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CCPC Agenda 05/05/2016COLLIER COUNTY PLANNING COMMISSION MEETING AGENDA MAY 59 2016 AGENDA COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 9:00 A.M., THURSDAY,MAY 5, 2016, 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. NOTICE: ITEM 9F: 2015 LDC AMENDMENT CYCLE 2,AND ITEM 9G: THE ARCHITECTURAL LAND DEVELOPMENT CODE AMENDMENTWILL BE HEARD AFTER ALL OF THE LAND USE PETITIONS AND BEFORE 3 PM. THEREAFTER,IT WILL BE CONTINUED TO THE NEXT MEETING OF THE PLANNING COMMISSION. 1. PLEDGE OF ALLEGIANCE 2. ROLL CALL BY SECRETARY 3. ADDENDA TO THE AGENDA 4. PLANNING COMMISSION ABSENCES 5. APPROVAL OF MINUTES: None 6. BCC REPORT-RECAPS 7. CHAIRMAN'S REPORT 8. CONSENT AGENDA 9. ADVERTSDED PUBLIC HEARINGS: 1 Note: This item has been continued from the April 21, 2016 CCPC meeting: A. PUDZ-PL20140002809: An Ordinance of the Board of County Commissioners of Collier County,Florida amending Ordinance no. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County,Florida by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from a Mobile Home (MH) zoning district to a Residential Planned Unit Development (RPUD) zoning district for the project known as Highview Roost Road RPUD to allow development of up to 60 single-family detached dwelling units or 86 single-family attached dwelling units on property located on Roost Road, south of Manatee Road in Section 11, Township 51 South, Range 26 East, Collier County, Florida, consisting of 21.59+/- acres; and by providing an effective date. [Coordinator:Nancy Gundlach,AICP,RLA,Principal Planner] B. PUDA-PL20150001416: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 95-74, the Naples Heritage Golf and Country Club Planned Unit Development, and amending Ordinance No. 2004-41, the Collier County Land Development Code, by amending the appropriate zoning atlas map or maps by changing the zoning classification of an additional 5.21± acres of land zoned rural Agricultural (A) to Naples Heritage Golf And Country Club PUD; by revising the property description; by adding a recreation area in the golf course district; by revising development standards;by amending the master plan and providing an effective date. The subject property, consisting of 563±acres,is located south of Davis Boulevard and west of Collier Boulevard in Sections 3, 4, 9 and 10, Township 50 South, Range 26 East, Collier County, Florida. [Coordinator: Eric Johnson, AICP,CFM,Principal Planner] C. PL20150002541 / CPSS-2015-4: 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 Future Land Use Element and Future Land Use Map and map series by adding the Davis-Radio Commercial Subdistrict to allow C-3 intermediate commercial development, and mini and self storage warehousing. The subject property is located on the south side of Radio Road, west of the Davis Boulevard and Radio Road intersection in Section 3, Township 50 South, Range 26 East, consisting of 4.81 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. [Corby Schmidt, AICP, Principal Planner] (Companion RZ-PL20140002642) D. RZ-PL20140002642: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County,Florida by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Commercial Intermediate District (C-3) zoning district to the General Commercial District (C-4) zoning district for a project known as the Davis-Radio Rezone located on the south side of Radio Road, west of the intersection of Davis Boulevard and Radio Road in Section 3, Township 50 South, Range 26 East, Collier County, Florida, consisting of 4.81± acres; and by providing an effective date. [Coordinator: Dan Smith, Principal Planner] (Companion PL20150002541/CPSS-2015- 4) E. PUDA-PL20160000132: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 2001-09, the Pine Ridge Center West Planned Unit Development by clarifying that the two story parking structure allows one ground level and 2 stories of parking; by increasing the maximum height of all commercial areas from 50 feet to 58 feet, and providing an effective date. The subject property, consisting of 8.87+/- acres, is located south of Pine Ridge Road and east of Livingston Road in Section 18, Township 49 South, Range 26 East, Collier County, Florida. [Coordinator: Fred Reischl,AICP,Principal Planner] 2 F. An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 04-41, as amended, the Collier County Land Development Code, which includes the Comprehensive Land Regulations for the unincorporated area of Collier County, Florida,by providing for: Section One, Recitals; Section Two, Findings of Fact; Section Three, Adoption of Amendments to the Land Development Code, more specifically amending the following: Chapter One—General Provisions, including Section 1.08.02 Definitions; Chapter Two — Zoning Districts and Uses, including Section 2.03.01 Agricultural Districts, Section 2.03.02 Residential Zoning Districts, Section 2.03.03 Commercial Zoning Districts, Section 2.03.06 Planned Unit Development Districts, Section 2.03.07 Overlay Zoning Districts, Section 2.03.08 Rural Fringe Zoning Districts; Chapter Three— Resource Protection, including Section 3.02.10 Standards for Subdivision Plats, Section 3.05.04 Vegetation Removal and Protection Standards, Section 3.05.07 Preservation Standards, Section 3.05.10 Littoral Shelf Planting Area (LSPA); Chapter Four — Site Design and Development Standards, including Section 4.02.33 Specific Design Standards for the Immokalee—Mobile Home Park Overlay Subdistrict, adding Section 4.05.10 Required Parking for Residential Central Mail Delivery Locations, Section 4.06.02 Buffer Requirements, Section 4.06.05 General Landscaping Requirements; Chapter Five — Supplemental Standards, including Section 5.03.02 Fences and Walls, Excluding Sound Walls, Section 5.03.06 Dock Facilities, Section 5.04.05 Temporary Events, Section 5.04.06 Temporary Signs, Section 5.05.04 Group Housing; Section 5.05.08 Architectural and Site Design Standards, Section 5.05.12 Specific Standards for Public Utility Ancillary Systems in Collier County, adding Section 5.05.14 Educational Plants, Section 5.06.00 Sign Regulations and Standards by Land Use Classification; Chapter Six — Infrastructure Improvements and Adequate Public Facilities Requirements,including Section 6.01.01 Utilities Required To Be Installed Underground, Section 6.02.06 Potable Water Facility Level of Service Requirements, Section 6.02.07 Sanitary Sewer Facility Level of Service Requirements, Section 6.06.03 Streetlights; Chapter Nine — Variations From Code Requirements, including Section 9.04.04 Specific Requirements for Minor After-the-Fact Encroachment; Chapter Ten — Application, Review, and Decision-Making Procedures, including Section 10.02.03 Requirements for Site Development, Site Improvement Plans and Amendments Thereof, Section 10.02.05 Construction, Approval, and Acceptance of Required Improvements, Section 10.02.11 Submittal of Streetlight Plans; Section Four, Conflict and Severability; Section Five, Inclusion in the Collier County Land Development Code;and Section Six,Effective Date. [Caroline Cilek,AICP,LDC Manager] G. An Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 04-41, as amended, the Collier County Land Development Code, which includes the comprehensive land regulations for the unincorporated area of Collier County, Florida, by providing for: Section One, Recitals; Section Two, Findings of Fact; Section Three, Adoption of Amendments to the Land Development Code to make comprehensive changes to architectural and site design standards, more specifically amending the following: Chapter Two — Zoning Districts and Uses, including section 2.03.06 Planned Unit Development Districts, section 2.03.07 Overlay Zoning Districts;Chapter Four—Site Design and Development Standards, including section 4.02.12 Design Standards for Outdoor Storage, section 4.02.16 Design Standards for Development in the Bayshore Gateway Triangle Redevelopment Area, section 4.02.37 Design Standards for Development in the Golden Gate Downtown Center Commercial Overlay District (GGDCCO), section 4.02.38 Specific Design Criteria for Mixed Use Development Within C-1 Through C-3 Zoning Districts, section 4.05.02 Design Standards,section 4.05.04 Parking Space Requirements, section 4.05.09 Stacking Lane Requirements, section 4.06.02 Buffer Requirements, section 4.06.03 Landscaping Requirements for Vehicular Use Areas and Rights-of-Way, section 4.06.05 General Landscaping Requirements; Chapter Five — Supplemental Standards, including section 5.05.08 Architectural and Site Design Standards; Chapter Six — Infrastructure Improvements and Adequate Public Facilities Requirements, including section 6.06.02 Sidewalks, Bike Lane and Pathway Requirements, section 6.06.03 Streetlights; Chapter Ten — Application, Review, and Decision-Making Procedures, including section 10.02.15 Requirements for Mixed Use Projects Within the Bayshore Gateway Triangle Redevelopment Area; Section Four,Conflict and Severability; Section Five,Inclusion in the Collier County Land Development Code; and Section Six, Effective Date. [Jeremy Frantz, Senior Planner] 10. OLD BUSINESS 3 11. NEW BUSINESS 12. PUBLIC COMMENT 13. ADJOURN CCPC Agenda/Ray Bellows/jmp 4 AGENDA ITEM 9-B Co er County STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION-ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: APRIL 21, 2016 SUBJECT: PUDZ-PL20140002809, HIGHVIEW ROOST ROAD RPUD (RESIDENTIAL PLANNED UNIT DEVELOPMENT) APPLICANT/CONl'RACT PURCHASER: PROPERTY OWNER: Mr. Kurt Scrudato Marco Shores Estates MHP, LLC Highview Homes, LLC %Comprehensive ACCT Ser,LLC 2952 Buttonwood Key Court 8700 East Vista Bonita Drive, Suite 202 Saint James City,Florida 33956 Scottsdale,Arizona 85255 AGENTS: Ashley Caserta and Patrick Vanasse,AICP Robert D. Pritt,Esquire RWA, Inc. Roetzel&Andress 6610 Willow Park Drive, Suite 200 850 Park Shore Drive, Trianon Center-31d Floor Naples,Florida 34109 Naples,Florida 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone from a Mobile Home (MH) zoning district to a Residential Planned Unit Development (RPUD) zoning district for the project known as Highview Roost Road RPUD to allow development of up to 60 single-family detached dwelling units or 86 single-family attached dwelling units on the subject property. GEOGRAPHIC LOCATION: The 21.59± acre subject property is located on the west side of Roost Road, 1/4± of a mile south of Manatee Road and 3/4± of a mile east of Collier Boulevard (SR 951) in Section 11, Township 51 South, Range 26 East, Collier County,Florida. (See Location Map on following page.) PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 1 of 20 \sz(1e/� av1po 0 all glair 1,:f 41p, u. ca 1 t, --7- 1 ilit% i' Ile cc it ©a0 1Q40 1 a ;:€;is;€::::::;:i:iati>`:::::� i liEjE Si i I #141112111121 pI k iii€i'ii`ii;'[:i isi ;? V� f V !I#I!�lIIIA�II! Li 0< RA s V I — ;;,. z Iiiinitalow iH O 9�D ao 00 v N ppI 14!!#E#F A fiiE?i [sa!'iiii'iii'ii?i`!iifi it x r cecooC�c000caoccodi lbf�3fM WIOIII'p c no = cog a000coR o win j MN c E NMI - _,g . N r �r�r‘■ L.dK J a 37ns 0110N / 7 0 D a z L I ° W a 333 @ @ @@ O _ O a. lips - z O 1 4113 111W dr,41: it � Q 1P4'0;'?.. , V./ A t"b;-1„44 �! i d _ n NI g lain' Gw re1 oevtiare¢ 23m00 ,rlaY� J ilk e9 GS 4 te 8 3 : 11411)14 MI ' AIL 11 il /MME ° 11111111MI 4 Ale ZONING:E ZONING:MH o LAND USE VACANT` 0 LAND USE:VACANT yy Z 4 \ , `i ,-• J a �� _ I — _ j � 2C gz 0 T1 I A LA" m I 1 , z z 1 1 r C< I ' mm i I am i '� I I I , I-1 I i m ! � I I I + r !� T 2; oJ� T � � N IIi+ I i I 1 :i i ' I I y�^f LI ,.1 70 c r0,6 s= � f"L z Er. I m +! y ■ I 1 , -' O m D r 7-Oi 3 y ■ 6 I r 0 C Z m . JC I(y I * 1 I rri M 0 m 9 N I y r I I 1 I 1 'I z I 1 O m C x 09 J 1 mN zp70 I KO )yy m i O s. N r �' 0 1 m 1 I � ,� �, TN 8 � 1 ' 11 . I 1 i ' v w m� k4 1 I I N�I m Am To l p v 1 ` ` \m , 52 •1 I 1 Z i O —1 0 1 4 I I I •.- \ O .• ` _ I 1 iii ROOSTROAD 0 (100'ROM 6 F HIGHVIEW HOMES �a/ rM II' r HIGHVIEW ROOST ROAD W I1■■■! 11111 1iwsMwWW. :xi I I1 mu MASTER PLAN EXHIBIT 4.1.1/.1...141.1 i+M.n MW w 15nro./81m4575 A.�.INWMA .eau.nwwws 1 1 In N V dC)DC)5,_v O-vvvG V1m00 m*M0 C/7 gm w Iv K tg mg0gm< ?m0A< ni-iv,ms 7300‹ C) z� z D a 0 li7 cn°Z�o�s ��'ozS zn��-Di x=�� m 2 - >o z m ,om a0 m $ O.D.Im2Z mEmoo >m›o5 mom0 r C mm (� z mom 03 Opm�x �rOm�Z nO7DZ Aom4e r TT D -I'0 mO ro zmy=$ -ci 71 -�n5rl. z z_. m p z� n Rm._ vm Z P. D�13Ovm xNrN mmMom -D.Imt"m m Dn Ii1 OD m�Z ox xOm m m Z Am b Omv m CZmDAmmT. zmmDm vm?mT m�i� O { W mA '�K -�� O m01v30 O moA 11.n3,.0 -I-12W m D Dm * 0m01 OP 2 A=AONm vmv0W v03m mD=m C D Op < ��p �? IT a gmp' Sr �C)D_•1/ O p2r mr r D 0 O- o ONm mCn V7 p7 r-1 m 517:0 E m�-n5M �oFA,m x 3m m ADG) ZC) xm�0>E> , ,mx`e- m-I,xr _ T p m gm v -0705 00 rDA=Dr '7 O-DiZ=m vm°�'� 7�. �Qm Z v zm 0 m <n r�'oQgO 700 mmm00 m07>o0 C D� m Z-- O mm m-I' xZO o m��Cg ZAN$ * o +SAO _-I Cn D�-DDD�O W��rAng ommmo �cDn3o o Mr" z vO) <D ZO0 p„,,n SD9Q0 KOzptn omEo, m Dm y �yDZ ZZ zm c=>�x-0 > m»0 2 rn Z o x 0 N 0E m v m D fl T. t- g,,p 3 O p p m m m D 0 17 p m.-1----1 r p Z o ADZ �� I -npD2•=-Im vmm_ mp,N 0x>cn m b rw fZ Om Z pCZ O -,-I-'rm Z �mmI vNCa 000,, Um70xo g m= mO o c 2m,-1•±m zmZ° -<,- v<-16 m ZT z -4� ?m 67vrozz -iyOyD A 4 z P2ZG)m D pm AZ 0 xACam(mi, m>20 mODA 7,--1 x Cm C -n0 p -rnmpDZ D�v" ��[n� m bu7 mo c0' m0 0 3 z v n 0 m m O Z m 1 <--Ii z Z m m m m m o-m D u' 2<E O OAO-1 0 (n 3. 0;,-- O 7 rn Ai Xl sb g 1 T GO�� f$I VfJ -t �.", R x. II r n 0 \ m X S o y M A +b A 2. E _ m D t go n v 2 D D 9 m O c:7. m O m D ® O m go° N < o , N =t m O y 1 1 0 `m e'p t" ` 3 J, �,... IN I+ 1+ I+ H. 1+, n D Rp 0 414 73 N O m XI v D < cn GI m a z ? 72'vD r4 O a o ~ ~ m ' u, co � o O 0 q3 oasnyy I*0'40 mm IP 1,. 4es,,II G. Ili HIGHVIEW HOMES ■1 —.4. 1 ^0"" HIGHVIEW ROOST ROAD 2 ,e1 N �_ .µENOOOS..CIH6_M MEW nPie1..-uwt.�+...•rxu _I MASTER PLAN EXHIBIT ..�..s....0...>..M cwar<.�n.mooe n.omsroan p 1 PURPOSE/DESCRIPTION OF PROJECT: The Highview Roost Road RPUD will be located on 21.59± acres on Roost Road, south of Manatee Road. The property is currently vacant and zoned Mobile Home. The Applicant is requesting a rezone to Residential Planned Unit Development to allow a maximum of 60 single- family residential units or 86 single-family attached residential units. The Master Plan provided on the previous pages of this Staff Report depicts the areas of residential and amenity area development, water management, and vehicle/bicycle/pedestrian circulation. The Master Plan also shows that 10.76 acres will be residential area, 0.19 acres will be an amenity area, 3.56 acres are lakes/water management areas, 3.96 acres will be access drive/right-of-way and 3.12 acres are"other open space." 1 Landscape buffering requirements are met by a 15-foot wide Type B Landscape Buffer along the north, south and west property lines. A Type D right-of-way Landscape Buffer has been provided along Roost Road. SURROUNDING LAND USE AND ZONING: North: a lake and then Marco Shores Mobile Home Park, with a zoning designation of MH (Mobile Home) East: vacant land with a zoning designation of P (Public Use) and Manatee Elementary School with a zoning designation of(A)Agriculture. South: Quail Roost Mobile Home Park with a zoning designation of MH(Mobile Home) West: vacant,undeveloped land with a zoning designation of MH(Mobile Home) and E(Estates) PUDZ-PL20140002809, HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 5 of 20 3 el►-Wyi sX...� atR*1:3 • ~ �. � *� r er sir •12 c am" saw + tit r z* t R. I.■ 8 alr l' r sra.Palm-y 111:111.7r111 lArir'-,1 a '�ir N . f P F, Tar . i Nn. ;; r 1 - r0-a ' B€ S Subject Site TPA•: $ ,, ,, , ` _ ' ' . irl - a'teti i t. 44,1pi `~ ' - ` pct Gomm u 0 I+wi.l '•'r I ,i 11r,. I „yam �" . . , _ i t 11,...,,...,PreparlyAer ,.NaRa..IL ill II 1111:* I'll ili 11IN.,..1114� : I � :. �Are =53Et AERIAL PHOTO GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject property is designated Urban, Urban Mixed Use District, Urban Coastal Fringe Subdistrict, and is within the Coastal High Hazard Area (CHHA), as depicted on the Future Land Use Map (FLUM) and in the Future Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP). Relevant to this petition, this designation allows: residential development (variety of unit types), including associated accessory recreational uses and open space uses—the uses proposed in this PUD. Under the FLUE's Density Rating System, the project is eligible for a maximum density of 3 dwelling units per acre (DU/A), without providing affordable-workforce housing which is not proposed — see below; eligible density is not an entitlement. The applicant proposes a maximum of 86 DUs,yielding 3.98 DU/A. Base Density 4 DU/A CHHA Density Reduction -1 DU/A Maximum eligible density 3 DU/A x 21.59 acres=64.77=65 DUs PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 6 of 20 l 1 i 1 However, the existing Mobile Home (MH) zoning on the site pre-dates the 1989 adoption of the GMP and has been deemed"consistent by policy;"the site is identified on Map FLUE-12,Existing Zoning Consistent with FLUE by Policies 5.9, 5.10, 5.11, 5.12 ("improved property"). Policy 5.1 of the Future Land Use Element(FLUE)provides that the residential zoning of such"consistent by d policy" properties may be changed so long as the new zoning district does not allow a greater 1 number of DUs than the existing zoning, and provided the overall intensity of the proposed zoning I district is not of a greater intensity than the existing zoning — as determined by a comparison of public facility impacts. The petitioner asserts that consistency with FLUE Policy 5.1 is achieved (reference Rezone application Attachment A, page 1 of 5, #1) and identifies the uses and densities t allowed by the existing and proposed zoning districts as well as provides a comparative analysis of the public facility impacts of the existing and proposed uses and densities. I , FLUE Policy 5.1 states,in relevant part: i Policy 5.1: All rezonings must be consistent with this Growth Management Plan. For properties that are zoned inconsistent with the Future Land Use Designation Description Section but have nonetheless been f determined to be consistent with the Future Land Use Element, as provided for in Policies 5.9 through 5.13,the following provisions apply: _' c. For such residentially-zoned properties, zoning changes will be allowed provided the authorized number of dwelling units in the new zoning district does not exceed that authorized by the existing zoning district, and provided the overall intensity of development allowed by the new d zoning district does not exceed that allowed by the existing zoning district. *** *** text break *** *** *** e. Overall intensity of development shall be determined based upon a comparison of public facility impacts as allowed by the existing zoning district and the proposed zoning district. I FLUE Policy 5.1 contains a two-part test. Below is staff's analysis and determination of each part. l Part I:Does the new zoning district allow the same or a lower number of dwelling units as the existing zoning district? 1 t This evaluation requires a comparison of existing and proposed density. The existing MH zoning district does not have a specified maximum density but does have a minimum lot size requirement of 6,000 square feet(s.f.); this yields a maximum of 157 DUs (43,560 s.f. per acre x 21.59 acres= 940,460.4 s.f./6,000 s.f. per lot= 156.74 DUs 4 157 DUs). The proposed Highview Roost Road RPUD permits 86 single-family attached DUs (a 45%reduction)or 60 single-family detached DUs (a 62%reduction). Conclusion: The new (proposed) zoning district does allow the same or a lower number of dwelling units as the existing zoning district. Part II:Is the overall intensity of residential land use allowed by the existing zoning district not exceeded in the new zoning district (based upon a comparison of public facility impacts as i allowed by the existing zoning district and the proposed zoning district)? i The applicant provided a comparative analysis of public facility impacts for all Category "A" public facilities (arterial and collector roads, potable water, sanitary sewer, solid waste, parks and i recreation and drainage) and schools that yielded that impacts upon all facilities, except drainage, are lessened. Impacts upon drainage facilities remain the same given that the same standard applies 1 3 PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 7 of 20 # 1 1 1 } for either development scenario (though the petitioner did show a reduction in amount of I impervious surface area). Conclusion: The new (proposed)zoning district does not exceed the overall intensity of residential land use allowed by the existing zoning district. Also, staff notes that the CHHA prohibits new rezoning to allow mobile home development. This petition does the opposite; it removes mobile home zoning. Analysis of relevant FLUE policies is provided below. Future Land Use Element(FLUE)Policy 5.4 requires new developments to be compatible with the surrounding land area. Comprehensive Planning leaves this determination to Zoning Services staff as part of their review of the petition in its entirety. In order to promote smart growth policies, and adhere to the existing development character of Collier County, the following FLUE policies are 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 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. [The subject site does not abut an arterial or collector 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. [Due to the property size and configuration, a loop road is not possible. All DUs will access the . proposed road ending in hammerheads.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or 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. [The site abuts Roost Road to the east; adjacent properties to the north and south are developed thereby precluding interconnections. However, to the west are two undeveloped 20-acre parcels (one zoned MH and one zoned E, Estates) to which vehicular interconnections could potentially be provided. Notwithstanding the petitioner's position on interconnections (articulated in Attachment A, PUD Rezone Considerations, page 7 of 9, paragraph 6.), staff supports provision of potential interconnections to the west. 1 PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 8 of 20 Comprehensive Planning leaves review of the Transportation Element to Transportation Planning staff.] 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. [The property size and configuration limits the ability to provide varying densities and civic facilities; three housing types are included which may reflect different prices. Open space is provided for as required by the Land Development Code (LDC). As no deviation is requested, sidewalks must be provided as required by the LDC (and are depicted on both sides of the street on Exhibit E Recreational Area, and on the Typical Lot Detail included within the application). A potential bicycle/pedestrian interconnection is shown on Exhibit C, PUD Master Plan, to the southerly parcel of the two parcels to the west; however, that potential interconnection is not included in Exhibit F, Development Commitments. Potentially, a bicycle/pedestrian interconnection could be provided to both of the undeveloped parcels lying to the west.] Transportation Element: In evaluating this project, staff reviewed the applicant's Traffic Impact =. Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan(GMP)using the 2014 and 2015 Annual Update and Inventory Reports(AUIR). Policy 5.1 of the Transportation Element of the GMP states: "The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant im p acts if the traffic impact ct statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3%of the adopted LOS standard service volume. T Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways." The proposed rezoning will allow a maximum of 60 single-family detached units or 86 "single- family attached" units on the subject property that will generate approximately 66 PM peak hour (single family detached calculation), peak direction trips on the immediately adjacent roadway PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 9 of 20 3 link. Staff notes that due to the Institute of Transportation Engineers (ITE) Trip Generation Manual guidelines,there are different trip generation categories for those residential structures that contain a single dwelling unit (single-family) and those structures that contain two or more dwelling units (condominium/townhomes). This definition is not consistent with the single- family/multi-family definition found in the LDC. The development standards for this development contain both one and two units per structure (single-family detached and attached) and the TIS provided by the agent correctly provides trip generation calculations based ITE 60 single-family units and 86 condominium/townhome units. The current zoning allows a maximum of 157 Mobile Homes on the property that generate approximately 92 PM peak hour, peak directional trips on the adjacent roadway link. Therefore the proposed 60 single-family unit development represents a net reduction of 26 PM peak hour trips. Therefore, the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the Conservation and Coastal Management Element (CCME). Based upon the above analysis,the proposed PUD may be deemed consistent with the Future Land Use Element. However, staff encourages the petitioner to: 1) commit to provide potential vehicular interconnection(s) to the west on Exhibit C, PUD Master Plan, and Exhibit F, Development Commitments; 2) commit to provide a bicycle/pedestrian interconnection to the northerly parcel lying to the west on Exhibit C,PUD Master Plan, and Exhibit F,Development Commitments; and,3) add a commitment to Exhibit F,Development Commitments, for the potential bike/pedestrian interconnection depicted on Exhibit C, PUD Master Plan,to the southerly parcel to the west. ANALYSIS: 1, Staff completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in LDC Subsection 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the "PUD Findings"), and Subsection 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal basis to support the CCPC's recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC, who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below, under the heading "Zoning and Land Development Review Analysis."In addition, staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition and the PUD document to address environmental concerns. This project does not require review by the Environmental Advisory Council (EAC) since the project did not meet the EAC scope of land development project reviews as identified in Chapter 2, Article VIII, Division 23, Section 2-1193 of the Collier County Code of Laws and Ordinances. An aerial provided in the environmental data show the project site previously cleared and farmed since at least 1975. No native vegetative communities occur on site, only native trees, 25 percent of which are required to be retained or replaced on site with native trees in accordance with the requirements of the LDC. PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 10 of 20 Transportation Review: Transportation Department staff has reviewed this petition and recommends approval. Utility Review: The Utilities Department has reviewed the petition and recommends approval. A commitment has been made in the PUD Document that an additional water interconnection will be provided in the south west corner of the site if connections cannot be made to the water main along Roost Road. Emergency Management Review: The Emergency Management staff has reviewed the petition and has no comments. Collier County Public Schools (CCPS)District Review: CCPS staff has reviewed the petition and has stated that there is sufficient capacity within the elementary, middle and high school concurrency service areas of the proposed development. This finding is for planning and informational purposes only and does not constitute either a reservation of capacity or a finding of concurrency for the proposed project. At the time of site plan or plat the development would be reviewed for concurrency to ensure there is capacity within the concurrency service area the development is located within or adjacent concurrency service areas such that the level of service } standards are not exceeded. ry Zoning and Land Development Review: As depicted on the PUD Master Plan, aerial photograph, and the surrounding zoning discussion, the subject site is surrounded on the north and south side by mobile home development, The subject site is surrounded by mostly undeveloped lands to the east and west. gi The petitioner is seeking 4 deviations, for further discussion see the Deviation section of the Staff Report. REZONE FINDINGS: LDC Subsection 10.02.08 F. states, "When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners...shall show that the planning commission has studied and considered proposed change in relation to the following when applicable." Additionally, Section 10.02.13 of the Collier County LDC requires the Planning Commission to make findings as to the PUD Master Plans' compliance with the additional criteria as also noted below: Rezone findings are designated as RZ and PUD findings are designated as PUD. (Staff's responses to these criteria are provided in non-bold font): 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the GMP. The Comprehensive Planning Section has indicated that the proposed PUD rezone is consistent with all applicable elements of the Future Land Use Element (FLUE) of the Growth Management Plan(GMP). 2. The existing land use pattern. PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 11 of 20 As described in the"Surrounding Land Use and Zoning"portion of this report and discussed in the zoning review analysis, the neighborhood's existing land use pattern can be characterized as mobile home, public use, and estates lands. There is mobile home zoning to the north, west and south. To the east is undeveloped public use lands. The land uses proposed in this PUD petition should not create incompatibility issues. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The subject parcel is of sufficient size that it will not result in an isolated district unrelated to adjacent and nearby districts. It is also comparable with expected land uses by virtue of its consistency with the FLUE of the GMP. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The district boundaries are logically drawn as discussed in Items 2 and 3 above. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The growth and development trends, changing market conditions, specifically the development of the site with residences, and the development of the surrounding area, support the proposed PUD. This site is located within an area of development with a mixture of mobile home and public uses. The proposed PUD rezoning is appropriate, as limited in the PUD document and the PUD Master Plan based on its compatibility with adjacent land uses. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Staff is of the opinion that the proposed PUD rezone, with the commitments made by the applicant, can been deemed consistent with the County's land use policies that are reflected by the Future Land Use Element (FLUE) of the GMP. Development in compliance with the proposed PUD amendment should not adversely impact living conditions in the area. 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. 1 The proposed PUD rezone represents a net reduction in the number of peak hour trips. It will reduce impacts on the public roadway facilities. The project's development must also comply with all other applicable concurrency management regulations and operational improvements when development approvals are sought at time of Site Development Plan(SDP) or Subdivision Platting (PPL)review. ai PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 12 of 20 8. Whether the proposed change will create a drainage problem. The proposed development will not create a drainage problem. Furthermore, the project is subject to the requirements of Collier County and the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed change will not seriously reduce light and air to adjacent areas. 10. Whether the proposed change would adversely affect property values in the adjacent area. Staff is of the opinion this PUD rezone will not adversely impact property values. However, zoning by itself may or may not affect values, since value determination by law is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Property to the north and south of the subject site are already developed. The basic premise 1 underlying all of the development standards in the Land Development Code is that their sound application, when combined with the site development plan approval process and/or subdivision process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed zoning change should not be a deterrent to the improvement of adjacent properties, 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed development will comply with the Growth Management Plan (GMP). The GMP constitutes 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 can be developed within existing zoning. It should be noted, the GMP prohibits new mobile homes in the CHHA (Coastal High Hazard Area) and this rezone will further that directive. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The change suggested is not out of scale with the needs of the neighborhood or the County. } PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 13 of 20 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the uses proposed;however,this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD document would require site alteration and these residential sites will undergo evaluation relative to all federal, state and local development regulations during the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by County staff who are responsible for jurisdictional elements of the GMP as part of the rezoning process, and that staff has concluded that no Level of Service will be adversely impacted. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health,safety and welfare. F To be determined by the BCC during its advertised public hearing. PUD FINDINGS: LDC Subsection 1O.02.13.B.5 states that, "In support of its recommendation, the Planning Commission shall make findings as to the PUD Master Plan's compliance with the following 1 criteria:" 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. The nearby area is undeveloped or is approved for development of a residential nature. The petitioner will be required to comply with all County regulations regarding drainage, sewer, water and other utilities. In addition, the commitments included in the PUD exhibit adequately address the impacts from the proposed development, 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they 1 PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 14 of 20 F 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. Documents submitted with the application,which were reviewed by the County Attorney's Office, demonstrate unified control of the property. Additionally,the development will be required to gain platting and/or site development plan approval. Both processes will ensure that appropriate stipulations for the provision of, continuing operation of, and maintenance of infrastructure will be provided by the developer. 3. Conformity of the proposed Planned Unit Development with the goals, objectives and policies of the GMP. f x County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff is of the opinion that this petition can be found consistent with the overall GMP. 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. 3 As described in the Analysis Section of this staff report, staff is of the opinion that the proposed project will be compatible with the surrounding area. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The amount of native preserve aside for this project meets the minimum requirement of the LDC. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The proposed PUD rezone represents a net reduction in the number of peak hour trips. It will have less impact on the public roadway facilities. Operational impacts will be addressed at the time of first development order (SDP or Plat). Additionally, the project's development must comply with all other applicable concurrency management regulations when development approvals are sought. 7. The ability of the subject property and of surrounding areas to accommodate expansion. t I If "ability" implies supporting infrastructure such as wastewater disposal system, potable water supplies, characteristics of the property relative to hazards, and capacity of roads, then the subject property has the ability to support expansion based upon the commitments made by the petitioner and the fact that adequate public facilities requirements will be addressed when development approvals are sought. PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 15 of 20 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 petitioner is seeking four deviations to allow design flexibility in compliance with the purpose and intent of the Planned Unit Development Districts (LDC Section 2.03.06 A). This criterion requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. Staff believes that the four deviations proposed can be supported, finding that, in compliance with LDC Section 10.02.13 A.3., the petitioner has demonstrated that "the elements may be waived without a detrimental effect on the health, safety and welfare of the IL community" and LDC Section 10.02.13 B.5.h., the petitioner has demonstrated that the deviations are "justified as meeting public purposes to a degree at least equivalent to literal application of such regulations." Please refer to the Deviation Discussion portion of the staff report below for a more extensive examination of the deviations. Deviation Discussion: The petitioner is seeking four deviations from general LDC requirements and has provided justification in support of the deviations. Staff has analyzed the deviation requests and provides the analysis and recommendations below: Deviation # 1 seeks relief from LDC Section 6.06.01.N, "Street System Requirements," which requires minimum local street right-of-way width of 60 feet, to allow for a 50-foot right-of-way minimum width for the private streets internal to the proposed development. Petitioner's Rationale: The applicant states that the justification for this deviation is the size and the small-scale neighborhood character of this project. A 50-foot right-of-way for a residential street can successfully facilitate movement of the vehicular, pedestrian and bike traffic while accommodating all utility and drainage needs. The 50-foot right-of-way accomplishes traffic calming to provide a safer transportation system within the neighborhood. This deviation is commonly approved and has been effectively implemented in numerous residential PUDs throughout the County. Staff Analysis and Recommendation: Engineering staff has reviewed the proposed deviation along with the related cross section and recommends approval as the petitioner has demonstrated that the required utilities can be accommodated within the proposed 50-foot right-of-way. Therefore, 1 Zoning and Land Development Review staff recommends approval finding that,, in compliance with LDC Section 10.02.13 A.3.,the petitioner has demonstrated that"the element may be waived without a detrimental effect on the health, safety and welfare of the community." The petitioner has also demonstrated in accordance with LDC Section 10.02.13 B.5.h. that the deviation is "justified as meeting public purposes to a degree at least equivalent to literal application of such regulations" as it is applied to cluster housing developments such as this with 35 to 40 foot lot widths. PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 16 of 20 } i Deviation #2 seeks relief from LDC Section 5.06.02.B.5, "On-premises directional signs,"which requires on-premises directional signs to be setback a minimum of 10 feet from edge of roadway, to allow a setback of 5 feet from the edge of private roadway/drive aisle internal to the proposed 1 development. l Petitioner's Rationale: The applicant states that the justification for this deviation is to provide ' locational flexibility for directional signage internal to the RPUD. A unified design theme will be s utilized for all signage throughout the community, thereby ensuring a cohesive appearance and increased aesthetic appeal. All directional signage will meet the Clear Sight Distance requirements in accordance with LDC Section 60.06.05. Furthermore, this deviation is typical of many of the master-planned developments throughout Collier County. 1. 1 1 Staff Analysis and Recommendation: Sign permitting staff has reviewed the proposed deviation g and finds that the proposed 5-foot setback can be accommodated within a compact private _ residential community safely. Therefore, Zoning and Land Development Review staff recommends approval finding that, in compliance with LDC Section 10.02.13 A.3., the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety and welfare of the community" and LDC Section 10.02.13 B.5.h., the petitioner has g demonstrated that the deviation is "justified as meeting public purposes to a degree at least equivalent to literal application of such regulations." Deviation #3 seeks relief from LDC Section 4.05.01.A, "Off-Street Parking and Loading,"which . requires every building and use to provide off-street parking, to allow limited on-street parking for 1 the small scale recreation area as depicted on the attached On-Street Parking Deviation Exhibit. T Petitioner's Rationale: The applicant states that the justification for this deviation is that the deviation would only apply if this project proceeds with Plans and Plat approval and utilizes a 50' right-of-way. Due to the compact nature of this community, allowing the amenity center and overflow parking to be located partially within the private right-of-way (see Master Plan), will provide design flexibility and allow more space to be allocated for landscaping and amenities. These "on- street" parking spaces will not have a negative effect on vehicular or pedestrian 1 movements, and conversely, will have a traffic calming effect by reducing vehicular speeds in those areas. Staff Analysis and Recommendation: Planning staff has reviewed the proposed deviation and has found that due to the common ownership of the amenity center and right-of-way, no harm will be done with parking that is located both in the right-of-way and on the amenity center site. Zoning and Land Development Review staff recommends approval finding that, in compliance with LDC 1 Section 10.02.13 A.3., the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety and welfare of the community" and LDC Section 10.02.13 B.5.h.,the petitioner has demonstrated that the deviation is "justified as meeting public purposes to a degree at least equivalent to literal application of such regulations." i Deviation # 4 seeks relief from LDC Section 5.03.02.C, "Fences and Walls" which permits a 1 maximum wall height of 6 feet in residential components of a PUD, to allow a maximum wall height of 8 feet along the perimeter of the PUD, and allow a 10-foot wall/berm combination along PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD 3 April 8,2016 , Page 17 of 20 I t 3 i 5 the perimeter of the PUD. The berm portion of the 10-foot wall/berm shall be a minimum of 2 feet in height. Petitioner's Rationale: The applicant states that the justification for this deviation is that the proposed deviation will allow for additional visual screening and noise attenuation from the traffic along Roost Road and from potential park uses to the east. Approval of this deviation will serve to promote public health, safety and welfare, as well as enhance the aesthetic appeal of the proposed community and general area. Staff Analysis and Recommendation: Planning staff has reviewed the proposed deviation and has determined that the proposed 2-foot high berm will reduce the mass of the wall and make it compatible with the internal and external community. Therefore, Zoning and Land Development Review staff recommends approval finding that, in compliance with LDC Section 10.02.13 A.3., the petitioner has demonstrated that "the element may be waived without a detrimental effect on the health, safety and welfare of the community" and LDC Section 10.02.13 B.5.h., the petitioner has demonstrated that the deviation is "justified as meeting public purposes to a degree at least equivalent to literal application of such regulations." NEIGHBORHOOD INFORMATION MEETING (NIM): The agent/applicant duly noticed and held the required NIM on January 28, 2016. For further information,please see Attachment: "Neighborhood Information Meeting Notes." COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office has reviewed the staff report for Petition PUDZ-PL20140002809, revised on April 4, 2016. RECOMMENDATION: Planning and Zoning Review staff recommends that the Collier County Planning Commission forward Petition PUDZ-PL20140002809 to the Board of County Commissioners with a recommendation of approval subject to the following conditions: 1) Commit to provide potential vehicular interconnection(s)to the west on Exhibit C, PUD Master Plan, and Exhibit F,Development Commitments; 2) Commit to provide a bicycle/pedestrian interconnection to the northerly parcel lying to the west on Exhibit C,PUD Master Plan,and Exhibit F, Development Commitments; and, 3)Add a commitment to Exhibit F, Development Commitments, for the potential bike/pedestrian interconnection depicted on Exhibit C,PUD Master Plan,to the southerly parcel to the west. } 1 PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 18 of 20 Attachments: Attachment A: Proposed PUD Ordinance Attachment B: Neighborhood Information Notes Attachment C: Rezone application Attachment A,page 1 of 5,#1 Attachment D: Density Map - i 2 PUDZ-PL20140002809,HIGI-IVIEW ROOST ROAD RPUD April 8,2016 Page 19 of 20 1 PREPARED BY: VIAMIA WA/ AtiA2A 20(& NANCY ' CH, AICP, PLA DATE PRINCIP., P 1 ER ZONING w VISION-ZONING SERVICES SECTION REVIEWED BY: i 3 ,30A RAYM D V. BELLOWS, ZONING M ER DATE ZONING DIVISION-ZONING SERVICES SECTION /16 MIKE BOSI,AICP,DIRECTOR DATE ZONING DIVISION-ZONING SERVICES SECTION APPROVED BY: - -IG -�� RIM'S FRENCH,DEPUTY DEPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT 4;)Vet 4 -/G' DAVID S. WILKISON, P.E. DEPAARTiwENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT PUDZ-PL20140002809,HIGHVIEW ROOST ROAD RPUD April 8,2016 Page 20 of 20 ORDINANCE NO. 16- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED,THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A MOBILE HOME (MH) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT KNOWN AS HIGHVIEW ROOST ROAD RPUD TO ALLOW DEVELOPMENT OF UP TO 60 SINGLE-FAMILY DETACHED DWELLING UNITS OR 86 SINGLE-FAMILY ATTACHED DWELLING UNITS ON PROPERTY LOCATED ON ROOST ROAD, SOUTH OF MANATEE ROAD IN SECTION 11, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 21.59+1- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. (PUDZ- PL20140002809j WHEREAS, Patrick Vanasse, AICP of RWA Engineering, Inc. and Robert Pritt, Esquire of Roetzel &Andress, LPA representing developer, Highview Homes 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 11, Township 51 South, Range 26 East, Collier County, Florida is changed from a Mobile Home (MH).zoning district to a Residential Planned Unit Development (RPUD) zoning district for a 21.14+1- acre project to be known as the Highview Roost Road RPUD to allow up to 60 single family dwelling units or 86 multifamily dwelling units in accordance with the RPUD Documents, attached hereto as Exhibits "A" through "F" and incorporated herein by reference. The appropriate zoning atlas map or maps as described in Ordinance No. 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. [15-CPS•01475]63 Highview Roost Road RPUD PUDZ-PL20140002809 Rev. 4/7/16 1 of 2 Attachment A SECTION TWO: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this day of , 2016. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA By: By: Deputy Clerk DONNA FIALA, Chairman Approved as to form and legality: 1.41\1‘1 Heidi Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit A—Permitted Uses Exhibit B—Development Standards Exhibit C—Master Plan Exhibit D—Legal Description Exhibit E—Deviations including Typical Road Section Exhibit and Recreation Area On Street Parking Deviation Exhibit Exhibit F—Developer Commitments [15-CPS-01475]63 Highview Roost Road RPUD PUDZ-PL20140002809 Rev. 4/7/16 2 of 2 EXHIBIT A List of Permitted Uses 1 Highview Roost Road Residential Planned Unit Development Regulations for development of the Highview Roost Road Residential Planned Unit Development (RPUD) shall be in accordance with the contents of this RPUD Ordinance and applicable sections of the Land Development Code(LDC)and Growth Management Plan(GMP) in effect at the time of issuance of any development order to which said regulations relate. Where this RPUD Ordinance does not provide development standards,then the provisions of the specific sections of the LDC that are otherwise applicable shall apply. MAXIMUM DENSITY: There shall be no more than 60 single-family detached dwelling units, or 86 single-family attached dwelling units, permitted on the±21.59 gross acres, resulting in a maximum density of 3.98 dwelling units per acre. <. PERMITTED USES: fi 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: I, RESIDENTIAL A. Principal Uses: 1. Single-family, detached 2. Single-family,attached 3. Single-family,zero lot line 4. Temporary Model homes 5. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA")or Hearing Examiner,as applicable. B. Accessory Uses: 1. Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to swimming pools, spas,screen enclosures,private garages, and other recreational facilities. 2. Gatehouses and other access control structures. 3. Project sales, construction and administrative offices that may occur in residential and/or temporary structures. Page 1 of 12 4/6/2016 revision Highview Roost Road RPUD RWA File 150007.00.01 PUDZ-PL20140002809 EXHIBIT A List of Permitted Uses Highview Roost Road Residential Planned Unit Development 4. Any other accessory use which is comparable in nature with the foregoing list of permitted accessory uses, as determined by the Board of Zoning Appeals ("BZA")or Hearing Examiner,as applicable. II. RECREATIONAL AREA A. Principal Uses: 1. Structures intended to provide social and recreational space for the private use of the residents and their guests. 2. Outdoor recreation facilities, such as a community swimming pool, tennis and basketball courts, playgrounds, pedestrian/bicycle pathways, and water features. 3. Passive open space uses and structures, such as but not limited to landscaped areas, gazebos,park benches and walking trails. 4. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA")or Hearing Examiner,as applicable. B. Accessory Uses: I. Passive open space uses and structures, such as but not limited to landscaped areas,gazebos,park benches and walking trails. T 2. Any other accessory use which is comparable in nature with the foregoing list of permitted accessory uses, as determined by the Board of Zoning Appeals ("BZA")or Hearing Examiner,as applicable. pg 1 Page 2 of 12 4/6/2016 revision Highview Roost Road RPIJD RWA File 150007.00.01 PUDZ-P1.20140002809 EXHIBIT B Development Standards Highview Roost Road Residential Planned Unit Development Exhibit B sets forth the development standards for the land uses within the Highview Roost Road RPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the site development plan(SDP)or subdivision I plat. i } 1. Guardhouses, gatehouses, access control structures, clock towers, columns, decorative hardscaping or architectural embellishments associated with the project's entrance, features are permitted within the "R" designated area abutting the project's entrance or 1 within the private roadway as depicted on the PUD Master Plan, and shall have no required setbacks;however, such structures cannot be located where they create vehicular . stacking or sight distance issues for motorists and pedestrians, and cannot exceed 35 feet in actual height,30 feet zoned height. DEVELOPMENT STANDARDS PRINCIPAL SINGLE- SINGLE-FAMILY RECREATIONAL STRUCTURES FAMILY ATTACHED a AREA DETACHED SINGLE-FAMILY ZERO LOT LINE' i I: MINIMUM LOT AREA 4,000 S.F. 3,500 S.F. N/A 1 MIN.LOT WIDTH 40 FEET 35 FEET N/A 1 MIN.FRONT YARD''' 15 FEET 15 FEET 15 FEET MIN.SIDE YARD 5 FEET 0 OR10 FEET '/1 BH f 7.5 FEET fr MIN. REAR YARD' from 7.5 FEET from 10 FEET from Perimeter Perimeter Buffer or Perimeter Buffer Buffer or LME or LME LME MIN, STRU CE 10 FEET 10 FEET 6 sum of the BH n BETWEEN STRUCTURES 1 MAX. ZONED BUILDING HEIGHT 35 FEET 35 FEET 35 FEET MAX.ACTUAL 40 FEET 40 FEET 40 FEET c BUILDINGHEIGHT ∎t ACCESSORY SINGLE-FAMILY SINGLE- FAMILY ATTACHED& RECREATIONAL STRUCTURES SINGLE-FAMILY AREA r DETACHED ZERO LOT LUNE4 l' MIN. FRONT YARD SPS SPS SPS MIN.SIDE YARD SPS SPS SPS ?: 0 FEET from a 0 FEET from 0 FEET from MIN. REAR YARD Perimeter Buffer or Perimeter Buffer or Perimeter Buffer LME or LME LME 1 MAX.ZONED E GHT ILDING 35 FEET 35 FEET 35 FEET MAX.ACTUAL BUILDING - 40 FEET 40 FEET 40 FEET HEIGHT i Page 3 of 12 4/6/2016 revision Highview Roost Road RPUD I RWA File 150007.00.01 PUDZ-PL20140002809 i iy EXHIBIT B Development Standards Higihview Roost Road Residential Planned Unit Development S.P.S. = Same as Principal Structure BH = Building Height(zoned height) LME = Lake Maintenance Easement LBE = Landscape Buffer Easement 1. For private roadways, front and setbacks shall be measured from back of sidewalk. Front- loading Y yard garages shall be set back a minimum of 23 feet from edge of sidewalk. 2. For corner lots on private roadways, only 1 front yard setback shall be required and shall be considered the yard containing the driveway. The yard that does not contain the driveway shall provide a 10' setback. 3. When single family development is pursued through the County's plat process, LMEs and LBEs will be platted as separate tracts. { 4. If side yard setback is 0 feet on one side, the other side shall be 10 feet for a total building separation of 10 feet. gti pk j @5 Page 4 of 12 4/6/2016 revision Highview Roost Road RPUD 3 RWA File 150007.00.01 PUDZ-PL20140002809 F, 1 b F EXHIBIT C 1 Master Plan Higbview Roost Road Residential Planned Unit Development g 1 WNING:h .` 1.N.1>USC VACAN , a LAUNREYYMA T E ,, \� �:f• 7 . ; ti; N C z m A El ' a I :t; , ,-__ 7 „\.,,,. r, r., ___( ; i J EI I 1 g ,1 x) - 1 a I j1y s Z 1 if? % II 1 ill .., 1 j ) 4 4 r t A t W t ? I 7 I J4ti �(�� ; t�" Q it, I I 1 r.'C gm YI ii A Ll g II SS1 i ! a RR,�5, 5y Y 1 O= i+ ` 1 3 aog Sn 8 g m F 0 L / / I I II I I An il x F o , 0z___i I 5i ...... e "r _F.a. __ O I I b D I %` . li :3 t 1 i . -----clotri.D-- i 1. i: . 1 ) 1 i: .. 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Page 7 of 12 4/6/2016 revision Highview Roost Road RPUD RWA File 150007.00.01 PUDZ-PL20140002809 EXHIBIT E List of Deviations Highview Roost Road Residential Planned Unit Development Deviation #1 seeks relief from LDC Section 6.06.01.N, "Street System Requirements," which requires minimum local street right-of-way width of 60 feet, to allow for a 50-foot right-of-way minimum width for the private streets internal to the proposed development. See the attached Private Road Section. Deviation #2 seeks relief from LDC Section 5.06.02.13.5, "On-premises directional signs," which requires on-premises directional signs to be setback a minimum of 10 feet from edge of roadway, to allow a setback of 5 feet from the edge of private roadway/drive aisle internal to the proposed development. Deviation #3 seeks relief from LDC Section 4.05.01.A, "Off-Street Parking and Loading," which requires every building and use to provide off-street parking, to allow limited on-street parking for the small scale recreation area as depicted on the attached On-Street Parking Deviation Exhibit. Deviation #4 seeks relief from LDC Section 5.03.02.C, "Fences and Walls" which permits a maximum wall height of 6 feet in residential components of a PUD, to allow a maximum wall height of 8 feet along the perimeter of the PUD, and allow a 10-foot wall/berm combination along the perimeter of the PUD. The berm portion of the 10-foot wall/berm shall be a minimum of 2 feet in height. { 2E� Page 8 of 12 4/6/2016 revision Highview Roost Road RPUD RWA File 150007.00.01 PUDZ-PL20140002809 1 i EXHIBIT E List of Deviations Highview Roost Road Residential Planned Unit Development 1 /1 1 i- 1 P r. 4 A _., \/ i 1 • N J P 1 _..„ 1 . e I 1 1 1 1 i i ''''' 1— i g 04 s g 14 O �' e 1 f G t$ r 4 1 Er . A q ,..i e i , 1 ; 6-J 1 f NOTE: 1 DESIGN CONCEPTUAL IN NATURE. roan zois ,ci)ENT: HIGHVIEW HOMES i•Fia Jae& *Noma" 7)TLE HIGHVIEW ROOST ROAD 6610 WIIbw Park Sy NO Raids M109 0°°4a" TYPICAL ROAD SECTION (739)597.0575 FAX(239)597-0578 BCD wWw.mnwk-rwe.mn Ku ter: pa PRO ECT SHEET FIE Flcrka CM ficaus dAuNhMZdIOn E9 7663 19 6952 iefaAtlHN1/tw 4 ,HUMBER 150007.40.01 I NUMRE/t 1 OF 1 I NUMBER qq 3 Page 9 of 12 4/6/2016 revision Highview Roost Road RPUD RWA File 150007.00.01 PUDZ•P1.20140002809 I i } 1 . 1 EXHIBIT E 5 List of Deviations Highview Roost Road Residential Planned Unit Development s 1 1 I i F k 1 S'CONCRETE SIDEWALK 2'CURB&GUTTER CANOPY TREE id CANOPY TREE 4 4.1 1 i 4 EDGE OF PAVEMENT t •1 ; 2'CURB&GUTTER i 7 5'CONCRETE SIDEWALK f NOTE: DESIGN CONCEPTUAL IN NATURE. II . DEC . 2015 'CLIENT. HIGHVIEW HOMES L4_ 1_ A` =zo i "";, , TITLE RECREATIONAL AREA •6610WJIow Perk Drive,Suit* Florida 34109 ON STREET PARKING DEVIATION EXHIBIT (239)597.0575 FAX:(239)597-0578 waromauH-+we.aan PROTECT SHEET PILf } Raids Certificates ofAuthotiratian Ea 7655(a 6952 taRJMIEtt 150007.00.02 N EZER• 1 OF 1 1 NUMlER511 T WON EMI I +rrrrt seew/ e.r - — I 3 Page 10 of 12 4/6/2016 revision Highview Roost Road RPUD RWA File 150007.00.01 PUDZ-PL20140002809 a- i t EXHIBIT F Development Commitments Highview Roost Road Residential Planned Unit Development PUD MONITORING: A. 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 Highview Homes, LLC or its assigns. 