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CCPC Agenda 09/03/2015
COLLIER COUNTY PLANNING COMMISSION MEETING AGENDA SEPTEMBER 3, 2015 AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 9:00 A.M., THURSDAY, SEPTEMBER 3, 2015, 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—August 6,2015 6. BCC REPORT-RECAPS 7. DISCUSSION 8. CONSENT AGENDA 1 9. ADVERTISED PUBLIC HEARINGS Note: This item has been continued from the August 6,2015 CCPC meeting: A. PL20140002143/CPSS-2014-4: 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 Golden Gate Area Master Plan Element and Golden Gate Area Future Land Use Map and Map Series by adding the Southbrooke Office Subdistrict to the Estates-Commercial District to allow a maximum of 40,000 square feet of gross floor area for uses allowed in the C-1 Commercial Professional and General Office zoning district. The subject property is located on the south side of Immokalee Road east of Valewood Drive in Section 29, Township 48 South, Range 26 East, consisting of 5.19 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 PUDZ-PL20140002077) [Coordinator: Corby Schmidt, AICP,Principal Planner] Note: This item has been continued from the August 6,2015 CCPC meeting: B. PUDZ-PL20140002077: 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 includes 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 an Estates (E) zoning district to a Commercial Planned Unit Development (CPUD)zoning district to allow up to 40,000 square feet of gross floor area of commercial development on a 5.19± acre parcel to be known as the Southbrooke CPUD, located on the south side of Immokalee Road,east of Valewood Drive in Section 29, Township 48 South,Range 26 East,Collier County,Florida; and by providing an effective date. (Companion to PL20140002143/ CPSS-2014-4) [Coordinator: Fred Reischl,AICP,Principal Planner] 10. OLD BUSINESS 11. NEW BUSINESS 12. PUBLIC COMMENT 13. ADJOURN CCPC Agenda/Ray Bellows/jmp 2 August 6, 2015 TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY PLANNING COMMISSION Naples,Florida August 6,2015 LET IT BE REMEMBERED,that the Collier County Planning Commission, in and for the County of Collier,having conducted business herein,met on this date at 9:00 a.m. in REGULAR SESSION in Building "F"of the Government Complex,East Naples,Florida,with the following members present: Mark Strain,Chairman Stan Chrzanowski Brian Doyle Diane Ebert Karen Homiak Charlette Roman Andrew Solis ALSO PRESENT: Heidi Ashton-Cicko,Assistant County Attorney Scott Stone,Assistant County Attorney Ray Bellows,Zoning Manager Thomas Eastman,Real Property Director,Collier County School District Page 1 of 17 August 6, 2015 CHAIRMAN STRAIN: Good morning,everyone. Welcome to the Thursday,August 6th meeting of the Collier County Planning Commission. If everybody will please rise for Pledge of Allegiance. (Pledge of Allegiance was recited in unison.) CHAIRMAN STRAIN: Thank you. If the secretary will please do the roll call. COMMISSIONER EBERT: Yes. Good morning. Mr.Eastman? MR.EASTMAN: Here. COMMISSIONER EBERT: Mr. Chrzanowski? COMMISSIONER CHRZANOWSKI: Here. COMMISSIONER EBERT: Mr. Solis? COMMISSIONER SOLIS: Here. COMMISSIONER EBERT: Ms.Ebert is here. Mr. Strain? CHAIRMAN STRAIN: Here. COMMISSIONER EBERT: Ms.Homiak? COMMISSIONER HOMIAK: Here. COMMISSIONER EBERT: Mr. Doyle? COMMISSIONER DOYLE: Here. COMMISSIONER EBERT: And Ms. Roman? COMMISSIONER ROMAN: Here. COMMISSIONER EBERT: Thank you. CHAIRMAN STRAIN: Thank you. ***Addenda to the agenda. We have several changes. There were four cases scheduled for this morning. Three are being continued to different dates. I'll announce those to the board and ask that I get a confirmation by majority vote to move them to the dates so designated. Item 9.A and 9.B. 9.A is PL20140002143/CPSS2014-4. And that's for the Southbrooke project located on the south side of Immokalee Road,east of Valewood Drive.That's the comprehensive planning piece of it. And then the second part of it is the PUDZ-PL20140002077. Both of those are being requested to be continued to September 3rd at our meeting at that time. If there's a motion to recommend or approve those to be moved to September 3rd? COMMISSIONER EBERT: I make a motion. CHAIRMAN STRAIN: By Diane. Seconded by? COMMISSIONER HOMIAK: Second. CHAIRMAN STRAIN: Karen. Discussion? (No response.) CHAIRMAN STRAIN: All in favor, signify by saying aye. COMMISSIONER DOYLE: Aye. COMMISSIONER EBERT: Aye. COMMISSIONER CHRZANOWSKI: Aye. CHAIRMAN STRAIN: Aye. COMMISSIONER SOLIS: Aye. COMMISSIONER HOMIAK: Aye. COMMISSIONER ROMAN: Aye. CHAIRMAN STRAIN: Opposed? (No response.) CHAIRMAN STRAIN: Motion carries 7-0. And then we have a request to move the East Gateway PUD. It is item C, it's PUDA-PL20140000548. That's being requested to be moved to our next meeting on August 20th. If anybody has a motion to move that,continue that'til August 20th? COMMISSIONER EBERT: Is that--yes,I will. Page 2 of 17 August 6, 2015 CHAIRMAN STRAIN: Okay, second? COMMISSIONER HOMIAK: Second. CHAIRMAN STRAIN: Seconded by Karen. COMMISSIONER CHRZANOWSKI: Question. CHAIRMAN STRAIN: Question? Yes. COMMISSIONER CHRZANOWSKI: We had the sidewalk thing on that agenda. Is that going to be a really long agenda? Should I bring a lunch? CHAIRMAN STRAIN: Yes,you should. We're going to have sidewalks--I was going to explain that when we get further on to this agenda,but yeah,we're going to have two or three cases that day as well. COMMISSIONER CHRZANOWSKI: Okay. CHAIRMAN STRAIN: So motion's been made. Discussion? (No response.) CHAIRMAN STRAIN: All those in favor of the motion by saying aye. COMMISSIONER DOYLE: Aye. COMMISSIONER EBERT: Aye. COMMISSIONER CHRZANOWSKI: Aye. CHAIRMAN STRAIN: Aye. COMMISSIONER SOLIS: Aye. COMMISSIONER HOMIAK: Aye. COMMISSIONER ROMAN: Aye. CHAIRMAN STRAIN: Anybody opposed? (No response.) CHAIRMAN STRAIN: Motion carries 7-0. And that gets us through the changes to the agenda. ***Planning Commission absences. We have the sidewalk issue on 8/20 with some cases,so our next regular meeting is the one on 8/20.Does anybody know if they're not going to make it to that meeting? (No response.) CHAIRMAN STRAIN: Okay,that means we'll have a quorum. ***Approval of minutes from July 2nd,2015. They were sent to us electronically.Are there any changes or comments? COMMISSIONER HOMIAK: I have one. CHAIRMAN STRAIN: Okay. COMMISSIONER HOMIAK: Page 41. About in the middle of the page after it says Chairwoman Homiak, it says 12-foot candles, it should say low foot candle. And with that change,I will make a motion to approve. CHAIRMAN STRAIN: Is there a second? COMMISSIONER SOLIS: I'll second. CHAIRMAN STRAIN: All those in favor, signify by saying aye. COMMISSIONER DOYLE: Aye. COMMISSIONER EBERT: Aye. COMMISSIONER CHRZANOWSKI: Aye. CHAIRMAN STRAIN: Aye. COMMISSIONER SOLIS: Aye. COMMISSIONER HOMIAK: Aye. COMMISSIONER ROMAN: Aye. CHAIRMAN STRAIN: Anybody opposed? (No response.) CHAIRMAN STRAIN: Motion carries 7-0. ***The BCC report and recaps,Ray? MR.BELLOWS: Board of County Commissioners has not held a meeting since our last Planning Commission,so no updates. CHAIRMAN STRAIN: That's simple. Thank you. ***Chairman's report. I did want to talk a little bit about our 8/20 meeting. That's the meeting in Page 3of17 August 6, 2015 which we're going to be discussing sidewalks. Both Mike Bosi and Mike Sawyer have been working feverishly to line up the various county personnel and contact the special groups that may be interested in knowing that the meeting's going on and in making presentations. It will start out with the county's little bit of history and background and then we'll move into county departments. Then we'll move to those who would like to enlighten us as to their positions on this,whether it be the development community and/or the organizations that promote pathways and sidewalks or any others. That will start out the day. I expect most of the morning will be taken up with that issue. Then we have right after that it could follow late morning and into the afternoon,at least two cases lined up,one is the East Gateway that we just continued this morning. The second one was the Briarwood,for lack of a better word,man caves projects. It's involving the storage for exotics cars,things like that. There may be something else added between now and then,but we have at least two regular cases that day. Ray,do you know of any others? MR.BELLOWS: Not at this time,but two definitely. CHAIRMAN STRAIN: Okay. So I would expect for Stan's benefit,yes,bring lunch. COMMISSIONER CHRZANOWSKI: And a sleeping bag. CHAIRMAN STRAIN: It won't be that bad. Won't be that bad. COMMISSIONER HOMIAK: You might need a nap. CHAIRMAN STRAIN: Might need a nap. And that's the only other report. The other thing I might want to mention,depending on how the sidewalk discussion evolves and comes out,we may want to look at having similar discussions on other hot trends we see changing in the county so that we're better prepared for them when they come up. I've noticed most recently that setbacks are being reduced to almost nothing in all cases. We're losing space in the front of properties for more build-out area. And while that does help product and development,I'm not sure ifs the right thing for this community to do. So at some point we probably need to consider also taking a closer look like that so we all know,you know,what the benefits are and what the upside and downsides are. ***And with that,we don't have any consent items for number eight today, so I'll move straight into our remaining public hearing,and it's 9.D. The item is PUDA-PL20140002461. It's the First Assembly Ministries Education and Rehabilitation Campus MPUD. It's off of Collier Boulevard near Lord's Way. All those testifying on behalf of this item,please rise to be sworn in by the court reporter. (All speakers were duly sworn.) CHAIRMAN STRAIN: Okay,disclosures on the part of the Planning Commission. We'll start at the end with Tom. MR.EASTMAN: I've spoken briefly with David Torres regarding the project. CHAIRMAN STRAIN: Stan? COMMISSIONER CHRZANOWSKI: Might be quicker to tell you the projects I don't talk to Mr. Yovanovich about. I spoke to him at length a couple days ago. CHAIRMAN STRAIN: Okay,Andy? COMMISSIONER SOLIS: None. COMMISSIONER EBERT: Just staff. CHAIRMAN STRAIN: Okay,and I've talked with the applicant's representatives,both Bob and the white-haired guy. I was trying to think of the right word to phrase that,Richard. And that's about all. I've read the files and gone through the history of the project. Pardon me? COMMISSIONER EBERT: I was going to ask you if you were going to invite him to our sidewalk discussion. CHAIRMAN STRAIN: If he wants to come,he's always welcome. Karen? COMMISSIONER HOMIAK: Yeah,I spoke to Mr.Yovanovich,and I met,at Commissioner Fiala's request,twice with the residents at Naples Lakes and their managers and Mr.Yovanovich was there, Mr.Mulhere,Mr.Haines and Mr.Torres. CHAIRMAN STRAIN: Okay. COMMISSIONER HOMIAK: And that's it. Page 4 of 17 August 6,2015 CHAIRMAN STRAIN: That reminds me,I did speak to Commissioner Fiala as well. Brian? COMMISSIONER DOYLE: I had some communication with Mr.Mulhere. CHAIRMAN STRAIN: Charlene? COMMISSIONER ROMAN: No contact. CHAIRMAN STRAIN: Okay,with that,Bob,it's all yours. MR.MULHERE: Thank you. Good morning.For the record,Bob Mulhere with Hole-Montes here on behalf of the applicant. And also with me this morning is David Torres,previously mentioned,and Gary Haines.And also Rich Yovanovich,who's the land use attorney. And Paula McMichael who works with me at Hole-Montes. I put on the visualizer a location map of the properties on the east side of Collier Boulevard. It's just a little bit north of Rattlesnake Hammock,accessed by the Lord's Way. The--it's a relatively simple set of amendments. We're not changing the allowable density of 296 units on this tract. And all the changes are limited to tract G in terms of their impact. I just put on the visualizer the PUD master plan. And this one is a slightly updated master plan in that the lake configuration more closely matches the lake configuration on the Site Development Plan that we have already submitted and is under review with Collier County on tract G,which I'll point out to you. So the changes include allowing for a maximum of 20 percent of the units to be one-bedroom units and with a minimum size of 750 square feet. There are some clarifications related to the ESP housing,both definition and all of the conditions that will apply. Most of those changes are in the companion--a separate agreement with the county related to that ESP housing. Some of that is in the PUD as well. For example, you'll see in just a minute,we'll be adding a definition of essential service personnel to the PUD. We've removed language regarding the phasing of the units where we could. Obviously that doesn't apply the intent just to build these in a single phase. The phasing was conditioned upon improvements to Davis Boulevard,other right-of-way improvements that have already occurred. There will be some--there are going to be some changes relative to transportation commitments which I will get to in greater detail,both the amount of right-of-way that the county requires and some other specific conditions that we will be agreeing to. As I said,we've revised the master plan to align the westernmost access point. Well,I didn't say this part,but we have done that to realign the westernmost access point to coincide with the access at the Lord's Way just to the south of the Lord's Way PUD which is to the south. That generally describes--we added--in addition we added some commitments that relate to amenities and relate to construction materials,very similar to what was done in another PUD called the Vincentian PUD,you may recall. And part of the reason for that was that we had made that commitment to the Naples Lakes Country Club residents when we met with them. With respect to that,we did have our required NIM,and in addition to that we also met on two separate occasions with the Naples Lakes Country Club management and their homeowners association leadership. And I think both of those--all three of those meetings all went very well. There were questions obviously. There were some commitments that were made that are contained in the PUD. To my knowledge there's no objection to the project. We also received several letters of support which I think you have in your packet.Obviously the employers of essential service personnel see this as a beneficial project because one of the critical issues is in attracting new employees is housing and affordable housing,so-- I thought I would go over the changes which we handed out to you one by one,and I'll put them on the visualizer so that folks who may not be in attendance but may be listening can see them as well. And so I'm going to use the hand-held microphone to do that. So we handed out--is that on? Yeah,we handed out a document to you that has the highlights--most of the changes highlighted in yellow. There's a couple of additional changes I'll go over after I complete this. Within the table on Page 3 of 9 of the handout I gave you,there was a correction to pluralize the word yards and to remove an asterisk at the top right side of the two-column table. That asterisk really was unnecessary. It's very specific. It's located right here and it applies to that footnote. We moved up this general note so that it would fall right under the table where it should be. We struck through paragraph C which is roof treatments,because we are dealing with that elsewhere in the PUD. Page 5 of 17 August 6, 2015 This was duplicative. Let me straighten that out.People--to be looking crooked. We added a definition of essential services personnel on Page 5 of 9,but that has changed slightly. And let me get that revised definition for you to look at. So this last paragraph here would be what is proposed in working with Kim Grant and county staff for that definition. The difference being obviously what you can see,the underlined language would be added and the struck through language would be deleted. And we would use that definition both in the PUD and in the ESP agreement. COMMISSIONER ROMAN: Yeah,I had a question,Bob,regarding that. In the PUD itself it talks about essential services housing for essential services personnel,I should say. And in the PUD there's also an affordable housing component and the definitions are different. How--did we address that so that they're consistent?It's just--I'm not sure what type of affordable housing you're talking about in the PUD. MR.MULHERE: So 60 of the units--I'm sorry,what did you say,Richard? CHAIRMAN STRAIN: Charlette,did you get the agreement? Did you get a copy of the housing agreement? I don't know if the board,everybody got that. COMMISSIONER ROMAN: I didn't see it. CHAIRMAN STRAIN: Okay,that would have helped. I didn't know if you had-- COMMISSIONER ROMAN: But I did have a question of staff. That's why I'm asking. MS.GUNDLACH: It's an attachment. MR.MULHERE: So the affordable element,I mean technically that would cover all of the ranges of income. But there is a specific breakdown,I want to make sure I get this right,of 60 units that are allocated affordable. 25 would be for the lower income levels and 35 would be for the next up. And I want to make sure I got this, 80 percent or below? Yeah, so 25 would be 80 percent or below. COMMISSIONER ROMAN: The low income families. MR.MULHERE: Yes. And 35 would be between 81 and 150. COMMISSIONER ROMAN: Okay. Thank you. MR.MULHERE: Yeah. CHAIRMAN STRAIN: While we're on that subject,this change that you're proposing refers to a document that's not controlled by the county Department of Labor wage decision building,as may be amended from time to time.And my question to the County Attorney's Office would be in the past we've been reluctant to include things that would require--that would result in a self-amending document. And that seems to be where this would go. It's different when it's the LDC,because it does control zoning,but this one is a--this would actually then have the benefit of changing the mix of affordable use units that may be here,whether good or bad. And I'm not sure that's going to be consistent with both the agreement or what the intent of this document is. And I can see no one's listening. MR.YOVANOVICH: I was. I was listening. CHAIRMAN STRAIN: I know you're listening,but you're not the person I need to comment on this. Heidi and Kim were,but I don't think they heard any of it. So Scott,can you answer the question? MR. STONE: If you'll allow me a moment to confer with Heidi on this. CHAIRMAN STRAIN: Okay. MR.YOVANOVICH: If I can help you out. CHAIRMAN STRAIN: Let's try. MR.YOVANOVICH: This recommended change actually came from staff,because they wanted to make sure we had a good definition of what's skilled housing,people qualified for ESP. I would say this is really no different than your typical change in whatever the median income could be for that year. It will always fluctuate based upon--and it's based upon an outside agency telling us what the median income is. So there's always been--or historically has been this fluctuation. If median income goes down,then what we can charge goes down. If median income goes up,what we can charge goes up. So it's always been--there's always been these self-amending provisions related to affordable housing. So I would not see this as any really different than that. CHAIRMAN STRAIN: Well,in the agreement I would agree with you. If the agreement--I'm more concerned that this is a zoning document.And in the past there has been some concern. If there isn't Page 6 of 17 August 6, 2015 from the County Attorney's Office,I'm fine with that. I certainly am glad to see that there is some definition, but I think it's all kind of,I don't know if the word ambiguous or silly is the right thing. We have affordable categories that range from whatever,very,very low percentage all the way up to 150 or 120 percent. So instead of using the factual reality of what these percentages are,we keep coming up with words. And this is the third word I've heard. It started out as workforce,then it was gap,and now it's ESP.I think it's an interesting twist. I'd rather we just keep it simple and factual,but it doesn't seem that's the trend that we're going to-- MR.YOVANOVICH: But keep in mind we have a comprehensive plan provision that applies to this property and it required ESP housing. CHAIRMAN STRAIN: Oh,I know. MR.YOVANOVICH: So we--that's why this is--it's still within the affordability guidelines that already exist. Those thresholds already exist. But who can qualify is further limited by they have to be essential service personnel. CHAIRMAN STRAIN: And Heidi,or Scott, since you've conferred with Heidi,or Heidi,do you want to respond to my question about the self-amending issue? Is it an issue that we have to be concerned about with this additional language being offered? MS.ASHTON-CICKO: Well,the citation proposed isn't acceptable. So we will work with the Housing Department and Mr.Yovanovich to come up with some language that's acceptable. As far as it being self-amending,I haven't seen the document that Ms. Grant has, so I don't know what it says,but she is referring to a specific decision and we just need to be more clear. And I would recommend that when it comes back,if this gets approved on consent agenda,that that decision be included in the backup, if that's the route of how the definition is going to go. CHAIRMAN STRAIN: Okay. And I was hoping to wrap this up today and not have to go to consent,but we'll have to see then. If that's the only thing that's outstanding,maybe it can be resolved before the end of business today. COMMISSIONER ROMAN: But Mr. Chair,I have a question on this. In looking at the list of developer commitments,I'm just trying to understand it. There's 147 ESP units that are committed to.And we just talked about 60 affordable housing. So 147 ESP plus 60 affordable housing. MR.YOVANOVICH: No,the 60 is within the 147. So 87 are not restricted by income,but they are restricted by those individuals being ESP personnel. COMMISSIONER ROMAN: By this definition that you're proposing here. MR.YOVANOVICH: No,by what was in the Comp. Plan and what is in the PUD document itself we have a requirement of 147 units that have to be first offered to ESP personnel.Within that 147,60 of them have to be income restricted as to the percentages we discussed. COMMISSIONER ROMAN: Okay. CHAIRMAN STRAIN: And by--what that means is the difference between the 60 and the 147 can be any members of those working entities,regardless of their salaries; is that-- MR.YOVANOVICH: Correct. Those 87 un--like I'm fairly certain doctors would not qualify for the income threshold. So if a doctor wanted to rent a unit in there while he was looking for a house or she was looking for a house,they would qualify as ESP. But they wouldn't fall within the 60 units that are income restricted. CHAIRMAN STRAIN: So there's 60 affordable units,really,for this project. The rest are market rate,whether it's ESP market,or general public market. MR.YOVANOVICH: Correct. COMMISSIONER ROMAN: Yeah, it just seems that the essential service personnel definition is so broad. It only addresses what it includes,not limited to. So that's why I was asking. MR.MULHERE: And the intent--maybe it helps to say that the intent is to market to those employers that do employ essential service personnel: Sheriff,Collier County, school board,hospitals. We think we won't have any problem attracting those employees with the growth that we're experiencing. MR.YOVANOVICH: Well,and I think we were--the recommended language that Bob put up there,there's no longer that including but not limited to language in there. It's specifically to teachers, educators,community college and university employees,police and fire personnel. Yeah,put it back up there. Page 7 of 17 August 6,2015 But you're right,the definition that's actually in your Comprehensive Plan has the included but not limited to language. We've made it more finite as to who would qualify within the definition. And I would point out,we added government employees,although it's not in your current definition. I think that was always the intent,that government employees would be considered essential. CHAIRMAN STRAIN: Some of them. COMMISSIONER ROMAN: Thank you. MR.YOVANOVICH: I was going to let you say that. MR.MULHERE: So the--on Page 6 of 9,about the middle of the page here is the list of commitments that I previously referenced,both in terms of amenities and design and then also construction elements. And we have a couple of clarifications and revisions there. We've added concrete masonry unit construction or concrete construction,they are two different kinds of construction but both acceptable,and stucco. And also we've clearly stated that asphalt shingles will be prohibited. Because we had some language that said or--we had this approved equivalent. But without that restriction that would have potentially allowed for the asphalt shingles,so we've clearly indicated that that's prohibited. And some of these changes I should mention did come from conversations that we had with,you know, several Planning Commission members. The change that you see on the top of Page 7 relative to notice of proximity to the Sports Park and Swamp Buggy,because they are traffic and noise generating uses that do exist. And I think at our neighborhood information meeting a representative indicated that they wanted to see the same kind of notice that we also have in the Lord's Way and I think also in the Hacienda Lakes. Of course it's within the Hacienda Lakes DRI property. And so staff within the last couple of days asked us to amend that to add this language that you see highlighted in yellow which is--mirrors what I think is in the county ordinance that provides for this language. And so we've added: Shall provide to any prospective resident an actual and recorded notice. And we also added reference to traffic. Because we only had a reference to noise before,but also they would be put on record that there would be traffic. And presumably there would be some notification in a lease. That would be the actual notice. And then there would be a general recordation in the public records. And that would cover this requirement. We were asked to eliminate--this whole section is highlighted,but in reality we're just renumbering--but eliminating deviation 4.C,which is on Page 8 of 9,which dealt with a deviation related to sidewalks and bike lanes. And the Site Development Plan actually has a very nice and very well connected sidewalk and bike plan associated with this, so this deviation is not necessary. There are a couple of additional changes. We spent the last few days somewhat feverishly working on resolving some issues that related to a condition in the PUD that requested 55 --up to 55 feet of right-of-way along the Lord's Way adjacent to particularly tract G. The argument that we were making to the county was that they--at the time that that was required, the Lord's Way PUD immediately to the south was not approved and so subsequent to that being approved that PUD includes within it a 30-foot right-of-way reservation. And further east the Hacienda Lakes DRI includes a reservation to allow for a 60-foot wide right-of-way. So our position was do you really need 55 feet from this particular tract here when you're only getting--which would give you,you know,an additional basically 25 feet beyond what everybody else is providing,30 feet. 55 versus 30 feet. And so we met with staff on a couple of occasions and they reviewed this and came back with a what I think is a very workable and good revised position in that we will commit to providing the county with 40 feet. Within that 40 feet we will provide for a 10-foot wide asphalt multi-use path. And that will still allow for a 60-foot road right-of-way. As a result of that,however,we need a little bit of relief from the required setback adjacent to the Lord's Way for one building that we have that is located along that perimeter PUD boundary. And it's not much--it's not a great deal of relief. The building--the setback requirement is as you read right here,it's 35 feet plus one foot for each foot of building height over 35 feet.Presently it reads for the northern,southern and eastern MPUD boundary. Page 8of17 August 6,2015 So our maximum zoned height is 52 feet.And so in that case we would need 35 plus another--somebody do that math for me, 17 feet. And that would bring us over a 52-foot setback. What we actually have is we've redesigned the SDP,and what we actually have is at present is 50 feet. So there's a difference of two feet. So what we are asking is to amend this language to say--and it's only in this one location along that one boundary--is that the 35 feet plus one foot for each foot of building height over 35 feet for the northern and eastern boundary,and then add this language: In 35 feet plus one foot of building height over 35 feet not to exceed 50 feet for the south perimeter buffer. COMMISSIONER EBERT: I have a question for you. MR.MULHERE: Sure. COMMISSIONER EBERT: You're saying that you want just a little less because of Lord's Way. What did you position in Lord's Way that wants you a little less? You said building or something in Lord's Way? MR.MULHERE: Well,not in it. We had a building--see,the county--the PUD required-- CHAIRMAN STRAIN: Bob,this is your SDP and this whole issue being resolved,I think it's a good solution. It may explain why the solution is on the table. That was submitted to the county a week or so ago. The orange building to the south was the one that was right up on top of the waterway.And what they're suggesting is that it will be 50 feet back from the waterway. MR. MULHERE: The Lord's Way. CHAIRMAN STRAIN: I mean from the right-of-way,I'm sorry. MR.MULHERE: So this red line, if you can see that red line, is the 55-foot line that the PUD requires at present. This building would have been 10 feet off of that line. In meeting with staff, in one of their conditions that you probably saw in the staff report was that we meet the required setback adjacent to the Lord's Way. We went back and redesigned--we haven't resubmitted it yet,it was just in the last couple of days. We went back and redesigned this portion of the site plan to move that building,and that building now with this reduction from 55 feet to 40 feet,which the county has agreed to,will provide for a 50-foot setback. Technically we probably need 51 and change,maybe 52. So there's--it's a good compromise,the staff is comfortable with it,and so we just had to reflect that in the PUD. It's only on that location. COMMISSIONER EBERT: Okay. So Lord's Way is a private road right now? MR. MULHERE: Yes. COMMISSIONER EBERT: Okay. And it will be going to Benfield Road? Future Benfield? MR.TORRES: Depending on the county. COMMISSIONER EBERT: And how many lanes-- MR.MULHERE: I mean,that's the plan,but-- COMMISSIONER EBERT: I understand. And how many lanes is Lord's Way? I mean,how many--just one lane each way? MR.MULHERE: Yes,yes. You couldn't get more than that anyway. That's the right-of-way that the county has. You'd only have-- CHAIRMAN STRAIN: Cherie',excuse me,did you need something? THE COURT REPORTER: Just the name of the speaker. CHAIRMAN STRAIN: His name is David Torres. And yes,we shouldn't speak from the audience. Thank you,Cherie'. MR.MULHERE: It was my fault,I looked over towards him. And so,you know,that won't be any different than what you have everywhere else.There was really no reason to ask for in our opinion the full 55 feet. Because a lot of things have changed since that was put into the PUD. County after reviewing it agreed but they didn't go to 35 feet,they went to 40,which would allow for this 10-foot multi-use pathway. COMMISSIONER EBERT: Okay,thank you. MR.MULHERE: There was one other thing I wanted to make clear is that there is a--there is presently a deviation in the PUD that allows for a 10-foot wide landscape buffer along the Lord's Way,and we would provide that. But in talking to some of the Planning Commission members,the question came up, Page 9 of 17 August 6, 2015 well,if you put a wall or a fence along the Lord's Way,would you put landscaping on both sides of that? I believe the code requires that there be landscaping on both sides,but just in case there's any question,we wouldn't have a problem putting the wall or fence sort of in the middle of the landscape buffer and putting landscaping on both sides. MS.ASHTON-CICKO: Mr. Chair,could I get clarification as to where Mr.Mulhere is referring in the existing ordinance? MR.MULHERE: I'm referring to a deviation that exists in-- CHAIRMAN STRAIN: It would be in--oh,the deviation? MR.MULHERE: Yes. MS.ASHTON-CICKO: I'm not clear on what this amendment is that he's proposing, so I need to see the context of-- CHAIRMAN STRAIN: Which amendment? The one that's in yellow on the screen or the deviation-- MS.ASHTON-CICKO: Yeah,the yellow that he has on the screen. CHAIRMAN STRAIN: That's on Exhibit B, listing of tables,Table I,Page 3 of 9 that was passed out,I would assume that's what you're referring to. MR.MULHERE: Right here,Heidi. MS.ASHTON-CICKO: Okay,that wasn't clear. MR.MULHERE: Right here. MS.ASHTON-CICKO: Okay,thank you. MR.MULHERE: I didn't want to,you know,give you the whole table,because we're only changing one little portion of it. And this is not a change, it's just a clarification,Mr. Chairman,the landscape issue. CHAIRMAN STRAIN: Understand. MR.MULHERE: To my knowledge,other than finalizing the language that we talked about regarding the definition that the County Attorney's Office felt needed some revision,that really is all the changes that we were proposing and concludes my presentation. CHAIRMAN STRAIN: Okay,I'll start with questions from the Planning Commission. Karen? COMMISSIONER HOMIAK: I have a question,or something like a question. On the Page 3 of the table one for tract G, it says the minimum floor square area is 750 square feet per dwelling unit. MR.MULHERE: Yes. COMMISSIONER HOMIAK: At the last meeting that we had at Naples Lakes it was stated that the one-bedroom units would be 800 square feet.And I asked that question again at the end of the meeting. So if there's nothing smaller than a one-bedroom,could that be changed to 800? CHAIRMAN STRAIN: I did take-offs from your SDPs and the smallest unit I think is 803. MR.YOVANOVICH: I think it's 808. CHAIRMAN STRAIN: Okay. Well,I didn't do inches. Sony. MR.MULHERE: Yeah, I just did check with the client and we could change that to 800 square feet. COMMISSIONER HOMIAK: Okay,thank you. CHAIRMAN STRAIN: Anybody else from the Planning Commission got any questions of the applicant. (No response.) CHAIRMAN STRAIN: I had a--well,just one clarification. I'm looking for it now. The transportation section of the PUD which is on Page F.2,it's item 3.A. Since the decision has been provided that staff needs 40 feet,not 55,I'd suggest we clean up 3.A as a part of this amendment to reduce it. Instead of saying up to 55 feet that we--it's reduced to 40 feet. MR.MULHERE: Yeah. CHAIRMAN STRAIN: Plain and simple. That way there's no confusion going forward. COMMISSIONER HOMIAK: What did you just say? MS.ASHTON-CICKO: I believe staff had some proposed language. CHAIRMAN STRAIN: If they do,then I hope they can come up now instead of waiting for staff report. Page 10 of 17 August 6,2015 Mike? MR. SAWYER: Good morning. Mike Sawyer,Project Manager for Transportation Planning. Staff has worked on revised language,and I'd like to be able to pass that out now for everybody. CHAIRMAN STRAIN: And please put a copy in the overhead when you can. MR. SAWYER: Yeah,I'll do that first. We sent this out by email to everybody last night. CHAIRMAN STRAIN: Has the applicant gotten this ahead of time? MR.MULHERE: Yeah. CHAIRMAN STRAIN: Okay,and County Attorney's Office gotten it ahead of time? MS.ASHTON-CICKO: Yes. CHAIRMAN STRAIN: Okay. MR. SAWYER: As you see,what we did was we actually--we actually broke it down into portions A and B. A is now just specifically for tract A. That has not changed except for just eliminating the notations for tract G.And then tract G is more specific as far as what we're proposing to reduce that particular reservation to,40 feet. As you can see,we've also got the note in there that a 10-foot multi-use path will be provided on the north side of that roadway. CHAIRMAN STRAIN: Okay. And then though I don't hear any negative comments from the applicant or the County Attorney's Office,I'm assuming the language is fine with everybody else. MS.ASHTON-CICKO: Actually,I do have a proposed change. CHAIRMAN STRAIN: Okay. Which is? MS.ASHTON-CICKO: It's at the end of the second line. So it reads: The public right-of-way corridor shall include a 10-foot multi-use pathway on the north side of the roadway to be constructed by a private entity. CHAIRMAN STRAIN: Richard? MR.YOVANOVICH: The issue with that is this is being constructed by Hacienda Lakes,correct, the road? Hacienda Lakes has a community development district and the community development district may be funding that improvement, so I'm concerned about using by a private entity since a CDD is a governmental entity. MS.ASHTON-CICKO: Do you want to put to be constructed by an entity other than Collier County? MR.YOVANOVICH: That's fine. MS.ASHTON-CICKO: Okay. Thank you. CHAIRMAN STRAIN: Okay. Anything else?Anybody else-- COMMISSIONER EBERT: Yes,I have a question. CHAIRMAN STRAIN: Diane? COMMISSIONER EBERT: Are these units rental units or sales units? MR. MULHERE: Rental. COMMISSIONER EBERT: So for 15 years they will be rental? Because I see the word sale in here also. And if you're going to keep rental for ESP for 15 years,I--but I see the word sale in there also. MR.YOVANOVICH: Well,you have the option of doing either. Our particular project would be rental. And under either alternative the 15-year requirement is required,okay. So if it converted to a for sale product in the future,I'm not saying it will,but if it did,the 15-year requirement and the ESP requirements would remain in place. COMMISSIONER EBERT: So then--but they would go to as a sale unit rather than rental? MR.YOVANOVICH: If there was a conversion to for sale. And I have to go back and look at the agreement,but I think the agreement deals with rental only. Correct? MR.TORRES: Yeah. MR.YOVANOVICH: So we would have to amend the agreement to convert to for sale. But remember,the PUD is a little bit more general.And the agreement itself deals with the type of housing we're providing. So we would have to go to the Board to amend the agreement to go to a for sale product. So we would convert it to a for sale product,but the 15-year requirement would remain. COMMISSIONER EBERT: Kim, is this okay with your department? Or Heidi? Page 11 of 17 August 6, 2015 MR.YOVANOVICH: I hope so, since they wrote the agreement. MS.GRANT: Hello,Kim Grant,Director of Community and Human Services. The agreement has been written at this point in time for rental. So I agree with what Rich has indicated,that if this agreement is to change to for sale, it would have to be going through the appropriate process,including the Board approving such. But either way,if in the future this converted for sale,the 15 years will still apply to the