Commercial Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-11 Table 4.03 Potential Sites For Conditional Uses Meeting GGAMP Criteria (Refer to Maps GG CU-1, GG CU-2, and GG CU-3] Sites With Potential For Locating Conditional Uses Map Site Acres Tr. 53 & 54, U9 A 9.60 Tr.1, N150', U12 B 2.27 Tr. 72, 125 & S180'Tr. 127, U23 C 13.00 N380'Tr. 1, all Tr. 2 &So. 105' Tr. 3, U14 D 5.00 N150'Tr. 114„ U1 &Tr. 105, U2 E 6.27 Tr. 143 &S165' 144, U28 F 7.50 W1/2 65 & Tr. 159, U43 G 6.25 Tr. 66, U30 H 5.15 5165' Tr. 109, U26 I 2.27 Tr. 16 & 18, U13& Tr. 124 & 126, U12, Tr. 3, 35, J 57.64 U14 & Tr. 14 &Tr. 142, 143, U11 Tr. 165, Tr. 109, U26 I 7.50 Tr. 106, W75'Tr. 107, & 108, U26 K 10.48 Tr. 94, 95, 98 & 99, U81 -Tr. 2 & 3, U77- L 63.25 Tr. 127 & 129, U76 Tr. 15, 17 & 114 U46-Tr. 105, 127 & 130, U47 M 33.05 Tr. 60 less E30' of S275' les S15', Tr. 61, 76, 77, 92, 93, N 33.79 108, U35, and Tr. 10. 25 & 26 of U33 (A/C 10) Total 263.02 Source: Golden Gate Area Master Plan, CU's/PU's and Commercial Importantly, the selection of the above-described sites as Conditional Uses is wholly dependent on the land uses surrounding the sites listed above. Of equal importance, sites deemed appropriate for schools, recreational fa- cilities, social and fraternal organizations, churches, owner-occupied day care cen- ters, and convalescent and rehabilitation centers may not always meet the GGAMP criteria as suitable locations for Conditional Uses. *** Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-12 Summary of Findings 1. This market-conditions study contends that it is in the interest of those living within the Primary Trade Area (PTA) defined in Section I that well-located, well-design facilities be developed that can provide enhanced commercial and conditional-use services to meet the needs of area residents. 2. Permitting conditional uses in a desirable location can give sufficient incen- tive to a willing landowner to agree to certain regulatory and design stan- dards when developing their property. 3. Expansion of needed public-service facilities available to residents of the area under study will likely be driven by the proposed development's perceived impact on: a) Surrounding residential development(s); b) Plans of other land owners to develop parcels now earmarked by owners, but currently undeveloped, for new or expanded residential, commercial and/or conditional uses;and c) Capacity improvements on the existing road network to accommodate new traffic. 4. The Golden Gate Area Master Plan (GGAMP) provides that conditional uses may be granted in Transitional Areas. The purpose of this provision is to al- Iow conditional uses in locations such as the subject site, not appropriate for residential use; such conditional uses are intended to act as a transition be- tween non-residential and residential areas. 5. The GGAMP recommends as appropriate that conditional uses to provide for a wider variety of essential services in such Transitional Areas having a higher degree of automotive traffic. 6. Considering the petitioner's ultimate purpose to provide well-located and needed services to area residents, the subject site recommends itself as ap- propriate for selected Conditional Uses designed to serve the household needs of a rapidly growing area population. * ** Collier Boulevard Estates Neighborhood Center Exhibit L/Page IV-13 Recommendations 1. If additional documentation is required to support an application designating the subject site as a conditional-use area,the development of such documen- tation and the petitioner's application should proceed in a timely manner to ensure that no conversion to non-residential uses of undeveloped parcels west and north of the subject site of the Collier Boulevard Estates Neighbor- hood Center take place before the obtains such a designation. 2. The subject site recommends itself as an appropriate site for an array of Conditional Uses: schools, recreational facilities, social and fraternal organi- zations, churches, owner-occupied child and adult day care centers, and con- valescent and rehabilitation centers. 3. The petitioner should be mindful of the requirement of the Golden Gate Area Master Plan (GGAMP) Policy 1.1.5 that stipulates that "Conditional Use re- quests shall be approved by the Board of County Commissioners by a Super Majority (4/5) vote." The documentation provided in this market-conditions study can be employed by the petitioner to demonstrate that the site will be employed to provide a full array of needed,but presently unavailable, public- and private-sector services for area residents entirely complementary to re- tail and other the commercial purposes engaged in by the petitioner and should not be constrained by the site-dimension standards promulgated by the GGAMP. 4. A plan should be developed that will, at a minimum, anticipate the re- sponse(s) of those living in adjacent neighborhoods to proposed develop- ment on the subject site, and address neighborhood concerns likely to be ex- pressed at a future Neighborhood Information Meeting (NIM) held to con- sider a Growth Management Plan Amendment (GMPA) and a subsequent zoning application. * * * SECTION V APPENDIX: STUDY AREA MAPS AND EXHIBITS bye - f -._ t 4- _ Ifrr i( T♦: r Vii`�p 1� 4 - `u -�" "7 - 'it 1 jS(l {� ' TFMY A - - . ` t'' �c '. 'd ? ! ..1.wr ...'..•.:7.'.1.:tc_ ' . ', R1,.tr..{.%‘.-11:511 ..ritoit,,- ,f- ' - ‘ I .,,.' ""3.' -X r _ •� . 3 t. °!' ir 4 t= l'-'- S I�JE� '�-, 174-. .-;%4",-- -f x orPT/.tL `A 4 I., .}� ° - { � te S- Y. Y f� r ' f ry# f .Pi`3 1� ,- e * . Y r. , . CY" iR. "a -_, : r ';y x4.c, -,F"} . YY n * x . 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"r, .,-' r - c '•-• - ''' .4".../ .- g , ,.. ... . - , -0 - . t ....O'er. • r..-'-',i,i_ Le 0 . a, '.•,0.1;7 ...',411 ----ar. .' ,r-J-4-,,.*', -- •-..,. .- ,- 1;.4,!.,-. ..4". .ti. z /...&,,,Lie' , ,■-...k ' •, -..,0 ti. t, .., - ,p, _ _..._,„ •Wr E ut iri III ao la a. co us os o re IZ rs g o z 4 .-0 -I .... _, .g ,,,r ,• w ILI 0 F -g 1- = z 0 4 al 5•- z Pi 0 Z itt 0 w iii i fai a 0-1 w =a ro w 0 GS O hi u.0 EL a.W 0 0 0 ,_°- ...■..., I.-l• u.I w CO 0 0 z 6 z 6 'i z E,1, a at if;g tit") '2 iii E'Cli ,-. = w 6 z w zow moo oom wow 0 ON= ON= gr.:= h4.7 G 2 0 CU'S1PlYS and COMMERCIAL IN GOLDEN GATE ESTATES ,%+ ::.,aie_,L,4-:4,:..!;:i .-dt"::=,::::;T.,;.1w.--,•,--:..*::-.,.. .r. ,-,LIt__,,A; iitniit;V::,i-:ant*Ti-,.-5-t.,2;;;; :::441E=!;---17,tt=41':,:,-V LANDIUSEW,,Api,FDI,DATE--1',.-,--t,,,,,,,,---,.,zppATIONAT14.c, :•.:8,RftEP•1,c1.41g0g-g9, ';:fp--,.,:-.i.A. A.75f.:::,:72.i,04:----;7=-,-::47.-. -::,,..=A:R.-.5:3g4iFFA.,=z1*:,y.m!::,F,._;---;;.:51 _,,,, kf,:„:::,-.:,,,,,:-,A-rx.;t:,=-;•‘Z-72::i.7--:411-::#,M_4,,,-7.-3, .'7=•::',-e-,',,,,I,..!-..7.,===r;1,!,, PU-76-4C 1 MESSIAH LUTHERN CHURCH 7/27/1976 U30 TR.81 5.15 YES 2,400 38167040001 CENTER POINT PU-77-3C,PU- COMMUNITY CHURCH 5/31/1977 2 CHURCH U29 VV75'TR 86,L/R/W 1.04 YES 23,945 38108240006 90-20 OF NAPLES(fka Grace 1/29/1991 Bible Church) ,. " TR.85,LESS RNV;& 4.63 " " 38108200004 '' " " E75'OF W150'TR. 1.04 " 38108280008 PU-77-5C, 4/19/1977& •*CU-98-5, FOUNDATION FOR MENTAL HEALTH 6/9/1998 U30 3 TR.43,& 4.13 YES 8450 38163640007 PU-85-13C, MENTAL HEALTH FACILITY 8/27/1985 PU-86-18C 1/13/1987 W150'TR.50,LESS 1,87 " 38164160007 " 6180& E180'TR.50,LESS 110 ,, " 38164200006 " " W150' ALL CHRISTIAN LL TR.115,S180 PU-78-3C 4 SCHOOL 4/18/1978 U30 TRACT 114&N150' 12.48 YES 22,000 38170120002 ACADENIY OF TRACT 116 , PU-78-9C 5 HARDY PRESCHOOL PRE-SCH. 7/11/1978 U30 E150TR.28 LESS S 17.5'OF N67.5' 1.88 YES 3,100 38162240000 SOCIAL TR.96,LESS PU-78-11C 6 WILDCAT I FRATERNITY 1/24/1992 U29 GGPKW/I-75 2.31 YES 1,775 38109320006 WIDENING CITY WATER File PU-79-16C 7 GOVERNMENT 10/23/1979 U29 TR.7,LESS N1/2 2.40 YES TREATMENT PLANT Archived 38100360007 " " " N1/2 TR.7 2.34 " " 38100400006 NAPLES SOCIAL ' PU-79-22C 8 ASSOCIATION#4357, E180OF TR.33, FRATERNITY 12/18/1979 U30 2.25 YES 1,600 38162560007 LESS RNV ,,......,,,,, INC. PU-80- BETHEL AME CH 4/13/1982 E150'of TR.97, 9 CHURCH U29 1.88 YES 18,660 38109440009 1C,**CU-94-5 NAPLES,INC. 7/26/1994 LESS R/VV PU-80-4C, NAPLES BRIDGE 7/8/1980 -*CU-93-13, **CU-07-AR CENTER,INC. SOCIAL 10 FRATERNITY 6/14/1994 U30 E150'TR.75 2.34 YES 5,660 38166600002 - (INCLUDING 5/22/2007 • 11034 EXPANSION(S) UNITARIAN TR.6 LESS COMM UNIVERSALISTS NE CNR WLY 238.98' PU-81-8C, 10/20/1982 File 11 CONGREGATION OF CHURCH U33 &TR.7 LESS COMM 6.68 YES 38330360000 GREATER NAPLES NE CNR,WLY 41.82, CU-96-27 3/11/1997 Archived ' (fks Naples Evangelical) S16 DEG,W639.05' GOLDEN GATE PU-81-90, 7/21/1981 CU-97-27 12 ASSEMBLY OF GOD CHURCH 4/28/1998 U28 S150'OF TR.149 2.37 YES 41,337 38054560005 (fka:Assemblies of God) " " " " " " ALL TR.150 5.23 ' ' 38054600004 IGLESIA CHRISTIANA 113 LESS E35' PU-82-1OC 13 LA ROCA(*a:The CHURCH 7/13(1982 U1 TR. 4.73 YES 7,200 36517680007 R/W Rock Christian Church) GG POST#7721 VETS SOCIAL PU-82-21C 14 FRATERNITY 8/19/1982 U26 N180'TR.109 2.73 YES 4,200 37930400002 OF FRN WARS(VFW) GOODWILL PU-82-230 15 INDUSTRIES OF SW CHURCH 11)9/1982 U30 TR.113,& 3.93 YES 8,260 38170040001 FLORIDA " " " N150'OF TR.114 , 2.45 " " 38170080003 PU-82-25C 16 CORKSCREW CHURCH 11/9/1982 U46 TR.119 1.93 YES 3,600 39092040007 BAPTIST PU-83-10C, 2/14/1989 W165'TR.111 LESS R-83-11C,CU- 17 NNFC&RD FIRE STATION 11/14/2000 U97 N38' 1.29 YES 4,000 41938010008 „,,.......„,,, 95-21 . 1 CU'S/PU'S and COMMERCIAL IN GOLDEN GATE ESTATES ,..-.., 1_i1f1i Sil;-_Ii NAME :-...-----L-:-t-f---p-:-.6.:.'.',j-- .-- 41?e':I=!i ATE '...,,,,,,3,-,: i.90A-rigN:rrti8ty.:--:,-ACRES":mitgseko o.,ETt 's,c-;-F;5:4-7,114-ZiallS PARKWAY COMMUNITY CHURCH File PU-84-1C 18 CHURCH 3/20/1984 U30 TR.59 LESS R/W 4.94 YES Archived 38165120004 OF GOD(tka Naples Church of God) . . SUNCOAST NAPLES FLORIDA PU-86-3C 19 JEHOVAH CHURCH 5/6/1986 U26 5180'TR.4 2.73 YES 4,000 37920280009 CONGREGWATION ITNESS (fka Kingdon Hall Jehovah Witness) FIRST BAPTIST CHURCH OF GOLDEN S150'LESS 60'OF Fire PU-86-4C 20 CHURCH 5/6/1986 U30 2.60 YES Archived 38169600009 GATE(fka Central W256.24',TR.107 Fellow Baptist Church) File PU-86-12C 21 GOVERNMENT FORESTRY 9/16/1986 U23 TR.126 5.46 YES Archived 37750040008 STATION PU-86-17 22 GGFC&RD FIRE STATION 12/23/1986 U9 S330'TR.52 2.5 YES 2,700 37013440002 E75 OF W150'OF 0.53 ,. " 37013480004 TR.53 LESS N112 N1/2 OF THE W150' 1.04 " 37013600101 " OF TRACT 53 W75'OF TR.53, 0.59 " " 37013600004 LESS THE N112 BIG CORKSCREW W1I2,TR.54,LESS File PU-86-200 23 FIRE STATION 12/23/1986 U23 2.31 YES Archived 37744080003 FC&RD RIW PU-86-28C, 24 TECH FOUNDATION 4/7/1987 SCHOOL U30 E150'TR.76 2.34 YES 9,020 38166640004 **CU-93-2 (fka:Step By Step) 5/25/1993 ' ASSEMBLY OF PU-86-31C CHRISTIAN 25 CHURCHES(fka 1st CHURCH 5/26/1987 U27 TR.163&Tr.164 5.23 YES 3,850 37995880007 (EXP) Baptist or Golden Gate) .. HAITIAN BETHESDA PU-88-21C& 2/14/1989 BAPTIST CHURCH CHURCH/CHILD EXT.,'CU- 26 2/13/1990 U1 S180'TR.114 2.73 YES 1,833 36617760008 (fka:Bethesda CARE 2000-13 11/14/2000 Pentecostal Church PU-89-4 NORTH NAPLES 8/22/1989 File (EXP),'''CU- 27 BAPTIST CHURCH& CHURCH 097 TR.7 4.99 YES Archived 41930360002 8/13/1991 98-21 EXPANSION TR.64,65&68 LESS PU-89-8, TEMPLE SHALOM& 8/14/199093, S45'OF N75'OF LESS N75'OF TR. 28 CHURCH U26 13.52 YES 18,000 37926120008 —CU-93-6 EXPANSION 7/27/19 64, TR.65 PU-69-13& 29 FRATERNAL ORDER SOCIAL 10/9/1990 U26 E180',TR.125 2.73 YES 10,000 37931280001 PU-89-13EXT OF EAGLES 4028 FRATERNITY 1/2811992 PU-89-24& GOLDEN GATE 6/28/1989 30 GOVERNMENT U9 N350'TR.52 2.08 YES 35,000 37013400000 EXT.,**EXP. LIBRARY 8/13/1991 5/8/1990 4/30/1991 PU-90-3 31 GOVERNMENT WATER STORAGE U26 TR.1 3.89 YES 1,820 37920040003 TANK 4/21/1992 4/27/1993 PUMPING STATION PU-90-11, 32 GOVERNMENT &CITY WATER 7/24/1990 U12 TR.1,LESS N150' 4.66 YES No Reference 37160040009 **CU-94-21 4/25/1995 TREATMENT PLANT ST.MONICA'S *PU-90-24, 1/8/1991 SCAOL CHU TR.111 LESS W165', EXT.&CU-94- 33 EPI P RCH CHURCH 12/10/1991 U97 1.23 YES 32,000 41938000005 AND CHURCH LESS N50' 12 12/22/1992 EXPANSION. " TR.130,LESS N50' 2.44 " " 41939480006 " " " TR.131,LESS N50' 2.42 " " 41939520005 "PU-90-26& UNITY FAITH 2/5/1991 34 MISSIONARY BAPTIST CHURCH U27 TR.165 5.23 YES 8,024 37996000006 EXT. 1/28/92 „,„...■,,, 2 CU'S/PU'S and COMMERCIAL -----\ . IN GOLDEN GATE ESTATES taAtW . 1040':isg AkW-•Y4,-:: ta':,-E.c-,:i:*I_=oh ici);74! i.•-e i REDVEOP-=E--',l W2,-4..,:f)Lol.i.,p,-,-A-,..tn. ---,-- ..a.,,t.,:,,,:;&'...,.,,:17.::,W.,i-.4,,.Lt4.7::=:=.-I,::a.,_,4.--*- : -.1.7;7, 15-,,.:eir;=Vf,,,,,AW-,-;t:i.::.;‘,=-,-'1::_,`.4V,1 t-1.1‘fT,14:X7.,*-44,:2.-Z;Vi:40.-Ff4f1,- -:;'-iT,:filt,:.i,-;-1;,-;Vf,•!!.,?,, ..7,',.:75,5:,;:g;#1:w 44,1M7,-,=z, NUC-90-2, 3/6/1990 NUC-96-1, MINI-MALL(SDP-97- 2/27/1997 NUC-97-2, 35 COMMERCIAL 7/29/1997 U29 TR.36 5.15 YES 37,800 38103120008 98) NUC-01-AR- 3/12/2002 1856 NUC-97-1 36 THE BINGO HALL SOCIAL 8/26/1997 U29 E165'TR.55 2.34 YES 16,000 38104960005 TU-95-45, 6/1/1995 CU-98-6, 2/MOD HOMES& 37 KAYE HOMES 6/9/1998 U27 N160'TR.151 2.85 YES 118,800 37995040009 CU-03-AR- EXTS. 2/10/2004 4583 . NAPLES BAPTIST File CU-92-12 38 CHURCH 3/9/1993 U97 E150'TR.109 2.27 YES 41937880006 TEMPLE Archived COLLIER COUNTY *C11-93-1 39 GOVERNMENT SHERIFF'S OFFICE 4/13/1993 U43 TR.80 4.5 YES 1,400 38908560009, FIRING RANGE El 50 TR.65 2.27 " " 38907040009 *CU-93-17,+ 1/25/1994 TR.19 LESS N65'OF 40 FAITH BIBLE CHURCH CHURCH U97 2.26 YES 18,000 41930920002 **EXT. 1/10/1995 W300.1' TRACT 19 LESS N50',LESS S15'OF 3.08 " " 41930880003 N65'OR E35' CU-95-13 41 FLORIDA HOMES MOD.HOME 11/14/1995 U8 E150'TR.81 2.34 YES 1,870 36965600001 CU-95-16 1/23/1996 * , CYPRESS WOOD 11/12/1996 Scrivemer's 42 CHURCH/CHILD U4 TR.97,LESS S30' 4.35 YES 13,700 36765600007 PRES B.CHURCH 1/14/1997 Error+"'EXT. 1/13/1998 GOLDEN GATE CU-96-12, CONGREGATION OF CU-04-AR- 43 JEHOVAHS WITNESS CHURCH 10/22/1996 U4 TR.81 4.58 NO Approved 36764680002 ,,,........„,, 6384 (fka Kingdon Hall 6/10/2008 For 5,512 Jehovah Witness) EAGLES NEST TR 91&TR.110 Approved *CU 979 44 .CH/SCH/CARE 6/10/1997 U97 4.98 NO 41936480009 WORSHIP CTR. LESS N50' For 25,000 CU-97-23, FAITH COMMUNITY 11/25/1997 CHURCH/CHILD W300'OF E600'OF File 41930721007 EXT'CU-02- 45 CHURCH OF 12/8/1998 U97 2.27 YES CARE-PRESCHOOL TR.15 Archived AR-2354 NAZARENE 12/16/2003 TR.15 LESS E600' AND TR.16,LESS 2.11 " " 41930720008 E600' MARVIN * PMENT CU DEVELO-98-3 46 MODEL HOME 6/9/1998 U30 N180'TR.117 3.47 YES 4,550 38170240005 *CU-2000-2 47 EMS STATION#17 EMS&SHERIFF 3/14/2000 U9 N1/2 TR.51 4.58 YES File 37013362009 Archived *C1J-01-AR- „ ,, COMMUNICATION 2/12/2002 U9 " 2.00 ' N/A 37013362009 1255 TOWER *CU-2000-12, CU-03-AR- 11/28/2000 4799,*CUE- AMERICAN DREAM 2/10/2004 48 MODEL HOME U26 TR.119 5.00 YES 1,780 37931080007 06-AR-9424, BUILDERS 7/25/2006 'CU-07-AR- 11/27/2007 11970 VOICE STREAM COMMUNICATION W1/2 TR.54,LESS TU-2000-17 49 3/13/2001 U23 2.31 N/A N/A 37744080003 WIRELESS TOVVER R/W COMM COMMUNICATION REPLAT UNIT 93A, *CU-2000-19 50 HOLLAND&KNIGHT TOWE 4/24/2001 U93A TR.138,LESS 1-75 2.94 N/A N/A 41770440001 R R/W, . CU-01-AR- BIG CORKSCREW 51 FIRE STATION 11/13/2001 U47 TR.129 4.07 YES 7,295 39155240003 990 ISLAND FIRE ST. *CU-02-AR- 52 WEEKS HOMESITE EARTHMINING 2/12/2002 U67 N150'OF TR.143 3.00 N/A N/A 40075080002 'CU-02-AR- 53 RCN BEAVER LAKE EXCAVATION 10/22/2002 U67 TR.144 6.64 N/A N/A 40075160003 2366 CU-02-AR- 64 MALONEY&SONS EARTHMINING 1/14/2003 U45 TR.119 5.88 N/A N/A 39031240004 2476 „.......„, ' - 2866*CU-02-AR- 55 CREATIVE HOMES EARTHMINING 4/22/2003 U67 W180'TR.73 2.73 N/A N/A 40068160007 i 3 CU'S/PU'S and COMMERCIAL IN GOLDEN GATE ESTATES 7:.:fni,,. :::-_:z]:::4-,7:.:,-,w,,I4,.-,7,4--.;:..:-_,2, :-:i;.,:•:.::_,.,: ::-, ,,,;:,-„ =:,i,:‘,4-,1,:.....:=;',:i.,-,,-?:::;.1::1,.,:.,-Atari. ,- : ,-,-,:,:,_,,.'=2,„.,. .,-- ,..,':alai=•;:e.i.22440,-_ ,-,'.-i.;-:---Di.-2, -. FOLtOPIPARCEL A l T e 1,0 1 4, l i S I T E•-* :':.6'jeil...N4ME..V.4-1, -.-:5 7 2:--,;f 4 N 1 0:1 1 i E W T.I.,F r A P P-T V:I A T E,'/..-1 7,--',,.,-,.. D.,:t i t A T I O N:(T*I P''-'ACRES".'"DEvEOPED-.,.',,S0.-.:Fpit-r..Er,.w-,,,a0, 1,,,Sz:=':=.,..--7..:,=,,,-.W,"f.,z-z-,-,:,*:-,7{;it=1 :,,-,::fs-=.5:-.. WP-::-Z f-it475-:'t=,=:.W;?&: 71 :471'fiVN-<;-X,':. ;71.,71r.1.:'..t,i'47-Z'" :.,T;:::t::;,-;';■:; al.4:-:.",W3,=..- ;;:i;i71:1-:;M-:$6'..EF:4-1.;W:7,"'4,0`."44.7._4fE.14A:"-;-ri CU-03-AR- 56 KENIV1ARK HOMES MODEL HOME 5/25/2004 U27 N180'TR.153 2.85 YES 1,872 37995240003 4249 *CU-03-AR- 57 KAYE HOMES MODEL HOME 9/21/2004 U96 5165'OF TR.28 2.57 YES 1,780 41881640004 3648 •CU-04-AR- PUMP STATION TR.84 LESS SLY 6090 58 GOVERNMENT 4/26/2005 U20 594.94',LESS NLY 1.65 YES N/A 37595380004 79.43'FOR WI CU-04-AR- FLORIDA HOMES OF 59 MODEL HOME 6/28/2005 U26 TR.118 2.44 YES 1,720 37931040005 6965 COLLIER CU-06-AR- 60 EMS STATION#73 EMS 2/2712007 U95 TR.19 2.23 YES 5,321 41820800009 10550 CU-07-AR- BIG CORKSCREW 61 WATER CONTROL 2/26/2008 U72 N150'OF TR.115 2.94 VACANT N/A 40421520006 11977 FC&RD#14 CU 2006- 1st TR.22,LESS 1450' - AR- 62 CONGREGATIONAL CHURCH 11/18/2008 U97 LESS EAST 0.08 VACANT 6,000 41931040004 12357 CHURCH OF NAPLES PORTION FOR RW (Was Naples Jaycees TR.113,COMM NW Social/Fraternal) CNR ELY 180'SLY R-75-8 63 GOVERNMENT NOW PART OF 1-75 5/13/1975 U29 549.42',586 0.49 NO N/A 38110840009 OFF RAMP DEGREES,W CONSTRUCTION 150.28' PREMIRA IGLESIA CHRISTIANA File R-75-39C 64 MANATIAL DE VIDA CHURCH 3/2/1976 U30 W180'OF TR.60 5.15 YES 38165200005 Archived (fka:First Spanish Christian Church) R-82-23C 65 FP&L PUDICOMMERCIAL 8/24/1982 U26 ALL TR.122&121+ File 12.73 YES 37931160008 E180'TR.102 Archived R-83-6C 66 ES GENERAL STORE COMMERCIAL 4/3/1984 U14 5330'OF TR.1 1.93 YES 7,793 37280040109 " " TR.1 LESS S330' 2.41 YES " 37280040002 ,,„„.■,,, RANDOLPH PACKING R-84-15C 67 COMPANY(fka:Pork's COMMERCIAL 9/18/1984 U28 N150'TR.144 2.38 YES File 38054160007 Archived 680 Restaurant) R-86-3 68 RANDALL BLVD. PUD/COMMERCIAL 6/17/1986 U23 TR.71 2.55 YES 3,750 37745180009 CENTER . RANDALL BLVD. " " File TR. 71 4.01 YES Archived 37745120001 CENTER R-90-19,PUD- 90-19(1),PUD 9/11/1990 COMM.AT NE 90-19(2), 9/3/1996 CORNER OF TRACT Approved PUDEX-04- 69 ASTRON PLAZA PUD/COMMERCIAL 11/24/1998 U33 26,SLY 204.CPMT 923 NO For 38332360008 AR-4607, 1/27/2004 S;U 480.25',WLY 330,000 PUDEX-05- 2/28/2006 1010',NLY 70'ETC. AR-8382 R-96-2 70 NERVO TRUST& COMMERCIAL 5/28/1996 U26 5345'TR.110 LESS 2.55 YES 27,600 37930510002 S75' „ 5255'OF TR.110, " '' NATL RETAIL " 1,32 " 37930500009 LESS S75' THAT POR TR 41 NAPA RIDGE COMM SE CNR TR, R-97-2 71 PUD/COMMERCIAL 1/13/1998 U33 2.31 YES 12,067 38334000007 PROPERTIES NLY 533.96',WLY 189.01,SLY 534.13' . HEALTHCARE RZ-08-13209 72 MEDICAL CENTER COMMERCIAL 9/9/2008 U12 E150'TR.124,& 2.08 NO VACANT 37169440008 " " " W180'TR.124 2.50 " " 37169480000 " S180'TR.126 2.81 " " 37169560001 PUD-85- 01(2),PUD-85. 6/18/1985 29(1) 73 NAPLES GATEWAY PUD/COMMERCIAL 10/15/1997& U35 TR.29,(PH 1,Lot 1) 3.07 YES 63,075 61789000085 repealed,PUD, 3/14/2000 00-14 TR.29(PH 1,LOT 2) 1.06 YES " 61789000124 " TR.29(PH 1,LOT 3) 2.13 " " 61789000166 " TR.29.(PH 1,TR.El) 1.85 NO 61789000043 TR.29(PH 1,TR.A) 0.17 YES I " 61789000027 1 4 CU'S/PU'S and COMMERCIAL „..-....„„ IN GOLDEN GATE ESTATES :-=':k..'.;-.':-;'.;.•;,;1 .:,.-=';.:4:e.;..i=4 ,:f,":--' .4%'■'1=;1, ,..f4M.F0egi: ... -:?..,,atl,,z,-;-fig2.-,:,:af::::6, kitiovioAik-ou 110.414-'i:- :7,, -.1i:.:'1,-'''.:AlAici USE tWITIT9AT.E.4.:"=,.,.;,,,,,,;--‘,:1:4•0.-EtTitAtTF449,-;;:7t.0-21i#S!',R5V-NIA1,14-P,I5S116.Vf,1:..—''',...r:M f-i ,,,k,,,..:;te„. .-_„',7..:,,:,,•-:., 1,-;, 4,-,:::1-4--,:.:.-.. ,, ,:li-.:4-,- ,,,q-N-td .:-11kz-y.'-;11.7.,!0::-i1,:,:m:i'.