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. ENVIRONMENTAL A. Retention of native trees in accordance with the requirements of the LDC is required for this PUD. A total of 100 cabbage palms, 30 slash pines and a DBH (Diameter at Breast Height) equivalent of 39 hardwood trees have been identified on site at the time of PUD rezone. PUBLIC UTILITIES A. The wastewater system will be connected to: a. An existing private force main located along Roost Road, with permission from the owner(s)of the force main,or b. An appropriately sized force main installed along Roost Road constructed at the owner's expense,to be conveyed to the County per Ordinance. B. If master metered,water connection will be made to the 8"water main along Roost Road, otherwise, an additional stub-out with 15' construction and maintenance easements will be provided along the western property line of the project. TRANSPORTATION A. The maximum trip generation allowed for the development may not exceed 66 PM Peak Hour two way trips. Page 11 of 12 4/6/2016 revision Highview Roost Road RPUD RWA File 150007.00,01 PUDZ-PL20140002809 1 EXHIBIT F Development Commitments Highview Roost Road Residential Planned Unit Development MISCELLANEOUS A. Issuance of a development permit by a county does not in any way create any rights on I the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of a permit if the applicant fails to obtain requisite approvals or fulfill obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. B. All other applicable state or federal permits must be obtained before commencement of the development. { Page 12 of 12 4/6/20I6 revision Highview Roost Road RPUD RWA File 150007.00.01 PUDZ-PL20140002809 Highview Roost Road Neighborhood Information Meeting Date: January 28, 2016 Time: 5:30pm Location: South Regional Library Meeting Room Ashley Caserta, Planning Project Manager of RWA began the NIM meeting at 5:30pm Ashley introduced herself; Patrick Vanasse, Community Development Director with RWA, Inc.; Nancy Gundlach, Principal Planner with Collier County Community Development and Environmental Services; and Kurt Scrudato as the Developer's representative. Ashley went over the purpose of the meeting which is to give information about what's being proposed and to collect everyone's thoughts on the project. Location is near Manatee Road and Roost Road The site encompasses 21.59 acres Currently zoned as Mobile Home 1 Current Zoning allows for up to 7.26 Units per Acre 1 Rezone request is for up to 3.98 units per acre Up to 86 Single Family attached or detached homes No multifamily or high-rise units Patrick Vanasse added as part of the PUD there will be a consistent design and landscape throughout.The development will have its own small amenity area. They are looking at a gated access point.The zoning that currently exists allows for 7.26 units per acre. Patrick explained that the developer decided to build conventional building instead of mobile home.They decided to go through the PUD process at a lesser density than what's allowed in the under lying zoning. There will be a 20 ft.wide landscape buffer on Roost Road and a 15 ft.landscape buffer on the other sides that will be made up of trees and shrubs. 1 Q:Are you building a fence also? A: From Ashley:There's not a fence planned at this time,they have a right with the LDC to add a fence. Attachment B , Q:So there won't be any kind of sound barrier other than the trees? Q: From Patrick: Typically with the water management system you have to create some kind of a berm around the water. I think you're talking about a big berm, like a visual barrier.That's not being proposed right now. We're meeting the requirements for vegetative buffer between the properties. What you're talking putting some kind of wall that would be a sound barrier like some sort of a wall that would protect the residents internal to the project from roadway noise. So usually when you're residential abutting residential project, those with mechanical uses and typically to put up a wall barrier or sound barrier between two residential projects. Like I said right now the plan is to have vegetation between and to have that large existing lake. Q: Is it going to be gated or is there going to be any fencing along that gate? A: From Patrick: Right now there's no plans for it.As you folks know,a lot of times the gates are more of just a mental or perception of security, there's no assurance of security with the gate. In Collier County most residents buy some place that has a gate. Q:The natural vegetation around that pond is pretty dense. Do you plan to tear all that out and start over or what? A: From Patrick: I'm not sure which side it's on. Response from Crowd:The side I live on. A: From Patrick: So that falls on your property and that's the responsibility of your HOA. If you want it there it can stay there. It's not something that concerns us.We have no right to that area. Q:How close to our property would you be going? A: From Patrick: We can go up to our property line.The buffer will be installed at our property line.And go 15 feet into our property Q: Where's your property line at the South side? There's a lot of heavy vegetation how much of that will be removed? A: From Patrick:Our buffer will be 15 feet from the property line.Any vegetation that's on your property will stay and any vegetation that's on this side will be within the 15 foot buffer. Q:(From HOA president to the south,speaking to resident)Our property does not extend more than 12 feet behind your house so their buffer is no more than 12 foot behind their house.We don't own much property back there.Do we have anything to say about the fact that it's only 15 feet? A: From Patrick: That's the required buffer. You always have the right to voice your opinion but we're consistent with County regulations right now. Q: Is the plan to take everything out?Do you have anything to say about that 15 foot or what happens in there? A: From Patrick:Well the 15 foot,the County has a say in what type of plant is there. Q:But you could take everything out that's in there.What's a buffer? A: From Patrick:Typically we have to fill the site to construct and part of the process is to clear the site. It's not like in some areas up north where you can keep pockets of vegetation. Usually when they go in to a project like this they will clear the site then plant a buffer all the way around. Q:And you're not going to be required to have any kind of conservation area? A: From Patrick:The preserve requirement is what they consider existing native vegetation.If the existing vegetation is infested with exotics it doesn't qualify as existing native. In our case you don't have high quality habitat there. You don't have the requirement from the County. Q:So all the other ones around us do. How do you explain that? A:From Patrick: Because their habitat is different from ours.We've had our experts go out and the County has reviewed.What happens is on a state level—the state and federal government check for wetlands.In our case we don't have any wetlands that would be protected on the site either that's why we don't have a preserve. Q:How about bears? A: From Patrick:Just with the location being in Collier County there is potential for wildlife. In some cases, we will need to put together a wildlife management plan. In this case it hasn't been a requirement. Q:So you're not aware of any bears? A: From Patrick: It hasn't been a requirement. Q:If you are successful in rezoning this,what's to stop you from rezoning this into something else,like a high-rise or whatever? A: From Patrick:We would have to go back through the entire rezoning process again.And you would be - notified and given the opportunity to provide input. Q:The owner of this property,is that the person that's going to develop it? A: From Patrick:The applicant is under contract with the land owner to purchase the land.The sale would be contingent upon approval of the zoning. Right now,our client as the applicant is weighing the options. Q:Are they going to be the potential owner? A: From Patrick:Yes. Q: How do you spell that? A: From Patrick: Highview Q:Are they local? A: From Patrick:They have some local folks. Kurt is local from Lee County but the majority of the investors are from the New Jersey area and winter down here. Q:Once the rezoning gets approved can they turn around and sell it again? A: From Patrick:They could sell it. If they do sell it they would have to sell it within the limitations of the PUD. They're going in with a maximum of 86 units. That is a decrease of what's allowed. The only way Y g g Y Y someone could increase is by going through this process over again. Q:How many stories will be allowed? A: From Patrick: 35 feet is the max height allowed. Currently their looking at single family attached / detached-they could go 1—2 stories. Q:How close is that line to the south end of the lake? A: From Patrick: I don't know exactly how many feet that is.There is some space but I don't know how much. Q:Can you clarify about the 15 foot buffer? A: From Patrick: If it is 10 feet from the lake then the 15 feet (our buffer) would start after the 10 feet from the lake. Q:How do we get the accurate information about where that line's going to be?Has it been surveyed yet? A: From Patrick:We have a survey but I'm not sure how far they went on the neighboring site. Q:Do you have any other project that Highview has done in the area, in Lee or Collier County? A: From Patrick: No not in Florida but in New Jersey they have. Q:So they've never constructed anything? A: From Patrick: No in Collier County Florida but in New Jersey Q:You might not know but is this going to be a 55 and over community? A: From Patrick:They're not asking for an age restriction Q:Since there will be children and schools will there be a sidewalk? A: From Patrick:There is a requirement from the County for a sidewalk.The developer has the option to either pay for it or build it.At this point I don't think they have decided to build it or pay for it. Q:We have children who walk to school and have to walk in the grass.Would that be considered? A: From Patrick: Bear with us a little bit—were addressing just our project here. I think what you're asking makes sense but this is maybe not the right venue. Your development went in before some of these regulations went into place.So the developer that developed your project didn't pay for a sidewalk,didn't build a sidewalk.The county doesn't have rules in place that the next guy that comes in is going to pay for your sidewalk. Q:Well they didn't need a sidewalk because there was nothing going down that road. A: From Patrick: But the County does have funds for building sidewalks. What you have to do as a community is contact the County is say you have a need here.You have kids walking to school without a sidewalk. You say you want to get on their list of projects and when the funding comes about you will eventually get your sidewalk.If you want to contact me or Nancy,I can get you in contact with the sidewalk person at the County. Q:Our property already has kids because were not a 55 and over community. A: From Patrick: I think it's a good idea and I think the county has changed their regulations over time. They want to see sidewalks on every road. I understand that maybe your community you don't have children but children come visit and even folks that are retired want to walk. Q:Is that property a flood zone property?In one of the worst flood zones in Collier County? A: From Patrick: We're pretty much in a flood zone everywhere in Collier County. But we are in an area that we'll address those issues.The site is going to be filled. We're going to be getting an Environmental Resource Permit as part of that permit we address our drainage plan and all of the engineering requirements for that. Q:Are you going to drop the park they were planning on putting in there next to the school? A: From Patrick: I'm not familiar with that park—maybe Nancy knows... From Nancy: I haven't heard anything about the park. It doesn't mean there isn't one but it just means I haven't heard. Q:When you say fill,are you talking to a certain depth?Are you going to raise the land? A: From Patrick:Typically projects down here you dig some lakes to retain the water on the site.You take the fill and raise your land to the level that it needs to be raised to depending on your elevation and the water conditions. Q:Can I ask about the entrance that you're planning? A: From Patrick:Yes—what about the entrance? Q:Right now it's kind of a narrow spit of land that goes across the canal there A: From Patrick: The entrance like most residential projects is going to be wider. We need to provide access for fire and emergency vehicles so standard county regulations any new projects the entrance is pretty wide to accommodate those vehicles.The entrance is going to be wide enough for those vehicles plus it's going to be controlled so there will be some kind of gate. If you just picture most newer projects in Collier County the entrance is going to be similar to that. It's not going to be a grandiose entrance like you see with some other projects just because of the scale of the project. It's going to be consistent with a project of its size in Collier County. Q:Is it hard to put that kind of a structure of that kind between two mobile home parks. It's like totally different configuration.Who do you think you're going to attract?Maybe they're trying to buy you guys out? A: From Patrick:Collier County is an attractive place for people to live.We've got a good place and people are coming to the area. Q:Is there any interest in more of the land around it?Like around Lucy Lane?I don't even know if that's considered a County Road. A: From Patrick: It's somewhat not related to this project. From my personal knowledge I know other lands in that area are for sale. I don't know what the status is but any reasonable person should expect that at some point you're going to see development in those areas. Q:I'm just asking about this developer. A:From Patrick: No.Our developer currently owns that land and that's what he's planning on developing. Q:When was the last time Collier County developed a mobile home park?You're threatening us with a mobile home park. A: From Patrick: I'm not threatening you. By right, meaning their existing zoning—the owner could do it. They don't have to ask for permission. The zoning allows it. It's an administrative process meaning no public hearings.The code is in place which dictates what you need to do to build your mobile home or a project with modular homes. If you follow the code they have to approve it. So I'm not threatening.The option is if they want to they could. Q:I'm just wondering if Collier County is going to let you put in mobile homes. A: From Patrick: What I'm saying is by right they could and Collier County would approve it. If someone doesn't have mobile home zoning and would want to get mobile home zoning it might be a little more difficult. But that's an existing zoning category,those are vested rights that they have. Q:So it's already zoned for mobile homes to go in there? A: From Patrick:Yes Q:What is the price range of the homes that are going to go in there? A: From Patrick:That's not defined yet.I think someone asked me earlier on, right now the developer is a for profit organization.They're running a business and they want to make money. They are going to sell product that is going to be consistent with the market and try to make as much money as they can. So while there's no identified price yet, if you look new residential projects in your area you it will probably give you an idea. Q:Mobile homes aren't 35 feet tall.You can have a 35 foot home that will be looking into my apartment. I don't like that. A: From Patrick:There's going to be separation.We purposely designed it to create a lot of separation and placed the lakes to create separation. If you look at a standard residential neighborhood a neighbor can build a 2 story home next to a 1 story home. Q:Can they accidentally dig a hole?Or a line from our lake and it fill your lake? A: From Patrick: No the permitting agencies are pretty strict about digging holes and building lakes and where your water goes so were not going to be connecting to your lake in any way. Q:What did you say the project end date would be? A: From Patrick: From a zoning standpoint—we probably have a 2 month or more review process, then the Collier County Planning Commission (CCPC) then about a month for after that to get scheduled and get a hearing date.The hearing has to be advertised and it will be a public meeting. Usually we go before the planning commission if they have any changes they would like to see they will ask for it at that meeting then you would go back with their changes the following meeting.They usually meet twice a month. Then we go to the Board of County Commissioners.The planning commission (CCPC) is a recommending committee so they don't have final approval authority so it goes before the BOCC. We also have the platting process and we have to obtain our ERR permit.So probably best case scenario about 6—8 months to break ground. Q:So this is all done, right?Everything is approved and settled? A: We're going through the zoning process right now. You can go to the planning commission and the BOCC.As part of the zoning process we're required to have a public meeting like this to inform you about the project. Q:The land on the east side of Roost Road,is that Manatee Middle School's land? A: From Ashley: I believe it's zoned as a public facility. Q: Is this a potential future water main interconnection or pedestrian interconnection? A: From Patrick:The County has regulations that they like to see projects interconnect.That way it's less trips on the main road.They asked us to identify possible interconnections.It doesn't mean it's ever going to happen. Q: Right now that's a pretty wide electric power line pathway is that something a bicycle can go through? A: From Patrick: FPL will allow you some cross easements but nothing structural within their easements. In the past we've done a dog park or a recreational area but nothing they couldn't drive through and get access. Q:Who owns that part of the land? A:From Patrick: FPL either owns the land or they have an easement on that land but it's controlled by FPL Q:And how far back until you get to the residential units? A: From Patrick: It's 15 feet away there and the water connection would put the pedestrian connection 30 feet away. Q:Is it possible to get a copy of this? A: From Patrick:Yes the county has our complete application packet so on top of this plan you can get all of that information from the County. It's available to the public for you to review those documents. Q:So this area goes down past the lake then it buts up to Marco Shores? A: From Patrick:This is the property line here.There seems to be quite a bit of separation in the corner. Q:The County has property lines.That's what you're talking about the 15 feet? A: From Patrick:There's 2 things we have to look at so if you're asking what kind of buffer—the buffer is I vegetation.And then there's a setback.The setback is from the buffer.We're 7.5 feet from the buffer.So I the closest a building could be is the 15 buffer plus 7.5 feet setback. I ! Patrick: If you have any other questions please contact us or Nancy from the County who is reviewing the I application. As I mentioned all of the application documents are available for the public to review. You can send in comments to Nancy or come to the Planning and board commission meetings we will be having.Those will be advertised and open to the public. 4 I II PL 20140002809 REV 2 ATTACHMENT A PUD Rezone Considerations(LDC Section 10.02.13.B) 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. The Highview Roost Road RPUD is located in the Urban Mixed Use-Urban Coastal Fringe Land Use category.This land use category permits a variety of residential dwelling types and density of up to 4 dwelling units per acre may be allowed.The project is also located within the Coastal High Hazard Area and the Comp Plan states that 1 dwelling unit per acre shall be reduced from the 4 units per acre for properties in the Coastal High Hazard Area. By right, under the current mobile home zoning designation, the project is able to be developed with mobile or modular homes at 7.26 dwelling units per acre, for a total of 156 mobile home units. The existing Mobile Home(MH) zoning on the site pre-dates the 1989 adoption of the GMP and has been deemed "consistent by policy". Policy 5.1 of the Future Land Use Element (FLUE) provides that the residential zoning of such "consistent by policy"properties may be changed so long as the new zoning district does not allow a greater number of DUs than the existing zoning, and provided the overall intensity of the proposed zoning district is not of a greater intensity than the existing zoning—as determined by a comparison of public facility impacts. The property is surrounded by existing and approved residential development, including Marco Shores Mobile Home Park to the north and Quail Roost Mobile Home Park to the south.According to aerial measurements and unit counts,it appears that Marco Shores consists of approximately 43 acres with 241 units for 5.6 units per acre. Quail Roost Mobile Home Park consists of 29 acres with 143 units for 4.9 units per acre. Therefore, the neighboring mobile home parks average approximately 5.25 units per acre.The proposed project is asking for a maximum of 3.98 units per acre,for a maximum of 86(multi-family)/single-family attached units or 60 single-family detached units. This project is less impactful from a trip generation standpoint than if the project was built with mobile homes at 7.26 per acre and will result in a decrease in trips. Additionally, utilities demand will be less intense than the potential mobile home project currently allowed by right The property is located along Roost Road and will have access onto Collier Boulevard and Tamiami Trail East via Manatee Road. A traffic study has been completed and submitted as part of this application. Public and community facilities and services are available in close proximity.Manatee Elementary and Middle School is adjacent to the RPUD. For parents who elect to send their children to this school this can provide great convenience and ease of access. The project will provide the required buffers along its boundaries abutting the roadway and neighboring properties. Highview Roost Road RPUD PL20140002809 Revised 11/6/15 RWA File No. 150007.00.01 Page 1 of 9 Attachment C f Zonin ' PU : • . s J Zoning: RPUD ill dw' o GI . p,; .I}i .s Rs �rv, _ cji 1a 601 CIu• �' A ;r. Dens' ,y„(7i7 a Zoning: :° r'Q< ei��t _ ." ;.,a •4< �,: T ,e-r 1 #I�''P1wi x ii ,,,,,,V‘ 1f s#,► ii"t,�♦. u.Su GwY• ��, k,.,.. ° , Zo n i n P R nor �.�..�#� '.�,: �:; Densi , �1 ca - , _,. .,,,.g ., ryValn z __ a .�... ...1 'o T �"�� Ml�� y1 v1 F r' p it_ t�r. f'.'; t��y►i ��sl�� a .� ■ a M' ^iae .r I - _ A Q 1�#Af*► s.' `w�,yK.`r� # e +t*: k y p a �4y.>. 04141*--•q ,,k iv.-'► .•{{ 3 1 SM1M1II�w `Zo Ill g�., I'I I �`. . a - '"'3y*+c ; *ytC r,;," ��y��i . gt "t� i Highview Roost g ., �" 1►NM��' 4•#•#.:41 tMi�b� • "f Road RPUD -.7.1-7-'1. , 4w � ,pA '6.M ANI�1444 Rile.,-,.:, J1r1iquhnaur r` #�rlt, Density: 3.98 +�^y qV , 1 m'y ..y-404.11410.4.014V301,0111111. Z ' t i { w y °� M� � �C f ttlpq §:� 4..44,161.4-4"� ' •. mo t i ' .+;�.s .'"�t} : • i s 1 C'. . � . � 4 r. : 0 E l,f i. ... ,� t _ y�� i�i .�� ''d � ' rr� ,i'�'� z„ r 4; Zoning ;TTRVC �« ... _ !�,> Ya as r I [. ,f ,a' ,: '!�.►- '' a " r rate, y �_ '.; E. I; '." tr•#' 1�f. ,- ' 11•-'-' "DI..VII yt.\ - f f Gi.• )a '�L �47#dye +�j .1 ! C i tr. s.. "�}+� r � x OC .� 7 z W rani. I -w'� .. I P-411, . -i. �,, ! ,/ try •/ 4 a raw " sY +t �.. , . ..•I. ., -� zoning PUD � Pn, 4. _ wry r w ?9�M d-'i: ‘.--, k o °A t . .'lAk' eat.tq3:< '44"._. 1, w� �� . �.� " L , MarcorSh nr=s1 _ .;, . ,011110:1091g0"111141""1 . , n1ng:''R, `,_ . ,f7`1`�11'ei°d'Ier re , , �vGper ro x:-. e'e a D'e'nsity 2.081; ' t — ,' ,n.. 4' ` •ail r{ -, j r*- .4. ', en.s+rx r,r+-,•, +, ._._ _ __ .. •-•- '} .. +'a'r'I s -,_ N GROSS DENSITY UNITS PER ACRE (UPA) FOR HIGHVIEW ROOST ROAD RPUD AND Zso 500 ,,ate 1,500 Fee[ SURROUNDING PROPERTIES GISm.ppinq:BeN Y°np,AIGP Gre W o.Mansgemenl Gepnt•nenl Gab;AP°I°,2q1 q Attachment D AGENDA ITEM 9-B Co er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION—ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: MAY 05, 2016 SUBJECT: PUDA-PL20150001416 NAPLES HERITAGE GOLF AND COUNTRY CLUB PUD PROPERTY OWNER/APPLICANT & AGENT: Owner/Applicant: Agent: Naples Heritage Golf& Country Club, Inc. Robert J. Muihere, FAICP 8150 Heritage Club Way Hole Montes,Inc. Naples, FL 34112 950 Encore Way Naples,FL 34110 There are hundreds of other property owners in this PUD. REQUESTED ACTION: The petitioner is requesting the Collier County Planning Commission (CCPC) to consider an application to amend Ordinance No. 95-74, the Naples Heritage Golf and Country Club Planned Unit Development (PUD), and amending Ordinance No. 2004-41, the Collier County Land Development Code,by amending the appropriate zoning atlas map or maps by changing the zoning classification of an additional±5.21 acres of land zoned rural Agricultural (A)to Naples Heritage Golf and Country Club PUD; revising the property description; adding a recreation area; revising development standards; amending the master plan; and providing an effective date. PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 1 of 12 April 22,2016 GEOGRAPHIC LOCATION: The subject property, consisting of±5.21 acres, is located south of Davis Boulevard and west of Collier Boulevard in Sections 3, 4, 9 and 10, Township 50 South,Range 26 East, Collier County, Florida. PURPOSE/DESCRIPTION OF PROJECT: The petitioner, who owns a ±5.21-acre parcel of land that is currently located externally and abutting the southwest portion of the PUD, is requesting to add this 5.21 acres to the PUD. According to the applicant, the parcel would be used for additional recreational facilities for the residents of the PUD,and a portion of the subject land would be added to the preserve of the PUD. In addition, "The application also seeks to change the southerly 100' of the PUD totaling approximately 3.0 acres, from `possible future public thoroughfare right-of-way acquisition' to preserve."These changes can be found in the proposed ordinance(see Attachment#1 —Proposed Ordinance). Since the future public thoroughfare right-of-way is contained in the subdivision plat, a vacation of this right-of-way will need to be separately processed. SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses and zoning classifications for properties surrounding the subject site. North: Water management lake and a single-family dwelling, zoned Planned Unit Development (PUD). East: Preserve area,then farther east is right-of-way for Colonial Court, still farther east are single-family dwellings. To the southeast is undeveloped land. All aforementioned lands are zoned PUD. South: Vacant/undeveloped land,zoned PUD. West: Vacant/undeveloped land,zoned Rural Agricultural(A). (See location map on the following page) PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 2 of 12 April 22,2016 CRDBN POINTE E A ! 1 , ' ESTATES P t ii•COUNTY BARN ROAD r P,> g 4t z Q MI 1 c q m 11 ICI ! s ' N 1 j : : i � NTA BARBARA OULEVARD O Sr r�� A BARBARA '.It '"'tTAI "'" I 4 g $ ? 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I I b I i Aerial(County GIS) GROWTH MANAGEMENT PLAN(GMP) CONSISTENCY: Future Land Use Element(FLUE): The subject site is identified as Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict in the FLUE of the GMP. Staff reviewed the proposed land uses for consistency with the Urban Designation. Adding the +5.21 acres to the Naples Heritage Golf and Country Club PUD for the development of additional recreational facilities and a portion of this acreage for preserve are both non-residential uses listed (#2 - Parks, open space and recreational uses) in the Urban Designation of the FLUE; and therefore are consistent with the GMP. As such, Comprehensive Planning staff finds this rezone petition may be deemed consistent with the FLUE of the GMP (see Attachment#2 - Comprehensive Planning Consistency Review). Transportation Element: Transportation Planning staff reviewed the application and found this petition consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP). There is no increase in the number of residential dwelling units/traffic generation, no changes to point(s) of access or circulation, and no changes to the developer commitments; therefore there is no impact on the previous findings of approval. PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 3 of 12 April 22,2016 Conservation and Coastal Management Element(CCME): Environmental Planning staff found this project to be consistent with the CCME. The proposed PUD amendment will add approximately four (4) acres of preserve to the PUD. Previously approved preserves will not be affected by the proposed amendment. In total, approximately two hundred fifty-two (252) acres, forty-five percent (45%) of the PUD, have been set aside as preserve. GMP Conclusion: The GMP is the prevailing document to support land use decisions such as this proposed rezoning. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any rezoning petition. This petition is consistent with the GMP. ANALYSIS: Applications for amendments to, or rezoning to, the PUD shall be in the form of a PUD master plan of development along with a list of permitted and accessory uses and a development standards table. The PUD application shall also include a list of developer commitments and any proposed deviations from the LDC. Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5,Planning Commission Recommendation(commonly referred to as the"PUD Findings"), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal basis to support the CCPC's recommendation. The CCPC uses the aforementioned criteria as the basis for their recommendation to the BCC, who in turn use the criteria to support its action on the rezoning or amendment request. An evaluation relative to these subsections is discussed below, under the heading"Zoning Services Analysis."In addition, staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition and the PUD Document to address environmental concerns. The project does not require review by the Environmental Advisory Council (EAC) since the project did not meet the EAC scope of land development project reviews as identified in Chapter 2,Article VIII, Division 23, Section 2-1193 of the Collier County Code of Laws and Ordinances. There are no impacts or changes in location to previously approved preserves,and no listed species of animal were observed on site during the listed species survey. The proposed PUD amendment will add approximately four (4) acres of preserve to the PUD. PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 4 of 12 April 22,2016 Landscape Review: With respect to the portion of the parcel designated for Recreational Area (RA)land use,the Master Development Plan illustrates that a ten(10)-foot wide buffer is proposed along the west property boundary of the subject parcel and a ten(10)-foot to fifteen(15)-foot wide buffer would be installed along the east boundary. No buffer is proposed along the south boundary (of the RA land use portion of the subject property) because it would abut preserve. Staff has reviewed the PUD Document and Master Development Plan and has no issues with the requested changes, Transportation Review: Transportation Planning staff has reviewed the petition request,the PUD Document, and the Master Development Plan for compliance with Collier County Access Management Resolution Number 13-257; and as noted above, for consistency with the transportation elements of the GMP. Transportation Planning staff is recommending approval of the request. Utilities Review: Approved. No comment. Zoning Services Review: The newly incorporated land into the PUD would be assigned the RA category,pursuant to the proposed Exhibit"A"-Master Development Plan of the PUD Document. The Master Development Plan indicates the proposed recreational site as RA. It is staff's understanding that tennis courts are likely to be the primary recreational component that is planned for this site; however, staff must anticipate that these intentions may change and that a clubhouse or other recreational building may be proposed in the future. As such, staff evaluated the setbacks and new outdoor lighting standards as indicated in Section 3.6.F of the PUD Document. They are as follows: Principal Structures: Front Yard: Fifty(50)feet from residential parcels only,otherwise zero(0)feet; Side Yard: Twenty-five(25)feet from residential parcels only, otherwise zero(0)feet; Rear Yard: None if adjacent to golf course green,otherwise fifteen(15)feet; and Preserve: Twenty-five (25)feet. Accessory Structures: Ten(10) feet or where adjacent to a golf course or lake—zero (0) feet as measured from top of bank. All pole lighting shall be limited to flat panel fixtures. Where a setback is required, any lighting fixture placed within: (1) Fifty(50)feet of the external boundary or residential parcels shall be limited to fifteen (15) feet in height, and (2) Thirty(30)feet of the external boundary or residential parcels shall utilize full cut-off shields. According to Section 3.6 of the PUD Document, the height of any clubhouse would be restricted PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 5 of 12 April 22,2016 to two (2) stories. Zoning Services has no issue with this request and determined the intended use of the site in conjunction with the aforementioned setbacks, proposed lighting standards, and current height restrictions of the PUD will help foster and preserve the public health, safety, comfort,and welfare. PUD FINDINGS: LDC Section 10.02.13.B.5 states that, "In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan's compliance with the following criteria in addition to the findings in LDC Section 10.02.08": 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. Potable water and sanitary sewer lines are in the vicinity of the subject parcel. Notwithstanding the fact that new recreational facilities are proposed next to residential areas,the proposed Master Development Plan shows that Colonial Court would serve both as a means of access(and as a separation between the two land uses). Based on this design, which would include appropriate buffering,in conjunction with the development standards contained in the PUD Document, staff determined the intended recreational use would be compatible with the existing development in the area. 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. Documents submitted with the application,which were reviewed by the County Attorney's Office, demonstrate unified control of the property. The applicant states that "the continuing operation and maintenance of areas and facilities that are private (not to be provided or maintained at public expense) shall be maintained through the existing homeowners association. Additionally, the development will be required to obtain SDP approval. This processes (sic)will ensure that appropriate stipulations for the provision of and continuing operation and maintenance of infrastructure will be provided by the developer." 3. Conformity of the proposed Planned Unit Development with the goals,objectives,and policies of the Growth Management Plan(GMP). County staff has reviewed this petition and has offered an analysis of the relevant goals, objectives,and policies of the GMP within the GMP Consistency portion of this staff report (or within an accompanying memorandum). PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 6 of 12 April 22,2016 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. Section 3.11 of the PUD Document indicates that"Buffers shall be installed along the rear yard of multi-family or recreational facilities which abut off-site single-family zoned or vacant agriculturally zoned lands." The Master Development Plan shows buffers would be placed along the east and west boundaries of the subject parcel. S. The adequacy of usable open space areas in existence and as proposed to serve the development. A majority of the acreage associated with the subject property is to be used for recreational purposes with the remaining used as a preserve area. The applicant's response to this criterion was,"There are adequate areas within usable open space proximate to and nearby this development. The existing PUD contains approximately 103 acres of golf course;248 acres of preserve; and 87 acres of lake." The site will be required to demonstrate compliance with usable open space requirements at the time of SDP review. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities,both public and private. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, such as wastewater disposal systems and potable water supplies to accommodate this project based upon the commitments made by the petitioner and the fact that adequate public facilities requirements will be addressed when development approvals are sought. 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. No deviations are being requested with this petition. Rezone Findings: LDC Subsection 10.02.08.F states, "When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners...shall show that the planning commission has studied and considered proposed change in relation to the following when applicable": PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 7 of 12 April 22,2016 1. Whether the proposed change will be consistent with the goals,objectives,and policies of the Future Land Use Map and the elements of the Growth Management Plan. Comprehensive Planning staff determined the subject petition is consistent with the goals, objectives, and policies of the FLUM and other elements of the GMP. 2. The existing land use pattern. The existing land use pattern (of the abutting properties) is described in the Surrounding Land Use and Zoning section of this staff report. Staff determined the recreational facilities proposed in connection with this amendment are appropriate for this area of the County. By adding the ±5.21 acres, the PUD density would decrease from 1.43 dwelling unit per acre to 1.42 dwelling units per acre. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The parcel proposed to be added into the PUD directly abuts another PUD. It is staff's opinion that this would not create an isolated district unrelated to adjacent and nearby districts. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The subject parcel is currently owned by the Naples Heritage Golf and Country Club. The boundary of the PUD would change if the new parcel were incorporated into the PUD,but not to the extent that the new PUD boundary would be illogically drawn. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary,per se; but it is being requested in compliance with the LDC provisions to seek such changes. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Staff does not anticipate the new uses would adversely impact living conditions in the neighboring community. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has sufficient capacity to serve the proposed project at this time. The project is subject to the Transportation commitments contained in the PUD ordinance,which includes provisions to address public safety. PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 8 of 12 April 22,2016 8. Whether the proposed change will create a drainage problem; The proposed change will not create a drainage problem, as the applicant will be required to submit a SFWMD permit and all required stormwater documentation to County staff to be evaluated during the development review process. 9. Whether the proposed change will seriously reduce light and air to adjacent areas; It is not anticipated that this amendment would significantly reduce light or 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 a host of factors including zoning;however, zoning by itself may or may not affect values, since value determination is driven by market value. There is no guarantee that the project will be marketed in a manner comparable to the surrounding developments. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Staff does not anticipate the proposed amendment at the subject site would be a deterrent to the improvement of the vacant land to the west or to the south. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the proposed development complies with the GMP through the proposed amendment, then that constitutes 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. Recreational facilities are not permitted in the Rural Agricultural(A)zoning district. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. It is staff's opinion the proposed uses and associated development standards and developer PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 9 of 12 April 22,2016 commitments will ensure that the project is not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not specifically review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD Document would require considerable site alteration, and this project will undergo extensive evaluation relative to all federal, state, and local development regulations during the SDP, and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project will have to meet all applicable criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities(APF) and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities,except as may be exempt by federal regulations. This petition has been reviewed by County staff responsible for jurisdictional elements of the GMP as part of the amendment process and those staff persons have concluded that no Level of Service will be adversely impacted with the commitments contained in the PUD document. The concurrency review for APF is determined at the time of SDP review. 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. NEIGHBORHOOD INFORMATION MEETING(NIM): The agent conducted a duly noticed NIM on February 9,2016 at the Collier County South Regional Library at 8065 Lely Cultural Parkway. The applicant summarized the petition by indicating the project intent was construct a small building for refreshments and a pro-shop, but that the primary use will be for tennis courts (see Attachment #4 -Neighborhood Information Meeting Summary and Legal Notice). The attendees asked questions related to the anticipated development process; likelihood and length of time for project approval; whether there are other lands that can be improved with tennis courts;the anticipated buildable area for the subject parcel and the future for PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 10 of 12 April 22,2016 the non-buildable areas (e.g., Will it become preserve? Maintenance/oversight of preserve?); the number of departments reviewing the petition; and property owner notification. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's Office reviewed this staff report on April 21, 2016. RECOMMENDATION: Staff recommends the CCPC forward this petition to the BCC with a recommendation of approval. Attachments: 1) Proposed Ordinance 2) Comprehensive Planning Consistency Review 3) Letters/Emails from Public 4) Neighborhood Information Meeting Summary and Legal Notices 5) Application&Support Material { PUDA-PL20150001416-Naples Heritage Golf and Country Club PUD Page 11 of 12 April 22,2016 PREPARED BY: E7144: l ___ LI /a0 /16 ERIC JOHN SI , AICP, CFM,PRINCIPAL PLANNER DATE ZONING DIVISION REVIEWED BY: At_ K. // (-F/1°N RAYMI D V. BELLOWS,ZONING MANAGER DATE ZON DIVISION _ 7,7:7,7„X:-57 MIKE BOSI, AICP,DIRECTOR DATE ZONING DIVISION APPROVED BY: AP --p. 17//e2.D./e, A 4!' • NCH, DEPUTY DEPARTMENT HEAD DATE OWTH MANAGEMENT DEPARTMENT :', t1 44t es DAVID S. IL / I ILKISON DATE DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT PUDA-PL20150001416: Naples Heritage Golf and Country Club PUD Page 12 of 12 ATTACHMENT #1 Proposed Ordinance g�. 1 3 ORDINANCE NO. 16- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 95-74, THE NAPLES HERITAGE GOLF AND COUNTRY CLUB PLANNED UNIT DEVELOPMENT, AND AMENDING ORDINANCE NO. 2004-41, THE COLLIER COUNTY LAND DEVELOPMENT CODE, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF AN ADDITIONAL 5.211 ACRES OF LAND ZONED RURAL AGRICULTURAL (A) TO NAPLES HERITAGE GOLF AND COUNTRY CLUB PUD; BY REVISING THE PROPERTY DESCRIPTION; BY ADDING A RECREATION AREA TO TRACT A; BY REVISING DEVELOPMENT STANDARDS; BY AMENDING THE MASTER PLAN AND PROVIDING AN EFFECTIVE DATE. THE SUBJECT PROPERTY, CONSISTING OF 5631 ACRES, IS LOCATED SOUTH OF DAVIS BOULEVARD AND WEST OF COLLIER BOULEVARD IN SECTIONS 3, 4, 9 and 10, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. [PUDZ- PL20150001416] WHEREAS, on December 12, 1995, the Board of County Commissioners approved 2 i Ordinance No. 95-74, which established the Naples Heritage Golf and Country Club Planned 3 I Unit Development(PUD);and WHEREAS, Robert J. Mulhere, FAICP of Hole Montes, Inc. representing Naples Heritage Golf and Country CIub, Inc., petitioned the Board of County Commissioners of Collier County, Florida, to amend Ordinance 95-74, the Naples Heritage Golf and Country Club PUD, as amended. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY 4 COMMISSIONERS OF COLLIER COUNTY,FLORIDA that: SECTION ONE: Zoning Classification. The zoning classification of approximately 5.21± Acres of the herein described real property located in Section 9, Township 50 South, Range 26 East, Collier County, Florida is changed from a Rural Agricultural (A) zoning district to a Residential Planned Unit Development(RPUD)zoning district,together with the existing RPUD, for a 563±acre parcel to be known as the Naples Heritage Golf and Country Club Planned Unit Development in Words underlined are added;words struek lhrougk are deleted [15-CPS-01482)71 1 of 8 Naples Heritage—PUDZ-PL201 50001416 4/20/16 3 I , accordance with the PUD document attached as Exhibit A to Ordinance No. 95-74 as amended by this Ordinance. The appropriate zoning atlas map or maps, as described in Ordinance No. 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. I g SECTION TWO Amendment to in Section I,Property Ownership and Description,of the PUD Document of Ordinance Number 95-74, Naples Heritage Golf and Country Club PUD. Section I, Property Ownership and Description, of the Planned Unit Development Document, previously attached as Exhibit A to Ordinance Number 95-74, the Naples Heritage Golf and Country Club PUD,is hereby amended as follows: SECTION I PROPERTY OWNERSHIP AND DESCRIPTION * * PROPERTY DESCRIPTION The North half(N '/2)of the North half(N '/2)of Section 10,Township 50 South,Range 26 East,Collier County,Florida, less the easterly 100 feet thereof. AND The East half(E'/2) of Section 9,Township 50 South,Range 26 East, Collier County, Florida. EXCEPT the Southeast Quarter(SE 1/4)of the Southeast Quarter(SE 1/4)of the Southeast Quarter(SE '/4)of Section 9,Township 50 South,Range 26 East,Collier County,Florida. ALSO EXCEPT the Southwest Quarter(SW 1/4)of the Southwest Quarter(SW'A)of the Southeast Quarter(SE %4)of Section 9,Township 50 South,Range 26 East, Collier County,Florida. AND The Southerly 1,370 feet of the Southeast Quarter(SE '/4)of Section 4,Township 50 South,Range 26 East, Collier County,Florida,lying southerly of Davis Boulevard(S.R. 84). AND j The Southeast quarter(SE 'A)less the southerly 1,370 feet of Section 4,Township 50 South,Range 26 East,Collier County,Florida,lying southerly of Davis Boulevard(S.R. 84). Words underlined are added;words sgaek-through are deleted [15-CPS-01482]71 2 of S Naples Heritage—PUDZ-PL20150001416 4/20/16 AND The North half(N'A)of the West half(W''/z)of the West half(W %z)of the Southwest quarter(SW%4)of Section 3, Township 50 South,Range 26 East,Collier County, Florida,lying southerly of Davis Boulevard(S.R. 84). AND The East 'A of the Southwest'/of the Southwest '/4 of the Southeast 1/4,Section 9, Township 50,Range 26 East,Collier County,Florida. � I 1.4 GENERAL DESCRIPTION The 558 563 acre project site is comprised of portions of Sections 3,4, 9& 10, Township 50 S, Range 26 E. The irregularly shaped development parcel abuts Davis Boulevard on the north and CR 951 on the east.The primary development objective is an 18 hole regulation golf course and country club,together with a maximum of 799 single and multiple family dwelling units.Maximum gross project density is 4-43 1.42 units per acre. • * * * * * * * * * * * * 1.6 STATEMENT OF COMPLIANCE Development of The Naples Heritage Golf and Country Club will comply with the goals and objectives set forth in the Collier County Comprehensive Plan. A. The subject property is within the Urban Mixed Use District/Urban Residential Subdistrict as identified on the Future Land Use Map as set forth in Objective 1,of the Future Land Use Element(FLUE),and the uses contemplated are consistent therewith. B. The proposed density of Naples Heritage Golf and Country Club is 4-43 1.42 units per acre and less than the maximum density permitted by the FLUE Density Rating System is therefore consistent with the Future Land Use Element Policy 5.1. The entire subject property qualifies for a base density of four units per acre. Certain parts of the subject property are further subject to density adjustments including a proximity to Activity Center density bonus. Words underlined are added;words sIaek-through are deleted [15-CPS-01482171 3 of 8 Naples Heritage—PUDZ-PL20150001416 4/20/16 SECTION THREE: Amendment to Section II,Project Development,of the PUD Document of Ordinance Number 95-74,Naples Heritage Golf and Country Club PUD. Section II,Project Development,of the Planned Unit Development Document,previously attached as Exhibit A to Ordinance Number 95-74,the Naples Heritage Golf and Country Club PUD,is hereby amended as follows: SECTION II PROJECT DEVELOPMENT * * * * * * * * * * 2.4 MAXIMUM PROJECT DENSITY No more than 799 combined single and multiple family dwelling units shall be constructed in the 563 acre total project area.If all 799 dwelling units are constructed,gross project density will be 1.13 1.42 units per acre. * * * * * * * * * * * * SECTION FOUR: Amendment to Section III,Tract A Development Regulations, of the PUD Document of Ordinance Number 95-74,Naples Heritage Golf and Country Club PUD. Section III, Tract A Development Regulations, of the Planned Unit Development Document, previously attached as Exhibit A to Ordinance Number 95-74, the Naples Heritage Golf and Country Club PUD,is hereby amended as follows: SECTION III TRACT A DEVELOPMENT REGULATIONS * * * * * * * * * * * 3.2 USES PERMITTED No building or structure,or part thereof,shall be erected, altered or used,or land use,in whole or part, for other than the following: Words underlined are added;words are deleted [15-CPS-01482]71 4 of 8 Naples Heritage—PUDZ-PL20150001416 4/20/16 A. Principal Uses: I - 1. Single family detached dwellings. 2. Single family attached dwellings, zero lot-line and patio dwellings and/or multi-family units. 3. An 18 hole golf course, clubhouses and related facilities, practice driving range, and golf course maintenance facility. These facilities will be substantially completed prior to the issuance of a certificate of occupancy for the 390th dwelling unit. 4. Recreation Area, which can include, but is not limited to, clubhouse or amenity center, swimming pools, tennis courts, pickleball courts, bocce ball, indoor and outdoor fitness facilities, and pro shops, and other similar uses designed for use by all residents and guests, 13. Accessory Uses: 1. Accessory uses and structures customary in golf course, single and multiple family residential projects. 2. Project sales and administrative offices, which may occur in a residential or recreational building and/or in the Country Club complex, and/or in a temporary building until such time as permanent structures are available. 3. Model dwellings, in the single family lot are and/or in the single family/ multiple family tracts, during the period of project development and sales. Model dwellings shall be converted to permanent residents at the end of a two year period unless otherwise specifically approved by the County. 4. Signs as permitted by the Collier County Land Development Code in effect at the time permits are requested. 3.3 MAXIMUM DWELLING UNITS i r A maximum of 799 dwelling units may be constructed in this 558 563 acre project. 3.6 MINIMUM YARD REQUIREMENTS F. Recreation area,labeled RA on the Master Plan Principal structures: Front yard: 50 feet from residential parcels only,otherwise 0' Side yard: 25 feet from residential parcels only,otherwise 0' Words underlined are added;words h k arc deleted 115-CPS-0I482J 71 5 o18 Naples Heritage—PUDZ-PL20150001416 4/20/16 Rear yard: None if adjacent to golf course green,otherwise 15' Preserve: 25 feet Accessory structures: I0' or where adjacent to a golf course or lake—0' as measured from top of bank All pole lighting shall be limited to flat_panel fixtures. Where a setback is required,any lighting fixture placed within: (a) 50 feet of the external boundary or residential parcels shall be limited to 15 feet in height: (b) 30 feet of the external boundary or residential parcels shall utilize full cut-off shields. Maximum height shall be limited to two stories. I I 3.11 REQUIRED BUFFERS Buffers shall be installed along the rear yard of multi-family sites or recreational facilities which abut off-site single family zoned or vacant agriculturally zoned lands. Buffers shall separate the single family and multi-family development areas unless the necessity for such buffers is waived due to a common architectural theme housing project.Buffers shall meet the criteria set forth in the Collier County Land Development Code.Buffering requirements may.be met with existing natural vegetation,installed vegetation, structural screening,or any combination thereof.Buffering plans shall be submitted to and approved by the Collier County Development Services Director prior to issuance of permits for the facility required to be buffered. I * * * * * * * * * * * SECTION FIVE: Amendments to Section VI,Traffic Requirements,of the PUD Document of Ordinance Number 95-74,Naples Heritage Golf and Country Club PUD. Words pndertined are added;words struek threug s are deleted [15-CPS-014823 71 6 of 8 Naples Heritage--PUDZ-PL20150001416 4/20/16 Section VI, Traffic Requirements of the Planned Unit Development Document, previously attached as Exhibit A to Ordinance Number 95-74, the Naples Heritage Golf and Country Club PUD, is hereby amended as follows: SECTION VI TRAFFIC REQUIREMENTS 6.2 IMPROVEMENT REQUIREMENTS right-of. ..iti * * * * * * * * * * * * SECTION SIX: Amendments to Section VIII,Water Management Requirements,of the PUD Document of Ordinance Number 95-74,Naples Heritage Golf and Country Club PUD. Section VIII, Water Management Requirements, of the Planned Unit Development Document, previously attached as Exhibit A to Ordinance Number 95-74, the Naples Heritage Golf and Country CIub PUD,is hereby amended as follows: SECTION VIII WATER MANAGEMENT REQUIREMENTS 8.2 THE WATER MANGEMENT PLAN CONCEPT 354.1 acres of the 558 563 acre project is planned as a stormwater catchment basin. 68.7 acres of lakes and 91.9 acres of natural/preserve area are included in this area. Stormwater originating on lands to the north of the project will flow through the project by using culverts,swales,and preserved areas of the site in a manner intended to duplicate predevelopment conditions. Words underlined are added;words ugh are deleted (15-CPS-01482]71 7 of 8 Naples Heritage—PUDZ-PL20150001416 4/20/16 I II Flood protection will be provided to the project by raising buildings,roads,etc. in conformance with South Florida Water Management District criteria for building pad elevation is the 100-yr./zero-discharge storm elevation and the minimum road elevation is based on the 25 year storm event. After heavy rainfall events,surface waters stored in the catchment areas will be slowly discharged through small bleed down structures into the existing preserved wetland slough. Off-site outfalls which receive stormwater discharge from the property will likely undergo modification in the future due to development/modification,at which time modifications to the Naples Heritage Golf and Country Club water management plan may be required. SECTION SEVEN: Amendments to PUD Master Development Plan of Ordinance Number 95-74,Naples Heritage Golf and Country Club PUD. Exhibit A, Master Development Plan to the Planned Unit Development Document, previously attached to Ordinance Number 95-74, the Naples Heritage Golf and Country Club PUD, is hereby deleted in its entirety and hereby replaced with Exhibit "A", PUD Master Development Plan attached hereto and incorporated herein. SECTION EIGHT: Effective Date. This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County,Florida,this day of ,2016. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGIIT E. BROCK,CLERK COLLIER COUNTY, FLORIDA. By: By: Deputy Clerk DONNA FIALA, Chairman Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A—Master Development Plan to Planned Unit Development Document Words underlined arc added;words grad-through are deleted [15-CPS-01482]71 8 at 8 Naples Heritage--PH DZ-PL20 t 50001416 4/20/16 . r I • I co 0 21 C 11 I & :;;i s 0 0 �Z�tt ICOOK PROPERTY W D o m O INN ! RPUD g„ r TO` m t U1 _<$T 0C =cp Z ~c �r tir \\\ m 2. -0 3 i n v\\ m, m 3 P�' a. ° .�� : SR i n „,,, 3 - rsO �Jg !! j j r A `�R` Y E I i 8 ro I o �� Z o K U V 5 Z m �� i 2 3 m i ° m 3 �n m � o 0 C I I m ' M p �,e N I. p 8 � 80# X D mmxm A H ” mm� mmn vim.49 411111` . ° 0 e M ' mmM °mmm8s N \ p w 1 AL -r-mA g.oc 'gam N °v' .'t7 w up Z a m ;A rp II lgt E6 r- r •_, GO o ., -.1 ty: _, f I Zpy i 03 C.R.951-COLLIER BLD` E tt; U g N p,g g s f b O o f.o PN�,,Ni.k. o ` 1 v D a N e N ' r y C p tpe®® II! 1 TAORMINA RESERVE 1 1 I i Y I > D MPUD I 1 r I r D A io-5, lit -0 rri (i 1 0 ,,,,,,c g Z m C -0 O Etiiii .. a 3 v _1131 c 1 z, E !� 4 b illir n _p ic '° m S Z m 13 m 1" N M- Z In g m m LA REZ m x m lid"! ca � 3 h O a . 