number of units as specified in here. Again,unless it's modified by approval through all the appropriate processes in the future. COMMISSIONER EBERT: Okay, so it would be between you and the BCC. MS.GRANT: Correct. COMMISSIONER EBERT: Thank you. CHAIRMAN STRAIN: Okay. Any other questions from the Planning Commission at this time? (No response.) CHAIRMAN STRAIN: Okay, let's move to our staff report. MS.GUNDLACH: Good morning, Commissioners. For the record,I'm Nancy Gundlach,Principal Planner with the Zoning Division. And staff is recommending approval of this PUD amendment. And we did have some recommendations;we have two of them. But it sounds like they've been resolved with the specificity of the 40-foot wide right-of-way. CHAIRMAN STRAIN: So I was thinking the same thing. So your recommendations are no longer needed. MS. GUNDLACH: Correct. And if you have any questions, it would be my pleasure to answer them this morning. CHAIRMAN STRAIN: Any questions of staff from the Planning Commission? COMMISSIONER ROMAN: I have a question just for clarification. In that 40-foot wide setback there will be a 10-foot multi-use pathway and the landscape buffer;am I understanding it correct? MR. MULHERE: No. Sony, go ahead. CHAIRMAN STRAIN: Yeah, let staff answer first. MS.GUNDLACH: The landscape buffer is on private property, so it's outside of the 40-foot wide future right-of-way. COMMISSIONER ROMAN: So it's on the actual property of the project? MS.GUNDLACH: Correct. COMMISSIONER ROMAN: Okay,gotcha. CHAIRMAN STRAIN: Contrary to one of the cross-sections we originally received,the fence that was shown in the future right-of-way will be been within that buffer now,or somewhere adjacent. COMMISSIONER ROMAN: On the property. CHAIRMAN STRAIN: On the property. COMMISSIONER ROMAN: So in the 40-foot setback the only thing that is there is the 10-foot multi-use pathway. And then on the property line of your property,that begins the landscape buffer-- MR.MULHERE: And setback. COMMISSIONER ROMAN: --wall and setback. CHAIRMAN STRAIN: The multi-use path is within a 40-foot right-of-way. COMMISSIONER ROMAN: Right,right. MR.MULHERE: It would be private right-of-way. COMMISSIONER ROMAN: I might not have said it as well as you did. CHAIRMAN STRAIN: I just wanted to make sure-- COMMISSIONER ROMAN: I've got it clear in my head,I think. CHAIRMAN STRAIN: -- it's clear for the record. COMMISSIONER ROMAN: Thank you. CHAIRMAN STRAIN: Does anybody else have any questions of staff? (No response.) CHAIRMAN STRAIN: Bob,before--it's not your turn. MR.MULHERE: I just have Heidi's language here, so-- COMMISSIONER EBERT: Do you have a picture of the SDP? Does anybody have-- Page 12 of 17 August 6, 2015 CHAIRMAN STRAIN: I just provided staff with it and it was on the overhead. COMMISSIONER EBERT: Okay. MR.MULHERE: At least the relevant portion of it. Let's do it this way. COMMISSIONER ROMAN: Yeah,so it's oriented. CHAIRMAN STRAIN: The blue outlines correspond to the lakes on the new master plan. As you can see,that sidewalk deviation as they had stated wouldn't have worked with this plan. I did see an alternative plan that will somehow end up being reviewed by staff during the SDP process and will meet the intent of the code. COMMISSIONER EBERT: Where is the--I can't quite see it,the amenity center? CHAIRMAN STRAIN: Darker black area. COMMISSIONER EBERT: The dark black area. CHAIRMAN STRAIN: See it on the right?There's the amenity centers,basketball courts,and I think it's basketball courts over to the left. I'm not sure. I thought that's what it showed up as. No,see the dark black area? Right there,yeah. That's your courts. I'm not sure what those are. MR.MULHERE: Could be basketball or pickle ball or bocce ball. Some kind of ball. CHAIRMAN STRAIN: Is that it, Diane? COMMISSIONER EBERT: Yeah. CHAIRMAN STRAIN: Nancy,while we're on to your issues,there were four letters received and put forth as support of this project's affordable housing components. And I'm not against what they're proposing at this point,but I want to clean it up for the record. The one received last night or this morning from the Greater Naples Chamber of Commerce addressed to Tim Nance and Commissioners,his general support of affordable housing is--nothing in there references this project. I think that if you go to organizations who are supporting affordable housing,they're all going to issue a letter like this. So I don't see how this is relevant to the project,unless they want to pull up all similar organizations. And the same with Naples Community Hospital. That one's even more vague,to whom it may concern. But they don't get into this project. They simply are supportive,which is fine. I'm not sure how that's relevant to supporting this project,and the other two at least reference this project. So I want to make that clarification for the record. Unless the applicant has something else they want to contribute. MR.MULHERE: For the record, I think your description is accurate. I mean,the only thing I would say is that since this does provide for essential service personnel,it advances that general support that they've espoused in a couple of these letters. CHAIRMAN STRAIN: Oh,I don't disagree with you,Bob,but I didn't want it to be perceived that these were written specifically for this project. They don't seem to be. MR.MULHERE: No,there are a couple that defmitely are not. They're general. COMMISSIONER EBERT: Bob,as long as they're there. Childcare. Are you providing something here for childcare? Because when I looked at the original, it was in tract A. And now I see you've put-- MR.MULHERE: Yeah,what we allowed, since this will be a 296-unit rental complex,we allow for on-site childcare for residents only. So it will not be a commercial childcare operation but for residents only. Whether or not that actually happens has not been decided,but we'd like to have that provision in there. It certainly makes it a lot easier and less of a traffic generation if there's childcare on-site. COMMISSIONER EBERT: Do you have the area that you can put this childcare set aside? MR.MULHERE: Yes. Yeah. COMMISSIONER EBERT: Okay,just checking. CHAIRMAN STRAIN: Bob,while you're up there,the new master plan that you sent out,I'm assuming you're going to make a change to the reference to the right-of-way reservation on that one,as well as the language in the text of the PUD. MR.MULHERE: Yes,we didn't know exactly how that was going to end up until now, so we will do that. CHAIRMAN STRAIN: Okay. Before we go to public speakers,are there any other questions from the Planning Commission for either staff or the applicant? (No response.) MR.MULHERE: Did you want to look at--Heidi provided me with her-- Page 13 of 17 August 6,2015 CHAIRMAN STRAIN: Yes, let's do that now.That's a good idea,thank you. MR.MULHERE: So here's the existing language. And I'll put Heidi's down. It would start right here. So the proposed language is as listed in the U.S. Department of Labor,general decision number, Florida 150012 dated 3/20/15 for building construction in Collier County,Florida as may be amended or superseded from time to time. I think that's more specific. CHAIRMAN STRAIN: You need to use that little hand-held mic, Bob. MR.MULHERE: Sorry. I forgot,thank you. I think that is more specific,but I'll defer to Heidi for-- MS.ASHTON-CICKO: Yeah, it's more specific. And also the decision lists different types of wage earners and the wages that they'll get. So there's no issue with amending or superseding this decision. CHAIRMAN STRAIN: Well,just out of curiosity, if I'm reading this right the U.S.Government has a department that knows the wages in the building construction industry in Collier County? MS.ASHTON-CICKO: Well,I can let Kim address that. MS.GRANT: Commissioners,again,Kim Grant. That's correct,the Department of Labor issues various wage decisions for each state each year and then update as applicable. And those wage decisions are used in grant administration for the determination of the minimum amount of wage it needs to be paid.I'm sure there are other applications. CHAIRMAN STRAIN: Well,the fact that this is limited to the building construction and ESP goes for beyond that,does that any negative--could that produce any negative results for us? MS.GRANT: Well,there are actually wage decisions issued in different types of categories. One is for transportation,one is for heavy operation,one is for building. Since the element of the ESP definition talked about skilled building trades,we selected the wage decision for building,which should provide a sufficient list. Because our issue was how do we know who would qualify as a skilled building personnel. So this provides a list of essentially the trades that we are recommending be the checklist of who would qualify under there. CHAIRMAN STRAIN: Could we move that paper down a little bit so we could see how that fits again back into the original definition. COMMISSIONER ROMAN: Yeah,that's good. CHAIRMAN STRAIN: See,because the-- COMMISSIONER ROMAN: Skilled building trades personnel is mentioned there. CHAIRMAN STRAIN: Okay. I know something was crossed out. But the employees associated with health,safety and welfare agencies has been crossed out. Okay. So the parenthetical only applies to the skilled building trades section of that definition; is that right? MS. GRANT: That's correct. CHAIRMAN STRAIN: Okay. Thank you,Kim. MS.GRANT: You're welcome. CHAIRMAN STRAIN: And thanks for your help previously in other questions that I had of you. I appreciate your time and your department's time getting those answers. MS. GRANT: You're welcome. We're happy to help. Thank you. COMMISSIONER SOLIS: Mr.Chairman? CHAIRMAN STRAIN: Yes, sir. COMMISSIONER SOLIS: I just have one question,and either for staff or Mr.Mulhere. Can you explain to me just the changes related to the ESP and how long these commitments for the essential services housing and affordable housing,what is the exact change that's occurring with this amendment to the PUD? MR.YOVANOVICH: The only thing that's changing--the 15-year requirement is not changing. The only thing that's basically changing is the original thought was this would be a for sale product. And we had to keep those units open for 60 days when it's a for sale product to see if we could find a qualified buyer. The rental market,you can't wait 60 days to find somebody,because people want their rental unit sooner rather than later. So we changed that 60-day requirement to 14 days. But the dollar--the income thresholds are not changing,the--the length of period of time's not changing,the number of units is not changing,the breakdown of the number of units is not changing. So it's Page 14 of 17 August 6, 2015 60 to 14 days. COMMISSIONER SOLIS: That was my question,thank you. CHAIRMAN STRAIN: Okay,with that I think we are done with staff and the applicant's questions at this time. And we'll go to public speakers. Do we have any registered public speakers,Ray? MR.BELLOWS: No one has registered. CHAIRMAN STRAIN: Are there any members of the public who would like to speak on this matter? (No response.) CHAIRMAN STRAIN: Hearing none,I don't know of any rebuttal needed at this point. I will read out some notes I made during the discussion so that they could be used if so desired by the motion maker. Those notes are as follows: Number one,we'd accept a new language with the revisions as presented, subject to the following: Revisions to the definition of ESP. The new language for the setback of the southern boundary from the right-of-way with a maximum of 50 feet;the right-of-way width will be at 40 feet with a 10-foot multi-use path and as language was presented by staff and modifications to the master plan were necessary. The fence location will be located within the landscape buffer on the southern side. Will modify the transportation section at 3.B with the County Attorney's suggested changes. Staff recommendations would no longer be needed. And the minimum housing size instead of 750 square feet will be 800 square feet. And those are the notes I made that are in addition to the highlighting information that we went over and talked about here today.Unless somebody else has any others? Anybody have anything they think needs to be added or changed? (No response.) CHAIRMAN STRAIN: With that, is there--we'll close the public hearing and entertain a motion. Is there a motion? COMMISSIONER HOMIAK: Make a motion to approve with the changes that you've just read. COMMISSIONER ROMAN: I'll second it. CHAIRMAN STRAIN: Motion made by Karen,seconded by Charlotte. Is there any further discussion on the part of the Planning Commission? (No response.) CHAIRMAN STRAIN: With that,all those in favor, signify by saying aye. COMMISSIONER DOYLE: Aye. COMMISSIONER EBERT: Aye. COMMISSIONER CHRZANOWSKI: Aye. CHAIRMAN STRAIN: Aye. COMMISSIONER SOLIS: Aye. COMMISSIONER HOMIAK: Aye. COMMISSIONER ROMAN: Aye. CHAIRMAN STRAIN: Anybody opposed? (No response.) CHAIRMAN STRAIN: Motion carries 7-0. Thank you. I do want to thank the applicant-- COMMISSIONER HOMIAK: Consent? CHAIRMAN STRAIN: Well,consent is if requested by this board. I think the changes are pretty clear,unless someone has a need for it. Does anybody see it needing to come back on consent? COMMISSIONER CHRZANOWSKL• No. COMMISSIONER HOMIAK: No. CHAIRMAN STRAIN: Okay,then we won't need consent. I do want to thank in this particular case the applicant,Mr. Torres and his people,because it did take a lot of legwork this week to clean the document up. And everybody worked very closely together to get it done and we do appreciate it. So thank you,it's a better product. MR.MULHERE: Thank you. CHAIRMAN STRAIN: ***There is no old business on our agenda. Page 15 of 17 August 6, 2015 ***There is no new business on our agenda. Is there any members of the public that wish to comment on today's activities or any comment in general? Hearing none--oh,you're a member of the public. Yes, sir? MR.YOVANOVICH: On the sidewalk workshop,will the invitees to that workshop be providing any written documentation in advance of the workshop? CHAIRMAN STRAIN: They can if they want.Just get it to staff before the distribution date to the Planning Commission,which is probably Monday or Tuesday of next week. MR.YOVANOVICH: I didn't know if that was--because from the public side it would be helpful if those who are going to come and comment,we could know what they're thinking in advance so we can either--you know,we can respond appropriately instead of just guessing or reacting on the fly, if you will. CHAIRMAN STRAIN: Well,a lot of it we're hoping will just be an information distribution discussion. It's going to be very informal,Rich,we just want to understand from the different perspectives other than just the development community. That's all. So if there's anything that is available, staff is going to include some things in the packet,I know that already,but it's internal stuff. So you'll see some issues like that when the packet comes out next week. MR.YOVANOVICH: I expected that from the staff side. I just didn't know if the invitees--the other public--not public agencies or public groups,if they've got a position, do they have it in writing or is it just we're going to hear it-- CHAIRMAN STRAIN: We've asked that they bring any documentation they can,cross-sections of streets,things like that. I don't know if it will be ahead of time,but we'll make sure there's copies for everybody. MR.YOVANOVICH: Thank you. CHAIRMAN STRAIN: Thank you. COMMISSIONER HOMIAK: Speaking about complete streets and all those things that people, if we could read ahead of time-- CHAIRMAN STRAIN: There will be some information in your packet next week. COMMISSIONER HOMIAK: Oh,so we could--okay. CHAIRMAN STRAIN: Next week's packet,we'll have a--Mike has been working on it,both Mikes,Mike Sawyer and Mike Bosi, so there is information going to be provided ahead of time. What I didn't want to say is that all of it will be provided ahead of time,because I don't know if someone's going to show up and want to do hand-outs, like we got today. So with that, I don't believe there's anything else. If there's a motion to adjourn? COMMISSIONER EBERT: Make a motion to adjourn. CHAIRMAN STRAIN: Diane. COMMISSIONER HOMIAK: Second. CHAIRMAN STRAIN: Seconded by Karen. All in favor,signify by saying aye. COMMISSIONER DOYLE: Aye. COMMISSIONER EBERT: Aye. COMMISSIONER CHRZANOWSKI: Aye. CHAIRMAN STRAIN: Aye. COMMISSIONER SOLIS: Aye. COMMISSIONER HOMIAK: Aye. COMMISSIONER ROMAN: Aye. CHAIRMAN STRAIN: We're all in favor.Thank you all,we'll see you in two weeks. Page 16 of 17 August 6, 2015 ******************* There being no further business for the good of the County,the meeting was adjourned by order of the Chair at 10:00 a.m. COLLIER COUNTY PLANNING COMMISSION MARK STRAIN,Chairman These minutes approved by the board on as presented or as corrected Transcript prepared on behalf of Gregory Reporting Service,Inc., by Cherie'R.Nottingham. Page 17 of 17 Clerk's Office COLLIER COUNTY GROWTH MANAGEMENT PLAN SMALL SCALE AMENDMENT (ADOPTION HEARINGS) Project: GMPA-PL20140002143 Petition: CPSS-2014-4 & Companion Zoning Petition PUDZ-PL20140002077 m DA VINCI cn ESTATES IN o OLDE CYPRESS o > J PELICAN 3 z 2 QUAIL LONGSHORE o (/) LAKE OWE CYPRESS STRAND ,n U 0 F II (DR I) CARLTON (DRI) r; } qy ? 20 21 LAKES 19 H o = _ PROJECT Iw NORTHBPOOKE DHEV\ LOCATION EBOU Z PLAZA A/ ' /' ,�,, z� ' NAPLES-IMMOK, kE RD. aF aw z _i_ w a 0Z (C.R.846) UV' OZ �� Zw 00 0 U NGSTON D - LAKES 29 f MALIBU GOLDEN GATE ESTATES CO ' 28 gpg�y 30 LAKE UNIT 97 RIGAS HERITAGE p GREENS BREEZEWOOD -' CCPC: September 03, 2015 (continued from August 06, 2015) BCC: October 13, 2015 Agenda Item #9A COLLIER COUNTY PLANNING COMMISSION MEETING September 03, 2015 (continued from August 06, 2015) Small Scale GMP Amendment - Adoption Hearing Project/Petition #PL20140002143/CPSS-2014-4 JCompanion Zoning Petition PUDZ-PL201400020771 1) TAB: Table of Contents DOCUMENT: Table of Contents 2) TAB: Adoption Staff Report DOCUMENT: CCPC Staff Report: 3) TAB: Local Area Map DOCUMENT: Area Map 4) TAB: Ordinance DOCUMENT: Adoption Ordinance with Exhibit "A"text (and/or maps): 5) TAB: Legal Advertisements DOCUMENT: CCPC Advertisement 6) TAB: Petition DOCUMENT: GMPA Application Co eve co1 rnty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: September 3, 2015 (continued from August 6) SUBJECT: PETITION CPSS-2014-4/ PL-2014-0002143, SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT (ADOPTION HEARING) ELEMENT: GOLDEN GATE AREA MASTER PLAN (GGAMP) APPLICANT/OWNER/AGENTS: Thomas H. Dahbura D. Wayne Arnold HUB Condo Rentals, LLC Q. Grady Minor&Associates, PA 18223 Shawley Drive 3800 Via Del Rey Hagerstown, Maryland 21740 Bonita Springs, Florida 34134 Steven J. Bracci, PA 9015 Strada Steil Court, Suite 102 Naples, FL 34109 GEOGRAPHIC LOCATION: The ±5.18 acre subject property is located mid-block, on the south side of lmmokalee Road (CR 846) and north side of Autumn Oaks Lane, approximately 0.7 mile east of I- 75, and comprised of Tracts 51 and 70 of Golden Gate Estates Unit 97, in Section 29, Township 48 South, Range 26 East. REQUESTED ACTION: Amendment to the Golden Gate Area Master Plan (GGAMP) of the Growth Management Plan and to the GGAMP Future Land Use Map and Map Series, to establish the Southbrooke Office Subdistrict in the Estates - Commercial District for up to 40,000 square feet of gross floor area for uses allowed in the C-1, Commercial Professional and General Office zoning district, affecting fewer than ten (10) acres. The proposed GGAMP map amendment is accompanied by new Subdistrict text, as follows: B. Estates - Commercial District *** *** *** ******text break *** *** *** *** *** 7. Southbrooke Office Subdistrict The Southbrooke Office Subdistrict is approximately five (5) acres and is located approximately 1/4 mile east of Oakes Boulevard on the south side of Immokalee Road. The intent of the subdistrict is to permit general office, medical office, and business service uses generally consistent with those uses permissible by right, or as conditional use in the C-1 commercial professional and general office zoning district. This subdistrict will serve as a transitional use from the general commercial uses found on the north side of lmmokalee Road and the 6-lane Immokalee Road arterial roadway, to the low density, large-lot Estates residential area south of the subdistrict. Development within the subdistrict is encouraged to be rezoned as a PUD in order to provide greater specificity of permitted land uses, development standards and any necessary operational characteristics. A maximum of 40,000 square feet of commercial development shall be permitted. All buildings will be limited to single-story, and shall be constructed in a common architectural theme. A - 1 - minimum 30' wide vegetated buffer shall be provided adjacent to Autumn Oaks Lane, which shall consist of retained native vegetation. Access to the subdistrict shall only be from Immokalee Road. PURPOSE/DESCRIPTION OF PROJECT: To re-designate the property from the Residential Estates Subdistrict in the Estates - Mixed Use District, to the Southbrooke Office Subdistrict in the Estates - Commercial District. A companion petition [PUDZ-PL-2014-0002077] would rezone the ±5.18 acre property from the Estates zoning district to the Southbrooke Office PUD. SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subject Property: The subject ±5.18 acres is currently zoned E, Estates District and undeveloped. The present Future Land Use designation of Estates - Mixed Use District, Residential Estates Subdistrict as identified on the GGAMP Future Land Use Map allows single-family residences, and limited non-residential uses (e.g. community facilities, essential services, etc.). Surrounding Lands: North of the Subject Property: Across Immokalee Road, a 6-lane divided arterial roadway, and an east-west drainage canal, is land currently zoned Quail II PUD and developed commercially [allowing for C-3 uses] with an automobile service station, bagel place, walk-in medical clinic, specialty medical providers and labs, dental offices, real estate offices, child daycare facility, home care services provider, and other similar uses located along Executive Drive. Approximately 89,598 commercial sq. ft. are developed of the 184,000 sq. ft. approved. Further to the north are residential portions of Quail II where 512 residences are approved for development. The Future Land Use designation is Urban Mixed Use District, Urban Residential Subdistrict on the Future Land Use Map. West of the Subject Property: Land is currently zoned E, Estates and developed with a water management feature. Further to the west are places of worship and vacant Estates parcels. The Future Land Use designation is Estates - Mixed Use District, Residential Estates Subdistrict on the Future Land Use Map. The "1-75 and Immokalee Road Interchange Activity Center" lies less than one-half mile west. South of the Subject Property: Across Autumn Oaks Lane, a 2-lane undivided local road, land is currently zoned E, Estates where single-family residences and residential lots, as parts of the Golden Gate Estates subdivision are found. The Future Land Use designation is Estates - Mixed Use District, Residential Estates Subdistrict on the Future Land Use Map. East of the Subject Property: Land is currently zoned E, Estates and undeveloped. Further to the east are places of worship (including one providing a child care and preschool educational "academy", and elementary school, and another providing accessory classrooms), and North Naples Fire Station 42. The Future Land Use designation is Estates- Mixed Use District, Residential Estates Subdistrict on the Future Land Use Map. In summary, along with the commercial development on the north side of Immokalee Road, the current zoning and, existing and planned land uses in the area immediately surrounding the mid-block subject property are primarily suburban- and estate-type residences or residential lots in all directions. STAFF ANALYSIS: Background and Considerations: The Estates designation is characterized by low density semi-rural residential lots with limited opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are some legal non-conforming lots as small as 1.14 acres. Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses. Multiple family dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited in all Districts and Subdistricts in this Designation. -2- Generally, the Estates Designation also accommodates future non-residential uses, including: • Conditional uses and essential services as defined in the Land Development Code, except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the various nonresidential uses allowed in the Conditional Uses Subdistrict. • 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 No. 04-41, adopted June 22, 2004, effective October 18, 2004)and consistent with locational requirements in Florida Statutes. Group Housing includes the following type facilities: • Family Care Facility if occupied by not more than six (6) persons shall be permitted in residential areas. • Group Care Facility, • Care Units, • Adult Congregate Living Facilities, and • Nursing Homes. • Schools and school facilities in the Estates Designation north of 1-75, and where feasible and mutually acceptable, co-locate schools with other public facilities, such as parks, libraries and community centers to the extent possible. The existing Future Land Use designation allows for viable residential and the above non-residential uses on the subject site. Most of the uses allowed by conditional use would also require a GMP amendment at the subject site's location. Application materials however, do not suggest that these non-commercial uses were taken into consideration in the analysis of the site. When the GMP was adopted in 1989, it established the Mixed Use Activity Center Subdistrict (MUAC), the Commercial Under Criteria [infill] provision, and the PUD Neighborhood Commercial Subdistrict in the Future Land Use Element (FLUE) as the only provisions to allow establishment of new commercial zoning. The MUAC states, in part: "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." MUACs are located at the intersection of two arterial roads or an arterial road and a collector road. Coinciding with the MUAC concept, FLUE Policy 3.1 included the provision to establish a zoning reevaluation program for the purpose of evaluating properties whose existing zoning was inconsistent with the FLUE and FLUM (Future Land Use Map) and the properties were unimproved. Relevant to this petition, the overall objective was to rezone the inconsistently zoned and unimproved commercial properties to zoning districts consistent with the FLUE so as to eliminate strip and isolated commercial zoning while directing most new commercial zoning to MUACs. [emphasis added] With the exception of private sector initiated GMP amendments that established site-specific commercial subdistricts, broad provisions for commercial-only development (as opposed to mixed use) have not changed significantly since 1989: MUACs at 1-75 interchanges are now labeled Interchange Activity Centers, all MUACs have become boundary-specific, and some Activity Center boundaries were expanded and some contracted; the Commercial Under Criteria provision was replaced with a new infill subdistrict (Office and Infill Commercial); and, the PUD Neighborhood Commercial Subdistrict was modified and re-named PUD Neighborhood Village Center Subdistrict. When the Golden Gate Area Master Plan Element (GGAMP) was adopted in 1991, it established within the Estates designation (as opposed to the Urban designation for Golden Gate City and Rural Settlement Area designation for the present day area zoned Orangetree PUD and Orange Blossom Ranch PUD) the Neighborhood Center Subdistrict, Randall Boulevard Commercial Subdistrict, Pine -3- Ridge Road Mixed Use District, and Estates Commercial Infill Subdistrict as the only provisions to allow establishment of new commercial zoning. Neighborhood Centers are located at the intersection of two collector roads or higher classification. With the exception of private sector initiated GMP amendments that established, or expanded, site-specific commercial subdistricts, broad provisions for commercial-only development have not changed significantly since 1991: a new Commercial Western Estates Infill Subdistrict was established - but will not be developed as the site is now owned by Collier County. In summary, the FLUE and GGAMP still direct most new commercial development toward Activity Centers and Neighborhood Centers. Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically Section 163.3177(6) (a)2.A-j, listed below. 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. In addition to the requirements enumerated above, it is recognized that community desires may be considered (e.g. if the community has an articulated vision for a particular area as to the type of development desired, such as within a Community Redevelopment Area), and if existing incompatibilities are present (e.g. presently allowed uses would be incompatible with surrounding uses and conditions). It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address the statutory requirements for a GMP amendment, then present and defend, as necessary, that data and analysis. Application's Justifications for Proposed Amendment: (Refer to Explanation/Justification for Proposed Amendment) The justifications asserted in the application's supplemental information for the proposed amendment are: • The site is not well suited to agricultural uses; • The site is not well suited to residential development due to its shallow depth adjacent to an arterial roadway; • The site is well suited to office development due to its access and exposure to an arterial roadway; -4- • Residential development is not evident along this segment of lmmokalee Road; Examples of uses along this corridor include churches, a fire station and a County Water retention area; and, • A companion PUD project will provide native vegetation preservation in excess of the minimum required, in an effort to further the rural character encouraged by the GGAMP. Assessment of the application's justifications finds them to be mainly unsupportive or not applicable toward the proposed amendment, as follows:Agricultural uses are not planned at this location;Access and exposure to lmmokalee Road make the site comparably-well suited for other residential and non- residential uses; Institutional and other non-residential uses evident along this segment of lmmokalee Road lend support to developing other similar, limited uses already recognized as viable transitional uses and allowed by this land use designation (i.e. essential services) - not to establishing new commercial land uses not now allowed; and, efforts to reflect the semi-rural character of the Estates are expected from all such project proposals. As to residential suitability, staff acknowledges the depth of the two subject parcels (±300 feet) is far less than the typical Golden Gate Estates tract (660 feet), and the location on a 6-lane divided arterial road. However, staff notes there are numerous examples of single family dwellings located on such roadways - including urban size lots much smaller than the subject parcels which are ±2.25 acres in size. Some examples include: A) 13 lots in Regent Park PUD, located between Airport Road and Livingston Road, on the south side of 6-lane, divided Immokalee Road; B) 20 lots in Pebblebrooke Lakes Phase Three subdivision (Richland PUD), located between Gulf Coast High School and Collier Blvd., on the south side of 6-lane, divided Immokalee Road; C) 30 lots within Naples Twin Lakes First Addition, Morning Side, Sorrento Gardens Unit 3, and Hill Top subdivisions, located between Pine Ridge Road and Solana Road, on the west side of 6-lane, divided Goodlette Road - including one lot that also backs up to an FPL substation and another that also abuts a retail center; D) 16 lots within Northgate Village Units Two and Three, located between Goodlette Road and Forest Lakes Blvd., on the south side of Pine Ridge Road -all of which are opposite developed properties zoned commercial on the north side of Pine Ridge Road including fire station, funeral home, offices, retail, self-storage, car wash; and, E) Numerous single family lots/parcels along 1-75 including in Golden Gate Estates between Pine Ridge Road and Golden Gate Canal, within Berkshire Lakes PUD between Golden Gate Canal and Santa Barbara Blvd. Additionally, along Oil Well Road in Golden Gate Estates, between Desoto Blvd. and Orange Blossom Ranch PUD, there are 63 privately owned tracts (as small as 0.8 acres but mostly 1.7 acres) zoned E, Estates, of which 14 contain a single family dwelling unit. Oil Well Road varies from 2 lanes to 6 lanes in this area. Further, desirability and acceptability is subjective-what one person finds desirable and/or acceptable, another person may not. Desirability, or relative lack thereof, impacts price point (think of the real estate mantra: location, location, location). Nonetheless, this application for a GMP amendment provides data and analysis in support of commercial office development. Detailed analyses are provided further below. Commercial Development: The segment of lmmokalee Road between I-75/Northbrooke Drive and Collier Boulevard (CR 951) is anchored at each of these intersections by Mixed Use Activity Center (MUAC) Subdistricts. The MUACs in Collier County are comprehensively planned to provide ample commercial development opportunities. These planned locations are purposely sized and spatially arranged to encourage and support a healthy business environment Countywide and, to discourage and avoid over commercialization and strip development. The subject property lies within a few hundred feet of Mixed Use Activity Center No. 4. • Activity Center No. 4 comprises 59 acres in the northeast quadrant of the Immokalee Road - 1-75 interchange, and is zoned for 270,000 sq. ft. of commercial uses, in the Northbrooke Plaza MPUD, with a private university, an automobile service station, restaurants, private school, walk-in veterinary clinic, specialty medical providers and labs, dental offices, personal service providers, and other similar uses located along International Drive, Northbrooke Plaza Drive and other local -5- streets. This quadrant has more than 18,000 undeveloped yet developable sq. ft. on approximately 10 acres available for Mixed Use Activity Center Uses. • Activity Center No. 4 comprises 49.2 acres in the southeast quadrant of the Immokalee Road - I- 75 interchange, and is zoned for 330,000 sq. ft. of commercial uses and developed as the Malibu Lake PUD (now including Brentwood and Crestwood PUDs), with a Super Target, restaurants, multiple retail establishments, branch banks, and other similar uses located along Tarpon Bay Boulevard and local streets. This quadrant has more than 58,210 undeveloped yet developable sq. ft. on approximately 1.5 acres (net) available for Mixed Use Activity Center Uses. However, staff acknowledges the available 1.5 acres cannot accommodate this entire available square feet figure; instead, perhaps actual potential development may be a "rule of thumb"figure of 10,000 sq. ft./acre yielding an undeveloped yet developable sq. ft. figure of 15,000 sq. ft. • Activity Center No. 4 comprises 40 acres in the northwest quadrant of the Immokalee Road - 1-75 interchange, and is zoned for 200,000 sq. ft. of commercial uses, as part of Pelican Strand PUD/DRI, with an automobile service station, fast food restaurant, professional services offices, specialty medical providers and labs, grocery store, branch banks, and other similar uses located along Strand Boulevard and Tavilla Circle. This quadrant is fully developed with Mixed Use Activity Center Uses. • Activity Center No. 4 comprises 40 acres in the southwest quadrant of the Immokalee Road - 1-75 interchange, and is zoned for 250,000 sq. ft. of commercial uses and developed as the Donovan Center, and other PUDs, with a WalMart Super Center and a cellular phone service provider located along Juliet Boulevard and local streets. This quadrant has approximately 12,382 undeveloped yet developable sq. ft. on 2.05 acres (net) available for Mixed Use Activity Center Uses. Additional commercial development [that provides additional opportunities for office uses] is evident outside Activity Center No. 4, including the following approved projects: • Olde Cypress commercial component (12.5 acres/165,000 sq. ft. of commercial) in the Olde Cypress DRI [approximately% mile east at Immokalee Road-Preserve Lane intersection] • Quail II commercial component (184,000 sq. ft. of commercial) in the Quail II PUD [immediately north via Executive Drive]. The above-listed sites are located within the Support Area described in the needs analysis submitted with this petition, and currently provide a total of nearly 349,000 sq. ft. of commercial space - while more than 45,380 square feet already approved for commercial development have yet to be developed. Sources:March, 2015 Planned Unit Development(PUD) Master List (prepared and maintained by the Collier County Transportation Planning Section) and the Collier County Interactive Growth Model(C/GM). This subject property is regulated by provisions of both the Golden Gate Area Master Plan (GGAMP) and the Future Land Use Element (FLUE) of the Growth Management Plan. FLUE provisions direct new commercial development into areas designated for commercial land uses - 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts'. Similarly, GGAMP provisions direct new commercial development into areas designated for commercial land uses - 'Urban Designated Areas' and 'Neighborhood Centers'. All of these areas designated for commercial land uses by the GGAMP and FLUE are counted toward the inventory of land available for development, even if they are not yet zoned commercial. Generally, commercial development within a community can be categorized as strip commercial development, neighborhood commercial, community commercial, regional commercial, and so forth. Based on specific studies and/or demographic data for an area, such as population, income, -6- household size, percentage of income spent on retail goods, etc., an analyst is able to estimate supportable commercial square feet for professional and general offices for that geography by shopping center type. Collier County provides for commercial opportunities in numerous neighborhood, community and regional centers, but does not support any strip development. Commercial Demand Analysis: (Refer to Attachment "V..D.', Commercial Needs Analysis) The firm of MJT Realty Economic Advisors, Inc. conducted a Commercial Needs Analysis dated November 14, 2014 with an amended date of February 4, 2015, identifying the market conditions within a 5-minute and 10-minute drive time from the subject site. This analysis provided an assessment of the professional and medical office needs for the existing and projected population within the site's "trade area". Comprehensive Planning Department staff utilized the Subdistrict's Support Area as described in the Commercial Needs Analysis submitted with this petition and available County resources to conduct a thorough evaluation of the CPSS-2014-4 proposal, with the following results: Section 3.0, Overview of Needs Analysis The Analysis provides a geographic Trade Area that is not the typical radial measurement or a road mileage distance mirroring expected traffic patterns. This Trade Area represents vehicular travel times, and is divided between 5-minute and 10-minute drive times, as follows: • The 5-minute drive time Trade Area is approximately 5.5 miles long centered along the 1-75 corridor, by approximately 5.5 miles wide centered along the Immokalee Road corridor. • The 10-minute drive time Trade Area is approximately 15 miles long centered along the 1-75 corridor, by approximately 9.5 miles wide centered along the Immokalee Road corridor. Section 4.0, Demand for Professional and Medical Office Space Year 2030 build-out population in the 5-minute drive time Trade Area is projected to be 20,115; while build-out population in the 10-minute drive time Trade Area is projected to be 116,220. These 5-minute drive time and 10-minute drive time Trade Area populations will support 3,068 office employees and 20,540 office employees by 2030, respectively. In turn, the amount of office space needed to accommodate office employees in the 5-minute drive time and entire 10-minute drive time Trade Areas is projected to be 460,145 sq. ft. and 3,081,027 sq. ft. by 2030, respectively. Section 5.0, Supply of Professional and Medical Office Space The existing supply of professional and medical office square feet is 261,370 sq. ft. within the 5- minute drive time and 1,510,767 sq. ft. within the entire 10-minute drive time. Another undeveloped 14.5 acres zoned for comparable office uses in the Trade Area provide approximately 109,000 sq. ft. of potential professional and medical office space. More than 61 undeveloped acres designated for comparable land uses in the Trade Area potentially provide another 521,255 sq. ft. of professional and medical office space to be developed by 2030. Together, the potential and existing supply of professional and medical office can be projected to be 302,689 sq. ft. within the 5-minute drive time and 2,141,022 sq. ft. within the entire 10-minute drive time by 2030, respectively. Section 6.0, Calculation of Net Need and Conclusions The Commercial Needs Analysis found that the professional and medical office square feet demand that can be supported by the area's population projected in 2020 is 88,577 sq. ft. within the 5-minute drive time and 418,468 sq. ft. within the entire 10-minute drive time [157,456 sq. ft. and 940,005 sq. ft. in 2030, respectively]. Commercial Needs Analysis concludes there is a demand for professional and medical offices within the 5-minute and 10-minute drive-time trade areas. -7- Staff Assessment: The petition has not demonstrated that incompatibilities exist on the subject site such that a change to the future land use designation is needed, or that there is an established community desire or vision for the subject site to be developed as proposed (historically acceptable considerations by the state land planning agency). The petition does show, however, the subject site's present designation presents incompatibilities such that a change to the future land use designation is reasonable, and that there is an established community acceptance of the subject site being developed as proposed. Accordingly, the Commercial Needs Analysis may lend support to only the first part of a key consideration - is there a need for a future land use map change to increase the amount of commercial allowed in this area, and if so, is this the appropriate location to fulfill that need? Appropriateness of the Site and the Change: The proposed amendment introduces an additional amount of commercial development, uses and activities to existing land zoned for residential use. FLUE and GGAMP provisions primarily direct new commercial development into Mixed Use Activity Centers and Neighborhood Centers. The County's most recent Evaluation and Appraisal Report (EAR) [2011] did not call for any amendments to this segment of the Immokalee Road corridor. Thus, existing GGAMP Policies and provisions continue to reflect the adopted vision of the greater community - consistent with past recommendations on GGAMP GMPAs. Staff acknowledges that the BCC gave direction in February 2015 to initiate a re-study of the GGAMP which would be expected to include this Immokalee Road corridor. Until the GGAMP re-study is completed, it is appropriate to uphold the existing GGAMP and not approve individual, piecemeal proposals. If the amendment is approved, then the abutting parcel to the east, zoned "E, Estates" will become eligible for Transitional Conditional Uses and more-attractive for commercial development. Also, approval of this amendment may be an impetus for the owners of the other undeveloped properties on Immokalee Road within this portion of Golden Gate Estates to seek an amendment for commercial development. The undeveloped parcels affected by this change in eligibility are illustrated in the map exhibit attached to this Report. This scenario is characteristic of the incremental encroachment of isolated commercial zoning into non-commercial areas. Thus, approval of this petition may ultimately lead to an increase in the amount of commercial development. FLUE and GGAMP provisions direct new commercial development into Urban Designated Areas, Mixed Use Activity Centers and Neighborhood Centers. 