-=.,Y[1.11:---i;V:=37--1,25-'T-‹—zFF.,-*'-;701,."1',Frd=•,:'----- -,.:P.,a',1,-Gft-,=4-f-bv,iu az.15-eivta•-e-.4 - „ TR.29,(PH 2,L014 2.88 " 61789001026 &5) " .. " TR.29,(PH 2,LOT 6) 2.68 " " 61789001107 13,575& PUD-92-7(1) 74 SUNGATE CENTER POD/COMMERCIAL 6/20/1995 026 TRACT A 2.04 YES&NO 75180000023 VACANT TRACT B 5.58 " " 75180000120 " " " TRAGIC 0.79 ' 75180000421 TRACT D 0.69 " " 75180000489 PUD-96-3, SEE 75 ANGILERI PUD/COMMERCIAL 9/24/1996 7& U35 TR.61,LESS 5225' 2.24 NO 38454000000 PUD-96-3(1) 9/22/199 BELOW 'S225 TR.61,LESS 1.59 YES 198,056 38454020006 S15' PUD-97-12, Approved 9/27/2005 2/10/1998 TR.92,R LESS I-75 PUDZ-03-AR- 76 CLESEN POD/COMMERCIAL 1335 4.17 NO For 38456200002 /W 3588 130,000 P0D-97-17, PINE RIDGE 6/23/1998 COMM NE CNR TR. Approved PUDZ-05-AR- 77 CORNERS PUD/COMMERCIAL 12/13/2005 U35 77,WLY 329.95',SLY 4.22 NO For 38455040001 7951 631.03',ELY 8.92' 185,000 PUD-98-4 78 MIR-MAR PUG/COMMERCIAL 9/8/1998 023 E1/2 TR.54 1.14 YES 3,648 37744040001 PUD-98-10, PUD/COMMERCIAL s, 79 CAMBRIDGE SQUARE U35 TR.28,BLDG.101 3.24 YES 115,000 25120010023 AR-5431 OFFICES&CU'S iitsrian01/10=06 TR.28,BLDG.201 " 25120010049 .. TR.28,BLDG.301 " " 25120010065 " ,. TR.28,BLDG.401 " " 25120010081 " " 0 . " TR.28,BLDG.501 " 25120010104 . .. .. .. " TR.28,BLDG.601 , " 25120010120 TR.28,BLDG.701 " " 25120010146 . • " " TR.28,BLDG.801 " " 25120010162 " " TR.28,BLDG.901 " " ' " 25120010188 " " " TR.28,BLDG.1001 " " 25120010201 /..........„ PUD-00-06 80 RAGGE PUG/COMMERCIAL 2/27/2001 U35 TR.60,UNIT 1 1.60 NO Approved 76715000028 for 190,000 " " TR.60,UNIT 2 2.00 '' .. 76715000044 Unit PUD-00-13, WILSON BLVD. 11/14/2005 00 PORTION TR.17& PUDZ-03-AR- 81 PUG/COMMERCIAL U13 5.96 YES 42,000 37221120101 CENTER 5/10/20 W1/2 TR.18 3585 " " . TRACT 17 2.08 " 37221120208 PUD-03-AR- COLO NADES AT Approved 4332,PUDEX- 82 PUD/COMMERCIAL 5/24/2005 U30 TR.112 4,15 NO 38170000009 07-AR-11781 RA SANTA BARBARA for 35,000 PUDZ-04-AR- BIG BEAR PLAZA Approved 83 POD/COMMERCIAL 7/26/2005 U77 TR.1 5.46 NO 40680040000 6631 CPUD For 15,600 PUDZ-05-AR- Approved 84 SNOWY EGRET CPUD PUG/COMMERCIAL 10/10/2006 012 PORTION OF TR.125 1.64 NO For 37169520106 7834 165,000 ., " .. 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F_ a KFZ gg ws y 65 Q x o ..w M IN❑ sgtl COPY EXHIBIT V PUBLIC FACILITIES EXHIBIT V.E.1 PUBLIC FACILITIES LEVEL OF SERVICE ANALYSIS Provide the existing Level of Service Standard(LOS)and document the impact the proposed change will have on the following public facilities: The subject Growth Management Plan Amendment proposes to permit a maximum of 100,000 square feet of general commercial land uses on the 12.73± acre property. It is expected that this project will commence development in 2014 with anticipated buildout in 2017. The existing plan designation and zoning would permit 3 single family homes on the subject property. Potable Water The property is located within the Collier County potable water service area. The County has existing plant capacity of approximately 52 mgd. Raw water demand in 2013 was 35.5 mgd and by 2018 the demand county wide is projected to be 41.2 mgd. The proposed 100,000 square foot commercial project will not create any LOS issues in the 5 year planning horizon. This Project will have no impact on the potable water system and capacity is available in Collier County. A comparison of the permitted 3 single family homes to the proposed commercial use is shown below. Water Demand: Existing single family homes: NA, single family homes would utilize private well Proposed Commercial: 100,000 S.F. x 0.15 gpd/sf= 15,000 gpd 100,000 S.F. x 0.15 gpd/sf x 1.5 max. month=22,500 gpd Collier County LOS: 170 gpcd Permitted Capacity: 52 mgd Current Demand(2013 Projectd Data): 35.5 mgd Data Source: Collier County 2012 AUIR Sanitary Sewer. The subject project is located within the urban boundary with standards for Sanitary Sewer established in the Capital Improvement Element of the Collier County Growth Management Plan. Service to this area is provided by Florida Governmental Utility Authority (FGUA). This Project will have no impact on the Collier County Regional Sewer System. A comparison of the permitted 3 single family homes to the proposed commercial use is shown below. Sewer Demand: Existing single family homes: NA, single family homes would utilize septic tank for sewage disposal. Proposed Commercial: 100,000 S.F. x 0.15 gpd/sf= 15,000 gpd Exhibit V.E Public Facilities Analysis Page 1 of 3 100,000 S.F.x 0.15 gpd/sf x 1.3 max. month= 19,500 gpd Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussions of the project's impact on level of service for arterial and collector roadways within the project's radius of development influence. Drainage The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. The single project within the proposed subdistrict has been issued a surface water management permit by the South Florida Water Management District which has established criteria for the volume of water stored on site as well as the quality of the water which may be discharged from the site. The development within the subdistrict is consistent with the County LOS standards. The 3 single family homes permitted will have no LOS impact. Solid Waste The adopted LOS for solid waste is two years of lined cell capacity at the previous 3 year average tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate. There are no current capacity issues and none are anticipated through the year 2065. n Existing Residential: .52/pp disposal rate 2.4 pp/household 3 single family residences permitted 3 x 2.4 pp/household x .52 pp = 3.74 tons solid waste/year Source: Collier County 2012 AUIR Proposed Commercial: At the rate of 5 lbs/1,000 sq ft/day for commercial waste generation the project will generate 92.25 tons of solid waste per year. Capacity is available to meet this generation standard. The calculation for the solid waste generation (disposal rate) is: 100,000 sq ft x 5 lbs/1,000 sq ft= 500 lbs/day= 182,500 lbs/year or 91.25 tons/year. Source: Cal Recycle Current landfill capacity in 2017 is anticipated to be 16,309,943 tons. Exhibit V.E Public Facilities Analysis Page 2 of 3 Available Inventory as of July 2012: 2,236,272 tons Required Inventory as of July 2015: 446,042 tons Available Inventory as of July 2015: 3.186,107 tons Surplus Capacity as of July 2015: 2,740,065 tons Source: Collier County 2012 AUIR Parks: Community and Regional The proposed commercial development will have no increased population density and therefore will have no effect on the community and regional parks. The 3 single family homes will pay park impact fees to mitigate for their impacts. No adverse impacts to Community or Regional Parks result from the creation of the subdistrict. Schools The proposed commercial development will have no increased population density and therefore will have no effect on the school district. The 3 single family homes will pay school impact fees to mitigate for their impacts. No adverse impacts to schools result from the creation of the subdistrict. Fire Control and EMS The proposed project lies within the Golden Gate Fire District. The Golden Gate Fire and Rescue District Station 70 is located approximately two and a half miles from the project entrance and the Golden Gate Fire and Rescue District Station 73 is located approximately three miles from the project entrance. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on the square footage per building (values based on 2012 Collier County Impact Fee Schedule). The 3 single family homes will pay impact fees at current rates, which will mitigate for impacts to fire and emergency services. Sheriff,Fire Protection and EMS Services location/address of facilities intended to serve the project are; Golden Gate Fire and Rescue District Station 70 4741 Golden Gate Parkway Golden Gate Fire and Rescue District Station 73 14575 Collier Boulevard Collier County Sheriff Golden Gate Substation 4707 Golden Gate Parkway Exhibit V.E Public Facilities Analysis Page 3 of 3 w c c"'"1n aaazx a a w]wno\sa'"w''''" av„m-""'.I""1'1'1'-1'°"" I , S;�o1-g 1 'j /......,,! — Iw rt w u F �a f % ' °F-E1 % w n I i- ; I 4 A m W f o i/ ,.Q X V COLLIER B1�VD y q w /! m — _ d y I It °s I ° oN is •jam J i Y 1 y 'J/ �� \ J 1'1 i ! of ° _ .:5 - I_ i 1 \ ' ' ° I r/-- 1 I 1 f ( SANTA I _ g BA 3A , r a I l .-> -\_ o 63 �� i � � •� 1;::(/� › 0 7, -,-I-- L grAIC ,1.! f _ — 1 1 1— �� 1 INTERSTATE 75 (I-75) P = �3 — _ = a 0 '= Cv ;�� s �m I I�� >- ti Y 1 tu.14 LIVINGSTON ROAD d — — 01 w Q F- . i o w Z j U o 0 OW 1 l i l . _ ® H H I Ii AIRPORT ROAD _ ,w !AIRPORT R ! r 1 � HII!--) °J I 0 w z o Q T w R. 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W = a O 2 Q t Request for Service Availability Exhibit V.E Page 1 of 15 le GradyMinor LETTER OF TRANSMITTAL FGUA Operations Office DATE January 31,2013 JOB CODE: CBGMPA 280 Wekiva Springs Road, Suite 2000 ATTENTION: Belle Kusiolek Longwood, FL 32779 ' Brooks 13th and Collier Sent by: ❑Courier:❑Morning ❑Aftemoon ❑Rush ®US Mail ❑Pick Up ❑Hand—Delivery ❑Federal Express: ❑Morning ❑Afternoon WE ARE SENDING: ❑Prints ❑Plans(velum) ❑Disk ❑Shop drawings ❑Specifications El Copy of letter ❑Permit Application ®Other Copies Description 1 Letter of Availability Request THESE ARE TRANSMITTED as checked below: ❑Approved as submitted ❑Approved as noted ❑Returned for corrections LI For your use/records ❑For approval ❑ For review and comment ❑As requested ❑For Signature and Return. '----) /' SIGNED: c --- _ Sharon Umpenhour COPY TO: Q. Grady Minor & Associates, P.A. 3800 Via Del Rey 11940 Fairway Lakes Dr.,Ste.#6 ,---. Bonita Springs,FL 34134 Fort Myers,FL 33913 239-947-1144 239-690-4380 239-947-0375(fax) 239-768-0291(fax) If enclosures are not as noted, kindly notify us at once. Exhibit V.E Page 2 of 15 Q.GRADY MINOR&ASSOCIATES,P.A. • BONITA SPRINGS,FL 34134-7569 3556 DATE INVOICE NO. COMMENT AMOUNT NET AMOUNT ,.....\01131/2013 013113 Letter of Utility Locaiton Availability&Map 100.00 DATE 01/31/13 VENDOR Florida Governmental Utility Authority TOTAL 100.00 Q. GRADY MINOR&ASSOCIATES, P.A. FIFTH THIRD BANK 63-9171 556 3800 VIA DEL REY 670 BONITA SPRINGS FL 34134-7569 , (239)947-1144 One Hundred and no/100 DATE AMOUNT CHECK NO. ,.... 01/31/13 3556 $100.00 T(.1:;A_Z, FLORIDA GOVERNMENTAL UTILITY AUTHORITY — 15 6-Ro.6=1 C/O FGUA OPERATIONS OFFICE OF 2800 WEKIVA SPRINGS ROAD,SUITE 2000 LONGWOOD FL 32779 .,..,.. IIIMIIIIIIIIMIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIP ,---., Exhibit V.E Page 3 of 15 FLORIDA GOVERNMENTAL UTILITY AUTHORITY APPLICATION FOR COMMERCIAL SERVICE AVAILABILITY (FORM A) GOVERNMENTAL UTtL'FTY AUTHURI Effective October`1.`2©12 the following fees are associated with a Commercial Service Availability Request Utility Availability Map:$75 Letter of Utility Location Availability:$25 Letter of Utility Location Availability and Locate Map:$100 Please return the completed application package to:Janelle Kusiolek,Project Coordinator:JKUSIOLEK @GOVMSERV.COM OR %FGUA Operations Office 280 Wekiva Springs Road,Suite 2000 Longwood,FL 32779 Phone: 407-629-6900 Fax: 407-629-6963 Providing the required information expedites the review process and enables a response within 10-working days. SECTION 1. DO YOU NEED UTILITY LOCATES? By completing Section 1 of the application,you will be provided with approximate utility locations in the vicinity of the listed property. The fee for the Location Map is$75.Should you need a protect specific Letter of Availability, please complete Sections 1&2. 1) Property Information: *This information is available on the county property appraiser's website* a) PROPERTY ID(Folio/STRAP NO.):37929760009,37931080007 and 37931120006 b) PROPERTY PHYSICAL ADDRESS:4050 13th Ave SW � .I! 2) ATTACH a location/vicinity map with the completed application 3) Provide contact information: Name: Sharon Umpenhour Date: January 30, 2013 Company Name: Q. Grady Minor and Assoc, P.A. Title: Planning Technician Address(including city,state and zip code): 3800 Via Del Rey, Naples, FL 34134 Email:sumpenhour©gradyminor.com Telephone: 239-947-1144 Contact information must be provided for all inquiries FORM A-REV1O.22.12 Page 1 of 3 Exhibit V.E Page 4 of 15 SECTION 2. DO YOU NEED A FORMAL LETTER OF AVAILABILITY? By completing Sections 1&2 of the application,you will be provided with approximate utility locations in the vicinity of the listed property and a formal LOA. The fee for the LOA&Location Map is$100.The following information is required if further permitting with FGUA is desired (i.e.if project is contemplated for construction). 4) Name and address of PROPERTY OWNER(developer): a) NAME and COMPANY NAME(if applicable): Larry E. Brooks LDJ Associates Limited b) MAILING ADDRESS (including city,state and zip code): 8800 SW 116th Street Miami, FL 33176 c) PHONE NUMBER and EMAIL ADDRESS: 305-238-5232 5) Service requested: ❑Water ❑ Wastewater ❑ Reclaim ❑ Fire Protection 6) Project Information: a) PROJECT NAME: Brooks 13th and Collier b) PROPOSED USAGE(i.e.retail, medical,offices,salon,etc.) General Commercial c) SIZE(square footage): 100,000 d) PHASES(if applicable): NA e) ESTIMATED DATE SERVICE IS REQUIRED: 2014 f) Is the property currently platted? I (YES) ✓ ( (NO) If N0; do you intend to plat the project upon completion of construction? I (YES) I (NO) g) Will you be conveying an easement to the FGUA for the utility facilities to be accepted by FGUA? (YES) _ _(NO) h) Will you be constructing the utility facilities to be accepted by FGUA in an existing Public right of way or Utility Easement? I(YES) I (NO) 7) Engineer's estimate of average daily flows on an annual basis: WATER: NA GPD WASTEWATER: 15,000 GPD RECLAIMED WATER: NA GPD FIRE PROTECTION: NA GPD FORM A-REV10.22.12 Page 2 of 3 Exhibit V.E Page 5 of 15 Effective October 1,2012 the following fees are associated with a Commercial Service Availability Request Utility Availability Map(Section 1-Map Only):$75 Letter of Utility Location Availability(Section 2-Letter Only):$25 (This option can be used only if a Utility Availability Map has previously been issued) Letter of Utility Location Availability and Locate Map(Sections 1&2-Letter and Map):$100 Payment of the application fee can be submitted via check to: Florida Governmental Utility Authority `/o Janette Kusiolek, Project Coordinator 280 Wekiva Springs Road,Suite 2000 Longwood,FL 32779 OR Complete the following Credit Card Authorization Form and return it with your application. All information will remain confidential. *There will be a convenience fee of$1.50 associated with each credit card transaction* Credit Card Type: Visa Mastercard Discover *please note we do not accept American Express cards* Cardholder Name: (as it appears on the card) Credit Card Number: Expiration Date(month/year): 3 Digit Security Code(on the back of the card): Billing Address(as it appears on the card statement): City,State and ZIP Code authorize Florida Governmental Utility Authority(FGUA)to process a one(1)time credit card payment in the amount of$ to my credit card provided herein. I agree that I will pay for this purchase in accordance with the cardholder agreement. Signed: Printed Name: Date: For Office Use Only System: Consolidated Golden Gate Lehigh Acres Lindrick Mad Hatter North Ft.Myers Pasco Payment Processed: (date) By: (name) Property Address: Project Name: FORM A-REV10.22.12 Page 3 of 3 Exhibit V.E Page 6 of 15 GradyMinor Civil Engineers • Land Surveyors * Planners • Landscape Architects January 30,2013 Mr.Robert W.Dickson Capital Program Manager FGUA 280 Wekiva Springs Rd.,Ste.2000 Longwood,Fl 32779 RE: Sewer Availability Folio ID: 37929760009,37931080007 and 37931120006 Dear.Mr.Dickson: • Collier County has requested that we obtain and submit a service availability letter for a proposed amendment to the Golden Gate Area Master Plan. We are proposing to amend the Master Plan to permit future commercial land uses on the 12±acre site. We are requesting 100,000±square feet of ('—`N general commercial uses on the site The site is not within the FGUA service area however, the property owners were previously involved with the force main extension to serve the Brooks Village Shopping Center. It would be our intent to enter into a service agreement in order to tie into the sanitary sewer line that exists near this property: The facility will be located on the southwest corner of Collier Boulevard and 13th ST SW. The project is going through preliminary planning approval with Collier County and they need to know of service availability. Enclosed is an aerial and location map. If you have any questions,please feel free to contact me. Sincerely, D.Wayne Arnold,AICP 'X Director of Planning Q. Grady Minor&Associates,PA. Ph. 239-947-1144 • Fx: 239=947-0375 3800 Via Del Rey EB 0005151 •LB 0005151 •LC 26000266 Bonita Springs, FL 34134 www.gradyminor.corn S, sti,s : - .. � - _ s;n ua/w arum nw:w-n a: no l t E 9i i '_'�-`Z—� m �Y a3 } 0 -..,,,,.-,;,-,-..i.,1/4.•..• .-- .-..,,rir,, • =,•--,‘A`?e a'E_ yeti 1 .�` ..S��•;., .-'-'.2;" "'' :::-:-=:-.4 P-:',',-,.'"*::1,-4.'f*:"I'''e;,atiii-ji- Et'.14.':!,,,.,1::eit:-A;30-',-- . .YF [ a ?ty '+�' S+ gf'1 a!, - —i-�+t��'� 93°. 1', { :..'P..C, Z W 4: S: 1- 4-r.:_‘ .' ---.. ..i sY. 4' ,s C3 -h+.� - -' - .` O} O 0 I �� ry e .r Y " ,u.. ° 1 F r . � a - `r J Ji r u., .-'-'4:?.:'y �++g. _ r s,� , - s---�1 F `y` a` �a err-".. ;.:13 n.... .- Sni 3; Szl �, .' -. ri G ;`1 '.e=t.` ;.--4:`°•a #,m k s-.--. s� 3 "'i: 'i= '�. , c t, - •.„,,....-,"..1.-''' . '?s P �,x i.5Ot*+ ice e' ~t.. .1 s. : . ka, 1." i .. l '''-';',.11t4--.. fir-. -::-:--FL '_ £K � � *, e 'X `w a+� F. .f t t � _ �R b_ :::,,w::.2.,..1' of,,r i. _x F iw s c, "... 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' k s is n WS FIX Mfg • Z= O .p.Aje ueSoi _:—_ — —715 mL , P^IS -JegJe9 a#u•S 0J ° tt 03 m f." 1 e -.5.,3 `a:14.!„. 