0 v q 3 z< > r D A Z to Dr c m —tip b ma0yo Z >s o m C) ill mn I ° O 0 hl II 8 1 6l •m M Z 14.1 I Er T. 1 Z � s N ATTACHMENT #2 Comprehensive Planning Consistency Review s I� � I a � ti [P Co e,- CouH.ty Growth Management Department Zoning Division Comprehensive Planning Section MEMORANDUM To: Eric Johnson,AICP,CFM, Principal Planner Zoning Division,Zoning Services Section From: Sue Faulkner,Principal Planner Zoning Division,Comprehensive Planning Section Date: February 26,2016 Subject: Future Land Use Element Consistency Review PETITION NUMBER: PUDZ-PL20150001416 -REV 2 PETITION NAME: Naples Heritage Golf&Country Club PUD Rezone REQUEST: The petitioner is requesting to add a 15.21 acre parcel to the 1558 acres Naples Heritage Golf& Country Club Planned Unit Development (PUD). The rezone of the 15.21 acres zoned "A" (Rural Agricultural District)to PUD will allow for the development of additional recreational facilities and a portion of the parcel would be added to the preserve. The petitioner is also requesting to change the southerly 100' of the PUD(totaling 13.0 acres),from"possible future public thoroughfare right-of-way acquisition"to preserve in the PUD. LOCATION: The subject site (15.21-acre addition) is located±1/2 mile east of Santa Barbara Blvd., ±1 mile south of Davis Blvd(SR 84)in Section 9,Township 50 South,Range 26 East. COMPREHENSIVE PLANNING COMMENTS: The subject site is identified as Urban Designation, Urban Mixed Use District, Urban Residential Subdistrict in the Future Land Use Element (FLUE) of the Growth Management Plan(GMP). Policy 5.1 in the Future Land Use Element states, in part, "All rezonings must be consistent with the Growth Management Plan." Staff reviewed the proposed land uses for consistency with the Urban Designation. Adding the 15.21 acres to the Naples Heritage Golf and Country Club PUD for the development of additional recreational facilities and a portion of this acreage for preserve are both non-residential uses listed(#2-Parks,open space and recreational uses)in the Urban Designation of the FLUE; and therefore are consistent with the GMP. The Naples Heritage Golf and Country Club PUD is located within the Urban Designated Area and therefore is reviewed for consistency with the Density Rating System of the FLUE. A base density of 4 residential dwelling units per gross acre may be allowed in the Urban Designated Area,though this is not an entitlement.This base level of density may be adjusted depending upon the location and characteristics of the project.The Naples Heritage Golf and Country Club PUD(Ordinance 95-74)was approved December 12, 1995 for 799 dwelling units on 558 acres; which is an approved density of approximately 1.43 dwelling units per acre. By adding 15.21 acres(Agricultural parcel)to the±558 acres of the PUD,the PUD would then have a total of 563.21 acres. The density would then be recalculated to a slight reduction to1.42 dwelling units per gross acre (799 dwelling units- 563.21 acres); which Page 1 of 2 according to the Density Rating System is well below the base density of 4 dwelling units per gross acre in the Urban Designation. The re-calculated density with the additional acreage is consistent with the FLUE of the GMP. FLUE Policy 5.4(shown below in italics)followed by staff analysis in bold text. FLUE Policy 5.4:New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning staff as part of their review of the petition.] As the existing PUD is at or near buildout, the proposed addition is small and only proposed for recreation uses, and the other use change is for preserve area, staff deemed it unnecessary to review FLUE Objective 7 and related Policies regarding Smart Growth principles. CONCLUSION This rezone petition may be deemed consistent with the Future Land Use Element(FLUE) of the Growth Management Plan. cc: Michael Bosi,AICP,Director,Zoning Division David Weeks,AICP,Growth Management Manager,Zoning Division,Comprehensive Planning Section Raymond V.Bellows,Manager,Zoning Division,Zoning Services Section CD/FLUE file Page 2 of 2 ATTACHMENT #3 Letters/Emails from Public i Eric L.Johnson,Principal Planner February 10,2016 Collier County Growth Mgmt. Dept.,Zoning Division 2800 Horseshoe Drive North Naples,FL 34104 Re:Naples Heritage G&CC PUD Meeting of 2/9/16 Dear Mr.Johnson: My wife and I attended the Naples Heritage Golf and Country Club PUD amendment information meeting at the Collier County South Regional Library on Tuesday,February 9,2016 at 5:30 pm. This meeting was conducted by Mr. Robert J. Muihere of Hole Mantes as a Neighborhood Information Meeting regarding the proposed PUD amendment to the Naples Heritage Golf and Country Club. Mr. Muihere presented the PUD amendment in a thorough and concise manner and addressed the questions presented by the attendees in a complete and understandable manner. For your information and record,my wife and I found the meeting informative and the request for the PUD amendment completely acceptable in every way. Sincerely, de, e . Vfr Gary L. Eve and Roberta B. Eve 7995 Kilkenny Way Naples, FL 34112 • III II JohnsonEric From: Ken Gaynor<napiesken @cs.com> Sent: Saturday, February 13, 2016 3:45 PM To: JohnsonEric Subject: Naples Heritage Eric, Concerning the Naples Heritage expansion project. My wife and I strongly believe that the proposal would be wonderful for the community with no impact on anyone but Naples Heritage owners. Ken and Janet Gaynor Sent from my iPad ti• • 1 JohnsonEric From: Linda Carroll <Idcarroll66 @gmaii.com> Sent: Sunday, February 14, 2016 10:05 PM To: JohnsonEric Subject: PUBLIC INFORMATION MEETING FOR NAPLES HERITAGE PUD I attended the meeting of Feb. 9,2016 at the Collier County South Regional Library. The presentation was interesting and hope that this annexing of the just over five acres goes as well as Mr.Montes thinks it will. I hope that all the departments that have to approve this change will give us OK to add that small parcel to our PUD. Thank you for your time, Linda Carroll Resident of Naples Heritage Sent from my iPad i JohnsonEric From: janicecaf @aol.com Sent: Wednesday, February 24, 2016 10:26 AM To: JohnsonEric Subject: Naples Heritage Dear Eric,I attended the Neighborhood Information Meeting on February 9, 2016 regarding Naples Heritage Golf and Country Club PUD. You had encouraged the attendees to email with our point of view. As a Naples Heritage homeowner I very much support this request. We have been fortunate to live in Naples Heritage and Collier County and expect to make this our home for many years to come. I believe that this zoning request would make the parcel discussed more consistent with the acreage owned by the rest of the Naples Heritage community. Naples Heritage has a long-standing commitment to maintaining our wonderful preserves while providing outstanding recreation opportunities for its owners. I believe this zoning request supports that commitment. Janice Cafmeyer 8004 Kilkenny Way Naples,Fl i JohnsonEric From: Terry and Pat Ladrigan <Iadriga@outlook.com> Sent: Sunday, April 17, 2016 1:02 PM To: JohnsonEric Subject: Naples Heritage Golf& Country Club Dear Mr.Johnson, I am in receipt of your April 15, 2016, letter regarding the above. I would like to make an appointment to review the file. Please advise of several dates that are agreeable with your schedule. Very truly yours, Terrence F. Ladrigan JohnsonEric From: Terry and Pat Ladrigan <ladriga @outlook.com> Sent: Monday, April 18, 2016 5:39 PM To: JohnsonEric Subject: Re: Naples Heritage Golf & Country Club Dear Mr.Johnson, Thank you for your reply. Wednesday,4/20/16,at 10 a.m. Thank you in advance for your help. Terrence F. Ladrigan From:JohnsonEric<Ericiohnson @colliergov.net> Sent:Monday,April 18,2016 10:56 AM To:Terry and Pat Ladrigan Subject:RE: Naples Heritage Golf&Country Club Mr.Ladrigan, Thank you for contacting me about this petition. I would be happy to make the file available for your inspection. I can leave it with our records office and you can review the file and request copies of anything you'd like. Just name the day and time,and the file will be ready for you. Eric Johnson Principal Planner From:Terry and Pat Ladrigan [mailto:ladriga @outlook.com] Sent:Sunday,April 17,2016 1:02 PM To:JohnsonEric<EricJohnson @colliergov.net> Subject: Naples Heritage Golf&Country Club Dear Mr.Johnson, I am in receipt of your April 15, 2016, letter regarding the above. I would like to make an appointment to review the file. Please advise of several dates that are agreeable with your schedule. Very truly yours, Terrence F. Ladrigan Under Florida Law,e-mail addresses are public records.If you do not want your e-mail address released in response to a public records request,do not send electronic mail to this entity.Instead,contact this office by telephone or in writing. 1 JohnsonEric From: Forster, Lynn <forster_4@osu.edu> Sent: Tuesday, April 19, 2016 11:33 AM To: JohnsonEric Subject: Petition # PUDR-PL-2015-1416 Eric, I received your notification of a public hearing concerning changes at the Naples Heritage Golf and Country Club. Will any of these changes affect the wooded area adjacent to Davis Blvd.? D. Lynn Forster 7820 Clemson St.,Apt. 102 '•. Naples,FL 34104 Phone: 614-257-8161 1 JohnsonEric From: Forster, Lynn <forster.4 @osu.edu> Sent: Tuesday, April 19, 2016 1 :31 PM To: JohnsonEric Subject: RE: Petition # PUDR-PL-2015-1416 Attachments: image001.png Thanks,Eric. From:JohnsonEric [EricJohnson @colliergov.net] Sent:Tuesday,April 19,2016 1:24 PM To:Forster,Lynn Subject: RE: Petition#PUDR-PL-2015-1416 Ms.Forster, The subject property that would be incorporated into the PUD is shown below: [cid:image001.png @O1D19A3E.BDB23E00] Eric Johnson Principal Planner Original Message From: Forster,Lynn[mailto:forster.4 @osu.edu] Sent: Tuesday, April 19,2016 11:33 AM To: JohnsonEric<EricJohnson @colliergov.net> Subject: Petition#PUDR-PL-2015-1416 Eric, 1 received your notification of a public hearing concerning changes at the Naples Heritage Golf and Country Club. Will any of these changes affect the wooded area adjacent to Davis Blvd.? i 1 kstliNts, d is r '. it, i ,u 1011 iL• a #,, \, " `. ms, ', cn o CL n3 ' 1,.. X d 1;114 I, - ' • a ,- , N - ,..4. - • tiiii ' IL., ag ; z _ - I y d .? , - I f 6 ra i _A . I _ ,- _ ip.,., C� I i'a.'1,4.- .401 .-. ' (I) 1;� 1 w {E G)a' -':fill ■ I. r t 1 JohnsonEric From: Terry and Pat Ladrigan <ladriga @outlook.com> Sent: Wednesday, April 20, 2016 11:58 AM • To: JohnsonEric Subject: Naples Heritage Golf & Country Club PUD Update Dear Mr.Johnson: After review of the documents that you provided me in regard to the above, I have a question. There is a strip of land on the western boundary of Colonial Court(approximately 20-25' in width)that is designated preserve. This parcel, owned by the Naples Heritage CDD,continues on the northern boundary of the 5.21 acre parcel which is the subject matter of the application to bring it into the PUD. Any construction on the 5.21 acre parcel will require travel over that preserve area. The initial plan simply calls for a driveway that would be constructed from Colonial Court to the new tennis court site. Does that construction on the preserve area cause a problem? Any information you can forward me in regard to this question would be greatly appreciated. Very truly yours, Terrence F. Ladrigan ) 1 JohnsonEric From: Terry and Pat Ladrigan <Iadriga@outlook.com> Sent: Thursday, April 21, 2016 4:17 PM To: JohnsonEric Subject: Naples Heritage Golf & Country Club PUD Dear Eric, Thank you very much for your time and seeking answers to my questions. I have forward my thoughts to the President of NHGCC and he said the issue was discussed with the County when the PUD change was filed. I do not know how the Club will proceed but it does not appear they are asking for a vacation of the easement across the conservation strip. I will wait and see what happens at the CCPC meeting. Thanks again for all your time. Terrence F. Ladrigan 1 1 I • ({g Eq pp5 EF ATTACHMENT #4 Neighborhood Information Meeting Summary and Legal Notices 2 { SUMMARY OF NEIGHBORHOOD INFORMATION MEETING Naples Heritage Golf and Country Club RPUD Amendment PUDA-PL-20150001416 February 9,2016 5:30 PM Collier County South Regional Library x. 8065 Lely Cultural Parkway,Naples,FL 34113 Note: This is a summary of the NIM. A recording is also provided. Attendees: On behalf of the Applicant: Bob Mulhere,FAICP Vice President Planning Services,Hole Montes Patrick Dorbad, General Manager/COO,Naples Heritage Country Club Gina Green, P.E. Craig Smith, Senior Ecologist, W. Dexter Bender&Associates, Inc. County Staff: • Eric Johnson,AICP,Principal Planner Public: Approximately 20 members of the public attended (see sign-n sheet attached) Mr. Mulhere started the presentation by introducing himself,the other consultants, and County staff. He • explained the NIM process, the process for approval, and provided an overview of the project and the proposed changes to the PUD. Mr. Mulhere also discussed the current allowable uses and the fact that this proposal with not add density or intensity, nor change any of the allowable uses or development standards. The proposal is simply to add 5.21 acres of currently A- Agricultural zoned land to the PUD for the purpose of relocating the existing tennis courts and related amenities so as to free up that land for additional parking and enhanced amenities at the clubhouse site. Most of the members of the public who attended identified themselves as residents of Naples Heritage, with a few residents of Cedar Hammock Country Club also in attendance. The following summarizes the questions that were asked: Where is this property located? Mr. Mulhere indicted the property location (at the southwest corner of the PUD) and the surrounding land uses and projects. How much or the 5.21 acres being added to the PUD will be impacted? 'sg 1 • Mr. Mulhere indicated that about 4 acres will be impacted and about 1 acre will be preserved. Aren't there any other locations for this use? Mr. Mulhere indicated that there really is no other viable location. This parcel is adjacent to the PUD, has access. Mr. Dorbad indicted that all other options has been explored and this parcel has already been purchased. There are no locations within the existing PUD available for this use. { How is this different from the project in Countryside that seems to have taken 5 years to go through the process? Mr. Mulhere explained that he didn't not know the details of that situation,but had heard that there was opposition to the request from residents within the project itself and that may have contributed to the long period of time. How long will the process take? Mr. Mulhere explained the process for zoning approval should be complete by May or June latest, 2 followed by SDP and ERP and Corp Permitting. Gina Green indicated the ERP would take about one year, maybe 10 more months. Craig Smith indicated that it was hopeful that the Corp permit would be received within that timeframe as well. rt The meeting concluded at approximately 6:15 PM. • • • 2 . g . i . 1 . i -- • - • • - PUBLi NOT CE :.•-:-•'I. 13.: ;LW NOTiCE'7?' ?:ttIC NOTICE 1, 14EIGHBORH0OD 1NFORMATION:MEETI1G 1 The public is invited to attend a neighborhood information meeting held by Robert J. Mu lhere,FAIQP of Hole Mentes,Inc.on behalf Of the property owner at the following : 1 time and location: 'i 1 , Tuesday,February 9,2016 at 5:30 p.m. i Collier County South Regional Library,Meeting Room 13" 3065 Lely Cultural Parkway,Naples,FL 34113 t I t. . . ' The subject property, consisting of 563± acres, is located south of Davis Boulevard and west of Collier Boulevard in Sections 4,9 and 10,Township 50 South, Range 26 • s East,Collier County,Florida.A formal application(PUDA-PL-20150001416)to Collier 1 , County to amend Ordinance No.95-74,commonly known as the Naples Heritage Golf and Country Club Planned Unit Development,and to amend Ordinance No,2004-41, ! t Collier County Land Development Cede, by amending the appropriate zoning atlas 1 I map or maps by changing the zoning classification of an additional 5.21 acres of '• land zoned Rural Agricultural (A) to Naples Heritage Oa and County Club PUP; by revising the property description; by adding a recreation area and development i 1 standards;by amending the Master Plan and providing an effective date. 1 I1 PROJECT SITE 1 : :. 1 T.• Ii II 'I RADIO ROAD i 1-1?-1 - 11111101°- • . • 1 ' I I • is cgcma HAMM%PUD 141.5 x • . . . to _.,.). 1 4. NAPLES UCIONA,L • 11 $ GOLF CLUB MO La IP • 'II 1.,,,-AINIII I II'%,.nu .911 --HOMES 0F1M.AIVA . , i MADAM 1100P RID i Y1 . . 1=1 U I 1111-J F• .. ' ., 1 IN\ IMF • • Jill . 5 . ' ! ..' . PR5PARED E1Y: NAPLES HERITAGE 551 Erar.re MI GOLF&COUNTRY • Plwrr,Ra97 2.54.2p15/ 3 • . rf.F64_,cojAtEt.a ., PUD - .- ,„„,,,..„.„,,..-.„ ._, Atm....it.(17.. . .= . i . CLUB ' • 1 • WE VALUE YOUR INPUT ' 1 . • Business and property ownere, residents and visitors are welcome to atten d the ;. presentation and discuss the project with the owner and Collier County staff. if you 1 are unable to attend this meeting, but have ctuesilone or corniiiOilts theY-cao be directed by mail,phone,or s-mall to,i' • ::f,,,_ Robert J.Mulhenic,..f051OF,Director of Planning ';. 1-10105ntes,Inc. . • - 950'*oore-Way . • Naples,Florida 34110 . 5 Phone:239-254-2000 1 Erna:bobmulhereehmeng:corn 1 !. 'Please note that the Collier County Public Library does not sponsor or endorse thjs program. 1 . ; No.887265 January 25.2016 I i r 1 1 it �►' Iii{' ` to %!1 �� L.L N8p .corn Published Daily • Naples,FL 34110 Affidavit of Publication State of Florida Counties of Collier and Lee Before the undersigned they serve as the authority, personally appeared Daniel McDermott who on oath says that he serves as Inside Sales Manager of the Naples Daily News,a daily newspaper published at Naples,in Collier Coun- ty, Florida;distributed in Collier and Lee counties of Florida;that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida, and that the said newspaper has heretofore been continuously published in said Collier County, Florida;distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples,in said Collier County,Florida,for a period of one year next pre- ceding the first publication of the attached copy of advertisement;and affiant further says that he has neither paid nor promised any person,or corporation any discount,rebate,commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Customer Ad Number Copyline P.O.# HOLE MONTES&ASSOCIATES INC-AUDI 887265 NIM Pub Dates January 25,2016 (Sign ure of affiant) Sworn to and subscribed before me i ,,r;;Y �, IYONNE GORI ' Notary Public-State of Florida This January 2',2016 Commission #FF 900670 a= My Comm.Expires Jul 16,2019 , , 4 , y"'��i i•` Bonded through National Wary Assn. ' '? 4 ` 9k-e_,. (Signatur- of affiant) X • i. I 22A 11 Monday January 25,2016 U NAPLES DAILY NEWS Presidential campaign 2018 41, 1 q- +, :. Trump visits church,gets lesson in humility . s 3?i s °t4t1 T vS By rllmlvia F• .,-c::: a -�` ,... ~ 4 t,;p? `( ,°' A 34(14,satn s .-;,a 1 ir` sas, i ul 0 h.4 ., r, t1 f c,w 1!,' MUSCATINE.RIB-On llm + { n'�4_,,_ Y, ..,1,..r..,-.-.',--7.` , via 03 ::1.,:.‘,4-.:5.:.Z` - ''� 1G,n second-to-last Sunday ▪ y i 1) �' before the Iowa caucus s 1 ¢ +: '". '•",.. " 8 .0 ."f „7.,,,,,..•,..,3- Donald Trump sett)d I YC x x f, ,- i O I 1:."f •" into a fifth row pew of an m„- a '�' -' i ((p p� I achorchfar alessoa 6 •l+ $�,a:�,� A- (A t r r". 1. humillty. t yJ r :I Idosrt knmvifthat as < ___4,.� :A. .�h -' i.. w aimed t,.„„",perhaps t.rr't" y r 1 I I�l : 06 "5e°e 'hump said aharthe hour. , Democratic presidential candidate Hillary Clinton poses for I long service at the First ; a d•- I uJ seine Sunday with a supporter atter speaking at VaNey South- Presbyterian Church. 1 uS v a woods Freshman High Scheel in West Des Moines,Iowa, Rthggfon voters. j 1 m` mofortactorin theopeWngg C coWestonthepresidenhal f 1 0 _ Clinton confident no need nominating calendar,and i Trump has been wodmg • a for Bloomberg to run hard to build his app i sae— a a >Ii "• among them.Hischie chat- --s1 _- .. a • Q �, Membra Res-Weeny bergs"agood!decd." tenger in the Reyubllean "`°6s1°s`a 0 s Sanders said Bloom- race is Texas See,Ted Cruz, ReWhlican presidential candidate Daeald/rump speak.with the Rev.Or.Pamela Saturniar I Z < 2 herg's entry into the race a conservative preacher's as he arrives fat-services Sunday atflrstPresbyterlan Clmrdt In MaSCatlne,lova. ` WASHINGTON-Democratic would helpmake his point son who has made deep presidential front-runner about the outsizeinfhrestce inroadswithevangeicals. tone afhumillty,included most unloved,the most Fleosenf lecompelled to 1 Hillary Clinton said Sun- of wealth in politics. Tim service, which a reference that caught dlscrimiaatedegainst,the remindChristian audiences I •• day she'll --- "I(Donald Trump wins Trump's campaign in- 'thump's ear, most forgot tenin ourcom- that hewasralsedasaPres- ; ioomberggets in, cited several reporters to "Can you imagine eye munity and in our world." byteriae.Aedhehes waved f save former andMcB New York •+ you're going to have two observe,included hymns, telling hand,'Get lost,I Among those she cited acopyofitiscldldhoodBible • CD City Mayor .s'P. multibillionaires running readings and a prefer- don't need you'or hearing were"the Syrian rein- andaphotoofidsconfirrna- -I i • C M 1 c it a e 1 4 i:!rt for president of the linked man.by the chsldren's the head telling the foot, gees"and"the Mexican Lion at some events as eN• O Bloomb erg i States against ma,"Sanders choir. Cream-colored 'You're fired,your job haa migrants."Trump has ad- dance ofhisupbringing. 1 jV the trouble saidin a se interview slaked glass in the win- been phased rani'"the vacated barring all Syrian "Well I'm proud of it.I i.,';~ t hpearroo!t t of deciding atilt the Aasceeen"eople dew cast eon golden glow, reader said. rehtgeesf from entering the Truotl'mveq when asked i N whether to Michael !Moir the Americaa`peopte At one point.Trump You're fired!" Was country becauseefpntee- Trump said when asked € ca jump into the giaemberp donetwantroseeournatan shared aprayer hook with Trump's signature catch- tial security risks and de- about the practice."Andl L' ca OC 7016race more toward anahgacted Debra Whitaker,an Iowa phrase when he hosted porting tueieodle estimated de remind peony oat of- i N "The way lreadwhathe whom billionaires contra supporter seated to his The Apprentice"televi- II million immigrants liv- t.,betlde remindyeople rn >s C .Q seldis,if'doctgd sonsi m- thepa itaalpmcess.l think right-She put her hand Bien show. 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I was coming,so I doubt has worked to foster rela- all at the beginning...It - The New York Times majority owner of Bloom- Ars offs inn,as church- it.But it's an appropriate tradonps with Christian took a while ` reported Saturday that berg LF parent company goon offend each other phrase." leaden.He received a But Trump has also Bloomberg is cmcamfurt- of Treaty ergNews, wishes of peace,Trump In her sermon,the pas- glowing introduction last made whathave beenseee able will the rise of Sen. 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University inVirginia,and i CM tialiodependent campaign, "Bun I would personally was passed down Ins pew. preaching a message of Atehnee,Trump has ap- saying Inatelnterviewthat CD thanewepaperreported. love to compete with1E- Ono reading arachnid= healing and acceptance p amdtastnsgglemaffirm he had never sought for hedHkose- chaelBleambeeg." service,about the hoped- for"than who are the his Christian credentials. giveness from God- " CO �Clinton �'. '" • PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE N O ` � a, I NEIGHBORHOOD INFORMATION MEETING to Z fit z €,,, b 14,751.1 illtli/ur.txt fkallll S7,1-.;11 I.,L'i 4 I The puhgo 1s Invikd to attend a nelghbarhood nfamatleu mevikre held by Rabrt 1 Mothers,FAJCP d Hole Mertes,Ina.on behalf of the properly owner at the following PL CATION L Yoe end location: _ T esday,February 9,21/16 at 6;30 p.m. 6 E collier county south Regional Library,Meeting Roam"B" C rv'4.• 6065 Lely cultural Parkway,Napfa,FL 0H10 a> Z •.0 Q Er v ,r, �s ® The a°hjecl property,conslspng of E66k eon,Is looted south of Davis Bauhvad ? C >, and west et Colflor Boulevard In doeltons 4,g and 10,Township 50 South.Range 26 E o I--- E I' 1; 1 f t} East,Collier County,Flake.A formal application(PUOA-PL-2O1S0001416)to CsIler I• 7 ? �r u, .r u .It Dountyto emend Ordinance No.95-74,commonly known as the Nryles Heritage Dolt Z N o ` ,i 11,r_'Q i`I h I ti, I t'I, I + •' �. • and Country(Bub Planned Unit Development,and to amend Ordinance No.2004-41, 1 a Gagger County Lend Development Code,by amending the appropriate zoning atlas r < C 15 2? map or maps by changing the zoning clee htniion of an additional 6.21x arms of - Na ties Dally News land zoned Rural Agricultural(A)to Naples Nardage Golf and Country Club PL/D; .�'.,• DOris Reynolds I P by revising the propery description;by addkg a mmeatlon area and development /._ standards;by amending the Beeler Plan and prwltling or e}laatwe date, -lytttll'+h'f+.rt i �0 PROJECTSITE i` f La ►oaf x •-_.J„ SEnmOrs ■I• ate yl ?. . oA set% :� ForvvOrrieRardmenvwiw Chnd "°° 4 • liana cotoer county pubilc : '° beaCotterCountyresident + Nei av •Must nclalne. 1 �1 '7 lg nthlsschotarsh'Pis.mtbased two-yer - - I ar. { .,.. •ApPlkarlt— e' t-s condos. tittitlon. �t �f. d (0 lebrpdhite Post-sewnTory ,—n1 Att m eap,g ''' gUshmalty 't ` ttavelxoof ofvdNnteerhours• G , Q I Apptkant must" t �gmg NAPLES HERiTAOE 3 r de ee. ^Awgl .::.4a GOLF Nw. ,-�;p;50,000 tawardaA-Y _ ,N n" CLUB PUD iri, laftantdetailsabwtthls ev w'g^ ; "JbdOwf>tt73d"alltl5thT1A tpaPPtY,vlslt: t . I- oUtflDw' - WE VALVE YOUR INPUT schGlarshtP a -fU d cent/ggholayghlp N yVlylpi.naplesnews, 0 otrese and property owners,residents and visitors are welcome too attend me •`�'Ug g.d�+P0.'.oh•- ivosentalln and discuss the project with the owner and Collier Dourly Reif.H you J�'r1'T'dl" " �- ' we unable to attend this meeting,but have questions or e080989.,they con he 1• A� ate g i a� ¢l�aftw6 duedtea by max,phone,m e-mail ter:- M�rVk r i NBOB yde�Hi- Robed J,Max FAICP,Okector of Planning Mantes,foe csa c ... Administered by -' era Enawe way Naples,Fbm 94110 y COl'IMULIER•cousdt( tar OF eosnd''''''d-R COUNTY t robe hone: O i 's�jm�eyttr'MIfiK rha�� Cn. Email'noMrwlhere6Mmeng,com i /rr�rtir(( "'" 'Please note that the Collier County Public library dons not sprier or endorse this program. -...-.—.._._ --. rla.erlma Iaavlc/1424L i PA C Emt 2 HOLE MONTES ENGINEERS•PLANNERS•SURVEYORS 950 Encore Way.Naples, Florida 34110.Phone 239.254.2000.Fax:239.254.2099 January 25, 2016 Re: Naples Heritage Golf and Country Club PUD (PUDA-PL-20150001416) HM File No.: 2015.055 1 ry. Dear Property Owner: Please be advised that Robert J. Mulhere,FAICP, of Hole Montes,Inc., on behalf of the property owner, has made a formal application (PUDA-PL-20150001416) to Collier County to amend Ordinance No. 95-74, commonly known as the Naples Heritage Golf and Country Club Planned Unit Development, and to amend Ordinance No. 2004-41, Collier County Land Development Code, by amending the appropriate zoning atlas map or maps by changing the zoning classification of an additional 5.21± acres of land zoned Rural Agricultural (A) to Naples Heritage Golf and Country Club PUD; by revising the property description; by adding a recreation area and development standards; by amending the Master Plan and providing an effective date. The property consists of 5631 acres and is located south of Davis Boulevard and west of Collier Boulevard in Sections 4, 9 and 10,Township 50 South,Range 26 East, Collier County,Florida. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to hear a presentation about this amendment and ask questions. The Neighborhood Information Meeting will be held on Tuesday, February 9, 2016 at 5:30 p.m. at the Collier County South Regional Library,* Meeting Room "B", 8065 Lely Cultural Parkway,Naples,Florida 34113. Should you have questions prior to the meeting,please feel free to contact me at 239-254-2000. Very truly yours, HOLE MONTES,INC. Robert J. Mulhere,FAICP Director of Planning RJM/sek *Please note that the Collier County Public Library does not sponsor or endorse this program. H;\2015120150551WP\YUDZ1MM\Adja cnt Property Owr.e Letter(1-25-2016.decx Naples.Fort Myers • AFFIDAVIT OF COMPLIANCE I hereby certify that pursuant to Ordinance 2004-41, the Collier County Land Development Code, as amended, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the County to be notified. The said notice contained the laymen's description of the site property of proposed change and the date,time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Compliance. (Signature of Applicant) ROBERT J. MULHERE, FAICP (Printed name of Applicant) STATE OF FLORIDA COUNTY OF COLLIER The foregoing Affidavit of compliance was acknowledged before me this 256 day of January, 2016, by ROBERT J. MULHERE, FAICP, who is personally known to me or who has produced as identification. "" STEPHANIE KAROL � ✓(/` ter° ,+`�% Notary Public-State of Florida I• !' Commission M FF 939980 (Signature of Notary Public) My Comm.Expires Mar 9,2020 ,, „ 0• ,, ed through National Notary Assn, • Printed'Name of Notary H:12015120150551WP IPUDZ\NLM\Affidavit of Compliance NIM(1-25-2016).doc Easy Epee Labels i a ® IMM1 gaud along line to ®5160® i i CI use Avery®Template 6160® Feed.Paper rEffirgEnt expose Pop-up Edged 41 A 1 100 DAVIS LLC 1326730 ONTARIO LTD 1394888 ONTARIO LTD 1111 GALLEON DR 4126 STONEBRIDGE CRES 1361 CORNFIELD CRESCENT NAPLES,FL 34102-7707 BURLINGTON,ON GREELY,ON CANADA L7M 4N3 CANADA K4P 1 EB `s " 1394888 ONTARIO LTD 1470049 ONTARIO INC 1492994 ONTARIO INC 1361 CORNFIELD CRESCENT 8 GRAND CEDAR CT 3382 SAWMILL VALLEY DRIVE ii GREELY,ON STITTSVILLE,ON MISSISSAUGA,ON CANADA K4P 1E6 CANADA K2S 1C8 CANADA L5L2Y1 'P • I 2014 DZIALOWSKI RELTY TRUST 7785 DAVIS LLC 7785 DAVIS LLC 62 CARRYING PLACE 2614 TAMIAMI TRAIL NORTH#615 2614 TAMIAMI TRAIL NORTH#615 TRAIL KING,ON NAPLES,FL 34103-0000 NAPLES,FL 34103--0000 CANADA L7B OCB 1. • 7785 DAVIS LLC 7796 DAVIS LLC 7795 DAVIS LLC ' 2614 TAMIAMI TRAIL NORTH#615 2614 TAMIAMI TRAIL NORTH#615 2614 TAMIAMI TRAIL NORTH#615 'I NAPLES,FL 34103--0000 NAPLES,FL 34103-0000 NAPLES,FL' 34103-0000 i •7795 DAVIS LLC 7795 DAVIS LLC • 7795 DAVIS LLC S 2614 TAMIAMI TRAIL NORTH#815 2614 TAMIAMI TRAIL NORTH#615 2614 TAMIAMI TRAIL NORTH#615 NAPLES,FL 34103---0000 NAPLES,FL 34103-0000 NAPLES,FL 34103-0000 : i •7795 DAVIS LLC 7795 DAVIS LLC 7795 DAVIS LLC 2614 TAMIAMI TRAIL NORTH#615 2614 TAMIAMI TRAIL NORTH#615 . 2614 TAMIAMI TRAIL NORTH#615 NAPLES,FL 34103-0000 NAPLES,FL 34103-0000 - NAPLES,FL 34103---0000 3 g i 3 7825 FOUNDERS CIR LLC 7849 FOUNDERS LANE TRUST 7869 CLEMSON ST TRUST 4332 MONTALVO CT 720 GOODLE I I E RD N STE 304 720 GOODLETTE RD N#304 NAPLES,FL 34109--0000 NAPLES,FL 34102-5656 NAPLES,FL 34102-0000 _ I . 7965 PRESERVE LLC ABATECOLA,JOHN P ABBS,CYNITHIA E 562 BLUEBERRY PLACE LINDA M MCDERMOTT 1637 BLAIRMOOR CT FRANKLIN,NJ 07417---0000 .. . 20528 TORRE DEL LAGO ST GROSSE POINTE WO,MI 48236--d-).1 _ - ESTERO,FL 33928---6350 ACE SECURITIES CORP HOME ADAM,HARALD P ADAMS,WARREN B&BARBARA H EQUITY LOAN TRUST 7710 NAPLES HERITAGE DR 8736 NAPLES HERITAGE DR C/O SELECT PORTFOLIO SERVICES NAPLES,FL 34112-2734 NAPLES,FL 34112-2793 3815 S WEST TEMPLE SALT LAKE CITY,UT 84115-0000 • — ADRIEN,ANNE M AHERN ET AL,JOHN F AHERN,RONALD&BARBARA 3 STATE ST 53 CEDARCREST ROAD 7655 ARBOR LAKES CT APT 2214 • MILTON,MA 02186--541B WEST ROXBURY,MA 02132--0000 NAPLES,FL 34112---7548 . . _--._. . — — — ._. .. - —...__ e>tigMettes faclles a Melee ; ® IRepUez a la hachure aft de ,1 wvaniw aveycOm !1 Sens de I ltillera'la rtaharrRt�1emre niAate ! r6nrblar IA rahnrd Pnn.nri 1f-ROn.nn-AVFRV Easy Pestle Labels ® 110Mil Bend along line to <` ��596®® Use��er��Template 5964i� Feet Paper expose Pop°up 1Edgen^ A, j 5 AHERN,STEPHEN P&JANET I AHREN,ALAN W&KATHLEEN D AHRENS TR,PARTICIA R 10 JOAN AVE 931 FARMDALE DR 8600 CEDAR HAMMOCK CIR#1328 it STONEHAM,MA 02180-2374 WEST CAPE MAY,NJ 08204---1143 NAPLES,FL 34112--3367 AKT11 INVESTMENTS LLC ALANO,SAM&MARY ALBERS,EDWARD R&KAREN A 9534 WICKHAM WAY 1 MOORINGS DR 2907 BLACKSTONE DR ORLANDO,FL 32836--0000 PALOS HEIGHTS,IL 60463--1062 DECATUR,IL 62622---8833 g ALEXANDER,LARRY D&MARIEL L ALKHAS,EVELYN H ALLEN FAMILY 2012 LIV TRUST 4184 SAGEWOOD COURT 38 SAWGRASS ST 3870 SAWGRASS WAY APT 2515 GREENWOOD,IN 46143---0000 JACKSON,NJ 08527---4023 NAPLES,FL 34112-3425 s 1 ALLESSI,MICHAEL P ALLEX,STEVEN J&KATHLEEN L ALLIS,EDWARD W&GENEVIEVE L 243 MCCOOK COURT 11419 GULL LAKE DRIVE SW 7645 ARBOR LAKES CT APT 2312 BARTLETT,1L 60103---0000 BRAINERD,MN 56401---0000 NAPLES,FL 34112---DEED 1I t II z ALLISON,RICHARD D&DARLA K ALPHONSO WOFFORD REV TRUST ALTER,FREDERICK J&ROSALIE M 7833 NAPLES HERITAGE DR 40 CAMDEN PARK CT 8355 HERITAGE LINKS CT#1616 NAPLES,FL 34112--2743 SPRINGBORO,OH 45066---8210 NAPLES,FL 34112---7744 1 . 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It' o• a t ! o z �_ v / � Jv L `' ' PI F. u ' PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE Notice is hereby given that a public hearing will be held by the Collier County Planning Commission at 9:00 A.M., on Thursday, May 5, 2016, in the Board of County Commissioners Meeting Room,Third Floor, Collier Government Center,3299 Tamiami Trail East, Naples FL, to consider: An Ordinance of the Board of County Commissioners of Collier County, Florida amending Ordinance No. 95-74,the Naples Heritage Golf and Country Club Planned Unit Development, and amending Ordinance No. 2004-41, the Collier County Land Development Code, by amending the appropriate zoning atlas map or maps by changing the zoning classification of an additional 5.21± acres of land zoned rural Agricultural (A) to Naples Heritage Golf And Country Club PUD; by revising the property description;by adding a recreation area in the golf course district; by revising development standards; by amending the master plan and providing an effective date. The subject property, consisting of 563± acres, is located south of Davis Boulevard and west of Collier Boulevard in Sections 3, 4, 9 and 10, Township 50 South, Range 26 East,Collier County, Florida. [PUDA-PL20150001416] 4 �� ,NTERSTaTF RADIO ROAD (C.R.856) l PROJECT ' LOCATION DAVIS BOULEVARD (SA.84) NAPLES ❑ HERITAGE ❑ a, a rc it z OUNTRY CLUB }o rn w U O J U U All interested parties are invited to appear and be heard. Copies of the proposed ORDINANCE will be made available for inspection at the Collier County Clerk's Office, Fourth Floor, Collier County Government Center, 3299 Tamiami Trail East, Suite 401, Naples, FL,one week prior to the scheduled hearing.Written comments must be filed with the Zoning Division,Zoning Services Section, prior to Thursday, May 5th, 2016. • 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. Collier County Planning Commission Mark Strain, Chairman No.1034759 April 15.2016 SIGN PO TIN INST ACTIONS (CHAPTER 8,COLLIER COUNTY ADMINISTRATIVE CODE FOR LAND DEVELOPMENT) A zoning sign(s) must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen(15)calendar days in advance of the first public hearing and said sign(s)must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs, however these guidelines should not be construed to supersede any requirement of the LDC. For specific sign requirements, please refer to the Administrative Code,Chapter 8 E. I. The sign(s) must be erected in full view of the public, not more than five (5) feet from the nearest street right-of-way or easement. 2. The sign(s)must be securely affixed by nails, staples,or other means to a wood frame or to a wood panel and then fastened securely to a post,or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s) in place,and readable condition until the requested action has been heard and a final decision rendered. If the sign(s) is destroyed, lost, or rendered unreadable,the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY,PERSONALLY APPEARED ROBERT J. MULHERE, FAICP WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER PUDA-PL-20150001416 950 ENCORE WAY / SIGIIIATURE OF APPLICANT OR AGENT STREET OR P.O.BOX ROBERT J. MULHERE, FAICP NAPLES, FL 34110 NAME(TYPED OR PRINTED) CITY,STATE ZIP # HOLE MONTES, INC. STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was sworn to and subscribed before me this 19TH day of APRIL ,20 16, by ROBERT J. MULHERE personally known to me or who produced as identification and who did/did not take an oath. 1 .001114% STEPHANIE KAROL I `.1� ;Ir? ^a vwti W'J It Notary Public•State of Florida ( Signature of Notary Public I. 1 Commission N FF 939980 �y� My Comm.Expires Mat 9,2020 I STEPHANIE KAROL ( ',V Banded through*Monet Notary Assn. Printed Name of Notary Public My Commission Expires: (Stamp with serial number) Rev.3/4/2015 ee r _ 1- e j 17:4°J1 7: } ,8.'114 ~ ' ? 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W 0. m0 °a° E m � - } ` ' ® Z '-a r:U aW = co t a ,W mzm 0 v �o a�" °x a- 0a tea Z Idg --- `2.,,Ygayo W - //C 1mmir O C Z ,per., M 415 Cli LI,=a ��y5y ° a ° ° �C#3 Z W ^0�s h°2swe,., O 9 V , N G oama..Nm of > Z - W}U u?�o c_J e0 Z W D..CC L7 f'tW Wag too O U aZs s'a°m3 , N � W W Osz =ti +r t- ou J =� J ° W u.s W P ¢ � . �rl�� O.C�a 8=Fwcm°s � y Q } In a o .5" W coo z s„, 4 rW-' I' - i 1 April 15,2016 Dear Property Owner: This is to advise you that because you may have interest in the proceedings or you own property located within 500 feet of the following described property that a public hearing will be held by the Collier County Planning Commission (CCPC) of Collier County, Florida, at 9:00 A.M., on May 5, 2016, in the Board of County Commissioners meeting room, third floor, Collier Government Center,3299 Tamiami Trail,Naples FL.,to consider: An Ordinance of the Board of County Commissioners of Collier County,Florida amending Ordinance No.95-74,the Naples Heritage Golf and Country Club Planned Unit Development, and amending Ordinance No. 2004-41,the Collier County Land Development Code, by amending the appropriate zoning atlas map or maps by changing the zoning classification of an additional 5.21± acres of land zoned rural Agricultural(A)to Naples Heritage Golf And Country Club PUD;by revising the property description;by adding a recreation area in the golf course district;by revising development standards;by amending the master plan and providing an effective date.The subject property,consisting of 563±acres,is located south of Davis Boulevard and west of Collier Boulevard in Sections 3, 4,9 and 10,Township 50 South,Range 26 East,Collier County,Florida.[PUDA-PL20150001416] You are invited to appear and be heard at the public hearing.You may also submit your comments in writing. 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 CCPC. 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 ME, 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 Collier County Planning Commission 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. If you are a person with a disability who needs any accommodation in order to participate in this proceeding,you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Department, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. This petition and other pertinent information are kept on file and may be reviewed at the Growth Management Department,Zoning Division building located at 2800 North Horseshoe Drive, Naples, Florida 34104, Please contact me at (239) 252-2931 or ericjohnsonnacolliergov.net to set up an appointment if you wish to review the file. Sincerely, Eric L.Johnson,AICP,CFM,LEED Green Associate Principal Planner tiLwirfaiiii!oltrhob l IDIpIt011111llll ::;',; p , T91 It,r t A�� : :. n f iuup,,�!�i 0111111(111111 Millittligliiiiiiiii : '.: 1- f. Ilit'r,,r7t a. �!r� :`i.`y+� .,�•" d1 U 1' p**,*-11111 ,'� �OIIIIa/Illlllllll,ll„1\1\\\� iii(} Y J *' 1 .�:�I. �111tllllll lllllllllll{0\ N t •,:. .� + {\{111 AA �� pt1 `��IlgllOgp N ' I \� Eiriczak ‘.:4 1111111111101111111k Z Ail .,,,RN ri IIHIIry ., s = r ''ItT s Ow- O `��Onryri�„l/lmullulrnr r Et ttr- i - 3 e:i:i:F:i:::f:Er __ �,. 4Hrllrl11114=^ :.:.::: ..E ih l r.. 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N ; N V 1 a0 ' IN NOLLYVW #/5 aavnainos S ] V ■"r'M 111111I VtlV9tlV8 yaws IT 1 l aWVn3ln•1 Vaveava ••. �' — 3< R s N < 1 '°N P 8m O UMW .0 r��j ICI in `` '.,.. `3 avow Nave A1NnOo a t�l' a O is °AI IMO ---9 1 mamma* 311110d Men .6 I- . W/ COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENT 2015 GMP SMALL SCALE AMENDMENT (ADOPTION HEARINGS) Project/Petition: PL20150002541 /CPSS- 20154/ Companion RZ- PL2014002642 CCPC: May 05, 2016 BCC: May 24, 2016 Clerk's Office Um uwm t� - INIL1t`�T.R?E•T! r- w NOWSHN arm PAW REV910MIL PAW uns A+Kalaa ¢CR7 + M11. OAX CGK4 +� PROJECT MOM Hmamw LOICATION WT`a FAT aM me i OJf OF IllAn 2015 GMP SMALL SCALE AMENDMENT (ADOPTION HEARINGS) Project/Petition: PL20150002541 /CPSS- 20154/ Companion RZ- PL2014002642 CCPC: May 05, 2016 BCC: May 24, 2016 Clerk's Office TABLE OF CONTENTS CCPC — 2015 GMP SMALL SCALE AMENDMENT ADOPTION PL20150002541/CPSS- 2015 -4 CCPC May 05, 2016 (COMPANION TO RZ- PL20140002642) 1) TAB: Adoption Staff Report 2) TAB: Ordinance 3) TAB: Legal Advertisements DOCUMENT: CCPCStaff Report: PL20150002541/CPSS- 2015 -4 DOCUMENT: Adoption Ordinance with Exhibit "A" text and maps: PL20150002541/CPSS- 2015 -4 DOCUMENT: CCPC Advertisement (PL20150002541/CPSS- 2015 -4 & Companion RZ- 20140002642) 4) TAB: Project /Petition DOCUMENT: PL20150002541/CPSS- 2015 -4 LiwH8' Agenda Item 9, 00 PP V STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: May 5, 2016 SUBJECT: PETITION CPSS- 2015 -4 / PL- 20150002541, SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT [ADOPTION HEARING] (Companion to Davis — Radio Commercial to Commercial Rezone PL- 20140002642) ELEMENT: FUTURE LAND USE ELEMENT (FLUE) APPLICANT /OWN ER /AGENTS: Applicant: Robert Morande Davis & Radio, LLC 26880 Wedgewood Drive, #203 Bonita Springs, FL 34134 Agents: Fred E. Hood, AICP Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, Florida 34104 Attorney: Richard Yovanovich, Esq. Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 GEOGRAPHIC LOCATION: The subject site comprises approximately 4.81 acres and is located on the north side of Davis Boulevard (SR 84), and the south side of Radio Road (CR 856), lying approximately 650 ft.:ut west of the intersection of those two roads, and immediately west of the ±3.58 -acre parcel not involved with this amendment (previously under same ownership; now owned by RaceTrac j Petroleum, Inc.), in Section 3, Township 50 South, Range 26 _ East. (Golden Gate Planning Community) Subject Property t- -1— CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. REQUESTED ACTION: This petition seeks to amend the Future Land Use Element (FLUE) text and Future Land Use Map series of the Growth Management Plan (GMP) to establish the Davis — Radio Commercial Subdistrict in the Urban Commercial District for uses allowed in the C -3 (Commercial Intermediate) zoning district and a single C -4 (General Commercial) zoning district commercial use, affecting fewer than ten (10) acres. PURPOSE /DESCRIPTION OF PROJECT: To re- designate the property from the Urban Residential Subdistrict to the Davis — Radio Commercial Subdistrict in the Urban Commercial District to allow air conditioned and mini- and self- storage warehousing in addition to intermediate commercial uses. A companion petition [PL- 20140002642] would rezone this ±4.81 -acre parcel from the C -3 (Commercial Intermediate) zoning district to the C -4 (General Commercial) district, with C -3 uses permitted by right and conditional uses and a single C -4 use. The ±3.58 -acre parcel to the east, previously under same ownership but now owned by RaceTrac Petroleum, Inc., is not part of these petitions and will remain zoned C -3. STAFF ANALYSIS: SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Existing Conditions: SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subject Property: The subject ±4.81 acres is zoned C -3 (Commercial Intermediate) and undeveloped. The present Future Land Use Map designation of Urban Mixed Use District, Urban Residential Subdistrict, allows residential development and a variety of non - residential uses (e.g. community facilities, essential services, etc.). However, the site is identified on the "Consistent by Policy" maps in the Future Land Use Element (FLUE) thus is allowed to develop per its existing C -3 zoning. Surrounding Lands: North of the Subject Property: Across Radio Road, a 4 -lane divided roadway, are undeveloped lands zoned C -2 (Commercial Convenience) and Woodside Lanes Planned Unit Development (PUD) developed with an indoor bowling facility located along Radio Road and Radio Lane. Further to the north and northeast are two undeveloped residential PUDs (MAC, Triad), and the residential developments of Sherwood Park, Palm Springs Village and Saddlebrook Village. The Future Land Use Map designation is Urban Mixed Use District, Urban Residential Subdistrict. East of the Subject Property: Land is zoned C -3 and undeveloped (parcel split from parent site and sold to RaceTrac Petroleum, Inc.). Further to the east, across Radio Road, is land zoned C -3; first lies an undeveloped parcel, then a parcel developed with a convenience store with gas pumps. The Future Land Use Map designation is Urban Mixed Use District, Urban Residential Subdistrict. The 1 -75 and CR 951 Interchange Activity Center" lies less than one -half mile east. South of the Subject Property: Across Davis Boulevard, a 4 -lane divided arterial roadway, land is zoned Cedar Hammock Golf and Country Club PUD and undeveloped (Preserve tract); further south is a golf course and residential development within that PUD. The Future Land Use Map designation is Urban Mixed Use District, Urban Residential Subdistrict. West of the Subject Property: Land is zoned PUD with a Conditional Use for the "CAT Transfer Station ", and developed with a Collier Area Transit (CAT) bus transfer facility (the site formerly contained an auto dealership). Further to the west are the Ibis Club at Naples condominium, zoned RMF -12 (8.9), then —2- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. single - family residences in the Twelve Lakes PUD (aka Madison Park). The Future Land Use Map designation is Urban Mixed Use District, Urban Residential Subdistrict. Identification and Analysis of the Pertinent Criteria in Florida Statutes, Chapter 163.3187, to Qualify as a Small -Scale Comprehensive Plan (GMP) Amendment: The process for adoption of small -scale comprehensive plan amendment requires (in part) the following statutory standards be met, [followed by staff analysis in bracketed text]. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment pertains only to ±4.81 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. [To date, two small scale GMP amendments, totaling ±12.59 acres, have been adopted in calendar year 2016 (Hibiscus Residential Infill Subdistrict of 7.9 ac. and Conditional Uses Subdistrict. Golden Gate Parkway Special Provisions for the Naples Bridge Center of 4.69 ac.)] (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site - specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment shall be permissible under this section. [This amendment is for a site - specific Future Land Use Map change and directly- related text change.] (d) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] In addition, Chapter 163, F.S., Section 163.3177(6)(a)3.g. requires the Future Land Use Element to include "criteria to be used to provide for the compatibility of adjacent land uses ". Such criteria are typically expressed through measures of allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location, traffic generation /attraction, etc. Section 163.3177(6)(a) requires the Future Land Use Element to include "the approximate acreage and general range of density or intensity of use... for the... land area in each... land use category". Subsection (6)(a)l. provides further direction, requiring "each land use category [including Subdistricts]... be defined in terms of uses included [and] building and structure intensities." For the proposed Davis — Radio Commercial Subdistrict, provisions include the acreage and intensity of commercial uses, but not the building intensities. Commercial building intensities are typically dimensional, with a maximum gross floor area by square feet. [emphasis added] —3- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. Generally, the purpose of specifying use intensity parameters is to allow for an evaluation of infrastructure impacts, determine general compatibility with existing and allowed development on nearby properties and within the greater community, and allow for monitoring of land uses so as to determine when additional land use allowances are appropriate (monitor supply and demand at a broad scale so as not to over or under allocate land uses to correlate with population, employment, etc.). The inclusion of a maximum floor area (in square feet) and /or floor area ratio (FAR) in new Subdistricts established in the GMP is not new; this has been required since the mid -1990s by the State agency charged with reviewing GMP amendments for statutory compliance (originally the Florida Department of Community Affairs, now Department of Economic Opportunity). Thus, GMP amendments since that time have included specific intensity parameters — residential density and /or maximum number of dwelling units, maximum commercial square feet and /or FAR, etc.; some have also included development standards, e.g. maximum building height. 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. Refer to application Exhibit "T ", Narrative & Justification of the Proposed GMP Amendment, in general support of the proposed amendment. BACKGROUND. CONSIDERATIONS AND ANALYSIS: Background and Considerations — 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 Re- evaluation Program for the purpose of evaluating properties whose existing zoning was inconsistent with the FLUE and FLUM and that were unimproved — with the intent of possibly downzoning those properties to a zoning district consistent with the new FLUM. Relevant to this petition, the subject property (as it existed at that time — the subject site and abutting parcel to the east comprised a single parcel) was given a compatibility exemption from the new FLUM designations and retained its C -3 zoning designation. With the exception of private sector initiated GMP amendments that establish 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. In summary, the FLUE still directs most new commercial development toward Activity Centers and recognizes the viability of older, commercially -zoned properties where old and new planned land uses are compatible; and, this is a private sector initiated GMP amendment that establishes a site - specific commercial subdistrict. The Subdistrict language proposed by this amendment is found in Exhibit "A ". —4- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. Cnn-.idPratinns- The Subdistrict language proposed: • Includes the acreage and overall intensity of commercial uses, but not a definitive intensity for the individual air conditioned self- storage use. The typical intensity measures for individual uses — such as a limitation on the maximum commercial floor area by square feet, standing alone or in combination with, the limitation on maximum peak hour two way trips — serve to provide for compatibility, maintain the integrity of, and consistency with, other planning designations and land use categories. These objectives can be achieved by applying a floor area limitation to the air conditioned self- storage warehousing use within the 4.81 -acre subject area. Given that the site is presently zoned C -3 and allowed to develop with any C -3 use(s) without a FLUE limitation as to floor area, staff is of the opinion that such a floor area limitation should only be applicable to the new use proposed that necessitates this GMP amendment — the self- storage use. Commercial Analysis Commercial Development: The eastern terminus of Davis Boulevard is anchored by an Interchange Activity Center (IAC) at Collier Boulevard. The subject property lies within 1,700 feet of Interchange Activity Center No. 9. Activity Center No. 9 comprises ±215.4 acres in the northeast quadrant of the CR 951 — 1 -75 interchange, and is zoned for more than 2,467,165 sq. ft. of office, commercial and light industrial uses, in a portion of the City Gate Commerce Park PUD /DRI and White Lake Industrial Corporate Park PUD, with hotels, an automobile service station, restaurants, specialtyjob shops and service providers and labs, offices, indoor warehousing, a gas station and other similar uses located along White Lake Boulevard, Shaw Boulevard and other local streets. City Gate lying outside the Activity Center comprises 138 more acres zoned for 1,920,000 sq. ft. industrial/ office /related services. A County Wastewater Treatment facility located on City Gate Drive is a public use in the A zoning district. This quadrant has more than 193,122 undeveloped yet developable sq. ft. on approximately 109.4 acres available for Interchange Activity Center Uses. Activity Center No. 9 comprises ±111.2 acres in the southeast quadrant of the CR 951 — 1 -75 interchange, and is zoned for ±1,112,000 sq. ft. of essential service, commercial and light industrial uses and developed as the Tollgate Commercial Center PUD /DRI and Forest Glen of Naples PUD, with hotels, restaurants, multiple business park establishments, governmental agency offices, an automobile service station and other similar uses located along Beck Boulevard and local streets. This quadrant has more than 360,374 undeveloped yet developable sq. ft. on approximately 24 acres (net) available for Interchange Activity Center Uses. Activity Center No. 9 comprises ±144.5 acres in the northwest quadrant of the CR 951 — 1 -75 interchange, and is zoned for ±510,000 sq. ft. of health services, educational services, office and commercial uses, as part of Golden Gate Commerce Park PUD, with the Mike Davis Elementary School and Noah's Landing Apartments located along Magnolia Pond Drive and local streets. The Collier Boulevard Mixed Use Commerce Center PUD lies on the south side of Magnolia Pond Drive. This quadrant has approximately 270,000 undeveloped yet developable sq. ft. on ±25.3 acres (net) available for Interchange Activity Center Uses. • Activity Center No. 9 comprises ±213 acres in the southwest quadrant of the CR 951 — 1 -75 interchange, and is zoned for more than 1,287,890 sq. ft. of motels, light industrial uses, offices, —5- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. services, and commercial uses and developed as the 1 -75 /Alligator Alley Commercial PUD, East Gateway PUD, Westport Commerce Center PUD and 1 -75 /Collier Boulevard Mixed Use Commerce Center PUD, with a Walmart Super Center, motel, restaurants, and various businesses located along Bedzel Circle, Business Circle, Davis Boulevard, CR 951 and local streets. This quadrant has approximately 657,348 undeveloped yet developable sq. ft. on ±59.41 acres (net) available for Interchange Activity Center Uses. The above - listed sites are located within the Support Area described in the site location data and analysis submitted with this petition, and currently provide a total of nearly 5,377,055 sq. ft. of commercial, business park and light industrial space — while more than 1,480,844 square feet already approved for these uses have yet to be developed. The subject property also lies approximately 1.5 miles from, and northeast of, Activity Center No. 6. The Davis Blvd. — Santa Barbara Blvd. Activity Center is developed with a convenience store with gas pumps, as part of the ±18 -acre Shoppes at Santa Barbara PUD, and approximately half of the ±37.95 - acre New Hope Ministries Community Facility PUD* (NE quadrant); the undeveloped ±17.11 -acre mixed -use portion of the ±82.51 -acre Taormina Reserve Mixed Use PUD, and the Boys & Girls Club of Collier County in the ±10 -acre C -3 zoning district (SE quadrant); a stand -alone pharmacy, as part of ±16.8 -acre Freestate Commercial PUD ** (SW quadrant), and; an externally- accessed self- storage facility, shopping center with eating establishments, branch bank, etc., as part of ±16 -acre commercial tract in the ±1,093 -acre Berkshire Lakes PUD (NW quadrant). The developable land remaining in this Activity Center where storage- intensity zoning is /may be viable is approximately 28 acres. Notes: * PUD presently requesting changes to allow residential development. ** Zoning designation allows C -4 intensity commercial uses. 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 (CIGM). 