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, strip development, and the introduction of urban-type uses into a non-urban area. Preference is typically given to commercial expansion adjacent to Neighborhood Centers, Mixed Use Activity Centers and other commercial designations when additional demand can be demonstrated. By approving this single mid-block commercial property, the County yields its capacity to manage growth, only to support the incremental encroachment of isolated commercial development akin to spot zoning. 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. (1) A small scale development amendment may be adopted under the following conditions: -8- (a) The proposed amendment involves a use of 10 acres or fewer. [The subject site comprises±5.18 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 July 7, 2015, three small scale GMP amendments have been approved in calendar year 2015 for a total of 18.776 acres (0.876 + 7.9 + 10). Including the subject site, a total of three small scale GMP amendments are presently under review - comprising 22.06 acres total(5.18+ 6.96 + 9.92).] (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 are 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.] (2) 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 amendment is approved.] Environmental Impacts: Boylan Environmental Consultants, Inc. submitted an environmental report. Collier County Department of Natural Resources personnel reviewed this report and provided the following analysis: Native habitats on site consist solely of pine/cypress/cabbage palm, with no listed wildlife species observed on the subject property by the environmental consultant for the project. Approximately 4.74 acres of potential jurisdictional wetlands occur on site. Also on site are approximately 0.44 acres of disturbed land within public road Right-of-Way(ROW). The proposed change in land use will require preserves to be established pursuant to Conservation and Coastal Management Element (CCME) Policy 6.1.1. In accordance with LDC section 3.05.07 H.1.a, identification of preserves will occur at time of PUD. CCME Policies 6.2.1 and 6.2.2 require boundaries of jurisdictional wetlands pursuant to Section 373.019 Florida Statutes to be verified by jurisdictional field delineation at the time of Environmental Resource Permitting. The subject property is not located within a County wellfield protection zone. [Stephen Lenberger, Senior Environmental Specialist Surface Water&Environmental Planning Section] Historical and Archaeological Impacts: Development of the site is subject to CCME Policy 11.1.3, concerning accidental discovery of archaeological or historical sites, should any archaeological or historical sites be found on the property. A letter provided from the Florida Department of State, Florida Master Site File states that the proposed undertaking is not likely to have an effect on historic properties. The letter also includes an unexpected discovery contingency clause similar to that of the County. [Stephen Lenberger, Senior Environmental Specialist Surface Water&Environmental Planning Section] -9- Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: JMB Transportation Engineering, Inc. submitted a traffic impact statement, dated November 25, 2014. Transportation Planning staff reviewed the Traffic Impact Statement provided with this application and 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 deemed consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan without mitigation. Staff however notes that the companion PUD petition for this project contains a recommended condition of approval to remove the western most access because it does not meet minimum separation distance requirements of the County Access Management Handbook, Resolution 13-257. [Mike Sawyer, Project Manager Transportation Planning Section] Public Facilities Impact: • Water: The subject project will be served by Collier County potable water services and lies in the North Water Service Area. The anticipated demand for potable water for the project is 9,000 gallons per day. Collier County has sufficient capacity to provide water services. • Wastewater: The subject project will be served by Collier County wastewater collection and treatment services and lies in the North County Water Reclamation Service Area. The anticipated demand for wastewater collection and treatment for the project is estimated at 7,800 gallons per day. Collier County has sufficient capacity to provide wastewater services. • Solid Waste: The solid waste disposal service provider is Collier County Solid Waste Management. The 2014 AUIR identifies that the County has sufficient landfill capacity up to the year 2070 for the required lined cell capacity. • Stormwater Management: The 2014 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 North Naples Fire Control and Rescue District. EMS services are provided by Collier County. The North Naples Fire Control and Rescue District Station 42 is located at 7010 Immokalee Road. The proposed commercial development is anticipated to have no significant 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 (NIM) SYNOPSIS: A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was [duly advertised, noticed and] held on Tuesday, March 10, 2015, 6:00 p.m. at the North Naples Baptist Church, located at 1811 Oakes Boulevard, Naples. Eleven people other than the application team and County staff attended -and heard the following information: - 10- The agent representing this application (Wayne Arnold) provided a full description of the proposed changes to the group, including how the two companion requests (GMPA/PUDZ) cover potential future uses - professional and medical office uses allowed by the C-1 (Commercial Professional and General Office)zoning district. Some of the features specific to the project site were discussed, including how a wall constructed along the south side of the property next to vehicular activity and parking areas will be extended up the east and west sides in order to further shield traffic lights from the Autumn Oaks neighbors; single- story office buildings, additional landscaping and limited business hours. At least one speaker thought commercial activities interrupted the development pattern on this side of Immokalee Road, as this proposal could predictably lead to more unwanted strip commercial development. The proposed office complex does not fit with the churches and community uses, and the County should take a stronger stand on protecting these existing uses. Discussion took place about the need for more office space in the area. The agent explained how the Immokalee Road corridor is dominated by retail commercial development, and how this site provides another opportunity to offer commercial office space. A speaker pointed out that approximately twenty (20) acres is available for offices near the hospital. More discussion surrounded traffic, lighting and noise concerns, as the clearing of properties located along Immokalee Road has increasing these impacts on residents. The sources of these impacts now lie on or across Immokalee Road. But allowing them to move across Immokalee Road, closer the residential neighbors amplifies these impacts, is unwelcome. Attendees also discussed their lack of support for vehicular and non-vehicular access to the site from Autumn Oaks Lane. More discussion surrounded traffic concerns, as the subject property's location along Immokalee Road would allow at most, a westbound left turn onto the property and a separate right-in right-out access point to accommodate all traffic. Discussion took place about whether these office spaces would be rentals or condominiums, and how the Oaks Estates Neighborhood Association could be involved with steering the architectural design, buffering and landscaping for the project. The agent assured attendees that they will be kept apprised through the Neighborhood Association, and reiterated how the subject site is located in an urbanized part of the County while still governed by the Golden Gate [Estates]Area Master Plan. The meeting was completed by 6:35 p.m. Post-NIM Information: The Oaks Estates Neighborhood Association has provided a letter of non-opposition to the companion PUD. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] FINDINGS AND CONCLUSIONS: • The FLUE and the GGAMP currently provide for future commercial development to accommodate the growing population in, and direct it to, Urban Designated Areas, Mixed Use Activity Centers and Neighborhood Centers. • Based on data and analysis submitted for the supply of existing and potential commercial professional and medical office development and demand within the trade area for the subject site, the additional need for commercial professional and medical office uses contemplated by this amendment to serve the surrounding residential areas has been demonstrated. • Located within Activity Center No. 4 are a number of Planned Unit Developments and commercially zoned properties, totaling approximately 1,106,400 sq. ft. commercial professional and medical office floor area and more than 188 acres -developed and undeveloped -with more than 45,380 undeveloped square feet approved for commercial development that can accommodate a portion of this need. - 11 - • CPSS-2014-4 extends the encroachment of non-residential uses eastward from Activity Center No. 4 to develop commercial professional and medical office uses mid-block. • The existing Future Land Use designation allows for non-commercial uses already recognized as viable transitional uses on the subject site. • The 2011 Evaluation and Appraisal Report (EAR) did not call for any amendments to this segment of the Immokalee Road corridor, and the existing GGAMP continues to reflect the adopted vision of the greater community. • The re-study of the GGAMP taking into consideration the desires of the greater community should remain paramount, and not be set aside by a single, piecemeal proposal. • No infrastructure related concerns result from this amendment. Concerns related to vehicular access to Immokalee Road however, are worth noting. • No adverse environmental impacts result from this amendment. • No historic or archaeological sites are affected by this amendment. • If this petition is approved, the property adjacent to the east will become eligible for Transitional Conditional Uses and more-attractive to commercial development. • The site's mid-block location introduces isolated commercial development, which is discouraged by the GMP. • Approving this single mid-block commercial property is akin to spot zoning. LEGAL CONSIDERATIONS: The criteria for land use map amendments are in Section 163.3177(6)(a)2. and 8., Florida Statutes. This staff report was reviewed by the County Attorney's Office on May 29, 2015. [HFAC] STAFF RECOMMENDATION: It appears that the need for professional and medical office space can be demonstrated. But FLUE and GGAMP provisions primarily direct new commercial development to Mixed Use Activity Centers or Neighborhood Centers, and this is not the appropriate location to fulfill that need. There are the greater concerns of undesirable incremental encroachment of isolated commercial zoning into non- commercial areas and preventable strip development. There are also the concerns over introducing urban-type uses into a non-urban area, and the request not being consistent with the vision of GGAMP to consider. Given these concerns, staff recommends that the Collier County Planning Commission forward Petition CPSS-2014-4 to the Board of County Commissioners with a recommendation not to approve for adoption and transmittal to the Florida Department of Economic Opportunity. [REMAINER OF PAGE INTENTIONALLY LEFT BLANK] - 12- PREPARED BY: _ *0 9.11_-7-4104:14A DATE a? 4 f CORBY SCHMIgi,AICP. RINCIP L PLANNER COMPREHENSItE PLANNING SECTION, ZONING DIVISION RE IEWED BY: c 1A#C,A.-------- DATE: DAVID WEEKS,AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: DATE: MIKE BOSI,AICP, DIRECTOR, ZONING DIVISION ED BY: .. ----- ---- ..„......00.- .. r- DATE 1— 2 V-- 1 5--- AillAM SF- N IA, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT AP OVI,P Ai, _ j fir / DATE /C-- - fg 2 - DAVID S. WILKISON, RE.I I3 PARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT PETITION NO.: CPSS-2014-4 t P1-2014-0002143 Staff Report for the September 3, 2015, CCPC Meeting, NOTE: This petition has been scheduled for the October 13, 2015, BCC Meeting - 13- O z w - o a N Qi►�� iefi��• ° 0°---e r_- e run - .e •• ,asp ��i �' � _- i r=te ''' t J - ,�_ I, U ' ` P, 1. itt 11 CSI f CL 1 ;71 el O f 6��r' CNA ?ja ozz �ed J�a !an�ax �'" CI CD - - .3 ,N-Tbil-Aliki;:-1-..,..,,,,,.4st c A -.T.,,,z .1X to x ., -I y r, +�+ 01•� a- > . P' qi t. 3 " d C a) ---.. N `� Zia`Pon V 0.2 o aIbA7- -- cp i jik-- . '.4k „,,,._ g Oakes BLVD >� _•It �` V.':r e U) .- .. - - Tarpon 8 uoissa}o�d _ a �_ -.- ,ate .n ORDINANCE NO. 15- 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 GOLDEN GATE AREA MASTER PLAN ELEMENT AND GOLDEN GATE AREA FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE SOUTHBROOKE OFFICE SUBDISTRICT TO THE ESTATES-COMMERCIAL DISTRICT TO ALLOW A MAXIMUM OF 40,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED IN THE C-1 COMMERCIAL PROFESSIONAL AND GENERAL OFFICE ZONING DISTRICT. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD EAST OF VALEWOOD DRIVE IN SECTION 29, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING OF 5.19 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. [PL20140002143/ CPSS-2014-4] 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, Hub Condo Rentals LLC requested an amendment to the Golden Gate Area Master Plan Element and Golden Gate Area Future Land Use Map and Map Series to create the Southbrooke Office Subdistrict; 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 [15-CMP-00952/1180486/1]2 1 of 3 Southbrooke Small Scale GMP Amendment PL20140002143/CPSS-2014-4—5/18/15 Words underlined are added,words struck eugh have been deleted. WHEREAS, the Collier County Planning Commission (CCPC) on 2015 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 ,2015; 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 Golden Gate Area Master Plan Element and Golden Gate Area 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. [15-CMP-00952/1180486/1] 2 2 of 3 Southbrooke Small Scale GMP Amendment PL20140002143/CPSS-2014-4—5/18/15 Words underlined are added,words struek-thr-eugh have been deleted. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,Florida this day of , 2015. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk TIM NANCE,Chairman Approved as to form and legality: / Heidi Ashton-Cicko, Managing Assistant County Attorney Attachment: Exhibit A—Proposed Text Amendment&Map Amendment [15-CMP-00952/1180486/112 3 of 3 Southbrooke Small Scale GMP Amendment PL20140002143/CPSS-2014-4—5/18/15 Words underlined are added,words straw have been deleted. PL20140002143 CPSS-2014-4 EXHIBIT "A" GOLDEN GATE AREA MASTER PLAN ELEMENT Policy 1.1.2: [Page 4] The ESTATES Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: **** **** **** **** **** **** **** **** **** **** **** **** B. ESTATES—COMMERCIAL DISTRICT **** **** **** **** **** **** **** **** **** **** **** **** 5. Golden Gate Estates Commercial Infill Subdistrict 6. Estates Shopping Center Subdistrict 7. Southbrooke Office Subdistrict **** **** **** **** **** **** **** **** **** **** **** **** 7. Southbrooke Office Subdistrict [Page 44] The Southbrooke Office Subdistrict is approximately five (5) acres and is located approximately mile east of Oakes Boulevard on the south side of Immokalee Road. The intent of the Subdistrict is to permit general office, medical office, and business service uses generally consistent with those uses permissible by right, or as a conditional use in the C-1 Commercial Professional and General Office zoning district. This Subdistrict will serve as a transitional use from the general commercial uses found on the north side of Immokalee Road and the 6-lane Immokalee Road arterial roadway, to the low density. large-lot Estates residential area south of the Subdistrict. Development within the Subdistrict is encouraged to be rezoned as a PUD in order to provide cg.reater specificity of permitted land uses development standards and any necessary operational characteristics. A maximum of 40,000 square feet of commercial development shall be permitted. All_buildings will be limited to single-story, and shall be constructed in a common architectural theme. A minimum 30 feet in width vegetated buffer shall be provided adiacent to Autumn Oaks Lane, which shall consist of retained native vegetation Access to the Subdistrict shall only be from Immokalee Road. **** **** **** **** **** **** **** **** **** **** **** **** FUTURE LAND USE MAP SERIES [Page 46] **** **** **** **** **** **** **** **** **** **** **** **** Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Southbrooke Office Subdistrict Words underlined are added;words strusk-trough are deleted. Row of asterisks(**** **** ****)denotes break in text. Page 1 of I EXHIBIT"K PETITION PL20140002143/CPSS-2014-4 SOUTHBROOKE OFFICE SUBDISTRICT ��` s Collier County, Florida IMMOKALEE ROAD Ogite Ai SUBJECT SITE AI CPSS-2014-4 VANDERBILT BEACH ROAD 1 fl, ! / ,0 ,,, ,. •- :1■4 . .'■ A rv/ZZ/r/A A -- _� PINE RIDGE i I is PP-. .A •:•Agi V ral_ o dio All A AWA NUM LEGEND GOLDEN GATE SOUTHBROOKE ..7/ � OFFICE OFfTCE ESTATES SUBDISTRICT PREPARED BY: GIS/CAD MAPPING SECTION GROWTH MANAGEMENT DEPARTMENT NTS FILE: CPSS-2014-4A.DWG DATE: 5-2015 - Page 4f EXHIBIT"A" PETITION PL20140002143/CPSS-2014-4 LEGEND .� F ft r....... MMMAToON EJTAIES BENOMATgN 4444 ApBGU.ttBALI1Ml1AL OEMGiATgIt Rlf o III�tm0 5S £111£0011 hEA QSIIIC1 =y worm R�NaT ❑A[>aS OA t5.R0..oaR.a MEIN. "� GOLDEN GATE AREA MEIN.FE.TUK. oalNrnA1,m.ml a0.F1MN.mm"O a 10NLOm ®ammo mm+FE art. a meOA.0B11iT mnP�"� A2paNa:AADRCIN.I NEO tN)lAY III Y� �N cam 11112111197 ■: �rN FUTURE LAND USE MAP c- ■.9 ., aaNBDM ■YYm91,�m,NT, ( ) matt.N9 ................... aMoneuL 0111141 ,ABaNCT ill 2 w� 1 Q"o I.. is art aorta .9lar M1os.mM ( DOMED ME Mum ui Carta M THE NO.) ■m11D1112LYN.1=mart Ymm.`I ■^.................... IMMORALEE ROAD ■woo.'nature mAEADN Mo9 B0.? N ill rertatmlIN alas 0 oar servac r. ■.mn1.LO41E o11a 0005 ? Nam] ,IS 0.T■Nam.SOLO)?111 0004 620INt PO MO ' UM YE MOW.9OOIPOB 00510 K M 05001 ME.AEA 10901 MAO. __ I S al on Go ti' OIL WELL. ROAD F. f' ' IMMOKALEE ROAD ,. ,a X RANDALL BOULEVARD. EE \\ SUBJECT o CPS$-40TH a 1 m d VANDERBILT 1 BEACH ROAD Q I es $ GOLDEN GATE .y� BOULEVARD 0 r.. O PINE E RD. g in WHITE BLVD. to CO a r a A a II ----1 y O.O.PHWY. - p OC & ■ 1 _0: a r r4- TE m R8TATE.7s S.R M — H / DAVIS BOULEVARD m — _ r R.R.M a — e r m c. MD E9 ry o �j V - yfC I- pp g}_ _ R7 A GOLDEN GATE FUTURE LAND USE YAP ADOPTED - FEBRUARY.1991 AMENDED - NECEMBEt 4,2007 -. . __ CND NO 2007-77 c _- MIEIOm - MAY 19,1903 AMEDe - OCTOBEE 10,2001 44 4 4 . AMENDED - MAY 25.1993 ORO.MO 2001-59 4 44 4.. -,- -.. ___ AMENDED - JULY 27.1993 AMENDED - JULY 2q 2010 4444 ORO NO 2010-31 - Co AMENDED - OPAL 12.INA AMENDED - ANY a 2010 - 2 _.. _... MENDED - MARCH 14,1905 0110.NO 2010-30. b MENDED _.. . AMENDED - SFPIEYRR 14.2011 s F AMEELOD.- OCTOBER 2)._1N7 p10.NO a0M 19.._ -..-. _... AMENDED - MRl is.1998 g AMENDED - SEPTEMBER(1 N ,19 AMEN= - FEBRUARY 23.1901 ENDED - MAY I.2000 - O L=i1 MENDED - MARCH 13.215q 4444 AMEDEO - MAY 14,2002 AMENDED - SEPIEIBER 10,2003 SCALE 0R0.NO 2003-44 AYEM)E0 - OCTBBER 21,2004 -.-. I i 1 1 I 0 011E1 NO 2004-71 0 1 MI 2 M1 3 MI 4 MI 5 MI. MENDED - JANUARY 25.2005 ORD NO 2005-3 PREPARED BY O5/CAD MAPPING SECTION AMENDER - JANUARY Z9,2007 30010TH MMAOEME*T DEPARTMENT ORO N0.1007-19 DATE:5/2015 FlEE:CP55-2014-4009 I R26E L R27E I _ R28E j ` — page 3, of.....3_, PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCES Notice is hereby given that the Collier County Planning Commission,will hold a public meeting on August 06, 2015, commencing at 9:00 A.M. in the Board of County Commissioners Chamber, Third Floor, County Government Center,3299 East Tamiami Trail,Naples, FL. The purpose of the hearing is to consider: 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 GOLDEN GATE AREA MASTER PLAN ELEMENT AND GOLDEN GATE AREA FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE SOUTHBROOKE OFFICE SUBDISTRICT TO THE ESTATES- COMMERCIAL DISTRICT TO ALLOW A MAXIMUM OF 40,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED IN THE C-1 COMMERCIAL PROFESSIONAL AND GENERAL OFFICE ZONING DISTRICT.THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD EAST OF VALEWOOD DRIVE IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 5.19 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. [PL20140002143/CPSS-2014-4] 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 INCLUDES 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 AN ESTATES (E) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT TO ALLOW UP TO 40,000 SQUARE FEET OF GROSS FLOOR AREA OF COMMERCIAL DEVELOPMENT ON A 5.19±ACRE PARCEL TO BE KNOWN AS THE SOUTHBROOKE CPUD,LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD,EAST OF VALEWOOD DRIVE IN SECTION 29,TOWNSHIP 48 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA;AND BY PROVIDING AN EFFECTIVE DATE.[PUDZ-PL20140002077] DA VINO 8 ESTATES IN 8} OLDE CYPRESS 0 PELICAN w z Fo QUAIL LONGSHORE OLDE CYPRESS STRAND z c0i F II AK (DRI) ,, CARLTON (DRI) 8 g 20 21 LAKES t9 H U x N PROJECT NORTHB•OOKE ITT. LOCATION EBOLI Z PLAZA 11111 NAPLES-IMMO R-I 8 O 8 O .EE RD. L C LAKES UVING d -- 29 MAUBU —GATE ESTATES m 28 THE BOSLEY 30 LAKE UNIT 97 < RIGAS HERITAGE p GREENS n BREEZEWOOD -' All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCES will be made available for inspection at the GMD Zoning Division,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 GMD Zoning Division,Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Thursday,August 06,2015,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 Division,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.231121368 July 17.2015 COPY ....., , , ., , , , a KE„, ,, . , „ , ; . _ , , , , _ , ,_ ,, „, • , , , s , , , 1. 4 ' S , , • :" '., . , ,-'' ,,': , , .. . , , ..,, If - -,, APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN SECTION 29 TOWNSHIP 48 SOUTH RANGE 26 EAST PREPARED FOR: ,........ HUB Condo Rentals, LLC 18223 Shawley Drive Hagerstown, MD 21740 BY: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 And Steven J. Bracci, PA, Attorney at Law 9015 Strada Stell Court, Suite 102 Naples, Florida 34109 November 2014 February 2015 April 2015 /•—■ Explanation/Justification for Proposed Amendment CP-PL20140002143 Southbrooke Office Subdistrict This amendment proposes to amend the Future Land Use Element to redesignate approximately 5.18± acres from the Estates Designation to the Southbrooke Office Subdistrict. The change is necessary in order to develop commercial land uses on the identified property to allow a maximum of 40,000 square feet of general office, medical office, and business service uses generally consistent with those uses permissible by right, or as conditional use in the C-1 commercial professional and general office zoning district. Other services wherein the function is for the administration of a commercial use similar to other C-1 uses, may be permitted when approved through the PUD rezoning process. The application and data supporting the need for the change have been included in the submittal materials. 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 Thomas H. Dahbura Company HUB Condo Rentals, LLC Mailing Address 18223 Shawley Drive City Hagerstown State MD Zip Code 21740 Phone Number(239) 596-9111 Fax Number(239) 596-2637 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 Zip Code 34134 Phone Number 239.947.1144 Fax Number 239.947.0375 Email Address warnold(a�gradyminor.com Company/Firm The Law Firm of Steven Bracci, PA Mailing Address 9015 Strada Stell Court, Suite 102 City Naples State FL Zip Code 34109 Phone Number 239.596.2635 Fax Number 239.431.6045 Email Address stevebraccilaw.com C. Name of Owner(s) of Record Thomas H. Dahbura Company HUB Condo Rentals, LLC Mailing Address 18223 Shawley Drive City Hagerstown State MD Zip Code 21740 Phone Number(239) 596-9111 Fax Number(239) 596-2637 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 SB[R 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 HUB Condo Rentals LLC 100% 18223 Shawley Drive Hagerstown, MD 21740 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 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 Southbrooke Partners, LLC 100% 13180 Livingston Rd, Suite 204 Naples, FL 34109 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 Percentage of Ownership •—■ Page 2 of 5 SBIIZ G. Date subject property acquired (February 2005 ) leased (): Terms of lease_yrs/mos. If, Petitioner has option to buy, indicate date of option: September 15 2014 and date option terminates: , or anticipated closing: September 15 2015. 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 GGE Unit 97 TR 51 Less N 50ft and GGE Unit 97 TR 70 less N 50ft Collier County, Florida; B. GENERAL LOCATION Subject property is located on the south side of Immokalee Road, approximately 360ft east of Valewood Drive. C. PLANNING COMMUNITY Urban Estates D. TAZ 188 E. SIZE IN ACRES 5.18± F. ZONING E, ESTATES G. SURROUNDING LAND USE PATTERN Developed and undeveloped residential, north of Immokalee Road is developed commercial ZONING: E and PUD H. FUTURE LAND USE MAP DESIGNATION (S) Estates Designation, Estates—Mixed Use District, Residential Estates Subdistrict 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 CCME Element Future Land Use Element ✓ Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE(S) 44 OF THE Golden Gate Area Master Plan 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 refer to Exhibit IV.B C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Estates Designation, Estates— Mixed Use District, Residential Estates Subdistrict TO Estates Designation, Estates—Commercial District, Southbrooke Office Subdistrict D. AMEND OTHER MAP(S)AND EXHIBITS AS FOLLOWS: (Name& Page#) E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Create Southbrooke Office Subdistrict Map Page 3 of 5 SBIR 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, Exh. 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 SBIR (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 Immokalee 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 AH 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 N/A $16,700.00 non-refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. Provided $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 SBIR COPY EXHIBIT I . D . PROFESSIONAL CONSULTANTS Southbrooke Office Subdistrict Exhibit I.D. Professional Consultants Planning/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 239.947.0375 fax warnold @gradyminor.com Steven J. Bracci, PA, Attorney at Law 9015 Strada Steil Court, Suite 102 Naples, Florida 34109 239.596.2635 239.431.6045 fax steve @braccilaw.com Transportation: James M. Banks, P.E., President JMB Transportation Engineering, Inc. 761 21st Street NW Naples, FL 34120 239.919.2767 jmbswte @msn.com Environmental: Boylan Environmental Consultants, Inc. Kim Schlachta 11000 Metro Parkway, Suite #4 Fort Myers, FL 33966 (239) 418-0671 (239) 418-0672 fax kims @boylanenv.com Market Analysis: Michael J. Timmerman, CRE, FRICS, SRA CEO & President MJT Realty Economic Advisors, Inc. 1415 Panther Lane, Ste 428 Naples, FL 34109 239.269.0769 mtimmerman @mjtrea.com D. Wayne Arnold, AICP Principal, Director of Planning GradyMinol' 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) state proceedings. • American Planning 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 •• 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 T; • Orange Blossom Ranch MPD • Palermo Cove RPD Q. Grady Minor&Associates, P.A. Civil Engineers•Surveyors•Land Planners•Landscape Architects JMB Transportation Engineering, Inc. 1 Key Personnel-James M. Banks, P.E., President 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. Boylan Environmental � �] Wetland&Wildlife Surveys,Environ ntal Permitting, ill Impact Assessment CURRENT RESPONSIBILITIES Kimberly Schlachta, CSE Ms. Schlachta is responsible for project management, Senior Environmental Scientist and assisting in the management and technical supervision of environmental staff The Clientele Ms. Experience: Schlachta works with include the private and public o 12+Years sectors. Education: o Auburn University,BS 1997 RELEVANT EXPERIENCE Since 1998, Ms. Schlachta has managed projects, Professional Affiliations: conducted fieldwork, and produced reports and o Florida Association of Environmental applications for environmental land use planning, Professionals permitting and development. These projects include o National Association of Environmental due diligence assessments for land acquisition Professionals purposes, assistance with environmental land o Certified Senior Ecologist-Ecological planning, coordination on permitting and mitigation Society of America design for wetlands and wildlife, and compliance o Soils and Water Conservation Society monitoring of projects during and after construction. o Association of Southeastern Biologists PROJECT EXPERIENCE Certification: o Artesa MPUD: Corps and SFWMD Permitting, o FWC—Permit GTA-09-00021 FWS/FWC coordination on Florida Panther Gopher Tortoise Authorized Agent impacts, Gopher Tortoise relocation and wetland Areas of Expertise: mitigation design in Collier County o Vegetation and Habitat Mapping utilizing o Bonita 75 CPD: Commercial Land Use Permitting ACAD,GPS in the City of Bonita Springs o Corps and State Wetland Delineation o Camp Keais and Shaggy Strand: Wetland o Impact Assessment Monitoring for Collier Enterprises in Collier o Wildlife Surveys and Relocations County o Gopher Tortoise Surveys,Bucket Trapping, o Coconut Point/Simon Suncoast Mall: Environmental Excavation&Relocation Permit Compliance and Monitoring o Wildlife Habitat Management Planning and o Lee County Halfway Creek Water Quality Permitting Improvements: DEP and Corps Permitting for a o Habitat Restoration and Mitigation Design Restoration Plan in Lee County o Environmental Land Use Permitting and o Imperial Marsh: Permit Compliance and Rezoning Monitoring for Lee County Mitigation Site in Lee o Local, State and Federal Environmental County Permitting o Pine Ridge Center: Corps and SFWMD Permitting, o Post Permit Compliance and Monitoring coordination on RCW habitat, Monitoring and o Planning and Management of Gopher Compliance in Collier County Tortoise Relocation Sites o S.R. 31 Improvements: Caracara Survey and Monitoring for FDOT project in Charlotte County. Contact Information: o SR 78 & SR 29 Realignment: SEIR and Boylan Environmental Consultants Environmental Permitting for FDOT in Hendry 11000 Metro Parkway, Suite 4 o Tamiami Crossing CPD: Land Use Permitting and Fort Myers,Florida 33966 Environmental Permitting in Collier County Telephone: (239)418-0671 o Wulfert Point Estates: SFWMD Permitting and Fax: (239)418-0672 Wildlife Coordination on Gopher Tortoise and Email: kims(a�boylanenv.com Bald Eagle on Sanibel. Web: www.boylanenv.com Michael J.Timmerman,CRE,FRICS,SRA v1,,„ As President & CEO of MJT Realty Capital Advisors, Michael Timmerman provides expert consultation and advisory services to clients throughout the Southeast United States and in particular Florida. In October of 2013 Mr. Timmerman was awarded a Fellowship to the Royal Institute of Chartered Surveyors, with a professional specialty of Management Consultancy. This specialty provides independent impartial advice in all areas of business and real estate lifecycles. In 2007 he was awarded the CRE (Counselor of Real Estate) designation by the Counselors of Real Estate, an international group of high profile real estate practitioners who provide expert advisory services to clients on complex real property and land related matters. Mr. Timmerman has over 30 years of experience in the real estate industry including consulting, valuation and geo-spatial analysis of a broad spectrum of residential and commercial properties. He has been quoted in the Wall Street Journal, Bloomberg News, New York Times, USA Today, Fortune Magazine, Worth Magazine, Builder Magazine and many other state and local newspapers and magazines. He is also frequent speaker for the Urban Land Institute(ULI),The Appraisal Institute, Florida Bar Association, National Association of Home Builders (NAHB), Florida Bankers Association and International Council of Shopping Centers(ICSC). Prior to his founding MJT Realty Capital Advisors, he was a Senior Associate at Fishkind & Associates, Florida's premier economic consulting firm. His position as Senior Managing Director of Hanley Wood Market Intelligence was a continuation of his management after the purchase of his firm, Feasinomics, Inc., by Hanley Wood, LLC in March of 2005. Feasinomics was a full service market research firm offering real estate research,consulting and geo-spatial analysis throughout the State of Florida. EDUCATIONAL AND PROFESSIONAL QUALIFICATIONS • FRICS,Fellow-Royal Institute of Chartered Surveyors • CRE Designation,Counselors of Real Estate • SRA Designation,Appraisal Institute • Advanced coursework in financial and economic analysis, highest and best use analysis, and case studies required for the MAI designation through the Appraisal Institute. • Northland College, B.S.Business Administration and Economics • Licensed Florida Real Estate Broker • State Certified Residential Real Estate Appraiser CIVIC RESPONSIBILITY • Executive Committee Member, Urban Land Institute(ULI) • Board Member, United Cerebral Palsy(UCP)of Southwest Florida • Board Member, Naples Pelican Bay Rotary Club • Past Board Member,Collier County Economic Development Council • Performed Pro bono work for Collier EDC, Naples Chamber of