41:...I,..x...: 4or ±'y� am ' a d 3 3 3 3 al 4047;-; ' I 0. iiii0iiiiillyil I IS ISIS = 1100$341 PERI cn , CM WRVS f, . . Exhibit V.E Page 9 of 15 March 7, 2013 LDJ Associates Limited FLORIDA GOVERNMENTAL 8800 SW 116th Street UTILITY AUTHORITY Miami, FL 33176 %Sharon Umpenhour Q. Grady Minor and Associates 3800 Via Del Rey LEA ANN THOMAS,CHAIR Naples, FL 34134 Polk County sumpenhour @gradyminor.com DOUG MEURER,P.E. Lee County RE: Wastewater Availability KEN CHEEK,P.E. Citrus County 37929760009,37931080007 and 37931120006 4050 13th Ave SW,Naples, FL SHANE PARKER,P.E. Hendry County Brooks 13th and Collier MICHELE BAKER Pasco County Dear Ms.Umpenhour: MICHAEL VUOLO Pursuant to the submitted Application for Service Availability, please be DeSoto County advised that wastewater lines are in operation in the vicinity of the proposed project mentioned above. However, the property does not lie within the Florida Governmental Utility Authority's (FGUA) Golden Gate service territory. In order for the FGUA to provide service to the subject parcel(s), a tri-party wastewater agreement between the developer, Collier County and FGUA must be completed. Your firm has indicated that this project will consist of a 100,000 sq.ft. general commerical development with an estimated flow demand of 15,000 GPD for wastewater. FGUA presently has sufficient treatment capacity to accommodate these flows. The FGUA Utilities Operations Manual requires the project engineer to perform hydraulic computations to determine what impact this project will have on our existing system. A site map showing the approximate location of the utilities is included for your reference as well as list of the next steps to be taken in order to move your project forward once initial approval by Collier County is obtained in the form of a no-objection letter. FGUA OPERATIONS OFFICE This letter should not be construed as a commitment to serve, but only Government Services Group,Inc. as a statement of the availability of service and is effective for twelve 280 Wekiva Springs Rd.,Ste 2000 (12) months from the date hereof. Florida Governmental Utility Authority Longwood FL 32779 will commit to serve only upon final acceptance of the infrastructure 877/552-3482 Toll Free 407/629-6900 Tel 407/629-6963 Fax Exhibit V.E Page 10 of 15 constructed by the developer, receipt of all appropriate connection fees, an executed Utility Infrastructure Conveyance and Service Agreement, the approval of all state and local regulatory agencies and proper project closeout. Further, this letter of availability of wastewater service is to be utilized for development review for this project only. When you are ready to move forward with your project, please submit a copy of the Collier County letter of no-objection along with four(4)sets of plans for review, an engineer's opinion of probable construction cost (EOPCC) and a check to cover plan review fees in the amount of$700 for the first nine (9) sheets (or less) and an additional $50 for every sheet over 9 sheets. If you should have any further questions please feel free to contact our Development Review Project Coordinator,Janelle Kusiolek at 407-629-6900 ext. 109 or via email at JKusiolek @govmserv.com. Sincerely, FLORI ' GOVERNMENTAL UTILITY AUTHORITY Robert W. Dickson, P.E. Capital Program Manager RWD/jdk Encl. 1. Utility Locates 2. Plan Submission Instructions 3. Property Appraiser's Information Exhibit V.E Page 11 of 15 2/12/2013 PARCEL#:37929760009, 37931080007 & 37931120006 Project Name:Brooks 13 & Collier Property Address:4050 13TH Ave SW, Naples, FL 34116 i , ti I 4 G at i - 1; I I i r1117 "1C ,Diei sib,,/,_., s t x y t.1..a9 A. t -F II it,F I - yy � > ,6„,....47,7-; :r f' is i',.. . 1 i 1 ,-, • < <' �o�1e ears j( NEXT STEPS&INFORMATION FOR PROCEEDING WITH YOUR PROJECT 1. Submit four(4)sets of signed and sealed construction plans with a plan review check made payable to FGUA for $700.00 for the first nine(9)sheets and an additional $ 50.00 for every sheet over nine(9) a. Construction plans must show the property lines clearly marked b. Identify the connecting points to the FGUA mains c. Locate the water meters,fire meters(preferably)outside property limits within ROW d. Identify existing ROWs,easements and additional easements(if any)to be provided to FGUA *See the Plan Submission Instruction Sheet for further information* 2. Submit the EOPCC(Engineer's Opinion of Probable Cost of Construction) 3. Upon receipt of this information as identified in 1&2 above, FGUA will provide the following for your prompt attention: a. The Project Fee Statement,which must be paid in full prior to further approvals by the FGUA.Impact (capacity)fees will be charged and paid for each unit based on its actual use. b. The Utility Infrastructure Conveyance and Service Agreement(CSA), which must be executed by the property owner and returned to the FGUA for acceptance by the Board of Directors at the next available Board Meeting. 4. The FDEP applications for construction will be signed by FGUA after the applicable Fees are paid and the CSA is accepted by the Board. ALL UTILITY LOCATIONS SHOWN HERE ARE APPROXIMATE. THE DEVELOPER IS SOLELY RESPONSIBLE FOR DETERMINING THE EXACT UTILITY LOCATIONS VIA POTHOLING OR OTHER '.- ACCEPTABLE MEANS. REV 1.2.13 REVIEWED BY USW 5/17/2012 Exhibit V.E Page 12 of 15 Page I of l 1 Collier County Property Appraiser Property Summary Parcel No. 37931120006 Site Adr. Name/Address LW ASSOC LTD %A E BROOKS 8800 SW 116TH ST City MIAMI State i FL Zip 33176-4338 Map No Strap No Section s Township Range Acres *Acreage 4B15 334300 120 041315 15 49 26 5 Legal GOLDEN GATE EST UNIT 26 TR 120 Millage Area 0 100 Millage Rates 0 *Calculations Sub./Condo 334300-GOLDEN GATE EST UNIT 26 School Other Total Use Code 0 0-VACANT RESIDENTIAL 5.576 6.7081 12.2841 Latest Sales History 2012 Certified Tax Roll (Subject to Change) Date Book-Page Amount Land Value $150,000 08/22/84 1095-2086 $0 ' (+)Improved Value 1 $0 11/01/79 842-1405 $0 (=)Market Value $150,000 08/01/68 284-37 $9,800 , (-) SOH*&other Exempt. $0 (=)Assessed Value $150,000 (-) Homestead&other Exempt. $0 (=)Taxable Value $150,000 (=) School Taxable Value $150,000 If all Values shown above equal 0 if this parcel was created after the Final Tax Roll *SOH="Save Our Homes'exempt value due to cap on assessment increases. http://www.collierappraiser.com/Main_Search/ReeordDetail.html?FolioID=37931120006 2/I2/2013 Exhibit V.E Page 13 of 15 Page 1 of 1 Collier County Property Appraiser .-. Property Summary Parcel No. 37929760009 Site Adr. Name/Address LDJ ASSOC LTD %AE BROOKS 8800 SW 116TH ST City`MIAMI State FL Zip 33176-4338 Map No. Strap No. Section Township Range Acres *Acreage 4815 334300 103 14815 15 49 26 2.73 Legal GOLDEN GATE EST UNIT 26 E 180FT OF TR 103 Millage Area 0 100 Millage Rates 0 *Calculations Sub./Condo 334300-GOLDEN GATE EST UNIT 26 School Other Total Use Code 0 0-VACANT RESIDENTIAL 5.576 6.7081 12.2841 Latest Sales History 2012 Certified Tax Roll (Subject to Change) Date Book-Page Amount Land Value $81,900 08/31/99 2586-3444 $17,000 (+)Improved Value $0 08/01/84 1095-2088 $p (°) Market Value °8' $ ,900 09/01/82 986-1309 $19,000 09/01/69 324-347 $0 (-)SOH*&other Exempt. $0 (=)Assessed Value $81,900 (-)Homestead&other Exempt. $0 (=)Taxable Value $81,900 (=) School Taxable Value $81,900 If all Values shown above equal 0 if this parcel was created after the Final Tax Roll *SOH="Save Our Homes'exempt value due to cap on assessment increases. http://www.collierappraiser.com/Main_Search/RecordDetail.html?FolioID=37929760009 2/12/2013 Exhibit V.E Page 14 of 15 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No. 37931080007 Site Adr. 4050 13TH AVE SW Name/Address BROOKS TR,LARRY E LARRY E BROOKS REV TRUST UTD 3/29/07 BROOKS,LARRY E=&MARIA R 8800 SW 116TH ST City MIAMI State FL Zip 33176-4338 Map No Strap No Section Township Range Acres *Acreage 4815 334300 119 04815 15 49 26 5 Legal GOLDEN GATE EST UNIT 26 TR 119 Millage Area 0;100 Millage Rates 0 *Calculations Sub./Condo 334300-GOLDEN GATE EST UNIT 26 School Other Total Use Code 0 1-SINGLE FAMILY RESIDENTIAL 5.576 6.7081 12.2841 Latest Sales History 2012 Certified Tax Roll (Subject to Change) Date Book-Page Amount Land Value $150,000 02/03/10 4534-1361 $295,000 (+)Improved Value $118,284 10/14/97 2354-3357 $89,900 (=) Market Value $268,284' 11/01/78 780-1134 $0 (-)SOH*&other Exempt. $1,337 10/011/68 � 289-445 $11,100 _. . _..__ (=)Assessed Value $266,947 (-) Homestead&other Exempt. $0 (=)Taxable Value $266,947 (=)School Taxable Value $268,284 If all Values shown above equal 0 if this parcel was created after the Final Tax Roll *SOH="Save Our Homes"exempt value due to cap on assessment increases. http://www.collierappraiser.com/Main_Search/RecordDetail.html?FolioID=37931080007 2/12/2013 Exhibit V.E Page 15 of 15 COPY EXHIBIT VIElc TRAFFIC IMPACT STATEMENT JMB TRANSPORTATION ENGINEERING, INC. } TRAFFIC/TRANSPORTATION ENGINEERING St PLANNING SERVICES SUPPLEMENT To , TRAFFIC IMPACT STATEMENT F! II COLLIER BLVD & 13th AVE S.W. CENTER li February 15,2013 I i Revised October 21,2013 E((!1(E Date of Supplement: March 5, 2014 ii II ill Ifl € l { i Ill II I ii I It I Prepared by: IJMB TRANSPORTATION ENGINEERING, INC. i 761 21ST STREET NW 3 i NAPLES, FLORIDA 341 20 t I (239) 919-2767 CERTIFICATE OF AUTHORIZATION Na. 27830 ,I (PROJECT ND. 1301 13) t1 e•i 3-5-20i4 ` JAMES WANKS, P.E. DATE FLORID G. No. 43860 11 Purpose of Supplement This supplement was prepared in response to Collier County review comments, as follows: From: Podczerwinskyiohn Sent:Tuesday, March 04, 2014 4:32 PM To: MoscaMichele; 'Wayne Arnold'; 'James Banks' Cc: 'Anderson, Bruce' Subject: CP-2013-02; P120130000064; Collier Blvd &13th Ave SW Center Jim, There were a few issues with the TIS that need to be addressed before I can sign-off that this is consistent with the Transportation Element of the GMP. Sorry to turn these over to you so late,but these issues will need to be revised in a hurry in order for Wayne to keep his CCPC date. The issues are as follows: 1. The distribution maps are not filled in. JMB's Response: Figure 2A has been attached 2. Still need to include Pine Ridge Rd on both tables 2B and 2C JMB's Response: Tables 2B and 2C have been revised to include Pine Ridge Road. 3. Distribution requires revision. We think you've weighted GGBlvd too heavily,and White Blvd too lightly. This will change how far you distribute onto GGBlvd,which should absorb most all trips before reaching Wilson. Any trips to/from East of Wilson would otherwise be going to the Estates Shopping Center(not yet built). However,if you keep this section of GGBlvd,west of Wilson,in the analysis,then it will be necessary to count portions of it as 4 lane Divided [41.D] roadway,to match current plans. JMB's Response: Figures 2A and Tables 2A, 2B and 2C have been revised. 4. A correction-The project actually is in the East Central TCMA,and impacts Pine Ridge,951,and Green Blvd,which are all within the TCMA. Although there is no mention that the development needs to use the TCMA allowances,it still needs to be acknowledged by the TIS. JMB's Response: Table 2C references that those links within the East TCMA will be addressed as part of the SDP approval. 1 _, I o a 0 0� . a b a I s 0°i S , le j rI 1 Vanderbilt Beach Rd > NORTH N.T.S. w 1 z � a 0 N L Z F- 34 , a t+7 > Golden Gate Boulevard 0 0 0 m c 1 0 J • 0 Q In s-10% 3� --► Pine Ridge Road I. WhRe Boulevard 11th Ave SW WI r i i 13th Ave SW (V 15th Ave SW Green Boulevard 1 ' E I; to e 3 1 11 o c N m I c Golden Gate Paray ' kw 1 I I I , ie i N Golden Gate Parkway 1- - \ I LEGEND 1 65% PROJECT TRAFFIC DISTRIBUTION BY PERCENT 4-----..4-----.. J MB TRANSPORTATION ENGINEERING, INC. Collier Blvd & 13th Avenue S.W. PROJECT—GENERATED FIGURE 2A Comp Plan Amendment Rev. March 5, 2014 TRAFFIC DISTRIBUTION S. ! 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R2 \ » n 2 q m G / ƒ \ z z r e w * a w E 2 Q i k / U / \ % e m / m 8 0 f E E CL 2 ` 2 C \ $ - = 2 0 § i CNI _i § 4 R k o 0 o n o o c 2 CO 5 a ; ` a k 2 aa Z ! z z z z E u u 2 \ A O. _ § \ cm § $ ¥ } / \ t #CD CD)d \\ \ \ CO a § C.1 EL CS ƒ Co ƒ E D ± ce \ o 0 0 0 0 C.) 0 -co ƒ \ _ C [ 0 n k \ a 0 o \ / CNI k ) i > / / } ) § -co ca ( \ 0. / / $ ƒ \ 0 m f MI ( a) J \ / as \ 0 47 M CO\ $ a j m Et) CO . \ 0 >03 k / y ± \ / j \ \ \ 0 \ \ # c a © § o = A E a 6 0 0 e 2 = a \ E / 2 p 2 - P. ± < ± j \ § f ) \ ; 2 \ » o � - ; 2 o z 5 g e , a � \ ƒ \ 03 cj < § _ ) 7 a) _ a> 2 ) d ƒ / $ c e 2 \ § z G Cp,'2- JMB TRANSPORTATION ENGINEERING, INC. • • TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES TRAFFIC IMPACT STATEMENT For COLLIER BLVD & 13th AVE S.W. CENTER February 15,2013 Revised October 21,2013 Prepared by: JM8 TRANSPORTATION ENGINEERING, INC. 761 21' STREET NW NAPLES, FLORIDA 341 20 (239) 919-2767 CERTIFICATE OF AUTHORIZATION NO. 27830 (PROJECT No. 1 301 1 3) /O-it-20i3 JA . BANKS, P.E. DATE FLU, A REG. No. 431360 TABLE OF CONTENTS Conclusions 2 Methodology 2 Scope of Project 2 Table A-Proposed Land Uses 2 Figure 1 - Project Location &E+C Road Classification 2.1 Project Generated Traffic 3 Table B-New Site-Generated Trips 3 Table 1 - Trip Generation Computations 3.1 Existing+Committed Road Network 4 Table 2A-Area of Impact/Road Classification 4.1 Project Traffic Distribution 5 Area of Significant Impact 5 Table 2A-Area of Impact/Road Classification 5.1 2012 thru 2020 Project Build-out Traffic Conditions 6 Table 2B-2012 &2020 Link Volumes 6.1 Table 2C-2020 Link Volumes/Capacity Analysis 6.2 Appendix 7 1 Conclusions Based upon the findings of this report,it was determined that the proposed "Collier Boulevard and 13th Avenue S.W. Center"will not have a negative t impact upon the surrounding road network. It was verified that all roadways,within the project's area of influence, currently have, or are planned to be improved and will have, a surplus of capacity and can accommodate the traffic associated with the construction of 100,000 square feet of mixed commercial/retail use. As determined,the road network will continue to operate at acceptable levels of service for 2020 project build-out conditions and will not create any additional off-site transportation deficiencies that need to be mitigated. Methodology On January February 13, 2013, a methodology meeting was held with Mr. John Podczerwinsky and Mr. Reed Jarvi of Collier County's Transportation Planning Department. The agreed upon methodology to be employed for the purpose of preparing the project's Traffic Impact Statement has been included in the appendix. Scope of Project "Collier Boulevard and 13th Avenue S.W. Center" is a proposed neighborhood mixed use commercial retail center that will consist of 100,000 square feet at project completion. The site is located on the southwest corner of Collier Boulevard(C.R. 951)and 13th Avenue S.W.,which is approximately one-quarter a mile north of Green Boulevard. The project proposes to have access to Collier Boulevard and 13th Avenue S.W.,but because the project is only now in the process of applying for the Comp Plan Amendment,the specifics and final location of the access points are subject to change. Table A provides a summary of the project's proposed land uses. Table A Proposed Land Uses Proposed Land Uses Floor Space Neighborhood Mixed Use Commercial/Retail 100,000 square feet 2 1 —-------------------------------- k II, Antanon Ooko i I \ 1' 1 I 1 I 1 OWSa We 1.4—_.� I. � , s E; ' I a s ° NORTH rl I i N.T.S. 3.` i II ___ Stodorbgt Ono*Rd I OW.Oats Oadoword ji I Wm*Vs Rood Was flovEsmol t lit Ave SW lit—S4 al 15111 Avo 511 Croon S.d-N1! s I I 1 I °Men Ode fmioV/ I s 1 l I 1 I . \\ I 1 J. I ` I I MI I I I I""°',.e` I I N. 75 ,., I Radio Soon Raab Rood Coors aa .ewaee I ' I ri ij I Owls ewd�a I ' i -- LEGEND CM 1 I 6—LANE DIVIDED ARTERIAL si` s 1 S II 4—LANE DIVIDED ARTERIAL I I 2—LANE ARTERIAL s " I 2—LANE COLLECTOR/LOCAL MB TRANSPORTATION ENGINEERING, INC. 41 j ! 1 „...1 Collier Blvd & 13th Avenue S.W. Project Location & Comp Plan Amendment February 15, 2013 Roadway Classification FIGURE 1 2. I Project Generated Traffic Traffic that can be expected to be generated by "Collier Boulevard and 13th Avenue S.W. Center" was estimated based upon the guidelines established by the Institute of Transportation Engineers,Trip Generation Manual,9th Edition. That is,historical traffic data collected at similar land uses was relied upon in estimating the project's traffic. It was concluded that land use code"Shopping Center"(LUC 820)was most appropriate in estimating the new trips associated with the proposed project. The net new trips were determined by adjusting the raw trip generation computations to reflect pass-by versus new trips generated. ITE has set forth the pass-by rate for this land use, which was determined to be 39%. However, Collier County staff only recognizes a maximum pass-by rate of 25%,which was used by the report. As determined, "Collier Boulevard and 13th Avenue S.W.Center" net new trips generated during the AM&PM peak hours will be 117 vph&449 vph,respectively. Table 1 depicts the computations performed in determining the project's net new trips. Table B provides a summary of the trip generation computation results that are shown in Table 1. Table B r-� Net New Site-Generated Trips (Summation of Table 1) Net New Net New Net New Daily Weekday AM Peak Hour PM Peak Hour Trips Generated Trips Generated Trips Generated (ADT) (vph) (vph) 5,093 117 449 3 TABLE 1 TRIP GENERATION COMPUTATIONS COLLIER BOULEVARD & 13TH AVENUE S.W. CENTER Land Use Code Land Use Description Build Schedule 820 Shopping Center 100,000 s.f. Land Use Trip Generation Equation Code Trip Period (Based upon S.F.) Total Trips Trips Enter/Exit LUC 820 Daily Traffic(ADT) = Ln(T) =0.65Ln(X)+5.83= 6,791 ADT AM Peak Hour(vph)= Ln(T)=0.61Ln(X)+2.24= 156 vph 97 /59 vph 62%Enter/38% Exit= PM Peak Hour(vph)= Ln(T)=0.67Ln(X)+3.31= 599 vph 288 / 312 vph 48%Enter/52%Exit= Pass-by Trips per ITE= Ln(T)=0.29Ln(X)+5,00= 39% Pass-by Rate Maximum pass-by rate allowed by Collier County= 25% Pass-by Rate New Daily Traffic(ADT)_ (ADT)x(%of New Trips) 5,093 ADT New AM Peak Hour(vph)= (AM)x(%of New Trips) 117 vph 72 /44 vph 62%Enter/38%Exit= New PM Peak Hour(vph)_ (PM)x(%of New Trips) 449 vph 216 / 234 vph 48% Enter/52% Exit= � . 1 Existing+Committed Road Network Table 2A provides a detail of the surrounding E+C road network and their respective minimum level of service performance standards and capacity. Collier Boulevard(between Golden Gate Blvd& Green Blvd) is scheduled to be improved from 4-lanes to 6-lanes; and as such,it is recognized as a six-lane divided arterial. The road functions as a primary north/south corridor that extends between Immokalee Road and Marco Island. Within proximity of the site,the posted speed limit of C.R. 951 is 45 MPH. 13th Avenue S W is classified as a two-lane local road,which extends approximately one-mile west from its intersection with C.R. 951 to its western terminus. Within proximity of the site,the legal speed limit is 30 MPH. Green Boulevard is classified as a two-lane arterial. The road functions as an east/west interconnect between C.R. 951 and Santa Barbara Boulevard. The road has a posted speed limit of is 35 MPH. The 2035 LRTP has determined that the road will need to be four-laned and extended to Livingston Road. At this time, the identified improvements to Green Boulevard remain unfunded. Golden Gate Boulevard is classified as a four-lane divided arterial.The road functions as a primary east/west corridor that extends between Desoto Boulevard and C.R. 951. The road has a posted speed limit of 45 MPH. White Boulevard is currently not classified by Collier County, but it functions as a two- lane arterial. The road has a posted speed limit of 45 MPH 4 kO O O o 0 0 0 E E \ $ / /J z > > > z z y z y z z y ,.-s,. ttxa / $ Ja ¥ y ¥ / * + ¥ i / Q to \ 7 q \ / 2 \ % b $ EE6 6a - - d 4w w 6 6 6 # c y g..:.. a / / + * /x o o o o + / n & mCV @n nn w a m w M n / k n m = z z z a s u co u z z R s_\ tYq� 0 % > `--CNI N-- CO q q # / CO z Et ? z z z co co co = W a z a n W 1-- 0 t..1 I- � s Q .. a_ CO 2 g m $ CO CO © CO 2 Nt Om 0. CL 2 0 02 « aa $7c) 4, + + % $ / cq y 8R 8P. Co ° ° q < tee $ N re G § k � & � RSEREE R2 o CD 0 / ° U) — CCoonn no o « # o G 2 � \ nmmnGR & � « = N r r-- cio F- j qs- } • oI o o a o w & u 0 2 E u 0 0 0. $ ° 22 = aaa0 / o2 2 c = O D \ \ J § oemot2 # N a t cf & w 3 C4 CV e co cc 2 ` ) a e 2 £ 3 E C9 \ ] ) a). Co ` a I f / 0 3 " a * = 2 > k R > ƒ 7 -0" § \ a 0 § > - co Er \ 0 / \ k j CD 2 d Ti-; § \ ® k ® a ` ) c \ c 0 d Ti 2 2 2 2 ± ) 2 C ) @ % k % E 1 > o E $ o A d ¥ o E G o g 3 ƒ■ V } f I \ a / / i , G 2 Ca ] / & o d / > & f c m e @ 2 j 7 f Z. © c ` © $ . , -6 o m 4. | / / 0 0 k j 2 k k Project Traffic Distribution The project's net new traffic was distributed to the surrounding road network based upon logical means of ingress/egress,current traffic patterns in the area,population densities, business opportunities and competing markets/land uses. The distribution assignments were agreed to at the project's methodology meeting. Table 2A and Figure 2A provide a detail of the traffic distributions based on a percentage basis. Area of Significant Impact The area of significant impact was determined based upon Collier County's 2%,2%and 3%criteria(i.e., if the project's traffic is 2%or more of a roadway's adopted level of service capacity,then the project has a significant impact upon that link).Table 2A describes the project traffic distributions and the level of impact on the surrounding roadways. Roads that were identified as being within the projects area impact are shown in Table 2A. 5 w c O• 03 WO W O O O W cZ >_ }. >_ zz } z > z z z > in rn".