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, household size, percentage of income spent on retail goods, etc., an analyst is able to estimate supportable commercial square feet for different commercial intensities for that geography by shopping center type. Market Demand Study: Davidson Engineering prepared a Site Location Data and Analysis (Exhibit "N ") dated December 2015, as a "market study light" in support of the new Subdistrict designation. This exhibit provides an evaluation of alternative sites within the site's Support Area that would function for the proposed use. Comprehensive Planning Section staff utilized the Support Area described in the Site Location Data and Analysis submitted with this petition and available County resources to conduct an evaluation of the CPSS- 2015 -4 proposal, with the following results: Site Location Data and Analysis Introduction Three key criteria for development of a 105,000 sq. ft. indoor self- storage facility (the single use being added via this GMP amendment) are identified as those properties that are 1) a minimum 4.5 acres in size, 2) eligible for C -4 zoning and land uses, and 3) located with access and visibility from an arterial or collector roadway. The Analysis studies a radial Support Area extending 3 miles from the subject site. —6- CPSS- 2015- 4/PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. Competition Analysis Section Two self- storage facilities are present within the 3.0 mile Support Area. These sites are near occupant capacity, do not offer amenities provided by modern self- storage facilities, and feature externally - accessed roll -doors (the single use being added via this GMP amendment is indoor air conditioned and mini- and self- storage warehousing). Alternative Site Locations Section Two properties zoned C-4 (General Commercial) and six PUDs specifically permitting the sought use are evaluated. All these alternative locations pose limitations — due to visibility and access concerns, sizing, or costs associated with the acquisition and development that are not issues presented by the subject property - making them unsuitable for the indoor self- storage facility, as summarized in the table below. Site No. Location Zoning Access Visibility Size Limit Cost Limit Limit Limit NE corner Amerisite 1 Collier Blvd. /A C -4 parcels NO YES * * * ** NO YES ** Better Way 3851 City City Gate 2 Gate Blvd. Commerce YES * * ** YES * * * ** YES * ** YES* Park PUD NE corner Golden 3 Collier Gate NO NO NO YES ** Blvd. /Magnolia Commerce Pond Dr. Park PUD NE corner Joy 1 -75/ 4 Rose Place/ Alligator YES * * ** YES * * * ** NO YES ** Bedzel Circle Alley CPUD NW corner 5 Vista Way/ McMullen YES * * ** YES * * * ** NO YES ** Rattlesnake PUD Hammock Rd. NE corner Tollgate 6 Bush Blvd./ Commercial YES * * ** YES * * * ** NO YES ** Tollhouse Dr. Center PUD Plover Av./ White Lake 7 Shaw Blvd./ Industrial YES * * ** YES * * * ** YES * ** YES* Shearwater Corporate St. Park PUD —7- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. Notes: * Associated with purchase & consolidation ** Associated with purchase & platting * ** Limited by dimensional standards of or uses allowed in PUD * * ** Indirect or restricted access to major roadway * * * ** Restricted visibility from major roadway Conclusion Population figures are not used in this "market study light" as a basis to measure demand. The Site Location Data and Analysis emphasizes the absence of existing indoor self - storage facilities and the lack of suitable alternative sites meeting criteria for site development to conclude demand is evident for climate - controlled self- storage within the subject site's Support Area. [emphasis added] Staff Assessment: The Site Location Data and Analysis lends support to the proposition that a need is evident for a future land use change to introduce an amount of climate - controlled self- storage to this area, and that this location is appropriate to fulfill that need. Staff questions whether the 4.5 acre parcel size criterion is reasonable. The Site Location Data and Analysis does not analyze smaller sites (e.g. two parcels at ±2.25 ac. each) that together, could be comparably appropriate to fulfill the need for storage facilities. In a cursory search, staff found sites ranging from 1.18 to 3.2 acres providing roughly 87,000 to 140,000 sq. ft. of indoor self storage — smaller sites evidently fulfilling the need for storage facilities outside the Support Area elsewhere in the County. Appropriateness of the Site and the Change: The proposed amendment introduces climate - controlled self- storage to existing land zoned for commercial use. FLUE provisions primarily direct new commercial development into Mixed Use Activity Centers, and gives preference to commercial expansion adjacent to both Mixed Use Activity Centers and other commercial designations when additional demand can be demonstrated. This application is neither to allow new commercial development (where none is presently allowed) nor for commercial expansion (onto lands not presently allowed to develop commercially) — but to add a single use to an existing commercial site. The subject site abuts Radio Road, a 4 -lane divided road, and Davis Blvd., a 6 -lane divided road; is already zoned C -3, which allows a wide variety of office, retail and personal service uses; allows a maximum building height of fifty (50) feet; and is surrounded by commercial zoning on three sides and a preserve across Davis Blvd. The closest residential use, Ibis Club at Naples Condo, is ±330 feet to the west (measured from nearest subject property line to nearest residential building), separated from the subject site by the CAT bus facility. The proposed C -4 district allows a maximum building height of seventy -five (75) feet. The petition is generally compatible with surrounding uses, existing and allowed, though maximum building height should be carefully considered during review of the companion rezone petition. Environmental Impacts: Earth Tech Environmental, LLC submitted an Environmental Impact Statement (Exhibit "G "). Collier County Engineering and Natural Resources Division personnel reviewed this report and provided the following analysis: The subject site is 4.81 acres, all of which is vegetated with native vegetation. Native habitats on site consist mainly of pine flatwoods. —8- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. A listed species survey was conducted in March 5, 2015. No listed animal species were observed on the subject property. Several individual plants of wild pine (Tillandsia fasciculata) were identified in trees throughout the property. Requirements for retention /relocation of protected plants are contained within LDC Section 3.04.03. A letter from the Florida Master Site File dated November 5, 2015, lists no previously recorded cultural resources for the property. The project will be subject to the requirement of accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element (CCME) Policy 11.1.3. The provision is also included in LDC Section 2.03.07 E. The subject property is not located in any County well field protection zones. The proposed GMP amendment will have no effect on the requirements of the Conservation and Coastal Management Element (CCME). Native vegetation on site will be required to be retained in accordance with CCME Policy 6.1.1, the requirements of which are also found in LDC Section 3.05.07. Review by the EAC is not required for this amendment. [Stephen Lenberger, Senior Environmental Specialist Engineering and Natural Resources Division] Traffic Capacity /Traffic Circulation Impact Analysis Including Transportation Element Consistency Determination: TR Transportation Consultants, Inc. submitted a Traffic Impact Statement (TIS) as Exhibit "Q ", dated February 22, 2016. Transportation Planning staff reviewed the TIS and determined 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. [Michele Mosca, Project Manager Transportation Planning Section] Public Facilities Impacts: No issues or concerns have been identified regarding impacts upon potable water, wastewater, solid waste, drainage, park and recreational facilities, schools, or EMS and fire protection services. • Potable Water System: Development on the subject project will be served by Collier County potable water services and lies in the County's Water Service Area. The County's Service Area can capably treat up to 52.75 MGPD, with 32.70 MGPD presently being treated and distributed. The anticipated demand for potable water for the project is 413 gallons per day (GPD) — 1,856 peak GPD. Collier County has on -line treatment capacity sufficient to provide water services. • Wastewater Collection & Treatment System: Development on the subject project will be served by Collier County wastewater collection and treatment services and lies in the South Wastewater Service Area. The South Service Area can capably treat up to 16 MGPD, with 11.3 MGPD presently being collected and treated. The anticipated demand for wastewater collection and treatment for the project is also 413 GPD — 1,856 peak. Collier County has on -line treatment capacity sufficient to provide wastewater services. • Solid Waste Collection & Disposal: The solid waste disposal service provider is Collier County Solid Waste Management. The 2015 AUIR notes that the County projects more than 50 years of remaining landfill capacity. —9- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. • Stormwater Management System: The 2015 AUIR identifies one stormwater management improvement project in the vicinity [north] of the subject property — for the Palm Springs Outfall Improvements — which upgrades a presently unimproved `upstream' section of the surface water conveyance system. 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: No adverse impacts to park facilities result from the proposed commercial development. • Schools: No adverse impacts to public school facilities result from the proposed commercial development. • Emergency Medical (EMS) and Fire Rescue Services: The subject property is located within the Greater Naples Fire Rescue District, with its Station 72 located at 3820 Beck Boulevard. EMS services are provided by Collier County, with its Medic Station 75 located at 4590 Santa Barbara Blvd. The proposed commercial development has no anticipated impacts on these safety services. 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 March 15, 2016, 5:30 p.m. at the East Naples Library, located at 8787 Tamiami Trail East, Naples. This NIM was advertised, noticed and held jointly for this small scale GMP amendment petition and companion rezone petition. Three people other than the application team and County staff attended and heard the following information: The agent representing this application (Fred Hood of Davidson Engineering) provided a full description of the proposed changes to the group, including how the two companion requests (GMPA/RZ) cover the additional potential future use allowed in the C -4, General Commercial zoning district. A printed informational handout was distributed to those attending. Some of the features specific to the project site were discussed, including land uses in proximity to the subject property, features of the one proposed use and other locations in the County with the similar land use. Mr. Hood explained how no exceptions or deviations from standard LDC provisions are being pursued. An attendee asked about the proposed location for a 'preserve area'. Mr. Hood explained how the location depicted on the site plan was selected, and that the option for preserving native vegetation off - site may be requested. Further discussion surrounded points of access, signage and landscape buffering. No one present expressed opposition. NIM summary minutes, prepared by the applicant team, are included in this petition package. The meeting was ended at approximately 5:50 p.m. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] FINDINGS AND CONCLUSIONS: The following findings and conclusions result from the reviews and analyses of this request: • The infrastructure needed to serve the development can be provided without related levels of service concerns. • The impact from the development on the environment does not pose adverse impact concerns. —10- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. • This amendment affects no known historic or archaeological sites. • The site is presently designated in the GMP for non - commercial development but the GMP does allow this undeveloped site to be developed per its existing C -3 zoning. • The CAT facility presently serves as a boundary of use intensity along both Davis Boulevard and the Radio Road corridors, with more - intense uses developed to the east and less- intense uses developed to the west. • The submitted data and analysis is complete and adequate to support this amendment. • Based on data and analysis submitted for the supply of existing and potential self- storage facility development within the study area for the subject site, the need for the more - intense commercial use contemplated by this amendment to serve the surrounding residential areas has been demonstrated. • A companion rezone petition has been submitted concurrent with this GMPA application. • The petition allows uses generally compatible with surrounding properties. • A building floor area limitation needs to be added to the Subdistrict text for the self- storage use. LEGAL CONSIDERATIONS: A copy of this Staff Report was provided to the Office of the County Attorney and has been approved as to form and legality. The criteria for land use text and map amendments are in Section 163.3177(1)f. and Sections 163.3177(6)(a)2. and 8., Florida Statutes. This staff report was reviewed by the County Attorney's Office on April 11, 2016. [HFAC] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition PL20150002541/ CPSS- 2015 -4 to the Board of County Commissioners with a recommendation not to approve for adoption and transmittal to the Florida Department of Economic Opportunity, as proposed. Staff does, however, recommend that the FLUE language below be adopted and transmitted to the Florida Department of Economic Opportunity. Revise Subdistrict language in accordance with the changes appearing below, in double- underline and double strike - through format: C. Urban Commercial District * ** * ** * ** * ** * ** text break * ** * ** * ** * ** * ** 12. Davis — Radio Commercial Subdistrict The Davis — Radio Commercial Subdistrict comprises approximately 4.81 acres, is located on the north side of Davis Boulevard (SR 84), the south side of Radio Road (CR 856), immediately east of the Collier Area Transit (CAT) Facility, and is depicted on the Davis — Radio Commercial Subdistrict Map. This Subdistrict is intended primarily to promote convenience and intermediate commercial development to serve existing and future residential development in the immediate area. The development of this Subdistrict shall comply with the following restrictions, limitations and sta ncia rc� s —11- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. a. Allowable uses are those permitted by right and by conditional use in the C -3 Commercial Intermediate, zoninq district, as listed in the Collier County Land Development Code and motor freight transportation and warehousing (SIC Group 4225 air conditioned and mini- and self - storage warehousing only). b. The maximum commercial intensity of the air conditioned and mini- and self - storage warehousing use shall be limited to 105.000 square feet of gross floor area [Remainder of page intentionally left blank] —12- CPSS- 2015 -4 / PL20150002541 Davis — Radio Commercial Subdistrict Agenda Item 9. ^+ DATE: 1)3. ,d— CORBY C MID r, AICP, PRINCI AL PLANNER l( COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: DATE: DAVID WEEKS, AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: MIKE BOSI, AICP, DIRECTOR, ZONING DIVISION APPROVED BY: AkMES FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT APjRV7&E/ DAVID S. WILKISON, DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT PETITION No.: CPSS - 2015 -4 / PL20150002541 Staff Report for the May 5, 2016, CCPC Meeting. DATE: Y- 1`f- 1, DATE: - / I F 1 DATE: 41� t // e NOTE: This petition has been scheduled for the May 24, 2016, BCC Meeting. –13- CPSS- 2015 -4! PL20150002541 Davis — Radio Commercial Suodistrict ORDINANCE NO. 16- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE DAVIS -RADIO COMMERCIAL SUBDISTRICT TO ALLOW C -3 INTERMEDIATE COMMERCIAL DEVELOPMENT, AND MINI AND SELF STORAGE WAREHOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF RADIO ROAD, WEST OF THE DAVIS BOULEVARD AND RADIO ROAD INTERSECTION IN SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 4.81 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. [PL20150002541 / CPSS- 2015 -41 WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., 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, Davis -Radio Road LLC requested an amendment to the Future Land Use Element and Future Land Use Map and Map Series to create the Radio Road Commercial 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 WHEREAS, the Collier County Planning Commission (CCPC) on May 5, 2016 considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and [I5 -CMP- 00962130 1 of PL20 1 5000254 1 /CPSS- 2015 -4— Davis-Radio Commercial Subdistrict Small Scale GMPA — rev. 3/24/16 Words underlined are added, words stFuek *.-eugb have been deleted. 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 May 24, 2016; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small scale amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text amendment is attached hereto as Exhibit "A" and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a resolution affirming its effective status, a copy of which resolution shall be sent to the state land planning agency. [15 -CMP- 009621 30 PL2015000254]/CPSS- 2015 -4 — Davis -Radio Commercial Subdistrict Small Scale GMPA — rev. 3/24/16 Words underlined are added, words stdek thfetto have been deleted. 2 of 3 PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2016. ATTEST: DWIGHT E. BROCK, CLERK Deputy Clerk Approved as to form and legality: i. �l: Heidi Ashton- Cicko, Managing Assistant County Attorney BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA DONNA FIALA, Chairman Attachment: Exhibit A — Proposed Text Amendment & Map Amendment [ 15 -CMP- 009621 30 PL2015000254I /CPSS- 2015 -4 — Davis -Radio Commercial Subdistrict Small Scale GMPA — rev. 3/24/16 Words underlined are added, words str -tee through have been deleted. 3 of 3 P L20150002541 /C PSS- 2015 -4 EXHIBIT "A" FUTURE LAND USE ELEMENT FUTURE LAND USE MAP SERIES Davis — Radio Commercial Subdistrict * ** * ** * ** * ** *** text break * ** * ** * ** * ** * ** Policy 1.1: [page iv] [Page 10] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: * ** * ** * ** * ** * ** text break * ** * ** * ** * ** * ** 16. Collier Boulevard Community Facility Subdistrict 17. Hibiscus Residential Infill Subdistrict 18. Vincentian Mixed Use Subdistrict 19. Davis — Radio Commercial Subdistrict * ** * ** * ** * ** * ** text break * ** * ** * ** * ** * ** I. URBAN DESIGNATION [Page 26] * ** * ** * ** * ** * ** text break * ** * ** * ** * ** ** 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed -Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach /Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston /Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict. Davis — Radio Commercial Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston /Pine Ridge Commercial Infill Subdistrict, Livingston Road /Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict, Goodlette /Pine Ridge Commercial Infill Subdistrict; Orange Blossom /Airport Crossroads Commercial Subdistrict, in the Bayshore /Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. * ** * ** * ** * ** * ** text break * ** * ** * ** * ** * ** °age of 1 Words underlined are added; words stFuGk thFough are deleted. Row of asterisks ( * * ** * * ** * * * *) denotes break in text. PL20150002541 /CPSS- 2015 -4 C. Urban — Commercial District [Page 67] * ** * ** * ** * ** * ** text break * ** * ** * ** * ** * ** 12. Davis — Radio Commercial Subdistrict The Davis — Radio Commercial Subdistrict comprises approximately 4.81 acres, is located on the north side of Davis Boulevard (SR 84), the south side of Radio Road (CR 856), immediately east of the Collier Area Transit (CAT) Facility, and is depicted on the Davis — Radio Commercial Subdistrict Map. This Subdistrict is intended primarily to promote convenience and intermediate commercial development to serve existing and future residential development in the immediate area. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses are those permitted by right and by conditional use in the C -3, Commercial Intermediate zoning district as listed in the Collier County Land Development Code, and motor freight transportation and warehousing (SIC Group 4225, air conditioned and mini - and self - storage warehousing only). * ** * ** * ** * ** * ** text break * ** * ** * ** * ** * ** FUTURE LAND USE MAP SERIES [Page 140] * ** * ** * ** * ** * ** text break * ** * ** * ** * ** * ** Gordon River Greenway Conservation Area Designation Map Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis — Radio Commercial Subdistrict Map page Oi- 2 Words underlined are added: words stwsk4*Gu # are deleted. Row of asterisks ( * * ** * * ** * " * *) denotes break in text. EXHIBIT A DAVIS - RADIO COMMERCIAL SUBDISTRICT OQ COLLIER COUNTY, FLORIDA RADIO ROAD C.R. 856 I I i I I PREPARED BY: GIS /CAD MAPPING SECTIDN GROWTH MANAGEMENT DEPARTMENT DATE: 3/2016 FlLE: CPSS - 2015- 4A.DWG 1� i RADIO LANE 1p �9\ I�090 SCALE 0 300 FT. 600 FT. PETITION PL20150002541 / CPSS -2015-4 T40S 1 T47S I T405 1 T40S 1 T505 1 T51S 1 T 52 3 1 T63S ■ p t� g 6 R � � R 5 F3 g t a 8 R a � k' ffi � t a � to � ga A i inno3 oavMO� W Elm 0❑O9[1 ❑■ ®ice yy� ygygyq # l7 Q �f ¢1 g. ii u gjg ypj j }i�e! g ■g o � ii � 5� �� ;� y �� i � 8�!■ X � i eCp3 Y�� C pp W gQY81 s N Cgg EEA d gsK ;ai C V 2 4 C C Wfip W <�■■ g p7� y■ ® a8 �j g(6y k V i Sl tl Y9 4 i S Y i y i � iihi tl 5 P! C I W W ' D D A C 9 LL U w � N c y I t B � \ S Vl de 2 a — y N 6 : $ Go W QC �pp ••Q • � /, ' � � t�� J � o W U c cc 0� u s •� �.. '� p� 40 H ' 1 W a N nsh us 'wN C N 0 a S 0f 1 S Lt 1 S 60 1 S 64 1 1 S 09 1 S t4 1 S Z4 1 S S4 1 1�6�eI13�LR�''kl�S�gi�y ; All- L Lfi p px � � a a= � � ; ;( } 6�st 4 4 g gg � �p � �F "? � �: a a� a a� git>; 1 }�: � ;jgg�'i . 0 A A r " 3 . i if 1 11 i ig`V4Vv�Vl�' ° °- � ��✓''V.gg?� Elm 0❑O9[1 ❑■ ®ice yy� ygygyq # l7 Q �f ¢1 g. ii u gjg ypj j }i�e! g ■g o � ii � 5� �� ;� y �� i � 8�!■ X � i eCp3 Y�� C pp W gQY81 s N Cgg EEA d gsK ;ai C V 2 4 C C Wfip W <�■■ g p7� y■ ® a8 �j g(6y k V i Sl tl Y9 4 i S Y i y i � iihi tl 5 P! C I W W ' D D A C 9 LL U w � N c y I t B � \ S Vl de 2 a — y N 6 : $ Go W QC �pp ••Q • � /, ' � � t�� J � o W U c cc 0� u s •� �.. '� p� 40 H ' 1 W a N nsh us 'wN C N 0 a S 0f 1 S Lt 1 S 60 1 S 64 1 1 S 09 1 S t4 1 S Z4 1 S S4 1 PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCE(S) Notice is hereby given that the Collier County Planning Commission will hold a public hearing on Thursday, May 05, 2016 commencing at 9:00 a.m., in the Board of County Commissioners Chamber, Third Floor, Collier County Government Center, 3299 Tamiami Trail East, 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 FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY ADDING THE DAVIS -RADIO COMMERCIAL SUBDISTRICT TO ALLOW C -3 INTERMEDIATE COMMERCIAL DEVELOPMENT, AND MINI AND SELF STORAGE WAREHOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF RADIO ROAD, WEST OF THE DAVIS BOULEVARD AND RADIO ROAD INTERSECTION IN SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 4.81 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. [PL20150002541 / CPSS- 2015 -4] 8 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004 -41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE COMMERCIAL INTERMEDIATE DISTRICT (C -3) ZONING DISTRICT TO THE GENERAL COMMERCIAL DISTRICT (C -4) ZONING DISTRICT FOR A PROJECT KNOWN AS THE DAVIS -RADIO REZONE LOCATED ON THE SOUTH SIDE OF RADIO ROAD, WEST OF THE INTERSECTION OF DAVIS BOULEVARD AND RADIO ROAD IN SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 4.81± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [RZ- PL20140002642] LAKES SOMMER 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 Tamiami Trail East, 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, May 05, 2016, 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. 1030107 April 15. 2016 BERKSHIRE MAGNOLIA GOLDEN GATE LAKES HERON POND COMMERCE (DRI) LAKES PARK CITYGATE COLLIER BLVD. (DRI) INTERSTATE -75 MIXED USE COMMERCE 35 CENTER 33 SHERWO D 34 Y WHITE LAKE BERKSHIRE PARK INDUSTRIAL PARK O a GREEN ; (DR) HERON ODSIDE TRIAD w a I_75/ (DRI) ANES o � AWGA7 o ALLEY TOLL GATE RADIO ROAD (C.R. 856) unc N w PUD COMMERCIAL PLAZA (DRI) GALLMAN a OLDS I -75 /COLLIER o m'� � ¢ WESTPORT BOULEVARD � az F TWELVE COMMERCE CENTER COMMERCIAL m mz Z a LAKES ENTER 2 4a ig a a 4 ��° 3 PROJECT CEDAR LOCATION WILDWO HAMMOCK r EL � °P NAPLES HERITAGE Q m NEW HO FOREST GLEN GOLF AND COUNTRY CLUB OF NAPLES RAY�IN VEERING osoN www davidsonengineeri ng. com 4365 Radio Road, Suite 201 • Naples, FL 34104 • P (239) 434.6060 • F (239) 434.6084 Corby Schmidt, AICP Principal Planner Collier County Growth Management 2800 N Horseshoe Drive Naples, FL 34104 RE. Davis — Radio Commercial Subdistrict SSGMPA PL201500025411 CPSS- 2015 -4 2 "d Review Dear Mr. Schmidt, In response to your comments, issued January 25, 2016, we offer the following responses. Comprehensive Planning Comments Related to the Application Form February 25, 2016 Page 1 1. App. item I.B. Print size is too small here; revise using legible -size print to disclose ownership to a person, as needed for conflicts' check. Use legible -size print throughout — typically no smaller than the type /font size used in the application form itself. Response: Application item I.B. has been updated, using a legible -size font. Page 4 2. App. Items IV.A & C. Using only map titles is insufficient; revise entry to direct readers the corresponding map exhibits /attachments. Responses would likely read: "See Exhibit "S "— Countywide FLUM" or "Refer to Exhibit "T" —FLUM Series Subdistrict Inset Map ". Response: The Application has been revised throughout, directing readers to the corresponding Exhibits and Attachments. Comprehensive Planning Comments Related to Specific Exhibits 1. Exhibit "C" (Proposed Future Land Use Element Text Amendments) Revise Subdistrict language in accordance with the changes appearing below, in double - underline and double strike - through format; staff may recommend further modification to proposed FLUE language, as part of the substantive review. Response: Exhibit "C" has been revised per the recommendations given below, with the exception of the request for a square footage limitation on the maximum commercial intensity. The square footage limitation will be handled at the PUD Rezone stage (Reference companion PUD Rezone PL20140002642). DE B. Urban Mixed Use District * ** * ** * ** * ** * ** text break * ** * ** * ** * ** * ** 12. Davis — Radio Commercial Subdistrict The Davis — Radio Commercial Subdistrict comprises approximately 4.81 acres, is located on the north side of Davis Boulevard (SR 84). the south side of Radio Road (CR 856). immediately east of the Collier Area Transit (CAT) Facility. and is depicted on the Davis — Radio Commercial Subdistrict Map. ") s f@r ' ' ' •�`° �' •• ---- This Subdistrict is intended primarily to promote convenience and intermediate commercial development to serve existing and future residential development in the immediate area. ..II,,...,,� :. +L, ,, f � r '] r a - ,. .J •. - +..: ,. +.. ....J ll:..., : +,, .J !' n �..... ,J ,, ,J L, ,, �,,...�. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses are those permitted by right and by conditional use in the C -3. Commercial Intermediate_ zoning district, as listed in the Collier County Land Development Code, and motor freight transportation and warehousing (SIC Group 4225. air conditioned and mini- and self - storage warehousing only). b. The maximum commercial intensity shall be limited to [provide a square foot limitation figure here that correlates with the TISI sq. ft. of gross floor area. [Note: Based upon the revised TIS, it may be appropriate to list more than one square foot limitation linked to land use, e.g. 105,000 sq. ft. of self - storage use or 6,000 sq. ft. of C -3 uses; also, if the intent is not to limit one or the other, that is to allow some self - storage and come C -3 uses, then provide a ratio of sq. ft. to allow such a mixture of uses] • Add the amendment text to reflect this new Subdistrict name in Policy 1.1.B.; within the URBAN DESIGNATION, in paragraph no. 12; and, in the FUTURE LAND USE MAP SERIES at the end of the FLUE; Response: The amendment text to reflect this new Subdistrict name in Policy 1.1.B. has been added (page 11]; within the Urban - Commercial District, in paragraph no. 12 (page26]; and, in the FUTURE LAND USE MAP SERIES at the end of the FLUE [YES; ON PAGE 144]. DE • Specific proposed map exhibits are absent. 1. Provide [Subdistrict depicted on a] FLUE Countywide Future Land Use Map (FLUM). Response: A FLUE Countywide Future Land Use Map (FLUM) has been included as Exhibit "V ". 2. Provide a black & white Subdistrict [FLUE inset] map. Response: A black and white Subdistrict (FLUE inset) map has been included as Exhibit "W ". Revise Exhibit "I" (Future Land Use Map) to show all GMP planning designations in the area — initial review finds certain subdistrict and other designations to be missing. This exhibit may use the adopted Countywide FLUM as its basis, or a similarly- formatted, more accurate map, to be sufficient. Response: Exhibit "I" has been revised to show all GMP Planning designations in the area. • Provide a legal description for the 4.81 -acre subject property from Exhibit "P" (Boundary Survey) on a separate 8.5" x 11" sheet. Response: An 8.5" x 11" legal description has been included and is now part of Exhibit "P ". Revise Exhibit "R" (Analysis of Public Facility Impacts) to reconcile the discrepant square footage figures, deciding between the "101,000" used in this exhibit and the "105,000" used elsewhere. Adjust other application materials and Subdistrict language as necessary to reflect the final figure chosen. Response: Exhibit "R" has been updated to show a figure of 105,000 sq ft. Comprehensive Planning Comments related generally to all exhibits: • Ensure that application "form" pages clearly identify and direct readers to all attachments and exhibits. Use legible -size print throughout — typically no smaller than the type /font size used in the application form itself. Realize that the reviewers of this application will include lay persons, including members of the CCPC and BCC. Response: Acknowledged. The Application directs readers throughout to attachments and exhibits. A legible -size font is also used throughout. All exhibits should be labeled for ease of finding and consistency throughout. Ensure the first page of each exhibit /attachment is labeled [at top center, or in lower right -side corner] whether accompanied by a cover sheet or not. Response: All exhibits are labeled and numbered for ease of finding. Re -name or re -label "List of Exhibits" entries to match the names, titles and labels shown on cover sheets and exhibits, and as necessary, to correspond with application form naming, structure and order, e.g. Exhibit "I" is inaccurately titled as, "Future Land Use Subdistricts ", when the title provided on the List of Exhibits is more accurate, "Future Land Use Map ". QE RM"RQM Response: All exhibit titles and labels now match the "List of Exhibits ". • Show dates on exhibits reflecting their dates of preparation; in particular, County GIS- sourced map exhibits that show only the year the underlying map was created — not the actual dates of application team's preparation. Response: Dates on exhibits reflecting their dates of preparation have been added. Stormwater and Environmental Planning Comments: The materials submitted are sufficient to enable staff to conduct a formal [substantive] review concerning environmental matters of the Davis — Radio Commercial Subdistrict. Environmental Planning review staff has not identified any preliminary issues with respect to the initial submittal of the proposed amendment and has no preliminary substantive review comments to provide at this time. Response: Acknowledged. Transportation Planning Comments: Transportation Planning reviewers provided comments /corrections that need to be addressed for Transportation Planning review: • Reference page 4 of the TIS, Table 1 indicates 105,000 sf of indoor self- storage, however this sf limit is not provided /limited in this GMPA request. Please indicate how this sf calculation was determined and if this is a real limitation of the amendment request (if so the amendment request should be /needs to be revised accordingly). Response: The square footage limitation will be handled at the PUD Rezone stage (Reference companion PUD Rezone PL20140002642). Also, on this page please also include /provide the self- storage /warehouse trip generation calculations to confirm they are less than the hardware calculations provided (this request is for clarification /confirmation). Response: This information was provided in the Appendix of the original TIS and is included in the revised TIS. As with previous reviewer's comments, Transportation Planning reviewers recommend the self- storage facility use square footage limitation appear in application materials and in the Subdistrict language. Response: The square footage limitation will be handled at the PUD Rezone stage (Reference companion PUD Rezone PL20140002642). • Please revise the TIS to provide /use 2015 AUIR numbers instead of 2014. Understanding that the methodology notes indicate 2014 and the application was received before January 2016, the BCC had adopted the 2015 AUIR before the December submittal date and clearly the GMPA will be going to hearings under the current 2015 AUIR timeframe. As staff needs to use the 2015 numbers in our review, for consistency and to avoid confusion at time of hearings staff is requesting this update. 4 DE Response: This information is included in the revised TIS prepared by TR Transportation Consultants. • Reference Figure 2 of the TIS, please revise the contribution of indicate 55% between access on Davis and the intersection of Davis and Radio (just for clarification /clarity), and revise /indicate 30% on Davis east of the intersection with Radio instead of 35 %. Response: Figure 2 was revised to better reflect the trip distribution of inbound and outbound trips due to the fact that the site access drive to Davis Boulevard is restricted. Public Utilities Planning and Proiect Management Comments The application is sufficient to enable staff to conduct a formal [substantive] review concerning public utilities matters. Public Utilities review staff has not identified any preliminary issues with respect to the initial submittal of the proposed amendment and has no preliminary substantive review comments to provide at this time. Response: Acknowledged. Closing Remarks: Application copies have been utilized by reviewers or kept for the file, but the original application is available for return. Once the petition has been modified to address the above items, re- submit an original plus four copies, all properly assembled, for a second sufficiency review. In accordance with Resolution No. 12 -234, please contact staff if the application team expects to need more than 30 calendar days from the date of this letter to address deficiencies and other matters [as paragraph C of Resolution No. 12 -234 provides 30 days for responding to this letter with modified materials and supplemental data]. There is uncertainty as to the timing of this application moving forward to transmittal hearings. Also, note that only a preliminary substantive review has been conducted and that a full substantive review will not be completed until this application has been found sufficient. This petition also lends support to a companion commercial rezone petition. That commercial -to- commercial rezone (ref. PL20140002642) would allow for uses allowed in the C -4, General Commercial zoning district. The initial rezone petition is based on the addition of a maximum square footage area and number of self- storage units, but offers no maximum floor area or storage unit count in Subdistrict provisions. As the companion request is a "straight" rezone —and no such limitations would be found in PUD materials —the addition of a square footage cap to the Subdistrict language becomes crucial. When updating application materials after insufficiencies are resolved, please be sure the latest iteration of one request coincides with the other — in an apples -to- apples match up. Two related issues disrupting these companion items from moving forward are their separate submittal dates and staggered timelines. Please make every effort to synch your GMP amendment and rezone resubmittals to align future review and consideration dates. Response: Acknowledged. DE Should you have any questions or require any additional information, please feel free to contact me at 239.434.6060 ext 2961. Sincerely, Frederick E. Hood, AICP Senior Planner Proposed Growth Management Plan Amendment DAVIS — RADIO COMMERCIAL SUBDISTRICT SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT Prepared For: Davis and Radio, LLC c/o Bob Morande 26880 Wedgewood Drive, #203 Bonita Springs, FL 34134 and Prepared By: Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, FL 34104 February 2016 DE NWPi ON tNt'•try {. E.4traG LIST OF EXHIBITS Application to Amend the Growth Management Plan Exhibit A Professional Qualifications Sheet Exhibit B Proposed SSGMPA Text Amendment Language Exhibit C Location Map Exhibit D USGS Quad Map Exhibit E Aerial Plan with Florida Land Cover Classification System Overlay Exhibit F Environmental Impact Statement Exhibit G Zoning Map Exhibit H Future Land Use Map Exhibit I Historical /Archaeological Probability Exhibit J Proximity to Public Services Map Exhibit K Recorded Warranty Deed Exhibit L Letter of Authorization Exhibit M Alternative Site Analysis Exhibit N Master Concept Plan Exhibit 0 Boundary Survey/ Legal Description Exhibit P Traffic Impact Statement Exhibit Q Level of Service Comparative Analysis Exhibit R Utility Availability Statement Exhibit S Justification of the Proposed SSGMPA Amendment Exhibit T Planning Communities Map Exhibit U Future Land Use Element Countywide Future Land Use Map Exhibit V Future Land Use Element Inset Map Exhibit W DAVIS - RADIO COMMERCIAL SUBDIS] RICI February 2016 www.davidsonengineering.com 8 DE M EXHIBIT "A" APPLICATION TO AMEND THE GROWTH MANAGEMENT PLAN DAVIS - RADIO COMMERCIAL SUBDISTRICT February 2016 www.davidsonengineering.com APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER PRE - APPLICATION CONFERENCE DATE DATE SUFFICIENT DATE RECEIVED_ November 17, 2015 This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239 -252- 2400. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97 -431 as amended by Resolution 98 -18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239 - 252 -2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant Robert Morande Company Davis &Radio, LL-%a Address 26880 Wedgewood Drive, City Bonita Springs #203 State FL Zip Code 34134 Phone Number 860.209.6635 Fax Number N/A B. Name of Agent * Frederick E. Hood, AICP & Richard Yovanovich, P.A. • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Davidson Engineering, Inc. / Coleman, Yovanovich & Koester Address 4365 Radio Road, Suite 201 / 4001 North Tamiami Trail, Suite 300 City Naples State FL Zip Code 34104 / 34103 Phone Number239.434.6060 / 239.435.3535 Fax Number 239.434.6084 C. Name of Owner (s) of Record Davis & Radio, LLC Address 26880 Wedgewood Drive, #203 City Bonita Springs State FL Phone Number (860) 209 -6635 Fax Number N/A Zip Code 34134 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. 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). 10 Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock Davis & Radio, LLC 100% Robert J. Morande, President 100% 26880 Wedgwood Drive, #203 Bonita Springs, FL 34134 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 contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership iE Date of Contract: F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. Name and Address G. Date subject property acquired Subject property was purchased September 18, 2007. See Exhibit "L" for the warranty deed. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION See attached Boundary Survey and Legal Description, as Exhibit "P" B. GENERAL LOCATION Northwest corner of Davis Blvd and Radio Road, within Collier County, Naples, Florida C. PLANNING COMMUNITY Golden Gate D. TAZ 251 E. SIZE IN ACRES 4.81 +/- acres F. ZONING Commercial (C -s) G. SURROUNDING LAND USE PATTERN Please see Exhibit "o" for the surrounding land use patterns. H. FUTURE LAND USE MAP DESIGNATION (S) URBAN RESIDENTIAL SUBDISTRICT IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Traffic Circulation Sub - Element Aviation Sub - Element Sanitary Sewer Sub - Element Solid Waste Sub - Element Recreation /Open Space Mass Transit Sub - Element Potable Water Sub - Element NGWAR Sub - Element Drainage Sub - Element IF, Capital Improvement Element CCME Element Exhibits C, I, v & w Future Land Use Element Golden Gate Master Plan Immokalee Master Plan AMEND PAGE (S) SEE BELOW OF THE FUTURE LAND USE ELEMENT AS FOLLOWS: (Use ^1 il - flare��to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: THIS AMENDMENT WILL AFFECT POLICY 1.1.B. OF THE FUTURE LAND USE ELEMENT, BY ADDING AN NEW URBAN COMMERICAL SUBDISTRICT. PLEASE SEE EXHIBITS C, I, V & W C. AMEND FUTURE LAND USE MAP (S) DESIGNATION FROM URBAN RESIDENTIAL SUBDISTRICT TO DAVIS - RADIO COMMERCIAL SUBDISTRICT (SEE EXHIBITS C, 1, V & D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) N/A E. DESCRIBE ADDITINAL CHANGES REQUESTED: CREATE DAVIS- RADIO COMMERCIAL SUBDISTRICT MAP PLEASE SEE EXHIBIT W for the Future Land Use Inset Map V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I" =400'. At least one copy reduced to 8- 1 /2 x 11 shall be provided of all aerials and /or maps. A. LAND USE Exhibits L & O Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. Exhibit Provide most recent aerial of site showing subject boundaries, source, and date. Exhibit O Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION Exhibit 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 Exhibits F & G 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 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and /or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.),Identify historic and /or 13 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: No 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. No Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J -1 1.006(1)(a)7.a, F.A.C.) No Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J -1 1.006(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. No Does the proposed land use cause an increase in density and /or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J- 5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9-1-11.007, F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: EXHIBIT S & T Potable Water The subject property will be served by the existing potable water system serving the area EXHIBIT S & T Sanitary Sewer (Collier County Public Utilities). Please see Exhibits "S" and "T ". EXHIBIT R Arterial & Collector Roads; Name specific road and LOS x Drainage The proposed project will provide water management design consistent with SFWMD criteria. x Solid Waste The subject property shall be served by the existing solid waste provider serving the area (Waste Management). N/A 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 K 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 R, Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire 14 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. (Plus proportionate share of advertising costs) INCLUDED $9,000.00 non - refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) EXHIBIT L Proof of ownership (copy of deed) EXHIBIT M Notarized Letter of Authorization if Agent is not the Owner (See attached form) INCLUDED 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. * If you have held a pre - application meeting and paid the pre - application fee of $250.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre - application fees are included in the total application submittal fee. Otherwise the overage will be applied to future proportionate share advertising costs. * 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. 15 DE DlwlySON February 2016 EXHIBIT "B" PROFESSIONAL QUALIFICATIONS SHEET www.davidsonengineering.com 16 EXHIBIT "B" PROFESSIONAL QUALIFICATIONS SHEET Davidson Engineering, Inc. Frederick E. Hood, AICP Senior Planner Mr. Hood has a Bachelor's of Urban Planning from the University of Cincinnati's College of Design Architecture Art and Planning. He has been a member of the American Institute of Certified Planners (AICP) and has practiced land planning in Southwest Florida since 2006. During his career in urban planning, for over twelve years, Mr. Hood has managed large and small development projects while working closely with a myriad of land development professionals in the physical development and policy adoption of residential, commercial, mixed -use, institutional and industrial projects. Mr. Hood has been tendered and accepted as an expert in land planning in cities and counties throughout Florida as well as being tendered as an expert witness in the area of Urban and Land Use Planning. Mr. Hood continues to attend continuing education seminars to remain current on planning theory and methodologies in an ever - changing regulatory environment. Earth Tech Environmental, LLC Jeremy Sterk Ecologist \ Partner Jeremy has been an environmental consultant in Southwest Florida since 1994 and has worked on projects throughout Collier, Lee, Hendry, DeSoto, Glades, and Charlotte counties. Jeremy holds an active real estate license and his experience in the early stages of property due diligence studies greatly assists clients in making informed decisions. His extensive and varied experience allows him to successfully guide clients through the local, state, and federal permitting maze. This experience includes environmental land use planning, environmental resource permitting, vegetation and habitat mapping, protected species surveys, protected species management plans, environmental impact statements, property use studies, post permit compliance, and GIS \ GPS mapping. In 1998, he wrote an ecological assessment computer model for the South Florida Water Management District as part of the South Lee County Watershed Study. Jeremy is certified by the Florida Fish and Wildlife Conservation Commission (FWC) as a Gopher Tortoise Agent. In addition to authoring dozens of habitat and species management plans, in 2007, Jeremy co- authored the first habitat conservation plan (HCP) in the nation to address incidental take issues for both red cockaded woodpeckers (RCW) and Florida panther on the same property. Jeremy was a member of the Conservation Collier Land Acquisition Advisory Committee from 2009 to 2014 and is currently a member of the Development Services Advisory Committee (DSAC). 17 TR Transportation Consultants, Inc. REID C. FELLOWS, P.E. Vice President Mr. Fellows has significant experience in preparing street lighting plans, pursuant to criteria set forth by the Florida Department of Transportation, as well as, AASHTO and ANSI /IESNA RP -8 -00. Experience includes both pole mounted and bridge deck mounted street lights, conducting photometric calculations, coordinating service point design and conductor wire determinations. Coleman, Yovanovich and Koester Richard D. Yovanovich Attorney at Law Rich Yovanovich is one of Coleman, Yovanovich and Koester's shareholders. He was an Assistant County Attorney for Collier County from 1990 -1994. As an Assistant County Attorney he focused on land development and construction matters. Mr. Yovanovich represents clients in complex matters before courts, arbitration panels and local and state agencies. Mr. Yovanovich has an extraordinary amount of experience in real estate zoning, construction and land -use, including projects ranging from residential and commercial projects to large developments of regional impact. Awards and Recognition • Named to Florida's Legal Elite by Florida Trend Magazine in 2011 Professional Activities /Associations • The Florida Bar • Collier County Bar Association Civic /Charitable Activities /Associations • Member, Furman University Trustees Council, 2007 - • Director, Leadership Collier Foundation 2009- • Member, Board of Directors, Holocaust Museum of Southwest Florida 2007- • Member, Leadership Collier, Class of 2000 • Member, Board of Directors, Collier Building Industry Association (Director 2004 -2008, Vice President 2006 -2007) • Member, Board of Directors, Immokalee Friendship House (2003 -2007) 18 DE �AVIDSON NGINf ERINC February 2016 EXHIBIT "C" Proposed SSGMPA Text Amendment Language www.davidsonengineering.com 19 EXHIBIT "C" PROPOSED FUTURE LAND USE ELEMENT TEXT AMENDMENT Policy 1.1. The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: B. URBAN - COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict (V) 3. Livingston /Pine Ridge Commercial Infill Subdistrict 4. Business Park Subdistrict (VI) S. Research and Technology Park Subdistrict (VI) 6. Livingston Road /Eatonwood Lane Commercial Infill Subdistrict (VI) 7. Livingston Road Commercial Infill Subdistrict (XII) 8. Commercial Mixed Use Subdistrict (XIV)(XV) 9. Livingston Road /Veterans Memorial Boulevard Commercial Infill Subdistrict (XV) 10. Goodlette /Pine Ridge Commercial Infill Subdistrict (XIX) 11. Orange Blossom /Airport Crossroads Commercial Subdistrict VI XV 12. Davis — Radio Commercial Subdistrict 11 Words 54bl;,FGug" are deletions; words underlined are additions. February 2016 4111 EXHIBIT "C" PROPOSED FUTURE LAND USE ELEMENT TEXT AMENDMENT ( II)( IV)( V)( VI )(xl)(xIV)(xV)(xlx)(XXVI)(xLI) 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed -Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach /Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston /Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston /Pine Ridge Commercial Infill Subdistrict, Livingston Road /Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road /Veterans Memorial Boulevard Commercial Infill Subdistrict, Goodlette /Pine Ridge Commercial Infill Subdistrict; Orange Blossom /Airport Crossroads Commercial Subdistrict, Davis — Radio Commercial Subdistrict, in the Bayshore /Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. 26 Words StFUe hFG ugh are deletions; words underlined are additions. February 2016 21 EXHIBIT "C" PROPOSED FUTURE LAND USE ELEMENT TEXT AMENDMENT C. Urban -Commercial District 12. Davis — Radio Commercial Subdistrict The Davis — Radio Commercial Subdistrict comprises approximately 4.81 acres, is located on the north side of Davis Boulevard (SR 84), the south side of Radio Road (CR 856), immediately east of the Collier Area Transit (CAT) Facility, and is depicted on the Davis — Radio Commercial Subdistrict Map. This Subdistrict is intended primarily to promote convenience and intermediate commercial development to serve existing and future residential development in the immediate area. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses are those permitted by right and by conditional use in the C -3, Commercial Intermediate, zoning district, as listed in the Collier County Land Development Code, and motor freight transportation and warehousing (SIC Group 4225, air conditioned and mini- and self - storage warehousing only). Words are deletions; words underlined are additions. February 2016 10% DE DAYRP.9,N EXHIBIT "D" LOCATION MAP • February 2016 www.davidsonengineering.com 23 P ' \ , W • e- Wz � wZ rd.: 2 p I O O Z F_ Q E, o ---I 0 m =Z L �4 °, c 4.4 VD 00 N .. U X i . . _,. u) M 1-4 O U O a Cr 12 °O U cn L' 7 J >-. Q o,-VD ::.3':',1"'.g.:::.'''.: J &., *fie.■ uw` ct O J ›- Z ' 'ill- - -: L11 w LL1 J D l w Lo .:: ,. . ,. rwi, 0 ., ,k >_ A' ' v N a 4, � Z P J I- m . 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ENVIRONMENTAL IMPACT STATEMENT Project: RADIO-DAVIS PARCEL SECTION 03 TOWNSHIP 50 SOUTH, RANGE 26 EAST APPROXIMATELY 4.81 ACRES Presented to: COLLIER COUNTY ENVIRONMENTAL SERVICES DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FL 34104 Dated: March 10, 2015 Updated: August 25, 2015 Updated: February 24, 2016 Earth Tech Environmental,LLC 1455 Rail Head Boulevard Suite 8,Naples,FL 34110 www.etenviron.com 30 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) ENVIRONMENTAL IMPACT STATEMENT Responsible person who wrote the EIS and his/her education and job related environmental experience. The author of this Environmental Impact Statement is: Jeremy Sterk,B.S., Biology Earth Tech Environmental, LLC 1455 Rail Head Boulevard, Suite 8 Naples,Florida 34110 Phone: 239-304-0030 Email:j.sterk @etenviron.com Jeremy Sterk has over 20 years of professional environmental experience in Southwest Florida. A resume for Jeremy Sterk is included as Exhibit 1. Location Map: Exhibit 2: 8.5"x11"Project Location Map The following environmental data has been provided for the subject property and formatted according to Collier County LDC 3.08.00 A.4 3.08.00 A4. Environmental Data. The following information shall be submitted,where applicable,to evaluate projects. a. Wetlands. Identify on a current aerial,the location and acreage of all Collier County/SFWMD jurisdictional wetlands according to the Florida Land Use Cover and Forms Classification System(FLUCFCS)and include this information on the site development plan(SDP)or construction plan and final subdivision plat(PPL).Wetlands must be verified by the South Florida Water Management District(SFWMD)or Florida Department of Environmental Protection(DEP)prior to SDP or PPL approval. For sites in the RFMU district,provide an assessment in accordance with LDC section 3.05.07 F and identify on the FLUCFCS map the location of all high quality wetlands having functionality scores of at least 0.65 WRAP or 0.7 UMAM and their location within the proposed development plan. Sites with high quality wetlands must have their functionality scores verified by the SFWMD or DEP prior to the first development order approval. Where functionality scores have not been verified by either the SFWMD or DEP, scores must be reviewed and accepted by County staff, consistent with State regulation. 31 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) Exhibit 3: Exhibit 3 is an upland\ wetland map for the Radio-Davis Parcel at 1"=200'. No jurisdictional wetlands are present on the property. Exhibit 4: A wetland jurisdictional has been completed by the South Florida Water Management District (SFWMD). They have confirmed the parcel does not contain jurisdictional wetlands. See attached confirmation letter. Exhibit 5: NRCS Soils Map at 1"=200'. Two soils types are present on the property: NRCS 14,Pineda fine sand, limestone substratum(hydric) NRCS 21, Boca fine sand(non-hydric) ii. SDP or PPL with impacts to 5 or more acres of wetlands shall provide an analysis of potential water quality impacts of the project by evaluating water quality loadings expected from the project(post development conditions considering the proposed land uses and stormwater management controls)compared with water quality loadings of the project area as it exists in its pre-development conditions.The analysis shall be performed using methodologies approved by Federal and State water quality agencies,and must demonstrate no increase in nutrients(nitrogen and phosphorous)loadings in the post development scenario. Not applicable. There are no wetlands on the subject property. Where treated stormwater is allowed to be directed into preserves,show how the criteria in LDC section 3.05.07 H have been met. Not applicable. No stormwater will be directed into the onsite preserve. iv. Where native vegetation is retained on site,provide a topographic map to a half foot and, where possible,provide elevations within each of the FLUCFCS Codes identified on site. For a SDP or PPL, include this information on the site plans. Exhibit 6: USGS Quad Map of site and vicinity. See attached USGS quad map for topographic information. From the quad map,there is less than a 1/2 foot variation throughout the property. b. Listed Species and Bald Eagle Nests and Nest Protection Zones. Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological communities similar to those existing on site.The survey shall be conducted in accordance with the guidelines or recommendations of the Florida Fish and Wildlife Conservation Commission(FFWCC)and the U.S. Fish and Wildlife Service(USFWS). Survey times may be reduced or waived where an initial habitat assessment by the 32 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) environmental consultant indicates that the likelihood of listed species occurrence is low,as determined by the FFWCC and USFWS. Where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, the survey time may be reduced or waived by the County Manager or designee,when the project is not reviewed or technical assistance not provided by the FFWCC and USFWS. Additional survey time may be required if listed species are discovered. Exhibit 7: Protected Species Survey. A copy of the protected is attached as Exhibit 11. The protected species survey indicates that the only listed species observed on the property was common wild pine. In addition,the following regional listed species maps are included for the property: Exhibit 8: Bald Eagle Nests in the vicinity of the subject property. All documented bald eagle nests are significantly west of the subject property. Exhibit 9: Black Bear Telemetry in the vicinity of the subject property. Documented black bear telemetry from the Florida Fish and Wildlife Conservation Commission (FCW). Shows activity to the east of the parcel,but the documented dates are extremely old. Exhibit 10: Florida Panther Information in the vicinity of the subject property. The nearest U.S.Fish&Wildlife Service(USFWS)documented primary panther habitat and telemetry locations are east of Collier Boulevard (CR 951). The property is outside the Florida Panther Consultation Area and we don't expect the property will require consultation with the USFWS for Florida panther. Exhibit 11: Red-cockaded Woodpecker(RCW)in the vicinity of the subject property. The nearest active RCW clusters in western Collier County are located more than 2 miles from the subject property. Based on this distance and the intensity of development around it, it's unlikely that the subject property provides foraging habitat for RCW. ii. Provide a survey for listed plants identified in LDC section 3.04.03. Exhibit 7: Protected Species Survey. A copy of the protected is attached as Exhibit 11. The protected species survey indicates that the only listed species observed on the property was common wild pine. Wildlife habitat management and monitoring plans in accordance with LDC section 3.04.00 shall be required where listed species are utilizing the site or where wildlife habitat management and monitoring plans are required by the FFWCC or USFWS. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. Identify the location of listed species nests,burrows,dens, foraging areas,and the location of any bald eagle nests or nest protection zones on the native vegetation aerial with FLUCFCS overlay for the site. Wildlife habitat management plans shall be included on the SDP or PPL.Bald eagle management plans are required for sites containing bald eagle nests or nest protection zones,copies of which shall be included on the SDP or PPL. 33 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) The protected species survey indicates that the only listed species observed on the property was common wild pine. No wildlife management plans are required. c. Native vegetation preservation. For sites or portions of sites cleared of native vegetation or in agricultural operation, provide documentation that the parcel(s)were issued a permit to be cleared and are in compliance with the 25 year rezone limitation pursuant to LDC section 10.02.06.For sites permitted to be cleared prior to July 2003,provide documentation that the parcel(s)are in compliance with the 10 year rezone limitation previously identified in the GMP.Criteria defining native vegetation and determining the legality,process and criteria for clearing are found in LDC Chapter 3 and LDC section 10.02.06. Not applicable. The entire property is undeveloped and was mapped as native vegetation. ii. Identify on a current aerial the acreage, location and community types of all upland and wetland habitats on the project site,according to the Florida Land Use Cover and Forms Classification System(FLUCFCS),and provide a legend for each of the FLUCFCS Codes identified.Aerials and overlay information must be legible at the scale provided. Provide calculations for the acreage of native vegetation required to be retained on-site. Include the above referenced calculations and aerials on the SDP or PPL.In a separate report,demonstrate how the preserve selection criteria pursuant to LDC section 3.05.07 have been met. Where applicable, include in this report an aerial showing the project boundaries along with any undeveloped land,preserves,natural flowways or other natural land features, located on abutting properties. Exhibit 12: 8.5"x11"FLUCCS mapping on a 2015 aerial at a scale of 1"-200' Exhibit 13: 8.5"X 11"sheet with only FLUCCS mapping(no aerial) Listed below are the FLUCCS communities identified on the site. See Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for definitions. All the communities identified on the site are uplands. FLUCCS 411-El, Pine Flatwoods, 0 to 25%Exotics (3.56 Acres Total) Canopy vegetation is dominated by slash pine and scattered cabbage palm. Midstory includes saw palmetto, myrsine, bracken fern, rusty lyonia. Other vegetation present includes sumac, smilax, grapevine, poison ivy, love vine, scattered ear leaf acacia, Brazilian pepper,and ceasarweed. FLUCCS 411G-El, Pine Flatwoods-Graminoid, 0 to 25%Exotics (0.98 Acres Total) Canopy vegetation is dominated by slash pine and scattered cabbage palm. Midstory includes Brazilian pepper and wax myrtle. Other vegetation present includes broom sedge, smilax,grapevine,poison ivy,and scattered wiregrass. Unlike the southern pine flatwoods 34 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) community,this portion of the site is upland but does not contain the dense palmetto mid- story. FLUCCS 411-E2, Pine Flatwoods, 26 to 50%Exotics (0.21 Acres Total) This portion of the property,located along the west property line contains a pine flatwoods community similar those previously described with the exception that Brazilian pepper invasion is greater. FLUCCS 743, Spoil Area, 51 to 75%Exotics (0.06 Acres Total) Canopy vegetation on this spoil was dominated by lead tree. Groundcover was generally absent due to dense shading. The following table is summary of FLUCCS communities and corresponding acreages: 411-E1 Pine Flatwoods(0 to 25% Exotics) 3.56 acres 411G-E1 Pine Flatwoods Graminoid (0 to 25% 0.98 acres Exotics) 411-E2 Pine Flatwoods (26 to 50% Exotics) 0.21 acres 743-E3 Spoil Area(51 to 75% Exotics) 0.06 acres Site Total: 4.81 acres Exhibit 14: Existing Native vegetation map at 1"=200'. The majority of the property is a native pine flatwoods habitat with exotic densities less than 25%. The entire property qualifies as existing native vegetation. This makes the acreage of existing native vegetation on the property 4.81 acres. Exhibit 15: Proposed Preserve Location. The proposed post development preserve on the property was chosen to provide a single contiguous preserve. The pine flatwoods habitat present on the parcel is consistent throughout and therefore habitat quality did not factor into location selection. Exotics throughout the property are generally less than 25%;these will be removed prior to CO. There are no preserves on adjacent properties to align to. The property does qualify for offsite native vegetation preservation. Include on a separate site plan,the project boundary and the land use designations and overlays for the RLSA,RFMU, ST and ACSC-ST districts.Include this information on the SDP or PPL. Exhibit 16: Collier County Zoning Map. The Collier County zoning map shows the property is currently zoned as C-3. It also confirms that there are no special treatment(ST) areas present on the property. This information will be included on the SDP or PPL when they are submitted. iv. Where off-site preservation of native vegetation is proposed in lieu of on-site,demonstrate that the criteria in LDC section 3.05.07 have been met and provide a note on the SDP or 35 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) PPL indicating the type of donation(monetary payment or land donation)identified to satisfy the requirement. Include on the SDP or PPL,a location map(s)and property identification number(s)of the off-site parcel(s) if off-site donation of land is to occur. The parcel does meet the criteria for offsite native vegetation preservation. If this route is pursued during SDP or PPL,the appropriate information documenting satisfaction of criteria in LDC section 3.05.07 will be provided. d. General environmental requirements. Provide the results of any Environmental Assessments and/or Audits of the property, along with a narrative of the measures needed to remediate if required by DEP. No other environmental assessments have been conducted on the property. The property has never been developed. ii. Soil and/or ground water sampling shall be required at the time of first development order submittal for sites that occupy farm fields(crop fields,cattle dipping ponds,chemical mixing areas),golf courses,landfill or junkyards or for sites where hazardous products exceeding 250 gallons of liquid or 1,000 pounds of solids were stored or processed or where hazardous wastes in excess of 220 pounds per month or 110 gallons at any point in time were generated or stored. The amount of sampling and testing shall be determined by a registered professional with experience in the field of Environmental Site Assessment and shall at a minimum test for organochlorine pesticides(U.S. Environmental Protection Agency(EPA)8081)and Resource Conservation and Recovery Act(RCRA)8 metals using Florida Department of Environmental Protection(DEP)soil sampling Standard Operating Procedure(SOP)FS 3000, in areas suspected of being used for mixing and at discharge point of water management system. Sampling should occur randomly if no points of contamination are obvious. Include a background soil analysis from an undeveloped location hydraulically upgradient of the potentially contaminated site. Soil sampling should occur just below the root zone,about 6 to 12 inches below ground surface or as otherwise agreed upon with the registered professional with experience in the field of Environmental Site Assessment. Include in or with the Environmental Site Assessment,the acceptable State and Federal pollutant levels for the types of contamination found on site and indicate in the Assessment,when the contaminants are over these levels. If this analysis has been done as part of an Environmental Audit then the report shall be submitted. The County shall coordinate with the DEP where contamination exceeding applicable DEP standards is identified on site or where an Environmental Audit or Environmental Assessment has been submitted. Not Applicable. The site has never been developed. 36 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) III. Shoreline development must provide an analysis demonstrating that the project will remain fully functional for its intended use after a six-inch rise in sea level. Not Applicable. iv. Provide justification for deviations from environmental LDC provisions pursuant to GMP CCME Policy 6.1.1 (13), if requested. Not Applicable.No deviations from environmental LDC provisions are being requested. v. Where applicable,provide evidence of the issuance of all applicable federal and/or state oil and gas permits for proposed oil and gas activities in Collier County. Include all state permits that comply with the requirements of Chapter 62C-25 through 62C-30,F.A.C., as those rules existed on January 13, 2005. Not Applicable. e. Other LDC requirements. Identify any Wellfield Risk Management Special Treatment Overlay Zones(WRM-ST) within the project area and provide an analysis for how the project design avoids the most intensive land uses within the most sensitive WRM-STs and will comply with the WRM-ST pursuant to LDC section 3.06.00. Include the location of the Wellfield Risk Management Special Treatment Overlay Zones on the SDP or PPL.For land use applications such as standard and PUD rezones and CUs,provide a separate site plan or zoning map with the project boundary and Wellfield Risk Management Special Treatment Overlay Zones identified. Exhibit 16: Collier County Zoning Map. The Collier County zoning map shows the property is currently zoned as C-3. It also confirms that there are no special treatment(ST) areas present on the property. This information will be included on the SDP or PPL when they are submitted. H. Demonstrate that the design of the proposed stormwater management system and analysis of water quality and quantity impacts fully incorporate the requirements of the Watershed Management regulations of LDC section 3.07.00. The proposed control elevation for the project will be determined during Site Development Plan (SDP) permitting and will be based on control elevations already permitted for the recent Radio Road \ Davis Boulevard road improvements and the adjacent Collier Area 37 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) Transit (CAT) facility. The property will receive a water management permit from the SFWMD and will be permitted according to Collier County criteria(during SDP). For sites located in the Big Cypress Area of Critical State Concern-Special Treatment overlay district(ACSC-ST), show how the project is consistent with the development standards and regulations in LDC section 4.02.14. Not Applicable. iv. For multi-slip dock facilities with ten slips or more, and for all marina facilities,show how the project is consistent with LDCsection 5.05.02.Refer to the Manatee Protection Plan for site specific requirements of the Manatee Protection Plan not included in LDC section 5.05.02. Not Applicable. v. For development orders within RFMU sending lands, show how the project is consistent with each of the applicable Objectives and Policies of the Conservation and Coastal Management Element of the GMP. Not Applicable. f. Additional data.The County Manager or designee may require additional data or information necessary to evaluate the project's compliance with the LDC and GMP requirements. No additional data has been requested. 38 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 1: EIS AUTHOR RESUME 39 JEREMY Mr. Sterk joined Earth Tech Environmental LLC in 2013 as an Ecologist with more than 20 years of private and public sector experience in the environmental field. STERK Relevant Experience Partner\ Ecologist Jeremy has been an environmental consultant in Southwest Florida since 1994 and has worked on projects throughout Collier, Lee, Hendry, DeSoto, Glades, and Charlotte counties. Jeremy holds an active real estate license and his experience in the early stages of property due diligence j.sterk@etenviron.com studies greatly assists clients in making informed decisions. His extensive and varied experience 239.595.4929 allows him to successfully guide clients through the local,state,and federal permitting maze. This experience includes environmental land use planning, environmental resource permitting, vegetation and habitat mapping, protected species surveys, protected species management plans, Years Experience environmental impact statements, property use studies, post permit compliance, and GIS \ GPS 20 years mapping. In 1998, he wrote an ecological assessment computer model for the South Florida Water Management District as part of the South Lee County Watershed Study. Education/Training B.S.Aquatic Biology(I 994), In addition to authoring dozens of habitat and species management plans, in 2007, Jeremy co- St. Cloud State University authored the first habitat conservation plan (HCP) in the nation to address incidental take issues for both red cockaded woodpeckers(RCW)and Florida panther on the same property. Professional Affiliations Early in his career,Jeremy was the principal investigator of a field research project in the Bahamas that utilized telemetry tracking to study the swimming speed of sub-adult lemon sharks. Florida Association of Environmental Professionals Jeremy has experience in all the following: Protected Species Surveys Environmental Resource Permitting(ERP) Phase I Environmental Site Assessments(ESA) Vegetation&Habitat Mapping Listed Species Management Plans USFWS Section 7 Permitting Water Use Monitoring&Compliance Wetland&Water Level Monitoring Preserve Management Plans Environmental Impact Statements(EIS) Post Permit Compliance Project Management Environmental Land Use Planning GIS/GPS Mapping&Exhibits Native Vegetation Restoration Plans Bald Eagle Monitoring Incidental Take Permitting Lake Management Plans Site and Aerial Photography Due Diligence Reports Gopher Tortoise Surveys, Permitting,& Wetland Delineation\Jurisdictional Relocations Determinations Relevant Certifications/Credentials Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent— Permit No.GTA-09-00192 Florida Association of Environmental Professionals — member since January 1995: served on the Board of Directors for the Southwest Florida Chapter from (2008— 2012). Past Secretary,Vice President,&President. Conservation Collier Land Acquisition Advisory Committee,Chairman of the Lands Evaluation and Management Subcommittee.(2009 to 2014). Collier County Development Services Advisory Committee(DSAC)(2015 to Present). Publications Sundstrom, L.F.,J.Sterk,&S.H.Gruber. 1998.Effects of a speed-sensing transmitter on the swimming speed of lemon sharks.Bahamas J.Sci.6(I): 12-22. (0a5th re 239.304.0030 I www.etenviron.com Envi C 40 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 2: LOCATION MAP 41 P. W �oQ N Q ;s f- -cr, N z krl 410 0 — — �z «� `tixr {� 00 Q • s i�N CA N w U a N �s'�" O �y Z 1— N M Q \ • z 0 - o • I- Z ,h 0_ +ai��i ^ y ill Ear o_ - ., o n _, 0 . 2 1.1111110jirn Ill st o U •j�. � i1 W H► o Elf <Millirt W cv � \ V U: •w ♦ J a cr 1111FS Prim I;c- Ldi.' 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O Z i. k �9'' v a Z A-0, , o cn T.4 gat '4 rt" U O. z ' � ti a p W .4" `P 7 `� an D a w * �,,1�4�y k*�' to Q Q $O g O N '► x P . . u a a �P'V' i' a ej r N. v 0 ' k N v m if n J w co co i co N ¢w x z~ d zp� o o no zo/ w¢�M?b k O W w N Q v- O�� g < Iw , z a 2 CD co �e r w 411111111111111Pr Vs,W a s s �1wM a p .- s. ...,. _-I, . ,.i' Ls : . .'t. l':.": ':':$, - t" Z P . I J_ i ( J ; +: - ''i lc, i ,,- ,,,,,_..-...,, .-',:, .c3 0 0 i''9„, - ct s } ...e'em xe A , R fix ct 't _i. awl � "+.!.4' Ad 99. /PXw"13�2JVd31ONIS dey�pue�d�-puel3aM\SI JVaaed peon sined�?J31�1O�S1�3f0?Jd\s�uewnood nu313�`J 44 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 4: SFWMD WETLAND JURISDICTIONAL 45 a 11 SOUTH FLORIDA WATER ENT D A A EM M N G ISTRICT Regulation Division May 5, 2015 Mr. Robert Morande Radio and Davis, LLC 26073 Fawnwood Court Bonita Springs, FL 34134-8690 Subject: Radio and Davis Parcel — Informal Wetland Determination Environmental Resource Permit Application No. 150311-3 Permit No. 11-00015-IF Collier County Dear Mr. Morande: The District offers the following in response to your request for a determination of the jurisdictional wetland and other surface water (OSW) boundaries located within the subject property. Karyn Allman, of the Natural Resource Management Division, conducted a site inspection on April 17, 2015 with Jeremy Sterk of Earth Tech Environmental. The project boundaries shown on the attached aerial exhibits define the area that was inspected. The project consists of approximately 8.39 acres. Based on the information provided and the results of the site inspection, no jurisdictional wetlands as defined in Chapter 62-340 Florida Administrative Code (F.A.C) have been identified on the original property inspected. The onsite upland habitats consist of 5.34 acres of upland pine flatwoods with less than 25% exotic infestation, 0.21 acres of upland pine flatwoods with greater than 25% exotic infestation, 2.59 acres of pine flatwoods with a graminoid understory with less than 25% exotic infestation, and 0.25 acres of disturbed vegetated land with greater than 50% exotic infestation. The following exhibits are attached: Location Map (Exhibit 1.0), a FLUCCS habitat map (Exhibit 2.0), and a Soils Map (Exhibit 3.0). This correspondence is an informal jurisdictional wetland determination pursuant to Section 373.421(6), Florida Statutes and Section 62-312.040(7), FAC. It does not bind the District, its agents or employees, nor does it convey any legal rights, expressed or implied. Persons obtaining this informal jurisdictional determination are not entitled to rely upon it for purposes DISTRICT HEADQUARTERS: 3301 Gun Club Road,West Palm Beach,Florida 33406 • (561)686-8800 • (800)432-2045 Mailing Address: PO BOX 24680 West Palm Beach FL,33416-4680 05/05/2015 LOWER WEST COAST SERVICE CENTER:2301 McGregor Boulevard,Fort Myers,FL 33901 •(239)338-2929• (800)248-1201 OKEECHOBEE SERVICE CENTER: 3800 N.W.l6"'Blvd,Suite A,Okeechobee,FL 34972 •(863)462-5260 • (800)250-4200 ORLANDO SERVICE CENTER: 1707 Orlando Central Parkway,Suite 200,Orlando FL 32809 •(407)858-6100 • (800)250-4250 46 Mr. Robert Morande Radio and Davis Parcel — Informal Wetland Determination, Application No. 150311-3 May 5, 2015 Page 2 of compliance with provision of law or District rules. A binding jurisdictional determination may be obtained by submitting an application to the South Florida Water Management District. Sincerely, C )41'444- d -:21'4*'442'ffir Laura P. Layman Section Leader South Florida Water Management District Enclosure: Exhibits cc: Jeremy Sterk, Earth Tech Environmental (j.sterk @etenviron.com) Tunis McElwain, USACE (Tunis.W.McElwain @usace.army.mil) 47 NOTICE OF RIGHTS As required by Sections 120.569(1), and 120.60(3), Fla. Stat., the following is notice of the opportunities which may be available for administrative hearing or judicial review when the substantial interests of a party are determined by an agency. Please note that this Notice of Rights is not intended to provide legal advice. Not all the legal proceedings detailed below may be an applicable or appropriate remedy. You may wish to consult an attorney regarding your legal rights. RIGHT TO REQUEST ADMINISTRATIVE HEARING A person whose substantial interests are or may be affected by the South Florida Water Management District's (SFWMD or District) action has the right to request an administrative hearing on that action pursuant to Sections 120.569 and 120.57, Fla. Stat. Persons seeking a hearing on a SFWMD decision which does or may affect their substantial interests shall file a petition for hearing with the District Clerk within 21 days of receipt of written notice of the decision, unless one of the following shorter time periods apply: 1) within 14 days of the notice of consolidated intent to grant or deny concurrently reviewed applications for environmental resource permits and use of sovereign submerged lands pursuant to Section 373.427, Fla. Stat.; or 2) within 14 days of service of an Administrative Order pursuant to Subsection 373.119(1), Fla. Stat. "Receipt of written notice of agency decision" means receipt of either written notice through mail, electronic mail, or posting that the SFWMD has or intends to take final agency action, or publication of notice that the SFWMD has or intends to take final agency action. Any person who receives written notice of a SFWMD decision and fails to file a written request for hearing within the timeframe described above waives the right to request a hearing on that decision. FILING INSTRUCTIONS The Petition must be filed with the Office of the District Clerk of the SFWMD. Filings with the District Clerk may be made by mail, hand-delivery, or e-mail. Filings by facsimile will not be accepted after October 1, 2014. A petition for administrative hearing or other document is deemed filed upon receipt during normal business hours by the District Clerk at SFWMD headquarters in West Palm Beach, Florida. Any document received by the office of the District Clerk after 5:00 p.m. shall be filed as of 8:00 a.m. on the next regular business day. Additional filing instructions are as follows: • Filings by mail must be addressed to the Office of the District Clerk, P.O. Box 24680, West Palm Beach, Florida 33416. • Filings by hand-delivery must be delivered to the Office of the District Clerk. Delivery of a petition to the SFWMD's security desk does not constitute filing. To ensure proper filing, it will be necessary to request the SFWMD's security officer to contact the Clerk's office. An employee of the SFWMD's Clerk's office will receive and file the petition. • Filings by e-mail must be transmitted to the District Clerk's Office at clerksfwmd.qov. The filing date for a document transmitted by electronic mail shall be the date the District Clerk receives the complete document. A party who files a document by e-mail shall (1) represent that the original physically signed document will be retained by that party for the duration of the proceeding and of any subsequent appeal or subsequent proceeding in that cause and that the party shall produce it upon the request of other parties; and (2) be responsible for any delay, disruption, or interruption of the electronic signals and accepts the full risk that the document may not be properly filed. Rev.05/01/14 1 48 INITIATION OF AN ADMINISTRATIVE HEARING Pursuant to Rules 28-106.201 and 28-106.301, Fla. Admin. Code, initiation of an administrative hearing shall be made by written petition to the SFWMD in legible form and on 8 and 1/2 by 11 inch white paper. All petitions shall contain: 1. Identification of the action being contested, including the. permit number, application number, SFWMD file number or any other SFWMD identification number, if known. 2. The name, address and telephone number of the petitioner and petitioner's representative, if any. 3. An explanation of how the petitioner's substantial interests will be affected by the agency decision. 4. A statement of when and how the petitioner received notice of the SFWMD's decision. 5. A statement of all disputed issues of material fact. If there are none, the petition must so indicate. 6. A concise statement of the ultimate facts alleged, including the specific facts the petitioner contends warrant reversal or modification of the SFWMD's proposed action. 7. A statement of the specific rules or statutes the petitioner contends require reversal or modification of the SFWMD's proposed action. 8. If disputed issues of material fact exist, the statement must also include an explanation of how the alleged facts relate to the specific rules or statutes. 9. A statement of the relief sought by the petitioner, stating precisely the action the petitioner wishes the SFWMD to take with respect to the SFWMD's proposed action. A person may file a request for an extension of time for filing a petition. The SFWMD may, for good cause, grant the request. Requests for extension of time must be filed with the SFWMD prior to the deadline for filing a petition for hearing. Such requests for extension shall contain a certificate that the moving party has consulted with all other parties concerning the extension and that the SFWMD and any other parties agree to or oppose the extension. A timely request for extension of time shall toll the running of the time period for filing a petition until the request is acted upon. If the SFWMD takes action with substantially different impacts on water resources from the notice of intended agency decision, the persons who may be substantially affected shall have an additional point of entry pursuant to Rule 28-106.111, Fla. Admin. Code, unless otherwise provided by law. MEDIATION The procedures for pursuing mediation are set forth in Section 120.573, Fla. Stat., and Rules 28-106.111 and 28-106.401-.405, Fla. Admin. Code. The SFWMD is not proposing mediation for this agency action under Section 120.573, Fla. Stat., at this time. RIGHT TO SEEK JUDICIAL REVIEW Pursuant to Sections 120.60(3) and 120.68, Fla. Stat., a party who is adversely affected by final SFWMD action may seek judicial review of the SFWMD's final decision by filing a notice of appeal pursuant to Florida Rule of Appellate Procedure 9.110 in the Fourth District Court of Appeal or in the appellate district where a party resides and filing a second copy of the notice with the District Clerk within 30 days of rendering of the final SFWMD action. Rev.05/01/14 2 49 ^e ,t � 'IV, A- . 1'., lir. . :a`f :....... r... )VALEDRt- p m�# ,j1 '� PIN E'CONE LN v _}, s' ' f s n >!" ! t 11 it s � iL �� t till O/ 1 I � d ti , n.. :: .fir 0 �. 's`. z �.. A-r-.P '"9""".-"r Qf)r f ' 00 1 fg►AP Ail'A 0► 44 '. 41- f tu gt . ..El 11 1 iiiit 4 Lu t I" ' R, ... q '*- i 1 ,.., . , .!'856 } ° RADI©'RD CR-856 '' RADIO RD SPO �E 1� CR RADIO O _VALIANT-DR 11 i t -;i a" .. ft - ._, - 'ill 4044,, WC' # Ci.a, , �d ' v ti` i ifs° ' " . '• .t ! f,, # t h! ,at Y; �O y ,�C?P • t_ 3 'ci/TI- — f] 1 Alf if_ ! 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PROTECTED SPECIES SURVEY (PSS) RADIO - DAVIS PARCEL INTERSECTION OF RADIO ROAD& DAVIS BLVD,NAPLES, FLORIDA APPROXIMATELY 8.39 ACRES PREPARED FOR: COLLIER COUNTY ENGINEERING Cot_ier ccy NATURAL RESOURCES DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FL 34104 a..,,,,Y SOUTH FLORIDA WATER MANAGEMENT DISTRICT , (SFWMD) s° Lower West Coast Service Center 2301 McGregor Boulevard Fort Myers,FL 33901 March 10, 2015 Earth Tech Environmental,LLC 1455 Rail Head Boulevard Ste.8,Naples,FL 34110 www.etenviron.com 58 I INTRODUCTION The purpose of this report is to provide a search for listed species on the subject property prior to development of the parcel. The property is small and at the intersection of two major roadways. LOCATION The Radio-Davis property is located at the intersection of Radio Road and Davis Boulevard in Section 03, Township 50 South, Range 26 East, Collier County, Florida. See (Figure 1). According to a recent land survey,the parcel totals approximately 8.39 acres. kz ,. y --, -Ifigaw iiii . , a mpg ' N. r_ SUBJECT PROPERTY 4 zi C>.a�GLN 6 Y4 ff $ MOW 4+A�I�%3=`HI:j�14t t,+ � A I��jitll-65f' t-- '. 'w .� •�� tad .., 4 Mt , �� p iii{ CAPE CORAL SE.IS.ND •°i�i• ._SPRINGS 1'a"L,M .144444."ORE PINE LYWIOOD AH W.W.I I ` I YaluEd .�� R _G � S.Y,:, •C©LUER tilt � 3 IN. COUNTY SEC 03-TSP 50S-RGE 26E PARCEL NO 00399600302 LAT:26°09'12"N iik,,,,beilii ....I.w LONG:81°41'57"W Figure 1.Site Location. SPECIES SURVEY MATERIALS& METHODS The species survey was conducted using a methodology similar to that discussed in the Florida Fish & Wildlife Conservation Commission(FWC)publication"Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-scale Development in Florida." This methodology is as follows: Existing vegetation communities or land-uses on the subject site are delineated on a recent aerial photograph(Collier County 2014)using the Florida Land Use, Cover and Forms Classification System (FLUCCS). FLUCCS mapping for this property is detailed below in (Figures 2 & 3). Then the resulting FLUCCS codes are cross-referenced with a list of protected plant and animal species. The lists were obtained from two agency publications: A list of animals and birds was obtained from the FWC publication "Florida's Endangered Species, Threatened Species & Species of Special Concern-Official Lists", Publication Date: January 2013. Page 2 of 8 PROTECTED SPECIES SURVEY 59 A list of protected plant species was obtained from the publication "Notes on Florida's Endangered and Threatened Plants", Florida Department of Agriculture and Consumer Services,Division of Plant Industry, Bureau of Entomology,Nematology& Plant Pathology- Botany Section,Contribution 38, 5th Edition-2010). The result is a composite table that contains the names of the protected species which have the highest probability of occurring in each particular FLUCCS community. See table 1 of this report for the species list that applies to this property. In the field, each FLUCCS community is searched for listed species or signs of listed species. This is accomplished using a series of transects throughout each vegetation community. If necessary, transect integrity is maintained using a handheld GPS in track mode. Signs or sightings of all listed and non-listed species are then recorded. Listed species locations are typically flagged and marked by GPS. Based on the habitat types found on this parcel of land, particular attention was paid to the presence or absence of gopher tortoise, listed plants,and Big Cypress fox squirrels. EXISTING SITE CONDITIONS Temperatures during the fieldwork for this survey were in the mid to upper 80's. Cloud cover was mixed. Approximately eight (8) man-hours were logged on the property during this species survey. Table 3 details dates and times spent in the field. The Radio-Davis parcel has the following surrounding land uses: West Collier Area Transit Facility North Radio Road South Davis Boulevard East Davis Boulevard Listed below are the FLUCCS communities identified on the site. The following community descriptions correspond to the mappings on the attached FLUCCS map. See Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999)for definitions. FLUCCS 411-El, Pine Flatwoods, 0 to 25%Exotics (5.34 Acres Total) Canopy vegetation is dominated by slash pine and scattered cabbage palm. Midstory includes saw palmetto, myrsine, bracken fern, rusty lyonia. Other vegetation present includes sumac, smilax, grapevine, poison ivy, love vine, scattered ear leaf acacia, Brazilian pepper, and ceasarweed. FLUCCS 411G-E], Pine Flatwoods-Graminoid, 0 to 25% Exotics (2.59 Acres Total) Canopy vegetation is dominated by slash pine and scattered cabbage palm. Midstory includes Brazilian pepper and wax myrtle. Other vegetation present includes broom sedge, smilax, grapevine, poison ivy, and scattered wiregrass. Page 3 of 8 PROTECTED SPECIES SURVEY 60 Unlike the southern pine flatwoods community, this portion of the site is upland but does not contain the dense palmetto mid-story. FLUCCS 411-E2, Pine Flatwoods, 26 to 50%Exotics (0.21 Acres Total) This portion of the property, located along the west property line contains a pine flatwoods community similar those previously described with the exception that Brazilian pepper invasion is greater. FLUCCS 743, Spoil Area, 51 to 75%Exotics (0.25 Acres Total) Canopy vegetation on this spoil was dominated by lead tree. Groundcover was generally absent due to dense shading. The following table is summary of FLUCCS communities and corresponding acreages: 411-E1 Pine Flatwoods(0 to 25%Exotics) 5.34 acres 4110-E1 Pine Flatwoods Graminoid(0 to 25%Exotics) 2.59 acres 41 1-E2 Pine Flatwoods(26 to 50%Exotics) 0.21 acres 743-E3 Spoil Area(51 to 75%Exotics) 0.25 acres Site Total: 8.39 acres a.) tr0 O ai■a ,f, 477#:3 "4 v ■ g' 4I1G,•E1. •,, 259 " ..i.. ',, A):, ,- '''''' : - 1 1-E ( M p,.d.a:rPaeoartry RAMS 51/0.100 1 .• .°::. '....,i4.4'WifrU7USieeati0-Ha1W1K61 '. ' /' �,.ka[,.w4csunvoeara.Meio,e7a.75unui re `� f_1 rbs].sarx,.4v�is,.rsi.exoncs: ... s.x .a^ $.', I.20i4MrW.* ,d Ymm CalorCarroty AWRY 0.44,....._ .,f M. .62. e+dery obbined bent Da ndao E.9,.....0 m 3 76 Y a Figure 2.Aerial with FLUCCS Mapping. Page 4 of 8 PROTECTED SPECIES SURVEY 61 411-E2 743-E3 21 I. 4 1t, i 411-E1 534 Q 9b16crrxoKIM �S5 FWCCE MAPPING tit#+,PMESUTAC OS •46541000 5p 200 100 200 — an#1.vuE waIVOCOS ix.Salt uomsi 41}0-6i..Fbi F{A: ia•i1a:E1s'irMAi •75.3lPG0.0111*+1-ra tt DOPCai Feet Figure 3.FLUCCS Mapping. RESULTS\DISCUSSION The various protected species which may occur in the corresponding FLUCCS communities are shown in Table 1. All animal species observed on the subject parcel are detailed in Table 2. Within Table 2, any protected species observed are specifically noted. See(Figure 4)below for results and field observations. Page 5 of 8 PROTECTED SPECIES SURVEY 62 . ''.j so:w 4Y,GEYP._ ;_.,,. { a+ ; +» 2.59 �� f �.. y x . _ r; • Jew ffj it if' rlr..9� sa4 •g . i ' „ //,'"/ PE Q suatct Wopeur •. Eye% / -....._pqp'FEED emEVES SYmIEY ENANNECLS I ' fL„OGS WVPe10 .,,El PER EIAEWOREN IE.EEE EEREER !° * 411a,PINE P.AEWOCOE IEe=WEN OWE*r A 'M1 £tr a .n6E:.EWE E LAtswODSREENINGIC IN EMM,IDeI a=" I ." 741E3.WOE MEA151.EE N EYOf1EIE r I.2017 Aeral obfened from Collier GI.*Prapody APPeor. 2.Project IlowMery obUinod from Dovldoon Enp41eriq On 74336 r :. Figure 4.Protected Species Survey Transect Map. Below are discussions of each listed species observed on the property: Wild Pine(Tillandsia fasciculata) Several common wild pine(Tillandsia fasciculata)were observed in trees throughout the property. No other listed species or signs of listed species were observed on the subject property. Page 6 of 8 PROTECTED SPECIES SURVEY 63 Table 1. Protected species list according to FLUCCS category. 411,4110 Beautiful Pawpaw Deeringothamnus pulchellus E E Big Cypress Fox Squirrel Sciurus niger avicennia T - Eastern Indigo Snake Drymarchon corals couperi T T Fakahatchee Burmannia Burmanniaflava E - Florida Black Bear Ursus americanus floridanus T - Florida Coontie Zamia floridana C Florida Panther Felis concolor corgi E E Gopher Frog Rana capito SSC - Gopher Tortoise Gopherus polyphemus SSC - - Red-Cockaded Woodpecker Picoides borealis T E Satinleaf Chrysophyllum oliviforme E - Southeastern American Kestrel Falco sparverius paulus T - Twisted Air Plant Tillandsia flexousa E - 743 Gopher Tortoise Gopherus polyphemus SSC - Abbreviations: Agencies FWC=Florida Fish and Wildlife Conservation Commission FDA=Florida Department of Agriculture and Consumer Services FWS=United States Fish and Wildlife Service Status E=Endangered T=Threatened T(S/A)=Threatened/Similarity of Appearance SSC=Species of Special Concern C=Commercially Exploited Table 2. Birds, Mammals,Amphibians, Reptiles, &Plants Observed on the Subject Property. Birds Common Grackle Quiscalus quiscula DV,HV N - Black Vulture Coragyps atratus DV N - Red-Bellied Woodpecker Melanerpes carolinus DV,HV N - Mammals Armadillo Dasypus novemcinctus OH N - Page 7 of 8 PROTECTED SPECIES SURVEY 64 Re s tiles Brown Anole Anolis sa_ ei DV N - Southern Black Racer Coluber constrictor Iria.us DV N - Am hibians NONE - - Plants Common Wild Pine Tillandsia ascictalata DV Y E=FDA _ =Protected Species Abbreviations: Agencies FWC=Florida Fish and Wildlife Conservation Commission FDA=Florida Department of Agriculture and Consumer Services FWS=United States Fish and Wildlife Service Status E=Endangered T=Threatened T(S/A)=Threatened/Similarity of Appearance SSC=Species of Special Concern CE=Commercially Exploited Observations DV=Direct Visual HV=Heard Vocalization OT=Observed Tracks OH=Observed Hole\Burrow MT=Marked Tree C=Cavity DB=Day Bed N=Nest Table 3. Field time spent on the subject property. March 5,2015 8:30 am 12:30 pm 4 Species Surve (Ecologist) March 5,2015 8:30 am 12:30 'm 4 Species Survey(Env Tech) Total 8.0 Page 8 of 8 PROTECTED SPECIES SURVEY 65 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 8: BALD EAGLE NESTING INFORMATION 66 T . c11f11TS i � *��-- l f r 1 rZ „alibt ."1151121:14tal 4.t V' \ . , ormAlAA ii (.'} f:h O tikimi pi '4 lrflieldWarlillitINEW *1'' 1 • limai- „, •,„!.....# Ifiii6 Pig ,,,„,... NM iill , ' (..,s 111.41 NOV ' 11t ,yam ti� tS'`a - �_ ( Hip ; /�1 ”" =i f. 4. _ W co il . 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Ong MO ® [E . - :38 S3aOHS atO lS.tS g IASE ^ w k` Wd LZ£0 4 /Pxw M01\SID\la3Jed peon sl■ea\1311100\S103r021d\s1uewnooa Au313\:9 73 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 12: FLUCCS MAPPING WITH AERAL 74 ■ E. 4 \--,,, 4 'a ,_ O Ty i ~O o_C ow x o a_ c Q o O 6 w z u c 1 N °n a x w O E o o o C..) o o O . t� U j Q 88 Ed in 3 o m rs w 3 LL . va Su_ W w z 4:. C O o Z a Z a a Jo-0 M 2 o rn w a I- w w m a \--t. V — Q ti o J W u._98 O N ZEN „_° ,49 ,-' ail v 0 o v. h N X O r " iiii O J" p>M 0�0 > O h\ V> ZoO 1 w Q r 0 w O R:F W+o R v ` M u a• .. . . . . .... .. ... ...... .:. ,,,, , ,. .t , w`""�.. N v a O, w Zd. : Wow.-N • I� y I . . �_ of '. ...:v ,, -, ry 4 i ai ° a � � CI o .;j Uj I I C -� r •-•'' �+ .,.-sue m"' ,`,�. n. ,. y... , ! : U11 P4 (It n� N. b i Nib'9£ZO-0L /Pxw�lawed 31ONIS 6uidden SOOflld\SID\laced peoa si nea\ii311100\Sl33fONd\sluawnooa nu313G0 75 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 13: FLUCCS MAPPING -NO AERIAL 76 r z & ^ \ [ _ g , . f _ r t ( \ i 4 o § / ) ( ) > 3 ® | a, k / / ® § 2 / & U � a | - ) ) \ } - 4. } o ) u- § \ Co . & ! * ■ a. % N ) \ § } § § m » : \ / ƒ ; � ) |°cu D� \_ k e co z- _ o g <- \ �_ »w\ \//, o> � ,o WV) wd: 0 ;=<f CD/� ` . �� /\/co /.y } }}_10, y ee mye n y . w y, < St v . /\fa, y . . ° » . : � y y � . . . « . :�6� z= 9 : wx . > K+K= . . » $ ©.��. . . a. . . . . . w ��.��>.. . . zr-Z 0_ 11' \/1 CI 3 • ./ w Q 0 0 c (..) § 0 U aa:I.l /Pxw lelioe ou lowed 310NIS 6 m eOnl_O\lowed PeoLl slAeG\131110018103rOild Nsluown000 we_«` RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 14: EXISTING NATIVE VEGETATION MAP 78 t ' + z Z 41. 4 ` \ w 4 a Q F- w ¢ W a 0 a a '.[Cf' \\''......''''. '.'"1/4 % i?'" o w w U a z 0 ii H z E 0 w z w \ o Zr W e. a s E ;t ''p ui o ~O N , .' 4:;j1c). '44 st . ....„.,:y,,....f. c, . . ,. , z,„,„,.. ,.....,,,. ,., i .,..,.,..„., /• ,.:,, 0 _ :: ... „..,,......„.., „.... ,.. • . .,.... . . _, c,, ,., ..CO CV J X s Z- < ,,", Fr W O LL w Y _ >.. zovo It 63y 2 J M p w p Q Z y w¢ft '''- "C U W th ' o'"� w J N �.,. . =www ;: F- Z -.J -w �av .�. LL �'-,_ W Z 11 r LL _x 441' 7d in _ f. t . , trr rrttrr VIII ICI [� -0 k - # M., o n y _ g4 ct 414-t- ',,,etrf.*,;'. , . 'iii.: ''- . 1,, , !, ',..,-0.;,,,,** ' .1, '''11:44.1,!S4'.-.!.......,51t- -*. ,,,..1"- -5 Wd 90'00:Zt /Pxw-13ONVd 31ONIS den uo0ele6an engeN 6ugslx3\SI9\100Jed PEON shed\213I11Q3\S103f0?Jd\stuawnOOa nu313h'0 79 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 15: PROPOSED PRESERVE 80 ,r.,,ti,„:„. ,;•,- --'-:;•-•'.f \,..\,;\'. '''.:" 3 N: ; ',,M o c O n i w 71,:n - . i',,,tiji:* s' \.. .., -.. z w U w ilk O "' „ t i N K U7� Q m o N 3 9 '.1 t y > p 4 '�'t W Q o cO'' W LL W N W O d LL W a N O a. CO p C7 z f d a Z Z d W IA g""y S `' i �'` ,'N'.,:°•,.. W m d a W n N 6 a _ o o a w _ . N m w O _{ LL CyUi �,m S { a v Lo / 0', LL• _i",:t' ..am.. Q N d .x` ! 6 ZEN„ , +4.: -t. / ., a ... i . . . .. ... . , .IQ4- i > 4 r,...„ .. v fY¢”Y. ` yam_ ' a x r a x N' 0/.4 4 Zo°_o 4 � � 'S waa'M \.-,.‘..,,,.....c‘:,,,... , M PI -- ... -,. - xmww " mu,a0 w'-za II .f1 - `r 9s ;fF x N f0 ci. 0 a0 :`� ; aft rltl"tt 1 mo �� z " C� U11 I it _ X s " «.p _ .. a U (6 N cz P4 Sel5 416'.°!, '''.'-'°.-'.'''' '11 '-',-1.--41,V*-: '',..--,_ ,_ ' ..7..-t-=';fit't 440, ''/-'1-----'S ix Li.)c G c C a.. , Ad 6 :90:Zt /pxw�eoIed eI6uis aniasa�d pesodad\SI�Vao�ed peon sines\dai-0�\s133f02id\swewnoo4 nu313\:J 81 RADIO-DAVIS PARCEL Environmental Impact Statement(EIS) EXHIBIT 16: COLLIER COUNTY ZONING MAP 82 _ j 2 / § n)) / a + _ ,ems 0 ww - 20d ` j '� 8\ . \ ) / . N. � U . . § Is. \t7,,,, § e 17 61-6 10911/ 2 a __ 0 �/,�.. .©/ - ) T CL-16 6._ e�) % * z51211190191000 &y , 2 ; IN Z9,0 zeos-av-so-zone 00,1-11 9 S14-90 94-11/1-053 21,1-Z1 9 90,6 z-ve-one 16-91-01 9 16-201 Z 099-00-6 1 SUM 010102 IL _. # . §Ca 1 CL 6 ! ° § ! . ! ¶o \ / . VI ° TA % | ,-__� § . ! Fe,& B\ • �a ; 0.6° ' I ce o 04 (68) - vnI §.mzViw _ & ;; fi 5 ) ; . !n,pt E ,-_._.me 83 DE DAVIDSON EXHIBIT "H" ZONING MAP February 2016 www.davidsonengineering.com 84 Z:\Active Projects\R\Radio Davis Rezone\DWG\Planning\GIS\2016-02-25 DR SSGMPA-EXHIBIT H(ZONING).mxd I w J D 0 CO W } J - ~ 75 ON RAMP - �->6 ti 3 R1n1 \95 ONRN''D 0 i_ CC • RADIO RD/CR 856 ii/ y_ I. LEGEND O DAVIS—RADIO COMMERCIAL SUBDISTRICT ZONING f I A /, I'> IC-2 C-3 /{ ®C-4 I =C-5 I ICFPUD J -CPUD ®E I '.I MPUD l/ 0 CC P d PUD < :' RMF-12(10) U_ 0 Mil RMF-12(7) W In RMF-12(8.9) _I -RMF-6 N RPUD 1 - -RPUD and CFPUD W�� E i I RSF-3 r 1 RSF-4 S 0 0.25 0.5 I (MILES SOURCES:COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS(2016) 2/25/2016 12:23:22 PM D DAVIDSON ENGINEERING, INC. DAVIS - RADIO COMMERCIAL 4365 RADIOROAD,SUITE 201 NAPLES, FL 34104 SUBDISTRICT GMPA DAVIDSON PHONE: 239-434-6060 ENGINEERING EXHIBIT H: ZONING MAP 85 DE DAVIDSON EXHIBIT "I" FUTURE LAND USE MAP February 2016 www.davidsonengineering.com 86 Z:\Active Projects\R\Radio Davis Rezone\DWGIPIanning\GIS12 01 6-0 2-2 5 DR SSGMPA-EXHIBIT I(FLUM).mxd 0 CC LU W J 0 03 CC LU J J 0 U - RADIO RD/CR 856 0 0 LEGEND ODAVIS—RADIOCOMMERCIALSUBDISTRICT Li O FUTURE LAND USE w MB ES-ESTATES (p I-INDUSTRIAL N MUA-INTERCHANGE ACTIVITY CENTER 4 MUA-MIXED USE ACTIVITY CENTER W�t L' UR-URBAN RESIDENTIAL URF-URBAN RESIDENTIAL FRINGE I! 0 0.25 0.5 MILES SOURCES:COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS(2016) 2/25/2016 12:30:48 PM D EDAVIDSON ENGINEERING, INC. DAVIS - RADIO COMMERCIAL 4365 RADIOROAD,SUITE 201 NAPLES, FL 34104 SUBDISTRICT GMPA DAVIDSON PHONE: 239-434-6060 ENGINEERING EXHIBIT I: FUTURE LAND USE MAP 87 DC DAVIDSON EXHIBIT "J" HISTORICAL/ARCHAEOLOGICAL PROBABILITY February 2016 www.davidsonengineering.com 88 EXHIBIT "J" / \ This record search is for informational purposes only and does NOT constitute a LSTOP project review. This search only identifies resources recorded at the Florida Master r. Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. November 5, 2015 Florida Master Jessica Harrelson Site Project Coordinator File Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, Florida 34104 Phone: (239)434-6060 Email: Jessica @davidsonengineering.com In response to your inquiry of November 5, 2015,the Florida Master Site File lists no previously recorded cultural resources in the following parcels of Collier County: Parcel#00399600302 Parcel #00399600409 When interpreting the results of this search, please consider the following information: • This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. • Federal,state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws,you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, /4 Paige Phillips Archaeological Data Analyst Florida Master Site File Paige.Phillips @dos.myflorida.com 500 South Bronough Street• Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile 850.245.6440 ph I 850.245.6439 fax I SiteFile @dos.state.fl.us 89 BE DAVIDSON fN C:INEE RING EXHIBIT "K" PROXIMITY TO PUBLIC SERVICES MAP February 2016 www.davidsonengineering.com 90 Z:1Active Projects\R\Radio Davis Rezone1DWG1PIanning\G1S\2016-02-25 DR SSGM PA-EXHIBIT K(PUBLIC SERVICES MAP(.mxd Golden Gate Fire Department and Rescue Station 70 2 MILES 4741 Golden Gate .. .. _�`` Q �� GQS CCSO Golden Gate Dist.2 �� ♦ O�� 4707 Golden Gate Parkway O ` m ■ le GcL u Golden Terrace North-Elementary School '‘ Golden Gate-Middle School 2711 44th Terrace SW 0 \ 1 48th Terrace SW \\ / rt. \\ / Golden Terrace North-Elementary School • / / 2711 44th Terrace SW \` / 1MILE • o Mike Davis-Elementary `; n 3215 Magnolia Poi nd Drive Golden GateegHigh School P N ' ¢ 2925 Titan Way 2I l- RA • o Lu . SR93//7S 7.1 LLIGATORgL RADIO RD/CR 856 0 * Q FHP Troop F Golden GatejFire and 3205 Beck Boulevard Rescue St 72 0 Beck Boation um //73820levar/m DI F + Calusa Park-Elementary School 7 4600 Santa Barbara Boulevard / Collier County EMS Medic 75 / % 4590 Santa Barbara Boulevard / ‘ / / LEGEND Q / O / O DAVIS-RADIO COMMERCIAL SUBDISTRICT CC / g Schools C cL / Q 0 COLLIER COUNTY SHERRIFF FACILITY ' O O Hospital W / / + Medical CO / 0 COLLIER COUNTY FIRE STATION BUFFERS // FIRE DISTRICT • N • 7 Collier County Fire 00 W�0,.rip)`"-E 1 East Naples Fire "04..4. —wo�0 Golden Gate Fire `�.......... I � S 0 0.5 1 I 1MILES SOURCES:COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS(2015) 2/25/2016 12:25:41 PM DEDAVIDSON ENGINEERING, INC. DAVIS - RADIO COMMERCIAL 4365 RADIOROAD,SUITE 201 NAPLES, FL 34104 SUBDISTRICT - SSGMPA DAVIDSON PHONE: 239-434-6060 EXHIBIT K: PROXIMITY TO PUBLIC SERVICES 91 DC DAVIDSON fNC.INF(!!. NC EXHIBIT "L" RECORDED WARRANTY DEED February 2016 www.davidsonengineering.com 92 EXHIBIT "L" NOTE: THIS DOCUMENT AND THE TRANSFER CONTAINED HEREIN IS PURSUANT TO THE PLAN OF REORGANIZATION CONFIRMED PURSUANT TO 11 U.S.C.§1129 BY THE U.S.BANKRUPTCY COURT FOR THE MIDDLE DISTRICT OF FLORIDA,CASE NO,9:05-BK-00899-ALP. PURSUANT TO 11 U.S.C.§1148,THIS INSTRUMENT AND THE TRANSFER CONTAINED HEREIN ARE EXEMPTED FROM THE IMPOSITION OF A DOCUMENTARY STAMP OR SIMILAR TAX. 4074718 OR: 4284 PG: 0248 RECORDED in OFFICIAL RECORDS of COLLIER COUNTY, FL 09/20/2007 at 03:2311 DWIGHT B. BROCE, CLERIC Prepared by and return to: RIC FIE 27.00 Gregory L Urbancie,Esq. Retn: Goodlette,Coleman&Johnson,P.A. GOODLETTE COLEMAN IT AL 4001 Tamlami Trail North Suite 300 4001 TAIIAII 7R N #300 Naples,FL 34103 239-435-3535 NAPLES F1 34103 File Number: 3901.001 Will Call No.: [Space Above This Line For Recording Mimi_ _- Special Warranty Deed This Special Warranty Deed made this 1-S day of September, 2007 between Morande Enterprises, Inc., a Florida corporation whose post office address is 1717 Rd.,Naples,FL 34109, grantor,and Davis& Radio, LLC,a Florida limited liability company wh• ffise 701 Tamiami Trail N,Naples,FL 34103,grantee: (Whenever used herein the terms grantor and grantee . I e parties to this in + e heirs,legal representatives,and assigns of individuals, and the successors and assigns of corporations.• --) Witnesseth,that said grantor,for •d i• on jiltRann • *N A G NO 00 DOLLARS(S10.00)and other good and valuable considerations to said : •r in hand id , tee,the - ' whereof is hereby acknowledged,has granted,bargained,and sold to the 'd :r ,;�,. • ' •re ,the following described land,situate, lying and being in Collier County, attached Exhibit A Parcel Identification Num * ' 99600302 4- Subject to: (a)ad valorem re pa.— rty taxes for the yea d subsequent years; (b)zoning, building code and other use *• 1 authority;(c)outstanding old,gas and mineral interests of record,if ♦ rvations,and casements common to the subdivision,if any. Together with all the tenements,hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold,the same in fec simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple;that the grantor has good right and lawful authority to sell and convey said land;that the grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons claiming by,through or under grantors. DoubleTIme 93 OR: 4284 PG: 0249 In Witness Whereof,grantor has hereunto set grantor's hand and seal the day and year first above written. Signed,sealed and delivered in our presence: M. ,I e En : .ri nc. 1' orida corporation i -.4( ...s' r _ BY: I%'�1101. mess ioin, A.Morande ident J'4 L. .-A • a ' itness Name: , ti S11, (Corporate Seal) State of Florida County of Collier The foregoing instrument was acknowl ,r „ • 5; jity,of September, 2007 by James A. Morande, Jr., President of Morande Enterprises,Inc.,aij lion,on behalf. rporation. He is personally known to me or ]has produced f Lor.a as U.:,�,re as identification. WA.EAU Holley Public,Wine Commission Expires December 28,2013 [Notary Seal] :. T t- (...) 1 -�' 14f r _..,(t\IC , L r--\ , �.��sgto, 'r� ,kJ Q `� ,f � Special Warranty Deed-Pape 2 DoubluTtme 94 *** OR: 4284 PG: 0250 **>r EXHIBIT A LEGAL DESCRIPTION for 8.39 acres+1-located at the intersection of State Road 84(Davis Boulevard)and County Road 856(Radio Road) All that part of Section 3,Township 50 South,Range 26 East Collier County, Florida, being more particularly described as follows: COMMENCING at the northwest corner of Said Section 3; Thence along the north line of said Section 3,North 89°53'12"East 821.76 feet; Thence leaving said line South 00°06'48` East 50.00 feet to a point on the south right-of-way line of Radio Road(C.R.856, 100'Right-of-Way); Thence South 00°30'11"West 42.62 feet to a point on the westerly tine of Right-of-Way as recorded in Official Record Book 2559, pages 1817 through 1819,Public Records of Collier County, Florida and the POINT OF BEGINNING of the parcel herein described; Thence along said line southeasterly,580.39 feet along a non-tangential circular curve concave to the southwest, having a radius of 914.64 feet,throw a central angle of 36°21'27"and being subtended by a chord which bears South 60°40'11" Ea-i At - tiij .int of compound curvature and a point on the westerly line of Right-of-Way as R « ,$ ,tea ;; • . :ook 2829, pages 2422 through 2426, Public Records of Collier County, F Thence along said line southea= t along a ci • : cu concave to the southwest, having a radius of 914.64 feet, i . !h _can ngle o 6 •°36' :° being subtended by a chord which bears South 39°11'13"East 05.43 fee- Thence South 35°52'58" East'10I - - 7 t rig t-ofway line of Davis Boulevard (S,R.84, 150' Rig ?f - ); I, \ i-, Thence along said line south y, 64.5 eat = ►.n,,.: no ",= • „ circular curve concave to the southeast, having a radius of !,,: . : feet,through a ce fi=1 . •AV3°12'2r and being subtended by a chord which bears South c . West 164.49 ' - • compound curvature; Thence continue along said line • �, = +,r y,755.28 = . . - circular curve concave to the southeast, having a radius of 2939.T l . >- 1.16. � _ e of 14°43'12"and being subtended by a chord which bears South 42°05'30 17 , .r '- Thence leaving said line North 00°30'04° East 1105.16 feet to a point on the westerly line of Right-of- Way as recorded in Official Record Book 2559, pages 1817 through 1819, Public Records of Collier County,Florida and the POINT OF BEGINNING of the parcel herein described; I Containing 8.39 acres of land more or less. Bearings are assumed and based on the North line of Section 3, being North 89 053'12"East. Subject to easements and restrictions of record. i Special Warranty Deed-Page 3 Ooubl.Timo° Y 95 DC DAVIDSON EXHIBIT "M" APPLICATION AUTHORIZATION AGREEMENT February 2016 www.davidsonengineering.com 96 EXHIBIT "M" LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Frederi Hood, AICP & Richard Yovanovich, P.A. (Name of Agent) to serve as my Agent i re• . -st to amend the Collier County Growth Management Plan affecting property identified'. p.ic�ation. �. 2- Signed: Date: (N. e of Owner(s) of Record) i hereby certify that I have the authority to make the foregoin. appli ion, and that the application is true, correct and complete to the best of my knowledge.! jam, ignature of Applicant Lit'..) c -,41uJGr Name-Typed or Printed STATE OF (fl mko._ COUNTY OF ( (o\\de_,{' ) \' Sworn to and subscribed before me this � day of ctien. S bOug, MY COMMISSION EXPIRES: Notary Public CHOOSE ONE OF THE FOLLOWING: who is personally known to me, who has produced as identification and c did take an Oath � S public- RRE�soN $ °'.N, Notary public-State of Rot did not take and Oath ?ArTI My Comm.EKPkes M* 16.20/6 Commission#�fF 01925{ NOTICE - BE AWARE THAT ''FF„rf;�:=. Bonded rnm titi"°"�x0r"y 's' NIp„ Florida Statute Section 837.06- False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." 7 97 BE DAVIDSON FWGIHFFR��A C. EXHIBIT "N" ALTERNATIVE SITE ANALYSIS February 2016 www.davidsonengineering.com 98 ATTACHMENT "N" SITE LOCATION DATA AND ANALYSIS The following report serves as the required data and analysis to support the Davis / Radio Rezone. The minimum criteria for alternative site location chosen were the minimum size of 4.5 acres, within a 3 mile radius of the subject property, C-4 / C-5 and or PUD zoning [allowing motor freight transportation and warehousing (SIC 4225, air conditioned and mini-and self- storage warehousing only)] and access and visibility from a major collector or arterial roadway. The location of the subject property meets and exceeds a majority of the established criteria that are set forth with the exception of zoning. The need for this market study is directly connected to the zoning application seeking the permitting of the sought self-storage land use. Appended to the end of this report are exhibits containing aerials, zoning maps and tax records in support for each parcel analyzed. EXISTING SITE LOCATION Existing Site: WESTERN 4.81 ACRE PORTION OF PARCEL NO. 00399600302 Folio#: (NEW FOLIO NUMBER BEING PRODUCED PER LOT SPLIT APPROVAL) Address: N/A Parcel Size: 4.81 ac The existing site is currently owned by the applicant and is currently zoned C-3 — Commercial Intermediate and is designated Urban Residential Subdistrict on the Future Land Use Map. To develop the property with the intended self-storage facility, the applicant is at minimum required to file a C-4 rezone on a portion of the existing parent parcel to permit motor freight transportation and warehousing (SIC 4225, air conditioned and mini-and self-storage warehousing only). A lot split application, creating an individual parcel for the intended land use has recently received approval from Collier County's Growth Management Division. It is the intention of the applicant to develop and locate a high-end multi-story self-storage facility (± 100,000 square feet) featuring climate controlled units for lease. The type of development being sought will closely identify with other modern storage facility being constructed around the country and more recently in the Collier County area. These developments have begun to move away from the more industrial feeling self-storage facilities which more often featured externally accessed roll-doors in single-story building for their clientele. The more modern representation of self-storage facilities have begun to be more self- contained with limited points of access, delineated loading zones, fully climate controlled and are visually similar to office buildings. 99 Appended to the end of this report are exhibits containing an aerial, zoning map and tax record that identify the subject property. COMPETITION ANALYSIS There are two self-storage developments that are within a 3-mile radius of the proposed development the applicant is seeking at the subject location; 1.) Public Storage: 7325 Davis Boulevard and 2.) iStorage Naples: 3836 Tollgate Boulevard. T . . ""Mrworme iStorage Naples - 3836 Tollgate Blvd. Approximate Number of Units /,000 Approximate Square Footage 110,000 Non-Climate 60% Climate 40% Approximate Occupancy Level 80% 100 , .� cx Public Storage - 7325 Davis Blvd. Approximate Number of Units 1,050 Approximate Square Footage 115,500 Non-Climate 10% Climate 90% Approximate Occupancy Level 82% Both of these existing developments have successful business /operating plans in that they are both nearly at capacity (as identified from recent visits to each). In addition to these facilities being near capacity, they also do not offer some of the amenities that newer and modern self- storage facilities provide; i.e. backup power generators, dual climate storage for different types of storage,the potential for storage of wine collections and other valuable items, individual unit security systems and a clean, secure, indoor environment wrapped in an architecturally pleasing structure. The storage facilities in competition with the proposed development are of the one- story variety that feature externally accessed roll-doors and have a mixture of climate and non- climate controlled storage units. Aside from the desirable optics and features that the proposed development seeks to accomplish for its clientele, one major fact remains; there is a lack of unit availability within the 3 mile radius that has been defined for the purposes of this report. Additional self-storage services are needed in order to keep up with in the quickly developing East Naples gateway area. 101 ALTERNATIVE SITE LOCATIONS Of the available parcels for development that fit the criteria determined previously, all but two properties zoned C-4 have been discounted due to them being currently developed with other commercial land uses and their current unavailability for sale or development for the intended use. The Westport Commerce Center PUD also permits the proposed use, yet the PUD's parcels have been significantly built-out with no areas available fitting the size criteria. Due to the lack of available property for development,the PUD has also been discounted from the evaluation. The remaining two (2) C-4 parcels and six (6) PUD's with available parcels will be evaluated within the following analysis. The following properties with C-4 and PUD zoning specifically permit the sought use: • 8580 Collier Boulevard—Zoned C-4(00416800001 &00417720009) • City Gate Commerce Park PUD • Golden Gate Commerce Park PUD • 1-75/Alligator Alley CPUD • McMullen PUD • Tollgate Commercial Center PUD • White Lake PUD Appended to the end of this report are exhibits containing aerials, zoning maps and tax records in support for each parcel analyzed. Alternative Site#1: AMERIMED PARCELS Folio#: 00416800001& 00417720009 Address: 8580 COLLIER BOULEVARD Parcel(s)Size: ±9.24 ac This potential location is located at 8580 Collier Boulevard northeast of the Rattlesnake Hammock Road and Collier Boulevard (C.R. 951) intersection. The property has access from Collier Boulevard. The property is currently zoned C-4 (General Commercial) and is designated Urban Residential Fringe Subdistrict on the Future Land Use Map. To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to purchase one of the undeveloped 4.62 acre parcels and develop the property according to the dimensional standards of the C-4 zoning. While this site is currently vacant of any permanent structures and is along an arterial roadway, it would require a Conditional Use application to permit the site for development of the proposed use.The costs associated with purchasing and applying for conditional use approval eliminates it from consideration as a site for a self-storage facility. 102 Alternative Site(s)#2: CITY GATE COMMERCE PARK PUD (PHASE II) Folio#s: 26095000701, 26095000727, 26095000743, 26095000769, 26095000785, 26095000808, 26095000824, 26095000840, 26095000866, 26095000882, 26095000507, 26095000523, 26095000549, 26095000565, 26095000620, 26095000646, 26095000662 & 26095000688 Address(s): CITY GATE BLVD N,CITY GATE BLVD S& BRENNAN DRIVE Parcel(s) Size: ±57.39 The 18 lots located within the City Gate Commerce Park are located north and east of the 1-75 interchange with Collier Boulevard. The properties are currently zoned PUD (Planned Unit Development) and are within the Urban Residential Subdistrict on the Future Land Use Map with the exception of Parcel #26095000507; which is partially within Mixed Use Activity Center (Activity Center#9). To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to purchase, consolidate and develop the property according to the dimensional standards of the PUD zoning. Depending on which parcels could be selected for purchase,the property would also be subject to its Future Land Use designation. As stated, most of the parcels are within the Urban Residential Subdistrict. Parcel#26095000507 is situated within Activity Center #9, which is also an Interchange Activity Center. Within this subdistrict, all development would be subject to an Interchange Master Plan that was adopted by the Board of County Commissioners and is identified within the LDC. The properties are currently owned by 850 NWN LLC. While this site is currently vacant of any permanent structures and is properly zoned for the proposed use, its restricted visibility along a major collector or arterial right-of-way combined with the rising costs of vacant land, the location of the project would not feasible for the applicant. Alternative Site#3: GOLDEN GATE COMMERCE PARK PUD Folio#: 00296560008 Address: 10551 COLLIER BOULEVARD Parcel Size: ±25.29 ac This potential location is located along Collier Boulevard (C.R. 951) northwest of the interchange with 1-75. The property has potential access from Collier Boulevard and Magnolia Pond Drive. The property is currently zoned PUD (Planned Unit Development) and is designated Mixed Use Activity Center(Activity Center#9) on the Future Land Use Map. 103 To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to plat and purchase and 4.5 acre portion of the parent parcel and develop the property according to the dimensional standards of the PUD zoning. Within Activity Center #9, all development would be subject to an Interchange Master Plan that was adopted by the Board of County Commissioners and is identified within the LDC. While this site is currently vacant of any permanent structures, is located along an arterial roadway and is properly zoned for the proposed use, the costs associated with purchasing and platting a suitable parcel from the parent parcel eliminates it from consideration as a site for a self-storage facility. Alternative Site#4: 1-75/ALLIGATOR ALLEY CPUD Folio#: 21968001120 Address: 195 BEDZEL CIRCLE Parcel(s)Size: ±30.08 ac This property is located within the 1-75 Alligator Alley CPUD at the northwest corner of the intersection of Collier Boulevard and Davis Boulevard (S.R. 84) on the north side of Vanderbilt Beach Drive. The property is currently zoned CPUD and is designated Mixed Use Activity Center (Activity Center#9)on the Future Land Use Map. To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to plat and purchase and 4.5 acre portion of the parent parcel and develop the property according to the dimensional standards of the PUD zoning. Within Activity Center #9, all development would be subject to an Interchange Master Plan that was adopted by the Board of County Commissioners and is identified within the LDC. While this site meets some of the evaluation criteria in that it is currently vacant (based on aerials from the Collier County Property Appraiser and Collier County GIS), properly zoned, location in a growing commercial center, it is not under the ownership of the applicant and may be cost prohibitive to acquire. Furthermore,the property would have restricted visibility along a major collector or arterial right-of-way when the PUD has been built out. Additionally, the property available is much larger than the proposed project site, is impeded by areas for total development water management and would,again, be cost prohibitive to plat and develop from the applicant's perspective. 