Commerce, Collier Building Industry Association, Lee Building Industry Association, International Council of Shopping Centers (ICSC), Collier County School Board and many others. COPY EXHIBIT El....E..I . & II . E ARTICLES OF INCORPORATION EXHIBIT II.B & E DISCLOSURE OF INTEREST INFORMATION 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. HUB Condo Rentals LLC 100 % 18223 Shawley Drive Hagerstown, MD 21740 Name and Address, and Office Percentage of Stock Thomas H. Dahbura, Manager 30% 18223 Shawley Drive Hagerstown, MD 21740 Anton T. Dahbura, Manager 30% 18223 Shawley Drive Hagerstown, MD 21740 Tami L. Dahbura, Manager 30% 18223 Shawley Drive Hagerstown, MD 21740 Mary C. Dahbura, Manager 10% 18223 Shawley Drive Hagerstown, MD 21740 Exhibit II.B&E Page 1 of 2 it EXHIBIT ILB & E DISCLOSURE OF INTEREST INFORMATION E. If r h tee 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. Southbrooke Partners LLC 100 % 13180 LIVINGSTON ROAD, STE 204 NAPLES, FL 34109 Name, Title and Address Percentage of Ownership Randy Johns, AMBR 50% 13180 LIVINGSTON ROAD, STE 204 NAPLES, FL 34109 Brian Howell, AMBR 50% 13180 LIVINGSTON ROAD, STE 204 NAPLES, FL 34109 If, Petitioner has option to buy, indicate date of option: Sept 15 2014 and date option terminates: , or anticipated closing: Sept 15 2015. Exhibit II.B&E Page 2 of 2 COPY EXHIBIT IV. B . PROPOSED GROWTH MANAGEMENT PLAN TEXT Exhibit IV.B Amendment Language Add Text on Page 44 of the GOLDEN GATE AREA MASTER PLAN TABLE OF CONTENTS Page I. INTRODUCTION 1 II. OVERVIEW 2 A. County-Wide Planning Process B. Golden Gate Area Planning Process * III. IMPLEMENTATION SECTION 3 Goals, Objectives and Policies 3 Land Use Designation Description Section 13 1. Urban 13 2. Estates 22 3. Agricultural/Rural Settlement Area 45 4. Overlays and Special Features 45 * LIST OF MAPS 46 Golden Gate Area Master Plan Study Areas Golden Gate Area Future Land Use Map High Density Residential Subdistrict 1989 Boundaries of Activity Centers Downtown Center Commercial Subdistrict Urban Mixed Use Activity Centers Golden Gate Parkway and Coronado Parkway Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Golden Gate Parkway Professional Office Commercial Subdistrict Collier Boulevard Commercial Subdistrict Pine Ridge Road (CR 896)— Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Golden Gate Estates Neighborhood Centers Wilson Boulevard/Golden Gate Boulevard Center Collier Boulevard/Pine Ridge Road Center Golden Gate Boulevard/Everglades Boulevard Center lmmokalee Road/Everglades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdistrict Golden Gate Parkway Interchange Conditional Uses Area Golden Gate Parkway Institutional Subdistrict Mission Subdistrict Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Southbrook Office Subdistrict Exhibit IV.B Page 1 of 3 *** *** *** *** *** Text break *** *** *** *** *** Policy 1.1.2: The ESTATES Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. ESTATES—MIXED USE DISTRICT 1. Residential Estates Subdistrict 2. Neighborhood Center Subdistrict 3. Conditional Uses Subdistrict 4. Golden Gate Parkway Institutional Subdistrict 5. Mission Subdistrict B. ESTATES—COMMERCIAL DISTRICT 1. Interchange Activity Center Subdistrict 2. Pine Ridge Road Mixed Use Subdistrict 3. Randall Boulevard Commercial Subdistrict 4. Commercial Western Estates Infill Subdistrict 5. Golden Gate Estates Commercial Infill Subdistrict 6. Estates Shopping Center Subdistrict 7. Southbrooke Office Subdistrict LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** Text break *** *** *** *** *** 2. ESTATES DESIGNATION *** *** *** *** *** Text break *** *** *** *** *** B. Estates - Commercial District *** *** *** *** *** Text break *** *** *** *** *** 7. Southbrooke Office Subdistrict The Southbrooke Office Subdistrict is approximately five (5) acres and is located approximately 1/4 mile east of Oakes Boulevard on the south side of Immokalee Road. The intent of the subdistrict is to permit general office, medical office, and business service uses generally consistent with those uses permissible by right, or as conditional use in the C-1 commercial professional and general office zoning district. This subdistrict will serve as a transitional use from the general commercial uses found on the Exhibit IV.B Page 2 of 3 north side of Immokalee Road and the 6-lane Immokalee Road arterial roadway, to the low density, large-lot Estates residential area south of the subdistrict. Development within the subdistrict is encouraged to be rezoned as a PUD in order to provide greater specificity of permitted land uses, development standards and any necessary operational characteristics. A maximum of 40,000 square feet of commercial development shall be permitted. All buildings will be limited to single-story, and shall be constructed in a common architectural theme. A minimum 30' wide vegetated buffer shall be provided adjacent to Autumn Oaks Lane, which shall consist of retained native vegetation. Access to the subdistrict shall only be from Immokalee Road. *** *** *** *** *** Text break *** *** *** *** *** FUTURE LAND USE MAP SERIES Golden Gate Area Master Plan Study Areas Golden Gate Area Future Land Use Map High Density Residential Subdistrict 1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activity Center/Golden Gate Parkway and Coronado Parkway Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Golden Gate Parkway Professional Office Commercial Subdistrict Collier Boulevard Commercial Subdistrict Pine Ridge Road Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Golden Gate Estates Neighborhood Centers Wilson Boulevard/Golden Gate Boulevard Center Collier Boulevard/Pine Ridge Road Center Golden Gate Boulevard/Everglades Boulevard Center Immokalee Road/Everglades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdistrict Golden Gate Parkway Interchange Conditional Uses Area Golden Gate Parkway Institutional Subdistrict Mission Subdistrict Estates Shopping Center Subdistrict Estates Shopping Center Subdistrict Conceptual Plan Southbrooke Office Subdistrict Exhibit IV.B Page 3 of 3 COPY EXHIBIT V.A. 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W O f R L rlp S k. r W W p FA li;'° ...it's v , } * n QW • O CF. O¢Q' »=6 • y . Q h- -> a Z l 1 i . D y� w w, # yz N t.a W wO o— ,u Lk' wg U• a; t t`�.:. " .' K O ui a f l bw .." + a .11- W f9 C7 O t7 =Z =Z Z Z r 'Lr , •� X X X Q Y-Z W f 2111 {-Z W wOcn Z W y tt3' `d .i .9, " �« = W W W ON 7 ONO ¢NO wN0 1 A COPY EXHIBIT V. B. FUTURE LAND USE DESIGNATION LEGEND I_MI IAJUI ESTATES TESNANA11D11 AORICIILIURK/IAIRAL DE90NA11014 MO OM UMW IMO UK.MEND p...=mama ma mow °_ Ms °°M�. m DR,s»D GOLDEN GATE AREA 0_,.........., °........" �°'• _W FUTURE LAND USE MAP EE=No.B.BB=.wr ".1 meow 0m Y=.es. 0'�"r_' ogre '� =MEWL s i , ❑Ma.U.W W.U.. 0�.W,e......W. . ®O�el. . l MITI.N.111I ®�M..e..�..�,= Q NE ma m.D==EEEMa 1►YOKALEE ROAD ANI 0=.m ❑StrBe..d El Us.W& N OM.1 KI.AMMO'it MUUMUU UMW,<MA. .x=sx aS wee KKK!UK I PROJECT LOCATION 5.18±ACRES- SOUTHBROOKE OFFICE SUBDISTRICT * OIL NELL ROAD I--- INNOKALEE ROAD m ``'% EXHIBIT V.B. RANDALL •LEVARD n EXISTING FUTURE 4 LAND USE MAP J VANDERBLT m BEACH ROAD 6 GOLDEN GATE ® � ESTATES ci GOLDEN GATE =mow IIII 5.18+/-ACRES PINE '.4•. RD. 3 " WIITE BLVD. m o U) % 0 0) o p i—� 8 •--` z i O I- , N m N 3 G.G. F _ . Q RWATE_7S o S.R.E4 r z DAMS BOULEVARD _ S.R.84. IIIMNIIINIIIII MINI IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 0 .888888888I 88.8.1 > MINN J O7 �1— B a LO !r J 14y `111 MIIIII1111111111111111111.:11=NM IIIIII 111111111111011.11 GOLDEN GATE FUTURE LAND USE MAP MMi120 - NoNIIR:1E1 MOO20 - a 4 2007 - MAY 1L 1.M! �'�2057-57 MEAD MnsD - 0210 1181 M 2001 AE20m - MAY 25 1111 OA,/10 2201-! .. MOOED - ALT 57.1012 AlB® - au 2A=M 7a NM 2010-31 U) MO® - ■Il 12.1114 AND® - ALT 211,BIM MB® - WEN 14 EB OML 11G s10-s It) MBE7 — 00110111M1 14 3011 MOO= - 05701=57.1157 OIL ND 2011-s ~ MB® - a 14 DB /YEW=- •091111101•D= AMMO -NAYS. D 111 O Alen - MAY R 2000 MOM - DAMN 13,=I INN IIIIIIIIIIIIIIIIIIIII //BOW - WY M KM MB® - Wfi 10,IOW SCALE an N.1W-PA MBm - sm 2M,2001 1 757 In sD2-n D 1 k 2 1R. 3 k 4 1t SIR. DIMMED- 211111111 IL m OB.N.20211-0 HOARD D1t I NT YM771D 801171 A=O[➢- .MMIMI,>4>B! YERM WW: P1. 011=011/RNMBY M M2Y1A171 ORA N.1mJ-1 DATEe 1/sH PIE OOFU!-20O I R 26 E ' R27E I R28E EXHIBIT V.B. Page 1 of 2 SOUTHBROOKE OFFICE SUBDISTRICT Collier County, Florida PROJECT LOCATION 5.18t ACRES- SOUTHBROOKE OFFICE SUBDISTRICT 0 .- m � . 0• • LANE In Q i Ai A VANDERBILT BEACH ROAD EXT. N w0 . . . .. . .-D I- Z PINE RIDGla •0:. / %0 .. ,....1 /Pr rr.ZA - ' A I. AO if r r„ , A. LEGEND ADOPTED — , 2015 (Ord. No. 2015—__) / GOLDEN GATE 0 SOUTHBROOKE / ESTATES SUBDISTRICT I 1 1 0 1/2 MI. 1 MI. ...N' PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: 9'999 DWG DATE: 99999 EXHIBIT V.B. Page 2 of 2 COPY EXHIBIT V. C . ENVIRONMENTAL BOYLAN celebrating ENVIRONmENTAL 1 25 x` 3 CONSULTAt4TS,.-4 r vv FLOFilDA Ear T,87 Southbrook Section 29; Township 48 South; Range 26 East Collier County, Florida Protected Species Survey November 2014 Project No.2014-50 11000 Metro Parkway Suite 4 Fort Myers, Florida 33966 (239) 418-0671 phone/ (239) 418-0672 fax Southbrook Protected Species Survey INTRODUCTION An environmental scientist from Boylan Environmental Consultants, Inc. conducted a field investigation on the 5.18± acre property on November 12, 2014. The site is located in portions of Section 29, Township 48 South, and Range 26 East in Collier County, Florida. Specifically, it is situated between Immokalee Road and Autumn Oaks Lane approximately 0.75± miles east of 1-75. Please see the attached Project Location Map (Exhibit A). The purpose of the field investigation was to identify and document the presence of any listed species and any potential listed (endangered, threatened, etc.) species inhabiting the site that are regulated by the U.S. Fish & Wildlife Service (USFWS) and the Florida Fish &Wildlife Conservation Commission (FWC). METHODOLOGY The survey method consisted of overlapping belt transects performed for all FLUCFCS communities onsite in compliance with the Collier County Land Development Code 10.02.02.A.4.g.i. This survey is comprised of a several step process. This survey is comprised of a several step process. First, vegetation communities or land-uses on the study area are delineated using the Florida Land Use, Cover and Forms Classification System (FLUCFCS). Please see the attached FLUCFCS Map (Exhibit B) and FLUCFCS Map with Aerial (Exhibit C). Next, the FLUCFCS codes are cross- referenced with the Protected Species List. This protected species list names the species which have a probability of occurring in any particular FLUCFCS community. An intensive pedestrian survey is conducted using parallel belt transects that are approximately 10-40 feet apart as a means of searching for listed species. The distance between transects depends upon both the thickness of vegetation and line of sight visibility. In addition, periodic "stop-look-listen" and quiet stalking methods are conducted for animals. Signs or sightings of these species are then geo-located via a hand held GPS unit and marked in the field with flagging tape. The table at end of the report lists the FLUCFCS communities found on the parcel and the corresponding species which have a probability of occurring in them. Transects were walked approximately as shown on the attached Protected Species Survey Map (Exhibit D) and Protected Species Survey Map with Aerial (Exhibit E). TABLE 1 SURVEY DATE AND WEATHER CONDITIONS SUIVey Survey Date 'fie Weather Conditions 12-Nov-2014 10 AM— 1 PM Clear skies with light winds and temperatures in the low 80's Boylan Environmental Consultants, Inc. 2 Southbrook Protected Species Survey EXISTING SITE CONDITIONS Site Details - The boundary was survey located and is 5.18± acres. The site was undeveloped but appears to have a long history of disturbance due to the surrounding roadways and residential developments. In general, the property is composed of exotic wetland hardwoods. The site is bordered by roadways to the north and south, a manmade water body to the west, and more exotic wetland hardwoods to the east. Soil Type - The soils on the property have been mapped by the National Resource Conservation Service (NRCS, formerly the Soil Conservation Service). Please see the attached NRCS Soils Map (Exhibit F). These mappings are general in nature but can provide a certain level of information about the site as to the possible extent of wetland area. According to these mappings, the parcel is underlain by Holopaw Fine Sand; Limestone Substratum (2; hydric). Vegetation Communities - Each community was mapped in the field according to the system in use by the agencies, the Florida Land Use Cover and Forms Classification System (FLUCFCS). Listed below are the vegetation communities or land-uses identified on the site. Vegetation is one parameter used in determining the presence of a wetland; the other parameters include the presence of wetland hydrology and hydric soils. These community mappings will generally reflect whether an area could be considered as wetlands. We identified approximately 4.74± acres of potential jurisdictional wetland communities on the site The following descriptions correspond to the mappings on the attached FLUCFCS map. See Florida Land Use, Cover and Forms Classification System (Department of Transportation 1999) for definitions. FLUCFCS CODES/DESCRIPTION 619 Exotic Wetland Hardwoods (4.74± acres) This wetland habitat type occupies 4.74± acres of the property. The canopy contains melaleuca (Melaleuca quinquenervia), slash pine (Pinus elliottii}, earleaf acacia (Acacia auriculiformis), bald cypress (Taxodium distichum), and cabbage palm (Saba/ palmetto). Sub-canopy vegetation includes melaleuca, earleaf acacia, slash pine, bald cypress, Brazilian pepper (Schinus terebinthifolius), and myrsine (Myrsine guianensis). The groundcover contains poison ivy (Toxicodendron radicans), grapevine (Vitis rotundifolia), swamp fern (Blechnum serrulatum), cocoplum (Chrysobalanus icaco), catbrier (Smilax spp.), dog fennel (Eupatorium capillifolium), and saw palmetto (Serenoa repens). 740 Disturbed Land (0.44± acres) This upland area occupies 0.44± acres of the property. The canopy and sub- canopy are open. The groundcover is dominated by bahiagrass (Paspalum notatum). Boylan Environmental consultants, Inc. 3 Sothbrook Protected Species Survey TABLE 2: FLUCFCS COMMUNITY TABLE FLUCFCS' Community Aureaoe Code Des riptIon 619 Exotic Wetland Hardwoods 4.74± ac. 740 Disturbed Lands 044± ac. Total 5.18± ac. SPECIES PRESENCE During the field survey for protected species on the property, no protected species or signs thereof were observed on-site. No nest-like structures or tree cavities were noted, and gopher tortoise burrows were not identified. The various listed species that may occur in the FLUCFCS communities have been tabulated on the attached table. In general, this site does not contain native, undisturbed community types in which protected species would typically inhabit. DISCUSSION The lack of tortoise burrows is likely due to the relatively high water tables in the area and the lack of habitat. The abundance of exotic plant species and the historic land- — use of the site makes it unlikely that this site supports or would provide habitat for protected species. In addition, due the lack of corridors or contiguous habitat of the property with off-site areas, it is not anticipated that other listed species would occupy the property. The nearby roads also create a barrier and a hazard to other animals. No other non-listed animal species were noted. Community locations were estimated and drawn by using a non-rectified aerial with approximate property boundaries hence, their location, aerial extent, and acreage is approximate. Boylan Environmental Consultants, Inc. 4 O (I) 1 0 L -f2 (75 0 — ...,IF,... ,.. IL)(• Is CI C') -o 4--, C..) cl 2 C fl) Ili II I Lii U- C:1 _ as E cts g I . E.) = I.— 1, E.. I 1 8 C ..a 0 o 0 or:7 51- 1c° ; . 2 a , 1,.gl. , — 0 (0 a) (3 a) a. 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GROWTH MANAGEMENT dlii JTkAS 'Y h v'�Ad"i iCv 1415 Panther Lane, Suite 428 Naples,FL 34109 0:239-269-0769 www.mjtrea.com Commercial Needs Analysis of Proposed Southbrooke Office Subdistrict Naples, Collier County, FL Effective Date of report November 14, 2014 Revised February 4, 2015 Prepared by: Michael J.Timmerman, CRE, FRICS, SRA MJT Realty Economic Advisors, Inc. 1 r- ill M�../ REALTY ,DVLSOR3 INC. February 5, 2015 Mr. Brian Howell Southbrooke Partners, LLC. c/o Phoenix Associates of S. Florida 13180 Livingston Road, Suite 204 Naples, FL 34109 Dear Mr. Howell, Per your request,we have completed the commercial needs analysis for the 5+/-acres site on Immokalee Road,east of the Valewood Drive extension. Our objective was to provide an estimate of professional and medical office needs for the trade area surrounding the site. Based on our analysis,we have found that the 5 minute trade area has a current net need for the specific use of over 56,00o square feet growing to 157,000 square feet by 2030. For the 10 minute trade area,we estimate a current net need for professional and medical office space of 210,000 square feet growing to over 940,000 square feet by 2030.The sites location close to the 1-75 interchange aids in its overall demand as many businesses that would occupy this type of space can easily travel to other areas using the interstate.The fact that the site is also on the main route to Ave Maria and Immokalee further enhances its potential. Please review the report and let me know if you have any questions or clarifications. It was a pleasure to work with you on this project and I look forward to continuing on your development team. Sincerely, Michael J.Timmerman, CRE, FRICS,SRA Principal 2 it TABLE OF CONTENTS 1.0 CONDITIONS OF THE REPORT 4 1.1 INTENDED USE OF THIS REPORT 4 1.2 INTENDED USER OF THIS REPORT 4 2.0 SCOPE OF STUDY 4 2.1 TASK PLAN 4 2.2 SITE INSPECTION 5 3.o OVERVIEW OF NEEDS ANALYSIS 6 3.1 GENERAL METHODOLOGY 6 3.2 DEFINITION OF MARKET AREA AND TARGET POPULATION 6 3.3 ANALYSIS PROCESS 14 4.o DEMAND FOR PROFESSIONAL AND MEDICAL OFFICE SPACE 14 4.1 DEMAND ESTIMATE METHODOLOGY 14 5.o SUPPLY OF PROFESSIONAL AND MEDICAL SPACE 19 Si SUPPLY ESTIMATE METHODOLOGY 19 6.o CALCULATION OF NET NEED AND CONCLUSIONS 23 BUSINESS SUMMARY 25 SUPPLY OF EXISTING OFFICES 5 MINUTE DRIVE TIME 26 SUPPLY OF EXISTING OFFICES BETWEEN 5 AND so MINUTE DRIVE TIME 27 /""■ UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS 29 APPRAISAL CONSULTING 31 RESTRICTION UPON DISCLOSURE AND USE 32 COPYRIGHT,TRADEMARK AND LEGAL DISCLAIMER 33 TERMS AND CONDITIONS OF USE 34 PHOTOS 36 3 Introduction As we understand it, SOUTHBROOKE PARTNERS, LLC. ("Client") would like MJT Realty Economic Advisors, Inc.("Consultant")to prepare a commercial needs analysis for a 5+/-acre site located on the south side of Immokalee Road, east of Valewood Drive in Collier County, FL.The site is being proposed for a maximum of 40,000 square feet of General Office, Medical Office and Business Uses consistent with those uses permitted by right,or as conditional uses in the C-i, Commercial Professional and General Office zoning district adopted by Collier County.The site will be known as the Southbrooke Office Subdistrict. 1.0 Conditions of the Report The Client and designated representatives are responsible for representations pertaining to the properties future development plans, marketing expectations and for disclosure of any significant information that might affect the ultimate realization of the projected results. There will usually be differences between projected and actual results because events and circumstances frequently do not occur as expected, and the differences may be material. 1.2 Intended Use of This Report The intended use of the analysis is to provide SOUTHBROOKE PARTNERS, LLC. ("Client") with a market supportable conclusion of commercial net need to change the Collier Growth Management Plan to allow the proposed uses on the site. 1.2 Intended User of This Report The intended user of this analysis is SOUTHBROOKE PARTNERS, LLC.("Client")only for the sole purpose of changing the GMP to accommodate the proposed uses. No other users are authorized to use the report for any other purpose. 2.o SCOPE OF STUDY Based on our understanding of the current situation,the Consultant has developed a scope of work to analyze the Project as identified above.The scope is based on the Client's objectives, as described to the Consultant,which includes the following interrelated tasks. 2.1 Task Plan Task 1—Based on the anticipated buildable square footage on the site,inventory existing comparable properties within the appropriate market trade area to determine the total supply of existing competing commercial square footage. Task z-Based on the proposed use,inventory vacant sites that are approved for comparable development and identify the proposed square footage within the appropriate market trade area.This will result in the forecasted supply of potential competing commercial square footage. 4 Task 3—Estimate the existing and potential market demand for office and medical office for the specified trade area.The total demand will be based on current and forecasted population as well as the potential build out of newly developing and planned communities within the trade area. Task 4—Provide conclusions and recommendations as to the commercial need based on the forecast horizon year. 2.2 Site Inspection The site was inspected on November 14, 2014 by Michael Timmerman,therefore November �4th, 2014 will be the effective date of this study.The site photos are located in the addendum to this report. 5 3.o OVERVIEW OF NEEDS ANALYSIS 3.1 General Methodology The process for determining the need for additional commercial office square footage takes the form of a comparison between: • The combined supply of existing professional and medical office space and vacant commercially approved land that could be developed with professional and medical office uses in the future; • The demand for commercial square footage based on current and projected employment for businesses that occupy such space. The process starts by defining a trade area that encompasses a logical market with easy access to consumers who travel to retail outlets or to a destination based business that locates close to its customer base. The demand is derived by identifying NAICS codes of businesses that would occupy professional and medical office space and estimating the number of employees that are at these businesses. The conversion of employees per business to square feet required to accommodate these employees is reflective of the demand for this type of space. The calculation of existing and potential office space in the trade area reflects the supply that currently exist in the trade area.This supply is subtracted from the estimated demand in order to estimate a net need for space in the trade area. 3.2 Definition of Market Area and Target Population The site is a 5+/- acre parcel located in north Collier County, south of Immokalee Road approximately 400 feet east of the Valewood Drive extension and 3,500 feet east of the Immokalee Road interchange with 1-75. The site has good access to both the east and west bound lanes of Immokalee Road via the signalized intersection of Immokalee Road and Valewood Drive. The site is current classified as Vacant Residential and is zoned "E"for Estates, a residential zoning classification specifically designated for Golden Gate Estates, a platted subdivision within Collier County. Located below is the information on the site from the Collier County Property Appraisers records. 6 Attribute Parcel 1 Parcel 2 S_SECTION 29 29 S_TO W NSH I P 48 48 S_RANGE 26 26 SUBDIV_ID 356500 356500 SUBDIV_NM GOLDEN GATE EST UNIT 97 GOLDEN GATE EST UNIT 97 BLOCK_PIN 51 70 LOT_PIN 0 0 PIN 41933320007 41934920008 ACRES_GIS 2.58 2.56 CONDO NO NO NAME_MISC O_NAME1 HUB CONDO RENTALS LLC HUB CONDO RENTALS LLC. O_ADDRESS1 18223 SHAWLEY DR 18223 SHAWLEY DR 0 CITY HAGERSTOWN HAGERSTOWN O_STATE MD MD O_ZIPCODE 21740 21740 SALE1_AMT $ 550,000 $ 550,000 SALE 1_YEAR 2005 2005 SALE 1_DATE 2005-02-24 2005-02-24 SALE1_VAC SALE1_TYP SALE1_BK 3739 3739 SALE1_PG 4093 4093 SALE1_DOCN SALE1_GRAN SALE2_AMT $ 320,000 $ 320,000 SALE2_YEAR 1999 1999 SALE2_DATE 1999-10-14 1999-10-14 SALE2_VAC SALE2_TYP SALE2_BK 2601 2601 SALE2_PG 2205 2205 SALE2_DOCN SALE2_GRAN SALE3_AMT $ 86,000 $ 86,000 SALE3_YEAR 1996 1996 SALE3_DATE 1996-02-27 1996-02-27 SALE3_VAC SALE3_TYP SALE3_BK 2144 2144 SALE3_PG 1529 1529 SALE3_DOCN SALE3_GRAN MRKT_LND $ 129,000 $ 128,000 MRKT_TOT $ 129,000 $ 128,000 TAXABLE_TO $ 127,710 $ 126,720 LUSEDOR 00 00 LUSEDOR_D Vacant Residential Vacant Residential ZONING LEGAL1 GOLDEN GATE EST UNIT 97 GOLDEN GATE EST UNIT 97 LEGAL2 _ TR 51 LESS N SOFT TR 70 LESS N SOFT Located below is a map showing the regional location of the site and an aerial showing the surrounding uses. The aerial photographs do not depict the Valewood Dr extension or the water retention area that has been recently completed. 7 Southbrooke Office Subdistrict Subject Site �..;.. tit ET C.p_ •,[eitSsv 8 Southbrooke Office Subdistrict Hunri cis22q ElnAj� :� t hey Subject Site I 9 Seuthbrooke Office Subdistrict ,," *„ ' ��_ • »` :- ate."r ,. s $ Mf - _ '°f at - `'' ,. r...43/411.41116. g d � 'ai#b � p.04 d S. i aa e j ,� ', I Subject Site . R A' i ` ' ^ R ! 1 4 vrt 6. _ - e a' "I,"i 1dr9,,j I'. —s-,-,- yam 1 }1�.=tS ri•urfHf .. 10 r_ _ . Southbrooke Office Subdistrict • • 44-4 -...�� ..'2: ♦ .- • - w _ • • • • • ^\ r 11 The site is bordered on the north by lmmokalee Road, a six lane divided arterial roadway that travels from U541, its western terminus approximately 5 miles west of the subject site, to the town of Immokalee, its eastern terminus,approximately 32 miles east. lmmokalee Road is one of the busiest roadways in the County and is the main east west corridor between the coastal area of Collier County to the Town of Ave Maria and Immokalee. The western border of the site abuts the newly build retention pond and Valewood Dr Extension beyond. This intersection with lmmokalee Road will be one of the points of egress west from the site.The eastern border is vacant land currently classified and zoned the same as the subject.The southern boundary is Autumn Oak Lane,a 2 lane local road the services the residential properties south of Autumn Oaks Lane. The site is rectangular in shape and has 730+4-feet of frontage on Immokalee Road and 380+/- feet of depth and consists of approximately 5.1 acres. The sites physical and functional attributes reveal that it has adequate functional utility to accommodate several types of office uses.These attributes were taken into consideration when selecting the primary trade area for professional and medical office uses. The primary market area used for this analysis was developed utilizing guidelines from the Urban Land Use Institutea based on the proposed volume of retail and office space. The primary trade area is neighborhood serving in nature, however because of its easy access to 1-75 from the lmmokalee Road interchange and the markets desire to find office space along the 1-75 corridor,we included the major intersections with 1-75 north of Collier Blvd in Collier County and the Bonita Beach Road intersection with I- 75 in southern Lee County.The final trade area for the subject included a 5 and io minute drive time and included the 1-75 interchanges discussed above. Located below is a map showing each drive time increment for the subject trade area. 1 Beyard, Michael D., W. Paul O'Mara, et al. Shopping Center Development Handbook. Third Edition. Washington, D.C.: ULI-the Urban Land Institute, 1999. p.11 12 Southbrooke Office Trade Area , AC s Brat Y Springs „'a,.s ,e. t,, POICatl Gate Legend µ Subject E apst Nziples MINI 5 Minute Drive 44Pril 10 Minute Dr ve cu yes iEsza �� r,'" s _,. Sr3? E:rr«s,.a^ t ET. ;6i i P.4syr»y$r.8is. t;}tier t .1:•Sa:„c-_t...., 13 33 Analysis Process Determining the need for additional professional and medical office land is a three-step process,as outlined below. • Using the estimated square feet of space per employee for businesses who would occupy professional and medical office space,we estimated the current and future demand for office space in the trade area based on NAICS codes where professional and medical office space is required.(Demand) • Inventory existing professional and medical office space in the trade area and forecast the potential professional and medical office space based on vacant commercially zoned land that can accommodate these uses.(Supply) • Determine the net need for professional and medical office space by subtracting the current and future demand from the current and potential supply of professional and medical office space. 4.0 DEMAND FOR PROFESSIONAL AND MEDICAL OFFICE SPACE 4.1 Demand Estimate methodology Collier County Population forecast are used to estimate the trade area population over the 3.6 year time horizon to 2030.These growth rates are applied to the trade area population in order to provide a local population estimate. In the case of this study,we used a 5 and io minute drive time to represent a trade area that encompasses typical demand for the proposed uses.Demand for office space is driven by the employment of business categories that occupy professional and medical office space.Unlike retail,where locational convenience is driven by the surrounding households,office space is more influenced by access to employees,major road connectors like 1-75 is to the subject site or the businesses desire or need to be closer to ancillary facility, such as a hospital. In order to estimate professional or medical office demand,we first obtained information on businesses that are located within our 5 and io minute trade areas.This information was obtained from Dun& Bradstreet and is located in appendix i in the addendum to this report. The Business Summary report provides information on the number of business and employees per business based on the North American Industry Classification System or NAICS Code.The NAICS codes selected for this study are those that would occupy professional or medical office space and are listed below with a brief summary of their classification. 14 ^ • Information:NAICS 51 O The Information sector comprises establishments engaged in the following processes:(a)producing and distributing information and cultural products,(b)providing the means to transmit or distribute these products as well as data or communications,and(c)processing data.The main components of this sector are the publishing industries,including software publishing,and both traditional publishing and publishing exclusively on the Internet;the motion picture and sound recording industries;the broadcasting industries,including traditional broadcasting and those broadcasting exclusively over the Internet;the telecommunications industries;the industries known as Internet service providers and web search portals,data processing industries,and the information services industries. • Finance&Insurance:NAICS 52 O The Finance and Insurance sector comprises establishments primarily engaged in financial transactions (transactions involving the creation,liquidation,or change in ownership of financial assets)and/or in facilitating financial transactions.Three principal types of activities are identified: o 1.Raising funds by taking deposits and/or issuing securities and in the process,incurring liabilities. Establishments engaged in this activity use raised funds to acquire financial assets by making loans and/or purchasing securities.Putting themselves at risk,they channel funds from lenders to borrowers and transform or repackage the funds with respect to maturity,',scale,and risk.This activity is known as financial intermediation. o 2.Pooling of risk by underwriting insurance and annuities.Establishments engaged in this activity collect fees, insurance premiums,or annuity considerations;build up reserves;invest those reserves;and make contractual payments.Fees are based on the expected incidence of the insured risk and the expected return on investment. o 3.Providing specialized services facilitating or supporting financial intermediation,insurance,and employee benefit programs.In addition,monetary authorities charged with monetary control are included in this sector. • Real Estate, Rental&Leasing:NAICS 53 o The Real Estate and Rental and Leasing sector comprises establishments primarily engaged in renting,leasing,or otherwise allowing the use of tangible or intangible assets,and establishments providing related services.The major portion of this sector comprises establishments that rent,lease,or otherwise allow the use of their own assets by others.The assets may be tangible,as is the case of real estate and equipment,or intangible,as is the case with patents and trademarks. o This sector also includes establishments primarily engaged in managing real estate for others,selling,renting and/or buying real estate for others,and appraising real estate.These activities are closely related to this sector's main activity,and it was felt that from a production basis they would best be included here.In addition, a substantial proportion of property management is self-performed by lessors. • Professional,Scientific&Tech Services:NAICS 54 o The Professional,Scientific,and Technical Services sector comprises establishments that specialize in performing professional,scientific,and technical activities for others.These activities require a high degree of expertise and training.The establishments in this sector specialize according to expertise and provide these services to clients in a variety of industries and,in some cases,to households.Activities performed include:legal advice and representation;accounting,bookkeeping,and payroll services;architectural,engineering,and specialized design services;computer services;consulting services;research services;advertising services;photographic services; translation and interpretation services;veterinary services;and other professional,scientific,and technical services. • Management of Companies and Enterprises: NAICS 55 o The Management of Companies and Enterprises sector comprises(1)establishments that hold the securities of (or other equity interests in)companies and enterprises for the purpose of owning a controlling interest or influencing management decisions or(2)establishments(except government establishments)that administer, oversee,and manage establishments of the company or enterprise and that normally undertake the strategic or organizational planning and decision making role of the company or enterprise.Establishments that administer, oversee,and manage may hold the securities of the company or enterprise. o Establishments in this sector perform essential activities that are often undertaken,in-house,by establishments in many sectors of the economy.By consolidating the performance of these activities of the enterprise at one establishment,economies of scale are achieved. • Administrative&Support&Waste Management&Remediation Services: NAICS 56 o The Administrative and Support and Waste Management and Remediation Services sector comprises establishments performing routine support activities for the day-to-day operations of other organizations.These essential activities are often undertaken in-house by establishments in many sectors of the economy.The establishments in this sector specialize in one or more of these support activities and provide these services to clients in a variety of industries and,in some cases,to households.Activities performed include:office administration,hiring and placing of personnel,document preparation and similar clerical services,solicitation, collection,security and surveillance services,cleaning,and waste disposal services. • Heath Care&Social Assistance: NAICS 62 o The Health Care and Social Assistance sector comprises establishments providing health care and social assistance for individuals.The sector includes both health care and social assistance because it is sometimes difficult to distinguish between the boundaries of these two activities.The industries in this sector are arranged on a continuum starting with those establishments providing medical care exclusively,continuing with those providing health care and social assistance,and finally finishing with those providing only social assistance.The services provided by establishments in this sector are delivered by trained professionals.All industries in the sector share this commonality of process,namely,labor inputs of health practitioners or social workers with the requisite expertise.Many of the industries in the sector are defined based on the educational degree held by the practitioners included in the industry. 15 • Public Administration c The Public Administration sector comprises establishments providing general government support,justice, administration of human resource programs,environmental quality programs,housing,urban planning and community development,economic programs and other local and state support. The highlighted section of the Finance and Insurance NAICS code pertains directly to the employment of financial institutions,which is being omitted as a potential use for the subject site. In the calculation of demand,the financial institution employment figure will be subtracted from the overall financial and insurance NAICS employment to reflect only the employment for insurance and investment offices. Now that we have selected the NAICS codes that occupy the proposed uses for the subject, we need to summarize the employment in each drive time of our trade area. Located below is a summary of the total employment in each drive time of our trade area and the number of employees based on the NAICS codes above. 