- O O O O O O O O O O O O Q � 0 0 0 0 0 0 0 o a o a o 0° M CS) r to to M O ti N CD U) CO N M L.L. CO to CO O) tO N O CO CO N 0) CO CO a E 0 M tO r r O Ni N N O O 6 d V R a o 0 0 0 0 0 0 0 0 0 0 0 0 CM v 0 v 0 M M M N N N N N U) Y I] G -ICO &) (Ozzz 2 W Cl) w z z L - a L .O .x d > r a) 0 CV co co Nr co N N V N r d' a °- _ > O Z e R Of z z z CO CC CO ttj W Z CO [U 0 v L L a O .. 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C W tL) 't CO M r N N a) -0 t1 > m m IY a) ■ D c d c •n CO m to n to j a o c U n. > m a) N C6) N N O IF Co 0 m a c > 9 n s .a a a) > 7 y > ea a > o > ? m o -0 a a -- 7 m n m a ° -a d m m Tr; o a) ° 0. s a) 03 -0 as > a> m 0-,c g ) (C 0 4 N it O c N Qi Cm C U N O 'C -a 0 N - a t a O a O U " W p C .+ p c 0 m m > 0 a / 0 d §- o a Ili 0 tli a Y a a Cs_ z° n > m 'a . v v m o w t`a It MS RI It tY 0 Ctf 0 a>0 t` a o Z" m m a m m C C C CD m C a 0) V m w y (1 a 0 0 6 -I d v) z1 I 6 9 '\ O I O 1 O c a] 3■ 1 a o ` 0 p ` 3 % i Vanderbilt Beech Rd I NORTH N.T.S. 0 Ems° V) a in c 0 0 z 40%°► 3 10% v 4 i Golden Gate Boulevard 0 o m c 0 a s 0 a to j Pine Ridge Road --r. 20% 4-- White Boulevard I\ 11th Ave SW 0 13th Ave SW 4 N 15th Ave SW Green Boulevard°-11. I v 0 0 in v 0 1 ti, 03 r i a 'CO Golden Gate Parkway I 1 LI 6\ ��-' N 1. k Golden Gate Parkway t �de '. l I LEGEND t ,---,, 65%4---. PROJECT TRAFFIC DISTRIBUTION BY PERCENT lip 4 --► JM8 TRANSPORTATION ENGINEERING, INC. Collier Blvd & 13th Avenue S.W. PROJECT—GENERATED Comp Plan Amendment TRAFFIC DISTRIBUTION FIGURE 2A October 21, 2013 5. I 2012 thru 2020 Project Build-out Traffic Conditions In order to establish 2012 thru 2020 project build-out traffic conditions,two forecasting methods were used. The first traffic forecasting method was the County's traffic count data was adjusted for peak season conditions,peak hour conditions,peak direction,and an annual growth rate was then applied. The peak season/peak hour/peak direction factor as shown on Table 2B was derived from the 2013 Collier County AUIR Reports. The annual growth rate was extracted from the growth trend determined via the 2006 thru 2013 AUIR Reports.Using the annual growth rate,the 2020 background traffic conditions were determined,which are depicted in Table 2B. The second traffic forecasting method was to add the vested trips(trip bank)identified in the 2012 AUIR report to the adjusted peak season,peak hour and peak direction traffic counts. The 2020 vested trips "+" background traffic volumes are depicted in Table 2B. The greater of the two values produced by the two forecasting procedures was then considered to reflect the 2020 background traffic. The net new project generated traffic was then added to the background traffic. Table 2C provides a summary of the 2013 thru 2020 traffic conditions and the roadways'level of service and remaining available capacity. As shown, all project impacted roadways will continue to operate at the County's adopted minimum level of service thresholds at project build-out. 6 0 N Q co = 0 C E- O = N = 0 LO 0 N N R co 0 a Y N N N CO CO c N a d m a. u. N C. O. C C o O_ tt) to r- co H m Q CO CO t� c a 8 0 r 0 X L c v w = O co co = 0 O 6 00 CO 0 0 c- R fr o Y Of '� 0 0 N ti C ! 14 > N N Cl) W 0 2 e _.O 1 0 0 O O g 0 O c 0 N N N N N aO V .f.+j yI > c '..1--' O o ? N Z V R N O0 co 0 [�O a C M O d? O �..., UI J p Ot CC 2f m >. (.5 y Q O aQlzzz w w ca Ce 0 CO ° °o °o t°n a°n o CO O N Q a CO CO N c N Ca re M v v a o 0 0 0 N- < R O {_ a co aO ` C O N N N a) O) Y V Q ft N R 0 N R C 0 ' a fl C m R m D a) o o R 65 0 N_ c [n R d 0 a S co eo co N v ° ° to 0 an ? v CO Co E. ca V o c m � ° U Q 0 U U w v 'o la >a, m R "o ® aa) aa) o 0 m 0 as 0 m f 0) m w c t 0 0 0 ok � \ c, 6 £ co o 0 o a a m § ; 3 c as in a Y „......\. � i � \C3 2 2 ■ § § k Q co cc m g 2 0 0 o 0 o a a = m a > a. g co > 18 o a R 8 0 } I , 2 R@ Q co f n / . © $ G M Ca C3 2 # 7 § @ a 7 / a ct.2 a (f) .w CO o z n n z a W 7 ± § _ ,_ / % 2 a e e 2 > Q o I z 0 0. K z z CO W a u Q O. 0) ± § 2 to o r c 0 ICC ƒ a. � fabn co 2 W B = \ 2 u 5 . R o 0 0 0 0 =as a. O. CO ILI < \ z z z u al as c = 0 o c c) I a 0 2 0 Lo a § t k . N N / 2 CI � a03 < CO 0 IX o o C o C.) f O o § CNI CO C•3 CNI co \ \ / § § § 0 CO >I f a. CG 0 @ ƒ o to k ± E / a 3 f e f a \ / co — © = a * A # ] - ce $ § 0 m m 0 , 2_ k ¢ ® o o 0 o a 2 2 \ § 2 Cu ix d 0 / c J 7 ' 6. a) $\ k APPENDIX Support Documents Methodology Meeting&Report n 7 li I I gtg Ell :!iq J mg ill'il an 11 1111010111 MOE 011111111111111 NOE .... .............. ......... ......................... ........ diiiiiiiiiiiiiiiiii iiiiiiiiiiiiiiiii iiiiii • iiiiiii 111111111111111111111 11111 I "21 I OH iiiiiiii 1 1 g mom= scum MINEMIEMOMINERMIN 7 3 MMEMENE EMME: OMMISE: ::°"°" Z- 8'1 MOSEMEMO MOOMMEMBESEMEMEME MIR I n ESSINI NEES SESSEESECO Ming 1 F . 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I mosomon e:: =Emmisamc- IIIIiIifliJIIJiiliuiiI :: co mommallsomm 1 II] a MEMEMEN 1 ligni 1 ii'e' IM i =Emmisamc- I :: 14 A -3 MB TRANSPORTATION ENGINEERING, INC. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES METHODOLOGY REPORT TRAFFIC IMPACT STATEMENT For Brooks Parcel Plan Amendment (CA. 951 & Green Boulevard, Collier County, Florida) February 8,2013 Prepared by: J MB TRANSPORTATION ENGINEERING, INC. 761 2 1ST STREET NW NAPLES, FLORIDA 341 20 (239) 919-2767 CERTIFICATE OF AUTHORIZATION NO. 27630 � • (PROJECT NO. 130113) `, t APPENDIX A • INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Date:02-8-2013 Time: 1:15 PM Location: Collier County Government Offices (North Horseshoe Drive) People Attending: Name, Organization, and Telephone Numbers 1) James M.Banks, JMB Transportation Engineering, Inc., 239-919-2767 2)Reed Jarvi;Collier County Government,239-774-8192 3)John Podczerwinsky, Collier County Government,239-774-8192 4) Study Preparer: Preparer's Name and Title: James M,Banks,P.E.,President Organization: JMB Transportation Engineering,Inc. Address & Telephone Number: 761 21st Street NW Naples, Florida 34120 (239)-919- 2767 Reviewer(s): Reviewer's Name&Title: Reed Jarvi,Planning Manager Collier County Transportation Planning Department Reviewer's Name&Title:John Podczerwinsky.Project Manager Organization&Telephone Number: Collier County Transportation Planning Department Applicant: Applicant's Name: Address: Telephone Number: Proposed Development: Name: Brooks Parcel Plan Amendment Location: West side of C.R. 951 and North of Green Blvd Land Use Type: Mixed Retail ITE Code 4: LUC 820 Proposed number of development units: 100,000 square feet Other: Description: Zoning: Existing: Vacant Comprehensive plan recommendation: Requested: A i i Findings of the Preliminary Study: See the attached Study Type: Major Study TIS Study Area: Boundaries: Based upon the County's 2%,2% &3%impact rule. See attached Additional intersections to be analyzed: To be determined Horizon Year(s): 2020 Analysis Time Period(s):AM and PM Peak Future Off-Site Developments: None Source of Trip Generation Rates: 1TE Trip Generation Manual, 9th Edition(See Table 1) Reductions in Trip Generation Rates: Pass-by trips: Per 1TE pass-by rates for LUC 820 (See Table 1) Internal trips (PUD): Transmit use: Other: Horizon Year Roadway Network Improvements: 2018 C.R. 951 (between Golden Gate Blvd & Green Blvd) scheduled to be widened to 6-lanes per Collier County's 5-year CIF:. Methodology&Assumptions: Non-site traffic estimates: See Attached Site-trip generation: See Table 1 Trip distribution method:Based upon manual assignment(See Table 2A&Figure 2A) Traffic assignment method: Based upon manual assignment(See Table 2A&Figure 2A) Traffic growth rate: Per Collier County Historical & Current AUIR Reports, but not less than 2% • • ■ Special Features: (from preliminary study or prior experience) Accidents locations: Sight distance: Quelling: Access location&configuration: Traffic control: Signal system location&progression needs: On-site parking needs: Data Sources: Base maps: Prior study reports: Access policy and jurisdiction: Review process: Requirements: Miscellaneous: Small Scale Study—No Fee Minor Study-$750.00 Major Study -$1500.00 X Includes 2 intersections /'� Additional Intersections-$500.00 each To be determined Alifees will be agreed to daring the Methodology meeting and must be paid to Transportation prior to our sign-off on the application. 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Ds*S.c&svtd i 1 t.- ....,' ' LEGEND .t e I 6—LANE DIVIDED ARTERIAL == .L. i Z i i I 4—LANE WADED ARTERLAL 2—LANE ARTERIAL -7.• 'N, i .51-1 I 2—LANE COLLECTOR/LOCAL • ...,,, , ,"*.=•.,i• JP15 TRANSPORTATION ENSIN A I EERING, INC. .q. Brooks Parcel Plan Amendment Project Location & ,._ FIGURE 1 ..-, February 8, 2013 Roadway Classification , AA .- .../r•:-- t .1 g al , _4. 1 4 .•••••.... == ::s 7 :.4 .f.‘ . 0 8 ‘ ,,..: , . 1 Vande/bilt Beach Rd 1 1 f i NORTH / 1 I i N T.S = i F a g i g 1 i z ;c <40% Golden Gate Boulevard 1 ....7.. i (9‘9.0 tit° rl R 1 3 0I !, ,e- o _ I . g 1 a • ., j Pine Rldge Road g 10% .4--t/ I e, White Boulevard 1.1 f. ,....".■ i i g B Ilith Ave Sri 0 MP n . I / .,. 1 1 6 v lah Ave SW .0...... = 1 11 ps 4111% El 15th Ave SW a t> g 1 i P Green Boulevard < 10% 1 g. g 1 ral . '....? 1 1 -o o , Ti tul, ?r1 01 i tr) — p N ; =-' i f -! t. 1 Z i1 Goldencrte Parkway 1 1 1 i / i 1 g 1 li't 1 I r3 0 ' Golden Gate Parkway ./ 1 - ! \LEGEND. R E 1 \5% PROJECT TRAFFIC DISTRIBUTION BY PERCENT g t 4 \ > JMB TRANSPI=IftATIGIN ENGINSIERING, INC. — I, t.i/rc Brooks Parcel Plan Amendment February 8, 2013 PROJECT—GENERATED TRAFFIC DISTRIBUTION] ..; FIGUR E2i\ ,.---. 1 TABLE 1 TRIP GENERATION COMPUTATIONS BROOKS PARCEL PLAN AMENDMENT Land Use Code Land Use Description Build Schedule 820 Shopping Center 100,000 s.f. Land Use Trip Generation Equation Code Trip Period (Based upon S.F.) Total Trips Trips Enter/Exit LUC 820 Daily Traffic(ADT) = Ln(T)=0.65Ln(X)+5.83= 6,791 ADT AM Peak Hour(vph)= Ln(T)=0.61Ln(X)+2.24= 156 vph 97 / 59 vph 62%Enter/38% Exit= PM Peak Hour(vph)= Ln(T)=0.67Ln(X)+3.31= 599 vph 288 /312 vph 48%Enter/52%Exit= If Pass-by Trips per lTE= Ln(T)=0.29Ln(X)4-5.00= -% Pass-by Rat=. New Daily Traffic(ADT)= (ADT)x (%of New Trips) 4,140 ADT New AM Peak Hour(vph)= (AM)x(%of New Trips) 95 vph 59 /36 vph 62%Enter/38%Exit= New PM Peak Hour(vph)= (PM)x(%of New Trips) 365 vph 175 / 190 vph / 48%Enter/52%Exit= A1.( ° /6'4 41)P (3S-1 4‘? a O co 00 0 Cl) co ill LLI g Z » ZZ > > cif ZE3 U 0 0 0 0 0 m Cd N 0) CO s' CV O c- " CO CO V N CO Ch s-- et _ •co co - O C*) N o L R fig`' C CO N N N c*) N N C N U) U L ; V I- o_ - Or_ c�O � 0 O co �r� 0 0 4 - yq. if-------------c.. o j U V a V ,c Q 3 _._ ._.. 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L c ® o O 4CC r U L N r.- r` r d N N L N O a) co r® N 0 fX a Y a �, ® 0) el ct Ca c > -o `m E. m > -2 m m O O m T7 O 0 c9 > N C m o 0) ca aD 2 2 C) 0) -0 Zr; 7r-) c a O 0) 0) o c a o 2 J U C• > 12 a) m C) co t6 rt+ o a 7 a t_7 0 >' C m C G c •0 0 0 M- l) 1 1 , 1 It t It __s" 11 1 1 . ,..: li. _ i .; f �� ; �� oa=r" i =zav ❑ cA , . .Z s i 1 Ra�s i t o 1 > g e ci....Z.n. i�� i ( ` 6. 11 I Ff f I 1 f I ' ip { f Htli 1 1 ` # # _ I I I II � iot � ll t11 ' 1t 3 # ;Qi i• i 1 ' -- 1 � l «t f i gt tl g7.€ $mri 111 1.011111111 Jill z_:z°zz ,2 , t.i .i � z_z �_ ..�#-.t-..{ . r--,-.,-°-ia{z°.x°z°z n il II z -a"28111 IIYiY1i1Y=== - =fii. tGia{©.:Itlf/Yt=Q11 Ijj Y= __-- 'e n_ „Em RHSP" r n m - E A o`-[s o" = E -�r nNN n a;�A ., . `VR^° . 4 tf 1 f ` ; I ; ► i i1 - 1 # # ' I 1t _ t g"vo;>° -L-1- 1:�x « - m E,nA^= a1,. ,a I- ± - - = x8°8 8 0 n _ rig-R EIE R, 1 e z 4'.. 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"3°(�a�$c° n°°9:o n°niino Iio°�g8 al ili gA14a°crn°cs°"°cn°a e0.'<' 88_8 `. :_g.rq ee8. _2Plii t'R'°of'o5v,1 D A s=_ o3�°ss1�(s 1 '= ss s- - 1>,«e<le< a'65-ecaneaao°oe,iova° ...-.0,=e]'qu°u...cueir..`e.viiu" - -. AliaV�.m m V V U VL�'CFl°J VIu� U 3IJ�CS*/�U Iw•. 0 J U:V�L`:J U 6V .._ ==.- ;;=r, gEl, Gr.'s -7=r4d8J-2h1L-OF.r."§I§ , .a,_ a10 ea$ °tee a t • Atj ` °'1 ic<=l -9 144- 1 1141- 9 11�f�r r (1 {1tit( ( 12 A R - I COPY EXHIBIT V.F. OTHER V) p o `)w to LZ392 s Z NM S 41 E W p p z J o n U W 9- a ate~ w < r1 F T T U'N �1 } m W s TiNYO z O N 2j;! 156'tl0) O3YA31f09 23171C9 F -) D w w i O W N 0 g i'-' L P. 2-:\ 1 Y °M l0 Z- I K _ O_l' S v R --d o E' W z In Y, U ams =a J 3 . a i' 6!.. d� x'12:11 O o < o Im a U 3 L s - 1-. °\\ m m a J 8 s m s j .3 4 Aga a ° a m _ a' S o _ m ^ vii m _ N m > m RI u E. jl n ' z z m € T. n n a Q ? s ^ Li“ n _ 5 m ¢ ^ ^ s X 3 ^ A _ < 96-96 6-96-6 96-96-9 O o 72 5900901.60319 MM..1■091.0910 E. e, m ^ 2 X m _ ^ im ° o ° m z 2 z. 2, __` ^) 3 P 3 9-60 56901-10-90-ZING -6 96 R-LD -60-90 LO-LL-II Li it-SO (.999-69-90-6606 90-96'3 9E 909-90 69101-91-90-39 90-96-11 9L g 991-90 969-59 sZ16 90-91-I1 CL•R> _ .. ' _ _ 196-W(009-919-90-35 9 0613-110 i6-9t-6 1L ' 09-90 6669-919-99-06 90-91-6 OL 1.-164 61-00-t9 00-96-04 619-66 LI-6690 66-6-11 . 6 Oi-L6-9 66-6-61 s - _ - 990-96 L1-996n 96-f-6 9L-96 L 96-96-S L-9 1 6 (1)L-6--6(41 96-06-9 6-0690 9-66-0O 96-LL-L a _ _ m m m LL-6 0X3 9-96 96-12-9 -L6 t-L6-001 Z6-6E-0 09-Z6 va 91-611-.26-96-1 t9L-Z6 9-96-03 ii-IL-1 -06-ta N 199-06 C1-69-td 06-9<1 L1L-96 9B-0d 06-9-9 ° m m -9 m m m m m 9-se-r, aa-n-nd 01-19-6 x-911-a x2-Z9-9 ° m 8 m ° m ° ° SUM 099ai r n .. I n 3 m 2 o • ° w m o R 2 ° 9 3 L, o ° ^ 2 2 I- m 2 3 2 • Y • 2 m ti 8 2 8 5 8 2 8 4 2 > .mm. a° 0 g 059A31908 Ntl901 C 15900 NYSOl te LEI' 60 3 0 3 $ 'i ^ L _ z 3 _ z _ ° 033° m ^Z likkfr■ Vr J N5ggi iiaa SZMOO Exhibit V.F Page 1 of 1 COPY EXHIBIT V. G. SUPPLEMENTAL INFORMATION Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No. 37929760009 Site Adr. Name/Address LDJ ASSOC LTD %AE BROOKS 8800 SW 116TH ST City MIAMI State FL Zip'33176-4338 Map No. Strap No. Section Township Range Acres *Acreage 41315 334300 103 14815 15 49 26 2.73 Legal GOLDEN GATE EST UNIT 26 E 180FT OF TR 103 Millage Area 0 100 Millage Rates 6 *Calculations Sub./Condo !334300-GOLDEN GATE EST UNIT 26 School Other Total Use Code 0°0 -VACANT RESIDENTIAL 5.576 6.7081 12.2841 Latest Sales History 2012 Certified Tax Roll (Subject to Change) Date Book-Page Amount _-., .. __.. �... -.. ._.. .. . . _.... . .. ._._ Land Value $81,940 08/31/99 2586-3444 $17 000 (+}Improved Value $ 1095 2 0- 08/01/84 088 $4 (=) Market Value $81,900 09/01/82 986-1309 $19,000 : 09/01/69 324-347 $0 (-) SOH*&other Exempt. $0 (=)Assessed Value $81,900 (-) Homestead&other Exempt. $0 (=)Taxable Value $81,900 (=) School Taxable Value $81,900 If all Values shown above equal 0 if this parcel was created after the Final Tax Roll *SOH="Save Our Homes"exempt value due to cap on assessment increases- http_//www.collierappraiser.com/main search/Recorddetail.html?Map=No&FolioNum=37929760009 1/21/2013 *** 2525976 OR: 2586 PG: 3444 ,111,1 IIC0/J11/ft!oflICIU MIDI of 001131 COOlfTT, t1 O$/311111, at 12:5011 111011 1. {loft, 11111 MU 17111.,1 11C 111 COI hewed h•d Munn in: DOC-.11 111.01 Hawes..Esq YOWL Lvauau Ausaderp Varnadm A Anderson.I'A. lets: s.:u wo,trued nor Lime IOIIG UM ASS110111 IT AL Naples,FL 34103 10 lot MO/ WWII IL 34101 t't.perty Ap rdac,Panel tdemlt estkin!Fulls,t;.,nberl.}: nvmeaooe WARRANTY DEED This Warranty Deed made the 3 L day of i t ailltd , 1999 by John A.Cummings, hereinafter called the Grantor, to LDJ Associates, Ltd.,whose post office address is P.O.Box 560083, . Miami,FL 33256-0083,hereinafter called the Grantee: (wherever used hesem the,uma'Gram.'and Gra.see-,K W6e all the paruea,u dus,w,ua,eu and she boos.legal,opreacaau."and asserts of indivaduals.and we,••�•+sors and asriens of eorpurma.) WITNESSETH: That the Grantor,for and in consideration for the sum of Ten and 00/100 Dollars ($10.00)and other valuable consideration,the receipt whereof is hereby acknowledged,hereby grants, bargains, sells,aliens, remises, releases,conveys and confirms unto the Grantee,all that certain land situate in Collier County,Florida,to wit: AU of Grantor's undivided one-half interest in the East 180 feet of Tract No. 103,Golden Gate Estates, Unit 26.according to the map or plat thereof recorded in Plat Book 7, Page 15 of the Public Records of Collier County,Florida. Grantor warrants that the prope sViet roperty within the meaning of Florida law. , ;, tli,- �O 1�� TOGETHER with all timements, hereditaments and'apps rtenances thereto belonging or in anyway appertaining. i � - ♦ A\ i `` TO HAVE AND TH0.9s �..\ And the Grantor her ,�ay ( v�na ' f i 1 tee`kthaft the-G antor is lawfully seized of said land in fee simple;that the Ciraritor 4 g C rgitt J wfu t sell and convey said land;that the Grantor hereby fully warratlts,`the title to said land ar4will fe same against the lawful claims of all persons whomsoever; said land is frtE ff 1,e btances, except taxes accruing subsequent to December 31, 1 1" /C. IN WITNESS WHEREOF,the satti tt heteu`rlto set his hand and seal the day and year first above written. WITNESSES: trt i Mess s 111 (Signature) John A. Cummings Printed Name: 170 0 P. f r:'c 'V/IA 7- 4- //f,//274 ( .,,Lti I (Sig �/ J�/� / Printed Name:M/A'Y X-1(�,d11 /i /C/Yi(,{) STATE OF FLORIDA / COUNTY OF COLLIER The foregoing instrument was acknowledged before me this ,.. / day of f 1 . 1999, by John A. Cummings, who f ) is personally known to me, or .. produced (Y,2c t ft/.t 4 . ? c-t' ft..-L t as i;fetltiftcatipn — ((( // r Atl c(Signature) (SEAL) Printed Name:/- ,r e r 4.(c/1 t ,,a«! .■ ■ M commission expires: P:waennPHUDl4mrmsysdeed.wpl "' i I NOTARY SEAL MICKI M MCDONOUGH NOTARY PUBUC STATE OF FLORIDA COMMISSION NO.Cc s5S1]8 .. !! ME6ION EXP.MAY 152000 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No i37931080007 . : - Site Mr.:4050 13TH AVE SW 1 Na me I Address : BROOKS TR, LARRY E i g ; i I iLARRY E BROOKS REV TRUST ; , . iUTD 3/29/07 I --; ' gl3ROOKS,LARRY E=&MARIA R - = = , i.., 18800 SW 116TH ST = City:MIAMI State:FL : - - Zip ;33176-4338 , . Map No i Strap No 1 Section !. Township : Range ; Acres *Acreage ,.. i 4815 334300 119 041315 t 15 , 49 .-• 26 i 5 ' - Legal !GOLDEN GATE Es-r UNIT 26 TR 119 - , Millage Area 6 400 Millage Rates 6 *Calculations • ., = 1 Sub./Condo 334300-GOLDEN GATE EST UNIT 26 School Other , Total Use Code 0 I. -SINGLE FAMILY RESIDENTIAL 5.576 6.7081 : 12.2841 -. • Latest Sales History 2012 Certified Tax Roll • (Subject to Change) _. .„, ......