104 Alternative Site#5: MCMULLEN PUD Folio#: 00417760001 Address: RATTLESNAKE HAMMOCK ROAD Parcel Size: ± 18.78 ac This potential location is located along Rattlesnake Hammock Road east of the intersection with Collier Boulevard. The property is currently zoned PUD and is designated Urban Residential Fringe Subdistrict on the Future Land Use Map. To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to plat and purchase and 4.5 acre portion of the parent parcel and develop the property according to the dimensional standards of the PUD zoning. While this site is currently vacant of any permanent structures, is located along a major collector roadway and is properly zoned for the proposed use, the costs associated with purchasing and platting a suitable parcel from the parent parcel eliminates it from consideration as a site for a self-storage facility. Alternative Site#6: TOLLGATE COMMERCIAL CENTER PUD Folio#: 76885100971, 76885100845, 76885100829, 76885100803, 76885100764, 76885100780, 76885100861, 76885100887, 76885100939,76885100955, 76885100900, 76885100706, 76885100722 & 76885100748 Address: TOLLHOUSE DRIVE & BUSH BOULEVARD Parcel(s) Size: ± 17.27 ac This potential location is located at the northeast corner of Collier Boulevard and Beck Boulevard; south of the 1-75 interchange. The parcels have access from Tollhouse Drive and Bush Boulevard. The property is currently zoned PUD and is designated Mixed Use Activity Center(Activity Center#9)on the Future Land Use Map. To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to purchase, consolidate and develop the property according to the dimensional standards of the PUD zoning. Within Activity Center #9, all development would be subject to an Interchange Master Plan that was adopted by the Board of County Commissioners and is identified within the LDC. 105 The properties are currently owned by several entities. The 4 parcels directly adjacent to Beck Boulevard are of insufficient size collectively to meet the fit study criteria. While the 10 parcels north of Tollhouse Drive are currently vacant of any permanent structures and are properly zoned for the proposed use, the restricted visibility along a major collector or arterial right-of- way of, combined with the rising costs of vacant land, the location of the project would not feasible for the applicant. Alternative Site(s)#7: WHITE LAKE INDUSTRIAL CORPORATE PARK PUD Folio#s: 81790000287,81790004762, 81790004746, 81790004704, 81790004827,81790004665, 81790004623, 81790002081, 81790002382,81790002366, 81790002269, 81790004526& 81790004429 Address(s): PLOVER AVENUE, SHAW BOULEVARD & SHEARWATER STREET Parcel Size: ±21.95 The 13 lots located within the White Lake Industrial Corporate Park are located north and east of the 1-75 interchange with Collier Boulevard. The parcels are currently zoned PUD and are within Mixed Use Activity Center#9 on the Future Land Use Map. To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to purchase, consolidate parcels (with adjacency) and develop the property according to the dimensional standards of the PUD zoning. Within Activity Center#9, all development would be subject to an Interchange Master Plan that was adopted by the Board of County Commissioners and is identified within the LDC. The properties are currently owned by several entities. Two parcels are directly adjacent to each other along Plover Avenue and together are of insufficient size to meet the fit study criteria. Another ten parcels, within White Lake, do not have adjacency with one another and are also of insufficient size to meet the acreage criteria as defined. The remaining two parcels do meet the acreage criteria, however those parcels located at the end of Shearwater Street and all of the parcels discussed within the White Lake development, have restricted visibility along a major collector or arterial right-of-way and consequently would not feasible options for the applicant. CONCLUSION The properties evaluated within the 3-mile radius defined have not met the criteria needed to be considered for alternative siting of the proposed land use due to visibility concerns, sizing and costs associated with acquisition and development that are not at issue with the subject location 106 Appendix 107 SUBJECT PROPERTY SUPPORT INFORMATION & EXHIBITS 108 co Vs O N N 4. y Cl O v LL�Q o CO c �a C1O N W M rn • 0. CPI WNWm aJ in 7 r - ° Isl-� o° �OM°ow W o $`. N M N a M P iii(4 1£6.aONO x "V PJ a 16 1) 3 ® E Q Z W U W N t�1 i t as G� Z0�pzFLI U c A-. Q C •0Ta0LLM0 m ❑ C■ cow m�°coM 3 LLZ(AJZCginu) 0 C) : ....,, .,, .._.... c Q co ,, E` 8 c J w {we gi U O y k\. > 9,\ I v.-O i 1 M. m N, " c • d o Q' E 12- o U * ` E.E• c w PALM sARNGS� M O U) l U U N H y w` Q Q , , Et U m Q �'T y Nw I ij a Q 0. o ct —'.. r ' , -, A 40v-„E,, ..,,,,r,..„...,,,I' .44.' . ± ,,,a 1r U az E if.t` EA 2 sr Ct O 1 Z- Q 7. Cla al y y { yGj a s: Y, _ .**? cy !'J�O�i ,�,yyam� _� Y ! .if fa a, rte., :+ tP'� }' a. '71(-)°:- •O ►A3000I hire a ti f a " a ct y 109 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No 00399600302 —1----Site Adr. Name/Address DAVIS &RADIO LLC r 26073 FAWNWOOD CT City BONITA SPRINGS State FL Zip 34134-8690., _ _____ F-- Map No. Strap No. Section I Township I Range I Acres *Estimated 5B03 000100 012 5B03 3 50 26 7.71 Legal 3 50 26 COMM AT NW CNR SEC 3, N89DEG E 821.76FT, S 50FT, S 42.62FT TO POB,SELY 580.39FT, CONT SELY 105 49FT S35DEG E 100.54FT, SWLY 164.51FT, CONT SWLY 755.28FT, N 1105 16FT&POB Millage Area 0 40 Millage Rates 0 *Calculations Sub./Condo 100-ACREAGE HEADER School Other Total Use Code 0 !10-VACANT COMMERCIAL 5.58 6.8868 12.4668 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount-- Land Value $ 1,680,271 09/20/07 4284-248 $0 ' (+) Improved Value $0 09/20/07 4284-235 _ 0—� , 02/04/04 3495-2341 $2,558,300 I (=) Market Value $ 1,680,271 (=) Assessed Value $ 1,680,2711 (=) School Taxable Value $ 1,680,271 (=) Taxable Value $ 1,680,271 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 110 http://www.collierappraisencom/main_search/Recorddetail.html?Map=No&FolioNum=00399600302 7/28/2015 _O / ■ \�z o \ \\ o 0 .& m S / § - \_ ___. w j ._ s \ \ - \t e - R @ § N. . . o % -, §; . % | _-======4. 2\/ - . _ % " ~§ 2$ ( } a § ■. § , . § (g § § @E ' ' 7 ! ) ; $ , / § ( ; k) i : f En ,/ 0011 j 6E) \) ) ;\ Ls g» F� .- ) 2 |�M _N �g\f k LL-0 1-06-0 Z6-154-01. §/ �^. �) 1 ; * _,m` ¥ \ • 0-0 zeoe-ee-so-zane 00-0-14 0 0-06 8-013-13 0-01-111 1 413-01 r 00-00-41 4 01011 01.1.03 I1 ip # . § ' 0.\ / \ § " § ¥ ' • � } ) � C . % x | w • w1 | ,— , � | r. w o=. . . | 0.7 ; a ei 2 ! z § o (, +az> wdwa , (.mzawa . — � I F § .K , | ' ;A 111 ALTERNATIVE SITE #1 SUPPORT INFORMATION & EXHIBITS 112 N 4., in O N o N O N bb N C. 0 a ct $ w m ct W i Q M. J a $ `o le 0 # y C N U Q 111 c ii, d ; g C w U a 3 a * U 'v 79 76 n Z il II i v° a " Q m o 3 3 O e O E O r' o N \o a o �P - ji I • O CO ,i O (7, O 0 w 8� W Nd w J4 d 3 Q oo oo O ,f tC y,iV �O k d' l6 .� L e, Ln k : 1 m o Q. a. czt .y {� a .rt` a t ^ Q. et a c E x CJ 03 0 t a) 3 o N f m cA et Ix"NT , ' , .4 - = i: i 7 t - - ... -. -_. . -g. o �1 f ct MI ' ' Qd lr. LL f ."- .�F Yµ r ...c 113 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No. 00416800001 Site Adr. 8580 COLLIER BLVD Name/Address AMERISITE LLC 3295 FORT CHARLES DR City NAPLES State FL Zip 34102-7924 _. E____5B14 Map No. ____ __ _ Strap No. 000100 006 5B14 14 Section Township Range 50 26 Acres *Estimated 4.62 —— Legal 14 50 26 N1/2 OF N1/2 OF N1/2 OF SW1/4 OF SW1/4, LES W 100FT FOR R/W Millage Area 0 39 Millage Rates 0 *Calculations Sub./Condo 100-ACREAGE HEADER School Other Total Use Code 0110-VACANT COMMERCIAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book Page Amount Land Value $607,149 06/13/01 2842-279 $881,200 1 ___ (+) Improved Value $01 03/06/01 2786-2455 $0 _ (=) Market Value $607,149 i 06/01/82 975-777 $ 34,000 - I (=) 02/01/79 796-1419 $0 Assessed Value 1 $607,149, 02/01/79 794-960 $ 5,000 (=) School Taxable Value $ 607,149 (=) Taxable Value $607,149 1 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 114 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00416800001 7/22/2015 Page 1 of 1 Collier County Property Appraiser Property Summary TParcel No. 00417720009 Site Adr. 1 Name/Address AMERISITE LLC 3295 FORT CHARLES DR City NAPLES State FL Zip 34102-7924 p„---Map No. Strap No. Section Township Range Acres *Estimated 5B14 000100 030 5B14 14 50 26 4.62 Legal 114-50-26 51/2 OF N1/2 OF N1/2 OF SW1/4 OF SW1/4, LESS W 100FT FOR R/W,OR 741 PG 1074 Millage Area 0 39 Millage Rates 0 *Calculations Sub./Condo 100 -ACREAGE HEADER School Other Total Use Code•1 10 -VACANT COMMERCIAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount —1 Land Value $606,557 01/19/00 i 2632-1365 $ 553,600_j H-) Improved Value $ 0 03/01/78 741-1074 $0 -- - (=) Market Value $606,557 (=) Assessed Value $606,557 (=) School Taxable Value $606,557 (=) Taxable Value $ 606,557 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 115 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00417720009 7/22/2015 N Q \ SE L90 . 0 0 w N CC N N m�_ O S Y 3 ZD J 0 -z O L` Z r,a Z n a F- La °0 r _D w $ O L0 N U 0 v w z y J N 3 _1 O U o Elhillommilm. A ..7, ..., J IL g gl J m 3 g • 3 W € 2 . $ b V o € eeX m ee 9z-11 z09l-cl-1d-zu *441-1.0 SNOLLYOIJ10011 SWIYONYIS 1143N401130 L L z-9!10161 Z-01 IOWI N 92-14%SS (911-11-1d-10d 14-0-6 Oz ZSl-61 mu-et-la-no 11-13-4 64 OE-14 2594,4,1-79 11-9-L S4 04,4%3N LLe-ll-ld-IOd 91-01-L a 41-44 LZ9-El-1d-20nd 91-I4-c 94 40E44 L9b1-NY-90-ISO 41 SE-01, S4 41-14 91401 EV-SO zond 11-SE-04 14 W 91-04 Ozcll-NY-LO-zond 0.LE, S4 c5-6o coca-W-90-zone 60-41-04 El U 0[440 0[001-n-90-YOnd LO-LZ-Z 14 < 4 u-K,Ss LO-SE-4 Qo 89-40 64-00S SE-65-041d 00-62-44 a „ cc g 0 w EIS-96 9-96-AS OS-Z.14 16-301 C 5 SOLON ONINOZ Q O V g n ?D o a S V ZV K V f x a X s o d _ nnrnon "°R & d a 1YNVO d (1S6'21'3) 4)YA3l91OB 6311103 ng6 7 SS190 3q a 116 ALTERNATIVE SITE #2 SUPPORT INFORMATION & EXHIBITS 117 M 00 N M CA n. Q U C] Z w I- ii f N- IY °o CJ - E s W 0. v�., 2^ rn_,c UW ct $ O • d 7 d C y ! = NJ — Cw y 'Ti 1i 1$ ° ad, a 3 a a V � E aU O mZlacw a N A .0 z c u o ax o A i K V oeo°�Zj�w d I- ® 2Ed>=�,�� LLZfAmmJOU-1 3 M� c O O r o kt � x 18 Q € o v tt csi O a` m 8> I H - k`' I aPY �oa$ E d m ,,. P = C i ` I r W 1 t o 1 -.Q . I' - t I 13 o r ....,, 1- I � « _ C O. U , 7 T •,� ISM N. sz- o. 3.. M C � ct ' $`. vs E — • " / 1 ---: 8- d,yy 7 L, ti N 3,.:, . /. 0 . - o ii„L., .. _ .„,.i.,: , : ,. , cf. .. ,. ,__________,____ ......„....„ , I „, ,..„ .,, , . O.. ,. . ,,,, 1 • t w at 0. o. -_ are- �"i"SS:�' ..w. x r.e.� - - f• - 2,7 0 V h i ° Cl 4,4 U 'M V'. g 0. 118 Details Page 1 of 1 r Print Tax Bills Change of Address Property Summary [ Property Detail ir Aerial 1.1 Sketches 1 [ Trim Notices 1 I rry }x1 Parcel No. 26095000507 Site Adr. 3851 CITY GATE BLVD N A;I Name/Address 850 NWN LLC I 9010 STRADA STELL CT STE 207 I I F City!NAPLES State FL Zip 34109-4427 Map No. Strap No. Section Township Range Acres *Estimated 4B35 219310 14B35 35 49 26 4.95 Legal I CITY GATE COMMERCE CENTER PHASE TWO LOT 1 Millage Area 0 31 I Millage Rates o *Calculations Sub./Condo TW0310 - CITY GATE COMMERCE CENTER PHASE School Other Total 1 Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 Y Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date 1 Book-Page I Amount Land Value $935,770 (+) Improved Value $0 V 119 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000507 7/23/2015 tf- 0 0 -. cv t Nct a U Ca N 7 — _ o ° ^ �� E •'C,W o 0 a w n U w `LL rn d a J M N Z aa a N d IN O W d5E o.0 m O_ a ; a w Z A 'C W o- o € a o t t U ZymZa @2a ,`o C� D o @«�'5aoo 3 m u.27Amm3U� 0 c O Ic o w __ H .0 .4 . ¢ o z �k f _ 'f,: o 17 1 o j ‘,13.t-, 1 y 03 w ( ( +Py Ea I- N cn• 11 �. {{ - AO a o � .. 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Till — e ct TT N . s , a p k ti M / v fl °i f , /._, ` \c k 1 I 9 ,.,, O 120 Details Page 1 of 1 Print Tax Bills Change of Address r 11 \ I 11 Property Summary I Property Detail Ir Aerial Sketches [ Trim Notices 1 Parcel No. 26095000523 Site Adr. 3857 CITY GATE BLVD N 4r‘,,-_, ' Name/Address 850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 Map No Strap No Section Township ' Range ' Acres *Estimated 4B35 219310 24B35 35 49 26 2.01 • Legal ,CITY GATE COMMERCE CENTER PHASE TWO LOT 2 Millage Area o 31 Millage Rates 0 *Calculations I Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE School Other Total Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 a; Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount 1 [ Land Value $ 524,2261 (+) Improved Value $ 0 v i. 121 http://www.collierappraiser.comhnain_search/Recorddetail.html?Map=No&FolioNum=26095000523 7/23/2015 0 0 ,_ N M 0.) pp N N- 0. • Q 7 LU F- H a a) I-w 1 '3. o au E Lo W y p2. pa. L' rn_1� Uw `0 0 d 1 N N O N J N `. o w w 7 Zi- • a e r+ u .. E •ao ; O • ' ,a � < < v z� z-ow . D LL Z M m m J w_i 3 r� E [C d O o N is £ \o LTJ P H co oY t 7 V 0 L ir 76 . _J s.I i y-6.‘2.1. O m t F fi" i E VD rn I ! t v o 00 rn Q /n a • 19, o m U [ )r, a I • E m >C O. CA CO 00 6 ,., .: . • L,,, -,, A.::: . i , .. . - ,,,t „. , I :,‘ , .. . ,:. , . „ _ _ i. ,_,, . . ., ,,,,„3" A,. - k ,p o LYtI@ wr7 oNiM .4 y; vfr). g ` L nil j / _ __ ry 1, * o i. 0 Ct � `( O C c S'...--..- .# 1� ' %� v a 122 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No 26095000549 Site Adr. 3863 CITY GATE BLVD N Name/Address 850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 Map No Strap No Section Township Range I Acres *Estimated 4B35 219310 34B35 35 49 26 2 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 3 Millage Area 0 31 Mil lage Rates 0 *Calculations Sub./Condo 1219310-CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 0 10-VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 522,732 (+) Improved Value $0 (=) Market Value $ 522,732 (=) Assessed Value $ 522,732 (=) School Taxable Value $ 522,732 (=) Taxable Value $ 522,732 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 123 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000549 7/23/2015 N 4 O p N _ N N M CL a ct O F 'o • F a e Lo �u - C�_ m �EL W a L. L". c oJc Uw g z ID aV Si di O a d z m 3 a w t £ aU a iii I,I Z c g 4 i < V z' :E. °5:::: Z Ow °- O xwz m O a— m w, xi T . O wJ 3 d00 Z LLZtA[OmJUJ p c N 0 `o i Q �E R �a m qt v N r ;r •a • It" r�„ 0 0 LI F r o cv { Co 0 . E — V..� ' Y N I 0 `o N y �• R I I r, , O ,In' O I I� r O_3 Q1 --1.-: �1 if F. . te E a� M 44 --� ° t U z — v Lei ._ Bsrs . cl <:-, >, $or t ,r r .N o yr i . Q M , _ Y �- I o O- Ik •aa�mc' .—_..s.. .,...._.,, i* ,.a T nr•:_'.."'" �"�' C , , , Vii`.' " a S L- . : ° et.,-, F r t r u� '�� ' " 3 '/ , O 0 ,.., ..., . ,..... 8 a.) - -III/ .ms s.. Q V• Ct a III ai r , :., 2 •–• • f 3 J A h % I / U 3> a. 124 Details Page 1 of 1 , , Print Tax Bills Change of Address l Property Summary [ Property Detail i Aerial Sketches li Trim Notices il y, f Parcel No. 26095000565 Site Adr. 3869 CITY GATE BLVD N A � k Name/Address 850 NWN LLC 9010 STRADA STELL CT STE 207 ' ■ State FL Zip 34109 4427 Map No Strap No. Section Township Range Acres *Estimated 4B35 219310 44B35 35 49 26 2.33 3 r Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 4 Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 219310 10 - CITY GATE COMMERCE CENTER PHASE School Other Total Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) 1 Date Book-Page 1 Amount ' Land Value $ 608,964 (+) Improved Value $0 V 125 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000565 7/23/2015 If) 0 M 0 •—, N U CI czi • ¢ U CID v C 0 Z w o H n Ti•o a� :� a a Oi 2 W o E •s: WL. Lt . . rn_1 coo U w o C J c h r § NJM N gZ <_ •• 3 a • L z to •av O dz m cw n v i6 ra -13 oz c QU ax u. el 4 4 0 Zco°dZ--pw d °� m mov m2� o £ i>_ cngI o CO os. O N E C � w ®`' L7 ,rp•o.._,t . A M . < o 0 co >'' H o L > L - N m sky r E m d rn d' ! w r r 1 , .! . V , , . , . ,.. , CI.I.g E- X TTT cn U _1 7 It C} r L ,..'='• N-2 CCj (/{(ffj CI CO 6 rn I, _ 0. T fs I cuE E. -.1 vl 4041 Fes°'''"`.:-twee o'e•t KUM - - ,ra h. d U , t� 5 I. ct cd., . ,,, ,.,... 1 r , O„.....Ei - ° U u a U 0,. ti 3 II .”-' �4 o Q 126 Details Page 1 of 1 \ Print Tax Bills Change of Address _ Property Summary r Property Detail Aerial lr Sketches I Trim Notices Parcel No 26095000620 1 Site Adr. 3874 CITY GATE BLVD N _ 1 Name/Address ;850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 Map No Strap No Section Township Range Acres *Estimated 4B35 219310 74B35 35 49 1 26 2.17 = Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 7 Millage Area 0 60 Millage Rates *Calculations Sub./Condo 2190310 CITY GATE COMMERCE CENTER PHASE School Other Total ivv Use Code 0,110-VACANT COMMERCIAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 567,150 (+) Improved Value $0 v 127 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000620 7/23/2015 ``' o o Cl M a • Q U o 0 Z w F.. 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N + [' �r± ! 0 C1. t bi` h U i - :P ib i 1 U J I \ 128 I Details Page 1 of 1 i l Print Tax Bills Change of Address _ Property Summary Property Detail Aerial Sketches Trim Notices [ Parcel No 26095000646 Site Adr. 3868 CITY GATE BLVD N �w Name/Address ... l 850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 Map No. Strap No. Section Township Range Acres *Estimated 4B35 219310 84B35 35 49 26 3.15 Legal 1 CITY GATE COMMERCE CENTER PHASE TWO LOT 8 Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE School Other Total Use Code 0 110-VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $823,284 (+) Improved Value $0' V 129 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000646 7/23/2015 in 0 0 N M N czt a. 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Property Summary I Property Detail if Aerial ,f Sketches 11 Trim Notices Parcel No 1 26095000662 Site Adr. 3860 BRENNAN DR ` w Name/Address 850 NWN LLC 9010 STRADA STELL CT STE 207 I _ City NAPLES State FL I Zip 34109-4427 Map No. Strap No. Section Township Range Acres *Estimated 4B35 219310 94B35 35 49 26 3.6 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 9 Millage Area 0 31 Millage Rates 0 *Calculations 219310 - CITY GATE COMMERCE CENTER PHASE Sub./Condo TWO School Other Total Use Code 0 10-VACANT COMMERCIAL 5.58 I 6.4059 11.9859 m' I k Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page i Amount Land Value $ 940,896 (+) Improved Value $ 0 V 131 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000662 7/23/2015 (+- N0 N O M cl to ct C1, a) Q. cct Q. v 0 d W O ° 2 C1, C Q W Q Z 1—W 2 C....) z " m 2 n W 1 w ° 00 0- Z _,LO U W ` Q L. 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Q 1 o a. 132 Details Page 1 of 1 Print Tax Bills Change of Address Property Summary Property Detail Aerial r Sketches Trim Notices Parcel No, 26095000688 Site Adr. 3854 BRENNAN DR Name/Address 850 NWN LLC 9010 STRADA STELL CT STE 207 f City NAPLES State FL Zip 34109-4427 Map No. Strap No. Section Township Range Acres *Estimated 4B35 219310 104B35 35 49 26 3.66 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 10 Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 21990310 -CITY GATE COMMERCE CENTER PHASE School Other Total TW Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 956,574 (+) Improved Value $0 v 133 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000688 7/23/2015 t 4-. o N O M bA N Cd • • Q C-) VD a zO v W o Q I- F a f 0 a, � II W o 0 2 I W L° Lr z, .gym Uw ° V .J c H v C OJC7 — C~ v d 13 c ° c' N 4 w N Z mZ A �w 42 0 h N a 1 q c,Z y0 E D o t� < V Z-EZ#Cl2� c Q -.. p d '6 io m ® O `E°'L'JOQOQ 3 LLZ(/)03 CO J O_j CO . 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'3856 CITY GATE BLVD N Name/Address 850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 Map No. Strap No. Section Township Range Acres *Estimated I 4B35 219310 114B35 35 49 26 5.05 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 11 1 Millage Area 0 31 Millage Rates 0 *Calculations E Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE School Other Total TW Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page I Amount Land Value $ 752,818' i (+) Improved Value $ 0 V 135 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000701 7/23/2015 III o N U M bA N a • rj I I o a 3 0 Ct _ a z ,_W w t r Z Q co Y Q. W W °o � E U— ,. J N L. 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City NAPLES State FL Zip 34109-4427 Map No. Strap No. Section Township Range Acres *Estimated 4B35 219310 134B35 35 49 1 26 2.96 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 13 Millage Area 0 31 Millage Rates *Calculations 219310 CITY GATE COMMERCE CENTER PHASE Sub./Condo 'TWO School Other Total Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page _ Amount [—Land Value $ 520,204 (+) Improved Value $0 v 139 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000743 7/23/2015 4. in N N to M N cci a • I I a) 0 o s al Q. Z � 0 V z F W m W z o Z �= n a . W US oo -d ct E V W 0 8 Z -J� U W° o Q J C 1f7 f ((00J CO =Z o 4i 3 R 2 u° N °W Z• 3 a a ti5 E cU d Q LC i a �oZ ,,Lu axi a 'o ELoosm me 4 i i U °p p W °-'2 NI-Z y ikc ... 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Print Tax Bills Change of Address Property Summary I Property Detail 1 Aerial I Sketches Trim Notices t Parcel No. 26095000769 Site Adr. 13847 BRENNAN DR All 1 Name/Address 850 NWN LLC _ 1 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-44273: Map No. Strap No. Section Township Range Acres *Estimated , 4B35 219310 144B35 35 49 26 2.95 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 14 Millage Area 0 31 Millage Rates 0 *Calculations 219310 - CITY GATE COMMERCE CENTER PHASE Sub./Condo TWO School Other Total Use Code 0 10-VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) I Date Book-Pa a Amount Land Value �_ i g I $ 522,820 (+) Improved Value $0 Y 141 http://www.collierappraiser.com/main search/Recorddetail.html?Map=No&FolioNum=26095000769 7/23/2015 cn <+-• o o N ^" M y N bA ct • N ct _?fly. . v 0 a, w 0 0 o 0. ILL' Q z IW U c a OD w 0 Q C/) N- 0= Cr. o m o iii E W 'e. Lr. 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C V 3 - 1' /' i D °o Q. 142 Details Page 1 of 1 Print Tax Bills Change of Address Property Summary I Property Detail (I Aerial II Sketches 1 Trim Notices Parcel No. 26095000785 Site Adr 3843 BRENNAN DR ' , i Name/Address I 850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL --E Zip 34109-4427 I Map No. Strap No. Section Township Range Acres *Estimated 4B35 219310 154B35 35 49 26 2.96 1 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 15 1 Millage Area O 31 Millage Rates 0 *Calculations 7219310 CITY GATE COMMERCE CENTER PHASE Sub./Condo Two School Other Total Use Code 0 10 -VACANT COMMERCIAL 5.58 1 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date _Book-Page Amount 7. Land Value $ 528.046 (+) Improved Value I $0 V 143 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000785 7/23/2015 0 0 N N N M N to czt a.: N M. cci O.. cc a W z $ `8. is a Z III W `co U a�CO G a ••••• W °� m a E W M E L`r. x` rn_,co O w ° Q C h ♦ �J M(D CZ N 47.0 Lu�i 3 �$ 'la U E.. a U �' �-+ w 3 e m yZZ 'UW x = 77 — N N i < U 7 pp�?0 W d �" �ozinm��0 3 O ` \° • C o CI I .t '" a `c N ar rti . - y3 < a r m LTJ CC It Ce W - '� I k 4 .. d C4-0 '-• ct 1 Bre rim DR rn � � a.ct — J.4 1 a cd .M 1. i' '1- k i. E -----„, - ,,,,..t. _ ., ,... , k t 1 f— _ ' ; l *-' � R�}-� G t77 ertyrh,i ,, U ti, iich .. s. ° ar ' O O p 3 CI, °i t e °� 1 , ^ f .. J 144 Details Page 1 of 1 Print Tax Bills Change of Address ( 11 Property Summary 1 Property Detail 1 Aerial r Sketches 11 Trim Notices 1 Parcel No. 26095000808 Site Adr. 3839 BRENNAN DR A Name/Address 850 NWN LLC 9010 STRADA STELL CT STE 207 , City NAPLES State FL Zip 34109-4427 Map No. Strap No. Section Township Range Acres *Estimated ed ....._ 4B35 219310 164B35 35 49 26 2.91 , Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 16 Millage Area 0 31 Millage Rates 0 *Calculations 219310 -CITY GATE COMMERCE CENTER PHASE Sub./Condo School Other Total TWO Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page mount Land Value $ 522 1 , kPa A ,820 ._, v (+) Improved Value $0 145 http://www.collierappraiser.com/main search/Recordd eta i I.html?Map=No&FolioNum=26095000808 7/23/2015 0 0 N M 0 • • Q U CID v M d o v_ .- I- < I- d } Q,Z : o U= m ui I co o O r W 2. -J ro U w o E L. b rn F C h ii 13♦ O N J N \O W m �_ m`Z is 'CW a N 9 '� _ n0Z c uU axi o i t I V H Q i Zco ��W r d 0 - 0''0 i0 2� m '' O R.r_1 3 0 0 0 1LZ(Ao]mJU_1 0 CC • O o N t E t _ 0 (!) • a"t peg ice^ J 1:� # r ON CO ,', J 1 ? 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N c..) i.T Tl� , % „. _ r o_ - - 146 Details Page 1 of 1 \ Print Tax Bills Change of Address l J Property Summary 1 Property Detail 11 Aerial ( Sketches II Trim Notices Parcel No. 26095000824 Site Adr. 13813 CITY GATE BLVD S Name/Address '=850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 Map No. Strap No. Section Township Range Acres *Estimated 4B35 219310 174B35 35 49 26 3.14 Legal I CITY GATE COMMERCE CENTER PHASE TWO LOT 17 Millage Area 0 31 Millage Rates 0 *Calculations _ 219310 - CITY GATE COMMERCE CENTER PHASE Sub./Condo TWO School 1 Other Total Use Code 0 94- RIGHT-OF-WAY, STREETS, ROADS,IRRIGATION 5.58 6.4059 11.9859 ii Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page i Amount [—Land Value $ 622,168 (+) Improved Value $0 u 147 http://www.collierappraiser.corn/main_search/Recorddetail.html?Map=No&FolioNum=26095000824 7/23/2015 in 0 0 N b N 0. Q I I a 0 I 5. 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(...1 r a. .ji 148 Details Page 1 of I Print Tax Bills Change of Address Property Summary 1 Property Detail Aerial Sketches 11 Trim Notices �' Parcel No. 26095000840 Site Adr. 3814 CITY GATE BLVD S , E Name/Address 850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 Map No Strap No Section Township Range Acres *Estimated 4B35 219310 184B35 35 49 26 I 4.7 Legal I CITY GATE COMMERCE CENTER PHASE TWO LOT 18 Millage Area 0 31 Millage Rates 0 *Calculations 219310 -CITY GATE COMMERCE CENTER PHASE Sub./Condo TWO School Other Total Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 4 i Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page i Amount r, Land Value $ 690,088 ■ (+) Improved Value $0 u 149 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000840 7/23/2015 w 0 0 N N Cr) N DA ct Q U v M W z I 0 ¢LU d Oo U a Z. la •E W ��11 L° V. x rnS)� Uw 5 �Oyy J C paN • C O J t7 - C~ "q 12 Si 'di N V N d W y = M 3 a wM i E a 1--) �' O CA a cD , 4 YJ { y �E� C1W� C LL Z M ro m J U m I • H.,E I_ l' u Q o ,. 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CdhvW -: .., _. -. .._.max Ca - n• r Y O ' F'•. - d O a U y 0 C U■C. ¢ if / lbw 0 c a ... 4 150 Details Page 1 of 1 Print Tax Bills Change of Address Property Summary Property Detail Aerial Sketches Trim Notices ` I l( l( l( 1 , Parcel No. 26095000866 �,Site Adr. 3818 CITY GATE BLVD S Name/Address ;850 NWN LLC 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 r---- Map No. Strap No. Section Township , Range Acres *Estimated 4B35 219310 194B35 35 49 26 2.32 Legal 1 CITY GATE COMMERCE CENTER PHASE TWO LOT 19 Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE rTWO School Other Total Use Code 0 10 -VACANT COMMERCIAL 1 5.58 6.4059 11.9859 'i Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page 1 Amount Land Value $ 606,354 (+) Improved Value $0 u 151 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000866 7/23/2015 In o 0 N — U M rA ap czt rz- • • Q U v) a Q m 0 v Z LLI `W II< F m 0 2 G ro _ W U }}d 5 N E CV J U W "V a z 'V. 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Name/Address 850 NWN 1 9010 STRADA STELL CT STE 207 City NAPLES State FL Zip 34109-4427 Map No. Strap No. Section Township Range ........ 26 Acres *Estimated 4835 219310204B35 35 49 3.51 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 20 Millage Area031 Millage Rates 0 *Calculations 1 , Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE School Other ' Total TWO Use Code 0 10 -VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) , I---Date Book-Page Amount I Land Value $917,370 L --- -- (+) Improved Value $0 V I 153 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000882 7/23/2015 N \ _O O p w Z N9F96 E rn Z m O 5 N m Io J 6 M ZIP w va H m w M Z $W N -� A : > W M O O N O( - C ( - J = m J ]a - O uO o € 3 r € S b m 6 6 U % ' 4 X § 3 8 § ' b 6 to- TA K F 'V a� cn L J ry ==r q N I C33 01 6•6 M-01- -Y00 01-6-I1 6 \\ 3,04 Sh - 6 YOM 04-6-11 [ \ 0C-24 090 001 31-96-6 9 \\ SG-60 MCI-W--80-n 60-13-C 161-00 ,00 00-C3-9\\ 9 Ch1-96 9-146-600 96-I3-6 C ry „16-001 Z 930•41602 9-M y - J\\ R LON 990z / FS' y 3 BRENNAN DRIVE / a: f i CO ry V a k J CC Id a - V - V V - U `'` _I O a F Z , I w 1 1 a r L c, 1 J i \ i U 1 w CL K i 6 t 1 CL W� R i P \/ ? g..-...s.,....... i w q a 5 8 o F- ° `b' " ry Z ry - _ OarA31008 3MVl 31114N / 9 VS A/ e a —1 m OA- 3NVl 3lIHN 'OF 0 V n a n u V n V I €CF �1 U L M J L- 1 (656'R 3) OBVA31008 B3TIOD A oaa8 N4E96 154 ALTERNATIVE SITE #3 SUPPORT INFORMATION & EXHIBITS 155 f.-, o O N O N 20 c • a u. a) cu H 2 Q�w s Lu Q J N 73 e)WJ (DO -°J O N U N O p(AU � Ltn n IZ �c �` O)—Q - 'co O o CD W e n 'r ; NoVp NocUmOH d - A A U o0 E p acnd�o ° iiii�� e i W t .< CO.a- v n o X �I-1■ ° u7 Z m N o~r R N En y z 0 023 C 111 J p N+. 7 N w O N r u_ZummJZ,.a 3 ^ 0 E CC o ce ie.t.....0401. ,:' ..i, • — . .,-i64 . 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N r' 0. of: �. 156 Details Page 1 of 1 \ / ■ Print Tax Bills Change of Address -,• 1 Property Summary Property Detail 11 Aerial ir Sketches 1[ Trim Notices 'I ! 1 Parcel No. 00296560008 T--Site Adr. 10551 COLLIER BLVD A ; 11 i Name/Address 11 1-75 ASSOCIATES LLC i 570 DELAWARE AVE I I I City BUFFALO State NY Zip 14202-1206 1 I I I Map No. Strap No. Section Township Range Acres *Estimated 1 ; 4B34 000100 002 14B34 T 34 49 1 26 25.29 I 34 49 26 COM AT NE CNR SEC 34, S87DEG 5226W 100.04FT TO POB SOODEG 29'15"E Legal 1275.33FT, 587 DEG 42'52"W 874.65FT,40.05FT ALG CURVE, NOODEG 29'15"W 667.79FT, RUN 212.40FT ALG CURVE, NOODEG 2915"W 412.52FT,N87DEG 5226"E 797.75FT TO POB Millage Area 0 31 Millage Rates 0 *Calculations 1 Sub./Condo 100-ACREAGE HEADER School Other Total Use Code 0 10-VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) [ Date ; Book-Page Amount Land Value $ 5,846,770 v L 1 03/29/01 2797-3287 $ 3,725,000 t 4-1 imnrnuari Vahua t n 157 http://www.collierappraiser.com/main search/Recorddetail.html?Map=No&FolioNum=00296560008 7/22/2015 < 0Jfz SEERS c7 ` o_ 0 ! \7% m _�,e_ F- = QQ 4 • I S 0 — E ( !|- � - _ ■ \ \ ) ! \ ------T,- \ .,9x.. c;1 g 5 | ( \ | | ) 7 © g § . - ) �` ` § u |k �k |§ § Z • • , § ) § //\ - ./ . / E Rt ( | | | , 5 \ § | § ; E . 1 § ,/ / (/ , ) 0 2 \ \ - \\ 0 K-Z4'OHO 001% \ \ a 1 :< T � 2 2 � \ _ _ / / ( \ 0 I k \ 1- I a = -.4% I _ | } 3 '__,_� / \ \ �2 § E 3 ! a LI _ k§ / ( < • KESS § , ..; 158 ALTERNATIVE SITE #4 SUPPORT INFORMATION & EXHIBITS 159 N _� 4" O O N ,-- N bA p N c� W v °r �_ a 0 o 0 ct Q- d o m ii 0 z N N ar2a' L z isi 5 o o CJw0Z �. �► ov00 JU—a E Qyy. 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I�'. 160 Details Page 1 of 1 Print Tax Bills Change of Address LProperty Summary [ Property Detail II Aerial „ Sketches 11 Trim Notices Parcel No. `21968001120 Site Adr. 195 BEDZEL CIR 104, i Name/Address 93 FLRPT LLC WR 1 ASSOCIATES LTD 570 DELAWARE AVE City BUFFALO State NY Zip 1 14202-1206 Map No. Strap No. Section Township Range Acres *Estimated 4B34 163205 1 14B34 34 49 I 26 30.08 ALLIGATAO R MC C LWO CENTER Legal TRACTS AND ALLEY R LOT CO 1 IN MER AR G ATOR ENTER ALLEY PHASEC OMMERCE T LOT 1 CENTER LESS 951 PHASE COMMERCE ONE LESS ENTE THE PORTION PREVIOUSLY DESC AS TRACTS A AND R IN 951 COMMERCE CENTER, AND LESS 1THAT PORTION AS DESC IN OR 5087 PG 2174 Millage Area 0 31 Millage Rates 0 *Calculations -.-'' Sub./Condo PHASESTWOLIGATOR ALLEY COMMERCE CENTER School Other Total Use Code 0 110 -VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) L I-- Date Book-Page Amount Land Value ,11,191M___. — 161 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=21968001120 7/22/2015 SSf96 < 0 _6 - w N — N N m L7 5 On rte)z 00) L., W T a Q I- LA U m H a w (lS6'a'O) Oarn31f1O8 831T00 h Z 9 N 4 w i U NJ N .9"re."-- U F n6°�\ ' J 3 a \�I J `. ,_. w eEOZEL DR a o a 6 0 ^y ' `n LL J oo 5 1 O. 3 m € e V a . a o tl 8 S 3 L J tt 0 r / 3 � 3�3 • i 3 3 D g 6 17,W Q o S a w T N T 71 o SN01190190011 SOOVON915 1.1.11. 1 Il1ir MN NM ° E1Mil f a a e n 1.1 ME n � n N S Z a.-90-L-n9 10-6-0 1 9 l 96-LO C -20Nd -[-L 1 05-90 o9-99,0-20 90-L6-6= m 1, 9O-L- a ©• MUM) • • Z �n :aa m i ii i a s- � s-i w n s-s8 (09[b6-OOd es-OI- 1 Q-'—') C 16-96 9-.6-10c1 *6-6L-9 6 ri g I M© O M= O n - a 'Mum ®©_©©- 6� Eli.,ENE Mil U m ZB99-61 ONO ON SL-6 - 6-� 9 SS-8 99-06-9 16-06-9 S Z9-68 16-68-8 69-6Z-1t 6 0G[-G11-9 [ DO 511 a L LL IL ante SOMME {fried SMON ONINOZ n Y ry �4Y - 2 �- wr 0 j4' 0 ^ ^ 0 O- On IO., nOn 5 PINE OP . - . . a . . 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I os : Name/Address WILTON LAND COMPANY LLC 3921 PROSPECT AVE IllIIllIllIllIIlIlIlE2l NAPLES State FL Zip 34104-3713 Map No. Strap No. Township Range I Acres *Estimated 5B14 000100 031 5B14 1—Section 14 50 T 26 , 18.78 Legal i 14 50 26 51/2 OF SE1/4 OF SW1/4 LESS W 80 FT Millage Area 0 I 39 Millage Rates 0 *Calculations Sub./Condo 100-ACREAGE HEADER School Other Total L Use Code 0 99 -ACREAGE NOT ZONED AGRICULTURAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date i Book-Page Amount $3,800,000 IF Land Value $ 799,200 07/23/12 4819-3122 _ (+) Improved Value $ 0 V 04/06/06 4010-2370 $ 0 — ... . .., . . 165 http://www.collierappraiser.com/main search/Recorddetail.html?Map=No&FolioNum=00417760001 7/22/2015 N \ < 5E190 N N m 0 5 a j,7,J ° •-z O W z z —a VI a F O N r_ z D w O ww N U 0 0 - W 1J z <No U- J 3 N 8 O U -o CY ao • J 8 9-03 134.1 g m J $ y YsS $ m a ° = € 3 L o g 96-14 6991-C I-4941-z9 11-9-9 OI 91100)01110094 SO9V0141/16 119191dO13130 L a_ L- 6-111 Lava1 z-03 40691 J z 1 $ 9Z+1 OH L9ll-il-141-1041 1kS6-6 OZ 694,1 4166-91-4941-119 11-9-9 e 96-. 6991-14-141,8 11-9-4 SI 94-11 9311 CL6-11-141-1041 4 -L Ll 14-14 LZ9-CI-4941-ZOtld 1-44-9 B t 41401W 9N] - -90- 14-96-04 Gl. • 14 11 11 96101-W-90-z011d 11-96-04 14 94-94 OLC1I-W-LO-z00d 04-L6, Cl S9-60 ELL61-21V-90-601141 50-61-04 64 06-90 0000t-W-90w00d L-LZ-Z Q W Z 00 - -00-AS L0962-1 0 0 p 89-1-.64-00S16 96-68-0119 00-96-11 9 a 3 9 cc O ?1y 619-96 1-96-AS OO-ZI-44 C 7 18-a01 Z a3 IL N 93 011 51111192 Do a�0 2; le I °R 2 o n ° d 1VNV3 a (156'WO) ObVA311109 21317100 S 55190 • ■ • 166 ALTERNATIVE SITE #6 SUPPORT INFORMATION & EXHIBITS 167 0 0 c� , N CNI ct IL Q. ct Q. W _ U`o W C e J U W n Q 2 F< m 0 e `°re-' Q2 -o Q 2 i- u)0 o UW Q . W c L. L". f co WC) cw ° rZ J C h ♦ m 0W t7 cp cWco �. 'di V ••Z C.JH r� Q= • 3 M M E mQ �'QU n �� 3 Z c vUQ y �.a c EY,ty D D C cv Z ..w #_2W ❑. ill ° E —° �2 t �Oyy LL Z es M 0 m J 0U H 3 "O P o a/ s k, o QO I E N le. z W • 1 I1± I1 •R• . 11_ ,,•,:'... i/".''• '.-41...t....,' ---:i.,.:',.,....' .. .,,_ ' CV '' rl Ii t J ...., II J o ir GI � E Q f � ' 1' I " t .n , ' • a 1} kk N C gg y s¢ Y 4 r s. M _ e < C CL w "F __ A1.' _ A,-i p b „ i I 1. . -.-{. ,,.k, , , a { 0 I _. N 073 e • i I xr I ,... :' .____itilifdlilit • st•Aaire ti. . e.•"'":"?.• 3§1101 '.1 ..:-. .i. ''''Y',. .- ,r 3 3 ct ' 1 ;' k_.;- ..,,t, . • , • ... _. :. . .,..„1 0 . .. . . - 7. . .., • . f f• II ....,j, • , --1,..4•• I, g ,. 168 Details Page 1 of I Print Tax Bills Change of Address Property Summary Property Detail ir Aerial Sketches Trim Notices l( 11 1 I : v Parcel No. 76885100706 Site Adr. 3889 TOLLHOUSE DR Name/AddressTSKY ANGEL CENTER LLC 1300 GOODLETTE RD N City NAPLES State FL Zip 34102-5239 I - - Map No. Strap No. Section Township Range Acres *Estimated 4635 664600 16 14835 1 35 49 l 26 1.33 I }} Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 16 Millage Area 0 31 Millage Rates 0 *Calculations 664600 -TOLLGATE COMMERCIAL CENTER PHASE Sub./Condo School Other Total THREE Use Code 0 40 -VACANT INDUSTRIAL i 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 119,700. 09/24/09 4494-3227 $0 F (+) Improved Value $0 V _ noplc/no i_.�ane_,l,-s d n 169 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100706 7/22/2015 <4-, o O N N N N bA c� t` 0., II sr a) a, ct a, 0 o W a �m Li ' _ Nwco a= U W '� 0Zco J2' E a u,U� IH W E D oo�ao� Z ° Z ii d ° Y o CO III y� oU� y CO Rx „ 316 16 U ••Z E acv o M/ 121 76 8 }2'c•:--UQ d t 2 1 I O ;cam=OWH _ E mr m�� O C; . o m 3 dO= LL2(gm JUH , c N e; #;+ F. .rte t c (1 !. N CO tit o 0 11, _ �\r e ! I a; () CO F ty. 1 " I mom° o 3 Ir LU � t1a. �R I =c O, J _- j ° w M ° - 31 i , 'd C E. cl 8 IA 0. a. ct , 0 _ , ___,:: ,:t.„7.11rIbit„..._ ..imm,', .,„, At" ' lit.:4 It 1.'"!W o ly! i.,,, ;...`'if : . ' - ,. 7 r, . ; ' t . - t -rte , v _ 1,1„, i ,:' t a ‘1)R cc,:T " .fir' ' Sr ct cu a--_,IV.--!:,,' 0 - I s'if, s.i . O 5. 't/.��,+4'' c1 <�7 ' A, , h g a. •• -' Lf,.t•-_- '' f 1., - it t�% j d ; ' r. ', kr , i - -- .. _ . 170 Details Page 1 of 1 r , Print Tax Bills Change of Address J . i / ./ 1 i 1 Property Summary [ Property Detail Aerial Sketches 1 Trim Notices Parcel No. 76885100722 Site Adr. 3869 BUSH BLVD %, 1 Name/Address SKY ANGEL CENTER LLC 1300 GOODLETTE RD N , 1 City NAPLES State FL Zip 34102-5239 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 17 14835 35 49 26 1.28 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 17 Millage Area 0 31 Millage Rates 0 *Calculations 664600 -TOLLGATE COMMERCIAL CENTER PHASE Sub./Condo THREE School Other Total Use Code 0 40-VACANT INDUSTRIAL ( 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount-1 Land Value $ 115,200 09/24/09 I 4494-3227 $ 0 ` , Y 1 (+) Improved Value $ 0 t+__._ n4/7L.JACI..,.__... _-__AAQA 2717 d A 171 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100722 7/22/2015 o 0 ,_ a N N a II. L cll (Z. ct a 0.. N v 0 o J co w(n 1:6) Q.. �oxx a= U O a NrFco C90 m W I owao 5,w E C/) W 'P. Lr. x co_,m��Z z J C vs 2WMOp CWm y e y-.2 Q d A e c "Z °JI- 4C Z I 1 w M N Q m aQ V a '�'i d}Z'C N C.> N • O� . ° "y u : ® LL ` 3 w01 Z N m U cNi CI c o 4. t ietk I f4l Y r M } . +r- I-�-1 " y t 1." 2 N j m m 3 C J 1 I co(s` f.1 pf,,%.,.. ¢ _ N•Z �? m _ (_f l S `o M CO W I F , .— - — — = o 6: II /,:::.2 t ,, ... _ I �1 I. , 1 a N /�/D am; r ,! _ 1 I' j t F o m fao N ) I -4 i I s� ct , I g ct 1,, ,:::. Ai_ 141 4. i"- 0. , OrcH,': ...... 1.r t ,K ` , .4.‘ __. .t 1 ' L- 3 a . ._ . £a '1- O at 172 Details Page I of 1 Print Tax Bills Change of Address J ,. I Property Summary I Property Detail l Aerial I Sketches 11- Trim Notices l Parcel No.176885100748 Site Adr. 3877 BUSH BLVD Name/Address SKY ANGEL CENTER LLC 1300 GOODLETTE RD N ! I City NAPLES State ;FL Zip 34102-5239 Map No. Strap No. Section Township Range f Acres *Estimated 4B35 664600 18 14B35 35 49 T 26 3.29 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 18 f Millage Area 0 131 Millage Rates 0 *Calculations 664600 -TOLLGATE COMMERCIAL CENTER PHASE Sub./Condo School Other Total THREE Use Code 0 40-VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 296,100 09/24/09 4494-3227 $0 l+) Improved Value $0! V k._ ...._...114/AC/A2 ._F 22LA_146C �...._ t G 1 LO AAA _:,_ _�..,. ®_.... .. 173 http://www.colIierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100748 7/22/2015 o 0 N U N N P... 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Parcel No. 76885100764 T.- Site Adr. 3868 BUSH BLVD ;I Name/Address SKY ANGEL CENTER LLC 1300 GOODLETTE RD N City NAPLES State FL Zip 34102-5239 Range Acres *Estimated Map No. Strap No. Section Township g 4B35 66460019141335 35 49 26 1.52 Legal i TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 19 Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 664600 -TOLLGATE COMMERCIAL CENTER PHASE School Other Total THREE Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount I Land Value $ 136,800 _ 09/24/09 , 4494-3227 $0 : +) Improved Value $0 V AO/7G/AA .I ._...AA11A._2.:).7Z to ._..................__.__ ,_ _ .... _... 175 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100764 7/22/2015 o 0 N ,--U N cc 0., V I;. v N U> C� I 7m Li,I& d a �a c ;3 °OWm J� E LL' O Ow Q CI]N WM CWO :H ♦ � O J Si Q 4; M 9 i as co fla X 2 r Y Z E y U m 6. i V Z d W .c ,� C ■ Os1t-222r1, `m pp u.zu)mJ0I- ° N o o; p O 1 ,X r / h n' c rA 1."‘.,-'''' ' o 03 P p N N CA C O t h - 1 rn In 0 T a 1 "x q _ j= °C O 00 f , I .o N J :, € ar iJI �gx t d C far m • 31 ith o cn a a M w vi 1. SZLI al 4. ii + , ! a d o f N czt L 0 . _ r.- , .1 - n c ,,,.! , 1„.. 1 i.,, i li P-110-4 11 • 4 . a o � ' - 1 ct G, cr A _ l i -.0 176 Details Page 1 of 1 1 r l Print Tax Bills Change of Address Property Summary ( Property Detail l( Aerial l _._Sketches r...Trim Notices 1 I ti [ Parcel No. 76885100780 T Site Adr. 3860 BUSH BLVD G Name/Address } SKY ANGEL CENTER LLC 1300 GOODLETTE RD N i J NAPLES State FL '_- Zip 34102-5239 CC Map No. Strap No. Section I Township Range Acres *Estimated 4B35 664600 20 14B35 35 49 26 1.51 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 20 a f Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 664600 -TOLLGATE COMMERCIAL CENTER PHASE School Other Total THREE Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount I Land Value $ 135,900 09/24/09 4494-3227 $0 (+) Improved Value $ 0 V 177 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100780 7/22/2015 C•1 t O 4. 0 O N N to CS 0 a.. J W > J(A > O • cn D W n • W O w(n d II _ix e M a J Q I a co oZ0 J � 15_ ai Uri W e L° Li �Jrn �OZ `o J C h coat,., • Ewe d d 1 1 $ 13 o r.F- N oUF e a J N ( t_ QU �Z A � i4 Ou 1,-U � ��'QU `p- lg t < V E< m G>WF w CA .. �0 N Z S u_2W z o £ d ._ �. - b tiZU))OOOJOUF o .� ii rr f d t let yy y Csi 'y U .Tr 03 15 +F'�XQ _ J.. LLJ ..,, . , _:: __ __:!_. _...,.. _. .. . . = _-. -,_: , ... 1 .._1 , ;1,, . „, _5 _ " c.., c...." ,::,..,.. 00....1 1 .... , , c..:, .9,4 _1 ,., _ f . ,,, ,„I,, CT 141 c. 0 I. , 1 5 w M 1 as C'.f ►1 k Q. m ` Q. 0. /, . .:4„Firr-- 7'-. ''' 00 .'I tit, i 4,*€ ¢1, t Pr g +F a 0 ■ 0 ni fr _ d eri O N ' 1 -, ii ' ' : t ob`i 0. ° 178 Details Page 1 of 1 Print Tax Bills Change of Address ir 11'Property Summary Property Detail Aerial Sketches Trim Notices • Parcel No. 1 76885100803 Site Adr. 3908 TOLLHOUSE DR A Name/Address PAWS TO PLAY NAPLES LLC 3904 SKYWAY DR _ l City NAPLES State FL Zip 34112 CI Map No. Strap No. ! Section Township Range Acres *Estimated 4B35 664600 21 14B35 35 49-F- 26 1.03 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 21 Millage Area 0 31 Millage Rates• *Calculations 664600 -TOLLGATE COMMERCIAL CENTER PHASE Sub./Condo THREE School Other Total Use Code fl 40 -VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality)y) (Subject to Change) Date Book-Page ■ Amount Land Value $ 92,700' 10/31/13 4989-1874 $ 110,000 V (+) Improved Value $ 0 .._® .1/D7/11 AT.[lJ...A 1 _..... ......_....._..._ t 70 WI 179 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100803 7/22/2015 tn O N N cq c CL • II• z. cu cc W o '''V JV) O w W CL �O Wco °)DJ Q= N Q C 7 g(nJ Od U Z 0'0 _,IY n v) WW c U. �-cev OW D a L'c. D roOrn —I— ° Z J C y w C M—M C W N 7 up N N s s t ; + a a V I`Z E N a J d r.� N 71 t ;Q /0 .C<U X p O E at! q 00c-2 Imo+CD y C: o d v A_ LLI �:_ ® ii2MOmJU 0? 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'P'40114- 1 ' ) --.------ 1 ' o & r F ) C. a. 180 Details Page 1 of I Print , ' Tax Bills Change of Address , , \ . . `i Property Summary Property Detail Aerial Sketches Trim Notices Parcel No. 76885100829 Site Adr. 1 3914 TOLLHOUSE DR es Name/Address PUMPING FOR JESUS LLC PO BOX 9986 111 , ]DAYTONA BEACH State I FL Zip 32120 Map No Strap No Section Township Range Acres *Estimated 4B35 664600 22 14B35 35 49 26 1.06 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 22 � 6 Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 664600 -TOLLGATE COMMERCIAL CENTER PHASE School Other Total THREE Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date , Book-Page Amount Land Value $95,400 f 01/15/15 5112-2793 $0 V (+) Improved Value $0 ' l_.,._.. 1n11A..11rL__°_.-___r nn, ']rro __.._..___.._�._._..C.�M_AOfs _.... .__._._�.�._ . ............. ..... I.. 181 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100829 7/22/2015 t �- O o N N N bA czt Cr N a, v n. 0 c W _ a. J D n lil O = (n J a w0 a C/) Z i °moo OW 8 IAA • a L° !c c w�� ~z Z r ^ 3 7 CO • r) O WC y O pp a r� O N y Ql 0. la N N V ..Z N N._J I- N a d •E o < a 02z E °o �, < i u° 'a°� dw� d a) Z �B II_2W 2 • � .2 _ E ��yy p m.�.2' 3 d02 3 "V LLZC OmJOF o C: s o ` r ° o F. • g LU PP t° " r 0 C/a W40. lit 6 i o- o ce o i _ - b# I5 2 w O i ii # i i I c O\ w. 'i ` II $ E `, iC y� . , i -.L-.. f, ''. 1 cd f d c R , s- •, o N pior. Cd Q Q. a. Ct , 4 .. v., f I 1 -- -,• - . U i M ' L O m U a •3 g. Q. feif• .. a - a Vii' wyra O Cd k O.' ° ---... g� `a�sr O A I Cr R 182 Details Page 1 of 1 Print Tax Bills Change of Address Property Summary Property Detail I Aerial [ Sketches 1[ Trim Notices 1 Parcel No 76885100845 Site Adr. 3920 TOLLHOUSE DR A I Name/Address PUMPING FOR JESUS LLC PO BOX 9986 City DAYTONA BEACH State FL Zip `32120 l Map No. Strap No. Section Township Range Acres *Estimated 4B35 — 664600 23 14B35 35 49 26 1.04 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 23 Millage Area 0 31 Millage Rates 4 *Calculations Sub./Condo 664600 -TOLLGATE COMMERCIAL CENTER PHASE School Other Total THREE Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $93,600 12/26/14 ' 5107-1166 $0 (+) Improved Value $0 -3/1n C 1 A C. CA.Q., _. 71.C 183 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100845 7/22/2015 tn rA o N ca N 0. ci O? LLl z o. z� :0,, Q O N D U co 0O Wewi�LeS �x FQO° m D a oowJ '6aaw i z II W oa0� -,,,,,,g,..- E Q W a Lr rozrn -I—< o J r. eN ♦ �WM CWatWaO v �, a. o _ �! N V n< E N..«._,17.60.3 d r- at 7! a Z ej V Q Q C� d O i u 3005 p dwHaam d o? CI ® o m E m 3 f 0I t 6 '5' o u z u m J U F O O of x ..; ,--------.:4•� o O•+ it € N d �c e 0 r : w m C/D a 0 • I Ce .a` e 41aav 't , m c 7 - h d r` a j rn� M rn i . 0_, .'t, , i . i.,.,,,,,...::,.. _ ::,:-,.:.:-...,. .,,,,,, 7,4 ,, • .• r":-.:- �i n U i. , , .... @,8: N ca co E. M to y _ O czt M I a ct / RI r` 747 �G�. t . L� ire: ` 9' .. tom— , . t . 1 1 a> I rc _r F r d N ■ • - .'. a O { 1 s"1!r '; t" ism 1 v ct 0. �. _ A r 7�`IEti T a rt£ 184 Details Page 1 of 1 Print Tax Bills Change of Address . . . , . �4 Property Summary Property Detail Aerial Sketches Trim Notices I Parcel No 76885100861 Site Adr. ;3933 TOLLHOUSE DR AA, Name/Address TOLLGATE NAPLES LLC 3845 BECK BLVD#807 City NAPLES State FL Zip 34114 Map No Strap No Section Township Range Acres *Estimated 4B35 664600 24 14B35 35 49 26 1.66 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 24 AND A PORTION OF TR A VACATED BY RES 06-227 IN OR 4109 PG 3918 Millage Area 0 31 Millage Rates 0 *Calculations 664600 -TOLLGATE COMMERCIAL CENTER PHASE Sub./Condo THREE School Other Total Use Code O 40 -VACANT INDUSTRIAL 5.58 6.4059 11.9859 A Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) F-- Date Book-Page Amount Land Value $ 149,400 v 08/09/12 4824-3147 $ 100 ' { 1...__ (+) Improved Value $0 185 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100861 7/22/2015 4-. t o 0 N (L N CA a ai n. w Sao °' ( Lil Q LL a U Cl)� a I Jo we))F-Q a, m r <,.. 00 d z D ao0 w Q W oat- JOce E Oc ¢O W g. a. 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H 1 Property Summary [ Property Detail l I Aerial Sketches ir Trim Notices `l Parcel No. 176885100887 Site Adr. 3939 TOLLHOUSE DR OS Name/Address TOLLGATE NAPLES LLC - t 3845 BECK BLVD#807 f i City ;NAPLES State I FL Zip 34114 Map No. Strap No. 1 Section Township Range Acres *Estimated 4B35 664600 25 14B35 35 49 26 1.68 _ Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 25 AND PART OF TR A AS VACATED] IBY OR 4109 PG 3918 BY RES 06-227 Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 664600 -TOLLGATE COMMERCIAL CENTER PHASE School Other Total THREE Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.4059 I 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 151,200 08/09/12 4824-3147 ' $ 100 (+) Improved Value $0 187 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100887 7/22/2015 N 00 N y N pp N cc: czi 0? 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I ,- j r., .`�^`c' V o ort 188 Details Page 1 of 1 Print Tax Bills Change of Address J ■ Property Summary 1 Property Detail I[ Aerial 11 Sketches li Trim Notices Parcel No. 76885100900 Site Adr. 3945 TOLLHOUSE DR Ai Name/Address TOLLGATE NAPLES LLC i I 3845 BECK BLVD#807 1 City NAPLES State FL Zip 34114 Map No. Strap No. i Section Township Range Acres *Estimated 4B35 664600 26 14B35 I 35 49 26 0.52 TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 26 AND PART OF TR A VACATED BY Legal OR 4109 PG 3918 BY RES 06-227, LESS THAT PORTION NKA TOLLGATE BUSINESS PARK IV CONDO AS DESC IN OR 4311 PG 2208 (PH 1 BLDG 9) Millage Area 0 31 Rates 0 *Calculations _ 664600 -TOLLGATE COMMERCIAL CENTER PHASE Sub./Condo THREE School Other Total Use Code 40 -VACANT INDUSTRIAL 1 5.58 l 6.4059 11.9859 -, Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $46,800 V nQ2/nQ/7') AQ7A_11.47_ �__ 7AA �. �_ _ __ ) 189 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100900 7/22/2015 0 W 0 I J J 0 rn F- 4. o 0 N N �, N an al a • II• z. 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Q f O J J <2 N a U W °dH JWt+ QQ E �j G h •pI (0 0 N.20 p m N Q ,! b1 U rr(3 E C J it C7 W 2_, i—� L d� 0 000 0< x II Q ° i 1 o E00 m dcaM() N W Q d a) — p ,v N1Y 3G,OIZlr 3 "V — l L Z M o m J 0 F—1- o CG O € o W O'er a .' 1 4 Z I � � b m c, LU c , I w- I" I I o� N v/ ,.��; ► T fy .. o d �� i I II _O W 1 _ r; , • . 1 ill 1,1,'i 8 g i czt If ; 1 1 r I i y C L,/ W AP # I N w T. ct — 4 T , ' 4, ;. , , _L r / ;v s , AI I 4.el*,,,,, ,) CI ate ELVO ..... ,.. 1 ;1;,..14",$.M i i i if fil a >� • /1 q CL 1 190 Details Page 1 of 1 Print Tax Bills Change of Address , l 1, Property Summary 11 Property Detail 11 Aerial I1 Sketches I Trim Notices Parcel NO—.176885100939 Site Adr. 3935 TOLLHOUSE DR Name/Address TOLLGAOE NAPLES LLC 3845 BECK BLVD#807 City NAPLES State FL Zip 1 34114 Map No. Strap No. Section 1 Township Range Acres *Estimated ''''] 4B35 664600 27 24635 35 49 26 0.67 TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 27 DESC IN OR 3360 PG 1 Legal 1867 AND PART OF TR A VACATED BY OR 4109 PG 3918 BY RES 06-227 Millage Area 0 31 Millage Rates i *Calculations Sub./Condo 664600-TOLLGATE COMMERCIAL CENTER PHASE School Other Total THREE Use Code O 40-VACANT INDUSTRIAL 1 5.58 I 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll . , (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount I Land Value $ 54,270 08/09/12 4824-3147 $ 100 (+) Improved Value $0 191 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100939 7/22/2015 kn o _Q (N N N ct N a. I I L. a) a. ct a. W U u_ v CO W O o W o I -IO W�co� p" 0 rnwJ C¢7awa U W . 0000- _j Z a v� /� J •c h WC' — CWQWZ II 4. a:'''.. ,:s'F' $ $ < 4 v z� pww�Q N �'""°„te'''a' — oE� �_2w�> L �.0 — 1'"4 2 e CI t }} c ' S - £ ret 0 P. +A El E- *(' ` ii) CA I - 2,■∎• II W t tn 0 rj r _'` . . b o a a o M II J / ` : I °F w, ? $ -I 0 x ra _9 z'd c•-• k 1/1 N{C¢' f "� `. i t I. I `! N'0p ct cA Lf1 ..t }3 i 11 u`�i Lam" a, ` I � h 4 Ct , ,. i .. • ,_ • , .; ; ;;;;.1:, , :;Is',4111:,44.e,f..::51;;4?„ ts, iiliF;,:', ;"' ;.; . . ,'„, , ; :l': ; .;; '.',,4 ';.; , • E CLI tom; 1 cn X N � .$1_ 5..`t.as a. 1 Jfkit o a. 192 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No. 76885100955 Site Ad r. TOLLHOUSE DR Name/Address TOLLGATE NAPLES LLC i 3845 BECK BLVD STE 807 City NAPLES State FL Zip 34114 Map No. Strap No. Section 1 Township 1 Range , Acres *Estimated 4B35 664600 28 24B35 35 1— 49 1 26 1 0.68 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 28 DESC IN OR 3360 PG 1865 AND PART OF TR A VACATED IN OR 4109 PG 3918 BY RES 06-227 Millage Area 0 31 Millage Rates 0 *Calculations Sub./Condo 664600 -TOLLGATE COMMERCIAL CENTER PHASE School Other Total THREE Use Code O 140-VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount I Land Value $55,080 08/09/12 4824-3147 $ 100 (+) Improved Value $0 09/14/05 3889-4046 $3,350,000 08/05/03 3360-1865 $5,168,400 (=) Market Value $ 55,080 (=) Assessed Value $ 55,080 (=) School Taxable Value $ 55,080 (=) Taxable Value $ 55,080; If all Values shown above equal 0 this parcel was created after the Final Tax Roll 1 1 193 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100955 7/22/2015 O N U N N diD czt G. ce3 W a a d w Q UU) o L) i )O Wes°' CA _ Q N Ci Z a °Z owO J � o F _1 cC LL E Q W 5 W �.n OWO 0 e L E. a w02 `"~zz� .°o II co d C 8h ' q N- N NyU�W 8 �i • -a a I Si uz E 11–Id'U _N 7 7B o2z E "a0a n i. _ U a d p 0 d d Q M C ,.4.:„:1_,„.7-4- "f a , 4 v z � o�w� o -?.-- _ ® c d v R o 2 S ±ffi3 rr a '.t P* j Y X11, N Ci LJJ o ... 4 7• 'r" v m C� n o ms ' N cn 8 ; 7,r . , :r .".? -- •Mt ` v `o —I 'i v,,," ii, , - • 4 ..,. k 1 1— z y4 i • .�� . � �/� Y N a Aj —� $M. ct a » e 1 -..tb7 U N o E IL O cn Cd ... .. Yn { 1 6. r - 1 -x L G) " a O ?,.' ' .A, - i/:'w�y� +rte ..'r: - ,. l -.. c U,.fl ___049/4111a-'J�'/I:EJ>.s' t ,f , w r .. . at -4 'moviolz 194 Details Page 1 of 1 Print Tax Bills Change of Address . . rProperty Summary I Property Detail I Aerial I Sketches \( Trim Notices -N F.-- Parcel No. 76885100971 1 Site Adr. 3935 TOLLHOUSE DR Name/Address PUMPING FOR JESUS LLC PO BOX 9986 City DAYTONA BEACH State FL I Zip 32120 a 1 Map No Strap No Section Township Range Acres *Estimated 4B35 664600 29 24B35 35 49 26 0.66 I € Legal TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 29 DESC IN OR 3360 PG 11868 Millage Area 0.31 Millage Rates 0 *Calculations I. Sub./Condo 664600 -TOLLGATE COMMERCIAL CENTER PHASE School Other Total THREE Use Code 0 40-VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll cr ' (Not all Sales are listed due to Confidentiality) (Subject to Change) :,_ Date Book-Page Amount I Land Value $ 53,460 n_ 12/26/14 5107-1166 $ 0 I v 4 _ (+) Improved Value $0 195 http://www.coll ierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100971 7/22/2015 N 59£96 Q O O p w N N N ,� f0 7 O O M Z Q) w w a e loan } i U 1 ° ° I— N Z _ Q• Y Y �., _ r i 17 O w N 0 U W z J 0 - U C) -. , gg lila 6� ° . 8 Itill* < W o v kg!o a s© ® as NRi3H• 9'1 - ar © �P Q o $ to m� ■ao XINNtlW�o �^ Z - - fit rc w ? ZZ2-ZB 4-Z6-Y00 i6-L-r 0 O 622-rIYLBL�Z -V rL V Z.080 D -B2bi 9l-1-aao 00 21-2-21 9l�, 9zr-fa ue[-w-fo-rou [o-2-zl sl Il m w-ceL(r)ei i9 andB 06-94 21 . S9r-[B 61-S6-A [6-92-6 it al 6-a6-i6 Z 86 Oddae 151 9t 09S-ZB 8-66-00 26-41-2-11-9 l 3 6-26 a--r0a 9 61 �\ ea 3sno 11101 imi 2 jl- a w-am B Y ^ 9-r9 2-fe-I90 49-L1-1 9 7'° K-06 1-06-Y0a O6-Zt-9 S E K-06 -06-Y0d 06-21-9 9 9-99 091-C9-9 49-Lt-1 f 9aLLoN ONINa2 III kg 1 kg a ante Hsne t. m� v ° °L J E` } t CI J i, Vp i" w L ; F.111.11.111111111111 II:7:1 O r , , a 0 Z w iv li ar w / 1 w . 1 3N/§3ry0 rj .1 i7 = rco m� w 1 1 d i d o '011113 30/01101 M o 8 Nsz7 �1 1- d a_Ai Ai_: IIII Q ge U d°77 r?S^. �a Z N I / 1115 i �� I 1VNV0 /A/8.0M M = �� (kis'a.o) aav/3lnoe a3f1100 y .M.. "' 1111 SK96 'I g g g 1;11 196 ALTERNATIVE SITE #7 SUPPORT INFORMATION & EXHIBITS 197 0 0 a N � N CO cd a.. • II. r_. RI °> W 0 ♦–m n a G I NQQ U-I.1. d z L W O>~= H F- W 4'7 u. c∎ o O E Q /3 a ui ca d —a d o E u a A aw II d�2' `~ n • ' i i c � � �A V y al IA—Cl- m 0 El 11 E m- rn it i , 3 JO o O 2(AmO '; H i c N y1 • . , -„,-..ih isri,'. N, -id< , - .. - '.' . :,-.. .. co • - vim i 0 . — g Q F~" E ,' ! C Fes. { U U] ,—,',....4*..,.. E 1'1 o 0 J . R. r E cl o c O t.. C" ,.. , ,,,, . ,. ;Pi E 51 rn 2 M n ,. - y :r. mot' . t• art e s Q 0,• i r € ta, E ! U 3 is ,:,.::': '1'.i:". -,1 t f I1I [:lti I t 3" n a O , lilt t} = r U c� �; ', gush 8 Vtt :,,, 3 l' r 0, 0 3 F" - J 'R 1 {"s.H V \ an .W C�..T .+nn,. t i �t:s.. �y >. .i. 198 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No. 81790000287 l Site Adr. 3620 SHAW BLVD Name/Address RALPH P SHAW TRUST 3520 31ST AVE SW City NAPLES State FL Zip 34117-8454 Map No. Strap No. ! Section Township Range Acres *Estimated 4B35 712550 44B35 35 49 26 1.68 Legal WHITE LAKE CORPORATE PARK LOT 4 Millage Area• 31 Millage Rates! *Calculations Sub./Condo 712550 -WHITE LAKE CORPORATE PARK School Other Total Use Code 0 40-VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date 1 Book-Page Amount I Land Value $ 336,0001 11/03/14 5092-3912 $433,000 j __ (+) Improved Value $0 12/28/09 4523-3258 $ 550,000 (=) Market Value $ 336,000 05/06/99 2544-33 $ 289,300 ' (=) Assessed Value $ 336,000 (=) School Taxable Value $ 336,000 (=) Taxable Value $ 336,000 If all Values shown above equal 0 this parcel was created after the Final Tax Roll I 199 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790000287 7/22/2015 w -- y0 0 rA N N cc a 4..i 11 a CC Ili ct a. ~a a o W QI- p rQ .� 0�0 W(� m a.. J ta Z n W SS �' rnJ� �Y ° C/D a_ 1 N N U CO w-- .-a d Z � �$g dJ `° •°F x W ° a J Z C V N r-� A 4 w° B °6? °�'' y Z dx* aN p w=ie m C ZmE # " ¢o •� -"'aa - . . \\a o. o o L1J Q 1.ft,fr '.GF _. s tti '4f" 'f- E — ; fY > 7 e r t 'v o M co it f O N 'Ae. J' t w'� Q. At; o CI CO w w C U. n I. ¢ u. g c. - i cct r F 'r E P ;' CL} to yr : E,.* i � ... ;' r r i 'j a vi U. �€. 'i •Rr. a t rr t .� �y Q. ct o czt CL. 6 2 .�.. tea: s 200 Details Page 1 of 1 - . - Print Tax Bills Change of Address 1 ¼. .. 17E---- 1[ 1 Property Summary Property Detail Aerial Sketches Trim Notices Parcel No 81790002081 — -7 Site Adr. 3569 PLOVER AVE A I Name/Address ILLER DRILLING RILLING &WATER TREATMENT INC 2016 TRADE CENTER WAY#A F--- 1 City NAPLES State FL Zip 34109 Map No. I Strap No. Section Township Range Acres *Estimated 4B35 712555 2341335 35 49 26 0.96 Legal WHITE LAKE CORPORATE PARK PHASE TWO LOT 23 Millage Area ID 60 Millage Rates 0 *Calculations 712555 -WHITE LAKE CORPORATE PARK PHASE Sub./Condo School Other Total TWO Use Code 0 40-VACANT INDUSTRIAL 5.58 6.2197 11.7997 - 4-- Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) 1.A Date i Book-Page Amount —I r--- Land Value $192,000 11/30/05 I 3938-602 $ 610,000 (+) Improved Value $0 I ,.. AA PIO/fIC 2.2.0.7_7CG t AA') AAA 201 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790002081 7/22/2015 `0 o o N O N N ct a. N O. cz: �a.y v "A d _ ¢ O ° p. vp Li., a { T J J W U 7 NJO wfn N o y a ~2 E 1 d A 0 rnQ ui� g� Q J ao d w O al w s m a m2 i$ nw i',2,. II $ so o z E d +� i t ti. �N o6=G O 11 L.• =J"t --' z a� aiv�dr�i E O 'r �. „, I 0 1O , �O F °� ti 2 co m_10_1 3 S N , c �M f 9 N i a p/ gt a, N Q. N d O a/ ,fit ? °'c 00 w �` r X f* mom,• O —117,1i. „( 'r r a o y "L of 1 EL >C a: x E Q czt L I ' 'n r .1• '. 4-gyp M o :~ a i . ftf x f d xr r j- a s1,cl $ o' t 'lir - - f. ' --- I� °_ I r '. P �� j N U cn c.t . + p n I , ,•-,0‘ o'llf i';' - . t,,,...'i<!-'3-..1 IT I ''' u., 3 O .I 1191 ' Ct L r +-R.