5 Minute 10 Minute Trade Area Trade Area Total Population 15,741 89,407 Total Employees 7,378 49,677 Employee to Res Population Ratio 47% 56% NAICS Category Information 111 803 Finance and Insurance(Less Bank Operations) 192 1,942 Real Estate Rental Leasing 434 2,385 Professional,Scientific&Tech Services 854 4,564 Management of Companies 65 324 Health Care&Social Assistance 496 4,473 Public Adminstration 242 1,187 Total Office Employees 2,394 15,678 Pct of Total Employees 33.9% 33.5%1 This summary provides the relationship of total population to total employees and a breakdown of employees per NAICS category.Within the 5 minute drive time of our trade area there are a total of 2,394 employees that currently occupy professional or medical office space.The total io minute trade area has 3.5,678 total employees that currently occupy professional or medical office space. The next step in the process is to forecast employment in these categories to our horizon year of 2030. Using the Collier County Population forecasted growth rate,we forecast the population and employment within each drive time of our trade area. Located below is the current population forecast to 2030 based on Collier County Planning projections. Population Projections 2010 2014 2020 2025 2030 Countywide Population Estates 321,520 334,506 383,200 417,200 447,000 4.0% 14.6% 8.9% 7.1% http://www.colliergov.net/modules/showdocument.aspx?documentid=48763 16 Located below we will forecast the population and employment for each drive time within our trade area using the above referenced growth rates. Trade Area Population 2010 2014 2020 2025 2030 5 Minute Drive 14,782 15,741 17,104 18,774 20,115 Pct of total 4.6% 4.7% 4.5% 4.5% 4.5% Total Employees 7,378 8,039 8,824 9,454 Employee to Res Population Ratio 47% 47% 47% 47% Information 111 121 133 142 Finance and Insurance(Less Bank Operations) 192 209 230 246 Real Estate Rental Leasing 434 473 519 556 Professional,Scientific&Tech Services 854 930 1,021 1,094 Management of Companies 65 71 78 83 Health Care&Social Assistance 496 540 593 636 Public Adminstration 242 264 289 310 Total Office Employees 2,394 2,608 2,863 3,068 Pct of Total Employees 32.4% 32.4% 32.4% 32.4% Trade Area Population 2010 2014 2020 2025 2030 10 Minute Drive 84,250 89,407 96,547 108,472 116,220 Pct of Total 26.2% 26.7% 25.2% 26.0% 26.0% Total Employees 49,677 54,066 60,744 65,083 Employee to Res Population Ratio 56% 56% 56% 56% Information 803 874 982 1,052 �� Finance and Insurance(Less Bank Operations) 1,942 2,114 2,375 2,544 Real Estate Rental Leasing 2,385 2,596 2,916 3,125 Professional,Scientific&Tech Services 4,564 4,967 5,581 5,979 Management of Companies 324 353 396 424 Health Care&Social Assistance 4,473 4,868 5,470 5,860 Public Adminstration 1,187 1,292 1,451 1,555 Total 15,678 17,063 19,171 20,540 Pd of Total Employees 31.6% 31.6% 31.6% 31.6% The population and employment forecast for each drive time in the trade area is the basis for converting employees per NAICS category to estimated square feet of leasable space needed to accommodate the employment growth. This conversion is done by estimating the typical square footage of space needed to accommodate this number of employees.Several studies have been done to estimate the amount of leasable square feet needed to accommodate growing businesses and surveys have been performed to estimate this current need.Based on a survey from CoreNet Global in 2013,they estimate an average of 150 square feet per employee for office space globally.This includes high rise office and corporate cube farms which have much less square feet per employee than typical offices found in the Collier County market.For purposes of this report,we will use the estimate of 35o square feet per employee to covert the employment into professional and medical office square feet. Located below is our estimate of professional and medical office space needed to accommodate the current and future employment within each drive time of our trade area. 17 Trade Area Population 2010 2014 2020 2025 2030 5 Minute Drive 14,782 15,741 17,104 18,774 20,115 Pct of total 4.6% 4.7% 4.5% 4.5% 4.5% Total Employees 7,378 8,039 8,824 9,454 Employee to Res Population Ratio 47% 47% 47% 47% Information 111 121 133 142 Finance and Insurance(Less Bank Operations) 192 209 230 246 Real Estate Rental Leasing 434 473 519 556 Professional,Scientific&Tech Services 854 930 1,021 1,094 Management of Companies 65 71 78 83 Health Care&Social Assistance 496 540 593 636 Public Adminstration 242 264 289 310 Total Office Employees 2,394 2,608 2,863 3,068 Pct of Total Employees 32.4% 314% 32.4% 32.4% Total Professional and Medical office space to accomidate employment 150 359,100 391,266 429,469 460,145 Trade Area Population 2010 2014 2020 2025 2030 10 Minute Drive 84,250 89,407 96,547 108,472 116,220 Pct of Total 26.2% 26.7% 25.2% 26.0% 26.0% Total Employees 49,677 54,066 60,744 65,083 Employee to Res Population Ratio 56% 56% 56% 56% Information 803 874 982 1,052 Finance and Insurance(Less Bank Operations) 1,942 2,114 2,375 2,544 Real Estate Rental Leasing 2,385 2,596 2,916 3,125 Professional,Scientific&Tech Services 4,564 4,967 5,581 5,979 Management of Companies 324 353 396 424 Health Care&Social Assistance 4,473 4,868 5,470 5,860 Public Adminstration 1,187 1,292 1,451 1,555 Total 15,678 17,063 19,171 20,540 Pct of Total Employees 31.6% 31.6% 31.6% 31.6% Total Professional and Medical office space to accomidate employment 150 2,351,700 2,559,490 2,875,625 3,081,027 Taking into consideration the 150 square feet per employee assumption,we see that the professional and medical office demand in the 5 minute drive time area is 359,000 square feet growing to 460,000 square feet by 2030.Within the entire io minute trade area,the demand is 2,350,000 square feet currently,growing to 3,080,000 square feet by 2030. The conclusions above illustrate that based on the current employment of the NAICS codes selected for this study,the market must have at least 2,350,000 leasable square feet of professional and medical space to accommodate the current employment.The growth of population and concurrently the employment will require more space for these business categories over the next 1.6 years. 18 I I 5.o SUPPLY OF PROFESSIONAL AND MEDICAL SPACE 5.1 Supply Estimate Methodology The supply is calculated by first identifying the DOR codes that represent the professional and medical office space.The DOR codes selected include, Professional Buildings, One Store Office and Multi-story office. In addition to these DOR codes,several professional and medical office buildings are classified as condominiums,therefore each professional and medical condominium unit was also included in the supply. Because the io minute trade area extends into Lee County,we included the buildings and condominiums in the Lee County portion of the trade area as well. Urgent Care centers are included as a potential use for the subject site.A review of existing urgent care centers revealed the locations are in professional or medical office land use categories or are a condominium form of ownership. One Urgent Care center was located in a community shopping center,which is not the norm in the Collier market. Based on this research,the Urgent Care use has already been accounted for in the supply calculations. Located below is our summary of total professional and medical office based on the DOR codes that represent professional and medical office space and the condominium buildings that are reserved for professional and medical office use. Building Sum of Avg sqft Trade/Category Count SQFT_HTD Site Acres per Acre One Story Office 9 70,385 7.6 9,259 Multi-Story Office 4 63,675 4.1 15,485 Professional Building 0 - - - Condo Units 7 127,310 15.0 8,487 5 Minute Trade 20 261,370 26.7 10,234' One Story Office 32 263,782 28.0 9,422 Multi-Story Office 18 305,398 18.4 16,622 Professional Building 4 22,696 6.5 3,501 Condo Units 24 657,521 79.0 8,323 Between 5 and 10 78 1,249,397 131.9 10,442 One Story Office 41 334,167 35.6 9,387 Multi-Story Office 22 369,073 22.5 16,414 Professional Building 4 22,696 6.5 3,501 Condo Units 31 784,831 94.0 8,349 Total 10 Minute Trade 98 1,510,767 158.6 10,396 The chart shows the summary for each drive time of the trade area and the entire io minute trade area.The specific properties identified in a chart are located in the addendum of this report.Within the entire io minute trade area,a total of 1,51o,767+/-square feet of professional and medical office space currently exist. The next step in the analysis is to identify vacant commercial sites that have similar size and functional utility to develop a property that could potentially compete with the subject for 19 professional and medical office uses. For purposes of this analysis,we selected vacant sites having between i and 7 acres.The subject site is 5+/-acres and sites that are similar in size or smaller are most likely to be developed with professional or medical office space as their site size is not conducive to retail development.Some smaller sites that are located in front of larger retail facilities or outparcels,are more likely to be developed with retail oriented businesses including financial institutions. In the summary above,we calculated the average square feet of leasable space for the existing land use codes which are comparable to the subject.The average square feet developed per acre within the total trade area was 8,5oo square feet.This will be used to estimate the potential professional and medical office space that could be built on these sites. It is highly unlikely that all the sites identified in this analysis will be developed with competing uses, however we must test for this potential in the long range planning exercise. Located below is the list of vacant properties and the estimated square feet of leasable space that could potentially be developed on the site based on the 8,500 square feet average. Potential PIN Acres SQFT 24745002064 1.50 12,778 68815031154 1.30 11,030 25118010103 1.05 8,907 25118010064 1.01 8,603 5 Minute Trade 4.86 ' 41,319 38170000009 6.82 58,001 29331180049 6.06 51,547 25118010080 4.86 41,346 38455040001 4.23 35,942 38456200002 4.18 35,524 76720001546 4.15 35,267 25118010022 3.36 28,536 38452120005 3.12 26,546 38450040006 3.09 26,285 38454000000 3.08 26,198 00149720005 2.20 18,680 29331193188 2.04 17,369 29331193201 1.61 13,708 60204200484 1.49 12,706 38450041005 1.43 12,156 49660081103 1.35 11,479 29331190725 1.32 11,240 60204200248 1.03 8,781 64280000426 1.01 8,625 Between 5 and 10 56.46 479,936 Total Trade Area 61.32 521,255 The majority of the vacant sites within the 5 minute drive time of the trade area are much smaller than the subject with three located in front of larger retail sites and would therefore 20 be more suitable for retail outparcels vs office space.Several parcels between 5 and io minute drive time trade area are also more conducive to retail oriented uses due to their location in front of existing retail centers. The last set of supply calculations is based on vacant land that is located within a Future Land Use category that could potentially allow for professional or medical office.Located below is a list of parcels that have the same physical parameters as the vacant commercial parcels identified above,followed by a map of their locations. MAP ID PIN ACRES Gls CONDO O_NAME1 S_ADDRESS FLUM approvesqft I'�I 1 00238000005 5.03 NO VENTAS NAPLES LLC 6925 AIRPORT RD N Orange Blossum/Airport Crossroads 35,000 2 00235280006 4.63 NO PULLING JR TR,JOHN A 7000 AIRPORT RD N Orange Blossum Mixed Use Sub 40,000 3 00237960007 4.88 NO NAPLES ITALIAN-AMERICAN CLUB 7037 AIRPORT RD N Orange Blossum Mixed Use Sub 34,000 Total 109,000 21 Properties FLUM Garacres 3, s, 0. H�1 Sk+SS Y"!� 'v r' , imillw,,,,,4 %: �k 1 r" e iuF.ShRae .,a'-I8'c 4St&dy BR$# Creek' c c 0 K2S#9NS b P#efe V4Tkit1.* _. ,.."as .;eiR,r Park Sources E i,HERE,-`eLcrrne•USGS late map,ie czeme tP Can RIViCAN,:sr;,iapsrv,MCI,CsnChasa{t9 one Kvng),fsnn°?aa iara3,i urnT IAap fln +ai@ CpenSfr efkiapeontrdaitars,an ?fie lSUae. Curr The three parcels are all located around the Orange Blossom Road and Airport Road intersection in North Naples. 22 Parcel 1 is located on the northwest corner of the intersection and consists of 5 plus acres of land.This site is located in the Orange Blossom/Airport Crossings Commercial Subdistrict which limits professional and medical office uses to 7,000 sqft per acre or a maximum potential of 35,000 sqft on the site as a whole. Parcels 1&2 are located on the southwest corner of the intersection and consists of slightly less than 5 acres each.The parcels each have specific requirements regarding maximum professional and medical office space.Parcel 2 has a maximum of 40,00o sqft and parcel 1 has a maximum of 34,0oo sqft. The entire intersection has the potential for an additional 109,000 sqft of professional and medical office uses that would add to the potential supply for our analysis. Based on the summary of currently classified vacant commercial parcels within the trade area,assuming 8,500 square feet development per acre,an additional 521,255 square feet of professional and medical office uses could be developed. In addition to the vacant commercial sites,an additional 109,000 sqft of professional and medical office uses could be developed on parcels that are located within future land use categories that allow for professional and medical office uses.Therefore,the total potential development on all vacant sites is estimated at 630,255 sqft. .-� 6.o CALCULATION OF NET NEED AND CONCLUSIONS The process of estimating the net need for Professional and Medical office space starts with an understanding of the current demand for businesses that occupy this type of building.The trade area selected for this study included locations near 1-75 interchanges in the majority of Collier County and Bonita Springs.It also includes businesses along the major east-west corridors of the northern part of the county.The calculation of current professional and medical office demand within the entire trade area for 2014 was 2,351,700 square feet.The current demand must then be forecasted forward to 2030 using the Collier County Population forecast.After applying this to the population within the trade area,as see that the demand grows to 3,081,027 square feet by 2030. The next step is to estimate the total supply of leasable square feet of professional and medical office space in the trade area.This process revealed an existing total supply of 1,510,767 square feet within the entire trade area. In addition,vacant commercial land that has the potential to be developed with professional and medical office space and parcels that are vacant and located within Future Land Use Categories that allow these uses are added. Based on our site size criteria of 1 to 7 acres and using an estimated developed square feet of 8,5oo per acre,we estimated an additional 521,255 square feet of professional and medical office space could be developed on vacant commercial parcels.Those sites that are located within Future Land Use categories that allow comparable office uses add an additional 23 109,000 sqft to the whole trade area.Therefore a total of 630,255 sqft of potential professional and medical office space could be added to the market. The last step in the process is to subtract the current square feet of leasable professional and medical office space from the current and forecasted demand.The remainder represent the net need of professional and medical office space within the trade area. Located below is our summary table showing the calculation of net need for the 5 minute trade area. 2014 2020 2025 2030 5 Minute Trade Area SqFt Demand 359,100 391,266 429,469 460,145 Existing Professional and Medical SQFT 2014 261,370 261,370 261,370 261,370 Potential SQFT 41,319 41,319 41,319 41,319 Total Existing and Potential sqft(Supply) 302,689 302,689 302,689 302,689 Demand minus Supply(Net Need) 56,411 88,577 126,780 157,456 The conclusion table above reveals a net need for 56,411 square feet of professional and medical office square footage today growing to 157,456 square feet by 2030. The entire 10 minute trade area net need calculation is presented below. 2014 2020 2025 2030 10 Minute Trade Area SqFt Demand 2,351,700 2,559,490 2,875,625 3,081,027 Existing Professional and Medical SOFT 2014 1,510,767 1,510,767 1,510,767 1,510,767 Potential SQFT 630,255 630,255 630,255 630,255 Total Existing and Potential sqft(Supply) 2,141,022 2,141,022 2,141,022 2,141,022 Demand minus Supply(Net Need) 210,678 418,468 734,603 940,005 The conclusions table above reveals a net need for 210,678 square feet of professional and medical office square footage today growing to 940,005 square feet by 2030. The location of the subject site near the Immokalee Road interchange with 1-75 makes it a very desirable location for this type of use.The fact this interchange travels east to Ave Maria and Immokalee aids in its importance for these types of uses, it also in one of the two major commerce oriented interchanges in the county,the other being Pine Ridge Road. 24 BUSINESS SUMMARY i.i'---esr Business Summary 6130 Autumn Oaks Ln,Naples,Florida,34119 Drive limes: 5, 10 minute radii Latitude:26.27223'. Longitude: -81.73206! I Susinesse Employee Busmesse Employec by NAICS Codes I Numbe Percer Numbe Percer Numbe Percer ,Numbe„ Percer Agriculture,Forestry,Fishing&Hunting 1( 0.49 11 0.2°r 65 0.59 18r 044: Mining ! 1 0.09.. 1 0.0°r 5 -0.04 30 0.1° Utilities 2 0.19 8 0.19 11 0.14 13:. 0.3% Construction 18: 7.49 731 10.05 1,18 8.19 5,47? 11.0` Manufacturing _..._..... ..... ............ 4C 1.St ........_. 14 ........1.9; ..__... 27- _._.__.1.99 1,46 2.89( Wholesale Trade 59 2.49'1 171 2.41 38C 2 6°r 1.44 2.94 Retail Trade 11, 4.64 870 11.8' 81' 5.69 5,88 11.8`. MolorlVehicle&Parts Dealers 9 0,41. - 22 0.34 57 `-..0.44 33£ 0.79 Furniture&Nome Furnishings Stores 14 0.64 58 0.84 10- 0.79 42: 0.84 elastics&Appliance Stores :6 027 9 0'11 44 .!0.34: 17' 0.41' Bldg Material&Garden Equipment&Supplies Dealers 7 0.34 20 0.49 6C 0.44 54;; 1.19 Food&Beverage Stores 1' 0.44 230 3.29 78 0.54 1,98 ! 4.09' . Health&Personal Care Stores 7 0.34 25 0.3 4 53 0.49 32; 0.74 Gas llsa Stations-.': 7 0.34 .134 0.59 37 -0.39° ':, 19: 0.44 Clothing&Clothing Accessories Stores 9 0.45 11 0.34 96 0.75 28 i 0.64 Sport,Goods,Hobby,Book,&Music Stores 6 0.24 97 1.3° 55 0.49' 36( 0.75, General Merchandise Stores 2 0.19. 24f 3.39 11 0.11 621 1.311'. Miscellaneous Store Retailers. : 26 1.1° 87 .1.21 17: 1.29 53, 1.19 Nonstore Retailers 9 0.44 11 0.29 4C 0.3 4 6E 0.11 Transportation&Warehousing 28 1,1`: 70 0.9°r 171 1.29 551 1.19. (Information 38 1.59'.. t11 1.59 181 1.3° 802 161 Finance&Insurance 96 3.94 296 4.19 620 4.24 2,92' 5.99 Central Bank/Credit Intermediation&Related Activities ! 2' 0.89 10. 1.51 13- 0.94 981 2.0 4. Securities,.CommodityContracts&Other Financial Investments&t BO 2.41. 151 2.1° 360 2.5% 1,54 3.19 Related Activities Insurance Carriers&Related Activities,Funds,Trusts&Other Fina If 0,64 34 '0.59 121 0 89 390 0.89 ......... Real Estate,Rental&Leasing 141 5.9°r 434 5.99 75E 5.24 2,36: 4.8°5 Professional,Scientific&Tech Services 290 12.09 854 11.6' 1,64 11.2' 4,56' 9.21 Legal Services 25 1.0° 51 0,7°, 131 0.94 41: 0.8 4 Management of Companies&Ent erprises 29 1.21 65 094.: 141 101 32' 074 Administrative&Support&Waste Management&Remediation Servic 540 22.2/ 1,32 1850° 2,91 19.9° 8,01 16.1' Educational Services 2E 1.11 35/ 4.89 141 1.0° 1,87 3.84 Health Care&Social Assistance i. 11 4.69 49E >6.74 760 5.29 4,47: 9.09 Arts,Entertainment&Recreation 47 1.99 43` 5.99. 27/ 1.99 1,89 3.89 Accommodation&Food Services 34 1.41 261 3:6% 34' 2.39 2,93' 5.99 Accommodation 3 0.11 30 0.49. 27 0.24 36(. 0.79 Food Services&Drinking Places 31 1.30, 231 3.11 31: 2.24 2,57' 5.24 Other Services(except Public Administration) 14 5.79 471 6.59 99/ 6.84 3,20. 6.55' Automotive Repair&Maintenance 10 0.4 4 26 0.41 11 0.84 35' 0.74` Public Administration' 5 0.24 242 3.31 32 0.2% 1,1E 243 Unclassified Establishments 51: 20.79 4 0.19 2,89 19.81 6 0.04 Total 2,47. 100.0 7,37r 100.0' 14,60 100.0' 49,67 100.0' Source: Copyright 2014 Dun&Bradstreet,Inc.All rights reserved.Esn Total Residential Population forecasts for 2014. 25 SUPPLY OF EXISTING OFFICES 5 MINUTE DRIVE TIME PIN Acres Owner Name Street Address City Zipcode Leasable SQFT Year Built Use Code 66261901429 1.25 BANK OF AMERICA NA 15245 COLLIER BLVD NA '34119 4,663 2008 Financial Institution '66679700047 1.23 WACHOVIA BANK 5610 STRAND BLVD NA '34110 4,630 1998 Financial Institution 66261901225 1.14 SUNTRUST BANK 15225 COLLIER BLVD NA '34119 4,368 2006 Financial Institution 34595000028 1.45 BAYROCK COCONUT CREEK EXCHANGE 5350 IMMOKALEE RD NA '34109 4,223 2013 Financial Institution 66261901021 1.15 224466 DELAWARE INC 15219 COLLIER BLVD NA '34119 3,863 2006 Financial Institution '66679700885 1.27 BARNETT BANK N A 5626 TAVILLA CIR NA '34110 3,840 2000 Financial Institution 66679700908 1.27 FIFTH THIRD BANK OF FLORIDA 5636 TAVILLA CIR NA '34110 3,300 1999 Financial Institution 24745001683 1.16 AMSOUTH BANK 2435 TARPON BAY BLVD NA '34119 3,069 2002 Financial Institution 5 Minute Drive Financial Institutions 31,956 74979000141 1.20 NAPOLI PROPERTY HOLDING CO LLC 5644 TAVILLA CIR NA '34110 16,804 2008 Multi-Story Office '68815032205 1.02 EL KOMATI LLC 4521 EXECUTIVE DR NA '34119 12,166 2008 Multi-Story Office 74979000109 1.01 NICKENJOHN ENTERPRISES INC 5621 STRAND BLVD NA '34110 19,417 2005 Multi-Story Office 68815031002 0.88 NEW SOLUTIONS LTD 4500 EXECUTIVE DR NA 34119 15,288 1990 Multi-Story Office 5 Minute Drive Multi-Story Office 63,675 '63944000585 1.23 2575 NORTHBROOKE LLC 2575 NORTHBROOKE PLA DR NA '34119 12,732 2011 One Story Office 82950000026 0.91 WINTERVIEW COURT LTD 3000 IMMOKALEE RD NA '34109 10,257 1985 One Story Office 74979000060 0.66 GILHART CO TR,ROBERT H 5633 STRAND BLVD NA '34110 9,000 2000 One Story Office 68815032153 1.02 GLOBAL DYNAMICS LLC 4529 EXECUTIVE DR NA '34119 8,562 2006 One Story Office 63944000488 0.91 NINIGRET TECHNOLOGY EAST LC 2515 NORTHBROOKE PLA DR NA '34119 8,530 2003 One Story Office 74979000073 0.53 GILHART CO TR,ROBERT H 5629 STRAND BLVD NA '34110 6,000 2002 One Story Office 74979000086 0.49 GILHART CO TR,ROBERT H 5625 STRAND BLVD NA '34110 6,000 2002 One Story Office '68815032250 1.38 UNITED AMERICAN TRUST LC 4513 EXECUTIVE DR NA '34119 5,844 2006 One Story Office 63944000569 0.46 TEJERINA,GABRIEL A=&BETTY 2555 NORTHBROOKE PLA DR NA '34119 3,460 2009 One Story Office 5 Minute Drive One Story Office 70,385 NORTHBROOKE SUITES 9,117 TRACI BUILDING A CONDOMINIUM 10,200 QUAIL PLAZA A CONDOMINIUM 10,511 WINTERVIEW COURT II 16,227 NORTHBROOKE WEST A COMMERCIAL 22,258 BORGATA SQUARE OF NAPLES 23,729 STRAND PROFESSIONAL PARK 35,268 5 Minute Drive Office and Medical Condominiums 127,310 "--\ Total Square feet in 5 Minute Drive 293,326 26 '-., SUPPLY OF EXISTING OFFICES BETWEEN 5 AND 10 MINUTE DRIVE TIME Leasable PIN Acres Owner Name Street Address City Zipcode SOFT Year Built Use Code 29331190686 1.15 CREEKSIDE WEST INC 1255 CREEKSIDE PKWY Naples 34108 8,853 2003 Financial Institution 66760011221 2.21 TIB BANK OF THE KEYS 6435 NAPLES BLVD Naples 34109 8,463 2006 Financial Institution 34569500169 1.26 FLORIDA COMMUNITY BANK 2325 VANDERBILT BEAC RD Naples 34109 8,106 1999 Financial Institution 60204200400 1.50 SUNCOAST SCHOOLS FED CR UNION 7465 VANDERBILT BEAC RD Naples 34119 6,503 2006 Financial Institution 69587500103 1.12 BARNETT TECHNOLOGIES INC 11120 TAMIAMI TRL N Naples 34110 5,543 1991 Financial Institution 63518000144 1.39 JPMORGAN CHASE BANK N A 2480 VANDERBILT BEAC RD Naples 34109 5,494 2000 Financial Institution 29520003005 0.86 REGIONS BANK 5909 PINE RIDGE RD Naples 34119 5,356 1993 Financial Institution 46690000102 0.90 FIFTH THIRD BANK 2470 IMMOKALEE RD Naples 34109 5,218 1992 Financial Institution 69586500405 1.25 ATLANTIC STATES BANK 1125 IMMOKALEE RD Naples 34110 5,187 2000 Financial Institution 00255084004 0.91 BRANCH BANK&TRUST CO 5475 AIRPORT RD N Naples 34109 4,659 1989 Financial Institution 24825000067 1.08 SS REALTY LLC 12965 COLLIER BLVD Naples 34116 4,588 2010 Financial Institution 25500001801 0.92 WACHOVIA BANK 5094 AIRPORT RD N Naples 34105 4,442 1995 Financial Institution 63518000063 1.30 SUNTRUST BANK SW FL 2420 VANDERBILT BEAC RD Naples 34109 4,297 1999 Financial Institution 67410000109 1.21 NATIONSBANK OF FLORIDA 2412 PINE RIDGE RD Naples 34105 4,214 1994 Financial Institution 60204200523 1.46 FIFTH THIRD BANK 7599 VANDERBILT BEAC RD Naples 34119 4,154 2006 Financial Institution 76720001588 1.50 FIRST NATIONAL BANK OF THE 3580 PINE RIDGE RD Naples 34105 4,139 2008 Financial Institution 00157120008 0.87 DOANE LTD PARTNERSHIP 889 111TH AVE N Naples 34110 4,128 1994 Financial Institution 69586500528 1.49 SUNCOAST SCHOOLS FED CR UNION 1037 CROSSPOINTE DR Naples 34110 4,024 2000 Financial Institution 66760012822 1.08 GU.SELECTION II FLORIDA LP 5795 AIRPORT PULLING RD N Naples 34109 4,005 2009 Financial Institution 22435500101 0.84 FIFTH THIRD BANK 8771TAMIAMI TRL N Naples 34108 3,997 1997 Financial Institution 60204200442 1.00 PROFESSIONAL RESOURCE DEV INC 7485 VANDERBILT BEAC RD Naples 34119 3,981 2006 Financial Institution 62470040007 0.79 WACHOVIA BANK 11075 TAMIAMI TRL N Naples 34108 3,848 1992 Financial Institution 67410000400 0.69 JPMORGAN CHASE BANK 2448 PINE RIDGE RD Naples 34105 3,772 2011 Financial Institution 25500001005 0.62 FIFTH THIRD TRUST CO&SAV BK 5076 AIRPORT RD N Naples 34105 3,538 1994 Financial Institution 64030001109 1.03 MIP NAPLES 1 LLC 8877TAMIAMI TRL N Naples 34108 3,472 1995 Financial Institution 67988000220 0.80 COMMUNITY BANK OF NAPLES 9194 GALLERIA CT Naples 34109 3,436 2000 Financial Institution 63518000102 1.24 WACHOVIA BANK 2472 VANDERBILT BEAC RD Naples 34109 3,106 2001 Financial Institution 63518000021 1.19 REGIONS BANK 7950 AIRPORT RD N Naples 34109 3,001 2001 Financial Institution 46690000209 1.21 COLOMBO ENTERPRISES 2482 IMMOKALEE RD Naples 34110 372 1995 Financial Institution Between 5 and 10 Minute Drive Financial Institutions 133,896 00177000302 2.51 SOUTHERN HOLDING 999 VANDERBILT Naples 34109 121,386 2002 Multi-Story Office 76720001520 4.91 KRAFT OFFICE CENTER LLC 3530 KRAFT RD Naples 34105 84,824 2007 Multi-Story Office 80670160002 1.00 VINEYARDS DEV CORP 75 VINEYARDS BLVD Naples 34119 38,320 2002 Multi-Story Office 82597000324 0.98 RAMBEH LLC 6610 WILLOW PARK DR Naples 34109 26,976 2003 Multi-Story Office /.......„, 76421000105 1.49 HM&A BUILDING LLC TR 978 ENCORE WAY Naples 34110 22,592 2000 Multi-Story Office 62764480001 0.93 MILAN 34108 LLC 9465 TAMIAMI TRL N Naples 34108 15,163 2007 Multi-Story Office 64280000400 1.29 1726 MEDICAL BUILDING I LLC 1726 MEDICAL BLVD Naples 34110 14,766 2001 Multi-Story Office 82597000065 0.94 DMA REALTY OF FLORIDA 6609 WILLOW PARK DR Naples 34109 12,452 2004 Multi-Story Office 76421000082 1.22 TAMIAMI I LLC 12810 TAMIAMI TRL N Naples 34110 12,292 2004 Multi-Story Office 62782240003 0.60 BROWN&NELSON LLC 10001 TAMIAMI TRL N Naples 34108 9,880 1999 Multi-Story Office 62770160001 0.87 MIND INVESTMENTS OF FLA LLC 9655 TAMIAMI TRL N Naples 34108 9,378 2009 Multi-Story Office 82597000201 0.62 WILLOW PARK B LLC 6646 WILLOW PARK DR Naples 34109 9,234 2003 Multi-Story Office 64280000442 0.87 JG PROPERTIES OF NAPLES LLC 1706 MEDICAL BLVD Naples 34110 8,396 2003 Multi-Story Office 82597000188 0.58 JBMB OF NAPLES INC 6645 WILLOW PARK DR Naples 34109 8,224 2000 Multi-Story Office 82597000269 0.50 DIVCO OFFICE LLC 6628 WILLOW PARK DR Naples 34109 8,000 2001 Multi-Story Office 82597000243 0.50 KARATE CENTER BULIDING LLC 6634 WILLOW PARK DR Naples 34109 8,000 2001 Multi-Story Office 82597000120 0.46 AJC HOLDINGS 6627 WILLOW PARK DR Naples 34109 7,399 2004 Multi-Story Office 62787880002 0.31 CLARK AVIATION CORPORATION 868 102ND AVE N Naples 34108 5,790 2006 Multi-Story Office 62413600006 0.31 PHELAN FAMILIES LLC 868 106TH AVE N Naples 34108 3,712 2001 Multi-Story Office Between 5 and 10 Minute Drive Multi-Stoty Office 426,784 27 Leasable �"".., PIN Acres Owner Name Street Address City Zipcode SOFT Year Built Use Code 064826B20150H0010 2.50 AUSTIN DEVELOPERS LLC 28100 BONITA GRANDE DR BONITA 34135 39,639 2008 OFFICE BUILDING,ONE STORY 29270000044 2.96 COMMERCIAL DEVELOPMENT CO 870 111TH AVE N Naples 34108 26,085 1997 One Story Office 62780960000 1.81 LARRY A THOMAS REV TRUST 9995 TAMIAMI TRL N Naples 34108 17,444 1996 One Story Office 354725B3001170020 2.42 CORRION BONITA LLC 27975 OLD 41 RD BONITA 34135 16,239 1963 OFFICE BUILDING,ONE STORY 64280000468 1.50 NAPLES DIAGNOSTIC IMAGING 1715 MEDICAL BLVD Naples 34110 12,633 1998 One Story Office 82597000146 0.92 DD PARTNERSHIP OF NAPLES LLC 6635 WILLOW PARK DR Naples 34109 12,157 2002 One Story Office 00157481006 0.94 WALKERBILT LLC 809 WALKERBILT RD Naples 34110 12,108 1998 One Story Office 74.445100805 1.55 MPG HEALTH PARKWAY LLC 1735 HEALTH PKWY SW Naples 34109 12,106 2006 One Story Office 38334000007 2.33 NAPA RIDGE PROPERTIES INC 6370 PINE RIDGE RD Naples 34116 12,067 1999 One Story Office 69586500162 1.02 MPO PROPERTIES CROSSPOINTE LLC 1020 CROSSPOINTE DR Naples 34110 11,415 2000 One Story Office 02482583004000040 1.11 SOUTHWEST HOLDINGS LLC 28631 NORTH CARGO CT BONITA 34135 11,101 2007 OFFICE BUILDING,ONE STORY 00157481705 0.93 DOANE LTD PARTNERSHIP 877 111TH AVE N Naples 34110 11,096 1998 One Story Office 00157481200 1.00 FLORNES TR,ERIK 11983 TAMIAMI TRL N Naples 34110 11,017 1989 One Story Office 02482582000117040 1.46 SPRINGHILL GROUP 10915 K NINE DR BONITA 34135 10,886 2003 OFFICE BUILDING,ONE STORY 02482583004000030 1.12 INNOVATIVE FOOD HOLDINGS INC 28411 RACE TRACK RD BONITA 34135 9,800 2007 OFFICE BUILDING,ONE STORY 68569990020 1.39 CUR PROPERTIES NAPLES LLC 675 PIPER BLVD Naples 34110 9,596 2004 One Story Office 29270000141 1.31 COMMERCIAL DEVELOPMENT CO 840 111TH AVE N Naples 34108 8,747 1997 One Story Office 51580000100 0.92 12840 TAMIAMI TR LLC 12840 TAMIAMI TRL N Naples 34110 8,281 1995 One Story Office 00169120009 0.96 C&S NATIONAL BANK 899 VANDERBILT BEAC RD Naples 34108 8,109 1984 One Story Office 74445100821 1.01 M T V L LLC 1713 HEALTH PONY SW Naples 34109 8,042 2001 One Story Office 36472584002000770 0.97 LIME STREET DEVELOPMENT LLC 11308 BONITA BEACH RD SE/J BONITA 34135 7,876 2007 OFFICE BUILDING,ONE STORY 77020003104 0.62 TRIGO,ANTONIO 2223 TRADE CENTER WAY Naples 34109 6,290 1994 One Story Office 00236167607 0.16 COWER COUNTY EDUCATION 6712 LONE OAK BLVD Naples 34109 5,960 1993 One Story Office 81050000121 0.16 WILLIAMS,ALAN B 6736 LONE OAK BLVD Naples 34109 5,960 1991 One Story Office 81050000189 0.16 WILLIAMS,ALAN B 6722 LONE OAK BLVD Naples 34109 5,960 1994 One Story Office 00236170102 0.16 SHIN TR,YONG HEE 6708 LONE OAK BLVD Naples 34109 5,940 1992 One Story Office 82597000227 0.49 HENRY JOHNSON LLC 6640 WILLOW PARK DR Naples 34109 5,507 2000 One Story Office 36472582000091010 1.00 BONITA SPRINGS UTILITIES INC 11900 E TERRY ST BONITA 34135 5,371 1996 OFFICE BUILDING,ONE STORY 62412480007 0.62 ABS OF NAPLES LLC 875 105TH AVE N Naples 34108 5,365 2009 One Story Office 63000080009 1.11 E MADISON ENTERPRISES LLC 6530 DUDLEY DR Naples 34105 5,304 2006 One Story Office 69586500560 0.46 CROSSPOINTE PARTNERS LLC 1049 CROSSPOINTE DR Naples 34110 5,183 2000 One Story Office 62764530003 0.62 CNC INVESTMENTS LLC 875 94TH AVE N Naples 34108 5,176 1963 One Story Office 82597000285 050 UNLIMITED HORIZONS SW FL LLC 6622 WILLOW PARK DR Naples 34109 5,019 2005 One Story Office 65571840006 0.48 SHORES LLC,THE 11980 TAMIAMI TRL N Naples 34110 4,854 2001 One Story Office 02482583004000400 0.62 HYLIFE LLC 10911 HARMONY PARK DR BONITA 34135 4,661 2001 OFFICE BUILDING,ONE STORY 82597000104 0.46 HERRINGTON PROPERTIES INC 6621 WILLOW PARK DR Naples 34109 4,474 2004 One Story Office 62411920005 0.48 NEPHRON INVESTMENST LLC 878 109TH AVE N Naples 34108 4,136 1996 One Story Office 36472583012000260 057 ADAMS HAZEL N TR+ 11680 BONITA BEACH RD SE BONITA 34135 3,995 1990 OFFICE BUILDING,ONE STORY 69586500573 0.45 RONRAND OF NAPLES LLC 1055 CROSSPOINTE DR Naples 34110 3,000 2000 One Story Office 62777560002 0.31 NORTH NAPLES VENTURE GROUP LLC 868 99TH AVE N Naples 34108 2,980 1986 One Story Office 35472583001240010 0.45 C L HALL TR 10998 BONITA BEACH RD SE BONITA 34135 2,936 1980 OFFICE BUILDING,ONE STORY 65570560002 0.23 PAPENFUSS,ERIK,--&YASMIN 12052 TAMIAMI TRL N Naples 34110 1,771 1997 One Story Office 02482582000117150 0.98 IRISH TIDE VENTURES LLC 10957 K NINE DR BONITA 34135 6S6 2008 OFFICE BUILDING,ONE STORY Between 5 and 10 Minute Drive One Story Office 376,942 01482582022000060 2.30 FAMILY HEALTH CENTERS OF 11921 SARADRIENNE LN BONITA 34135 19,472 2005 PROFESSIONAL BUILDING 0248258202700004A 1.38 ALLIANCE BONITA SPRINGS LLC 28011 PERFORMANCE LN BONITA 34135 15,454 2010 PROFESSIONAL BUILDING 00255480006 4.92 JD BURT CO INC 3285 PINE RIDGE RD Naples 34109 8,957 2000 Professional Building 74445101105 1.12 NATIONWIDE HLTH PROPERTIES INC 1885 HEALTH PKWY SW Naples 34109 8,497 1999 Professional Building 27167550489 0.25 LJZ PROPERTIES LTD 1435 IMMOKALEE RD Naples 34110 3,748 1996 Professional Building 62520240003 0.20 MADEK LLC 871 106TH AVE N Naples 34108 1,494 1979 Professional Building Between 5 and 10 Minute Drive Professional Office 57,622 TWO HUNDRED BUILDING,THE 7,090 RUBELL MEDICAL CENTER 8,006 DESIGN ASSOCIATES OF TRADE 9,696 VENETIAN PLAZA COURTYARD II 13,096 PARK CENTRAL NORTH 14,000 CENTRE AT VETERANS'PARK,THE 14,300 NORTHSIDE MEDICAL PLAZA 18,111 OAK TREE MEDICAL CENTER 19,578 CREEKSIDE MEDICAL COMMERCIAL 21,923 OLYMPIA MEDICAL PARK 22,612 VENETIAN PLAZA COURTYARD 24,506 RIVERCHASE OFFICE PARK 27,775 2210 BUILDING A CONDOMINIUM 27,981 GULF COAST NATIONAL BANK 29,706 GREENTREE PROFESSIONAL CENTRE 29,936 CITIZENS NATIONAL BANK CENTER 30,596 PARK CENTRAL A CONDOMINIUM 31,331 FIRST NATIONAL BANK CENTER 31,591 GULFCOAST MEDICAL ARTS CENTER 33,965 CAMBRIDGE SQUARE OFFICE PARK 34,914 EDGEMONT OFFICE PARK 34,972 VETERANS PARK COMMONS OFFICE 41,860 CREEKWOOD LAND CONDOMINIUM 54,267 GALLERIA PLAZA A CONDOMINIUM 75,709 Between 5 and 10 Minute Drive Office Condominiums 657,521 Total Leasble Space between 5 and 10 Minute Dr. 1,652,765 .---. 28 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS In conducting this market analysis,the Consultant has assumed,where applicable,that: 1. Title to the land is good and marketable. 2. The information supplied by others is correct,and the revenue stamps placed on the deeds used to indicate the sale prices are in correct relation to the actual dollar amounts of the individual transactions. 3. There are no hidden or undisclosed sub-soil conditions. No consideration has been given to oil or mineral rights, if outstanding. 4. All general codes,ordinances,regulations or statutes affecting the property have been and will be enforced and the property is not subject to flood plane or utility restrictions or moratoriums except as reported to your consultant and contained in this report. 5. The party for whom this report is prepared has reported to the consultant no original existing conditions or development plans that would subject this property to the regulations of the Securities and Exchange Commission or similar agencies on the state or local level. 6. No responsibility is assumed by the consultant for legal matters, nor is any opinion on title rendered herewith. 7. The consultant herein, by reason of this report, is not to be required to give testimony in court with reference to the property analyzed, unless arrangements have been previously made. 8. The consultant has made no survey of the property and assumes no responsibility in connection with such matters. Any sketch or identified survey of the property included in this report is only for the purpose of assisting the reader to visualize the property. 9. No environmental impact studies were either requested or made in conjunction with this study,and the consultant hereby reserves the right to alter,amend, revise,or rescind any of the opinions based upon any subsequent environmental impact studies, research or investigation. io. Unless stated otherwise, no percolation tests have been performed on this property. In making the study, it has been assumed that the property is capable of passing such tests so as to be developable to its highest and best use,as discussed in this report. ii. Certain data used in compiling this report was furnished by the client,their counsel, employees,and/or representatives,or from other sources believed reliable. Data has been checked for accuracy as possible, but no liability or responsibility may be assumed for complete accuracy. 29 1z. No responsibility is assumed for matters legal in nature,nor is any opinion rendered herein as to title,which is assumed to be good and merchantable. The property is assumed to be free and clear of all liens and encumbrances, unless specifically enumerated herein,and under responsible ownership and management as of the date of this study. 13. The forecasts or projections included in this report are used to assist in the process and are based on current market conditions,anticipated short-term supply and demand factors,and a stable economy. These forecasts are therefore subject to changes in future conditions. 14. The consultant has relied upon the demographic data provided by the Collier County Community Development Department in order to project population trends, housing trends,gross sales trends,and economic trends for the subject area.The information relied upon is referenced within the applicable section of this report.The consultant does not warrant its accuracy. 15. The consultant has obtained data regarding building permits for single family and multi family products from the US Census.It is the consultant's understanding that multi family permits are those for condominiums and for rental apartment complexes. 16. The consultant has obtained data regarding building sales for single family and multi family products from the Property Appraiser's office for the county in which the subject is located or adjoining county Property Appraiser offices.This data includes Developer sales to end users and does not include on your lot sales or construction end loan sales.The consultant cannot warrant the accuracy of the data from this source.The consultant has segmented and amended the data based on market knowledge of the general market; however, no individual sales have been verified.The sales used from these sources reflect statistical trends,with larger samples of data providing a heavier weighting and smaller sample size results in less weighted percentage of the total market. 17. The consultant has obtained data from each of the projects outlined in this report.A physical inspection of each community was made,along with data for each community obtained from a representative of the owner.The data obtained for each project is assumed to be true and correct; however,the accuracy cannot be warranted or guaranteed. 30 APPRAISAL CONSULTING I certify that,to the best of my knowledge and belief; • The statements of fact contained in this report are true and correct. • The reported analysis,opinion,and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial and unbiased professional analyses, opinions and conclusions. • I have no(or the specified)present or prospective interest in the property that is the subject of the work under review and no(or the specific)personal interest with respect to the parties involved. • I have no bias with respect to the property that is the subject of the work under review or to the parties involved in this assignment. • My engagement in this assignment was not contingent upon developing or reporting predetermined results. • My compensation is not contingent on an action or event resulting from the analysis,opinion or conclusions in this report or from its use. • My compensation for completing this assignment is not contingent upon the development or reporting of predetermined value or direction in value that favors the cause of the client,the amount of the value opinion, attainment of a stipulated result,or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. • My analysis,opinion and conclusions were developed and the review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice. • I have made a personal inspection of the subject of the work under review. • No one provided significant real property appraisal or appraisal consulting assistance to the person signing this certificate. f+_ Signature Date 31 RESTRICTION UPON DISCLOSURE AND USE The by-laws and Regulations of the Appraisal Institute govern disclosure of the contents of this report. Michael J.Timmerman, SRA is a Member of the Appraisal Institute. The by-laws and Regulations of the Institute require each Member and Candidate to control the use and distribution of each report signed by such Member. This market study report and the contents and data contained herein are confidential and are proprietary property of MJT Realty Economic Advisors, Inc. No reproductions of any sort or release of any proprietary information contained within may be released without prior written consent of MJT Realty Economic Advisors, Inc. Furthermore, neither all nor any part of this report shall be disseminated to the general public by use of advertising media, public relations media, news media,sales media,or other media for public communication without prior written consent of the signatories of this report.This report is for internal use of SOUTHBROOKE PARTNERS, LLC exclusively.The undersigned agrees to the confidentiality agreement. 