_ Date 1 Book-Page i Amount Land Value $150,0001 (+)Improved Value 02/03/10 4534-1361 i $295,000 i $118,284! , , • 10/14/97 i 2354-3357 $89,900 • (=)Market Value $268,284: 11/01/78 780-1134 $0 . : 10/01/68 i 289-445 $11,100 (-) SOH*&other Exempt - $1,337 (=)Assessed Value $266,947 i . : I f(-) Homestead&other Exempt. $0 ii (=)Taxable Value $266,947 i (=)School Taxable Value $268,284! if all Values shown above equal 0 if this parcel was created after the Final Tax Roll *SOH="Save Our Homes"exempt value due to cap on assessment increases. http://www.collierappraisencom/main_search/Recorddetail.html?Map=No&FolioNum=37931080007 1/21/2013 *** INSTR 4390911 OR 4534 PG 1361 RECORDED 2/3/2010 11:06 AM PAGES 1 *** DWIGHT E. BROCK, COLLIER COUNTY CLERK OF THE CIRCUIT COURT DOC @.70 $2,065.00 REC $10.00 CONS $295,000.00 Corporate Warranty Deed This Indenture, made this Os& day of February, 2010 A.D. Between American Dream Builders, Inc. whose post office address is: 4621 Lee BIvd., Lehigh Acres, FL 3397I-1620 a corporation existing under the laws of the State of Florida,Grantor and Larry E.Brooks Revocable Trust dated March 29, 2007, as to an undivided %: interest,who shall have the power and authority either to protect, conserve and to sell, or to lease or to encumber, or to otherwise manage and dispose of the real property described in this instrument as more specifically set forth in Florida Statute 689.0071,,and Larry E.Brooks and Maria R Brooks,husband and wife,as to an undivided%interest,whose post office address is: 8800 SW 116th Street, Miami, FL 33176 ,Grantee, Witnesseth, that the said Grantor, for and in consideration of the sum of Ten and No/I00 Dollars($10.00),to it in hand paid by the said Grantee,the receipt whereof is hereby acknowledged, has granted, bargained and sold to the said Grantee forever, the following described land,situate,lying and being in the County of Collier,State of Florida,to wit: All of Tract 119,GOLDEN GATE ESTATES,UNIT 26,according to the Plat thereof,as recorded in Plat Book 7 at Page 15 of the Public Records of Collier County,Florida. Subject to taxes for the current year,covenants,restrictions and easements of record,if any. Parcel Identification Number:3793108011 Ar And the said Grantor doe .,' w. .r t y . eft le to said land,and will defend the same against the lawful claims o rsons whomsoever. 4 In Witness Whereof,the sat t. . ca ed du instrument to be executed in its '''''■ name by its duly authorized/Hi rer ,egfe •, r '1 to be affixed the day and year first above written. f o 1 .._.__ _UIL ■ ( E.., C can ti m Builders,Inc.,a da L../oration Signed and Sealed in Our Prese r en JBy, �� ; �/ e �! e / 77.19-.E 4,1 . arses M.McCord,II Its:President .R:... �3.gr. 'Wltne �tl FAY N.SIMES Witness n#1 Print Name A . _ . * 4 4' `. firopesisfr- Siy attire 4 Witn- -2 Print Name STATE OF FLORIDA COUNTY OF LEE The foregoing instrument was acknowledged before me this t2.142 day of February, 2010, by JAMES M. MCCORD, II, as President of American Dream Builders, Inc., a co �* -ti 1 ruder the laws of the State of Florida,on behalf of the corporation,who is ersonally known to me)r who has produced OA as identification and who did not take an oath. rn 2,tJl�1�+ (Seal) N ublic My Commission Expires: 9I li."Api}- Prepared by: Sherry N.Sines,an employee of Thomas F.Kiesel,Attorney at Law, 2121 McGregor Blvd. ® SHERRY os s n is s ��' Fort Myers,Florida 33901 uemm Serra, 16.2012 File Number:ADB/BROOKS • Closees Choice Florida Corporate Deed/Letter Page 1 of 1 Collier County Property Appraiser • Property Summary Parcel No. ,137931120006 _ Site Adr. . i Name/Address LDJ ASSOC LTD 1 BROOKS i , . 18800 SW 116TH ST . , .. City !MIAMI State;FL . Zip 33176-4338 ,• Map No. Strap No. i Section 1 Township i Range 1 Acres *Acreage 41315 334300 120 04B15 15 i 49 . • . 26 5 • • Legal ;GOLDEN GATE EST UNIT 26 TR 120 € T i , Millage Area 0 i100 „ Millage Rates 0 *Calculations 1 Sub./Condo i334300-GOLDEN GATE EST UNIT 26 . School Other ; Total _ . , T Use Code 0:0- 1 VACANT RESIDENTIAL 5.576 6.7081 12.2841 i Latest Sales History 2012 Certified Tax Roll (Subject to Change) Date Book-Page : Amount 1 ! Land Value i $150,000 ; 08/22/2.4 1095-2086 : ° 1 ' ( )Improved Value , $0 i' 11/01/79 842-1405 $0 1 : . , (=)Market Value $150000 1 08/01/68 284-37 (-)SOH*&other Exempt i $0 (=)Assessed Value $150,000 i i ! (-) Homestead&other Exempt. $0 . ! (=)Taxable Value $150,000 i•-- ; (=)School Taxable Value $150,000 If all Values shown above equal 0 if this parcel was created after the Final Tax Roll *SOH="Save Our Homes"exempt value due to cap on assessment increases. (-- , http://www.collierappraisencom/mainsearch/Recorddetail.html?Map=No&FolioNum=37931120006 1/21/2013 MOB 8:8.2 IS131AUG Ali ID. 22 001095 002086 CDLEIER COUNTY RECORDED OR BOOK' PAGE' SPECIAL WARRANTY DEED • • • Get< THIS SPECIAL WARRANTY DEED, made the 4.21 day of June, A.D. 1984, by A.E. Brooks, Trustee, a married man', joined by June A. Brooks, his wife, hereinafter called grantor, to LDJ Associates • Ltd., a Florida limited partnership whose postoffice address is c/o A.E. Brooks, 11915 S.W. 82 Road, Miami, FL 33156, hereinafter called grantee: (Wherever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives and assigns of individuals, and the successors and assigns of corporations.) • W I T N E S S E T H: • That grantor, for and in consideration of the sum of Ten And No/100 Dollars ($10.00) and other valuable considerations, receipt and sufficiency whereof is acknowledged, hereby grants, bargains, sells, aliens -ses c pe, es, conveys and confirms unto grantee, all th t e`Yt'a- t- {land sjt to in Collier County, Florida, viz: - 41:1), • All o£` Traci 1,n, GOLDEN GATE E AT , Unit 26, aFcorfin tq the--pile reof -,eco4ded in Plat /Book 7, Paga'Wk15--e; the R�eco'rds of Collier iC � Fd °-11377\ V r\Subject only tb i ` 1. Taxed,,€,,\1984 and subsequet�- ye rs./ ) \\\\ f 2. Easemer se\ restrictions, Mort` "-ay 4a....f/of record, but without e '• tention of reimppooss)n9' .s�One. 3. Matters whY an), rat-scr ye /• old reveal. - -4 krp TOGETHER with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. • TO HAVE AND TO HOLD, the same in fee simple forever: AND grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that grantor has good right and lawful authority to sell and convey said land; that grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons claiming by, through or under said grantor. Received $ •4.-3 Documentary Stamp Tax Collier County, Florida W• m J.Rea an, ark by i Q,‘ Ci This Instrument Prepared by: Roger Friedbauer Kirkpatrick, Lockhart, Johnson, Hutchison S Durant 1428 Brickell Avenue, Suite 400 Miami, FL 33131 - f I 001995 00208 / t 0 IN WITNESS WHEREOF, said ali has signed and se44V6Bhese presents the day and year first above written. Signed, sealed and • delivered in our presence: • • / / A • •∎ � . E. BROOKS, __ . // individually and as Trustee . / • kiBrAll JUNE BROOKS STATE OF FLORIDA ) ' )SS: COUNTY OF DADE ) • ' I HEREBY CERTIFY t t n y _3 -before me, an officer duly . authorized in the State Pukes 1'd t he County aforesaid to take acknowledgemeryts;?ypeEso`nally app re ,A1, E. Brooks and June A. Brooks his wify,(4.- known to be th •e a is described in and who executed the fore Ding instrument and ey acknowledged before me that they exe'uted c.t-he--same. / I 1 .,, `------.-.; \ WITNESS 4 hind and' ff. .-1 sea% in tIe . county and State �. last aforesaid? this ,8 My Commission I i eS.,c A' .J ;� E /y;--= P" 1 f �f�`,�� ••Y PUBLIC: r Roue().CMC STET t i�: c) t-i r MY Con THIUJ rc FL& 1 5 Mg. {VOT1�'RIAL SEAL) . jrt,pm TxRU r;fNFRAF.t t]Aaia UND• � t,�,..{ > _ • • i , • .k �1 fi _2- �.,.W u a v.nrr NI[SWIM RKva'sA SOWER COUNTY ftOR1W Cr+*of GK411 4.A.-1 1 F ■ LETTER OF AUTHORIZATION TO WHOM if MAY CONCERN I hereby authorize Q. Grady Minor and Associates, P.A.and Roetzel and Andress (Name of Agent(s)) to serve as my Agents in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. Signed: Date: z-- S -� Larry E. Brooks, General Partner of LDJ Associates, Ltd. I hereby certify that I have the authority to make the foregoing application, and that the application is true, correct and complete to the best of my knowledge. Signature of Applicant Larry E. Brooks, General Partner of LDJ Associates, Ltd. Name-Typed or Printed .� STATE OF ( t ) COUNTY OF ((t- Sworn to and subscribed before me this C day of" . ,�r 2013 ` 1 bye .4 * MY COMMISSION EXPIRES: Notary Public CHOOSE ONE OF THE FOLLOWING: xwho is personally known to me, who has produced as identification and ••*+��., SHARON UMPEN3i0UR� did take an Oath =,r ,11 ::_ MY COMMISSION#DD 939534 X did not take and Oath o� .' sa,d`PIRhES:EXPIRES:December 4,20 niters NOTICE-BE AWARE THAT: Florida Statute Section 837.06-False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Q. Grady Minor and Associates, P.A. and Roetzel and Andress (Name of Agent(s)) to serve as my Agents in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. Signed: Date: t_ Larry E. Brooks as Trustee I hereby certify that I have the authority to make the foregoing application, and that the application is true, correct and complete to the best of my knowledge. Signature of Applicant Larry E. Brooks as Trustee Name-Typed or Printed STATE OF Lc 4bf ) COUNTY OF ( I ) Sworn to and subscribed before me this day of , 2013 41.111- b 612 ,11 / MY COMMISSION EXPIRES: Notary Public CHOOSE ONE OF THE FOLLOWING: who is personally known to me, who has produced as identification and did take an Oath I SHARON UMPENHOUR X did not take and Oath * „ : Mr IRE :Decem er4 2013 ��-�� EXPIRES:December 4,2013 t fy age's Bonded Thru Notary Public Underwriters .'. NOTICE-BE AWARE THAT: 4L Florida Statute Section 837.06- False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Q.Grady Minor and Associates, P.A.and Roetzel and Andress (Name of Agent(s)) to serve as my Agents in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. -, • Signed: `.,` �` �� / 'c C� �� Date: `/ `r _ Maria R. Brooks I hereby certify that I have the authority to make the foregoing application, and that the application is true, correct and complete to the best of my knowledge. Signature of Applicant Larry E. Brooks Name-Typed or Printed STATE OF ( ) COUNTY OF fi. Sworn to.afids bscribed before fie this 1 day of ' (J ,2013 by MY COMMISSION EXPIRES: N o#'ary Public k' ApLOSSION OD'911738 "_�� ?� �•'3i cXF∎Fi -.,Urrw 3._;Si CHOOSE ONE OF THE FOLLOWING' r�,Ppn°.., • .:�rnrL s,rnbd:.uuuenudters who is personally known to me, who has produced as identification Me;i" MAR 0 VELEZ and -.1*;: t°i x_ MY COMMISSION#DD 996038 'a= "` EXPIF June 9,2014 did take an Oath P.f.G�d� Bonded Thru Notary pubIicUnderwriters ;. did not take and Oath "" NOTICE-BE AWARE THAT: Florida Statute Section 837.06- False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." .--, LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Q. Grady Minor and Associates, P.A.and Roetzel and Andress (Name of Agent(s)) to serve as my Agents in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. Sig a ure Date James E. Brooks Name-Typed or Printed STATE OF ( y ) COUNTY OF (%.,„ _,50 rY► ( / Sworn to and subscribed before me this .-� � C) day of 1'x'1 Ct.Kam. ,2013 by ,/V-r/t.. sL V ..L,t,t,Gf Q� MY COMMISSION EXPIRES: 7— 0�'" 2-D I a. Notary Pub c d" ,� ,1 a,N\1IU1 lf,?7, GERALYN MARIE BEIRIGER ' Notary Public,State of Texas CHOOSE ONE OF THE FOLLOWING: ` "'s€ My Commission Expires .,,,,;;,$. July 06, 2013 who is personally known t me, x who has produced ix jr t ii/A.11 L-C r, 1_12. as identification and did take an Oath - did not take and Oath NOTICE-BE AWARE THAT: Florida Statute Section 837.06- False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Q. Grady Minor and Associates, P.A.and Roetzel and Andress (Name of Agent(s)) to serve as my Agents in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. \ 4m, ifit(') Signature Date David L Brooks Name-Typed or Printed STATE OF ( t CiC r!Xl- ) COUNTY OF (�,),v2c'c ) filA Sworn to and subscribed before me this l day of `C ,2013 by ' a ( iy/ / Notary Public CHOOSE ONE OF THE FOLLOWING: f O<PRt PV BECKY SHJFFLETT Y ei�i� 4 = Notary Public•State of Florida It who is personally knn to me, -• • My Comm.Expires Jun 14,2014 I/ who has produced ri< .Dr+ ?-c LIc-'e =sc as identification %'y, i�� Commission#DO 999123 '''?,8r,W Bonded Through National Notary Assn. and did take an Oath did not take and Oath NOTICE-BE AWARE THAT: Florida Statute Section 837.06 -False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree,punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." COPY PRE APPLICATION MEETING NOTES • isFETING NOTES COLLIER COUNTY **** DEVELOPMENT SERVICES DEPARTMENT **** DATE /—/ - TIME JP g . NOTES BY TOPIC OF MEETING ATTENDANCE(pr int name clearly) - ra _ )(LA!)2tf ij 4-1k Of.../ r. , • KEY POINTS/UNDERSTANDINGS/CONCLUSIONS • I 4'. "••• 4,s,1 •:?f,-;!.- 7 , , T .r. - j Aix 5.,40, I 1 , R t224,1P4 4/ 4 ,f1 5.C.,-( as Pr - C 4 COIttOt.A Vi7,1 e:4 i 10: ' $1, • A ff%;‘/;__1; ;;;;i t;5 4-% r r" 4 1 c TL4 T1 F; *kf,,,a, f. 1.i;4 . v4 :1- t 4 t 4' N. qi fpf 1. 141rQ 7t." /1.4-°S. 4 Fts) CLP a9 1,4-c fret, r .0'7'.' .1.,1 1" • • r, 1.4-4 •-• „ r U11 "N , • $ (attach additional pages if necessary) -• r t--tet- , i;.!-,•::.e„,A,,,1--.., :- , if $7,4,,,,riA,A it— iil_cf-r 1 f_.„,...t.. ,,,,`:::„,ri,24.1.,,,,i •---1-z...- L z."--. 1.,'i--' 4:-.,-? IQ..s:-.'-r 6- il--1-..•i (52,...,,--.,... . ---=.i 1- '.--r,. .!-i.,-;--',.:._ (-1.-ir 14 A- i.4,,,,,,,,,,, ,-._,--., ? -1--,-,-- '4-‹ irIC,°("--44 r' - -1-- ' ' ' 7-•1 , ,.. CY;1-4-,7'1:A.--, — V 1 1 I i ( — 1,- CeAriti 0 ,‹ flituc.4,- i`=1,, - A t, ._, i -- .'-,.-_,-,4_ I (.....7.„..,,L.-,:„,,,,,--1,.„----, -.L.. _ --- - - --—-------- .e / : •4 4,-.— :,, , — a t...re• i h.,..;,,..-.,-....,-.i_A- '.._, (3;fe...sr'- '-z3 . .,„_. PI 6.- / '.1§ 1 T""''' i;>Lt',5,-f;3.',..:.;r: l':''..-.1= --'•.. /.t..-:.-, - ...-' f:,..).c,f;t(I-r.,t"tr...,_1 c:',..91Cit't't c,' \ti t -t. ..- r-'' -...._._:-------------=.- (." (M) PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NOTICE OF PUBLIC HEARING Notice is hereby given that the Collier County Planning Commission will hold a public meeting on April 17, 2014 at 9:00 A.M. in the Board of County Commissioners Chamber, Third Floor, County Government Center, 3299 East Tamiami Trail, Naples. The purpose of the hearing is to consider recommendation to the Board of County Commissioners to transmit the Growth Management Plan amendment to the Golden Gate Area Master Plan Element and the Golden Gate Area Master Plan Map and Map Series to the Florida Department of Economic Opportunity(DEO).The RESOLUTION title is as follows: RESOLUTION#14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE GOLDEN GATE AREA MASTER PLAN ELEMENT, GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES,TO REVISE THE NEIGHBORHOOD CENTER SUBDISTRICT TEXT OF THE ESTATES MIXED USE DISTRICT TO ADD A NEW NEIGHBORHOOD CENTER AT THE SOUTHWEST QUADRANT OF COLLIER BOULEVARD AND 13TH AVENUE SOUTHWEST, AND FURTHERMORE RECOMMENDING TRANSMITTAL TO THE DEPARTMENT OF ECONOMIC OPPORTUNITY (DEO). THE SUBJECT PROJECT IS 12.73± ACRES AND IS LOCATED IN SECTION 15, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PL20130000064/ CP-2013-2] N C.R. 858 n O C.R. 846 J \ 11 G.G. BLVD. PINE„RIDGE RD. PL2O130000064 t!F I — P-2013-2 lrF�I � G.G..G. GOLDEN r PKWY. �� S.R.- 84 I-75 a,I I ' DAVIS BLVD.f ■u) CITY GTh OF NAPLES ii v Ji fh All interested parties are invited to appear and be heard. Copies of the proposed Growth Management Plan Amendment will be made available for inspection at the Planning & Zoning Department, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. Furthermore the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Collier County Government Center,3299 East Tamiami Trail,Suite 401 Naples,one week prior to the scheduled hearing.Any questions pertaining to the documents should be directed to the Planning&Zoning Department, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to April 17,2014,will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any matter considered at such meeting or hearing, he will need a record of that proceeding, and for such purpose he may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Department, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Mark P. Strain, Chairman Collier County Planning Commission No.231150838 March 28.2014 GradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects January 29,2014 Michele R. Mosca,AICP Principal Planner Growth Management Division/Planning and Regulation Land Development Services Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples,FL 34104 RE: Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd. and 13th Avenue S.W. Neighborhood Center) of the Growth Management PIan to allow for the addition of a Neighborhood Center. Dear Ms. Mosca: This letter contains responses to staff comments received October 11, 2013. In addition to the .-� responses below, we have included one original and four copies of the application, including revised exhibits as requested. Attached to this letter is the revised language with the revisions highlighted, we have provided a clean version in the application packet. These revisions were made after discussions with the adjacent neighbor, who has approved the revised language per the attached email. APPLICATION AM)EXHIBITS: Each deficiency below corresponds to the application number, letter or Exhibit. Explanation/Justification Document: Based on the bulleted information items below, please provide the basis for the following conclusion: "The location of the subject properties adjacent to this quasi-industrial land use and fronting on Collier Boulevard which is planned to be 6-laned in the next fiscal year make them unsuitable for development of single-family dwelling units..." • Tract 119 is located approximately 330 feet north of the FPL PUD; explain how this site is impacted by the FPL operations. Response: Tract 119 is owned by the applicant in combination with the two other parcels included in the proposed growth management plan amendment application. Parcel 119 is not adjacent to the FP&L PUD; however, Parcel 119 is located on a roadway that is scheduled to become a 6-lane arterial roadway in the coming year. It is my professional opinion that the site is not suitable for low density single family development given the proximity to the expanding roadway. The existing residence on the parcel was constructed as a model home for sales throughout Golden Gate Estates, and has never been owner occupied. Q. Grady Minor&Associates, P.A. Ph. 239-947-1144 • Fx: 239-947-0375 3800 Via Del Rey EB 0005151 • LB 0005151 • LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com Ms. Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S W Neighborhood Center) of the Growth Management Plan to allow for the addition of a Neighborhood Center. January 29, 2014 ■••-•\ Page 2 of 7 • The Collier Blvd. right-of-way acquisition appraisal for Tract 119 (Wilcox Appraisal, dated June 2013) indicates that approximately .265 acres (a 35-feet wide, rectangular strip along the eastern property line) of the 5.00 acre Tract is proposed for acquisition as part of the Collier Blvd. roadway expansion project; explain the impacts to the site considering the following: (1) remaining acreage after right-of-way acquisition is +4.735 acres, and (2) existing structure is setback +76 feet from the existing Collier Blvd. right-of-way(per appraisal). Response: Collier County did recently complete the acquisition of a portion of Parcel 119 for the Collier Boulevard roadway expansion project. The post-taking acreage, in combination with the other two parcels included in this application, is adequate for the proposed Neighborhood Center designation. The existing residential structure has been made non-conforming due to the right- of-way taking, leaving the home approximately 41' from the new right-of-way. The non- conforming situation is addressed in Section 9.03.07 of the LDC, and is essentially a legal non- conformity and is allowed to remain as is, unless determined by the County Manager to be an unsafe condition. • A+75 feet wide buffer exists between the parking/storage area of the FPL PUD and the southern portion of the East 180 feet of Tract 103; explain how the site is impacted by the FPL operations. Note: The LDC requires a type C buffer between "I" and "E" zoning districts—20 ft. in width. Response: The FP&L PUD does not require a 75' wide buffer along the northern PUD boundary. The PUD does require a 75' setback from the property line for front and rear yards only. Because the FP&L property is a corner lot of record, there are two front yards (each road frontage) and the two remaining yards are deemed to be side yards. The setback from the northern boundary of the FP&L PUD is 10% of the width of the lot, not to exceed a maximum of 30'. It is our professional opinion that that a 20' wide buffer is not adequate to protect the low density single family development currently permitted from uses permitted on the FP&L site which include power distribution sub-station, transmission, distribution, construction and maintenance, truck parking and fueling, or open materials and equipment storage. The FP&L PUD also excludes transmission and distribution lines, and towers from the otherwise height limit of 30'. • Existing residential structures/properties are located along portions of the western, 6- lane Collier Blvd. right-of-way; explain and compare the subject properties' impacts resulting from the Collier Blvd. 6-laning project to those properties presently located on the 6-lane segments of the Collier Blvd. corridor. Response: A review of the building permit history for residences located adjacent to Collier Boulevard indicates that two single family building permits for new construction were approved post in 2007, which coincided with the initiation of 6-lane improvements. It should be noted that one of the two properties was owned by a homebuilding corporation and not an individual. Given the Ms. Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W. Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. January 29, 2014 Page 3 of 7 proximity to the FP&L facility, and proposed 6-lane expansion project, the property is not suitable for very low density single family development. Other properties on the corridor do not have similar Iocational characteristics. • In view of other FPL substations within the greater Naples area proximate to residential development (e.g. on Goodlette Rd. north of Solana Rd., and near Willoughby Acres), explain and compare the impacts on each of the three subject properties due to their location proximate to the FPL PUD to those residential properties on smaller lots that are located proximate to other FPL substations. Response: The examples of FP&L substations in close proximity to residential properties are distinguishable from the FP&L PUD. The substations in your examples are only substations which do not have other operations occurring on-site. The FP&L PUD permits electric substations as one use. The PUD permits towers, electrical operations, transmission facilities, outdoor storage, fueling, truck storage, and other commercial operations associated with providing electric services to the community. Exhibit N.B. Subdistrict Text Staff recommends the following change be incorporated into the proposed Subdistrict text: �-. • Limit the commercial square feet within the Subdistrict to 100,000 sq. ft. (to correlate with public facility impact analysis and commercial analysis) • Establish development standards within the Sudistrict to ensure that strip-style development will not occur on the site, as required by the Neighborhood Center Subdistrict of the GGAMP (refer to the Estates Mixed Use District, Neighborhood Center Subdistrict, Section A.2.b) Please note that additional text modifications may be proposed by staff as part of the ongoing petition review. Response: Text limiting retail commercial square footage to a maximum of 100,000 square feet has been added to the subdistrict. The applicant has not established additional development standards for the site. Before any non-residential development can occur on site, the property will need to be rezoned. At the time of rezoning would be the most appropriate time to establish development standards for the property. Exhibit V.D. (Exhibit L) Data and analysis to support the suitability of land for the proposed use (Substantive Review): Supplemental Data to Exhibit L(Application No. V.D.) • In the Sufficiency Letter dated April 18, 2013, staff requested several revisions/updates to the Market-Conditions Study. Subsequently, staff had productive meetings with the Study's author in which the revisions to be made were discussed and agreed upon. The author is now deceased and the applicant stated in the 9/6/13 re-submittal that the Study will not be revised/updated. Staff is concerned that the findings and conclusions within Ms. Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W. Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. January 29, 2014 Page 4 of 7 the Exhibit L supplement are based upon the original, unrevised Study, whereas the supplemental documentation has been revised to reflect a revised PTA and a new secondary trade area. Examples of this disconnect are below: (1) Page 1, 3rd Paragraph — The key findings and conclusions noted are excerpts from the original Market Study prepared for the GMPA. However, that Study was not revised to reflect current commercial and demographic data. (2) Page 3, 1st Paragraph— The Market Conditions Study includes areas (TAZs 240 &241) east of Collier Blvd. within the Primary Trade Area yet the supplemental data states that the PTA is entirely west of Collier Blvd. Further, the PTA described within the supplemental data is inconsistent with the PTA and corresponding data within the Market Conditions Study. (3) Page 7, Figure 1 —The figure/map is inconsistent with the map and data/analysis provided within the Market Conditions Study, dated February 2013 (Figure 7 does not include the following areas contained within the Study's PTA— TAZs 177, 241, a portion of 191, 200 and 197). • 2nd and 3rd bulleted items — The data and analysis from the Study indicate that by year 2035 the estimated population for the area under study could support 100,000 square feet of neighborhood commercial development. Please explain how this application should not be viewed as pre-mature request given that the projected demand for the proposed commercial square feet is not needed until 10-years after the 2025 Growth Management Plan Horizon Year. • Page 2, Table 3.03 — The information presented demonstrates supportable square feet only and does not include commercial inventory figures. Updated inventory figures are required in order to determine if the supportable square feet figures have been achieved for the area under study. Updated inventory figures need to be provided in this table or the table deleted. • Pages 4, Last Paragraph — In addition to the "Highest and Best Use and Maximally Productive Best Use" references for Tract 120, please provide this same information/references for Tract 119, Unit 26, GGE. • Page 7, Figure 3 — Provide appraisal documents for both Tracts 119 and 120, Unit 26, GGE. Response: The statement in the original report which references a demand for the proposed commercial by the year 2035 was discussed with Mr. Mohlke prior to his death. The reference was based on the use of the 2035 time-frame for the Long Range Transportation Plan, which was used as the basis for the population data for the report. Mr. Mohlke advised us that the 2035 reference was in no way meant to imply that there was insufficient demand for commercial at this location until the year 2035. As previously stated, the original market analysis prepared by Fraser/Mohlke and Associates cannot be updated due to Mr. Mohlke's death. The market analysis as originally submitted will remain an exhibit to the application. No additional market analysis data will be provided by the applicant. Mc. Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. ^ January 29, 2014 Page 5 of 7 Information for the appraisals, including the highest and best use analysis, prepared for parcels 119 and 120 are included in this submittal. Additional Staff Comments John Podczerwinskv, Dev. Review Project Manager, Transportation Planning Section: While sufficient for review, the TIS does not adequately address all of the project network impacts. Please address the following requirements: 1. The 2%-2%-3% analysis has not been followed to its respective end(s) in all directions; some links have been omitted and must be analyzed. The following links are expected to be included: Pine Ridge Road West of 951; White Blvd East of 951; Santa Barbara Blvd both North of, and South of, Green Blvd; and Golden Gate Boulevard East of Wilson. Response: The 2%, 2%, 3% area of impact was expanded as requested. The revised TIS reflects the expanded area of impact and identifies all impacted links. All impacted links were analyzed to determine their project build-out LOS. 2. The (2013) Five Year CIE indicates that improvements are planned on two segments that are, or should be, within the 2%-2%-3% significance test. These include: Golden Gate Blvd/Wilson E to Desoto, and Collier Blvd(Golden Gate Canal to Green) Response: The 5-year CIE funded roadway improvements are reflected on Table 2A. 3. The report indicates a significant Impact on Green Blvd (and still needs to analyze impacts on Santa Barbara Blvd). The 2035 LRTP indicates that Green Blvd will be widened to four lanes and extended. The same document indicates that Santa Barbara Boulevard will be widened to 6 lanes. Neither is mentioned in this report, but should be discussed in order to make the project consistent with the LRTP. If impacts on these roadways are both significant and adverse, then participation in the roadway projects may be a suggested form of mitigation in order to satisfy Transp. Element Policy 5.1 requirements. Response: The TIS concluded that Green Blvd will continue to operate at acceptable LOS at project build- out as a two-lane road. The TIS does discuss the 4-laning identified by the LRTP as requested by staff. Santa Barbara Blvd was not within the project's area of impact (i.e.,less than 2% impact). 4. The impacts to White Boulevard have not been analyzed. Staff expects a 20% distribution of the project's two-way trips to have both a significant, and adverse, impact on White Boulevard. No background data is available on this roadway as it is not currently contemplated in the AUIR, but it is recommended that the background volumes be recorded, seasonally adjusted, and compared to a [staff approved] service volume for the roadway. Along with the Ms.Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W. Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. January 29, 2014 Page 6 of 7 segment capacity being analyzed, Staff recommends performing an initial review of project impacts at the intersection of 951/White/Pine Ridge Road. There is a planned improvement at this intersection that is not within the 5 year CIE, but is likely to be within the 2020 Build out timeframe for this project. To address any deficiencies, staff recommends that the applicant may wish to evaluate his/her proportionate share responsibility in the intersection upgrades. Response: Based upon subsequent discussions with staff, it was agreed that the project traffic impact to White Blvd would be determined (now shown on Table 2A) and that at the time of requesting SDP approval, traffic volumes will need to be obtained on White in order to determine the road's LOS at project build-out. Also, a review of the White/951 intersection will be required as part of the SDP approval. Any off-site mitigation requirements for the project will be determined as part of the SDP. 5. No mention is made of the TCMA. Will the project be impacting any TCMA links? Will there be a need in the future for concurrency exemption? If so, how does the application address TCMA's recommended'IBM strategies? Response: At this time, no TCMA links were impacted and no concurrency exemptions are expected to be needed. However, the TCMA and concurrency issues will be fully addressed as part of the SDP. 6. Table 2A- The direction of the project impacts has not been identified. Remember that the peak direction of project traffic is NOT the peak direction of background traffic. Transportation staff is primarily concerned with the latter, so please show direction of the project impacts, and evaluate only those that are coincidental to the Network peak direction on each roadway that is evaluated. Response: As requested, Tables 2A thru 2C have been revised to reflect how the project affects the network's peak direction flow for all impact links. 7. Table 2B is incomplete. Please refer to any links that have been missed in the 2%-2%-3% analysis that is discussed in comment 1 above. Response: Table 2B has been revised per staffs request. 8. Table 2C- Same concerns as comments 1, 6, and 7 above. Not all 2%-2%-3% links have been analyzed, and the analysis focuses on Project peak direction impacts instead of impacts on the network peak direction. This is an important distinction that requires correction. Response: Table 2C has been revised per staffs request. Also, Table 2C has been revised to reflect how the project affects the network's peak direction flow for all impact links Ms. Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W. Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. January 29, 2014 Page 7of7 Please contact me if there are any questions. We request that you schedule the application for public hearings as soon as possible. Sincerely, (D D D. Wayne Arnold,AI ' cc: Larry Brooks R. Bruce Anderson,Esq. GradyMinor File Ca e-r Co14.1ty Comprehensive Planning Memorandum October 11,2013 Sent Via E-Mail Mr. R. Bruce Anderson, Esq. Roetzel and Andress Law Firm 850 Park Shore Drive Naples, FL 34103 and Mr. Wayne Arnold Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 RE: Sufficiency/Substantive Review of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd. and 13th Avenue Neighborhood Center) of the Growth Management Plan to allow for the addition of a Neighborhood Center with up to 100,000 sq. ff. of commercial development. Dear Mr. Anderson and Mr. Arnold: Pursuant to Paragraph B.2. of Resolution #12-234, this letter is to inform you that the referenced application is not sufficient. Below is the list of deficiencies that need to be corrected/addressed. APPLICATION AND EXHIBITS: Each deficiency below corresponds to the application number, letter or Exhibit. Explanation/Justification Document: Based on the bulleted information items below, please provide the basis for the following conclusion: "The location of the subject properties adjacent to this quasi-industrial land use and fronting on Collier Boulevard which is planned to be 6-laned in the next fiscal year make them unsuitable for development of single- family dwelling units..." • Tract 119 is located approximately 330 feet north of the FPL PUD; explain how this site is impacted by the FPL operations. • The Collier Blvd. right-of-way acquisition appraisal for Tract 119 (Wilcox Appraisal, dated June 2013) indicates that approximately .265 acres (a 35-feet wide, rectangular strip along the eastern property line) of the 5.00 acre Tract is proposed for acquisition as part of the Collier Blvd. roadway expansion project; explain the impacts to the site considering the following: (1) remaining acreage after right-of-way acquisition is +4.735 acres, and (2) existing structure is setback±76 feet from the existing Collier Blvd.right-of-way (per appraisal). n Sufficiency/Substantive Transmittal Memorandum CP-2013-2 Page 2 of 4 • A +75 feet wide buffer exists between the parking/storage area of the FPL PUD and the southern portion of the East 180 feet of Tract 103; explain how the site is impacted by the FPL operations. Note: The LDC requires a type C buffer between "I" and "E"zoning districts-20 ft.in width. • Existing residential structures/properties are located along portions of the western, 6-lane Collier Blvd. right-of-way; explain and compare the subject properties' impacts resulting from the Collier Blvd. 6-laning project to those properties presently located on the 6-lane segments of the Collier Blvd. corridor. • In view of other FPL substations within the greater Naples area proximate to residential development (e.g. on Goodlette Rd. north of Solana Rd., and near Willoughby Acres), explain and compare the impacts on each of the three subject properties due to their location proximate to the FPL PUD to those residential properties on smaller lots that are located proximate to other FPL substations. Exhibit IV.B. Subdistrict Text Staff recommends the following change be incorporated into the proposed Subdistrict text: • Limit the commercial square feet within the Subdistrict to 100,000 sq. ft. (to correlate with public facility impact analysis and commercial analysis) • Establish development standards within the Sudistrict to ensure that strip-style development will not occur on the site, as required by the Neighborhood Center Subdistrict of the GGAMP (refer to the Estates Mixed Use District, Neighborhood Center Subdistrict, Section A.2.b) Please note that additional text modifications may be proposed by staff as part of the ongoing petition review. Exhibit V.D. (Exhibit L) Data and analysis to support the suitability of land for the proposed use (Substantive Review): Supplemental Data to Exhibit L (Application No. V.D.) • In the Sufficiency Letter dated April 18, 2013, staff requested several revisions/updates to the Market-Conditions Study. Subsequently, staff had productive meetings with the Study's author in which the revisions to be made were discussed and agreed upon. The author is now deceased and the applicant stated in the 9/6/13 re-submittal that the Study will not be revised/updated. Staff is concerned that the findings and conclusions within the Exhibit L supplement are based upon the original, unrevised Study, whereas the supplemental documentation has been revised to reflect a revised PTA and a new secondary trade area. Examples of this disconnect are below: (1) Page 1, 3rd Paragraph - The key findings and conclusions noted are excerpts from the original Market Study prepared for the GMPA. However, that Study was not revised to reflect current commercial and demographic data (refer to February/May Data and Analysis supplemental data request below). 