-�a�T��•�^+' { '.,�[ -� } j �� f�Jr N■ C.a. 202 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No. 81790002269 Site Adr. 3558 PLOVER AVE Name/Address ZED HOLDINGS II LLC 3775 7TH AVE NW City NAPLES State FL Zip 34120 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712555 324B35 35 49 26 1.17 _. Legal WHITE LAKE CORPORATE PARK PHASE TWO LOT 32 Millage Area 0160 Millage Rates i *Calculations Sub./Condo 712555 -WHITE LAKE CORPORATE PARK PHASE TWO School Other Total Use Coded 40 -VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date ! Book-Page Amount Land Value $234,000 10/07/14 5083-3798 ed ,__ $ 130,000 (+) Improved Value $0 1_. 11/20/12 __m_ 4859-1472 $0 _ 03/16/05 3754-1307 $560,700 ( ) Market Value $ 234,000 (=) Assessed Value $234,000 (_) School Taxable Value $234,000 (=) Taxable Value $234,000 If all Values shown above equal 0 this parcel was created after the Final Tax Roll 203 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790002269 7/22/2015 0 0 CA N N a Li V. J 0. W i y t CO LL > Jw O W Z .� F NO O FQ N 0. W w N n LU S LL o Z o a U co LU 7 h N C. 2 a s 7 a U R .?H x Q C$ Z = U q y d 4E414 It U� Z 9k�d M c ..-. _ O N'd a m "` D... I e aU+ o 000 `m N LLZ?(nmJUJ 3 ' .. w O CA � +T�.r„y�, `- "'` `' "ti' Et{'• 1 W LLI O. ti 0 o M s ., o ti 11 0 , err a, d a3 ? d C• A a O Ct 4#Y L. rn 0 CL C. ct Q I d ct p j 9l "4. i. h� r 4 � IL.. E •Y I N Ct�2 .r t t•S p ta.Y tt 7 a Q. t S. , �� _�� V CL lii al i r 41.. aan e,,v3 U � A 11111i4: l' a 0. 204 Page 1 of I Collier County Property Appraiser Property Summary Parcel No. 81790002366 1 Site Ad;:-.1 3580 PLOVER AVE Name/Address K&C HOLDINGS OF SW FLA INC TOM TALBOT N 2885 CTY F City MONTELLO State WI Zip 53949 k Map No Strap No Section Township Range Acres *Estimated 4B35 712555 374B35 35 49 26 I 1.22 Legal WHITE LAKE CORPORATE PARK PHASE TWO LOT 37 Millage Area 0 31 Millage Rates• *Calculations Sub./Condo 712555 -WHITE LAKE CORPORATE PARK PHASE TWO School Other Total Use Code d 40 -VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date I Book-Page Amount-1 Land Value 01/11/07 4168-1701 $ 745,800 , (+) Improved Value $244, $0 03/08/05 3748-461 $ 1,082,800 (_) Market Value $244,000 (=) Assessed Value $244,000 (=) School Taxable Value $ 244,000 Taxable Value $ 244,000! If all Values shown above equal 0 this parcel was created after the Final Tax Roll 205 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790002366 7/22/2015 N t O O N N N d ttn �. w a_ czt 0 n Y I. co W Q d s: m N e U. > J LU a S�. d (,.,O O LU U) d et W I E Oct a �_ a S1 J 7 f7 N 76 . Z �H Ci �i .S V E a!S a� g2 G�� Z c 7 D. : u-Z?t.0mJ00 3 II O -4--+ 0 .L --------- ---- '...- ":7'.-.1k.:.' 'V' , ,. 1 , _ ,:.?.*:„,4-',' ,,, - .za< AN.- ' ¢ r ' r r ads M ✓ O C Cl I. TU2 \° U O LLJ > t • m a. W F : , a, 0 Ol l C a. - k H . C 4 l• 5, ;.ir r v o. o 00 cn CA U.• ed 4.0 I, a. cd ■ va E. t }y i i fi' a a 4 , . , , . . .. . :4 ..:rol 0.0 o _ F C C 206 Page 1 of 1 Collier County Property Appraiser Property Summary Parcel No. 81790002382 ( Site Adr. 3584 PLOVER AVE Name/Address K&C HOLDINGS OF SW FLA INC TOM TALBOT N 2885 CTY F City MONTELLO State WI Zip 53949 Map No. Strap No. Section Township 7 Range Acres *Estimated 4B35 712555 384835 35 49 26 1.07 Legal WHITE LAKE CORPORATE PARK PHASE TWO LOT 38 Millage Area 0;31 Millage Rates 0 *Calculations Sub./Condo 712555 -WHITE LAKE CORPORATE PARK PHASE TWO School Other Total Use Code 0 40-VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book Pa a Amount Land Value $ 214,000 09/11/06 4103 2112 $ 559,600 _ n_. .... . (+) Improved Value $0 (=) Market Value $214,000' (=) Assessed Value $214,000 (_) School Taxable Value $ 214,000 (=) Taxable Value $214,000 If all Values shown above equal 0 this parcel was created after the Final Tax Roll ill 207 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790002382 7/22/2015 0 0 N N N al N cvl N- sr O O.. ct 0sy1. _ w I— I– o p. O CV_ w ¢ J z CI ' r V LL = H¢ N W 0o U 2 2 E Z C7 u. O co a W L� L` CD 0 i° Y o Q J c •M K co c d' d c 13 ° �m ui oLt. i ►a tx w - • b V m� E °–w ` z O+ V l �OO — • ��c LLZ?lgcg00JU — V) — o N 1 a a; ti ,_ t IE d 'ws r 4 t J W m ={ r ...' 1 r r j C•P N jp O Le � k Q �` R c o et K H �W r ` i -i ; E_ >o 2/) ct CI M ( 4 1 = a,.4r i o. , . a , ..,„ .,. . . , .,,,- . ,,. .. „ rills ,,, - itt - -- -' 4. . , 1 r, , ,, . ---„, , . . F., - gt, -.:0';',..'.. z " G -.. FtAE ' ^z ' v d r i, i O ,- Mt n y + " ter. t` a t _ it , o- c •O Ct o .. •/ice. .. .. ,+ k 208 Details Page 1 of 1 l „ Print Tax Bills Change of Address 1f l l( Property Summary Property Detail II Aerial Sketches II Trim Notices l Parcel No 81790004429 Site Adr. 3501 SHEARWATER ST .z n Name/Address PINEDA BROS OF COLLIER INC 1871 16TH ST NE City NAPLES State FL r Zip 34120-5447 F_____ Map No. Strap No Section Township Range Acres *Estimated 4B35 71256014B35 35 49 26 0.68 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 1 Millage Area 0 60 Millage Rates• *Calculations Sub./Condo 712560 -WHITE LAKE CORPORATE PARK PHASE 3 School Other Total 1 Use Code 0 40-VACANT INDUSTRIAL 5.58 6.2197 11.7997 1 6 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount- Land Value $ 136,000 10/04/06 4116-2183 $470,000 (+) Improved Value $0 w 10/09/03 3418-461 200,000 _ I 209 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004429 7/22/2015 kn 0 0 N N N bA N ai t 0. W N Ill m fl. w > 2 y¢ Y J d "0 G _ Na > -iW v W u-,O w cn a, CL, W °a d ~ E U a od W e °w 0) w o J C y K ,CJ, ^n C+) CQ-' N Q d i 4 i E y --I y— 0_ w a ; ?� . Z �� II z 4X Z et EC-9 03D :Ce N .#..7k--c10 c -i, mvio� C �1, ® (7,2 mob m0 m a> LLZ_JNm—, 's.. °c ��0y o v N ' - , -V W' -Jr + r E o o. n 1 V �+rG rY — � + C a o y� N� o r_ ,aW z M M Q j x fa tll .O a q 1 " �..M en et O y i z . . Ln a ct 0. tzt cu ♦ t 1 C 4 o RI ' ' i r-- ct t u E . V rn )• _ _. j 0 210 Details Page 1 of 1 • ( Print Tax Bills Change of Address r 1 Property Summary ( Property Detail l[ Aerial 1I Sketches ir Trim Notices �. Parcel No. 81790004526 Site Adr. 3530 PLOVER AVE } Name/Address LIGHTHOUSE PROPERTIES LLC 921 SCOTT DR City MARCO ISLAND State FL Zip 34145-5981 Map No Strap No Section Township Range Acres *Estimated 4B35 ' 712560 64B35 35 49 26 0.5 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 6 Millage Area 0 60 Millage Rates 0 *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School 1 Other Total e Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount F.—Land Value $ 100,000 06/14/10 4577-2930 $ 250,000 _ (+) Improved Value $ 0 V 06/06/05 3813-2769 $ 252,600 211 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004526 7/22/2015 N t/') 4. rl O p N N N c� v G. Ji v o n m N W Z vC7-I HQ °' c� LJJ n a ooMa a. tii U x mpLL i' uaW a p S * b QZc Q z a l7 * 6 -Z *Ga V-c Or LLZfnmJO o 0 c = N _ o .. t . ''"x'�' y. I it .144 4 ".449 ' h R ry I ..} n. 1- %, ... a o '..t'' a+Mo.w.11^-..----^ ♦ X as, y i3 0 Q +4 'ii Lt mot ! 1� o 2. N W tP 3 C U Wr cc B II f k . M t ion n ,,,, -i- C., 1 : ° 441107/ ' `o f E� M M t ..d.in� `9 I d ' j m To- p cs in 1 - i (Y) jr. hRF Y •{ r a., -- ---.__ 3 r?° - nun`* :€' C ! '' . 2 p ! '[ o i i F` 14' S + ( l/1 t 1 4z '' " CL 74.: a i r + s 'i ffi 'Sw o r7 o c' ,',/ t5 N mod' g al �, i [ri a. ri 212 Details Page 1-of 1 ( Print Tax Bills Change of Address irI l Property Summary Property Detail [ Aerial Sketches / Trim Notices Parcel No. 81790004623 Site Adr. 3533 PLOVER AVE Ak Name/Address 1 S T O F HOLDINGS LTD 6300 STIRLING RD F._ I City HOLLYWOOD State FL Zip 33024 , F.- Map No. Strap No, Section Township Range Acres *Estimated 4B35 712560 114835 35 49 26 0.92 f C® Legal i WHITE LAKE CORPORATE PARK PHASE 3 LOT 11 Millage Area 0 60 ! Millage Rates 0 *Calculations Sub./Condo 712560 -WHITE LAKE CORPORATE PARK PHASE 3 School 1 Other Total Use Code 0 40-VACANT INDUSTRIAL 5.58 I 6.2197 11.7997 - i Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) JDate Book-Page Amount Land Value $ 184,000 07/25/13 4950-2283 $ 1,072,000 C __,_ ...._ (+) Improved Value $ 0, V 1 07/14/00 2698-1875 $480,000 . .-_- - � 213 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004623 7/22/2015 0 0 _ N N N tab czt Ll. Li ii L a Bw d Q Ce W o Y8 Cil m Q6 a"' � > J W C Q a c0>_1 H Q d Z to as W rn_J C = r. �i Mc CI ili Z� c v < E3}aw n z a T a • , al I• � pp c �Y V Z .•• Li.2d)m-1 U 3 •- U. `2 J E w p tf i - s a. w .v s ., w yf w. y w . f' • o y kn rn ;,. 7....‘,7,. i ! ,:. ... ,. 0 ...., __ ..0.77ag, - . 1 #1,, _1 1. 16, r -.. . __„.,...,_ ...... .,4tiz.,:„ . ,... 41-4,CA 1 - 2 II w M Il 7 ary..Q tfa ii {. �' o I Ik fyn df• M1 A 1 j d j r i i R¢ O .•.$!iii!....• ,, ,,::fr, , i... ..;1j i f d� r 4 t+. t ` a O "`' r c o to • ' o�� 214 Details Page 1 of 1 / \ Print Tax Bills Change of Address Ir ,. Property Summary I Property Detail I[ Aerial Sketches II Trim Notices h Parcel No. 81790004665 Site Adr. 3519 PLOVER AVE A: Name/Address." C&M ASPHALT PAVING CORP 1 165 JUNGBLVDW L-- 1 City NAPLES State FL Zip 34120 I Map No. Strap No. Section Township Range Acres *Estimated 4B35 712560 134B35 35 49 1 26 0.96 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 13 Millage Area 0 60 Millage Rates• *Calculations Sub./Condo 712560 -WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code A 40-VACANT INDUSTRIAL 5.58 6.2197 11.7997 a. Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 192,000 03/31/15 5136-3982 $ 318,000 (+) Improved Value $ 0 V 0102/10 4890-3212 $ 0 215 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004665 7/22/2015 — o 0 _N N N bb ct Q.. a. q? w a ° Q W °'o U CA I r— ~ 0 d Y CI 2 0. Q co % N Z v < J W ID W 0 o w = w cn d a '' 'd d 7f �j co ui d s. �= w T r aw `moWma� x oy t i i O Z C y Q N "V 6666 i i V d2'� N� a�i O r.. _..^ O 9 t ct °c O W ce I, °-„� -gam :- G Q 5 k ..?7' a9i`P .- .3t M, a rze s I :%_ O_CL t w al r, t d CT • LL !F „ o d M .If ,,_°,, n V Y . aF 4 a T'- '`.. a- cs •: 0. al Art,(.. ,-:.,-,., , ... . 6 , 9 as.. y { i' 1 U • 11 } •' .' N 1 1 ', i,11 sr t o I _ ,# 4 d 0 r 9 'r, .iiiii,-. ,r . . .,, . _ , _ ,;111wket''' ,l'h- - .,.. ' il 3 ct T, rte ° a. 216 Details Page 1 of: Print Tax Bills Change of Address rr__ Property Summary 1 Property Detail \I Aerial li Sketches \' Trim Notices 1 Parcel No. 81790004704 Site Adr. 3493 SHEARWATER ST A Name/Address PRODUCTION AVE PROPERTIES LLC 505 PRODUCTION AVE ii City MADISON State AL Zip 35758-8993 Map No Strap No Section Township I Range Acres *Estimated ( 4B35 712560 154B35 35 49 26 1.06 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 15 Millage Area 0 60 Millage Rates• *Calculations Sub./Condo 712560-WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 8 40 -VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date I Book-Page Amount I I Land Value $212,000 %{'� 09/19/12 4840-1278 $ 283,400 (+) Improved Value $0 ' 03/25/02 3005-1161 $ 278,100 217 http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004704 7/22/2015 o 0 N y N bA N P i cci a) CL CL CY F D a o a a cL LI2I SF- a n = w< 0 a W t E o co N Ha ,� a o n Lo =a E Z co J c M ♦ °'ix E 'o Q d �i ° mfx J y Cd `I gtZ M 3 • M • y W W �'W Q j� V EJFZ ° in' . 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'.■ 'Ct he * o .' e .:Vi Y 'U r-m... f. j L a. 218 Details Page 1 of 1 Print Tax Bills Change of Address f Property Summary Property Detail 11 Aerial II Sketches lLinim Notices 1 ,j 1 Parcel No 81790004746 I Site Adr. 3485 SHEARWATER ST Name/Address PLOVER GROUP PROPERTIES LLC 4480 7TH AVE NW 1 City NAPLES State FL Zip €34119-1528 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712560 174B35 35 49 26 5.01 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 17 Millage Area 0160 Millage Rates• *Calculations Sub./Condo 712560 -WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) r Date Book-Page Amount —11 Land Value $ 501,000 02/11/05 3732-4078 $ 3,702,600 (+) Improved Value $0 NO 219 http://www.col1ierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004746 7/22/2015 O N N N a a N at _�y1. d m ° "A w W ,=2 0. 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Print Tax Bills Change of Address . , (F--- I , Property Summary 1 Property Detail 11 Aerial 11 Sketches 11 Trim Notices 1 Im .1 1 1----- Parcel No 81790004762 Site Adr. 3481 SHEARWATER ST AI 1 Name/Address PLOVER GROUP PROPERTIES LLC 4480 7TH AVE NW City NAPLES State FL Zip 34119-1528 Map No. 1--- Strap No Section Township Range Acres *Estimated 41335 712560 184B35 35 49 26 5.01 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 18 Millage Area 0 60 Millage Rates• *Calculations Sub/Condo 712560 -WHITE LAKE CORPORATE PARK PHASE 3 School Other Total t Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.2197 1 11.7997 ,, I Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) E - — Date Book-Page Amount Land Value $ 501,000 02/11/05 3732-4078 $ 3,702,600 (+) Improved Value $0 V 221 http://www.collierappraisencom/main search/Recorddetail.html?Map=No&FolioNum=81790004762 7/22/2015 Ln O co N N (-Ni tO c a Q.. 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S 20 EAST ST _. 1 1 City HANOVER 1 State MA Zip 02339 1 { Map No. Strap No. Section Township Range Acres *Estimated 1 4B35 712560 214B35 35 49 26 1 1.71 Legal t WHITE LAKE CORPORATE PARK PHASE 3 LOT 21 I � Millage Area O 60 Millage Rates O *Calculations Sub./Condo 712560-WHITE LAKE CORPORATE PARK PHASE 3 School —Other Total Use Code 0 40 -VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History 2014 Certified Tax Roll (Not all Sales are listed due to Confidentiality) (Subject to Change) Date Book-Page Amount Land Value $ 342,000 L 06/18/14 5050-708 $ 370,000 (+) Improved Value $0 _ 06/14/13 n— 4933-1978 $ 160,000 223 http://www.collierappraiser.comhnain_search/Recorddetail.html?Map=No&FolioNum=81790004827 7/22/2015 ELV . 3 ! o / k ©Z� �`- 5 /) % /6 1.10 / &1 z U /r _U < / § ) k . w\ |- / / - •=d � Z w - [. / /\ ¥ii. 11 / 1g 45r, . ^� ` g § §• r t, .. . ,. . . ! | § , ' § ! ! x IF - AI � , ; ^^ �. §. B p |ellif-P . ` § § § 22 \ 4 , . � . 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FIVE YEAR PLANNING ANALYSIS VII. INTERSECTION ANALYSIS VIII. CONCLUSION 231 "FlTRANSPORTATION CONSULTANTS, INC. I. INTRODUCTION TR Transportation Consultants, Inc. has conducted a traffic impact statement for the proposed re-zoning submittal of approximately 4.81 acres generally located in the northwest corner of Davis Boulevard and Radio Road within Collier County, Florida. The site location is illustrated on Figure 1. The subject site would be re-zoned from C-3 to C-4 zoning to permit the construction of an indoor self storage facility. The proposed Schedule of Uses would be limited and would include the indoor self storage use and associated amenities as well as a limited list of uses that are permitted in the C-4 zoning category. Access to the site will be provided through a cross access easement to an existing access connection to Davis Boulevard which currently serves the adjacent Collier Area Transit(CAT) facility. This report examines the impact of the development on the surrounding roadways. Trip generation and assignments to the site access drive will be completed and analysis conducted to determine the impacts of the development on the surrounding intersections. A transportation methodology meeting was held with Collier County staff on March 17`h, 2015, to outline the traffic impact statement criteria. The methodology notes are contained in the Appendix of this report for reference. II. EXISTING CONDITIONS The subject site is currently vacant. The site is bordered to the west by the Collier County Area Transit facility, to the north by Radio Road, to the east by vacant land that will remain zoned C-3 and to the south by Davis Boulevard. Access to the proposed C-4 parcel will be provided to Davis Boulevard via a cross access to an existing driveway connection to Davis Boulevard on the adjacent Collier County owned parcel. The remaining lot that will retain the C-3 zoning is proposed to be Page 1 232 / Golden dare Lanai 51 951 N HERON ,..�=—_ . E LAKE , "\ s l nr Access Rd No 2 N.T.S.-°�'""°"° .. 3000 75 0 1 4. 01 . 9 1 . 46 h 'r0 L 'i °f Palm,Lake __ a —1\ et. *Cif,.jt, Pine Cane 3 ✓ is TOLLGATE - 4 Pi Chest ? COMMERCE r� Ln£� PALM B, zel951 CENTER ��°GREEN oaa` Calle del'a SPRINGS COM ERCE • � Ra ' CENT R �, HERON `S T 4 S Y -i .---- r 1 0 856 84 _ . ._.__.,.._ w •• Beck in cc CD , . . , _. PROJECT SITE a- 5 0 vw 3 c.0) SS,...., -, N ,e, irk, forest Glen Blvd �'�� " CEDAR HAMMOCK E ,,,, Cedar Hammock Blvd � of 'r '"� (951 " ; 4 III 1111P<5;') - -,-.. i --F, TRANSPORTATION PROJECT LOCATION MAP CONSULTANTS,INC. DAVIS/ RADIO REZONE Figur931 TRANSPORTATION CONSULTANTS, INC. developed with a gas station/convenience store. As part of that development, an additional access to Davis Boulevard and an access to Radio Road will be provided. Davis Boulevard (State Route 84) is a six-lane divided roadway along the southern boundary of the subject site. Davis Boulevard was recently widened east of Santa Barbara Boulevard all the way to Collier Boulevard. Davis Boulevard has an adopted Peak Hour, Peak Direction Level of Service Standard of LOS "D" between Santa Barbara Boulevard and Collier Boulevard. West of the Radio Road intersection (Roadway Link ID# 16.1), the Level of Service standard volume 2,900 vehicles in the peak hour, peak direction and east of Radio Road (Roadway Link ID# 16.2), the Level of Service standard volumes is also 2,900 vehicles in the peak hour, peak direction. Davis Boulevard has a posted speed limit of 50 mph adjacent to the subject site and is under the jurisdiction of the Florida Department of Transportation. Davis Boulevard has an Access Management designation of Class 3 in the area of the subject site. Radio Road is a four-lane divided roadway along the northern border of the subject site. Radio Road, between Santa Barbara Boulevard and Davis Boulevard (Roadway Link ID#71.0) has an adopted Level of Service Standard of LOS "D" and a Level of Service standard volume of 1,800 vehicles in the peak hour, peak direction. Radio Road has a posted speed limit of 45 mph and is under the jurisdiction of Collier County. III. PROPOSED DEVELOPMENT The submittal for the Davis/Radio Rezone indicates the request to rezone from C-3 to C- 4. The Schedule of Uses that accompany the rezoning request will limit the uses identified in the Land Development Code that are permitted in the C-4 district. In addition to the indoor self storage facility, which is what the Developer intends to construct on the site, the Schedule of Uses also permits a Hardware store limited to 6,000 square feet of floor area. The other uses requested in the Schedule of Uses are insignificant when it comes to trip generation. In order to estimate the "worst case" in terms of trip generation for the subject site, a comparison was made between the trip Page 3 234 inriTRANSPORTATION CONSULTANTS, INC. generation of the indoor self storage facility and the Hardware store. Table 1 summarizes the land uses utilized for trip generation comparison for the subject development. Table 1 Davis/Radio Rezone Land Uses Land Usery Indoor Self Storage 105,000 sq. ft. OR Hardware/Paint Store 6,000 sq. ft. IV. TRIP GENERATION The trip generation for the proposed development was determined by referencing the Institute of Transportation Engineer's (ITE) report, titled Trip Generation, 9th Edition. The trip generation comparison for the two most intense uses is contained in the Appendix of the report. Based on the comparison, the Hardware store generates the greatest weekday peak hour impacts. Therefore, the remainder of this report will utilize the trip generation of the Hardware store to evaluate the impacts of the subject rezoning. It should be noted that the Hardware store is a permitted uses under the existing C-3 zoning(limited to 5,000 square feet of floor area). Table 2 outlines the anticipated weekday A.M. peak hour, P.M. peak hour and daily trip generation of the proposed rezoning. The trip generation equations for the two Land Uses that were compared (LUC 151 and LUC 816) are included within the Appendix of this report for reference. Table 2 Davis/Radio Rezone Trip Generation Land Use Weekday A.M. Peak Hour Weekday P.M.Peak Hour Daily In Out Total In Out Total (2-way) Hardware/Paint Store 4 2 6 22 25 47 308 (LUC 816) Page 4 235 T1TRANSPORTATION CONSULTANTS, INC. V. TRIP DISTRIBUTION The external trips shown in Table 2 were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. The project distribution for similar projects in the same general vicinity of the subject site was reviewed in determining the distribution of the site traffic for the Davis/Radio Rezone. The resultant traffic distribution is indicated in Figure 2. Based on the traffic distribution indicated within Figure 2, the development traffic was distributed to the site access intersection. Figure 2 also indicates the site traffic assignment based on the project traffic distribution. VI. FIVE YEAR PLANNING ANALYSIS In order to determine which roadway segments surrounding the site will be significantly impacted, Table 1A, contained in the Appendix, was created. This table indicates which roadway links will accommodate an amount of project traffic greater than the 2%-2%-3% Significance Test. The traffic generated as a result of the proposed rezoning on the subject site was compared with the Capacity for Peak Hour — Peak Direction traffic conditions as defined by the 2015 Collier County Annual Update Inventory Report (AUIR). Based on the information contained within Table 1A, there are no roadway segments that show a significant impact as a result of the development traffic being added to the roadway network. Therefore, Concurrency analysis was required on the roadway link directly accessed by the proposed development. In addition to the significant impact criteria, Table 2A includes the concurrency analysis on the Collier County Roadway network. The current remaining capacity and Level of Service Standard for each roadway segment analyzed was obtained from the 2015 Collier County Annual Inventory Update Report (AUIR). A five-year planning analysis was also conducted. In order to estimate the projected 2020 background traffic volumes, the existing 2015 peak hour peak direction traffic volumes from the 2015 AUIR were adjusted by the appropriate growth rate. These projected volumes were then compared Page 5 236 N W !° E S N.T.S. RADIO RD. 15%04' r- Ilf.$13010 0 o ri o � oo 1. ,moo, (�5�2ti ^tip Qv ,mo° o LEGEND ♦ 000 WEEKDAY AM PEAK HOUR PROJECT TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR PROJECT TRAFFIC • 20% PERCENT DISTRIBUTION OF INBOUND TRIPS •(20%) PERCENT DISTRIBUTION OF OUTBOUND TRIPS -FtTRIP DISTRIBUTION & TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS,INC. DAVIS/ RADIO REZONE Figurg72 T1TRANSPORTATION CONSULTANTS, INC. with the 2015 existing plus trip bank volumes from the 2015 AUIR. The more conservative of the two volumes was then utilized as the 2019 background traffic volume. The concurrency analysis was performed by subtracting the project traffic volumes from the 2020 projected background remaining capacity in order to determine whether or not sufficient capacity will be available after the addition of the net new traffic associated with the zoning approval. Based on the information contained within Table 2A, there will be sufficient capacity on the surrounding roadway network to serve the net new trips generated as a result of the proposed development. Figure 3 was created to indicate the results of the concurrency analysis on the adjacent roadway network. As can be seen within Figure 3, a positive capacity is shown after the addition of the peak hour trips from the Davis/Radio Rezone development on all roadway links analyzed as a result of the proposed development. VI. INTERSECTION ANALYSIS The site will gain access to Davis Boulevard through a cross access agreement connecting to an existing access drive connection to Davis Boulevard located on the property immediately to the west of the subject site. This driveway serves as an access drive to the existing Collier Area Transit facility and is limited to right-in/right-out access. As part of the site plan approval of the Racetrac development proposed for the remaining C-3 parcel bordering the subject site to the east, a left-in is being requested from the Florida Department of Transportation at this existing access connection. A pre- application meeting with FDOT has been held and indications are that the left-in will be granted by FDOT. Therefore, for purposes of this application, the access drive intersection on Davis Boulevard was proposed to permit left turn in movement as well as right-in/right-out movements. Development traffic desiring to exit the site and travel west on Davis Page 7 238 N W ! E S N.T.S. 1,204 7—(1,200) 0.14% RADIO RD. c 1 M LL I I 2,193 (2,183) / 0.46% s4 2,193 03 (2,168) 0.86% vr LEGEND 000 2020 REMAINING CAPACITY (000) 2020 REMAINING CAPACITY W/PROJECT TRAFFIC 0.0% PROJECT IMPACT VS LOS STANDARD -FtTRANSPORTATION REMAINING CAPACITY PLANNING AREA ROADWAY LINKS IN 2020 CONSULTANTS,INC. DAVIS/ RADIO REZONE Figurg93 T1TRANSPORTATION CONSULTANTS, INC. Boulevard will complete a right turn onto Davis Boulevard then complete a U-turn at Cedar Hammock Boulevard, located approximately 1,300 feet west of the site access dri ve. An analysis was conducted of the directional site access drive utilizing the HCS software. The through volumes on Davis Boulevard were determined based on the AUIR report and D-factors were utilized as contained in the FDOT Traffic Information online traffic reports, The methodology utilized to compute the year 2020 background traffic volumes as well as the year 2020 traffic volumes with the development traffic added to the intersection is contained in the Appendix for reference. Based on the capacity analysis, there are no intersection operational improvements that will be necessary at the site access drive intersection along Davis Boulevard. A summary of the intersection analysis is included in the Appendix for reference. VII. CONCLUSION The proposed rezoning application for the subject site would permit the development of up to 105,000 square feet of an indoor self storage facility or other limited uses as identified in the proposed schedule of uses. The requested uses of a Hardware store (limited to 6,000 square feet of floor area) would generate the "worst case" in terms of peak hour trip generation. For professional services provided in preparing the Traffic Impact Statement for the proposed 7-Eleven store at U.S. 41 and Harbor Boulevard in Charlotte County. The trip generation comparison between the Self Storage use and the Hardware store use is contained in the Appendix. The request meets Collier County Consistency and Concurrency requirements. The surrounding roadway network was analyzed based on the 2015 Collier County Annual Update Inventory Report (AUIR) and future 2020 build-out traffic conditions. As a result, sufficient capacity is indicated along Davis Boulevard and Radio Road in 2020 both with and without the proposed rezoning approval. K.\2015\03 March107 Davis Blvd at Radio Road ReoninglRevised 02.19.16\02-22-2016 Report.doc Page 9 240 APPENDIX TABLES 1A, 2A & 3A 242 § \ 9 2 2 2 z z 0 k m ` 0 k w U) e y a y ) @ 0 Q m 7 G 0 0 u 7 / o •= • _ czi § } \ 0 w = -) 0 CL § 0 \ % ( \ 40 N 2 $ / o a o 0 o c z0 =_ = c m N > 0 0 0 \ { } \ u ) o a 6 o = _ § j k - N m - 0 0 ( > ) e U) 0 a 0 0 e a � ! 2 / \ § \ o c E cc � 1:-. Ill z 0 (N N = o - M q z 0 z u z re § ) cr § § \ \ § § 0 I'm / Q 2 < a 6 , , 0 e E « ® , , e — < o - ( G ) 6 6 0 = 2 U $• o < 5 z - 0 Ci Er k ( ( b LU 2 § z a f z 2 0 0 i § S S g@ - C m 0 0 0 0 @ 0 % N 2 & \ \ ` " \ k % % % $ % % 0 0 a u I- '0 # # § ) 2 Q & 2 0 C4 e Z § j _ _ 0 § a , _ m m Q.• > U z iii 0 0 \ / ) ■ . a \ 0 0 \ < \ .g ) CO } } 0 '6 '6 '515 11), '6 al \ x r § 4 ¥ k ) ¥ I• I w j \ ) # • � / / § \ § P R & G J 243 W Crl z & § % ( $ 3 2 5 ® » < ....-1 ® r » / 2 ° < 0 1— uj ) \ ccn o . � $ t - MI m 2 w k o a rX / /§ w a§ < a. w CI § } \ ) \ ƒ N 2 § H n ( H £ 0 0 § § & \ § § Z Z til z 0 0 r 0 2 tO § / } oi N NI w k 2 ce o & < k ° 2 m e r th>- 0 - ` c k � a 04 / 2 ce o LU 0 J } k I- § } m e • x I- fx ¢ r k t < - r \fx 0 0 Ce ) ) CO c, \J K $S a a a a .-- \ � £ § 0 -4 a \ \ < W u §d ce m re o 0 ( II i < 0 s c w S 'Ni � ° } a 2 - k k r I _ / Q. > tn & » N- a) \ C \ 0 0 e < \ \ u m z 2 3 $ _ 8 8 2 \ 3 2 E E o - ® 9 ± § $ 4 4 2 \ I I } § \ \ # ms co \ / / \ )/ / j 244 TABLE 3A ANNUAL GROWTH RATE CALCULATIONS BASED UPON HISTORICAL AUIR DATA 2008 2015 ANNUAL ACTUAL CURRENT AUIR AUIR YRS OF GROWTH GROWTH ROADWAY SEGMENT ID# VOLUME VOLUME GROWTH RATE RATE Davis Blvd. Santa Barbara To Radio Road 16.1 863 650 8 2.00% -3.48% All traffic volumes were obtained from the 2008&2014 Annual Update Inventory Reports(AUIR) "In instances where the historical data indicates a reduction in traffic or insufficient data was available to calculate a growth rate due to construction,a minimum annual growth rate of 2.0%was assumed. SAMPLE GROWTH RATE CALCULATION 2015 AUIR "(1/Yrs of Growth) Annual Growth Rate(AGR)= -1 2008 AUIR ^(1/8) AGR(Davis)= 650 -1 863 AGR(Davis)= -3.48% 245 METHODOLOGY MEETING NOTES 246 APP END LX A [INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Location:via e-mail People Attending: Name,Organization,and Telephone Numbers 1)Stephen Baluch,Collier County Transportation,(239)252-5890 2)Ted Treesh,TR Transportation Consultants,Inc.,(239)278-3090 3) 4) 5) Study Preparer: Preparer's Name and Title:Ted Treesh Organization:TR Transportation Consultants,Inc. Address&Telephone Number: 2726 Oak Ridge Court. Suite 503 Fort Myers,FL 33901 (239)278-3090 Reviewer(s): Reviewer's Name&Title:Stephen Baluch Collier County Transportation Planning Department Reviewer's Name&Title: Organization&Telephone Number: - Applicant: Applicant's Name:Davis&Radio LLC.do Davidson Engineering Address: 4365 Radio Road,Suite 201 Telephone Number:(239)434-6060 Proposed Development: Name: Radio/Davis C-4 Rezone Location: Northwest Corner of Davis Blvd.and Radio Road Land Use Type: Mini warehouse—Self Storage facility(see attached schedule of uses) ITE Code#: LUC 151 (or LUC of worst case trip generator based on schedule of uses) Proposed number of development units: 98,000 sq.R.gross floor area Other: /fit-S; ;' Description: Self Storage facility +'.:5071-Jr to ra CAIvl 4;-?" 776wats:M43GO3k4r1?Ek ALA.'rssF.�' 247 Proposed Schedule of Cases: - Auto and home supply stores(5531) - Building cleaning and maintenance services(7349) - Cable and other pay television services(4341)including communications towers up to specified height,subject to section-5,05.09 - Carwashes(7542)provided that carwashes abutting residential zoning districts shall be subject to section 5.05.11 of this Code - Electrical and electronic repair shops(7622-7629) - Hardware stores(5251)with 6,000 square feet or less of gross floor area iu the principal structure. - Medical and dental laboratories(8071 and 8072) - Motor freight transportation and warehousing(4225,air conditioned and mini-and self-storage warehousing only). - Public or private parks and playgrounds - Radio and television broadcasting stations(4832&4833) - Research,development and testing services(8732-8733) - Reuphoistery and furniture repair(7641) Security systems services(7382) Telegraph and other message communications(4822)including communications towers up to specified height,subject to section.5.05,09 - Telephone conunuaicanons(4812 and 4813)including communications towers tip to specified height,subject to section 5.05.09 - Watch,clock and jewelry repair(7631). The subject site currently vacant Zoning Existing:{=3l Comprehensive plan recommendation:tiiA Requested:C-4 with limit schedule of uses Findings of the Preliminary Study: Study Type: -sill lc]) v+rte e , Small Scale TIS Minor TIS Major TIS .Y-0 vc Tk f sj j •"C terf c .6 248 Study Area: Boundaries:David Blvd.(Link 16.1.16.2)&Radio Road(Link#71.0) No intersection analysis other than site access drive intersections. Horizon Year(s):2019 Analysis Time Period(s):AM&PM peak hours Future Off-Site Developments: None Source of Trip Generation Rates: 1TE Trip Generation,9th Edition.Based on gross floor area. Reductions in Trip Generation Rates: None: Pass-by trips:None Internal trips(PUD):None Transmit use: Other: Horizon Year Roadway Network Improvements: None Methodology&Assumptions: Non-site traffic estimates:2014 AUIR Site-trip generation: 1TE Trip Generation—LUC 151 (or worst case based on schedule of uses) Trip distribution method:By Hand—See Attached Distribution Graphic 25 ?O Traffic assignment method:By Hand Traffic growth rate:Values calculated in 2014 AUIR cgi d,:Si',"Si.;41701 Special Features:(from preliminary study or prior experience) Accidents locations: Sight distance: Queuing: Access location&configuration: Traffic control: Signal system location&progression needs: On-site parking needs: Data Sources: Base maps: Prior study reports: Access policy and jurisdiction: Review process: Requirements: wm atl;cz,-: +.':0'5,4% 249 Miscellaneous: S - S udy "reparer — •"' 44_ irf 7/r -s•— 4 -3// Revi 'ers Applicant oxt. .1:ago..*ft 1 ell 1.Zei.i4"VS5 t, kets 250 I I, 1. ceNERAL NOTES: I \ \ ALL PREOU;RED W. 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H 0000000000000000 gg 04 U Cl) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 W EO ri U)Ul M hl W N 0 tD C rn C Ul ri U1 m U 1 1 ri00 ri ri rim dr W V mrn rI0 gg ri ri ri ri ri 6-4 1-4 6-4 ri ri ri H H ri H r- a m 0 O N E. •O4 ri r 0 >+ H W D; I sr rnN H00aoN 1D LO mN H0m H !S; I ri rH ri rl ri OOO 000 OO000 O H W I 0 0 0 O 0 O O O O O O O O O O CO U Cl) >+ I NNNNNNNNN NNNNNN ri 253 CALCULATION OF PEAK DIRECTION/OFF-PEAK DIRECTION VOLUMES FOR DAVIS BLVD. 254 CALCUATION OF PEAK HOUR VOLUME ON DAVIS BLVD. W. of DAVIS BLVD 2020 Projected AUIR Peak Dir. Vol = 707 veh. D Factor from FDOT Traffic Information —0.565 Peak Hour Two-Way Traffic Volume = 707/0.565 = 1,252 veh. Off-Peak Dir. Volume = 1,252 — 707 = 545 veh. PM Peak Hour Peak Direction — EB (Per AUIR) AM Peak Hour Volumes = 707 WB/545 EB PM Peak Hour Volumes = 545 WB/707 EB 255 INTERSECTION ANALYSIS SUMMARY SHEETS 256 DAVIS BOULEVARD @ LEFT-IN/ RIGHT-IN/RIGHT-OUT SITE ACCESS 257 Lanes, Volumes, Timings 2019 PM Peak Hour 4: 2/19/2016 Lane Configurations r 1 TT4 +T? r a R y Volume(vph) 0 25 12 707 545 10 Flow(vphpl) 1900 1900 1900 1900 1900 1900 Storage Length(ft) 0 0 500 400 °", Storage Lanes 0 1 1 1 Taper Length(ft) 25 Lane Util.Factor 1.00 1.00 1.00 0.91 0.91 1.00 Frt 0.865 0.850 .a £: x, 241, Flt Protected 0.950 Satd.Flow rot 0 1611 1770 5085 5085 1583. Flt Permitted 0.950 .. Satd.Flow(perm) 4444444 M . 0 1611 1770 5085 5085 1583 Link Speed(mph) 30 30 30 Link Distance(ft) 282 449 596 $ b Travel Time(s) 6.4 10.2 13.5 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 r: `Pr • ' Adj. Flow(vph) 0 27 13 768 592 11 Shared Lane Traffic(%) 1271'7 . £;;, = ; Lane Group Flow(vph) 0 27 13 768 592 11 Enter Blocked Intersection No No No No No No .gig ; ... Lane Alignment Left Right Left Left Left Right Median Width ft 0 12 12,, , Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 .. b 16E> 16 ' . .� .:' Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 . s16- 1. t fi Turning Speed(mph) 15 9 15 9 Sign Control Stop Yield area �_ .£ ' � • Intersection Summary Area Type. Other . .rt. Control Type Unsignalized Intersection Capacity Utilization 20.5% ICU Level of Service Analysis Period(min) 15 2/19/2016 Baseline Synchro 9 Report Page 1 258 2015 AUIR REPORT 259 .... . - i= t, t; t1 n ri P: 7 0 .7 — •-■ elly' L,A A A AA A A A ▪ 2, ti A wm .... 0 L, L.L,:-..•.,L.,m:...== 23 L.a.a L.=z..,=a L,a L.a a L.,m L,a c.,23L.,m L,L.L, L.m a....L.L,a L,L.S25:-.22,....2 '..3L,LO 14:J ..f,..,M 1 , . ... ''' .. .,. . ,,Wg'",,eeci'-eej, ..i 1.1',e r!..gg . 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HARDWARE STORE (LIMITED BY SCHEDULE OF USES) Land Use Weekday AM Peak Hour Weekday PM Peak Hour Daily(2-way) Mini-Warehouse T=0.14(X) T=0.26(X) (LUC 151) (55%In/45%Out) (50%In/50%Out) T=2.50(X) T=Number of trips, X= 1,000's of s uare feet of Gross Floor Area(GFA) AMIN Hardware Store/Paint T=1.08 (X) T=3.31 (X)+27.59 Store (60%In/40%Out) (47%In/53%Out) T=51.29(X) (LUC 816) T=Number of trips, X= 1,000's of square feet of Gross Floor Area(GFA) Tri• Generation of 105,000 s4.ft. of Mini-Warehouse LUC 151 Weekday A.M. Peak Hour Weekday P.M. Peak Hour Daily Land Use In Out Total In I Out Total (2-way) Indoor Self Storage 8 7 15 13 14 27 263 (105,000 sq.ft.) Trip Generation of 6,000 sq. ft. of Hardware/Paint Store (LUC 816) Weekday A.M. Peak Hour Weekday P.M. Peak Hour Daily Land Use In I Out Total In Out Total (2-way) Hardware/Paint Store 4 2 6 22 25 47 308 (6,000 Sq.Ft.) 263 DE PAVIDSON EXHIBIT "R" LEVEL OF SERVICE February 2016 www.davidsonengineering.com 264 EXHIBIT"R" ANALYSIS OF PUBLIC FACILITY IMPACTS The subject property, that is the subject of a rezone and a small scale growth management plan amendment (SSGMPA), is located on the west corner of Radio Road and Davis Boulevard intersection within Collier County. Under the current zoning the existing parcel has a designation of C-3 Commercial Intermediate. The property is currently undeveloped and is heavily wooded. The intention of the small scale growth management plan amendment SSGMPA application is to allow for the placement of the limited C-4 conditional use Motor freight transportation and warehousing (4225, air conditioned and mini-and self-storage warehousing only and All C-3 permitted and conditional uses on the subject property. This analysis has taken into account a conceptual design, consistent with the development standards of the C-3 District. For the purposes of comparison, the following analysis also identifies the proposed development directly adjacent to the east as being developed as a facility with fuel pumps. The conceptually proposed commercial parcels consist of the following development at build- out: Subject Property Proposed Self-Storage Parcel No. 00399600302 105,000-square feet Adjacent Development Proposed Service Station Parcel No. 00399600409 6,390-square feet Total 111,390-square feet The Capital Improvement Element of the Growth Management Plan establishes Levels of Service for the following: Arterial and Collector Roads Surface Water Management Systems Potable Water Systems Sanitary Sewer Systems Solid Waste Disposal Facilities Parks and Recreation Facilities Public School Facilities Each of the areas will be examined for the combined proposed developments in this comparison analysis report. 265 Arterial and Collector Roads This portion of the analysis was prepared by Trebilcock Consulting Solutions, PA. Please refer to the submitted Transportation Impact Analysis (TIS) offering an analysis of public facilities. Surface Water Management Systems Currently, the neighboring sites are undeveloped and not permitted with an agency for storm water management. General development will warrant an environmental resource permit (ERP) through South Florida Water Management District (SFWMD). The District's requirement for development is to attenuate 1.5 inches over the entire site during a 25-year, 3-day storm event prior to discharging offsite. The post-development discharge rate for this project is within a limited basin known as Lely Canal, which allows 0.06 cfs/acre. These are minimum requirements despite the type of development proposed; therefore, neither project will pose a significant or adverse effect on the overall storm water management system. Potable Water and Sanitary Sewer Systems The utility build-out conditions will be served by Collier County Public Utilities. The projects propose potable water connection via an existing 16-inch water main within Davis Boulevard's southern right-of-way. The main will be tapped and extended to the site for domestic, fire, and irrigation purposes. Both projects propose sanitary sewer connection to the existing Collier County owned 14-inch force main within the northern right-of-way of Davis Boulevard. On-site improvements consist of a gravity system which flows into a private grinder station prior to eventual discharge into existing County force main. Both project's sanitary demand is designed per the Florida Administrative Code (FAC) 64E-6. Please refer to the table below for the sanitary demand. Level-of-Service Demand Calculations DEMAND DAILY PEAK DAILY USE' UNIT PER UNIT DEMAND DEMAND' (GPD) (GPD) (GPD) 4 employees 15 60 270 Self-Storage 200 units 1 200 900 325 units 0.50 163 731 Total Self-Storage 413 1,901 Facility w/Fuel 7 water closets 325 2,275 10,238 Pumps Total Service Station 2,275 10,238 Table is based on Florida Administrative Code(FAC)64E-6 System Size Determinations 'Service Station assumes 7 water closets and 24-hour facility. Self-storage assumes 2 employees per 8-hour shift and average storage unit size is 200sf for a proposed 101,000sf building. 'Peak factor of 4.5 as calculated per Figure 1-Ratio of Peak Hourly Flow to Design Average Flow,"Recommended Standards for Wastewater. 266 As calculated above, the demand for the proposed facility with fuel pumps is over five times greater than the demand for a self-storage facility. However, neither of these developments, stand-alone or combined, will create an adverse effect on the existing County sanitary system. This was confirmed with Collier County Utilities by request of downstream capacity for the total demand of 12,139. Solid Waste Disposal Facilities Solid waste is provided by Waste Management, a private contract provider. Commercial accounts are charged by the service provider directly with rates set by the Board of County Commissioners through contract negotiation with the provider. The Florida Department of Environmental Protection does not have solid waste generation numbers for the proposed uses. However, it is assumed that proposed facility with fuel pumps will create significantly more waste than a self-storage facility development. The conceptual self-storage facility generally will contribute minor waste to County's land fill with the majority of it being recyclable (ie. cardboard boxes). Facilities with fuel pumps receive and remove a variety of consumer products daily; thereby, creating more waste than a self-storage development. Parks and Recreation Facilities The conceptual build-out will not generate additional trips to any local parks or recreation facilities;therefore,the proposed project will not adversely impact these facilities. Public School Facilities The conceptual build-out will not create a negative impact on Public School Facilities. The level of service is not significantly or adversely impacted by the proposed build-out. Fire and EMS Facilities The conceptual build-out has no measurable impact on Fire and EMS Facilities. It should be assumed that newer buildings will be constructed to current NFPA and building code standards which may reduce the likelihood of related calls. The level of service is not significantly or adversely impacted by the proposed build-out. 267 December 17, 2015 Self Storage at Radio Rd. and Davis Blvd. Added a total of 10.3 GPM to Junction 3348 30.00 .-_ v 20.00 10.00 rg 0.00 .. , a 10.00 .,4.' I 10.0 _ _____ ; -____ - a v 0.0 - --- __ , _ -5.0 0.00 2.00 4.00 6.00 8.00 10.00 12.00 14.00 16.00 18.00 20.00 22.00 24.0C Time (hours) - 3-3348-Collier County Full Model - Pressure Head - 3-3348- Collier County Full Model -Pressure Review Comments: Per the Engineer of Record,Self Storage on the corner of Radio Road and Davis Boulevard will connect a new private grinder station to the existing 14"force main (FM) along Davis Boulevard. Per County GIS, the existing 14" FM flows southwest and ties into a 24" FM at Santa Barbara Boulevard. The 24" FM on Davis Boulevard continues west and flows into Master Pump Station 312.00. According to the County's hydraulic model, Master Pump Station 312.00 ultimately discharges to the South County Water Reclamation Facility (SCWRF). Based on a review of the County hydraulic model results,the downstream force mains, pump stations, and wastewater reclamation facility have sufficient capacity to accommodate this connection. 268 DC DAVHDSON EXHIBIT "S" UTILITY AVAILABILITY STATEMENT February 2016 www.davidsonengineering.com 269 EXHIBIT"S" Corer County Public Utilities Department Planning & Project Management Division November 17, 2015 Jessica Harrelson Davidson Engineering 4365 Radio Road, Suite 201 Naples, FL 34104 VIA: E-MAIL Subject: Davis-Radio Commercial Sub-district Parcel #s: 00399600302 and 00399600409 Water and Wastewater Availability Dear Ms. Harrelson: Wastewater service is available for the above referenced parcels via an existing 14" force main along the north side of Davis Boulevard. Water service is available for the above referenced parcels via an existing 16" water main along the south side of Davis Boulevard. Specific connection points for the system tie-ins to wastewater lines may be made after submission and approval of the hydraulic calculations by the Planning and Project Management Division, validating that the up/downstream systems are adequate to handle the increase in flow. This letter implies no guarantee that other developments throughout the District will not have an impact on the quantity of sewage treatment and disposal capacity available to this property until the project has received a commitment for service. Should sewage treatment and disposal capacity not be available, the Developer would be required to provide an interim means to provide these services until the District's facilities have the adequate capacity to serve the project. Should you have any further questions, please feel free to contact me at (239) 252-2583. Sincerely, Nathan Beals, PMP, Project Manager Planning and Project Management Division cc: Aaron Cromer, Principal Project Manager Eric Fey, Engineering Review Plarreig&Project Management[Mien ien•3339 Tamiami Trail East,Suite 303 •Naples,Florida 34112-5361'239-252-4285•FAX 239-252-5378 270 DE SR DAVIDQN FNt�INF EXHIBIT "T" NARRATIVE & JUSTIFICATION OF THE PROPOSED SSGMPA February 2016 www.davidsonengineering.com 271 Narrative & Justification of the Proposed GMPA Amendment EXHIBIT "T" The intent of this amendment proposes to amend the Future Land Use Element to redesignate ± 4.81 acres from the Urban Residential Subdistrict to the Davis—Radio Commercial Subdistrict. The Davis — Radio Commercial Subdistrict is to provide limited retail, office, convenient shopping and personal services for the adjacent Urban Residential areas. The Interchange Activity Center to the east (#9) provides for large-scale commercial and industrial uses,while this Subdistrict is intended to promote convenience and intermediate commercial development to serve existing and future residential development in the immediate area. Commercial uses for the purpose of this section are limited to those permitted and conditional uses allowed in the C-1, C-2, C-3 zoning districts and (limited C-4 land uses as noted below): a. All C-3 permitted and conditional uses b. Motor freight transportation and warehousing (4225, air conditioned and mini-and self-storage warehousing only; limited to the western 4.81 acres). 163.3187 Process for adoption of small-scale comprehensive plan amendment. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer and: Response: The property for the proposed amendment is±4.81 acres in size. (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. Response: The cumulative annual effect of the acreage for all small scale amendments adopted by Collier County does not exceed 12 acres. (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However,text changes that relate directly to,and are adopted simultaneously with,the small scale future land use map amendment shall be permissible under this section. Response: The proposed amendment does not involved a text change to the goals,policies or objectives of Collier County's Comprehensive Plan. (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 272 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). Response: The subject property is not in an area of critical state concern. (2) Small scale development amendments adopted pursuant to this section require only one public hearing before the governing board, which shall be an adoption hearing as described in s. 163.3184(11). Response: Acknowledged. (3) If the small scale development amendment involves a site within a rural area of opportunity as defined under s. 288.0656(2)(d) for the duration of such designation, the 10-acre limit listed in subsection (1) shall be increased by 100 percent to 20 acres. The local government approving the small scale plan amendment shall certify to the state land planning agency that the plan amendment furthers the economic objectives set forth in the executive order issued under s. 288.0656(7), and the property subject to the plan amendment shall undergo public review to ensure that all concurrency requirements and federal,state,and local environmental permit requirements are met. Response: The proposed small scale development does not involve a site within a rural area of opportunity. (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. Response: Acknowledged. (5)(a) Any affected person may file a petition with the Division of Administrative Hearings pursuant to ss. 120.569 and 120.57 to request a hearing to challenge the compliance of a small scale development amendment with this act within 30 days following the local government's adoption of the amendment and shall serve a copy of the petition on the local government. An administrative law judge shall hold a hearing in the affected jurisdiction not less than 30 days nor more than 60 days following the filing of a petition and the assignment of an administrative law judge.The parties to a hearing held pursuant to this subsection shall be the petitioner,the local government, and any intervenor. In the proceeding,the plan amendment shall be determined to be in compliance if the local government's determination that the small scale development amendment is in compliance is fairly debatable. The state land planning agency may not intervene in any proceeding initiated pursuant to this section. Response: Acknowledged. (b)1. If the administrative law judge recommends that the small scale development amendment be found not in compliance, the administrative law judge shall submit the recommended order to the Administration Commission for final agency action. If the administrative law judge recommends that the 273 small scale development amendment be found in compliance,the administrative law judge shall submit the recommended order to the state land planning agency. Response: Acknowledged. 2. If the state land planning agency determines that the plan amendment is not in compliance, the agency shall submit, within 30 days following its receipt, the recommended order to the Administration Commission for final agency action. If the state land planning agency determines that the plan amendment is in compliance, the agency shall enter a final order within 30 days following its receipt of the recommended order. Response: Acknowledged. (c) Small scale development amendments may not become effective until 31 days after adoption. If challenged within 30 days after adoption, small scale development amendments may not become effective until the state land planning agency or the Administration Commission, respectively, issues a final order determining that the adopted small scale development amendment is in compliance. Response: Acknowledged. (d) In all challenges under this subsection, when a determination of compliance as defined in s. 163.3184(1)(b) is made, consideration shall be given to the plan amendment as a whole and whether the plan amendment furthers the intent of this part Response: Acknowledged. Policy 5.3: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use Map; requiring that any changes to the Urban Designated Areas be contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use planning techniques and innovative approaches to development in the County's Agricultural/Rural designated area, which will better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and services. Response: The proposed SSGMPA does not contribute to urban sprawl. The subject property is within the existing urban service area and will not require any special or additional costs to provide necessary services. The property has been contemplated for commercial purposes per the existing zoning and future land use. The proposed land uses will place no greater burden on community facilities than did prior uses of the property. Policy 5.4: 274 New developments shall be compatible with, and complementary to,the surrounding land uses, subject to meeting the compatibility criteria of the Land Development Code(Ordinance 91-102,adopted October 30, 1991, as amended. Response: The subject property is compatible with and complimentary to its surrounding land uses. The proposed Subdistrict is bordered to the west, north and east by commercial/non-residential land uses and zoning. To the South lies the preserve areas for the Cedar Hammock golf and residential community. 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. Response: The proposed SSGMPA will be a companion petition to a C-4 rezone application that will continue to provide appropriate connections and interconnections. 275 DE DAVIRSQN EXHIBIT "U" PLANNING COMMUNITIES MAP February 2016 www.davidsonengineering.com 276 Z:IActive ProjectslR\Radio Davis Rezone\DWGIPIanningIGISI2O1 6-0 2-2 5 DR 5:SGM PA-EXHIBIT U(PLANNING COMM.).mxd 7 {. - s\, CO' 1 North : G PINE ..r,,.. # WHITE BLVD U) ` O _7 1 ®_° , rh c7 cC " r> P I GREEN BLVD w 16TH AVE.SW I •i• : 3.0 MILES �`` i - I i { o 8 Rural Estates rh Hwy + S ,° ♦` J ♦ CR.C: t,OL R GATE m r- Q N. - � 3 Golden Gate i • m ----� I a 0 �/ -__� °t �.l '. -$- . � n ALLI 'TORALLEY,I-75 w A �� 8 6I r J�ADt• •!• J _:..- ---- I a fr j I m ' j} I m 1 1 l:° t ___t.t . Q � , I >.`CAMS BLVD Z wL 1I- ♦ E0 / 4 I-. ♦ . / Ea tM +tes ♦ e 0 _ W 7 1 Fakanalm L . il wi` 1' Q LEGEND t •,S,South Naples ti, f �� ODAVIS-RADIO COMMERCIAL SUBDISTRICT :'6�= tF ( RATTLESNAKE HA� �_� t�C p W ,3 MILE RADIUS �m'�� -- is North Naples N.;_,' '� !9 k- -Urban Estates C � O -Central Naples y, =1 Golden Gate CC J I=East Naples iii -South Naples t' J -Marco'441101 -Royal Fakapalm 2 -Rural Estates -Corkscrew GEOGRAPHIC INFORMATION SYSTEMS.(2015) 2/2512016 12:27:23 PM DEDAVIDSON ENGINEERING, INC. DAVIS - RADIO COMMERCIAL 4365 RADIOROAD,SUITE 201 NAPLES, FL 34104 SUBDISTRICT GMPA DAVIDSON PHONE: 239-434-6060 EXHIBIT U: PLANNING COMMUNITIES 277 DC DAVIDSON er�ciHCea�e�c EXHIBIT "V" Future Land Use Element Countywide Future Land Use Map February 2016 www.davidsonengineering.com 278 T 48 S T 47 S T 48 S T 40 S T 50 S T 51 S T 52 S T 53 S 33 g 8 8 8a $ m9 8s I gm gm .. ;.:1:,T 2'.' 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W Was ' 44:(!a••-•-:::":11.. ,,,,:6' ,,,:-‘45.64"":"----' , _‹''''' W i„, LL �aa m ki\ ''.41-': ® ' � �®�� /, // fir `) j u� ¢ N Q V 2111� � i �� M `.: ¢LINII;r''' VE CC YI � nr :— .,rE Y�j _ i/�J d1► z m° N O �wm i 1 �� s '�' `)r� a. W4 u.1 o OC �o�< �� LAP, £ oar 3S s ico ill I— __p_ _- , Gulf o Me S 9 4 1 s v l s s 4 1 sari s o s 1 s 19 1 s z s l s s s 1 279 � DE DAYPPS,V EXHIBIT "W" Future Land Use Element Inset Map February 2016 www.davidsonengineering.com 280 DAVIS - RADIO COMMERCIAL SUBDISTRICT COLLIER COUNTY, FLORIDA ■ . -r�" 1111r- lr MI \ I IS1 I 1.11 41 I I I h I Illt I f r 10111 0 (------ • 0 1 f `l f .Yi %111111111111111111111 11111IeV , )_, ,�, -v.* X111111111111111111111 IIIII►4�- ��IIIIIIII►�i;;*t4 'V - . 4 • kg .„„,,,,, A ow \\7:4; _t_ ,......._ 4►. ..., �_�- �� -� � = c-III IN la In no O �_ �_•Oa SI NI is �f� � gm � � E LEGEND tk SUBDISTRICT PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION 0 250 500 1000 COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION ■ DATE 2/16 FILE 2016-02-24 CPS-2015-4-A.DWG SCALE IN FEET ADOPTED XX,XX,2016 BY ORDINANCE NO.2016-XX(CP-2015-4) EXHIBIT"W" 281 MEMORANDUM March 21, 2016 TO: Corby Schmidt,AICP—Collier County Growth Management Daniel Smith, AICP—Collier County Growth Management FROM: Jessica Harrelson,Senior Project Coordinator REVIEWED BY: Frederick Hood,AICP, Senior Planner RE: DAVIS-RADIO(GMPA-PL20150002541/RZ-PL20140002642) Neighborhood Information Meeting—Meeting Notes A Neighborhood Information Meeting was held on Tuesday, March 15th at the Collier County — East Naples Library Branch. The meeting started at 5:30 pm. The following individuals associated with the review and presentation of the project were present: • Frederick Hood, Davidson Engineering, Inc. • Jessica Harrelson, Davidson Engineering, Inc. • Corby Schmidt,Collier County • Daniel Smith, Collier County Fred Hood started the meeting by making a presentation, reading the following, and then took questions: • Introduction: o Good evening. My name is Fred Hood with Davidson Engineering. I am the land development consultant representing the applicant Davis & Radio, LLC for a Small Scale Growth Management Plan Amendment and a Rezone application. o Per the land development code, tonight's meeting will be recorded. At the end of my presentation I will be happy to answer any questions you may have about the rezone. o Here with me tonight is Jessica Harrelson with Davidson Engineering; our project coordinator. o Corby Schmidt and Daniel Smith with Collier County Growth Management Department are also in attendance tonight and are the reviewing planners for Collier County. 282 • Size and Location: o The subject property is 4.81 acres and is located between Davis Boulevard and Radio Road and just west of the intersection of the same roadways. o Along the western boundary, the Collier Area Transit bus terminal is situated with Planned Unit Development zoning.Radio Road,undeveloped C-2 commercial and the Woodside Lanes Planned Unit Development are north of the subject property.To the east is C-3 commercial zoning that is currently undeveloped, the Radio Road right-of-way and more undeveloped C-3 commercial zoning beyond. South of the subject property is the Davis Boulevard right-of-way and the Cedar Hammock Planned Unit Development's Native Preservation Tract. • Purpose of the SSGMPA and Rezone: o Our client is requesting is to add one specific use to the property; self-storage facilities. Self-storage, for the purpose of this rezone request, is defined as motor freight transportation and warehousing. That definition is defined in the US Department of Labor's Standard Industrial Classification System Group 4225 and has been limited to air conditioned and mini-and self-storage warehousing only). o As I noted earlier, there are two parts to the land use entitlement of the subject property. Because we are requesting a land use, as a part of the rezone application that is only permitted in C-4 commercial and more intensive commercial and industrial districts,we must apply to the County for a future land use change and show how that proposed change is consistent with the Growth Management Plan. o The Growth Management Plan lays out the County and all of its future land use to make sure that all lands are developed in a manner that makes sense and consistent with the goals and objective that Collier County has determined for its future. o As you'll see in the packets provided as handouts,these are some of the similar self-storage facilities around town that could be built on the property if the rezone and the growth management plan amendment are approved by the county. o The request to rezone and create a commercial future land use Subdistrict for the 4.81 acres with the addition of the one land use have been shown to be less intensive through the traffic and utilities level of service studies provided to the County than some other land uses permitted in the existing C-3 Commercial zoning. o It should also be noted that these land use change requests do not propose any changes to the development standards identified per the Land Development Code for the C-3 commercial district. In other words, the site development controls that are in place for the current C-3 zoning will remain. There will be no requests for increased height, square footage or the lessening of required building setbacks or landscape buffers. 