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Except as expressly provided in these Terms of Use, nothing contained herein shall be construed as conferring any license or right, by implication,estoppel or otherwise, under copyright or other intellectual property rights. User agrees that the Information and THE REPORT are protected by copyrights, trademarks,service marks,patents or other proprietary rights and laws. For additional information see Copyright. 5.) Unlawful Activity. Company reserves the right to investigate complaints or reported violations of the Terms of Use and to take any action deemed appropriate including, but not limited to,reporting any suspected unlawful activity to law enforcement officials, regulators,or other third parties and disclosing any information necessary or appropriate to such persons or entities relating to user profiles,e-mail address, usage history,posted materials, IP addresses and traffic information. 6.) Remedies for Violations. Company reserves the right to seek all remedies available at law and in equity for violations of these Terms of Use including, but not limited to,the right to cancel THE REPORT. 34 7.) Modifications to Terms of Use. Company reserves the right to change these Terms of Use at any time. Updated versions of the Terms of Use will appear in THE REPORT and are effective immediately. User is responsible for regularly reviewing the Terms of Use. Continued use of THE REPORT after any such changes constitutes User's consent to such changes. 35 ..•"'•PHOTOS Sys �_ ` a - ;, �.. xm .,. .., I yp k r View of Subject Site from Autumn Oaks Blvd qr -.� _ ,. .,. ,....�.. per: ' ",F k:- au d JK Z sp '2, W sp View east of Autumn Oaks Blvd.Subject to left of picture. 36 >, .'A '"t(` .- ^. Y '',..4,-;-:3 of` 6 i i: '4,'''` •� i't � �...v w ,�� jr$ 4r,'t vl`'� y B�'`t{� ��� � M r•— . ..:TE:: :.:P4..-A• 3 .r .;4-!i„,;,,:, Nt Vi ' _ ° 4 i' .�K - - - > } 1} Y - t 1� �--t ..... ..ky�r..S 4 g.,yra- _ F'''l ?2-� s k ... _ r F,..„F ....... s � :v«i >%-.«s4 .w.. . « i _ View West of Autumn Oaks Blvd. Subject on the right of the photo. VIII "' '*' ,g :i '''•.. ,r ` , .: r � ``. may. • :,� /• VAS _ a „ 0': , .,r=7• .t fix: w '':.' ..�. A i F}' N 1f ! View north of Valewood Drive Extension from Autumn Oaks Blvd. j 37 --e, = - R • • t. View south of Valewood Drive Extension from Immokalee Road. . ...s.ra . :x .war.. -...... _ •_ r __ -- ..--.— it-Ls i �' : **7 .-- .,,. ... ,boa Yi.3_'` ''». f --- -- -- dlq ... ", View east of Immokalee Road from Valewood Drive Extension.Subject to right of photo. 38 ,R r�s ' g x r ■ ■ Y�L A„ yt . . ate„ ie._ . •ou View west of Immokalee Road from Valewood Extension. R < vs. le Y', y.. ab- • Y s '414.;'. 'g .. ::c' r I. •.,. ?�7{�".•, Ei��`. .x . . .,..i � ; � %•:, ..'k.., '•oi'. i it ..f. ` xxT,7 x' :x,09 1f.�: View of drainage pond on the east of Valewood Drive extension.Subject to the left of the photo. 39 COPY EXHIBIT V. E . 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. Roadway LOS andf facility impacts are discussed in the attached TIS. The subject Growth Management Plan Amendment proposes to permit a maximum of 40,000 square feet of general and medical office/service land uses on the 5.18±acre property. It is expected that this project will commence development in 2015 with anticipated buildout in 2017. The existing plan designation and zoning would permit 2 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 2017 the demand county wide is projected to be 41.2 mgd. The proposed 40,000 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 5 single family homes to the proposed office/service use is shown below. Water Demand: Existing single family homes: NA, single family homes would utilize private well Proposed Office/Service: 40,000 S.F.x 0.15 gpd/sf=6,000 gpd 40,000 S.F. x 0.15 gpd/sf x 1.5 max. month=9,000 gpd Collier County LOS: 150 gpcd Permitted Capacity: 52 mgd Current Demand(Projected Data): 30.2 mgd Data Source: Collier County 2014 AUIR Sanitary Sewer The subject project is located within the Collier County Utilities service area with standards for Sanitary Sewer established in the Capital Improvement Element of the Collier County Growth Management Plan. This Project will have no impact on the Collier County Regional Sewer System. A comparison of the permitted 2 single family homes to the proposed office/service use is shown below. Sewer Demand: Existing single family homes: NA, single family homes would utilize septic tank for sewage disposal. Exhibit V.E Public Facilities Analysis Page 1 of 3 Proposed Office/Service: 40,000 S.F. x 0.15 gpd/sf=6,000 gpd 40,000 S.F. x 0.15 gpd/sf x 1.3 max. month= 7,800 gpd Collier County LOS: 100 gpcd Permitted Capacity: 16 mgd Current Demand(Projected Data): 10.6 mgd Data Source: Collier County 2014 AUIR 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 2 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. Existing Residential: .52/pp disposal rate 2.4 pp/household 2 single family residences permitted 2 x 2.4 pp/household x .53 pp=2.54 tons solid waste/year Source: Collier County 2014 AUIR Proposed Office/Service: 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: Exhibit V.E Public Facilities Analysis Page 2 of 3 40,000 sq ft x 5 lbs/1,000 sq ft=200 lbs/day=73,000 lbs/year or 36.5 tons/year. Source: Cal Recycle Current landfill capacity in 2017 is anticipated to be 17,639,413 tons. Surplus Capacity as of July 2015: 15,151,444 tons Source: Collier County 2014 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. 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. No adverse impacts to schools result from the creation of the subdistrict. Fire Control and EMS The proposed project lies within the North Naples Fire Control and Rescue District. The North Naples Fire Control and Rescue District Station 42 is located approximately 1/4 mile 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. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; North Naples Fire Control and Rescue District Station 42 7010 Immokalee Road Collier County Sheriff Substation 776 Vanderbilt Beach Rd Exhibit V.E Public Facilities Analysis Page 3 of 3 m o:a,•wc/:i/:i LwCM Lo1103 MS Enno:w nm emnos-AAMR bawb-NW axotne o • • • '�Q° a� a • • • • • • COLLIER BLVD._......_.. ...._._......_......_._...._......- !........._......_..... • o. _._. a p s aI • • • • • • ° 1 j I ti• p a•0 0 I N Q`: i I4 N rl • Lv: I i W W; m 1 Z.N. 1- W: c m a Ji — j W J Q • ' $ w U Yi ®m CO oo m• 0 ® W 1 as I • p' I j z 0 Q l y • • • • � 1 •" LOGAN BLVD • I • s V w w I e't! I _ `s_ x 03 0 CD C14.. ...ii 1 .•i _W m • j OAKES BLVi7 - ..._. • • • d .............. t 3 r [ u . INTERSTATE 75 (1-75) 0 • -a o i U o — L O i i -- :t........._........_._LIVINGS TON....._ROA1?._..._....._....._.._.-.__-..._....-._._.----..-...._.... :__:::.�. • 6 j U - j! , i _I•i ----- o R_ • M c 1 ! ! ! ! ! f • Y. II I = • • • ® ' ' —.__._......_ k _ III • • Jj , — �... \{.- • i a j i i z ; ci i N 0 w N ZO Z CC F 0 a O Z x w -- O 0 Z V) O Z m Z V) Z x .- _J m a g w Om 1,J Z ^ _° _J Z a 0 Lan— H >L'a W p J N N y J _ ZZ O _J Z I— V) cD Z O a a O 1a—IY o 0 ° m w = mp CC p_I pQ -�z-- J o I- F-- Z w ?> Ox ; Q — N O U w Z < <N O w VV)i W I U) \ o a a w Z ,R- w 1- a oc 3 3v) ox i a w w > CC X W -J Cl- Nw o NZ l O a a m 0 x O m a Do xa O < ; — o V) a ,g_, u w 0 NN = 3 ax w3 vi 3a ® )1E-t4 h. W * ❑ O I d 0 t 1 COPY EXHIBIT V1E11c TRAFFIC IMPACT STATEMENT ,11! ,--4 TRANSPORTATION :ENGINEERING, INC. I TRAFFICJTRANSPORTATION ENGINEERING & PLANNING SERVICES I 1 1 / �8 1 / 19 T A FFI IMPACT STATEMENT For 1 I g Sauthbro a CPU ` g Comp Plan ment (Immokalee Road, Collier County, Florida) { I November 25,2014 i II I II i I 1 11 I I F Prepared by JM8 TRANSPORTATION ENGINEERING, INC. 761 21sT STREET NW 1 NAPLES, FLORIDA 34120 (239) 919-2767 CERTIFICATE or AUTHORIZATION NO. 27E330 11 1 1�i I (PROJECT NO. 1 4 1 0 1 4) 1 , I t-Z, - ► - ■ ;. .JAMES ' BANKS,: P.E. DATE : € FLORI►A REG. NO 43$60 TABLE OF CONTENTS Conclusions 2 Methodology 2 Scope of Project 2 Table A-Proposed Land Use 2 Figure 1 -Project Location & E+C Road Classification 2.1 Project Generated Traffic 3 Table B - Total Development-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 Figure 2A-Project Traffic Distribution 5.1 Table 2A- Area of Impact/Road Classification 5.2 2014 thru 2020 Project Build-out Traffic Conditions 6 Table 2B- 2014 & 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 small-scale comprehensive plan amendment, which is referred to as Southbrooke CPUD,will not have a significant or negative impact upon the surrounding road network. It was verified that all roadways, within the project's area of influence,currently have a surplus of capacity and can accommodate the traffic associated with the proposed 40,000 square feet of professional &medical office space. 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 off-site transportation deficiencies that need to be mitigated. Methodology On November 10, 2014, a methodology meeting was held with Mr. John Podczerwinsky and Mr. Stephen Baluch of Collier County's Transportation Planning Department. The results of that meeting are provided in the attached Methodology Report Traffic Impact Statement for Southbrooke, dated November 10, 2014. As discussed, the project is proposing to construct a total of 40,000 square feet of professional and medical office space. Because there are no limitations on the ratio of office space vs. medical uses,the Traffic Impact Statement was based upon the most intense use, whi9ch would be 40,000 square feet of all medical use. Scope of Project Southbrooke CPUD is a proposed professional office& medical use development that will consist of 40,000 square feet of leasable floor space when complete. The site is located on the south side of Immokalee Road and to the east of Valewood Drive. Table A Proposed Land Use Proposed Land Use Size Professional Office 40,000 s.f. Medical office 2 11 I I I ilf 1 , NORTH ` i1 1 2 P II 1 s 3 n m v I ' Immokolee Rd Immokalee Rd emenisese ewes mom. ~me ear. ...e. mem is 1111111111111 111111•111111 1110111111 MINIM INIIIIIII Nam" MINIM aMilialo ONNIN0 mem mum.mom =gm am r I I li ,,n 5 Autumn Oaks Lane , Hi Hidden Oaks Lone m - n n Spanish oaks Lane I11 a Golden Oaks Lane z g Z 2 v� p5 Q ' Y oS c 0 c M O J CT Wolfe Road il l z 8 a 4. Vanderbilt Beach Rd \me . i ! � Vanderbilt Beach Rd a n I LEGEND I INTERSTATE HIGHWAY .— ' I 6-LANE ARTERIAL s — IMO 4-LANE ARTERIAL/COLLECTOR 2-LANE ARTERIAL �/ � 2-LANE COLLECTOR/LOCAL JMii TRANSPORTATION ENGINEERING, INC. RAIL ROAD Project Location & "� South brooks Roadway Classification FIGURE 1 November 18, 2014 i 2.. 1 , .Istm x.s.,..,,,,nt8SVNT....0,-.2r.•.bm,Yr.,1*,-M,-Istiramkor,-MA: Pan 0 a .7.1 I , a . .;.-3 ...: ,---.., 1 a g a ,.. x g g La U.4 I.0 .T tfe X X $.(i) d rj &J '1_ t4i.4 rt>w .ET ii • it' it..' 4'1' :4C 6 :/: ii o ry 4, A 1 w 4 uni el a ta 70 (-)! if{ 13 til i t aC 0 V t -4 2 g fs ik 0.4 '61 14f- to 64-8 .43 rgg 81 ti iti- ,•-i. 41.Z E, ce ... -44 t7i i 22 'I. Luuitil s, ZOO o d o z FA- NI o uj m r 0 lit o I. 16 WIQE.TYEF.28"LAN,DMIPX.314FE0 ,$r- ii "`°- ( 1 1 .. I I# , 1" it-0 „1 ' H rail Ne;': 1 1 I i 4. 1 I ' - . . : i V".' \ 1 LEI 3 I i i I , 1 I \.\\ .. .. iiii 1 k 1 rj . 1 — II . . i I, i 6.- •i. - / ,......., L M H . .' 1.„ ' 1 i 1 I I 4. 1 i 4 . i 11115 I •tt 40 ec' . i i i i L , _._.1 ) et z < i 1 'l 'Cr . !„„ I '< CP \t'-- ...,ili I r ,-... . 0.:kk!,' ,.,1' zow ____, auc 1 H ., Nujal I +- '1-" IN\ . i < . r\C-1 1 i II 1 li 1 fl H ,_' I 8 1=' wii II ,..... i iii II , H ‘.---- :.- .. . .., .. H i i 1 1 I .- i.. --1, , H I.. : -ti I L i - ., L am p . H i 1 , i ri 8 1 v- iit el. i 1 111, I 1 1 • T-1 : H • 1 - • R ,*w fil t II.-, 12?ill 1 I 1---,,----J ) ::: \-11 C ' , , , i 1 . . 11 . . . . 1 1 i -1- ---- -- - - • j '- vveg& A/ _ . — _ . _ _ . — _T.. , I I ' 10'WIDE TYPE'AI LANDSCAPE BUFFER cr Lu 6 0 0< PLr'l I–te .< b0 Lit. . -c,... D uj 0 0 D 4C fq 0 CO. o< iVit6 - D F1:18r wi < 2 . i Project Generated Traffic Note, the proposed land uses include professional office and medical office and up to 40,000 square feet. Because there are no limitations on the ratio of office space vs. medical use, the trip generation estimates were based upon the most intense development scenario, which would he all medical office. Traffic that can be expected to be generated by Southbrooke 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 codes"Medical- Dental Office-(LUC 720)was most appropriate in estimating the new trips associated with the proposed project. As determined,the total development traffic will be 96 vph& 128 vph during the AM and PM peak hours,respectively. Table I depicts the computations performed in determining the net new trips, and Table B provides a summary of the results. Table B Total Development-Generated Trips (Summation of fable Daily Weekday AM Peak Hour PM Peak Hour Trips Generated Trips Generated Trips Generated (ADT) (vph) I (vph) 1,445 96 128 3 TABLE 1 TRIP GENERATION COMPUTATIONS SOUTH BROOKE Land Use Code Land Use Description Build Schedule 720 Medical-Dental Office 40,000 s.f. Land Use Trip Generation Equation Code Trip Period (Based upon S.F.) Total Trips Trips Enter/Exit LUC 720 Daily Traffic(ADT)= T=36.13(X) = 1,445 ADT AM Peak Hour(vph)= T=2,39(X)= 96 vph 76 / 20 vph 79%Enter/21%Exit= PM Peak Hour(vph) = Ln(T)=0.90Ln(X)+1.53= 128 vph 36 /92 vph 28%Enter/72%Exit 3 . 1 Existing+Committed Road Network Figure 1 and Table 2A provide a detail of the surrounding E + C road network. Table 2A depicts the minimum level of service performance standards and capacity for the roads Nvithin the project's are of influence. Immokalee Road is classified as a six-lane divided arterial. The road functions as a primary east/west interconnect between the northern Golden Gate Estates Area and northwest Collier County, as well as continues north/south to the Immokalee Community and interconnects with S.R. 29. Within proximity of the site, the posted speed limit of Immokalee Road is 45 MPH. 4 cc° 0 0 0 0 0 0 c a' ZZZZ Z E cm 15 15 eeee e 0 as Lo co in 0 c■I 2 a o ix) I-- 0) a E c) T- 0 4,3 gl eee e — = CV CV CV CV CI E at• 0- Z o 0 a Z u sc or y CV T"- • x a U) 0 x w w ▪ eL a. 17 I LI N. 141 v.) a) .Ag cv) Cn CNI a. a. > LL 2 CD CD CD fi) 0 0 c. 0.1 !-• ILI csi o c o < Et gvoo (D ° oo00 0 ...I 4 o Cl) 63 0 > 01 el cl el '— > < t""' o 0 4 > 61 w 0 NG s • c9 3 cl „ C3 S QD x c 1JJ UJ CV co — -0 111 :g; c > 1'7 tx • t.) < a. g CL c > > 4,0 w o c g c „ o E -57 Are 0 E • 0 _ e ct Oc O. 2 fa cc 0 > co H 4.a Project Traffic Distribution The project's traffic was distributed to the surrounding roadway network based upon logical means of ingress/egress; current and future traffic patterns in the area; location of surrounding businesses and commercial centers. Figure 2A and Table 2A provide a detail of the traffic distributions based on a percentage basis and by volume. The project traffic assignments were agreed to during the November 10, 2014 methodology meeting as shown in the attached summary report. 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 I I 4 z >° NORTH °_ i3S I c h O i, J C II Q 7 K I kt 1 Olt 1 .\\\.---Th.\\.. (.....---9 .E.. 40% . 60% 60% 4{? 25% i i #--#. ' Immokoiee Rd i► -► . .... ... .HINT MIN!MINI MINI. .... MNlfillt-MMIIIIIIII -M. MIS M11111111111& -MAM WARM I Ia1m A. 1 Autumn Oaks Lane 0 a 0 C i•Iidden Oaks. Lane a a. a F 1 Spanish Oaks Lane Golden Oaks Lane i z a 0 a E a a al c a 0 ° .I o LEGEND, 65% PROJECT TRAFFIC DISTRIBUTION BY PERCENT g MB TRANSPORTATION ENGINEERING, INC. South brooke Project Traffic Distribution FIGURE 2 November 18, 2014 C 3 t E rs 0000 0 c gzzzz z cr• .... In ,......., ..... c g li OR * 6'R e e u u-) ca in o cs4 1. o u..) o 1,-.. a) • E - ' • ,-,- 13., _ t•••• l•-• ,c- .., C3 t; 3 E c cv r) — OS iil N N N c r, .. w ci- X z 1- o 0- Z I.. . 6 ... -c Nr ('4 ,zr , el c > a. z T.; I.. 1... O x '5' x x LLI W Cn a. C.) < 6 x se .c c() to in EN4 a' O. 0. 0- > 2 LL .0Eleeeee e 0 0 E 0 0 0 0 Lo 0 i- Tr co .gr cs, ,- .---, < LU N CC * c O 0 Ili < etE • 0000 0 C4 „c o 0 0 o o (0 ,, — tr) An to cn 0 LLI ' ul Li 12 > c") cr) cn CO .1r- '' 1.1 —I CL I 75* 0 • 0— > 0 • 011ILL10111 0 a. a. g .0 010 0 : 2 E , ,. (2) CI CD CD N t .._ X C LU MI t•4 el) cm el > 03 ,— •Im in c ul c cr, 03 II C3 > H Zs — CI o ..... 0 i t* M -1 ' *0 2 0 0 10 ,' 2 2 ce13 2. co 8 co 01 8 g 0 o < c • 1111 ,—..... S:2, 2014 thru 2020 Project Build-out Traffic Conditions In order to establish 2014 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 2014 Collier County AUIR Reports. The annual growth rate was extracted from the growth trend determined via the 2008 thru 2014 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 2014 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 vas then added to the background traffic. Table 2C provides a summary of the 2014 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 or 2 c5 / 2 , k t = k k 7 N o , .: CNi N \ 43 ac \ k k ƒ 2 k 7 } co co q 2 2 7 ° ; 3 f \ N N " I W 2 i 2 § § 0 r1-1 Z? } % Csi ° \ 2 \ \ W Q k « « � / � ■ 0 2 \ u u - ■ J N k J J \ \ * < k = 0 p co 0 01 0 0 k co cm k # { ) f a 7 f / } I 0 C. ! s g N ' 0 .0 „at E 0 CO CD N 3 iz ...1 CO Q. O. IP, 9 x g 41 •44. N s : 6 ,,, c• cy a. ',1 .- .■.:: x 0 0 0 0 0 Et be en •c u, in a a. el ca i.. "6 = o ... 0 c0 N •-• N 0 3 -w w N N 0. (NI N CO Ct. CO At Cn 'C' C 01 til a. o >- z ...J , < .... 6 t 1- Z -E• _lc Cc. ;:ssi .4- >- z 1 -, LC/ < CL. .. . ,..) (..) a. ......, UJ C4 ■I N C. JR CA 0 CO 0 _ILU 0 0 0 in > 0, ..o g 2 t. 1 Lu w 1.- Z N ca MOM ..J .... c -0 < 0 0 c4 co 0 ac N 01 O 0 > a. 0 O 12. CO l< 0 ill CO CO Ce 0 c 6. 0 0 -4, x .iAoc, 'a; N : 0 t. .-- .— 0. bC 0. tr > CO c ca 2 g 0 , 0 0 < .., = a; CO 0 0 2 < ID .0 al 0 CC : III I 6. 2 APPENDIX Support Documents 7 COPY EXHIBIT V. G. SUPPLEMENTAL INFORMATION -- LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Q Grady Minor and Associates, P.A. and Steven J. Bracci, PA,Attorney at Law (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. // /_7 — Sig -•�~�~ //'--~ Date: / / ' c�6Y4 Name: Thomas H. Dahbura as Manager of HUB Condo Rentals, LLC I hereby certify that have the authority e foregoing application, and that the application is true, correct and complete to the best of my knowledge Signature of Applicant Name: Thomas H. Dahbura as Manager of HUB Condo Rentals, LLC ~—' Name-Typed or Printed STATE OF ) COUNTY OF ( ) � - -�\ 8womUz and nubschbedbo�vemath� /��^- day of NOu.e"ll"er , 2014 by / . / ^4 C--6' ) K4Y COMMISSION EXPIRES: /~d. /7. 0 / ? Nota Public CHOOSE ONE OF THE FOLLOWING: ^~/ who is personally known to me, 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 h 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%50O.0V and/or maximum mfa sixty day jail teon." __ X43' EXHIBIT A t*t 3564417 OR: 3739 PG: 4093 tt>ti RECORDED in 0IFICIAL BICORDS of COLLIER COUITT, PL • 0212412005 at 09:1311 DWIGHT B. MCI, MITI COLS 550000.00 This Document Prepared Sy and Return to: 838 /II 10.00 PHLOEM and FIELDER D0c-.10 3850.00 Victoria E. Felder', Esq. btu 3838 Tamiami Trail North Suite #416 CHIISTIAI B nLDPJ Naples, Florida 34103 3838 TAIIAMI TI 1 1416 IAPLIS IL 34103 Parcel ID Number. 41933320007/41934 920008 Warranty Deed This Indenture, Made this 12th day of February , 2005 A.D.. Between James M. Goldie, individually and as Trustee of the Immokalee Land Trust dated of the County of Collier , Sate of Florida ,grantor, end Hub Condo Rentals, LLC, a Florida limited liability company whose address is: 18223 Shmrley Drive, iagerstotin, 28) 21740 of the County of , State of Maryland ,grantee. Witnesseth that the GRANTOR,for and in consideration of the Urns of TEN DOLLARS ($10) DOLLARS. and other good and valuable consideration to GRANTOR in hand paid by GRANTEE, the receipt whereof is hereby acknowledged, has granted.bargained and sold to the said GRANTEE and GRANTEES heirs.successors and assigns forever,the following described lead situate, lying and being in the County of Collier State of Florida to wit .3 All lots of Tracts 51 and 70, GOLDEN GATE ESTATES, Unit No. 97, in accordance with and subject t• as =. c . ,.._ .corded in Plat Book 7, pages ' 95 and 96, of the Public ->O 11 : -•agly� County, Florida. C }' t .£ ��° property C rty is vacant nof the Grantors _ #co :(2 i. 'et., F 7'HE C1R•G\l and the grantor does hen:by fully warrant the tide to said land and will defend the same against lawful claims of all persons whomsoever. In Witness Whereof,the grantor has hereunto set its hand and seal the day and year rust above written Signed,sealed and delivered in our presence: James M. Goldie, individually and as Trustee of the Immokalee Land ` . sit 4 "jilt .Ilit.ante: �" aka u - .es M. • •ie• itnes- •ndiv": rally and as Trustee P.O.Address—.I4999 Old '. , 41,Naples,FL 34110 Prin;• Name: ° .MIL 11 411 -11a-Lo Wi the s STATE OF Florida COUNTY OF Collier The foregoing instrument was acknowledged before me this 12th day of February ,2005 by James M. Goldie, Individually and as Trustee on behalf of said Florida trust he is personally known tome or he has produced his Florida dri 's license as identification. 44 _•.•-.�� •int:-. f.1i -. ►4 1 �_. Note i my ., MY cosooSS10 1/m 117710 .Or EXPIRES:J,dy26.2006 DAkIHV1tA Luca.Go.maodby0Daplgsysems1....Yaao roe) 191111 Ip' rtworyaslo.teawtsk COPY PRE APPLICATION MEETING NOTES MEETING NOTES COLLIER COUNTY **** YiCES DEPARTMENT **** q 347'x711 (f 0: ) DATE TIME NOTES BY �` TOPIC OF MEETING }r-" —'4°` 'r� °~� ` ATTENDANCE(print name clearly) + F KEY POINTS/UNDERSTANDINGS/CONCLUSIONS pi_ e f+-1-44::-Al ../7(),4 5e, e z-ce,eesi ..4:7 741, 66ae L � d a 6 #," A r l ;"'# ..) i'* " `a`r+, d" ) . + ). #rott /t v $`t��` t "L`sit "f s p tl a r- -1 *1t � ar i •�'�dk�'R e' 'f ,{-,':�'". Gs», % ° It P)M i +tJ#ro re 3 '`_ 6%74 rjE r r '=fin t j ' " / i:4_°°ter.X a ,, tc l ' er, it a u "#1 s�€ l t ie. 1 fi t, & If' t e if y -i t. fir+ ', .mac fry y f <' s"r< L Gt* '# 6avR*1-4.r" 74/ 'tt d 70 mss;# rPa � 4,e r+ ld tw " jt i s re, /-4,51P ' tzt "d 1 C i rte., t,r 3I-1+&7 C }{tea ift iGltr e"4, t f r#tea/i 3 f e ''^ 's i -fir -^ L.- 57,44& +«°{+t-,efl qr z -Or r , i g (d d' °C{ i s4 - t,"`i4.64.t,h {F' 4? 1.64 °r,.#'°'i e S''t�7 t. t-- aap: 't°Lad. $Jr - `: i 1"e r� ^ .e* +f-�+ a.,kfet.+'�` A 4!° �'�` `;; ^� c.rJF•k'( e O s E Ti _ a c- 114 I t .4r-r r:�{- s�S, `€Ya>, f;s. f /It ° -a _ +` ` ` ' L " „.".1: (attach additional pages if necessary) Co Cativity 3. 2 COLUER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 Pre-Application Meeting Sign-In Sheet p1#:20140002077 Collier County Contact Information: Name Review Discipline I Phone Email X' David Anthony Environmental Review l 252-2497 davidanthony @colliergov.net ❑ Summer Araque Environmental Review 252-6290 summerbrownaraque@colliergov.net ❑ Alison Bradford,P.E. Engineering Services 252-6820 alisonbradford @colliergov.net Madelin Bunster i Architectural Review 252-8523 madelinbunster @colliergov.net ❑ Mark Burtchin ROW Permitting 252-5165 markburtchin @colliergov.net ❑ George Cascio I Utility Billing 252-5543 georgecascio @colliergov.net ❑ Heidi Ashton Cicko Managing Asst.County Attorney j 252-8773 heidiashton @colliergov.net ❑ Kay Deselem,AICP Zoning Services 252-2931 kaydeselem @colliergov.net • Paula Fleishman ; Impact Fee Administration 252-2924 paulafleishman @colliergov.net ❑ Michael Gibbons . Structural/Residential Plan Review 252-2426 I michaelgibbons @colliergov.net • Nancy Gundlach,AICP,PLA Zoning Services 252-2484 nancygundlach @colliergov.net Li Shar Hingson East Naples Fire District 687-5650 shingson @ccfco.org ❑ John Houldsworth Engineering Services 252-5757 johnhouldsworth @ colliergov.net ❑ Marcia Kendall Comprehensive Planning 252-2387 marciakendall @colliergov.net ❑ Reed Jarvi,P.E. Transportation Planning 252-5849 reedjarvi @colliergov.net IR Stephen Lenberger Environmental Review 252-2915 stevelenberger @colliergov.net ❑ Paulo Martins Utilities 252-4285 paulomartins @colliergov.net El Thomas Mastroberto Fire Safety 252-7348 Thomasmastroberto @ colliergov.net ❑ Jack McKenna,P.E. Engineering Services 252-2911 jackmckenna @colliergov.net ❑ Matt McLean,P.E. Principal Project Manager 252-8279 matthewmclean @colliergov.net _ ❑ Gilbert Moncivaiz Utility Impact Fees 252-4215 gilbertmoncivaiz @ colliergov.net Vi Michele Mosca,AICP Comprehensive Planning 252-2466 michelemosca @colliergov.net ❑ Annis Moxam Addressing 252-5519 annismoxam @colliergov.net ❑ Mariam Ocheltree Graphics 252-2315 mariamocheltree @ colliergov.net • Brandy Otero Transit 252-5859 brandyotero @colliergov.net • John Podczerwinsky Transportation Planning 252-5890 johnpodczerwinsky @ colliergov.net C. Brandi Pollard Utility Impact fees 252-6237 brandipollard @colliergov.net • Fred Reischl,AICP Zoning Services 252-4211 fredreischl @colliergov.net ❑ Stacy Revay Transportation Pathways 252-5677 } stacyrevay @colliergovnet ❑ Brett Rosenblum,P.E. Utility Plan Review 252-2905 brettrosenblum @colliergov.net ❑ Michael Sawyer Zoning Services 252-2926 michaelsawyer @colliergov.net Colt.ier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 Xe Corby Schmidt,AICP Comprehensive Planning 252-2944 corbyschmidt@colliergov.net • Chris Scott Planning and Zoning 252-2460 chrisscott@colliergov.net El Daniel Smith,AICP Landscape Review 252-4312 danielsmith@colliergov.net O Scott Stone Assistant County Attorney < 252-8400 scottstone@colliergov.net • Mark Strain Hearing Examiner/CCPC 252-4446 markstrain@colliergov.net Li Carolina Valera Comprehensive Planning 252-8498 carolinavalera@colliergov.net Kris VanLengen Utility Planning 252-5366 krisvanlengen@colliergov.net LI Jon Walsh Building Review 252-2962 jonathanwalsh@colliergov.net W David Weeks,AICP Future Land Use Consistency 252-2306 davidweeks@colliergov.net LI Kirsten Wilkie Planning and Zoning 252-5518 _ kirstenwilkie@colliergov.net Additional Attendee Contact Information: Name Representing Phone Email , leer re -at AGENDA ITEM 9-B Co er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: AUGUST 6, 2015 SUBJECT: PUDZ-PL20140002077: SOUTHBROOKE CPUD [COMPANION TO CPSS-2014-4/PL20140002143 SOUTHBROOKE OFFICE SUBDISTRICT] PROPERTY OWNER,APPLICANT &AGENT: Owner/Applicant: Agents: HUB Condo Rentals,LLC D.Wayne Arnold,AICP 18223 Shawley Drive Q.Grady Minor&Associates,P.A. Hagerstown,MD 21740 3800 Via del Rey Bonita Springs,FL 34134 Contract for Purchase: Southbrooke Partners,LLC Steven J. Bracci,Esq. 13180 Livingston Road, Suite 204 Steven J. Bracci,P.A. Naples,FL 34109 9015 Strada Stell Court Naples,FL 34109 REQUESTED ACTION: The applicant requests a Commercial Planned Unit Development (CPUD) on land that is currently zoned Estates (E). Since the Future Land Use Map (FLUM) indicates that the subject site is governed by the Golden Gate Area Master Plan(GGAMP), an amendment to the GGAMP is required and will be heard as a companion item. GEOGRAPHIC LOCATION: The subject property is 5.18± acres in size and is located on the south side of Immokalee Road (CR 846) approximately 360 feet east of Valewood Drive. The property extends south to Autumn Oaks Lane. (Please see the Location Map on the next page.) PURPOSE AND DESCRIPTION OF PROJECT: The proposed CPUD would permit general office,medical office and business service uses and a preserve with a minimum area of 0.47 acre. Southbrooke PUD,PUDZ-PL20140002077 Page 1 of 15 August 6,2015 CCPC 641 !314143bA 074a4r4 1 6'2 $41 k ilfrir E 1 i ig ik *41 I 4 A SO AU 11 111A111116110 Q © Z s . I Es �� �4 NM oo`'© �cl 1 ■ A a I � osagcairt 0000aQOQee i a F A ii C ? i MN ' Ifi:101:1:1:111!!!!I ICIP 0 a.. min limnitit .— In .„ , ...:._,, 2 e y ig NANO aWM300 . 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WON NolsaNar, R li Y Stq 1 13 \ 3 $ 0 avoa oknnaiaoauv ' '`- _?_ SURROUNDING LAND USE AND ZONING: North: Immokalee Road ROW; across which are commercial buildings,zoned Quail II PUD East: Undeveloped land, zoned E South: Autumn Oaks Lane ROW; across which are single family homes,zoned E West: Collier County storm water pond,zoned E 1 Y', _ - Sub ect- Sjte a a 6 _ is ��' \ .`i„ .,rv...p.yg.,r %,,...;r.•-t,r"ar.nYt-•: v�"rt L r-- 4} c :r - r `'ii x .1, .° r . e .-t _ K J •v -� 1�4 t � � i �•. k . _ —fir +I•, ,. °tai . « ..emu+. . . .,... a i6:7-14 ;r.:4'-w7112+,- ii. �, `t.,1 k �. ', ,. ''''k rr- Cm ') 1. ? 4 ,t , x .. . „. ,,, ,-, , - ,,.., ._„,...._ ,..,,,,-. -,_ -. , :::. , ,r sue- c t � ,_-r 7. 1 i „ J. w Aerial Photo(CCPA) GROWTH MANAGEMENT PLAN(GMP) CONSISTENCY: FUTURE LAND USE ELEMENT (FLUE): The subject property is designated Estates Designation, Estates — Mixed Use District, Residential Estates Subdistrict, as depicted on the FLUM and addressed in the GGAMP of the Collier County Growth Management Plan(GMP). This petition relies on a companion GMP amendment to provisions in the GGAMP to achieve consistency. That amendment [ref. CPSS-2014-4/PL20140002143] establishes the Southbrooke Office Subdistrict in the Estates—Commercial District for up to 40,000 square feet of gross floor area for uses allowed in the C-1, Commercial Professional and General Office zoning district. The provisions of the Southbrooke Office Subdistrict proposed in the companion GMP amendment are listed below, followed by staff analysis [in bold text]. Southbrooke PUD, PUDZ-PL20140002077 Page 3 of 15 August 6,2015 CCPC • Main Subdistrict provisions state "The intent of the subdistrict is to permit general office, medical office and business service uses generally consistent with those use permissible by right, or as a conditional use in the C-1... district" [All of the principal uses listed in PUD Exhibit A, Permitted Uses, subsection I, as either permitted [principal] or conditional uses in the C-1 zoning district.] • Main Subdistrict provisions further state "This subdistrict will serve as a transitional use from the general commercial uses found on the north side of Immokalee Road and the 6-lane Immokalee Road arterial roadway, to the low density, large-lot Estates residential area south of the subdistrict". [The uses proposed (permitted [principal] and conditional uses in the C-1 zoning district) are transitional — they are less intense than those existing and allowed across Immokalee Road to the north but more intense than those allowed across Autumn Oaks Lane to the south.] • Main Subdistrict provisions further state "Development within the subdistrict is encouraged to be rezoned as a PUD in order to provide greater specificity of permitted land uses, development standards and any necessary operational characteristics." [This is an application to rezone from the Estates District to the Southbrooke Office Commercial Planned Unit Development(CPUD).] • Main Subdistrict provisions further state "A maximum of 40,000 square feet of commercial development shall be permitted." [Exhibit A, Permitted Uses, subsection I, limits commercial development to 40,000 square feet.] • Main Subdistrict provisions further state "All buildings will be limited to single-story, and shall be constructed in a common architectural theme." [Exhibit B, Development Standards, lists building height as 25 feet (zoned) but does not explicitly state that buildings are limited to one story. The GGAMP encourages retaining semi-rural character. A Review 1 response indicates semi-rural character will be retained with a project that will be single story with a unified architectural theme, has a 0.2 FAR and an enhanced landscape area and preserve adjacent to Autumn Oaks Lane. Provisions for the enhanced landscape area and preserve are found in Exhibit F, Partial Site Section, and may be consistent with Subdistrict provisions. PUD Exhibits do not include the FAR limitation. This provision lacks specificity and does not identify the semi-rural architectural theme or how semi-rural character will be retained through development and design standards. Revise PUD documents to be consistent with similarly-approved provisions for PUDs in the Golden Gate Estates Area where this applies. (Staff suggests adding a subsection "C"under Exhibit A,Permitted Uses, section I, for "Operational Standards': This is typically where to identify the unified architectural style for buildings and lighting; and, speck hours of operation for different uses, deliveries and outdoor activities. The Dover, Kohl & Partners publication, Toward Better Places: The Community Character Plan for Collier County,Florida provides information on the style intended for this area)] • Main Subdistrict provisions further state "A minimum 30' wide vegetated buffer shall be provided adjacent to Autumn Oaks lane, which shall consist of retained native vegetation." [Provisions for retaining native vegetation and adding supplemental plantings sufficient Southbrooke PUD,PUDZ-PL20140002077 Page 4 of 15 August 6,2015 CCPC to meet this requirement are found in Exhibit C, PUD Master Plan, Exhibit E, List of Developer Commitments, sections A and C, and illustrated in Exhibit F, Partial Site Section. Comprehensive Planning staff defers to Environmental Review and Zoning Services staffs to determine consistency with this requirement.] • Main Subdistrict provisions further state "Access to the subdistrict shall only be from Immokalee Road." [Exhibit C, PUD Master Plan, depicts access on Immokalee Road only.] FLUE Policy 5.4 requires new developments to be compatible with, and complementary to, 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. However, staff would note that in reviewing the appropriateness of the requested uses and use intensities on the subject site, the compatibility analysis might include a review of both the subject proposal and surrounding or nearby properties as to allowed use intensities, development standards (building heights,hours of operation, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location, traffic generation/attraction, tl etc. Staff would also note the blanket statement regarding hours of operation ("no business or service shall be permitted to conduct business 24 hours per day") is vague and that perhaps PUD documents should be revised to be consistent with similarly-approved provisions for PUDs where such limitations apply. In order to promote smart g development growth policies, and adhere to the existin develo ment 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, reduce greenhouse gas emissions, and adhere to the existing development character of Collier County, the following policies shall be implemented for new development and redevelopment projects, where applicable. Policy 7.1: The County shall encourage developers and property p p e rty 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. [This site fronts both Immokalee Road (CR 846) and Autumn Oaks Lane. Exhibit C, PUD Master Plan, depicts two, direct right-in, right-out accesses to Immokalee Road, classified as a major arterial road in the Transportation Element. No vehicular connection points are proposed onto Autumn Oaks Lane(a local road).] 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. [Exhibit C,PUD Master Plan,does not depict any internal accesses or roads. The small site provides only traffic circulation and parking areas. All vehicular traffic accesses Immokalee Road from two right-in/right-out street accesses.] Southbrooke PUD, PUDZ-PL20140002077 Page 5 of 15 August 6,2015 CCPC 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. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [Exhibit C, PUD Master Plan, depicts interconnection with the abutting property to the east of the subject site as a "potential interconnection", and is consistent with this Policy. Connection with abutting property located to the west is not proposed. Designated preserve area and a water management area lie on that abutting property,making connection infeasible there.] 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. [With regard to walkable communities, the application appears to propose internal sidewalks and access to the sidewalk along Immokalee Road only. No sidewalk is proposed to be constructed along the subject property's side of Autumn Oaks Lane and, no access to such a sidewalk. There is an existing sidewalk along the south side of Immokalee Road, along the west side of Oakes Blvd. connecting Immokalee Road with Vanderbilt Beach Road two miles to the south, along the north side of Autumn Oaks Lane (in front of the first two tracts) from Oakes Blvd. east to Valewood Drive, and along the east side of Valewood Drive connecting Autumn Oakes Lane with Immokalee Road. Thus, bike/pedestrian traffic from residential development in Golden Gate Estates between Immokalee Rd. and Vanderbilt Beach Road could access the subject site via local streets (without sidewalks) to the Oakes Blvd. sidewalk to the Immokalee Road sidewalk to the subject site, or from Oakes Blvd. sidewalk to Autumn Oaks Lane sidewalk to Valewood Drive sidewalk to Immokalee Road sidewalk to the subject site. The two subject parcels are the 4{h and 5th tracts lying east of Oakes Blvd. There is no sidewalk along Autumn Oakes Lane east of Valewood Drive. If a sidewalk were provided along the frontage of the County-owned parcel at the northeast corner of Autumn Oaks Lane and Valewood Drive and along the subject site's frontage, then bike/pedestrian traffic could have convenient access from the subject site to Oakes Blvd. without travelling along Immokalee Road. A potential vehicular interconnection is proposed to the east but not non-vehicular. A number of proposed design characteristics effectively block PUD access/use from the residential area to the south — or make it unnecessarily more difficult. Exhibit C, PUD Master Plan,or other PUD materials do not provide for non-vehicular interconnection with Autumn Oaks Lane — even though the opportunity is present. Non-vehicular interconnection is possible and feasible to(a sidewalk or to Autumn Oaks Lane)the south. The lack of pedestrian and bicycle interconnection exacerbates problems associated with underdeveloped interconnectivity, and perpetuates a development style not encouraged by the County. Revise PUD Exhibit F to add an effective commitment to provide pedestrian/bicycle interconnection to east and depict it on Exhibit C. Southbrooke PUD, PUDZ-PL20140002077 Page 6 of 15 August 6,2015 CCPC Regarding common open spaces, the PUD proposes preserve area in excess of that required by the LDC,landscape buffers,and water management area. With regard to civic facilities — none are specifically proposed. Application materials explain civic facilities will be addressed at the time of SDP, but no civic facilities are identified as permitted uses in PUD exhibits themselves.] REVIEW OF PUD DOCUMENT Staff recommendations: • Exhibit A, Permitted Uses: Add operational standards to identify the unified architectural style for buildings and lighting, etc.; and, define hours of operation for different uses, deliveries and outdoor activities, etc. • Exhibit B, Development Standards: Indicate a Floor Area Ratio and, add standards providing for the semi-rural character through a unified architectural style for buildings and lighting, etc. • Exhibit C, PUD Master Plan: Add labeling for arrow symbols on the boundary between easterly adjoining site to indicate potential future vehicular and future non-vehicular interconnection. • Exhibit E, Developer Commitments: Add a commitment that at the time of the first Site Development Plan, for providing, to the maximum extent feasible, vehicular and non- vehicular interconnectivity between the easterly adjoining site. This commitment will indicate that the developer shall provide to staff all correspondence between the parties so as to document efforts to interconnect with the easterly adjoining site. Based upon the above analysis, the proposed Planned Unit Development may NOT be deemed consistent with the FLUE and GGAMP. However, this petition may be deemed consistent if the above requested changes are made and the companion GMP amendment is approved. Please note this PUD amendment petition is contingent upon approval of the companion GMPA petition CPSS-2014-4/PL20140002143. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the CCME. A minimum of ten percent(0.47 acres)of the native vegetation is required to be retained for the PUD.Although not requested by the applicant, the preserve, because of its size, would qualify for off-site retention of native vegetation in accordance with the LDC. The preservation standards pursuant to CCME Policy 6.1.1 are based on the portion of the site not within dedicated public Right-of-Way (ROW). The portion of the site within dedicated public ROW is excluded pursuant to Sub-Policy 6.1.1 (11). CCME Sub-Policy 6.1.1 (11) reads as follows: Southbrooke PUD,PUDZ-PL20140002077 Page 7 of 15 August 6,2015 CCPC (11) Right of Way acquisitions by any governmental entity for all purposes necessary for roadway construction, including ancillary drainage facilities, and including utilities within the right of way acquisition area, shall be exempt from mitigation requirements. The preserve requirement for this site is calculated as follows. Total site 5.18 acres Public road ROW 0.44 acres Net site area 4.74 acres Required preserve 0.47 acres (4.74 acres x .10=0.47 acres) ANALYSIS: Environmental Analysis: Environmental Planning staff has reviewed the petition and the PUD document to address environmental concerns. The subject property is small, approximately 5.18 acres in size and bordered to the north by a major roadway, Immokalee Road.Native habitats on site consist solely of pine/cypress/cabbage palm, with no listed wildlife species observed on the subject property by the environmental consultant for the project. The proposed preserve, as shown on the PUD master plan, meets the minimum width requirements for preserves in the LDC (LDC 3.05.07 H.1.b) and will provide a forested connection between the existing water management area to the west and undeveloped parcel to the east. The preserve, as shown on the PUD master plan, is also located adjacent to single family Estates zoned lots to the south, a less intense use than that to the north along Immokalee Road. The project does not require Environmental Advisory Council (EAC) review since it does not meet the EAC scope of land development project reviews identified in Chapter 2, Article VIII, Division 23, Section 2-1193 of the Collier County Code of Laws and Ordinances. Transportation Analysis: Transportation Planning Staff recommends approval of the project subject to the following conditions: 1) Exhibit C,Master Plan—Remove the access point on the westerly end of site, as the proposed connection is inconsistent with Sections 3.09.2.1 (one connection per road frontage) and 3.10.1 (660 ft. connection spacing requirement to avoid potential safety, operational and/or weaving hazards)of the County's Access Management Plans;and, 2) Exhibit F, List of Developer Commitments — insert commitment to require right-of-way dedication for turn lanes. Zoning Analysis: Zoning Staff reviewed the application and suggested several modifications, which were incorporated into the CPUD document. Deviation Discussion: The petitioner is seeking approval of two deviations from the requirements of the LDC. The deviations are listed in the PUD document. Deviations are a normal derivative of the PUD zoning process following the purpose and intent of the PUD zoning district as set forth in LDC Section 2.03.06 which says in part: Southbrooke PUD, PUDZ-PL20140002077 Page 8 of 15 August 6,2015 CCPC It is further the purpose and intent of these PUD regulations to encourage ingenuity, innovation and imagination in the planning, design, and development or redevelopment of relatively large tracts of land under unified ownership or control. PUDs. . . . may depart from the strict application of setback, height, and minimum lot requirements of conventional zoning districts while maintaining minimum standards by which flexibility may be accomplished, and while protecting the public interest. . . . Deviation 1 — A deviation from LDC Section 6.06.02, Sidewalks, Bike Lane and Pathway Requirements,to provide no sidewalk or sidewalk connection to Autumn Oaks Lane. Petitioner's Rationale: This deviation is warranted because no vehicular or pedestrian access is being provided to Autumn Oaks Lane. Further, residents in attendance at the NIM requested that no sidewalk or sidewalk connection be provided on Autumn Oaks Lane. Staff Analysis and Recommendation: At the NIM, the Staff representative asked the attendees if they preferred a pedestrian connection to the project. The consensus was for no connection; no one spoke in favor of a connection. Deviation 2—A deviation from LDC Section 4.06.02,Buffer Requirements,to P rovide a 10-foot Type B buffer adjacent to an Estates zoned parcel. Petitioner's Rationale: This deviation is warranted due to the public use of the Estates zoned property. Where a commercial development abuts a public use, a 10-foot wide, Type A buffer is required. The abutting property, while zoned Estates, is owned by Collier County and utilized as a public use for water management related to the recent Immokalee Road improvements.No residential development will occur on this parcel due to the ownership and the retention pond that exists on site. Providing a wider and more dense landscape buffer to the water management lake is unnecessary and would provide no benefit to either property or the general public. The subject property as designed is limited to office type uses only and will not have outdoor storage or any other component necessitating the buffer requirement as if it abuts a residential use. Staff Analysis and Recommendation: The west property line is adjacent to property zoned E, but is owned by Collier County and contains a storm water pond. Staff agrees that providing a Type B buffer in a reduced(10-foot)width is justified. FINDINGS OF FACT: PUD Findings: LDC Subsection 10.02.13.B.5 states that, "In support of its recommendation, the k CCPC shall make fmdings as to the PUD Master Plan's compliance with the following criteria" (Staff's responses to these criteria are provided in bold font): 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Southbrooke PUD,PUDZ-PL20140002077 Page 9 of 15 August 6,2015 CCPC Staff has reviewed the proposed PUD and believes that the potential change in use will not have a major effect on surrounding properties and infrastructure. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Evidence of unified control was submitted with the application. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. Staff has reviewed this petition and is of the opinion that this petition, with the recommended changes, may be found consistent with the proposed Southbrooke Office Subdistrict. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The proposed RPUD is located on a six-lane arterial road. With the proposed buffers and preserve, Staff finds the proposed use to be compatible with the surrounding uses, subject to the recommended changes. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The LDC requires 30 percent open space for commercial PUDs. This requirement will be required to be provided during Site Development Plan review. (A deviation was not requested.) 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Staff's review indicates that available improvements and facilities will be adequate. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The proposed CPUD is constrained by the Southbrooke Office Subdistrict and therefore, will not expand. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The proposed CPUD is consistent with PUD regulations, except for the two proposed deviations, and seeks to meet a desired purpose of providing low-intensity commercial uses. Rezone Findings: LDC Subsection 10.02.08.F states, "When pertaining to the rezoning of land, the report and recommendations from the Planning Commission to the Board of County Southbrooke PUD, PUDZ-PL20140002077 Page 10 of 15 August 6,2015 CCPC Commissioners...shall show that the Planning Commission has studied and considered proposed change in relation to the following when applicable" (Staff's responses to these criteria are provided in bold font): 1. Whether the proposed change will be consistent with the goals, objectives, &policies of the Future Land Use Map and the elements of the Growth Management Plan. Staff analysis, with recommended changes, recommends that this petition be deemed consistent with the proposed Southbrooke Office Subdistrict. 2. The existing land use pattern; The subject parcel abuts a 6-lane arterial road and may not be considered appropriate for residential development. Landscape buffering and a preserve may help ameliorate the impact on the neighborhood. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts; Commercial zoning exists on the north side of Immokalee Road. In addition, if the Southbrooke Office Subdistrict is approved,it will not create an isolated district. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The companion petition for the Southbrooke Office Subdistrict will determine district boundaries.This CPUD is entirely within that subdistrict. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The plat of Golden Gate Estates Unit 97,which includes the subject site, indicates that the Immokalee Road ROW was 100 feet in width at that time. To widen the ROW to the current 150 feet,the County took the north 50 feet from the lots abutting Immokalee Road, including the subject site. There are no single family homes constructed along the north boundary of Unit 97,only conditional and institutional uses. 6. Whether the proposed change will adversely influence living conditions in the neighborhood; Landscape buffering and a preserve may help ameliorate the impact of a commercial use adjacent to residential uses. 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 proposed CPUD will have access from Immokalee Road only. Autumn Woods Lane will have no access to the commercial use,vehicular or pedestrian. 8. Whether the proposed change will create a drainage problem; Southbrooke PUD, PUDZ-PL20140002077 Page 11 of 15 • August 6,2015 CCPC The proposed CPUD will require a permit from the South Florida Water Management District and therefore,will not create a drainage problem. 9. Whether the proposed change will seriously reduce light and air to adjacent areas; The maximum building height is limited to a single story at 25 feet (zoned), 35 feet(actual). The neighboring Estates lots are capped at 30 feet, so the proposed change will not seriously reduce light and air to the adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area; This is a subjective determination based upon anticipated results,which may be internal or external to the subject property. Property valuation is affected by many factors including zoning; however,zoning by itself may or may not affect values,since value determination is driven by market conditions. 11. Whether the proposed change will be a deterrent to the improvement or,development of adjacent property in accordance with existing regulations; Landscape buffering and a preserve may help ameliorate the impact of a commercial use adjacent to improving or developing residential uses. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare; The proposed CPUD,with recommended changes, complies with the proposed amendment to the GMP which is 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 within the parameters of the E zoning district; however,the petitioner believes that, abutting a six-lane arterial road,the site would better support a commercial use. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County; The proposed one story, 40,000 square-foot development will not be out of scale with the neighborhood or the County. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. There are other areas in the County that are zoned for commercial uses; however, the applicant believes that the subject site, abutting Immokalee Road, is appropriate for the proposed uses. Southbrooke PUD,PUDZ-PL20140002077 Page 12 of 15 August 6,2015 CCPC 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. This project will undergo evaluation relative to all federal, state, and local development regulations during the SDP or Plat approval process and again 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 Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. This petition has been reviewed by County Staff that is responsible for jurisdictional elements of the GMP as part of the PUD process and Staff has concluded that no Level of Service will be adversely impacted with the commitments contained in the PUD document. 18. Such other factors, standards, or criteria that the Board of County Commissioners (BCC) shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. HISTORIC/ARCHAEOLOGICAL REVIEW: The project site was reviewed and contains no historic/archaeological probability areas. ENVIRONMENTAL ADVISORY COUNCIL (EAC)REVIEW: The CCPC sitting as the EAC is not required to hear this petition. NEIGHBORHOOD INFORMATION MEETING fNINn: A NIM was held on March 10, 2015 at 6:00 PM at the North Naples Baptist Church, 1811 Oakes Boulevard. Fourteen neighbors signed-in for the project. A NIM summary and sign-in sheet are attached. COUNTY ATTORNEY OFFICE REVIEW: This Staff Report was submitted to the Office of the County Attorney for review on July 14, 2015. RECOMMENDATION: Staff recommends that the CCPC forward Petition PUDZ-PL20140002077 to the BCC with a recommendation of denial unless the following changes are incorporated into the CPUD: 1.Amend the PUD document as follows: a. Exhibit A,Permitted Uses: Southbrooke PUD, PUDZ-PL20140002077 Page 13 of 15 August 6,2015 CCPC 3 i. Add operational standards to identify the nnified architectural style for buildings and lighting, etc. ii. Define hours of operation for different uses, deliveries and outdoor activities, etc. b. Exhibit B,Development Standards: i. Indicate a Floor Area Ratio. • ii. Add standards providing for the semi-rural character through a unified architectural style for buildings and lighting, etc. c. Exhibit C,PUD Master Plan: i. Add labeling for arrow symbols on the boundary between easterly adjoining site to indicate potential future vehicular and future non-vehicular interconnection. ii. remove the access point on the westerly end of site on Immokalee Road, as the proposed connection is inconsistent with Sections 3.09.2.1 (one connection per road frontage) and 3.10.1 (660 ft. connection spacing requirement to avoid potential safety, operational and/or weaving hazards) of the County's Access Management Plans d. Exhibit F,Developer Commitments: i. Add a commitment that"at the time of the first Site Development Plan,the owner shall provide a vehicular and non-vehicular interconnection between the subject site and the easterly adjoining site. This commitment will indicate that the owner shall provide to staff all correspondence between the parties so as to document efforts to interconnect with the easterly adjoining site. ii. Add commitment: a right turn lane with compensating right-of-way is required. Attachments: 1. Draft Ordinance with PUD Document 2.NIM Summary 3. Correspondence - 4.Application 5. Traffic Impact Statement Southbrooke PUD, PUDZ-PL20140002077 Page 14 of 15 August 6,2015 CCPC PREPARED BY: F" 4 REISCHL,AICP, PRINCIPAL PLANNER DATE ZONING DIVISION REVIEWED BY: 7. RAYM V. BELLOWS,ZONING MANAGER DATE L o•/s' ZONIN IVISION MIKE BOSI,AICP,DIRECTOR DATE ZONING DIVISION APPROVED BY: 4111111112411 S FRENCH, +EPUTY DEPARTMENT HEAD DATE GR•W ANAGEMENT DEPARTMENT //a i-di .Sr - -n- cl ' \\ --. 1AV I . WILKISON,P.E. DATE DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT HEAD Tentatively scheduled for the September 8, 2015 BCC Meeting Southbrooke PUD, PUDZ-PL20140002077 Page 15 of 15 August 6,2015 CCPC O. r ORDINANCE NO. 15- 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 INCLUDES 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 AN ESTATES (E) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT TO ALLOW UP TO 40,000 SQUARE FEET OF GROSS FLOOR AREA OF COMMERCIAL DEVELOPMENT ON A 5.19± ACRE PARCEL TO BE KNOWN AS THE SOUTHBROOKE CPUD, LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD, EAST OF VALEWOOD DRIVE IN SECTION 29, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY,FLORIDA;AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS, Wayne Arnold,AICP of Q. Grady Minor and Associates,P.A. and Steven J. Bracci, Esquire of The Law Firm of Steven J. Bracci, PA representing HUB Condo Rentals, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that: SECTION ONE: The zoning classification of the herein described real property located in Section 29, Township 48 South, Range 26 East, Collier County, Florida, is changed from an Estates (E) zoning district to a Commercial Planned Unit Development (CPUD) zoning district for a 5.191 acre parcel to be known as the Southbrooke CPUD in accordance with Exhibits A through G attached hereto and incorporated by reference herein. 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. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan amendment in Ordinance No. 2015 becomes effective. 114-CPS-01402/1182763/1]55 Page 1 Southbrooke CPUD-PUDZ-PL20140002077 Rev.5/27/15 PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County,Florida,this day of ,2015. AFIEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA By: By: Deputy Clerk TIM NANCE,Chairman Approved as to form and legality: 14(Nixt' Heidi Ashton-Cicko 4.‘) Managing Assistant County Attorney Attachments: Exhibit A-Permitted Uses Exhibit B -Development Standards Exhibit C -Master Plan Exhibit D -Legal Description Exhibit E—List or Deviations Exhibit F -Developer Commitments Exhibit G—Typical Cross Section [14-CPS-01402/1182763/1]55 Paget Southbrooke CPUD-PUDZ-PL20140002077 Rev.5/27/15 EXHIBIT A FOR ( SOUTHBROOKE CPUD PERMITTED USES I. COMMERCIAL TRACT PERMITTED USES The 5.18± acre commercial project shall be developed with a maximum of 40,000 square feet of gross commercial floor area. No business or service shall be permitted to conduct business 24 hours per day. No building or structure,or part thereof,shall be erected, altered or used,or land used, in whole or in part,for other than the following: A. Principal Uses: 1. Accounting (8721). 2. Adjustment and collection services (7322). 3. Advertising agencies (7311). 4. Architectural services(8712). 5. Auditing (8721). 6. Bookkeeping services (8721). 7. Business consulting services(8748). 8. Business credit institutions (6153-6159). 9. Commercial art and graphic design (7336). 10. Computer programming, data processing and other services(7371-7376, 7379). 11. Credit reporting services(7323). 12. Debt counseling(7299, no other miscellaneous services) 13. Direct mail advertising services(7331). 14. Engineering services (8711). 15. Health services,offices and clinics(8011-8049, 8071, 8092 and 8099). 16. Home health care services(8082). 17. Insurance carriers, agents and brokers(6311-6399, 6411). 18. Landscape architects, consulting and planning(0781). 19. Legal services (8111). 20. Loan brokers (6163). 21. Management services (8741&8742). 22. Mortgage bankers and loan correspondents (6162). 23. Personal credit institutions(6141). 24. Photographic studios, portrait (7221). 25. Public relations services(8743). 26. Real Estate (6531-6552). 27. Secretarial and court reporting services(7338). Southbrooke CPUD Revised 05/26/2015 Page 1 of 8 28. Security and commodity brokers, dealer,exchanges and services (6211-6289). 29. Tax return preparation services (7291), 30. Travel agencies(4724, no other transportation services). 31. Any other commercial use or professional service which is comparable in nature with the foregoing uses, as determined by the Board of Zoning Appeals or Hearing Examiner as applicable. B. Accessory Uses/Structures: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Uses and structures that are accessory and incidental to the permitted principal uses. II. PRESERVE TRACT USES No building or structure or part thereof, shall be erected altered or used, or land used in whole or in part, for other than the following, subject to the issuance of regional, state and federal permits, when required: A. Principal Uses: 1. Preserves B. Accessory Uses: 1. Uses permitted within preserves per the LDC. 2. Any other conservation and related open space activity or use that is comparable in nature with the foregoing uses and which the Board of Zoning Appeals or Hearing Examiner determines to be compatible in the Preserve Tracts. Southbrooke CPUD Revised 05/26/2015 Page 2 of 8 EXHIBIT B FOR SOUTHBROOKE CPUD DEVELOPMENT STANDARDS Table I below sets forth the development standards for land uses within the CPUD. Standards not specifically set forth herein shall be those specified in the applicable sections of the Land Development Code (LDC) in effect as of the date of approval of the site development plan (SDP)or subdivision plat. TABLE I DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 Sq. Ft. N/A MINIMUMLOT WIDTH 75 Ft. N/A MINIMUM YARDS(External) From Immokalee Road 25 feet. SPS Autumn Oaks Lane 30 feet. SPS MINIMUM YARDS(Internal) Internal Drives/ROW 10 Ft. SPS Rear 15 Ft. SPS Side 10 Ft. SPS Preserve 25 Ft. 10 Ft. MIN. DISTANCE BETWEEN STRUCTURES 30 Ft. 10 Ft. MAXIMUM HEIGHT Zoned 25 Ft.** 25 Ft.** Actual 35Ft. 25 Ft. MINIMUM FLOOR AREA 1,000 Sq. Ft.* N/A MAX.GROSS FLOOR AREA 40,000 Sq. Ft. N/A SPS =same as principal structure * Per subdivided lot, excluding parking areas under buildings. ** Limited to one story. } Southbrooke CPUD Revised 05/26/2015 Page 3 of 8 ...,v oumn nr,-n-nmrw.s x+w..marmot-".ncw.""-ec.n...Mwsr.,\'m"9IM N O A 1111111 i cIt IL w o N 1 F. N x $ m G' w <CCwt p~ c<) Ng co w N< P ai OM w U ~zz e QQ Or 4 C C7 Q ?ZO e 0 5 to F ul 0 2 EL.') c9 p } J N W X WUt W Cr op;Q > j O g n P ot°co o ....I-o c CO 8 a Z a a N W 00 II az MFV O W WC Ci2 15I 0 45' I- 0? I I ` ,10 E NL2S.. E BUFFE: ' 4 I I \ `, 1 { 4 JNIOtlOI ' s I I I► I I I a?a 0 ' `I�•' ' I I < te>-3 1•, . . if 41 r- 1 , I 1 1 I m a ,. 1 I 21 I �. � 1 . iii W 1 } .4'�, 0 • I f DI _ 3 I 4 I I ml v 0 W� ' .., dl gJ ® i II ocgigl v I1 aI g F g Wi • ,,,`' g1wW 9 I I , , 0Y,.r ,1 w oo $•ago w a I I i ' U 0 :I § ∎'. "• .1 g o t $ a Z p co I I gl w W 1'. ' N lil E E 'J%ui. =¢I I I aw 0 c0i i.I gl ��..a 2 II H I 0., �. w 1 I y � 5 5 o [I I I ',',', § 2.t 2g r 1 • I I (11 a g 1 I I '• ' I w °te � •1 I �' :4 I ma W I may. •t ., T.3 a c a „• I a ., wWp z a I �— • 33,'•, .�,_� 1—,a Q �a EL IA 90'1MDETYPE'B'LANDSCAPEBUFFER }�45• ri 1N� u<� QQ co Z U'aW i.4%oww FW H r0 z �a w I- w W~W ¢y W z c°)c-fna iOf0U O 03W 00c0 OZa-1 �W"o �W_ H iu niUg =gam owl- FW >>¢ 'a' m a a°<E atiim cn1 E9w Owwwp g i_c,R2 m@ O 2 .. N r; IN EXHIBIT D FOR SOUTHBROOKE CPUD LEGAL DESCRIPTION TRACTS 51 AND 70, GOLDEN GATE ESTATES, UNIT NO. 97, IN ACCORDANCE WITH AND SUBJECT TO THE PLAT RECORDED IN PLAT BOOK 7, PAGES 95 AND 96, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LESS AND EXCEPT THE NORTH 50 FEET THEREOF. THE ABOVE DESCRIBES AN AREA OF APPROXIMATELY 225,827 SQUARE FEET OR 5.18 ACRES OF LAND. Southbrooke CPUD Revised 05/26/2015 Page 5 of 8 EXHIBIT E FOR SOUTHBROOKE CPUD LIST OF DEVIATIONS 1. From LDC Section 6.06.02, Sidewalks, Bike Lane and Pathway Requirements, which requires a development to construct a sidewalk on adjacent local streets to provide no sidewalk or sidewalk connection to Autumn Oaks Lane. 2. From LDC Section 4.06.02, Buffer Requirements, which requires a commercial development abutting an Estates zoned property to provide a 15' wide, Type B buffer, to permit a 10'wide,Type B buffer. Southbrooke CPUD Revised 05/26/2015 Page 6 of 8 EXHIBIT F FOR SOUTH BROOKE CPUD LIST OF DEVELOPER COMMITMENTS Regulations for development of the Southbrooke CPUD shall be in accordance with the contents of this CPUD Document and applicable sections of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order to which said regulations relate. Where this CPUD Ordinance does not provide development standards, then the provisions of the specific sections of the LDC that are otherwise applicable shall apply. A. ENVIRONMENTAL A minimum of 0.47 acres (4.74 x .10 = 0.47) of native vegetation are required to be retained as preserve for the PUD. B. PUD MONITORING One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Southbrooke Partners LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out,then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. C. LANDSCAPING The owner shall install a minimum 6-foot high masonry or precast wall adjacent to the southernmost parking area and extending north along the eastern property line as depicted on Exhibit C. The water management area south of the wall shall include supplemental tree plantings (10' — 12' height at time of planting), alternating between landscape clusters and open space to provide additional project screening. The preserve area shall be supplemented with vegetation necessary to achieve 80 percent opacity within 12 months of planting at a minimum height of 6 feet. Additionally where exotic vegetation is to be removed from the preserve the owner shall include shrub-like native species, such as Wax Myrtle, Cocoplum, Green buttonwood, Saba! palms, Myrsine, and/or Live Oak plants, in order to increase opacity. A typical cross section is attached as Exhibit G. Southbrooke CPUD Revised 05/26/2015 Page 7 of 8 EXHIBIT G FOR SOUTH BROOKE CPUD H z o § bN r ° IoW Z o ° uo-Q o% w 0 w -N o w v) o a. 3N11 Ainc302Jd Q Q ° o Z H Z H b l&I§w D ° ow Nup¢ w W ce (3 ...--,... I- rr w (t QLU ,L, I- Z w L, 04,/,', p< #t f2 w.- m w '� .ot I Q au uZ Z >Z 1 aor iP s-3. ?y= Hd'r=o 4?s w1, z4<t -iv Z • o>o°- z=oa Z oou,,r z OL_ QZWW WI< Al h- wH=o ° ua! 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Q O � E .ccu �.1 o CO (/) C� c = o 'ci as C1. 44" I I` — ETD • t s o Z d e4 N O ® N 0 x 0 N q� � CIQ o H L y ,r.. t N o E c E n O cp o Z 0- o N E• u >, ca 0 L 0r a c w N C c 0 � L3 � � OA s •0O13 I- co C o 2 z ji li 1 1 2 TRANSCRIPT OF THE 3 NEIGHBORHOOD INFORMATION MEETING 4 FOR SOUTHBROOKE CPUD 5 March 10, 2015 6 6:00 p.m. 7 8 9 10 Appearances: 11 WAYNE ARNOLD 12 FRED REISCHL 4 0 13 14 15 16 17 18 19 20 21 • 22 23 24 25 2 1 MR. ARNOLD: Ready to start, Sharon? 2 All right. I'm Wayne Arnold with GradyMinor. 3 And we're here for the Southbrooke neighborhood 4 information meeting. We have -- tonight we have to 5 record the meeting for the county. And this is 6 Sharon Umpenhour from my office, who you probably 7 received a letter from, who is recording that. 8 This is Fred Reischl from Collier County. 9 Fred is the principal planner handling the rezoning 10 application. And he's not really involved in the 11 comprehensive plan amendment application, per se, 12 but Corby Schmidt (phonetic) -- 13 MR. REISCHL: Corby Schmidt, one of my 14 co-workers, is doing that. 15 MR. ARNOLD: I see a couple more folks who are 16 arriving, so let me just wait a minute and I'll 17 continue on. There's four more. That always 18 happens. You start and then -- so we'll just wait 19 a couple minutes, Sharon, until everybody gets 20 situated. 21 (Recess taken. ) 22 MR. ARNOLD: All right. Okay. Well, thanks, 23 again, everybody, for coming out. And this, again, 24 is the neighborhood information meeting, and it 25 affects about a little over five-acre piece of 3 3 1 property I have outlined on the aerial photograph. 2 It lies just east of Valewood Drive water retention 3 area that the county owns, and, of course, south 4 side of Immokalee Road and then abutting Autumn 5 Oaks Lane to the south. 6 And we have two applications pending before 7 Collier County. We're proposing to amend the 8 Golden Gate Estates area master plan. This is an 9 area designated for estates and would allow two 10 homes on the property today. 11 And we are proposing to amend the plan by 12 creating a new Southbrooke office district in order 13 to permit this five-acre tract to have office-type 14 uses. And we have a list in our PUD of those types E, 15 of uses, but in the county, the lower order of 16 intensity for commercial is Cl, so we've used that 17 as our starting point and eliminated even some of k, 18 those uses as we've dialogued with the county and 19 through the informal discussion we had with the 20 association a couple months ago. 21 And so we would amend the master plan, is what 22 our intent is, to allow this office and commercial 23 type development. 24 And then we also have an application called a 25 PUD application in, that would be planned unit 4 1 development zoning, in which we would establish a 2 master plan, which I'll show you, and then the 3 schedule of uses and development standards for the 4 property. 5 So I think -- I'm sure all of you are familiar 6 with the site, so (indiscernible) that out if we 7 need to. 8 This is our conceptual master plan that's been 9 submitted for the property to Collier County. 10 Again, Immokalee Road on the top of the exhibit and 11 we're depicting two commercial buildings in this 12 configuration, labeling it our commercial tract, 13 and then what we've done as we move toward Autumn 14 Oaks Lane, we have our water management area and a 15 preserve tract. 16 The preserve is a minimum 45-feet wide. It 17 gets a little wide. The lines aren't exactly 18 parallel to Autumn Oaks Lane, but it's a minimum 19 45-foot width. 20 And we also have made some commitments to 21 install a six-foot high wall on the back side of 22 the parking area that would extend over. 23 And, Fred, I don't think you have this in your 24 application, but we're going to propose to go ahead 25 and extend the wall for some period north in order 5 1 to make sure that lights and the residents off 2 Autumn Oaks Lane would be shielded from any traffic 3 lights. So our conceptual plan, that's basically 4 it. 5 A couple of things that we've worked on that 6 I'll point, because we created a cross-section that , 7 kind of shows you from the back of the building going south outh to Autumn Oaks Lane, and from the 8 9 right, you see we have Autumn Oaks Lane. It's a 10 60-foot wide easement. So we own to the center 11 line of it. Any property owners to the south of 12 Autumn Oaks Lane own to the center line of that. 13 So we have 30 feet on our property that' s 14 really made up of the easement. We depict our 15 45-foot preserve tract, our water management area 16 that's about 24 feet, and then our parking area. 17 So it gives you a sense of how much distance 18 there is between us and Autumn Oaks Lane. And then 19 we have provisions that we've written in there. 20 For instance, we've located the wall near the 21 parking. And then we also have some supplemental 22 vegetation requirements for the preserve and 23 enhancements even in the water management area to 24 help layer and provide additional buffering as you 25 move toward Autumn Oaks Lane. 6 1 And the contract purchasers for the property 2 have talked to, I guess, Brian Howe (phonetic) , 3 some of you may know, but he appeared at your, I 4 believe it was the November meeting, Sharon, 5 October or November meeting of the Oaks Association 6 and went over some of this and there was some 7 feedback, some formal and some informal, but we 8 created this exhibit as a response to that. 9 For the PUD, you know, we've asked for a 10 series of uses, and we submitted a long list of 11 uses to the county, including one that was for a 12 cafe or a small restaurant. And we restricted the 13 size, but subsequent to the staff review and 14 getting some feedback from some of the folks in the 15 association, we have eliminated that use. 16 So, truly, the uses that we have in there 17 allow for things like accountants and doctors. 18 And the principal thrust of this started out 19 as having a medical plaza, because there's 20 underserved demand for medical office space in 21 North Naples, but, you know, to make provisions for 22 100 percent medical doesn't necessarily make for 23 good planning or a good mix of uses. So we've made - 24 provisions for there to be other office-type uses 25 in there. I think you'll find those mix of uses to • f 7 1 be pretty innocuous and things that you typically 2 find in an office building. F 3 We made commitments that these buildings would R 4 be single story only, and, again, the 5 configuration, just given the site, they're likely 6 to be arranged in that manner. 7 This exhibit, I don't like it except for the 8 fact it's, again, sort of a site plan, but it shows 9 the layering effect of the preserve, the storm 10 water management and then the additional 11 landscaping. F 12 And the way we wrote the landscape commitment 13 was that between the terminal landscape islands 14 that you would have for the parking lot, we put 15 other clusters of vegetation so that you had trees 16 on the parking islands and then even in between 17 those we would have a layered effect of more 18 landscaping. 19 And we're capping ourselves at a maximum of 20 40, 000 square feet. 21 And I know that it had come up on establishing 22 hours of operation. The county staff asked us 23 that, and right now I'm not limiting the hours 24 other than to say we can commit that we won't have 25 24-hour uses. Knowing that offices -- things 8 1 operate a little differently with -- I had my son 2 to an MRI facility, you know, 7:30 p.m. , but, you 3 know, that's all indoor use and it's a low traffic 4 volume at that time of night, but so that's what we 5 have proposed. 6 The process that we're in, it's considered a 7 small-scale plan amendment, so it kind of runs 8 concurrent with the rezoning request. And we're 9 through one round of sufficiencies. We've 10 resubmitted back to the county. They've not 11 completed their second review. I don't know 12 whether or not we'll have a third or not, but 13 that's where we are in the process. 14 So no public hearings have been scheduled yet. 15 Once staff finds us sufficient, we'll work 16 toward a Planning Commission public hearing date, 17 and that's the point at which additional notices 18 will go out. The large zoning signs that you see 19 on other properties around the county would go up 20 at that point. And then, if you received notice 21 for this meeting as a property owner, you should 22 receive notice for that. 23 I'm not sure how the county notices homeowners 24 associations, but we notify homeowners associations 25 of the neighborhood information meetings. 9 1 So that's kind of a summation of the process, 2 and I wish I could give you a better idea of 3 hearing dates, but I really -- Fred, I don't know 4 if you have a better idea. It's just -- it's kind 5 of a longer lead time. The county has changed some 6 things internally, so even from the date they find 7 me sufficient, which, you know, if I'm lucky, could 8 that be in the next 30 or 45 days? Maybe. But 9 then it's like a public hearing wouldn't occur for 10 six weeks out of that, I wouldn't think. 11 UNIDENTIFIED MALE VOICE: Your advertising 12 requirements are archaic, I guess. 13 MR. ARNOLD: Well, I think that, and there's 14 some internal preparatory time for staff reports 15 and getting the appropriate signatures. So they 16 have to know in advance the hearing they're going 17 to be on so they can all work toward getting the 18 documentation in order so that the Planning 19 Commission can receive the materials at least a 20 week before their hearing. 21 And then probably four to six weeks following 22 any Planning Commission hearing we would appear 23 before the Board of County Commissioners. Of 24 course, a lot of you probably know the process with 25 the Planning Commission, would make a 10 1 recommendation to the County Commission. They 2 could recommend approval as is, approval with 3 conditions or they could recommend denial. 4 And, you know, too early in the game to 5 determine what that might be. But they would make 6 a recommendation then to the Board of County 7 Commissioners and then the Board of County 8 Commissioners can obviously render their own 9 decision. They're not bound by the Planning 10 Commission or staff recommendations. 11 So with that, I'l1 turn it over to you and try 12 to answer any questions I may not have touched on. 13 UNIDENTIFIED MALE VOICE: I have a question. 14 MR. ARNOLD: Sure, Mr. (indiscernible) . 15 UNIDENTIFIED MALE VOICE: The owner of the 16 property -- 17 MR. ARNOLD: Yes. 18 UNIDENTIFIED MALE VOICE: -- is he -- does he 19 plan to construct these buildings or does he plan 20 to put it on the market? 21 MR. ARNOLD: Well, it's my understanding that 22 it' s a contract purchaser and it's my understanding 23 that they would hope to be the actual people to 24 construct on the property. 25 UNIDENTIFIED MALE VOICE: That's the plan 11 1 right now? 2 MR. ARNOLD: That's the plan. 3 UNIDENTIFIED MALE VOICE: Question. 4 MR. ARNOLD: Yes, Reverend Wicker (phonetic) . 5 REVEREND WICKER: I guess my concern here is 6 the appearance of Immokalee Road. 7 MR. ARNOLD: Uh-huh. 8 REVEREND WICKER: All right. We got a 9 shopping center, Target shopping center, we have a 10 church, we have a vacant lot, we have a corner 11 light, we have our church. 12 MR. ARNOLD: Right. 13 REVEREND WICKER: We have the county lot. 14 Now, this would be a shopping center, whatever you • 15 want office ---- 16 MR. ARNOLD: Yeah, I would call it an office 17 complex. 18 REVEREND WICKER: Office center. 19 MR. ARNOLD: Uh-huh. 20 UNIDENTIFIED MALE VOICE: Please. • 21 REVEREND WICKER: Empty lot, a church, fire 22 department, a church. 23 MR. ARNOLD: Right. 24 REVEREND WICKER: And on -- it's almost like a 25 hodgepodge of churches, fire departments and now in 12 1 the center of all this is a -- is a kind of a mall. 2 MR. ARNOLD: I'll let Fred -- and just so we 3 know, I mean, Reverend Wicker's church is located 4 just on the west side of Valewood. 5 And he also is required to go through at least 6 the comprehensive plan amendment process and he 7 didn't do a PUD rezoning. He went through a 8 conditional use process. 9 But the county, on this strip, allows 10 residential only. It doesn't allow you to take 11 advantage of even county property to springboard, 12 without the plan amendment, to establish some other 13 (indiscernible) . 