2 Sufficiency/Substantive Transmittal Memorandum CP-2013-2 Page 3 of 4 (2) Page 3, 1st Paragraph -The Market Conditions Study includes areas (TAZs 240 & 241) east of Collier Blvd. within the Primary Trade Area yet the supplemental data states that the PTA is entirely west of Collier Blvd. Further, the PTA described within the supplemental data is inconsistent with the PTA and corresponding data within the Market Conditions Study. (3) Page 7, Figure 1 - The figure/map is inconsistent with the map and data/analysis provided within the Market Conditions Study, dated February 2013 (Figure 7 does not include the following areas contained within the Study's PTA-TAZs 177,241, a portion of 191,200 and 197). • 2nd and 3rd bulleted items-The data and analysis from the Study indicate that by year 2035 the estimated population for the area under study could support 100,000 square feet of neighborhood commercial development. Please explain how this application should not be viewed as pre-mature request given that the projected demand for the proposed commercial square feet is not needed until 10-years after the 2025 Growth Management Plan Horizon Year. • Page 2, Table 3.03 - The information presented demonstrates supportable square feet only and does not include commercial inventory figures. Updated inventory figures are required in order to determine if the supportable square feet figures have been achieved for the area under study. Updated inventory figures need to be provided in this table or the table deleted. • Pages 4, Last Paragraph - In addition to the "Highest and Best Use and Maximally Productive Best Use" references for Tract 120, please provide this same information/references for Tract 119, Unit 26, GGE. • Page 7, Figure 3 - Provide appraisal documents for both Tracts 119 and 120, Unit 26, GGE. Additional Staff Comments John Podczerwinsky, Dev. Review Project Manager,Transportation Planning Section: While sufficient for review, the TIS does not adequately address all of the project network impacts. Please address the following requirements: 1. The 2%-2%-3% analysis has not been followed to its respective end(s) in all directions; some links have been omitted and must be analyzed. The following links are expected to be included: Pine Ridge Road West of 951; White Blvd East of 951; Santa Barbara Blvd both North of, and South of, Green Blvd;and Golden Gate Boulevard East of Wilson. 2. The (2013) Five Year CIE indicates that improvements are planned on Iwo segments that are, or should be, within the 2%-2%-3% significance test. These include: Golden Gate Blvd/Wilson E to Desoto, and Collier Blvd (Golden Gate Canal to Green) 3. The report indicates a significant Impact on Green Blvd (and still needs to analyze impacts on Santa Barbara Blvd). The 2035 LRTP indicates that Green Blvd will be widened to four lanes and extended. The same document indicates that Santa Barbara Boulevard will be widened to 6 lanes. Neither is mentioned in this report, but should be discussed in order to make the project consistent with the LRTP. If impacts on these roadways are both significant and adverse, then participation in the roadway projects may be a suggested form of mitigation in order to satisfy Transp. Element Policy 5.1 requirements. 4. The impacts to White Boulevard have not been analyzed. Staff expects a 20% distribution of the project's two-way trips to have both a significant, and adverse,impact on White Boulevard. No background data is available on this roadway as it is not 3 Sufficiency/Substantive Transmittal Memorandum CP-2013-2 Page 4 of 4 currently contemplated in the AUIR, but it is recommended that the background volumes be recorded, seasonally adjusted, and compared to a [staff approved] service volume for the roadway. Along with the segment capacity being analyzed, Staff recommends performing an initial review of project impacts at the intersection of 951/White/Pine Ridge Road. There is a planned improvement at this intersection that is not within the 5 year CIE, but is likely to be within the 2020 Buildout timeframe for this project. To address any deficiencies, staff recommends that the applicant may wish to evaluate his/her proportionate share responsibility in the intersection upgrades. 5. No mention is made of the TCMA. Will the project be impacting any TCMA links? Will there be a need in the future for concurrency exemption? If so, how does the application address TCMA's recommended TDM strategies? 6. Table 2A- The direction of the project impacts has not been identified. Remember that the peak direction of project traffic is NOT the peak direction of background traffic. Transportation staff is primarily concerned with the latter, so please show direction of the project impacts, and evaluate only those that are coincidental to the Network peak direction on each roadway that is evaluated. 7. Table 2B is incomplete. Please refer to any links that have been missed in the 2%-2%-3% analysis that is discussed in comment 1 above. 8. Table 2C- Same concerns as comments 1, 6, and 7 above. Not all 2%-2%-3% links have been analyzed, and the analysis focuses on Project peak direction impacts instead of impacts on the network peak direction. This is an important distinction that requires correction. The original application is available for pick-up. Once the petition has been modified to address the above items, please re-submit the original plus two copies, all properly assembled, for a final sufficiency/substantive review. Resolution #12-234 provides 30 days (November 11, 2013) for you to respond to this letter with supplemental data. Should you have questions and/or wish to schedule a meeting with staff to discuss the sufficiency comments, please contact me at 239.252.2466 or via email at michelemosca @collieraov.net. Regard /: • is - e . M• a, AICP / Principal Pl.nner cc: Michael Bosi, AICP, Planning and Zoning Director David Weeks, AICP, Growth Management Plan Manager, Comprehensive Planning Section CP-2013-2 File 4 s• A4 GradyMinor Civil Engineers • Land Surveyors • Planners • Landscape Architects September 6,2013 • Michele R Mosca,AICP - . Principal Planner - Growth Management Division/Planning and Regulation Land Development Services Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 RE: Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd. and 13th Avenue S.W. Neighborhood Center) of the Growth Management Plan to allow for the addition of a Neighborhood Center. Dear Ms. Mosca: This letter contains responses to staff comments received April 18, 2013. In addition to the responses ^ below, we have included one original and four copies of the application, including revised exhibits as requested. APPLICATION AND EXHIBITS: Each deficiency below corresponds to the application numbers and letters. Generally Revise all text/exhibits/maps to reflect project acreage figure. Response: All text/exhibits/maps have been revised to reflect project acreage of 12.73±acres. II.C. Provide authorization documentation for Maria R. Brooks. II.D. Provide documentation that authorizes Larry E. Brooks to act on behalf fo the LDJ Associates,Ltd. Response: Authorization forms from Maria R. Books, James Brooks and David Brooks have been included with this submittal. IV.A. Insert a check mark next to "Golden Gate Area Master Plan" and remove check mark ^ next to "Future Land Use Element". Q. Grady Minor&Associates, P.A. Ph. 239-947-1144 • Fx: 239-947-0375 3800 Via Del Rey EB 0005151 • LB 0005151 • LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com Ms. Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W. Neighborhood Center) of the Growth Management Plan to allow for the addition of a Neighborhood Center. September 6, 2013 ∎- Page 2of7 Response: Item IV.A. has been revised accordingly. IV.C. Revise to read, "Estates (Estates Mixed Use District,Neighorhood Center Subdistrict)". Response: Item IV.C. has been revised accordingly. V.E.1.c insert reference to "Exhibit V.E.1.C"and remove reference to "V.E.". Response: Section E of the application has been revised accordingly. Exhibit V.F.1 Provide the flood zone. Response: Item V.F.1 has been revised accordingly. Exhibit II.B. Revise Exhibit cover sheet to read, "II.D." Response: The cover sheet has been revised to read "II.D." Exhibit N.B. Subdistrict Text Please note that text modifications will be proposed by staff as part of the us - • ive review of the petition Response: Acknowledged. E • .i '. . Public Facilities • Potable Water: Include calculations for existing conditions and document proposed change • Sanitary Sewer: Include calculations for existing conditions and document proposed change • Solid Waste: Include calculations for existing conditions and document proposed change • Schools: Provide brief narrative similar to "parks" narrative • Sheriff, Fire Protection and EMS Services: Provide location/address of those facilities intended to serve the project Ms. Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W. Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. September 6,2013 Page 3 of 7 Response: Exhibit V.E. has been revised to include the existing conditions. Addresses for the emergency services have been provided as requested. Exhibit V.D. (L) Data and analysis to support the suitability of land for the proposed use(Substantive Review): • Revise the application and exhibit cover sheet to read, "Exhibit L." • Correct all locational references, e.g. Table"X"is located above,below, etc. • Provide all referenced documents and raw data, such as LRTP spreadsheets, commercial land use demand study,etc. • Revise "Table 1.05" text references on page I-7 to make consistent with the table number noted on page I-8. • Page I-7, Paragraph 5: For clarity, insert a footnote or parenthetical statement noting how the 2035 LRTP figures were derived. (MPO staff has stated that 2007 baseline data, based on the 2000 Census, and the 2035 BEBR medium projections were used to develop the 2035 LRTP; 2010 Census figures were not used.) • Page I-8, Table 1.05.1: Provide a footnote to explain the inclusion of multi-family units within the Estates designation (TAZs 177, 241 and 191) and provide the resulting population. • Page I-10, Paragraphs 2, 3 & 4: Criteria from the ICSC and CIGM for "Neighborhood Centers" are referenced in these paragraphs. However, the "anchor" criterion is not referenced. The ICSC identifies that the anchor within a`Neighborhood Center"is either a grocer/supermarket or drug store, while the CIGM requires a grocer/supermarket as the anchor. Based on the Market Study, it does not appear that the referenced anchors are proposed for the subject project. If those anchors are not contemplated for the proposed project then the references to the Neighborhood Center criteria should be removed from the Study. The term "Neighborhood Center" may be used; however, the subject property does not meet the functionality of a "Neighborhood Center," as identified by the ICSC and CIGM. • Page I-10, Paragraph 5: The PTA population figure for year 2035 (source LRTP) is noted as 13,034 persons. This population figure is lower than the 2015 PTA figure identified in Tables 3.02.1A and 3.02.2A., which was used to determine supportable square feet within the PTA. Provide a detailed explanation for using the higher population figure noted for year 2015. • Page 1-11, Table 1.06: Provide a footnote to explain the inclusion of multi-family units within the Estates designation(TAZ 177)and provide the resulting population. • Page 11-2: Provide rationale for not inventorying commercial properties located on the periphery of the PTA (For example, consumers/residents residing in portions of GGE Unit 34 will likely use the Pine Ridge Rd. (Vineyards) shopping center to meet all or some of their shopping needs. Typically a % of the sq. ft. in those periphery centers is included in the existing or proposed supportable sq. ft. • Page II-2, Paragraph 5: The Downtown Center Commercial Subdistrict will likely compete with the proposed commercial center by supporting the commercial shopping needs of area residents within the northeast section of GG City, within the PTA. The Subdistrict provides Ms.Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. September 6, 2013 Page 4 of 7 for low intensity retail, office, personal services, institutional and residential uses. If the proposed project will not function as a"Neighborhood Center" with a grocer as an anchor, please provide the rationale for not including the sq. ft within the Downtown Center Commercial Subdistrict. • Page II-3, Paragraph 7: The Subdistrict text does not preclude the uses listed within this paragraph. The text should be revised to correspond with the market study or those uses should be reconsidered for inclusion within the commercial sq. ft. inventory. Response: Due to the recent death of Mr. Chuck Mohlke, the author of the Market Conditions Study (Exhibit L), we will not be responding to the technical comments made in response to the February Market Conditions Study submi a wit the initial application. We have provided supplemental materials as supporting data and analysis for the application (Exhibit V.D.). . - The subdistrict text does not exclude certain uses commonly found in a "neighborhood shopping center". The reference to neighborhood center in the analysis was used simply as a way to identify characteristics of the size and square footage of the property proposed to be added as a Golden Gate Estate Area Neighborhood Center. It is not necessarily accurate that an anchor tenant based shopping center will be n developed on the subject property. The Neighborhood Center designation authorizes all permitted and conditional uses of the C-1 through C-3 zoning districts. These zoning districts permit a wide variety of retail uses, including grocery stores and drug stores referenced in staff's comments. These zoning district also permit a variety of office, personal and business service uses. The property is located on the perimeter of the Golden Gate City area and will serve a distinct geographic area having access to this site, including those traveling on Collier Boulevard. The Downtown Center Commercial Subdistrict has a very different intent and purpose of that of a Neighborhood Center Subdistrict. The Downtown Center Commercial Subdistrict is located in an area where redevelopment is encouraged,in a pedestrian-oriented and mixed use environment. The two subdistricts will not likely compete for the same types of retail or service uses. • Page II-3, Paragraph 7: Clarify the "light red highlighting"text reference. Highlighted uses appear to be included within the inventory. • Section II, Appendix: All competing existing and potential commercial within the PTA and on the periphery must be included within the commercial inventory. • Section II, Appendix: Identify those properties included within the 183,477 sq. ft. figure, noted on Page II-5, summary of findings, Paragraph 1, with an asterisk or other identifiable symbol (Note: the 21,284 figure identified on Page II-5, summary of findings, Paragraph 2, appear in red text within the appendix) • Section II, Appendix, Page 1: Provide sq. ft. figure for Unit 5, listed under 4075 Pine Ridge Road; and calculate the potential sq. ft. for the Sungate CPUD (use established .20 FAR), as the center may compete with the proposed project. Ms.Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. September 6, 2013 Page 5 of 7 • Section II,Appendix, Page 1: The Brooks Village undeveloped sq. ft_ should be included as potential sq. ft. within the commercial inventory • Page II-4, Land Use Recommendations: Remove SIC group 5921 under Land Use Recommendations, as this use is not permitted in the Neighborhood Center Subdistrict of the GGAMP. • Section III: Consecutively number all pages within this Section. • Page III-3, Consumer Expenditure Forecast: Explain if the 35% personal income figure includes durable and non-durable goods only or if the figure also includes personal services and entertainment expenditures. (Staff has been previously provided supporting data (derived from the Census) that indicate 33% of personal income is allocated to retail expenditures which include entertainment and personal services.) • Page III-7, Paragraph 3: The existing and future commercial inventory, population projections and supportable sq. ft. should be projected to the FLUM horizon year 2025. Please explain the rationale for not providing data to year 2025. • Page III-8A, Table 3.02.1A: Include zoned commercial acreage within Table. • Page III-9, Table 3.02.2A: Include totals for zoned commercial acreage. • Page III-8B, Table 3.02.1B: Provide a footnote indicating source of 2000, 2010 and 2015 population data; and provide methodology used for determining 2015 population data (i.e. how pop.was derived from the 2035 LRTP) • Page III-8A, Table 3.02.1A: Provide an explanation detailing the decrease in dwelling unit figures from 2000—2015 (Please note for years 2000 and 2010 the dwelling unit totals and persons per dwelling unit figures w/in the Table are not consistent with Comprehensive Planning Section's data for those same years.) • Page III-10, Table 3.03: Revise Table to include potential commercial square feet for undeveloped acreage, and existing and potential commercial square feet located on the periphery of the PTA • Explain and document how the site is or is not viable for those conditional uses listed in the Estates zoning district Response: The property proposed to be designated as a new neighborhood center, which if so designated, would permit the conditional uses as identified in the Estates zoning district. The site may be developed with a single use or multiple uses conforming with the Neighborhood Center Subdistrict. • Explain and document how the site is or is not viable for residential development Response: The subject property is not viable for residential development at one dwelling unit per 2.25 acres as presently permitted under the current Residential Estates Subdistrict land use designation. Further, the site location immediately adjacent to Planned Development owned and occupied by Florida Power & Light. In addition to administrative functions or FP&L, the PUD also permits open storage for equipment and materials, a power distribution substation, truck parking and fueling areas, and Ms. Michele Masco Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W. Neighborhood Center) of the Growth Management Plan to allow for the addition of a Neighborhood Center. September 6,2013 Page 6 of 7 transmission, distribution, communication, construction, operation and maintenance materials and equipment. Many of these uses are more commonly permitted in heavy commercial zoning categories such as the C-5 zoning district or the Industrial zoning district. While building heights are limited in the FP&L PUD to 30 feet, the PUD exempts transmission lines, towers and similar uses from the height limits. The type, intensity and height of these uses with low density residential Estates homes are incompatible from a land use perspective. While a residence has been previously constructed on the northernmost tract at the intersection of 13th Ave. S.W. and Collier Boulevard, this residence was built as a model home for sales throughout Golden Gate Estates. The home is presently used as a rental property. The home has never had a permanent resident. The area in the immediate vicinity of the property is anticipated to have two new major public works projects which will also impact the compatibility of low density residential development for the subject property. Collier Boulevard is scheduled for widening from the current 4-lane condition to a 6-lane roadway along the frontage of the subject property. While the 4-lane condition is not ideal for access for single family residences, the future 6-lane condition will increase traffic volumes making it more incompatible for use as very low density residential development. Green Boulevard just to the South of the subject site is being widened to a 4-lane roadway in order to address the increasing traffic volumes using this roadway connection between Collier Boulevard and Santa Barbara Boulevard. Response: The comments above concerning the market conditions study have been incorporated into the revised study,which has been attached to this resubmittal packet. Additional Staff Comments Stephen Lenberger, Senior Environmental Specialist, Surface Water and Environmental Planning: The subject property is partially vegetated with native vegetation, fifteen percent of which is required to be retained in accordance with CCME Policy 6.1.1. According to aerials available on the Property Appraisers website, areas cleared on site appear to have been the result of creation of the Golden Gate Estates subdivision. This clearing predates the requirement for clearing permits by the County. Clearing of up to one acre of land for a single-family residence is also exempt from the requirement for a clearing permit. Re-growth of native vegetation is subject to the native vegetation retention requirements of CCME Policy 6.1.1 (3.05.07 B LDC). No listed species have been documented on the subject property by the environmental consultant. An updated listed species survey will be required at the time of submission of the Site Development Plan(SDP). The letter received from the Florida Master Site File, lists no previously recorded cultural resources for the project area (Section 15, Township 49 South, Range 26 East). The project is Ms.Michele Mosca Sufficiency Response of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd and 13th Avenue S.W. Neighborhood Center)of the Growth Management Plan to allow for the addition of a Neighborhood Center. n September 6, 2013 Page 7 of 7 subject to the requirement for accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element (CCME) Policy 11.1.3. The provision is also included in Subsection 2.03.07 E of the Land Development Code(LDC). The proposed GMP amendment will have no affect on the requirements of the Conservation and Coastal Management Element (CCME) and therefore can be found to be consistent with the CCME. Response: Acknowledged. John Podczerwinsky, Dev. Review Project Manager, Transportation Planning Section: The Traffic Impact Study (TIS), dated 2/15/13, is sufficient for staff review. However intersection analyses may be necessary as a result of the significant impacts identified within the TIS. Additionally, a transportation review fee of S 1,500 is due at time of resubmittal (substantive review). Response: Acknowledged. Checks in the amount of$1,500.00 for the transportation review fee are included with this submittal. Please contact me if there are any questions. -rely, D. Wayne Arnold, AICP cc: Larry Brooks R. Bruce Anderson,Esq. GradyMinor File Ca e-r- +C#cypt- -rty Comprehensive Planning Memorandum April 18, 2013 Sent Via E-Mail Mr. R. Bruce Anderson, Esq. Roetzel and Andress Law Firm 850 Park Shore Drive Naples, FL 34103 and Mr. Wayne Arnold Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 RE: Amended Sufficiency Review of Growth Management Plan Amendment Petition PL20130000064/CP-2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd. and 13th Avenue Neighborhood Center) of the Growth Management Plan to allow for the addition of a Neighborhood Center. Dear Mr. Anderson and Mr. Arnold: Pursuant to Paragraph B.2. of Resolution #12-234, this letter is to inform you that the referenced application is not sufficient. Below is the list of deficiencies that need to be corrected/addressed. APPLICATION AND EXHIBITS: Each deficiency below corresponds to the application numbers and letters. Generally Revise all text/exhibits/maps to reflect consistent project acreage figure II.C. Provide authorization documentation for Maria R. Brooks II.D. Provide documentation that authorizes Larry E. Brooks to act on behalf of the LDJ Associates, Ltd. IV.A. Insert a check mark next to "Golden Gate Area Master Plan" and remove check mark next to "Future Land Use Element" IV.C. Revise to read, "Estates (Estates Mixed Use District, Neighborhood Center Subdistrict)" V.E.1.c Insert reference to "Exhibit V.E.1.C" and remove reference to "V.E." V.F.1 Provide the flood zone Sufficiency/Substantive Adoption Memorandum CP-2013-2 Page 2 of 5 Exhibit II.B. Revise Exhibit cover sheet to read, "II.D." Exhibit IV.B. Subdistrict Text Please note that text modifications will be proposed by staff as part of the substantive review of the petition Exhibit V.E. Public Facilities • Potable Water: Include calculations for existing conditions and document proposed change • Sanitary Sewer: Include calculations for existing conditions and document proposed change • Solid Waste: Include calculations for existing conditions and document proposed change • Schools: Provide brief narrative similar to "parks" narrative • Sheriff, Fire Protection and EMS Services: Provide location/address of those facilities intended to serve the project Exhibit V.D. (1) Data and analysis to support the suitability of land for the proposed use (Substantive Review): • Revise the application and exhibit cover sheet to read, "Exhibit L." • Correct all locational references, e.g.Table "X" is located above, below, etc. • Provide all referenced documents and raw data, such as LRTP spreadsheets, commercial land use demand study, etc. • Revise "Table 1.05" text references on page 1-7 to make consistent with the table number noted on page 1-8. n • Page 1-7, Paragraph 5: For clarity, insert a footnote or parenthetical statement noting how the 2035 LRTP figures were derived. (MPO staff has stated that 2007 baseline data, based on the 2000 Census, and the 2035 BEBR medium projections were used to develop the 2035 LRTP; 2010 Census figures were not used.) • Page 1-8, Table 1.05.1: Provide a footnote to explain the inclusion of multi- family units within the Estates designation (TAZs 177, 241 and 191) and provide the resulting population. • Page 1-10, Paragraphs 2, 3 & 4: Criteria from the ICSC and CIGM for "Neighborhood Centers" are referenced in these paragraphs. However, the "anchor" criterion is not referenced. The ICSC identifies that the anchor within a "Neighborhood Center" is either a grocer/supermarket or drug store, while the CIGM requires a grocer/supermarket as the anchor. Based on the Market Study, it does not appear that the referenced anchors are proposed for the subject project. If those anchors are not contemplated for the proposed project then the references to the Neighborhood Center criteria should be removed from the Study. The term "Neighborhood Center" may be used; however, the subject property does not meet the functionality of a "Neighborhood Center," as identified by the ICSC and CIGM. • Page 1-10, Paragraph 5: The PTA population figure for year 2035 (source LRTP) is noted as 13,034 persons. This population figure is lower than the 2015 PTA figure identified in Tables 3.02.1 A and 3.02.2A., which was used to determine supportable square feet within the PTA. Provide a detailed explanation for using the higher population figure noted for year 2015. 2 Sufficiency/Substantive Adoption Memorandum CP-2013-2 Page 3 of 5 • Page 1-11, Table 1.06: Provide a footnote to explain the inclusion of multi- family units within the Estates designation (TAZ 177) and provide the resulting population. • Page 11-2: Provide rationale for not inventorying commercial properties located on the periphery of the PTA (For example, consumers/residents residing in portions of GGE Unit 34 will likely use the Pine Ridge Rd. (Vineyards) shopping center to meet all or some of their shopping needs. Typically a % of the sq. ft. in those periphery centers is included in the existing or proposed supportable sq. ft. • Page 11-2, Paragraph 5: The Downtown Center Commercial Subdistrict will likely compete with the proposed commercial center by supporting the commercial shopping needs of area residents within the northeast section of GG City, within the PTA. The Subdistrict provides for low intensity retail, office, personal services, institutional and residential uses. If the proposed project will not function as a "Neighborhood Center" with a grocer as an anchor, please provide the rationale for not including the sq. ft. within the Downtown Center Commercial Subdistrict. • Page 11-3, Paragraph 7: The Subdistrict text does not preclude the uses listed within this paragraph. The text should be revised to correspond with the market study or those uses should be reconsidered for inclusion within the commercial sq. ft. inventory. • Page 11-3, Paragraph 7: Clarify the "light red highlighting" text reference. Highlighted uses appear to be included within the inventory. • Section II, Appendix: All competing existing and potential commercial within the PTA and on the periphery must be included within the commercial inventory. • Section II, Appendix: Identify those properties included within the 183,477 sq. ft. figure, noted on Page 11-5, summary of findings, Paragraph 1, with an asterisk or other identifiable symbol (Note: the 21,284 figure identified on Page 11-5, summary of findings, Paragraph 2, appear in red text within the appendix) • Section II, Appendix, Page 1: Provide sq. ft. figure for Unit 5, listed under 4075 Pine Ridge Road; and calculate the potential sq. ft. for the Sungate CPUD (use established .20 FAR), as the center may compete with the proposed project. • Section II, Appendix, Page 1: The Brooks Village undeveloped sq. ft. should be included as potential sq.ft.within the commercial inventory • Page 11-4, Land Use Recommendations: Remove SIC group 5921 under Land Use Recommendations, as this use is not permitted in the Neighborhood Center Subdistrict of the GGAMP. • Section III: Consecutively number all pages within this Section. • Page 111-3, Consumer Expenditure Forecast: Explain if the 35% personal income figure includes durable and non-durable goods only or if the figure also includes personal services and entertainment expenditures. (Staff has been previously provided supporting data (derived from the Census) that indicate 33% of personal income is allocated to retail expenditures which include entertainment and personal services.) • Page 111-7, Paragraph 3: The existing and future commercial inventory, population projections and supportable sq. ft. should be projected to the FLUM horizon year 2025. Please explain the rationale for not providing data to year 2025. 3 Sufficiency/Substantive Adoption Memorandum CP-2013-2 Page 4 of 5 • Page III-8A,Table 3.02.1 A: Include zoned commercial acreage within Table. • Page III-9,Table 3.02.2A: Include totals for zoned commercial acreage. • Page III-8B, Table 3.02.1B: Provide a footnote indicating source of 2000, 2010 and 2015 population data; and provide methodology used for determining 2015 population data (i.e. how pop.was derived from the 2035 LRTP) • Page III-8A, Table 3.02.1A: Provide an explanation detailing the decrease in dwelling unit figures from 2000-2015 (Please note for years 2000 and 2010 the dwelling unit totals and persons per dwelling unit figures w/in the Table are not consistent with Comprehensive Planning Section's data for those same years.) • Page III-10, Table 3.03: Revise Table to include potential commercial square feet for undeveloped acreage, and existing and potential commercial square feet located on the periphery of the PTA • Explain and document how the site is or is not viable for those conditional uses listed in the Estates zoning district • Explain and document how the site is or is not viable for residential development Additional Staff Comments Stephen Lenberger, Senior Environmental Specialist, Surface Water and Environmental Planning: The subject property is partially vegetated with native vegetation,fifteen percent of which is required to be retained in accordance with CCME Policy 6.1.1. According to aerials available on the Property Appraisers website, areas cleared on site appear to have been the result of creation of the Golden Gate Estates subdivision.This clearing predates the requirement for clearing permits by the County. Clearing of up to one acre of land for a single-family residence is also exempt from the requirement for a clearing permit. Re-growth of native vegetation is subject to the native vegetation retention requirements of CCME Policy 6.1.1 (3.05.07 B LDC). No listed species have been documented on the subject property by the environmental consultant. An updated listed species survey will be required at the time of submission of the Site Development Plan (SDP). The letter received from the Florida Master Site File, lists no previously recorded cultural resources for the project area (Section 15,Township 49 South, Range 26 East).The project is subject to the requirement for accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element (CCME) Policy 11.1.3. The provision is also included in Subsection 2.03.07 E of the Land Development Code (LDC). The proposed GMP amendment will have no affect on the requirements of the Conservation and Coastal Management Element (CCME) and therefore can be found to be consistent with the CCME. John Podczerwinskv, Dev. Review Project Manager,Transportation Planning Section: The Traffic Impact Study (TIS), dated 2/15/13, is sufficient for staff review. However intersection analyses may be necessary as a result of the significant impacts identified within the TIS. Additionally, a transportation review fee of $1,500 is due at time of re- submittal (substantive review). 4 Sufficiency/Substantive Adoption Memorandum CP-2013-2 Page 5 of 5 Aaron Cromer, Principal Project Manager, Public Utilities Engineering: Public Utilities staff has no issues with the application at this time. The original application is available for pick-up. Once the petition has been modified to address the above items, please re-submit the original plus four copies, all properly assembled, for a second sufficiency/substantive review. Resolution #12-234 provides 30 days (May 13, 2013) for you to respond to this letter with supplemental data. Should you have questions and/or wish to schedule a meeting with staff to discuss the sufficiency comments, please contact me at 239.252.2466 or via email at michelemosca @collieraov.net. Regards, ichele R.y. ca, Al Principal Planner cc: Michael Bosi, AICP, Interim Planning and Zoning Director David Weeks, AICP, Growth Management Plan Manager, Comprehensive Planning Section CP-2013-2 File 5 C o e-rr irnty Comprehensive Planning Memorandum April 12,2013 Sent Via E-Mail Mr. R. Bruce Anderson, Esq. Roetzel and Andress Law Firm 850 Park Shore Drive Naples, FL 34103 and Mr. Wayne Arnold Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 RE: Sufficiency Review of Growth Management Plan Amendment Petition PL20130000064/CP- n 2013-2, a Growth Management Plan amendment to the Golden Gate Area Master Plan Element (Collier Blvd. and 13th Avenue Neighborhood Center) of the Growth Management Plan to allow for the addition of a Neighborhood Center. Dear Mr. Anderson and Mr. Arnold: Pursuant to Paragraph B.2. of Resolution #12-234, this letter is to inform you that the referenced application is not sufficient. Below is the list of deficiencies that need to be corrected/addressed. APPLICATION AND EXHIBITS: Each deficiency below corresponds to the application numbers and letters. Generally Revise all text/exhibits/maps to reflect consistent project acreage figure II.C. Provide authorization documentation for Maria R. Brooks II.D. Provide documentation that authorizes Larry E. Brooks to act on behalf of the LDJ Associates, Ltd. IV.A. Insert a check mark next to "Golden Gate Area Master Plan" and remove check mark next to "Future Land Use Element" IV.C. Revise to read, "Estates (Estates Mixed Use District, Neighborhood Center Subdistrict)" V.E.1.c Insert reference to "Exhibit V.E.1.C" and remove reference to "V.E." V.F.1 Provide the flood zone Sufficiency/Substantive Adoption Memorandum CP-2013-2 Page 2 of 3 Exhibit II.B. Revise Exhibit cover sheet to read, "II.D." Exhibit IV.B. Subdistrict Text Please note that text modifications will be proposed by staff as part of the substantive review of the petition Exhibit V.E. Public Facilities • Potable Water: Include calculations for existing conditions and document proposed change • Sanitary Sewer: Include calculations for existing conditions and document proposed change • Solid Waste: Include calculations for existing conditions and document proposed change • Schools: Provide brief narrative similar to "parks" narrative • Sheriff, Fire Protection and EMS Services: Provide location/address of those facilities intended to serve the project Exhibit V.D. Data and analysis to support the suitability of land for the proposed use: The Market Conditions Study is under review and comments will be forwarded on 4/15/13. Additional Staff Comments Stephen Lenberaer, Senior Environmental Specialist, Surface Water and Environmental Planning: The subject property is partially vegetated with native vegetation, fifteen percent of which is required to be retained in accordance with CCME Policy 6.1.1. According to aerials available on the Property Appraisers website, areas cleared on site appear to have been the result of creation of the Golden Gate Estates subdivision.This clearing predates the requirement for clearing permits by the County. Clearing of up to one acre of land for a single-family residence is also exempt from the requirement for a clearing permit. Re-growth of native vegetation is subject to the native vegetation retention requirements of CCME Policy 6.1.1 (3.05.07 B LDC). No listed species have been documented on the subject property by the environmental consultant. An updated listed species survey will be required at the time of submission of the Site Development Plan (SDP). The letter received from the Florida Master Site File, lists no previously recorded cultural resources for the project area (Section 15,Township 49 South, Range 26 East).The project is subject to the requirement for accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element (CCME) Policy 11.1.3. The provision is also included in Subsection 2.03.07 E of the Land Development Code (LDC). The proposed GMP amendment will have no affect on the requirements of the Conservation and Coastal Management Element (CCME) and therefore can be found to be consistent with the CCME. 2 G:\CDESPL-1\COMPRE-1\COMPPL-1\COMPPL-1\2013CY-1\2013CY-1\CP-201-1.SWN\SUFFIC-1\PL20130000064 CP- 2013-2,Sufficiency Letter.docx Sufficiency/Substantive Adoption Memorandum CP-2013-2 Page 3 of 3 John Podczerwinsky, Dev. Review Project Manager,Transportation Planning Section: The Traffic Impact Study (TIS), dated 2/15/13, is sufficient for staff review. However intersection analyses may be necessary as a result of the significant impacts identified within the TIS. Additionally, a transportation review fee of $1,500 is due at time of re- submittal (substantive review). Aaron Cromer, Principal Project Manager, Public Utilities Engineering: Public Utilities staff has no issues with the application at this time. The original application is available for pick-up. Once the petition has been modified to address the above items, please re-submit the original plus four copies, all properly assembled, for a second sufficiency/substantive review. Resolution #12-234 provides 30 days (May 13, 2013) for you to respond to this letter with supplemental data. Should you have questions and/or wish to schedule a meeting with staff to discuss the sufficiency comments, please contact me at 239.252.2466 or via email at michelemosca @colliereov.net. Regards, / ichele R. Mosca, AICP Principal Planner cc: Michael Bosi, AICP, Interim Planning and Zoning Director David Weeks, AICP, Growth Management Plan Manager, Comprehensive Planning Section CP-2013-2 File 3 G:\CDESPL-1\COMPRE-1\COMPPL-1\COMPPL-1\201 3CY-1\2013CY-1\CP-201-1.S W N\SU FFIC-1\PL20130000064_CP- 2013-2,Sufficiency Letter.docx