14 REVEREND WICKER: And the second part of my 15 question is the domino effect of this. 16 UNIDENTIFIED MALE VOICE: Yes. 17 UNIDENTIFIED FEMALE VOICE: Uh-huh. 1B REVEREND WICKER: You see, we're not talking 19 about just this piece of property. 20 MR. ARNOLD: Uh-huh. 21 REVEREND WICKER: Once that goes to a 22 commercial, it's going to happen to the corner lot 23 at Oakes and the lot to the east of this and the 24 lot to the east of the Episcopal Church, St. 25 Monica' s. 13 1 MR. ARNOLD: Uh-huh. 2 REVEREND WICKER: You know, you have a whole 3 domino effect that's -- f 4 MR. REISCHL: It's -- the growth management 5 plan, Golden Gate area master plan that Wayne 6 referenced, is what drives or doesn't drive -- or 7 create the hodgepodge, basically, because the 8 master plan says that it shall be residential, 9 single family residential along that entire strip. 10 It's been over ten years, I believe, since 11 that master plan was last amended, and county staff 12 recently went to the board and asked them to allow 13 the restudy for that Golden Gate area master plan 14 because, in most of our minds, it doesn't make 15 sense to have single family along a six-lane, 16 divided highway. 17 What would be good there, that's what this 18 restudy is going to show, but that's, I'd say, 19 easily two years ago. So, in the meantime, each 20 individual property owner has to go and request an 21 amendment to the master plan. That's what's 22 creating the hodgepodge, is that it's -- everybody 23 is going individually as a property owner instead 24 of the board looking at it as a unit and saying 25 this is what we think should be here. 14 1 I hope that answered your question. 2 REVEREND WICKER: I hear you, but do you hear 3 my concern? 4 MR. REISCHL: Yes, yes. 5 REVEREND WICKER: I mean, this -- the church 6 -- our church and all these other churches put a 7 lot of money and effort to have what we have there. 8 And to create a hodgepodge of church, fire 9 department, church, fire department, and this 10 office complex is -- and whatever else this is 11 going to domino -- 12 MR. REISCHL: And it will. 13 REVEREND WICKER: -- it will affect the 14 ambiance of all of our churches. 15 MR. REISCHL: Understood. 16 REVEREND WICKER: And the neighborhood. And 17 all of our effort -- and, you know, we spent years 18 meeting with the planning board, going down to the 19 county commissioners, month after month after month 20 being turned down, going back, turned down. And it 21 was a -- it was a long, arduous process to get what 22 we have. 23 MR. ARNOLD: We're going through that same 24 exact process -- 25 UNIDENTIFIED MALE VOICE: Yeah. s 15 fi 1 1 MR. ARNOLD: --- that requires the public 1 1 2 hearings and the neighborhood notification and the 1 3 -- you know, the good thing about these kinds of 1 4 meetings is we get to listen and we get to revise 5 things as we can to address some of the comments k i 6 that we hear. E Y 7 You know, I don't know, Reverend Wicker, if s 8 your comments are more architectural or they're I 9 just simply use, because, you know, when I look i 10 across the other side of Immokalee Road, you know g i 11 there's already commercial, but there's not office f 12 in this area. i 13 And there is a demand for office space in 14 North Naples. We had a marketing study that was 15 prepared and showed that there's a vast need for f 16 more medical, especially medical office in the " 17 north Naples area and, you know, there just isn't I 18 available land for it. ;' 19 When you go to the large planned 20 developments -- i 21 REVEREND WICKER: Actually, there's some land 22 for sale at Immokalee and Collier Boulevard. I, 1 23 There's like 20 acres of land for sale right next h'' k 24 to where the hospital is going to be built. E" 25 There's a whole 20 acres. 16 1 MR. ARNOLD: Yeah. And I believe it may 2 already be -- 3 REVEREND WICKER: They've got a sign up for 4 sale. 5 MR. ARNOLD: I realize that, but I think it 6 already may be spoken for. 7 UNIDENTIFIED MALE VOICE: I heard a Walmart 8 neighborhood market is supposed to move in there. 9 REVEREND WICKER: Well, the for sale sign is 10 still up. I don't know. 11 MR. ARNOLD: Yes, sir. 12 MR. DURIER: My name is Graham Durier 13 (phonetic) . I!m a member of the church here, the 14 little Congregational Church next door there. 15 I just have a question. You mentioned that 16 the property is under contract. 17 Has the seller closed with the buyer? 18 MR. ARNOLD: No, sir. 19 MR. DURIER: So the purchase agreement, it 20 sounds to me like the purchase agreement is subject 21 to getting it rezoned or is that something you are 22 not privileged to share with us? • 23 MR. ARNOLD: You know, I don't know the 24 details of that. I would be surprised if it wasn't 25 contingent upon getting entitlements. I mean, that 17 1 would be fairly standard where you have to go 2 through a plan amendment process that the seller 3 would accept those terms. It doesn't mean you 4 don't have to pay money along the way to keep the 5 contract active, but -- 6 MR. DURIER: So it just sounds to me, from the 7 discussion, that it's probably subject to that. If , 8 this doesn't get rezoned properly, obviously, they 9 may not go through with the purchase. 10 MR. ARNOLD: I would expect they would not. 11 MR. DURIER: Okay. 12 MR. ARNOLD: Yes, ma'am? 13 MR. DURIER: Thank you. 14 MS. RALPH: Hi. My name is Renee Ralph 15 (phonetic) , and I have lived on Autumn Oaks Lane 16 for 21 years, and I am at the -- we are at the Ii 17 edge, one driveway east, right there. 18 And when we purchased this property, we 19 understood that the property on the Immokalee Road 20 side, and we did have neighbors who were once where 21 the Congregational Church, just beyond that, was, 22 that it would always be either a residential home 23 across the street from us or provisional use 24 MR. ARNOLD: Uh-huh. 25 MS. RALPH: And we love our churches. And the 18 1 reason that we like having all these churches as 2 our neighbors is they only have somebody there on 3 Sundays and Wednesdays and they're really great 4 people. We appreciate them. They even have a 5 church on our street, on the south side Autumn Oaks 6 Lane. 7 So we are concerned, just seeing what happened 8 when someone cleared the lot, which we thought was 9 going to be a residential home just east of us, 10 it's already been cleared, and it opens up the 11 sound of traffic and lights and sounds from the 12 Mobil station that we never even, for 21 years, 13 heard. So we can only imagine what it's going to 14 be like to have a commercial development right in 15 our front yard. 16 MR. ARNOLD: Yeah. And, you know, it -- I 17 know it is commercial development, but we're 18 limiting ourselves to office type uses, which -- 19 MR. DURIER: I can just hear that boom, boom, 20 boom, boom of the MRI machine (indiscernible) . 21 MR. ARNOLD: It may not be the MRI machine. 22 That's one of the thing I know that kind of has non 23 -- you know, doesn't necessarily (indiscernible) . 24 UNIDENTIFIED MALE VOICE: Life support 25 breathing? 19 FFFF 1 MR. ARNOLD: But thanks for your comments. 2 Anybody else? Yes, sir. 3 MR. RALPH: That was my wife. :. 4 MR. ARNOLD: Okay. 5 MR. RALPH: So don't take either of these 6 questions to be any sort of enthusiasm for this. I 7 just have two questions. 8 MR. ARNOLD: Okay, sure. 9 MR. RALPH: One is we worked a little bit with 10 the homeowners association to make sure that if it 11 was constructed, that there would be a wall on -- I,.. 12 MR. ARNOLD: Yes. 13 MR. RALPH: And the drawing that you have • 14 shows that wall going to the front of the building, 15 the yellow lines on --- 16 MR. ARNOLD: Oh, yeah. 17 MR. RALPH: I think it shows the wall on the 18. eastern boundary going to the front of the 19 building. 20 MR. ARNOLD: It does. 21 MR. RALPH: Is that correct? • 22 MR. ARNOLD: Yes, it does. • 23 MR. RALPH: The second question is when this 24 drawing that's up there now was e-mailed to us a 25 couple of weeks ago, I sort of tried to figure out 20 1 where that right boundary was. 2 MR. ARNOLD: Uh-huh. 3 MR. RALPH: And it appears from that satellite 4 photo that it is about 40 or 50 feet to the east of 5 where you knew it on that other map. 6 MR. ARNOLD: Yeah, I probably -- 7 MR. RALPH: So I'm trying to figure out which 8 is the correct eastern boundary. 9 MR. ARNOLD: Well, I won't say that either one 10 of those are exactly the described boundary. I 11 mean, we depict those as closely as we can on the 12 aerial photographs. I mean, Sharon in our office 13 has GIS capability. I mean, I could clearly put it 14 on -- show your property and that property, and I 15 think we could give you an idea of the proximity 16 pretty easily, couldn't we, Sharon? 17 MS. UMPENHOUR: They don't match up perfectly. 18 MR. RALPH: Across the street? 19 MR. ARNOLD: That's something, if you'd be 20 kind enough to leave us your e-mail address or you 21 want to e-mail Sharon or me, we can make sure you 22 get an exhibit like that -- 23 MR. RALPH: Sure. Okay. Okay. 24 MR. ARNOLD: -- just for your reference, sure. 25 Anything else? That was -- no? 21 ‘ 1 Anybody else? 2 MR. REISCHL: Can I take this opportunity to 3 ask a question since we have neighbors here? For 4 those of you who came in late, I'm with the county, 5 but in both the comp plan amendment and the PUD, 6 both of us planners were wondering about what your 7 thoughts for pedestrian access to the site, for 8 example, if you went to the -- if your dentist 9 moved into that building and you lived on the south 10 side of Autumn Oaks, you could just walk that way. 11 Is that something that -- 12 MR. ARNOLD: I think Fred's asking, would you 13 like us to construct a sidewalk along our portion 14 of the property on Autumn Oaks Lane. 15 I didn't -- Fred asked me this when he walked 16 in tonight, you know -- 17 MR. REISCHL: It's required by the county. 18 MR. ARNOLD: (Indiscernible) the county would 19 -- I didn't realize the county would require us to 20 because we already had the sidewalk on Immokalee 21 Road. Fred says that the way the code reads, we 22 would technically be required to build a sidewalk • 23 on Autumn Oaks Lane unless I ask for a deviation 24 from it. 25 UNIDENTIFIED MALE VOICE: There's like 12 22 1 houses on Autumn Oaks. 2 MR. ARNOLD: Right. 3 UNIDENTIFIED MALE VOICE: None of us will go 4 there, and if there's a gate, people will come the 5 other way. 6 MR. ARNOLD: And I think that's always -- 7 MR. REISCHL: If that was your concern, I just 8 wanted to ask the folks here (indiscernible) . 9 UNIDENTIFIED MALE VOICE: I can assure you our 10 association here would be opposed to that. 11 MR. ARNOLD: Okay. 12 MR. REISCHL: Okay. 13 MR. ARNOLD: All right. That's good input to 14 get. 15 MR. REISCHL: Good to know. Yeah, thank you. 16 MR. ARNOLD: If anybody wants a copy of the 17 documents that we've submitted to the county in 18 their entirety, if you would either leave Sharon 19 your e-mail address or e-mail Sharon, whatever 20 you're most comfortable doing, we would be happy to 21 make sure you get exactly what the county has and 22 that way we're all on the same page. 23 I mean, it's a little tough -- I mean, like' it 24 says accounting, you know, in one of our uses, and 25 it's got the standard industrial code after it, 23 1 8721. And, you know, most of you don't know what 2 that is, but those of us who practice, we have to 3 carry this fine government-issued document around 4 that's written way back before we had computers. 5 MR. REISCHL: 1987. 6 MR. ARNOLD: Yeah. So before computers were 7 commonplace, et cetera. We have to use this. So a 8 lot of the descriptions are a little out of date, 9 but it's what the county uses, so the nomenclature 10 is there. You can find it on line if anybody cares 11 to look it up or if anybody doesn't know, you know, 12 I mean, trust me, I'll be happy to tell you what 13 that use is or send you the description, because 14 I've got no reason to tell you anything except the 15 facts, trust me, so -- 16 UNIDENTIFIED FEMALE VOICE: Do you happen to 17 have a website that we could go to? 18 MR. ARNOLD: Well, we don't have a website. 19 We've talked about this with the county, that some 20 projects might be better served to have a web page 21 that you could just post and then have people 22 create -- we could update it and people could link 23 to it and see where we are with the progress. 24 We're not there yet. 25 The county -- 24 1 MR. REISCHL: It's on the list, but it' s not 2 on the priority list. 3 MR. ARNOLD: Right. So until then, you know, 4 it' s really e-mail exchanges and if people can read 5 PDF exhibits or, you know, whatever format you 6 like. If you want hard copies, we're happy to 7 provide those to you all as well. 8 Yes, sir. 9 UNIDENTIFIED MALE VOICE: I'm not sure what 10 capacity you are with the county. 11 MR. REISCHL: I'm the project manager for 12 this. I coordinate the transportation review, 13 the -- 14 UNIDENTIFIED MALE VOICE: Okay. 15 MR. REISCHL: -- efforts in coordinating 16 (indiscernible) . 17 UNIDENTIFIED MALE VOICE: So direct on the 18 south side of Oakes Boulevard, across from Reverend 19 Wicker's church is about a 13-acre parcel that is 20 for sale. It looks like it used to be like an auto 21 repair shop 50 years ago. 22 If this becomes zoned commercial, does that 23 mean -- 24 MR. REISCHL: Oh, old Cypress Cycle thing? 25 UNIDENTIFIED MALE VOICE: Well, the Cypress 25 e 1 Cycle is on Oakes Boulevard. This 13-acre piece 2 right here -- 3 MR. ARNOLD: You can probably see it better on 4 this exhibit. 5 UNIDENTIFIED MALE VOICE: No. 6 UNIDENTIFIED MALE VOICE: It runs from there 7 all the way to -- 8 MR. ARNOLD: To Valewood? 9 UNIDENTIFIED MALE VOICE: No, this is Oakes 10 Boulevard. It's this piece. 11 UNIDENTIFIED MALE VOICE: No, Valewood doesn't 12 go south. • 13 UNIDENTIFIED MALE VOICE: No, but it goes 14 east. 15 UNIDENTIFIED MALE VOICE: It goes all the way 16 to Oakes and all the way to -- there's a -- this 17 portion here, right? f 18 UNIDENTIFIED MALE VOICE: Once you start 19 putting commercial in there, is that the next place 20 that could be commercial? Because that's like big 21 enough for a small supermarket. 22 MR. REISCHL: Yeah, somebody can request that, 23 of course, just like_this, and have to go through 24 public hearings. That will be the advantage, 25 hopefully, within the next two years of getting the F 26 1 Golden Gate Estates master plan restudied so that 2 the Board makes a comprehensive decision about what should go in each area of Golden Gate Estates. 4 MR. ARNOLD: From my perspective, you know, as 5 Fred had mentioned, you know, I don't know too many 6 people who are anxious to build their single family 7 home abutting six-lane Immokalee Road. 8 So we look at this kind of as a transitional 9 use and office seems like a good transition. I 10 mean, it -- from the land use planning perspective, 11 it' s better than a retail adjacency because office 12 hours are typically limited. It's quieter. You 13 don't have the types of deliveries you have with 14 retail or a restaurant or fast food or those kinds 15 of uses. 16 So we consider it kind of a transitional use. 17 And in this particular case, knowing that we've got 18 Immokalee Road, and living with two single family 19 homes just doesn't seem like, one, the highest and 20 best use when there is an underserved demand for 21 some office uses in North Naples, which is one of 22 the reasons that we're here. 23 UNIDENTIFIED FEMALE VOICE: Are those preserve 24 properties on a list? 25 MR. ARNOLD: Probably not on our client' s most ( 27 1 1 desire to buy it to preserve it, no. i 1 2 Yes, Mr. Walker? f 3 MR. WALKER: I think that our association has i 1 4 already requested copies of everything that's been 5 submitted. If you haven't one that -- 1 6 MR. ARNOLD: We submitted some information to ) 7 Mr. Frye (phonetic) . k 8 MR. WALKER: Yeah, okay. 1 9 MR. ARNOLD: And any other questions? We're i 10 happy to answer them. If not, Sharon has business 1 11 cards. If you want additional information, let us a 1 ( 12 know, and we'll keep you up to date the best we 1 t 3 13 can. 1 i 14 Fred probably has cards, too, and if you have 1 s 15 some other questions that you're not satisfied with 16 us or you'd rather get it from Fred Reischl, then ( ) 17 we understand that, too. i 1 18 UNIDENTIFIED FEMALE VOICE: What's the time 19 frame on a decision? 1 20 MR. ARNOLD: Well, at this point, it's really f 21 hard to say, but I'm guessing that -- the County ) 9 22 Commission takes its break in what, June, July? . 23 MR. REISCHL: July, August. . 24 MR. ARNOLD: I'm not sure we'll be there -- 25 MR. REISCHL: My guess would be in the fall. i i f { 28 1 MR. ARNOLD: Yeah. I mean, it's hard to tell 2 you it's definitely in the fall. 3 MR. REISCHL: Planning Commission, definitely 4 this summer. 5 MR. ARNOLD: But at this point, it's going to 6 be several months before we get to a public hearing 7 before the Board of County Commissioners, at least. 8 MR. REISCHL: Yeah. Planning Commission maybe 9 in the summer, but -- 10 MR. ARNOLD: Yeah, Planning Commission could. 11 MR. REISCHL: Yeah, because they meet year 12 round, unlike the board. 13 MR. ARNOLD: I'm thinking that we're in March. 14 So let' s assume the county finds us sufficient in 15 April, the earliest we're going to go to the 16 Planning Commission could be May, and that' s 17 questionable. So you know, May, June looks more 18 (indiscernible) . 19 MR. REISCHL: Because we're already doing 20 advertising for our second meeting in April. 21 MR. ARNOLD: So that kind of gives you an 22 idea. And then from Planning Commission to Board, 23 it's probably four to six weeks. 24 Anything else? 25 UNIDENTIFIED MALE VOICE: I don't know too 29 1 much about zoning, but is there any requirement for 2 the green space down that hodgepodge? 3 MR. ARNOLD: The county does have a 4 requirement for projects our size. 10 percent of 5 the existing native vegetation gets retained on 6 site. And that's why we have the preserve area 7 that's shown on our master plan. 8 UNIDENTIFIED MALE VOICE: Okay. 9 MR. ARNOLD: There's a minimum of 45 feet. 10 The county's preserve areas, I think, are, 11 depending on your size, 20 or 30 feet. We have a 12 preserve area that's 45 feet. 13 So we're exceeding that standard, but that 14 will all be provided adjacent to the Autumn Oaks 15 side. And any exotics that get pulled out, we'll 16 be required to insert opacity requirements, which 17 is why the wall -- I'm not sure whose idea the wall 18 was, but I think that's a good one for the 19 protection of any of the residents because it's 20 being placed closer to the travel lane for any fi 21 cars. So you get the benefit of having it layered 22 behind a bunch of landscape, and rather than having 23 a wall right on Autumn Oaks Lane. So I think it's 24 a little more (indiscernible) . 25 UNIDENTIFIED FEMALE VOICE: You also show 30 1 (indiscernible) put down where the westbound 2 traffic will turn into this? 3 MR. ARNOLD: Sure. The master plan -- the 4 master plan, we depict -- westbound traffic will 5 probably -- the county is telling us we'll likely 6 get a directional left into the property. And then 7 we'll have right in, right out access on our 8 western boundary, closer to Valewood. 9 So we're proposing two access points on 10 Immokalee Road. One may or may not get the 11 directional left, but -- 12 UNIDENTIFIED FEMALE VOICE: You're planning to 13 cut across Immokalee -- 14 MR. ARNOLD: According to the county's 15 transportation reviewer, there could potentially be 16 a left directional in at our eastern boundary for 17 the westbound traffic movements on Immokalee Road. 18 UNIDENTIFIED MALE VOICE: It's a break in the 19 median. 20 MR. ARNOLD: There would have to be median 21 reconfiguration for that Ms. Sievert (phonetic) , 22 but that's being discussed. But, you know, the 23 county, at this point, doesn't really give us 24 commitments on our access points because they will 25 tell you that it's always subject to change. 31 1 UNIDENTIFIED MALE VOICE: Can I tell you that 2 we're under the assumption or we've been told that 3 both of those entrances and exits are going to be 4 right in and right out? 5 MR. ARNOLD: Okay. Well, the county does give 6 us some hope, which would be nice to have 7 directional left in at, but, again, that's the 8 county' s road, so we're subject to their approvals, 9 but they look at access spacing criteria and 10 weaving movements and all kinds of things. 11 Did I say that wrong? Are we looking at left 12 directional here, Sharon? I can't remember now. I 13 may have misspoke on these -- i 14 UNIDENTIFIED MALE VOICE: It has to be across 15 from the other -- across Immokalee, I would think. 16 MR. ARNOLD: The county is telling us that one 17 of these access points -- let me just clarify the 18 record. One of the access points could qualify for 19 a directional left on Immokalee Road. They don't 20 want us to label that on our plans because they're 21 not going to commit to that until we get -- 22 MR. REISCHL: At this point, we just label it 23 as -- 24 MR. ARNOLD: An access. ._ 25 MR. REISCHL: -- an access, right. 32 1 MR. ARNOLD: That's a good question. And I 2 can certainly find that out. I know I had 3 correspondence on which one has potential. Anybody 4 who really wants to know that, I will be happy to 5 e-mail you, call me on the phone, I'll give you the 6 info. 7 Yes, sir (indiscernible) . 8 UNIDENTIFIED MALE VOICE: Would you be -- 9 would you be able to leave those exhibits for our 10 annual meeting so we could -- 11 MR. ARNOLD: Sure. 12 UNIDENTIFIED MALE VOICE: -- show them to the 13 people who don't show up (indiscernible) ? 14 MR. ARNOLD: Sure. 15 UNIDENTIFIED MALE VOICE: (Indiscernible) had 16 mentioned when I walked in, was there anything 17 that -- 18 MR. ARNOLD: Just praising you and the 19 (indiscernible) . 20 UNIDENTIFIED MALE VOICE: I'm sure you were. 21 That would be a first. 22 MR. ARNOLD: No, we were saying that there had 23 been some correspondence of our documents to you. 24 Mr. Walker had asked if we had provided some of 25 this to the homeowners association and I indicated 33 k� 3F II 1 I thought we had provided everything we submitted 2 to the county to you. If we haven't, we certainly 3 will. 4 UNIDENTIFIED MALE VOICE: Have the documents 5 that were updated, that were sent to us, have they 6 been submitted to the county as part of your 7 revised submittal? 8 MR. ARNOLD: I believe the only thing that's 9 not reflected in those that grew out of some of 10 those last discussions over the last couple of 11 months is the commitment to extend the wall along 12 the eastern boundary. 13 UNIDENTIFIED MALE VOICE: Okay. 14 MR. ARNOLD: And we've reflected it on the 15 drawings that we have, and I know you've probably 16 seen those, too, but this exhibit shows it the 17 best, but we've extended the wall up the eastern 18 property line to about the face of the building. 19 UNIDENTIFIED MALE VOICE: Okay. So it will be 20 part of the official submission? 21 MR. ARNOLD: Correct. 22 UNIDENTIFIED MALE VOICE: Okay. 23 UNIDENTIFIED MALE VOICE: Isn't that county 24 code anyway? 25 MR. ARNOLD: Well, it's interesting, because 34 1 it's zoned estates and there's no single family 2 home there. I don't know that the county is going 3 to make us put a wall in for that entirety of the 4 thing -- they -- they offer you to have a type B 5 buffer, which can be a wall or a hedge or even a 6 combination of a berm, hedge or a wall. 7 So it' s not really defined. So making that 8 commitment that it will be wall offers 9 (indiscernible) that somebody is just not going to 10 get a hedge if they expect it to be a bigger and 11 harder buffer, so. 12 UNIDENTIFIED MALE VOICE: What about the 13 western buffer next to the county, next to the 14 (indiscernible) retention pond? 15 MR. ARNOLD: Yeah, the county doesn't require 16 a whole lot next to its retention pond. We called 17 it out on the plan. I think there's a -- what we 18 call a type A, ten-foot type A buffer. It just 19 requires trees every 25 feet or so and they can be 20 clustered, you know, a certain number adjacent to 21 the county's water management (indiscernible) . 22 Yes, ma'am. 23 UNIDENTIFIED FEMALE VOICE: Are these units 24 going to be individual -- are they going to be sold 25 individual? 35 1 MR. ARNOLD: You know, I don't know the answer 2 to that. The county doesn't -- 3 MR. REISCHL: We don't require the form of _ a 4 ownership. 1 5 MR. ARNOLD: -- typically require us to tell 6 you whether it's going to be rental, you know, of 7 the space, or condominiumized. I mean, it's pretty 8 common in our market to have condominiumized units. 9 A lot of the physicians, for instance, like to own 10 their own space, but I can't tell you that's how 11 it's going to be. 12 Yes, sir. 13 UNIDENTIFIED MALE VOICE: Is there a mechanism 14 to allow our association to help steer 15 architectural design, buffering, landscaping so 16 that we have a choice as to what goes there and the 17 design of the building itself? 18 MR. ARNOLD: Yeah, I think, to some extent, 1 19 that very much is true, and it grows out of 20 meetings like this, and you have a pretty active 21 homeowners association, the Oaks Association, and I 22 think your leadership certainly has an interest in 23 making sure this is compatible with the rest of the 24 community. 25 I know that their clients are working on some 36 1 architectural exhibits, which -- you may have seen 2 some early ones. I don't -- I didn't bring them 3 because I wasn't sure that those had been revised 4 or not because I'm not involved in the 5 architectural element of this, but, you know, 6 low-rise buildings, more residential scale, you 7 know, two buildings, 40,000 square feet. So I 8 mean, it's -- you know, we're starting to get there 9 and there are other specific architectural 10 standards. You know, we're willing to accept, you 11 know, listen and be reasonable, certainly. 12 And, you know, as we move on through the 13 process, I'm sure we'll continue to dialogue with 14 your association. And when we started that process 15 early, very informally, and as we move ahead, we'll 16 keep everybody apprised, and if there are issues, 17 hopefully we'll hear about it through the 18 association. 19 I know you have your annual meeting -- 20 UNIDENTIFIED MALE VOICE: Tonight. 21 MR. ARNOLD: -- tonight, in 20 minutes. So, 22 you know, there may be further discussion on this 23 or not. 24 UNIDENTIFIED MALE VOICE: (Indiscernible) . 25 MR. ARNOLD: But hopefully I'll get some 1 1 0 li 37 li 1 feedback. 2 UNIDENTIFIED MALE VOICE: (Indiscernible) 3 drafted a letter, a potential letter of F g 4 non-opposition to the project, which I'm hoping 5 that the folks that are here that have an interest 6 in this project might stick around in order to hear 7 what the letter says, to be able to see it and put 3 1 8 your two cents worth in so that what we -- what we 9 submit represents as many of the people as 10 possible. ( ) 1 11 MR. ARNOLD: Thank you. Anything else? If 12 not, we'll adjourn. 13 UNIDENTIFIED MALE VOICE: Just an easy 14 question. 15 MR. ARNOLD: Okay. Sure. 16 UNIDENTIFIED MALE VOICE: I'm St. Monica's, 1 17 and on their east side, there's a pretty good size I4 18 lot. Now, as these things go commercial, I'm sure i 19 (indiscernible) zoning restrictions. I don't want 20 to see a BMW dealer sitting on the corner next to 21 the church. Is that a possibility? I'm just 22 asking. • 23 MR. REISCHL: It's a possibility. They can 1 24 request anything. However, one of the main things 1 25 we look at is compatibility, and that's why this x r 1 38 1 applicant chose office, because that's the least 2 intense of the commercial uses. 3 UNIDENTIFIED MALE VOICE: Okay. 4 MR. REISCHL: Whereas, a retailer or an auto 5 dealership is C5. 6 UNIDENTIFIED MALE VOICE: Okay. 7 MR. ARNOLD: Very heavy commercial. 8 UNIDENTIFIED MALE VOICE: Gotcha, gotcha. 9 MR. ARNOLD: Yeah, and it's a -- it's a hard 10 enough road to amend the comp plan, but, you know, 11 if you're not going to bring forward an idea that 12 has some merits for the neighborhood to like, your 13 chances of getting it, in my experience, are not 14 good. 15 UNIDENTIFIED MALE VOICE: So they're not 16 (indiscernible) . 17 MR. ARNOLD: This is -- I mean, this is a 18 unique tier of the estates master plan area because 19 it's, you know, squarely in the middle of the 20 urbanized part of our community, but it's still 21 governed by the Golden Gate area master plan. 22 And it is unique. And I think, you know, in 23 some regards, staff recognizes that, but it isn't 24 like being, you know, in the center of Golden Gate 25 Estates east of Collier Boulevard. I mean, they're ti ) 39 1 very, very different. 2 And you'll have some, you know, beautiful 3 community south of Immokalee Road, but, you know, 4 pretty unique to have this tier of lots facing 5 Immokalee Road. 6 Anything else? 7 We're adjourned. 8 UNIDENTIFIED MALE VOICE: Thank you. 9 MR. ARNOLD: Thank you all for coming. 10 UNIDENTIFIED MALE VOICE: Appreciate it. 11 (Proceedings concluded. ) 12 13 14 ) 15 16 17 18 19 fi 20 21 22 23 24 • 25 1 40 1 STATE OF FLORIDA 2 COUNTY OF COLLIER 3 4 I, Joyce B. Howell, do hereby certify that: 5 1. The foregoing pages numbered 1 through 39 6 contain a full, true and correct transcript of 7 proceedings in the above-entitled matter, transcribed 8 by me to the best of my knowledge and ability from a 9 digital audio recording. 10 2. I am not counsel for, related to, or 11 employed by any of the parties in the above-entitled 12 cause. 13 3. I am not financially or otherwise 14 interested in the outcome of this case. 15 16 SIGNED AND CERTIFIED: 17 18 Date: March 16, 2015 Joyce- B. Howell 19 20 21 22 23 24 25 1, h rZoning: rt ;' press floods Golf&Country.CI. - ",, Density: 2.82 ilk-`, t�_ Zoning: Zoning: PUD Zoning: '1" ?ensity:5.43 . De„sidy: 2.� i 111 7'�° Zoning: i a' 1 Nu , iibrc sfi8 :'1.za I D-nsity: :1 ,Y ' - a4 ,� a . __ o al eR s Pr t it " ,r� _ -, I"go li 11k 11,, '' y Project Location: i _F Southbrooke C• D i,Ili 1: ` t ►-, I T -1 ae f - ,.ITAI■ {� � , Y r i e �,_ ,# 1 r` R ' i 1 '•' Zl• �' Zoning: MPUD a� i C ` '`-1. - `s Zoning E,".,' ..- ❑ t{i � J i ft ■ r _ , 1 1�� F I v jc f a .i ' 1 _ - T 4,-tf,Ii A .`l. F�rt law { " INI ....L,„..v l X �1 j ;A 4 ' 7 104 kiP"1� . 5-,c),„,4-i g ,, ,4, 'r: Wit, p µ /�' , j{,�-" : . th ; 1:t.',,, \-- i GROSS DENSITY UNITS PER ACRE (UPA) ° 005 °.z °.3 Miles N FOR SOUTHBROOKE CPUD AND SURROUNDING PROPERTIES ' ' 6'alwth ManegemPn2Dp tmDent a& // Neighborhood Associatioe March 30, 2015 Oakes Estates Neighborhood Association, Inc. P.O. Box 111046 Naples, FL 34108-1146 Brian Howell,Vice President Phoenix Associates of South Florida, Inc. 13180 Livingston Road, Suite 204 Naples, FL 34109 Subject: Letter of Non-Opposition to Southbrooke Medical/Office PUD Dear Brian, Thank you for attending our November meeting of the Oakes Estates Neighborhood Association (OENA) board of directors,and for our subsequent dialog resulting in issuance of new PUD documents that have resolved our primary concerns. This letter is to express the OENA's non-opposition to your project. You might understand that our residents would prefer that this wooded area remain untouched or residential, but the project as amended is an acceptable balance between the interests of the property owners and protection of our neighborhood, especially our residents along Autumn Oaks Lane. While we as a board have done our best to elicit and address the concerns of our property owners, it should be noted that our efforts cannot preclude any individual homeowners from voicing their independent objections during the approval process. The following documents comprise our understanding of the project: • CPUD Exhibits A-F dated 02/05/2015 • Partial Section dated 02/05/2015 • Aerial dated 02/26/2015 Specifics are provided in the above-referenced documents, and it is our understanding that they have been submitted to the county as part of your official application. Below is a partial list of the main features that have been negotiated and agreed to: • Two buildings not to exceed 20,000 gross square feet each; single story w/Galvalume or tile roof (no asphalt shingle) • Medical and office uses only—No restaurants or retail businesses.A reduced list of uses has been documented in the CPUD Exhibits A-F. • No 24-hour operations. No operations outside 6:00AM—10:00PM. • Ingress/egress only from and to Immokalee Road. Southbrooke PUD Letter Oakes Estates Neighborhood Association, Inc. Page 1 of 2. 0/ rid Or / i1 Neighborhood Association • Minimum of 45' of vegetation buffer(including existing native trees)will be retained between the development and Autumn Oaks Lane per Aerial and Partial Section. Preserve to remain preserve. (We understand the preserve will vary from 45'to 52'.) • Minimum of 24'water management swale between this vegetation and the parking lot will be planted with 12'H bald cypress trees per Aerial. • Minimum 6'H (above parking lot grade) staggered, concrete decorative wall immediately adjacent to parking lot,extending along the south and east borders of the project. • Non-native species are to be hand-removed and replaced with Wax Myrtle,Cocoplum, Green buttonwood, Sabal palms, Myrsine, and/or Live Oak plants that will fill in between the trunks of pine trees, resulting in 80%opacity within 12 months. Our organization would greatly appreciate being notified in advance regarding your selected plantings. • Additionally,we would like to review the final elevations as soon as they are available and be able to provide comments.We did this with the Target PUD and it was a positive process for both parties. We look forward to future updates and to a collaborative partnership between Southbrooke Partners, LLC and the Oakes Estates board as you move through the design, approval,and construction phases of this project.We request to be kept informed of design changes as well as tenants once contracted. Our neighbors may value the services being offered... We also want to acknowledge that one of our board members,Steve Bracci, has been retained as the attorney representing Southbrooke during the re-zoning process.Steve has disclosed this to us and will be abstaining from all related discussions and votes, with the exception of providing information related to the project. Sincerely, 9u, Karl Z. Fry President Oakes Estates Neighborhood Association Inc. Southbrooke PUD Letter Oakes Estates Neighborhood Association, Inc. Page 2 of 2 Page 1 of] ‘..uuuier %imamy rruperiy MppraIser Property Summary Parcel No. 41934920008 Site Adr. Name/Address HUB CONDO RENTALS LLC. 18223 SHAWLEY DR City HAGERSTOWN State MD Zip 21740-2443 Map No. Strap No. Section Township Range Acres *Estimated 3B29 356500 70 3B29 29 48 26 2.56 Legal GOLDEN GATE EST UNIT 97 TR 70 LESS N SOFT Millage Area G 145 Millage Rates 0 *Calculations Sub./Condo 356500 - GOLDEN GATE EST UNIT 97 School Other Total Use Code 0 0 - VACANT RESIDENTIAL 5.58 5.6697 11.2497 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 128,1 02/24/05 3739-4093 $ 550,000 (+) Improved Value $0 10/14/99 2601-2205 $ 320,000 02/01/96 2144-1529 $86,000 (_) Market Value $ 128,000 01/05/96 2135-1640 $ 86,000 (-) 10% Cap $ 1,280 02/01/94 1913-1214 $ 0 (=) Assessed Value $ 126,720 06/01/89 1447-852 $0 (_) School Taxable Value $ 128,000 (_) Taxable Value $ 126,720 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.com/main search/Recorddetail.html?Map=No&FolioNum=41... 7/15/2015 Page 1 of ‘..uuruy rruprrty hpprdmer Property Summary Parcel No. 41933320007 Site Adr. Name/Address HUB CONDO RENTALS LLC 18223 SHAWLEY DR City HAGERSTOWN State MD Zip 21740-2443 Map No. Strap No. Section Township Range Acres *Estimated 3B29 356500 51 3B29 29 48 26 2.58 Legal GOLDEN GATE EST UNIT 97 TR 51 LESS N 50FT Millage Area Q 145 Millage Rates 0 *Calculations Sub./Condo 356500 -GOLDEN GATE EST UNIT 97 School Other Total Use Code 0 0 -VACANT RESIDENTIAL 5.58 5.6697 11.2497 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 129,000 02/24/05 3739-4093 $ 550,000 (+) Improved Value $0 10/14/99 2601-2205 $ 320,000 (_) Market Value $ 129,000 02/01/96 2144-1529 $86,000 01/05/96 2135-1640 $ 86,000 (-) 10% Cap $ 1,290 02/01/94 1913-1214 $ 0 (=) Assessed Value $ 127,710 08/01/90 1551-2044 $ 0 (_) School Taxable Value $ 129,000 (=) Taxable Value $ 127,710 If all Values shown above equal 0 this parcel was created after the Final Tax Roll http://www.collierappraiser.com/main search/Recorddetail.html?Map=No&FolioNuin=4193... 7/9/201f. Detail by Entity Name Page 1 of 2 FLORIDA DEPARTMENT OF STATE . • Div[ [Oy (H COPPORi ! [WO 51117,41Z r, Ap Detail by Entity Name Florida Limited Liability Company HUB CONDO RENTALS, LLC Filing Information Document Number L03000015231 FEI/EIN Number 201687029 Date Filed 04/28/2003 State FL Status ACTIVE Principal Address 18223 SHAWLEY DRIVE HAGERSTOWN, MD 21740 Changed: 01/23/2009 Mailing Address 18223 SHAWLEY DRIVE HAGERSTOWN, MD 21740 Changed: 01/23/2009 Registered Agent Name & Address GREGORY, C. NEIL ESQ 4001 TAMIAMI TRAIL NORTH NORTHERN TRUST BUILDING, SUITE 250 NAPLES, FL 34103-3555 Address Changed: 01/04/2011 Authorized Person(s) Detail Name &Address Title MGR DAHBURA, THOMAS H 18223 SHAWLEY DRIVE HAGERSTOWN, MD 21740 Annual Reports http://search.sunbiz.org/Inquiry/Corporations earch/SearchResultDetail?inqui... 7/9/2015 Detail by Entity Name Page 2 of 2 Report Year Filed Date 2013 01/17/2013 2014 01/08/2014 2015 01/14/2015 Document Images 01/14/2015--ANNUAL REPORT View image in PDF format 01/08/2014--ANNUAL REPORT View image in PDF format 01/17/2013--ANNUAL REPORT View image in PDF format 01/04/2012--ANNUAL REPORT View image in PDF format 01/04/2011 --ANNUAL REPORT View image in PDF format 01/07/2010--ANNUAL REPORT View image in PDF format 01/23/2009--ANNUAL REPORT View image in PDF format 01/28/2008--ANNUAL REPORT View image in PDF format 04/30/2007--ANNUAL REPORT View image in PDF format 04/24/2006--ANNUAL REPORT View image in PDF format 04/28/2005--ANNUAL REPORT View image in PDF format 10/05/2004--ANNUAL REPORT View image in PDF format 04/28/2003-- Florida Limited Liabilites View image in PDF format Copyright©and Privacy Policies State of Florida, Department of State http://s earch.sunbiz.org/Inquiry/CoiporationSearch/SearchResultDetail?inqui... 7/9/2015 Detail by Entity Name Page 1 of 2 FLORIDA DEPARTMENT OF STATE c l DIVH(11 0! CORPok1f F0\ 5/1/0/Z, Yom. Detail by Entity Name Florida Limited Liability Company SOUTHBROOKE PARTNERS, LLC Filing Information Document Number L14000146637 FEI/EIN Number N/A Date Filed 09/18/2014 State FL Status ACTIVE Principal Address 13180 LIVINGSTON ROAD SUITE 204 NAPLES, FL 34109 Mailing Address 13180 LIVINGSTON ROAD SUITE 204 NAPLES, FL 34109 Registered Agent Name & Address JOHNS, RANDY 13180 LIVINGSTON ROAD SUITE 204 NAPLES, FL 34109 Authorized Person(s) Detail Name&Address Title AMBR JOHNS, RANDY 13180 LIVINGSTON ROAD, STE 204 NAPLES, FL 34109 Title AMBR HOWELL, BRIAN 13180 LIVINGSTON ROAD, SUITE 204 NAPLES, FL 34109 http://search.sunbiz.org/Inquiry/CorporationSearch/S earchResultDetail?inqui... 7/9/2015 Detail by Entity Name Page 2 of 2 Annual Reports Report Year Filed Date 2015 02/23/2015 Document Images 02/23/2015--ANNUAL REPORT View image in PDF format 09/18/2014--Florida Limited Liability View image in PDF format Coovriaht©and Privacy Policies State of Florida,Department of State http://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inqui... 7/9/2015