283 o Central water and sewer services exist in this area and the proposed project will not adversely affect the current Level of Service (LOS)for any public utilities. o The revised Conceptual Master Plan for both the rezone and the growth management plan amendment,shows a development envelope for the property with required setbacks, buffers and on- site native preservation as required by the Land Development Code Fred uses the Master Concept Plan Exhibits to explain the site layout to the attendees. o Further coordination will happen with County review staff prior to the public hearings with the planning commission and the Board of County Commissioners as it relates to the applicant's ability to provide off-site preserve if they choose to do so. If that option were approved and exercised, off-site mitigation of the preserve area would have to follow the standards as defined in the Land Development Code. o All required vehicular and pedestrian interconnections shall be adhered to with the development of any future projects on the property subject of this application. o The proposed land use change will result in increased development options for the subject property but will not cause any detrimental level of service to the surrounding area. In fact,we believe that the proposed self-storage land use will have less of an impact on the roadway and utilities system provided and maintained by the County and or State. The following questions were asked after the presentation: 1. Who is the client/property owner? Response: Davis& Radio, LLC with the Managing Member being Bob Morande. 2. Does the property owner own the other site shown in the self-storage pictures (exhibits within the hand-outs)? Response: No he does not. 3. Do you have a picture of what the site will look like? Response: No,not at this time. We are still in the process of obtaining an Architect. 4. How many entrances are proposed? Response: Fred uses the Master Concept Plan to show the attendees the proposed access points. 5. Both on Davis? Response: Yes,both on Davis. 284 6. Signage? Response: Anticipating it along Davis. 7. Neon signs? Response: No, there are County codes that do not allow neon signs and are not proposed. 8. Why was that location chosen for the preserve area? Response: Fred uses the Master Concept Plan to show the proposed"Racetrac"site to the east of the subject property, and explains the sites proposed preserve area would be contiguous to the Racetrac's site. Fred also mentioned that off-site mitigation may also be sought. 9. Will there be landscaping? Response: Fred uses to the Master Concept Plan to identify the proposed landscape buffers. 10. Racetrac is proposed on the other site? Response: Yes, there is. 11. Do you know where the Racetrac entrance is proposed? Response: Fred uses the Master Concept Plan to show the proposed shared access and access onto Radio that is being applied for. 12. Timing before construction? Response: End of the year, maybe early next year. 13. Racetrac timing? Response: Possibly 4-6 months, if not sooner. The meeting was adjourned at approximately 5:45p.m. End of memo. 285 Dear Property Owner: February 25, 2016 Please be advised that formal applications have been submitted to Collier County, seeking approval of a Small Scale Growth Management Plan Amendment (SSGMPA) and a Rezone (RZ), for the following described property: 4.81 acres+/-located approximately 500 ft.west of the intersection of State Road 84(Davis Boulevard)and County Road 856 (Radio Road);Section 3,Township 50 South, Range 26 East Collier County, Florida; Folio#00399600302 The sender, Frederick E. Hood, AICP of Davidson Engineering, on behalf of the petitioner, Davis & Radio, LLC, is requesting approval of a Growth Management Planned Amendment (GMPA-PL20150002541/CPSS-2015-4) and a Rezone (RZ-PL20140002642) requesting to re-designate 4.81± acres of C-3 Intermediate Commercial land to limited C-4 General Commercial land use(s). The SSGMPA will establish a new Subdistrict designation within the Future Land Use Element and Future Land Use Map of the Collier County Growth Management Plan. Adoption of the requested SSGMPA application will allow for the companion rezoning of the subject property consisting of C-4 zoning limited to the following land uses: - Allowable uses are those permitted by right and by conditional use in the C-3, Commercial Intermediate, zoning district, as listed in the Collier County Land Development Code, and motor freight transportation and warehousing(SIC Group 4225, air conditioned and mini-and self-storage warehousing only). BERKSHIRE MAGNOUA GOLDEN GATE LAKES HERON POND COMMERCE (DRI) LAKES \ PARK CO CITYGATE COWER BLVD. (DRI) INTERSTATE-75 MIXED USE —._____ COMMRCE �'` - CENETER 35 33 SHERWOl10 34 INDUSITRIALKPARK BERKSHIRE GREEN PARK o LAKES HERON •ODSIDE TRIAD m (DRI) (DRI) •NES e J L11 a AWGATI- o ALLEY TOLL GATE RADIO ROAD (C.R.856) MAC v PUD` COMMERCIAL PLAZA (DRI)— GALLMAN II. .44 - z w OLDS V I-75/COWER BOULEVARD VvESTPORT QQ C ERRCIAL Z a TWELVE COMMERCE m< m8 z a LAKES ill ENTER 2 LL ZJ m N cc 4 ��1 3 PROJECT m WILDWO•D CEDAR ESTATE .. HAMMOCK LO C AT I O N z O NEW HOPE NAPLES HERITAGE FOREST GLEN IMINISTRIES GOLF AND COUNTRY CLUB OF NAPLES 286 The meeting will begin at 5:30 p.m. on Tuesday, March 15th, 2016 at the East Naples Library, located at 8787 Tamiami Trail East, Naples, FL, 34113. Please contact me at (239) 434-6060 ext. 2961, or via e-mail at fred @davidsonengineering.com, if you have any questions regarding the meeting or the proposed project. Sincerely yours, Frederick E. Hood, AICP Senior Planner 287 24A B Monday,February 29.2016•NAPLES DAILY NEWS Debate rages in courts over`high-sensitivity'DNA analysis By Michael Balsamo cannot agree on the weight to be strated the necessary reliability for Associated Press given to evidence produced by high use in forensic casework." "?I'. -- -- sensitivity analysis,it would make Perhaps the most high profile NEWYORN One New York judge no sense to throw such evidence be- example of the technique,and the ow ., ruled the DNA evidence was scien- fore a lay jury,"Brooklyn state Su- controversy,came in the case of tifically sound.Another,just miles preme Court Justice Mark Dwyer Amanda Knox,the American col i c away,tossed it out as unreliable. said last year in throwing out a DNA lege student charged with killing a The same scenario is playing out sample swabbed from a bicycle in an her roommate in Italy.A low-copy a) in courthouses around the world attempted murder case. number DNA sample taken from j amid a debate over whether a type With low-copy number DNA,the the handle of a kitchen knife helped i .J} •V of DNA analysis involving the am- samples are so small that scientists convict her,but a forensic report in t � 41 plification of tiny amounts of genetic amplify them more than typical 2011 called the evidence unreliable CD material is reliable enough to convict DNA samples,and that's one of the and possibly contaminated,leading c someone for a crime. reasons critics say the technique is to the exoneration of both Knox and ' The technique—known as low- troubling. her co-defendant.The two were later • a) copy number or high-sensitivity "It's more likely to pick up con- retried,convicted and exonerated a c analysis—can be used when inves- lamination,transference,"said Jes- second time. .1 W tigators use"touch DNA"and are sica Goldthwaite,a staff attorney The technique was also used in able to collect only a few human cells with the Legal Aid Society's DNA New York in a weapons posses- a left behind when someone touches unit,who worked on the Brooklyn sion case involving entertainer Lil O — an object such as a gun,the handle case."You can't be assured of the Wayne.A judge ordered a hearing N of a knife or even clothing. reliability of the results." after prosecutors tried to use the .a Q While many prosecutors and fo- For example,she said,"you shake technique to tie him to a gun found Asson<.amvRUs rensic experts hail it as powerful my hand and then l touch a gun,your on his tour bus in 2007.The rapper Q N 2 tool that can help close cases,crit- DNA could end up on the gun." eventually pleaded guilty in the case. Amanda Knox talks to the media in Seattle last March after to ■ ics—most notably the FBI—argue Such concerns prompted the FBI New York stands out for its ag- Italy's highest court overturned the conviction against her Cl Z < Z it is inconclusive and unreliable.But to forbid laboratories to run low- gressive use of the technique.New and her ex-boyfriend over the 2007 murder of Knox's British there is no clear case law on the mer- copy number profiles through the York City's medical examiner's of- roommate in Perugia,Italy.A DNA sample taken from the its of the science,leaving judges to national DNA database.The FBI has fice says it uses the protocol in about handle of a kitchen knife helped convict Knox,but a forensic evaluate it on a case-by-case basis. said it is studying the use of low-copy 10 percent of the DNA cases it ana- report in 2011 called the evidence unreliable and possibly "If the experts in the DNA field DNA analysis but it hasn't"demon- lyzes. contaminated,leading to her exoneration. U) a) o millennium physician group welcomes .r NJ David Sommerfeld,M.D. C) N Board Certified in Internal Medicine - L CO C EDUCATION it RAFFINALLA. a) 0_ 0 Internal Medicine leaden/yet lvteran fetal c CO a .n fives Part Ridge,n nearnu,a -C 0 O •` Metes khodetinethkagoWeisehhad a) c -- Barhebrt Depot amenity oilsoo i THE ORIGINNPERFECIPANINA CARY WOMAN • a) <) N o ff EXPERIENCE OFTEN IMITATED,NEVER DUPLIGTED QQ O In N Bubmmd pucks nNapes Axe 200s 'tK Nahewlm��nMam,eel :'b ,,Q Private Pranksis&edaa,Sim 2000-2005 _ - HOSPITALAFfIlMTIONS " Napieftimm.ftylvplwsyxe1005 'i 'i David Sommerfeld,M.D. bents NargMwstem Healthcare from RAFFINALLA SPRING TRUNK SHOW is now accepting new patients at 20062005 11 161 Health Park Blvd,Suite 3030 . 5c9NAe/41,e4 C Naples,FL 34110 lir Follow us on Twitter: , v ' 239-249-8996 Awillennkjm_ncws — 1111111.1,, ARC ,MARDI 3 FRIDAY,NN4 AO rat MFRUm me ROMAN N !: 9100 STRADA W.a21eS 16996 SI MMw DAME YIN ANA SRN..rt WIN as www.MillenniumPhysician,com N`° sos°rt°° ▪ X Cr) PUBLIC NOTICF PUBLIC NOTICE PUBLIC NOTICE CO 0 a o a A/C Savings So BIG NEIGHBORHOOD INFORMATION MEETING to a) Z (-.) Z - .. The public is inked to attend a Neighborhood Information Meeting held by the You Wont Believe Applicant,Davis&Radio,LLC,represented by Frederick E.Hood,AICP,of Davidson Engineering,Inc. a) Alli Your Eyes! East March15M,ry-Meting Ro Q East Naples March Library 1 Meeting Room E _ 8787 Tamiami Trail East Naples,FL 34113 L Please be advised that formal applications have been submitted to Collier County, Z CL a.. seeking approval of a Small Scale Growth Management Plan Amendment(SSGMPA) _CD E• C A and a Rezone(RZ for the following described property 4.81 located I approximately 500 ft.west of the intersection of State Road 84(Davis Boulevard)and = 5- -I County Road 856(Radio Road);Section 3,Township 50 South,Range 26 East Collier Z w 0 0 • I® County,Florida;Folio 800399600302 '0 N CJ le►k- ,L--� ,f,/ Sys The petitioner,Davis&Radio,LLC,is requesting approval of a Growth Management Q (n 0 ,,, Planned Amendment (GMPA-PL20150002541 / CPSS-2015-4) and a Rezone (RZ-PL20140002642)requesting to re-designate 481e acres of C-3 Intermediate i See for yourself,Call us to schedule your Commercial land to limited C-a General Commercial land use(s)The SSGMPA will S establish a new Subdistrict designation within the Future Land Use Element and free A/C estimate (2-3:c.)) 21.4 A I,-)—,.`r3. -15 Future Land Use Map of the Collar County Growth Management Plan. -i—� r Adoption of the requested SSGMPA application will allow for the companion rezoning of the subject property consisting of C-4 zoning limited to the following land uses: F K E Allowable uses are those permuted by right and by tend t onal use n the C-3,Commercal Intermediate,zonng district,as f fed in the Collier County Land h Development Code and motor fraght transportation and warehousing(SIC Group �. 4225 air cond t oned and mini-and self-storage warehousing only) DUCT CLEANING BEST 0 ,,,' ,e CO N ' ..w 0Ii.e : �I L� . „!it I '''' / I"; •A As lowcfs N ,��T� PROJECT A z 5.713 CSI mOrath SSOO FREE F LOCATION e.V' Ain e- - SERVICE CALLS' FIB �aai[[ owners,residents\0 /� Business and properly o and visitors welcome to attend the ^� •tawork only Call for cleaning!Mods no 1300515° �7, / i presentation and discuss the project with the Owner/Developer,Davidson Engineering, 4 W 3 d,rr work o r Call M Expires pir S. 20/16.FC13305154, uess ��.R(1�V{ L cAtelrase,acta2sass. PrPa'la Inc.and Collier County Staff.If you are unable to attend this meeting but have questions or comments,they can be directed by mail,phone or e-mail by Tuesday,March 15th, 2016 to the individuals listed below:12 0) EsL'r (239)449-8675 Fiedenca r Hood,ACP Colby$chnidt,AICP David dames Small,NCP LL Ell Davidson Engineenrg,Inc. Ceiba County Growth Management Collie County GmMh Management GetBest.com 4365 Radio Road,Bute 201 2600 Horseshoe Dnve MOO N 11.,.„Aw Dm. tri N10Igft34104 Naples,FL 34104 Naples,FL 34104 thE >, HOT—AE SERVICES eleR' FINANCING Pin End: Pr0e vtynvt21M Email 239.262.4312 �� Emai:heda&tBminangirmirG.cam Greg:camtrcNnidtcdf gw.nd Email tlanebiith®cdfeyov.net erg AVAILABLE No.967891 cwn.r.2 2016 erg, c Family-Owned&Operated Since 1980 CG C mi 209 Napirs Eiatiu NCWS NaplesNews.com Published Daily Naples,FL 34110 Affidavit of Publication State of Florida Counties of Collier and Lee Before the undersigned they serve as the authority, personally appeared Daniel McDermott who on oath says that he serves as Inside Sales Manager of the Naples Daily News,a daily newspaper published at Naples, in Collier Coun- ty,Florida;distributed in Collier and Lee counties of Florida;that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida,and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples,in said Collier County,Florida,for a period of one year next pre- ceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person,or corporation any discount,rebate,commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Customer Ad Number Copyline P.O.# DAVIDSON ENGINEERING, INC 962891 NIM Pub Dates February 29,2016 c (Sign ture of affiant) fliwillhillhoillbAWAIrdlbribribillP Sworn to and subscribed before me I ,r`"'v►$y.,, IVONNE GORI This March 07 2016 + ta4:1, Notary Public-State of Florida `1 • Commission #F FF 900810 1 ,,t .� := My Comm.Expires Jul 16,2019 ;� les:a•` Banded through National Notary Assn. D\ftk. 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34104---9412 MISSISSAUGA,ON CANADA L5N 7Z4 LMK REALTY PARTNERSHIP LONGINOTTI, ETTORE&ELENA LUFT,GERALD D C/O BILNIA INVESTMENTS 16 SADDLE RIDGE CT 6486 DALTON DRIVE 35 OAK ST HOLMES, NY 12531---4623 FLUSHING, MI 48433---2333 TORONTO,ON CANADA M9N1A1 LUIS,JUAN L CUEVAS LUIS,SANTIAGO M D&M A LEAVITT LIVING TRUST 2342 41ST ST SW VIRGINIA SAAVEDRA 10088 TYBOE TRAIL NAPLES, FL 34116---6523 19369 SW 64TH ST ROSCOE, IL 61073---0000 PEMBROKE PINES, FL 33332---0000 MACIAK,JOSEPH MACNEIL, BARBARAJ MACPHERSON, HELEN 241 ROBIN HOOD CIR WILLIAM T MACNEILL 5308 NE 46TH ST NAPLES, FL 34104---9411 289 ROBIN HOOD CIR UNIT 101 KANSAS CITY, MO 64117---1410 NAPLES, FL 34104---9490 293 MANCUSA, GINO A& ROSEMARIE C MANDELL, RICHARD M MARCOTTE, MICHAEL L 175 RICHMOND ROAD 225 ROBIN HOOD CIR UNIT 104 TIMOTHY J PERSSON THUNDER BAY,ON NAPLES, FL 34104---9409 311 N BROADWAY CANADA P7G 1R6 CROOKSTON, MN 56716---1734 MARILYN C AKIKIE REV TRUST MARQUEZ, MARIA ALICIA MARTINEZ, FRANCISCO 6590 COSTA CIRCLE 8245 IBIS CLUB WAY UNIT 414 NATALIA A MARTINEZ NAPLES, FL 34113---0000 NAPLES, FL 34104---7478 8285 IBIS CLUB WAY#801 NAPLES, FL 34104---7478 MATHENEY TR,A GROVER MCCABE,JEFFREY D&DEBORAH J MCKERNON, KENT LAND TRUST 365 ROOKERY CT 31 NORTHWOODS RD WESLEY M ROBINSON MARCO ISLAND, FL 34145---4016 LAKE LUZERNE, NY 12846---3121 PMB PTY 3977 PO BOX 25207 MIAMI, FL 33102---5207 MENSLAGE FAMILY 2007 TRUST MILLER, DAWN MINCK, LINDA R 257 ROBIN HOOD CIR#8-101 8245 IBIS CLUB WAY#405 2331 BUTTERFLY PALM DRIVE NAPLES, FL 34104---0000 NAPLES, FL 34104---7478 NAPLES, FL 34119---0000 MINERVA GROUP LLC MIRABILE JR,GEORGE A MORRIS JR, ROBERT) PO BOX 166386 337 ROBIN HOOD CIRCLE#203 177 ROBIN HOOD CIR UNIT 204 MIAMI, FL 33116---0000 NAPLES, FL 34104---0000 NAPLES, FL 34104---9451 NALKUR,ANIL G&AMEETA NIAN FINANCING CORP OBROCHTA,ALLAN 1712-35 KINGSBRIDGE GDN CIR 2055 TRADE CENTER WAY 8255 IBIS CLUB WAY#510 MISSISSAUGA, ON NAPLES, FL 34109---0000 NAPLES, FL 34104---0000 CANADA L5R 3Z5 ORMSON, KENNETH& MARILYN A PAGANUCCI, ROBERT)&CAROL L PANTELIMON, LAURENTIU 257 ROBIN HOOD CIR UNIT 202 503 PARK AVE 4140 HOWARD STREET NAPLES, FL 34104---9455 FOX LAKE, IL 60020---1919 SKOKIE, IL 60076---0000 PAREJO, FLAVIA PARZYNSKI, DOLORES L PATRY, GENEVIEVE 8177 KIPLING AVE#62 321 ROBIN HOOD CIR UNIT 101 2855 MARIE LAURENCE WOODBRIDGE, ON NAPLES, FL 34104---9517 ST ROMUALD, QC CANADA L4L OG4 CANADA G6W 8K1 PAULOVICH, CESAR PENN, BRIAN K PJETROVIC, NEDZAD&EDITA KARINA MIQUEZ LESLIE KENNEDY PENN 50 SUTTON PLACE SOUTH 3601 ARCTIC CIR 337 ROBIN HOOD CIR#202 APT 1B NAPLES, FL 34112---5007 NAPLES, FL 34104---0000 NEW YORK, NY 10022---0000 PJETROVIC,SEFKET&FATIMA POLLITO,GERALD&GEORGEANN POSTMA FAMILY R/E TRUST Al2 MOUNT WASHINGTON DR 707 COLGATE AVENUE 289 ROBINHOOD CIR#201 CLIFTON, NJ 07013---1532 LANOKA HARBOR, NJ 08734---0000 NAPLES, FL 34104---0000 294 POWER,CLIVE& KIRTI PRESERVE 7965 LLC PRICE, LONNIE&STEFANIE PO BOX 991 562 BLUEBERRY PLACE 7751 BERKSHIRE PINES DR BRAGG CREEK,AB FRANKLIN LAKES, NJ 07417---0000 NAPLES, FL 34104---0000 CANADA TOL OKO PRILLERMAN, DEHAVEN A RAAB, KATJA RACETRAC PETROLEUM INC 200 N DEARBORN ST 4521 1ST AVE SW 3225 CUMBERLAND BLVD#100 CHICAGO, IL 60601---1616 NAPLES, FL 34119---0000 ATLANTA,GA 30339---0000 RADIO LANE DEVELOPMENT LLC RAJUPET,GOPINATH RANTZ,ADAM &AMANDA %WXZ DEV INC 1 MILLER LN 128 BERWICK CRES 22720 FAIRVIEW CENTER DR#150 CHESWICK, PA 15024---2138 RICHMOND HILL,ON FAIRVIEW PARK,OH 44126---3619 CANADA L4C OB5 REIF, RONALD R& FLORENCE M REIMUTH, MARILYN A RICHARD A FOGELIN TRUST 34 RURAL LANE 289 ROBIN HOOD CIR UNIT 203 MARGARETJ FOGELIN TRUST LEVITTOWN, NY 11756---0000 NAPLES, FL 34104---9491 69 VICTORY HILL COATESVILLE, IN 46121---0000 ROBERT C PERKINS JR LIV TRUST RODRIGUEZ,JULIO ROR FLORIDA LLC 193 ROBIN HOOD CIR UNIT 203 8265 IBIS CLUB DR APT 612 6209 W COMMERCIAL BLVD NAPLES, FL 34104---9425 NAPLES, FL 34104---2414 STE 7 TAMARAC, FL 33319---0000 ROR FLORIDA LLC ROSE A PRYBYLSKI TRUST ROSEMAN, GERALD R& BONNIE L 12874 BRYNWOOD PRESERVE LANE 6486 DALTON DR 3130 MAHOGANY RUN CIR NW NAPLES, FL 34105---0000 FLUSHING, MI 48433---0000 NORTH CANTON, OH 44720---9567 RUHL, DOMINIK SACHATELLO JR,JOSEPH N SAGONA,SAMUEL A&SANDRA L AM SEEBURG 14E ELAINE G SACHATELLO 209 ROBIN HOOD CIRCLE#102 BAD HOMBURG 305 ROBIN HOOD CIR UNIT 203 NAPLES, FL 34104---0000 GERMANY 61352 NAPLES, FL 34104---7403 SALAZAR, LUIS B SALEM, KATHRYN J SAMPSON, RANDALL 8290 IBIS CLUB LANE#906 22 LANTERN LN 8150 TRAIL LAKE DR NAPLES, FL 34104---0000 ABINGTON, MA 02351---2034 POWELL,OH 43065---8150 SANSONE, PASQUALE LINO SASTRE, MARGARITA ELENA SASTRE, MARGARITA ELENA 8290 IBIS CLUB LN#908 ELINA EUGENIA SASTRE GUSSONI GASTON MARK SASTRE NAPLES, FL 34104---2427 6735 LINKWOOD ST JOHN CHRISTOPHER SASTRE BEAUMONT,TX 77706---4218 1323 N 18TH ST NEDERLAND,TX 77627---4807 SASTRE, RUBEN SHULGA,YURIY SIMPSON, MORNA 6735 LINKWOOD ST 97 ISLE OF ST THOMAS 155 JORDANHILL DRIVE BEAUMONT,TX 77706---4218 NAPLES, FL 34114---0000 JORDANHILL IN GLASGOW SCOTLAND G13 1UQ 295 SLABAUGH, LOIS E SOKOP, MARY A SOKOP,THOMAS G & PAULA M 177 ROBIN HOOD CIR UNIT 102 209 ROBIN HOOD CIRCLE#5-204 305 ROBIN HOOD CIR UNIT 104 NAPLES, FL 34104---9450 NAPLES, FL 34104---0000 NAPLES, FL 34104---7402 SOLDATI LLC SPENCER JR,CARROLL M&DANA L SPENCER,CARROLL& DANA LYNN 6209 W COMMERCIAL BLVD#7 145 ROBIN HOOD CIR UNIT 102 145 ROBIN HOOD CIR UNIT 101 TAMARAC, FL 33319---0000 NAPLES, FL 34104---7451 NAPLES, FL 34104---7451 SPILLANE JR, GEORGE J STAFFA ET AL, DANIEL H STAFFA, MARTIN 1 PHYLLIS A SPILLANE SARGENTO CARBRAL 269 MARIANO D STAFFA 2502 INDEPENDENCE DR SAN MIGUEL 1663 SARGENTO CABRAL 269 READING, PA 19609---1026 BUENOS AIRES BUENOS AIRES ARGENTINA ARGENTINA 1663 STEVENS,WILLIAM F&SUSAN STINE,TED A TALAGA,JUDITH A 8505 HANF AVE 257 ROBIN HOOD CIR APT 201 177 ROBIN HOOD CIR UNIT 103 NOTTINGHAM, MD 21236---0000 NAPLES, FL 34104---9455 NAPLES, FL 34104---9450 THERIEN,ALEX THOMPSON, PETER M&JANE B THOMPSON, RONALD A& KRISTEN A TINA VITALE MELANIE J THOMPSON 161 ROBIN HOOD CIR UNIT 103 98 WOODRUFF PL 3 5 VILLAGE NAPLES, FL 34104---7429 FANWOOD, NJ 07023---1125 SOUTHWICK, MA 01077---9217 TMR INVESTMENTS INC TOLHURST, LYNDA TREMBLEY,SERGE #157 3564 AVALON PARK BLVD E 42 NEWGREEN CREST LORRAINE AUDET STE#1 BRAMPTON,ON 4 DU BELVEDERE ORLANDO, FL 32828---0000 CANADA L6S 4Y1 STE JULIE, QC CANADA J3E3M5 UCHA,ANTONIO&MILCA S VACKE, MILAN VALENTINE, IRINA 43-07 42ND STREET APT 4G JIRI TENKAC 8275 IBIS CLUB DR APT 714 SUNNYSIDE, NY 11104---0000 POD STADIONEM 356 NAPLES, FL 34104---2419 KLASTEREC N OHRI CZECH REPUBLIC 43151 VALLES, CARMEN H & RAUL VARGAS,SANTIAGO J ALVAREZ VAUGHAN,JEROME&JOAN E 456 BOCA CIEGA POINT BLVD N 257 ROBIN HOOD CIR UNIT 104 225 ROBIN HOOD CIR UNIT 101 ST PETERSBURG, FL 33708---2734 NAPLES, FL 34104---9453 NAPLES, FL 34104---9409 VAZZA, RALPH J VETTER, ROGER D&MELODY A VINCIGUERRA JR, LOUIS&NANCY FELICIA VAZZA 23609 N CENTENNIAL RD 190 INVERNESS CIRCLE 145 ROBIN HOOD CIR UNIT 201 JERSEYVILLE, IL 62052---0000 EASTON, PA 18042---0000 NAPLES, FL 34104---7451 VINTON, RICHARD T& PAULETTE G WAGNER,JAMES&SHARON WAGNER, LEO 200 WOLOMOLOPOAG STREET 414 OAKLAND AVENUE 305 ROBIN HOOD CIR UNIT 103 SHARON, MA 02067---2935 MUKWONAGO,WI 53149---0000 NAPLES, FL 34104---7402 296 WARNOCK,JOHN &SUSAN D WHITEHOUSE,JONATHAN WILKINSON, RICHARD&JANICE 9 SUMMERFIELD CT 300 STATE ST E STE 226 193 ROBIN HOOD CIR UNIT 103 DEER PARK, NY 11729---0000 OLDSMAR, FL 34677---3711 NAPLES, FL 34104---9424 WOLF, MARISOL WOLFAARDT, HENDRIK WOODSIDE LANES INC 172 VICTORIA LANE C/O GLOBAL PROTECTOR TRUST 8525 RADIO LN WYOMISSING, PA 19610---0000 DORSFONTEIN FARM NAPLES, FL 34104---5429 PO BOX 54 GRAAFF-REINET AFRICA 6280 XEKOMINOS,STAVROULA ZEWE, BRUCE R&DIANE D ZHU,YUE YING VASILIKI XEKOMINOS 36 WISTAR ROAD C/O PREMIER PROPERTY MGMT 107 NEWTON DR PAOLI, PA 19301---0000 2800 DAVIS BLVD#200 TORONTO,ON NAPLES, FL 34104---0000 CANADA M2M-2N2 ZIENKIEWICZ,JOHN S&JANET I 43 MELWOOD DRIVE ROCHESTER, NY 14626---0000 297 Z Z 0- cku QZ O r e , s s aQ � C '„, r- M 2 5 d _ 411114". z i sc W :r,""v) a s Z 3E4 o C u4 N �. V LV °� oa Ce Q Q CJ 00 0 N 2 O N O O (AO V ''^^ O Csl C a O t N O cis C) ..§ % ..a Nat,. sr 0 tt .....- 4 N,,... I \N— 0 > J cv o r 4 O o ? 14-.' ....6 1 c...)%‘lj Lc) N N CO ' . : CO N. CO O) O ,— N CO st CO t� CO d r r f- T r r r r r 2 298 DE DAVIDSON ENGINEERING Davis/Radio C-4 Rezone Neighborhood Information Meeting • Introduction: o Good evening. My name is Fred Hood with Davidson Engineering. I am the land development consultant representing the applicant Davis & Radio, LLC for a Small Scale Growth Management Plan Amendment and a Rezone application. o Per the land development code, tonight's meeting will be recorded. At the end of my presentation I will be happy to answer any questions you may have about the rezone. o Here with me tonight is Jessica Harrelson with Davidson Engineering; our project coordinator. o Corby Schmidt and Daniel Smith with Collier County Growth Management Department are also in attendance tonight and are the reviewing planners for Collier County. • Size and Location: o The subject property is 4.81 acres and is located between Davis Boulevard and Radio Road and just west of the intersection of the same roadways. o Along the western boundary, the Collier Area Transit bus terminal is situated with Planned Unit Development zoning. Radio Road, undeveloped C-2 commercial and the Woodside Lanes Planned Unit Development are north of the subject property. To the east is C-3 commercial zoning that is currently undeveloped, the Radio Road right-of-way and more undeveloped C-3 commercial zoning beyond. South of the subject property is the Davis Boulevard right-of-way and the Cedar Hammock Planned Unit Development's Native Preservation Tract. 299 • Purpose of the SSGMPA and Rezone: o Our client is requesting is to add one specific use to the property; self-storage facilities. Self-storage, for the purpose of this rezone request, is defined as motor freight transportation and warehousing. That definition is defined in the US Department of Labor's Standard Industrial Classification System Group 4225 and has been limited to air conditioned and mini- and self-storage warehousing only). o As I noted earlier, there are two parts to the land use entitlement of the subject property. Because we are requesting a land use, as a part of the rezone application that is only permitted in C-4 commercial and more intensive commercial and industrial districts, we must apply to the County for a future land use change and show how that proposed change is consistent with the Growth Management Plan. o The Growth Management Plan lays out the County and all of its future land use to make sure that all lands are developed in a manner that makes sense and consistent with the goals and objective that Collier County has determined for its future. o As you'll see in the packets provided as handouts, these are some of the similar self-storage facilities around town that could be built on the property if the rezone and the growth management plan amendment are approved by the county. o The request to rezone and create a commercial future land use Subdistrict for the 4.81 acres with the addition of the one land use have been shown to be less intensive through the traffic and utilities level of service studies provided to the County than some other land uses permitted in the existing C-3 Commercial zoning. o It should also be noted that these land use change requests do not propose any changes to the development standards identified per the Land Development Code for the C-3 commercial district. In other words, the site development controls that are in place for the current C-3 zoning will remain. There will be no requests for increased 300 height, square footage or the lessening of required building setbacks or landscape buffers. o Central water and sewer services exist in this area and the proposed project will not adversely affect the current Level of Service (LOS) for any public utilities. o The revised Conceptual Master Plan for both the rezone and the growth management plan amendment, shows a development envelope for the property with required setbacks, buffers and on-site native preservation as required by the Land Development Code o Further coordination will happen with County review staff prior to the public hearings with the planning commission and the Board of County Commissioners as it relates to the applicant's ability to provide off-site preserve if they choose to do so. If that option were approved and exercised, off-site mitigation of the preserve area would have to follow the standards as defined in the Land Development Code. o All required vehicular and pedestrian interconnections shall be adhered to with the development of any future projects on the property subject of this application. o The proposed land use change will result in increased development options for the subject property but will not cause any detrimental level of service to the surrounding area. In fact, we believe that the proposed self-storage land use will have less of an impact on the roadway and utilities system provided and maintained by the County and or State. 301 H Z Z >- 0 O CJJ w a. v r N W H— Z JOQ O Q Li OQU U O O \w w w Cr(-1°1 .(:::: 0 W !m U U --I r = ~ r ~WW -Q W Icn o� (Dunn J 0 Z m I a a a W W w Q mU Z a� wp� N m o M o- x AVM31V9 1SV3 O o Y W U 0 U U C.) >1008831GOVS o 0 < Q /I U2 2 0 O Q ~ U D J D JOZ 00 a Z CZ's 0_ X Y D V) Z LL a WW oZ o N0_ 0 < \ I U LO 2Q O'1 CO• JO Wv) (�9 s/ Zcn ZZ • Q JW b, Y W O v ' 0 W Q X69 O 2J h"' Ce =0 I- J ro et Q W Q H O D (/)� 3W-1 ibeb'S a D d' 0 J1- wcn CC H 3 w ow N w -1 z N w - Ct N011`d1N`d�d 3z CCQ D X < D zM J CO m VeJVOIV8 VIN`S 4 -� anl8 `d2J`d821b'8 `d1NVS 302 DAVIS - RADIO COMMERCIAL SUBDISTRICT COLLIER COUNTY, FLORIDA 1 N.,_.T._... ..Hogo \ (---_--- _,,_ 0 4h' /0 [ I) , _ _ . . f 0, 011111111111111111111 11111l11ei „ _, Illortiit ,.., .... .„, ��11111IIIIII* �� ri 1111411 -41 irs V/ �j��x/11 t 4\\- -- -- - 1_ _ IJ'.11ON EM Na _� 1 0 a -ii ea, -.A r ...IN gi NB in 1E!1 a 21 IR moo woo IS ,_____ L.1!•,1 a t, re. r. Oa NI LEGEND Alit PREPARED BY' AND TECHNICAL SUPPORT SECTION 0 250 500 1000 j SUBDISTRICT COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION IN■■- DATE:2/16 FILE.2016-02-24 CPS-2015-4-A.DWG SCALE IN FEET ADOPTED: XX,XX,2016 BY ORDINANCE Na 2016-XX(CP-2015.4) 303 2.03.03 -Commercial Zoning Districts C. Commercial Intermediate District(C-3). The purpose and intent of the commercial intermediate district (C-3) is to provide for a wider variety of goods and services intended for areas expected to receive a higher degree of automobile traffic. The type and variety of goods and services are those that provide an opportunity for comparison shopping, have a trade area consisting of several neighborhoods, and are preferably located at the intersection of two-arterial level streets. Most activity centers meet this standard. This district is also intended to allow all of the uses permitted in the C-1 and C-2 zoning districts typically aggregated in planned shopping centers. This district is not intended to permit wholesaling type of uses, or land uses that have associated with them the need for outdoor storage of equipment and merchandise. A mixed-use project containing a residential component is permitted in this district subject to the criteria established herein. The C-3 district is permitted in accordance with the locational criteria for commercial and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP. The maximum density permissible in the C-3 district and the urban mixed use land use designation shall be guided, in part, by the density rating system contained in the future land use element of the Collier County GMP.The maximum density permissible or permitted in the C-3 district shall not exceed the density permissible under the density rating system. 1. The following uses, as identified with a number from the Standard Industrial Classification Manual (1987), or as otherwise provided for within this section are permissible by right, or as accessory or conditional uses within the commercial intermediate district(C-3). a. Permitted uses. 1. Accounting (8721). 2. Adjustment and collection services (7322). 3. Advertising agencies (7311). 4. Animal specialty services, except veterinary(0752, excluding outside kenneling). 5. Apparel and accessory stores(5611-5699)with 5,000 square feet or less of gross floor area in the principal structure. 6. Architectural services (8712). 7. Auditing (8721). 8. Auto and home supply stores (5531) with 5,000 square feet or less of gross floor area in the principal structure. 9. Automobile Parking, automobile parking garages and parking structures (7521 -shall not be construed to permit the activity of"tow-in parking lots"). 10. Automotive services (7549)except that this shall not be construed to permit the activity of"wrecker service(towing) automobiles, road and towing service." 11. Banks, credit unions and trusts (6011-6099). 12. Barber shops (7241, except for barber schools). 13. Beauty shops (7231, except for beauty schools). 14. Bookkeeping services (8721). 15. Business associations (8611). 16. Business consulting services (8748). 17. Business credit institutions (6153-6159). 18. Business services - miscellaneous (7389, except auctioneering service, automobile recovery, automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting, contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler, directories-telephone, drive-away automobile, exhibits-building, filling pressure 304 containers,field warehousing,fire extinguisher,floats-decoration,folding and refolding, gas systems, bottle labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol of electric transmission or gas lines, pipeline or powerline inspection, press clipping service, recording studios, repossession service, rug binding, salvaging of damaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery, sponging textiles, swimming pool cleaning, tape slitting, texture designers, textile folding, tobacco sheeting, window trimming, and yacht brokers). 19. Child day care services (8351). 20. Churches. 21. Civic, social and fraternal associations (8641). 22. Commercial art and graphic design (7336). 23. Commercial photography(7335). 24. Computer and computer software stores (5734) with 5,000 square feet or less of gross floor area in the principal structure. 25. Computer programming, data processing and other services(7371-7379). 26. Credit reporting services (7323). 27. Direct mail advertising services(7331). 28. Drycleaning plants (7216, nonindustrial drycleaning only). 29. Drug stores (5912). 30. Eating places (5812 only) with 6,000 square feet or less in gross floor area in the principal structure. All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to locational requirements of section 5.05.01. 31. Educational plants. 32. Engineering services (8711). 33. Essential services, subject to section 2.01.03. 34. Federal and federally-sponsored credit agencies (6111). 35. Food stores (groups 5411-5499)with 5,000 square feet or less of gross floor area in the principal structure. 36. Funeral services (7261, except crematories). 37. Garment pressing, and agents for laundries and drycleaners (7212). 38. Gasoline service stations (5541, subject to section 5.05.05). 39. General merchandise stores(5331-5399)with 5,000 square feet or less of gross floor area in the principal structure. 40. Glass stores (5231) with 5,000 square feet or less of gross floor area in the principal structure. 41. Group care facilities(category I and II,except for homeless shelters);care units, except for homeless shelters; nursing homes; assisted living facilities pursuant to F.S. § 400.402 and ch. 58A-5 F.A.C.;and continuing care retirement communities pursuant to F.S. §651 and ch. 4-193 F.A.C.; all subject to section 5.05.04. 42. Hardware stores(5251)with 1,800 square feet or less of gross floor area in the principal structure. 43. Health services, offices and clinics (8011-8049). 305 44. Home furniture and furnishings stores (5712-5719) with 5,000 square feet or less of gross floor area in the principal structure. 45. Home health care services (8082). 46. Household appliance stores (5722) with 5,000 square feet or less of gross floor area in the principal structure. 47. Insurance carriers, agents and brokers (6311-6399, 6411). 48. Labor unions (8631). 49. Landscape architects, consulting and planning (0781). 50. Laundries and drycleaning, coin operated -self service (7215). 51. Laundries, family and commercial (7211). 52. Legal services (8111). 53. Libraries (8231). 54. Loan brokers(6163). 55. Management services (8741 & 8742). 56. Marinas (4493), subject to section 5.05.02. 57. Membership organizations, miscellaneous (8699). 58. Mortgage bankers and loan correspondents (6162). 59. Museums and art galleries (8412). 60. Musical instrument stores (5736) with 5,000 square feet or less of gross floor area in the principal structure. 61. Paint stores (5231) with 5,000 square feet or less of gross floor area in the principal structure. 62. Personal credit institutions (6141). 63. Personal services, miscellaneous (7299-babysitting bureaus, clothing rental, costume rental, dating service, debt counseling, depilatory salons, diet workshops, dress suit rental,electrolysis,genealogical investigation service, and hair removal only)with 5,000 square feet or less of gross floor area in the principal structure. 64. Personnel supply services (7361 & 7363). 65. Photocopying and duplicating services (7334). 66. Photofinishing laboratories (7384). 67. Photographic studios, portrait (7221). 68. Physical fitness facilities (7991; 7911, except discotheques). 69. Political organizations (8651). 70. Professional membership organizations (8621). 71. Public administration (groups 9111-9199, 9229, 9311, 9411-9451, 9511-9532, 9611-9661). 72. Public relations services (8743). 73. Radio, television and consumer electronics stores (5731)with 5,000 square feet or less of gross floor area in the principal structure. 74. Radio, television and publishers advertising representatives (7313). 306 75. Real Estate (6531-6552). 76. Record and prerecorded tape stores(5735)with 5,000 square feet or less of gross floor area in the principal structure. 77. Religious organizations (8661). 78. Repair services - miscellaneous (7629-7631, 7699 - bicycle repair, binocular repair, camera repair, key duplicating, lawnmower repair, leather goods repair, locksmith shop, picture framing, and pocketbook repair only). 79. Retail nurseries, lawn and garden supply stores (5261) with 5,000 square feet or less of gross floor area in the principal structure. 80. Retail services-miscellaneous(5921-5963 except pawnshops and building materials, 5992-5999 except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools, tombstones and whirlpool baths) with 5,000 square feet or less of gross floor area in the principal structure. 81. Secretarial and court reporting services (7338). 82. Security and commodity brokers, dealer, exchanges and services(6211-6289). 83. Shoe repair shops and shoeshine parlors (7251). 84. Social services, individual and family (8322 activity centers, elderly or handicapped only; day care centers, adult and handicapped only). 85. Surveying services (8713). 86. Tax return preparation services (7291). 87. Travel agencies (4724, no other transportation services). 88. United State Postal Service (4311, except major distribution center). 89. Veterinary services (0742, excluding outdoor kenneling). 90. Videotape rental(7841)with 5,000 square feet or less of gross floor area in the principal structure. 91. Wallpaper stores(5231)with 5,000 square feet or less of gross floor area in the principal structure. 92. Any use which was permissible under the prior General Retail Commercial (GRC) zoning district, as identified by Zoning Ordinance adopted October 8, 1974, and which was lawfully existing prior to the adoption of this Code. 93. Any of the foregoing uses that are subject to a gross floor area limitation shall be permitted by right without the maximum floor area limitation if the use is developed as a component of a shopping center. 94. Any other commercial use or professional services which is comparable in nature with the foregoing uses including those that exclusively serve the administrative as opposed to the operational functions of a business and are associated purely with activities conducted in an office. 95. Any other commercial or professional use which is comparable in nature with the (C-1) list of permitted uses and consistent with the purpose and intent statement of the district as determined by the board of zoning appeals pursuant to section 10.08.00. 96. An existing lawful structure over 5,000 sq. ft. as of July 14, 2014 may be occupied by any C-3 permitted use with a 5,000 sq. ft. or greater limitation. b. Accessory Uses. 1. Uses and structures that are accessory and incidental to the uses permitted as of right in the C-3 district. 307 2. Caretaker's residence, subject to section 5.03.05. 3. Outside storage or display of merchandise when specifically permitted for a use, otherwise prohibited, subject to section 4.02.12. c. Conditional uses. The following uses are permissible as conditional uses in the commercial intermediate district (C-3), subject to the standards and procedures established in sections 4.02.02 and 10.08.00. 1. Amusements and recreation services (7999-boat rental, miniature golf course, bicycle and moped rental, rental of beach chairs and accessories only). 2. Ancillary plants. 3. Automotive vehicle dealers (5511, limited to automobile agencies (dealers)-retail and only new vehicles). In addition to the Planning Commission's Findings, its recommendation shall include, but not be limited to,the following considerations for the conditional use request: a. Controls on outdoor paging or amplified systems used as part of the daily operations. b. Location of enclosed service areas, with exception for entry/exit doors. c. The number of service bays. d. Operation hours. e. Adequacy of buffer(s). f. Location of gasoline storage and/or fueling tanks. g. Means of delivery of automobiles. 4. Bowling centers (7933). 5. Coin operated amusement devices (7993). 6. Courts (9211). 7. Drinking places (5813) excluding bottle clubs. All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to the locational requirements of section 5.05.01. 8. Educational services (8221 & 8222). 9. Fire protection (9224). 10. Food stores with greater than 5,000 square feet of gross floor area in the principal structure (groups 5411-5499). 11. Health services (8071, 8092, and 8099). 12. Homeless shelters. 13. Hospitals (groups 8062-8069). 14. Legal counsel and prosecution (9222). 15. Medical equipment rental and leasing (7352). 16. Membership sports and recreational clubs indoor only(7997). 17. Mixed residential and commercial uses, subject to design criteria contained in section 4.02.38 except where superseded by the following criteria: i. A site development plan is approved pursuant to section 10.02.03 that is designed to protect the character of the residential uses and neighboring lands; 308 ii. The commercial uses in the development may be limited in hours of operation, size of delivery trucks, and type of equipment; iii. The residential uses are designed so that they are compatible with the commercial uses; iv. Residential dwellings units are located above principal uses; v. Residential and commercial uses do not occupy the same floor of a building; vi. The number of residential dwellings units shall be controlled by the dimensional standards of the C-3 district, together with the specific requirement that in no instance shall the residential uses exceed 50 percent of the gross floor area of the building or the density permitted under the growth management plan; vii. Building height may not exceed two stories; viii. Each residential dwelling unit shall contain the following minimum floor areas: efficiency and one-bedroom, 450 square feet; two-bedroom, 650 square feet; three-bedroom, 900 square feet; ix. The residential dwellings units shall be restricted to occupancy by the owners or lessees of the commercial units below; x. A minimum of thirty(30)percent of the mixed use development shall be maintained as open space. The following may be used to satisfy the open space requirements; areas used to satisfy water management requirements; landscaped areas; recreation areas; or setback areas not covered with impervious surface or used for parking (parking lot islands may not be used unless existing native vegetation is maintained); xi. The mixed commercial/residential structure shall be designed to enhance compatibility of the commercial and residential uses through such measures as, but not limited to, minimizing noise associated with commercial uses; directing commercial lighting away from residential units; and separating pedestrian and vehicular accessways and parking areas from residential units, to the greatest extent possible. 18. Motion picture theaters, (7832 -except drive-in). 19. Permitted food service (5812, eating places) uses with more than 6,000 square feet of gross floor area in the principal structure. 20. Permitted personal services, video rental or retail uses (excluding drug stores - 5912) with more than 5,000 square feet of gross floor area in the principal structure. 21. Permitted use with less than 700 square feet gross floor area in the principal structure. 22. Public order and safety (9229). 23. Social services (8322 - other than those permitted, 8331-8399) 24. Soup kitchens. 25. Theatrical producers and miscellaneous theatrical services (7922-community theaters only). 26. Vocational schools (8243-8299). 27. Any other intermediate commercial use which is comparable in nature with the foregoing list of permitted uses and consistent with the permitted uses and purpose and intent statement of the district, as determined by the board of zoning appeals pursuant to section 10.08.00. 309 4.02.01- Dimensional Standards for Principal Uses in Base Zoning Districts A. The following tables describe the dimensional standards pertaining to base zoning districts.Site design requirements apply to the principal building on each site. Table 1. Lot Design Requirements for Principal Uses in Base Zoning Districts. Minimum Lot Area Minimum Lot Width Maximum Building Coverage Zoning District (square feet) (linear feet) (%) GC None None None A 217,800 165 None E 98,010 150 None RSF-1 43,560 150 None RSF-2 20,000 120 None Corner lot Interior lot RSF-3 10,000 None 95 80 RSF-4 7,500 75 70 None RSF-5 6,000 7 0 60 None RSF-6 6,000 70 60 None RMF-6 S.F. 6,500 60 Duplex 12,000 80 None 3+units 5,500 per unit 100 RMF-12 43,560 150 None RMF-16 43,560 150 None RT 43,560 150 None 6,000 60 VR 10,000 100 None S.F./MH 43,560 150 310 Duplex M.F. MH 6,000 60 None TTRVC Park site 20 acres Travel trailers/Park models 40 None 800 Campsites 30 lots C-1 20,000 100 None C-2 15,000 150 None C-3 10,000 75 None C-4 10,000 100 None C-5 10,000 100 None I 20,000 100 None BP Park 35 acres site 100 45 20,000 lots CON 217,800 150 None P None None None CF 10,000 80 None Table 2. Building Dimension Standards for Principal Uses in Base Zoning Districts. Maximum Minimum Minimum Floor Area of Floor Area Building Distance Zoning District Buildings Ratio Height Between (feet) Buildings (square feet) (%) 311 GC 35 None None None A 35 None 550 None E 30 None 1,000 None - 1-story 2-story RSF-1 35 None None 1,500 1,800 RSF-2 35 None 1,500 1,800 None RSF-3 35 None 1,000 1,200 None RSF-4 35 None 800 1,200 RSF-5 35 None 600 1,200 None RSF-6 35 None 600 800 None RMF-6 35 A 750 None Efficiency 450 RMF-12 50 A 1 BR 600 None 2+ BR 750 Efficiency 450 RMF-16 75 A 1 BR 600 None 2+BR 750 300 10 stories, not to exceed RT 100' A (max.for hotel units= None 500') S.F. 30 I None VR MH 30 None None None Duplex 30 None M.F. 35 B MH 30 None None None 312 TTRVC 30 10 None None C-1 35 None 1,000(ground floor) None C-2 35 A 1,000(ground floor) None C-3 50 None 700(ground floor) None Hotels.60 C-4 75 A 700 (ground floor) Destination resort .80 Hotels.60 C-5 35 A 700(ground floor) Destination resort .80 50 A 1,000 None BP 35 A 1,000 None CON 35 None None None P C None None None Towers/antennas 40 CF D 1,000(ground floor) None Other 30 Overlay See table of special design requirements applicable to overlay districts. Districts A= 50% of the sum of the heights of the buildings, but not less than 15 feet. B = 50% of the sum of the heights of the buildings. C = Buildings within 100 feet of an adjoining district are limited to the height of the most restrictive of an adjoining district. D = 50% of the sum of the heights of the buildings, but not less than 25 feet. 313 1. Principal Structure Minimum Yard (Setback) Requirements: Table 2.1, below, provides the minimum yard requirements for principal structures on conforming lots of record in base zoning districts. The following shall apply for all other lots: a. Corner Lots: Corner lots shall have front yards along each street frontage. The other yards shall be considered side yards. See LDC section 2.03.01 for Estates setbacks. b. Nonconforming Lots of Record: Minimum yard requirements for nonconforming lots of record are provided in LDC section 9.03.03 A. Table 2.1 - TABLE OF MINIMUM YARD REQUIREMENTS (SETBACKS)FOR BASE ZONING DISTRICTS Note as to setback line measurement: minimum setback lines are typically measured from the legal boundary of a lot, regardless of all easements burdening a lot, with the exception of easements that comprise a road right-of-way where the minimum setback line is to be measured from the road right-of-way easement line. Minimum Zoning Public School Front Yard Minimum Side Yard (feet) Minimum Rear Yard (feet) district Requirements (feet) GC None None None A 50 30 50 x 1 E 75 30 75 RSF-1 50 30 50 x RSF-2 40 20 30 x Non- Waterfront RSF-3 30 10 waterfront 25 x 7.5 RSF-4 25 10 7.5 25 x RSF-5 25 10 7.5 20 x RSF-6 25 10 7.5 20 x RMF-6 S.F. 25 I 10 7.5 20 x 314 Duplex 25 10 10 20 3+units 30 15 15 20 RMF-12 30 a 30 x RMF-16 b a b x rT b a b x Non- Waterfront waterfront VR SF./MH 20 10 20 5 x Duplex 35 15 15 30 M.F. 35 15 15 30 1 1 Non- Waterfront M H1 waterfront 25 10 10 x 7.5 Non- Non- j TTRVC2 Waterfront Waterfront waterfront waterfront 10 10 10 - 5 8 Residential Non Residential Non C-1 residential residential 25 25 x 15 25 15 C-2 25 25 15 25 15 x C-33 c 25 a 25 a x C-44 d 25 a 25 a x 1 C-54 25 25 15 25 15 x I4 25 50 e 50 15 x BP 50 50 10 50 25 - CONS 50 50 50 50 50 - 315 p f f f f f x Non- Non- Residential Residential CF residential residential 25 25 25 15 15 x 1,Overlay See table of special design requirements for the applicable overlay district located in the Districts appropriate section for that district in chapter 4. 1 MH District - additional yard requirements: side yard setback from a public road that is external to the boundary of the park = 50 ft.; the minimum setback on any side from the exterior boundary of the park = 15ft. 2 TTRVC District - additional yard requirements: setback from exterior boundary of park = 50 ft.; setback from an external street = 50 ft., setback from an internal street = 25 ft.; setback from any building or other structure = 10 ft. 3 C-3 District-minimum setback on any side that is waterfront=25 ft.; setback for marinas = none. 4 C-4, C-5 and I Districts - minimum setback on any side that is waterfront = 25 ft.; setback for marinas= none; setback on any side adjacent to a railroad right-of-way= none 5 Any non-conforming platted lot of record in the CON District that existed before November 13, 1991 will be subject to the following standards: Front yard: 40 feet. Side yard: ten percent of the lot width, but no more than 20 feet on each side. Rear Yard: 30 feet. a = 50% of the building height, but not less than 15 feet. b= 50% of the building height, but not less than 30 feet. c= 50% of the building height, but not less than 25 feet. d =50%of the building height, but not less than 25 feet. Structures 50 feet or more in height=25 feet plus one additional foot of setback for each foot of building height over 50 feet. e=the total of all side yard setbacks shall equal 20% of the lot width, with a maximum of 50 feet. No side yard shall be less than 10 feet. Alternative dimensions may be possible when approved through a unified plan of development involving one or more lots under common ownership where the yard requirements are met for the unified site but not necessarily for each parcel within the unified site. f=the yard requirements shall be equal to the most restrictive adjoining district. x=for principal structures: 50 feet from all property lines;for accessory structures:25 feet from all property lines. 316 B. Open space requirements. Usable open space shall be provided as follows, except as required in the Rural Fringe Mixed Use District within the Future Land Use Element of the Growth Management Plan. 1. In residential developments, at least 60 percent of the gross area shall be devoted to usable open space. This requirement shall not apply to individual single-family lots less than 2.5 acres in size. 2. In developments of commercial, industrial and mixed use including residential, at least 30 percent of the gross area shall be devoted to usable open space. This requirement shall not apply to individual parcels less than five acres in size. 3. Historical/archaeological resources that are to be preserved may be utilized to satisfy required setbacks, buffer strips or open space up to the maximum area required by development regulations. Conservation of such historic or archaeological resources shall qualify for any open space requirements mandated by the development regulations. C. Specific Requirements for Uses Involving Shopping Carts. When the operating characteristics of a duly authorized business require the utilization of shopping carts by customers, provision shall be made for outside storage areas to be illustrated on a site development plan, and said shopping carts shall be collected at the close of business each day and stored at the front of that business establishment. It shall be the responsibility of the merchant to collect any and all shopping carts that stray from the premises upon which they are intended to be utilized.A name-plate on a shopping cart shall be prima facia evidence of ownership. D. Exemptions and exclusions from design standards. 1. The height limitations contained in LDC subsection 4.02.01 A. Table 2. Building Dimension Standards for Principal Uses in Base Zoning Districts do not apply to infrastructure in support of the building,such as mechanical penthouses, elevator shafts, stair shafts,mechanical equipment, mechanical screening, spires, belfries, cupolas, flagpoles, antennas, communications towers, water tanks, fire towers when operated by a branch of government, ventilators, chimneys, feed storage structures, silos, windmills, airport control towers, or other appurtenances placed above the roof level and not intended for human occupancy or for commercial purposes as provided below: a. Structural elements shall be no higher than necessary to accomplish the purpose it is intended to serve. b. The aggregate area of structures or appurtenances shall not exceed one-third the area of the supporting roof. c. Where this section conflicts with section 5.05.08, the provisions of section 5.05.08 will control. d. The heights of these structures or appurtenances thereto shall not exceed any height limitations prescribed by the Federal Aviation Agency or airport zoning regulations within the flight approach zone of airports. (See section 2.03.07 C.). 2. In instances where off-street parking is provided within the principal structure, the County Manager or designee may waive the maximum height requirements to the extent necessary to permit off-street parking within the principal structure, provided however: (1) the number of off-street parking spaces required by this LDC for the use involved may not be reduced; (2) the waiver in height shall not be greater than that necessary to provide for the off-street parking within the principal structure, with a maximum of two parking levels; (3) the waiver of the maximum height requirements are compatible with the uses on adjacent properties; and (4) for each off-street parking space permitted within the principal structure for which the maximum height waiver is granted, 300 square feet of additional open space beyond that which is otherwise required by this LDC shall be provided. 317 3. Every part of every required yard shall be open and unobstructed from thirty (30) inches above the general ground level of the graded lot upward to the sky except as hereinafter provided or as otherwise permitted in this LDC. 4. Sills and other architectural and design treatments shall not project over twelve (12) inches into a required yard. 5. Movable awnings shall not project over three (3) feet into a required yard, provided that where the yard is less than five (5) feet in width the projection shall not exceed one-half(1/2)the width of the yard. 6. Window- or wall-mounted air conditioning units, chimneys, fireplaces, bay windows, or pilasters shall not project over two (2)feet into a required yard. 7. Fire escapes, stairways, and balconies which are unroofed (except as otherwise permitted within this section) and unenclosed shall not project over five (5) feet into a required side or rear yard and three(3)feet into a front yard of a multi-family dwelling, hotel or motel and not over three (3) feet into a required front, side or rear yard of a single-family residential dwelling. Regardless of the extent of encroachment, the minimum requirement for separation of structures shall be maintained. 8. Hoods, canopies, or roof overhangs shall not project over(3) three feet into a required yard, but shall not come closer than one (1) foot to the lot line. 9. Fences, walls and hedges, subject to section 5.03.02, ground mounted air conditioners, unenclosed pool equipment and well pumps, are permitted in required yards, subject to the provisions of section 4.06.00. This includes air conditioners that are ground mounted and those required to be elevated to meet flood elevation, including their supporting structures, provided the minimum separation of structures is maintained. 10. Cornices, eaves or gutters shall not project over three (3)feet into a required yard, provided that where the required yard is less than six (6) feet in width, such projection shall not exceed one- half(%)the width of the yard. 11. Except as otherwise provided by this LDC,when lots on both sides of an undeveloped recorded lot contain a residential structure whose front yard setback is less than is now required, the average of the setbacks of the two(2)contiguous developed lots shall serve to establish the minimum front yard requirement for the vacant lot. 12. In commercial, industrial and multi-family residential developments, carports which are open on all sides may encroach into the required yards provided they do not encroach into the required landscape buffers, as required by this LDC; and furthermore, if the landscaping is deficient where the carports are proposed, the landscaping must be upgraded to comply with the LDC requirements to the greatest extent possible prior to the issuance of a building permit for said carports. This shall be accomplished by a site development plan amendment or a site improvement plan approval. 13. Permanent emergency generators may be placed within the rear yard of any property supporting a permitted single-family residence, subject to a 10-foot rear yard setback, and within side yards subject to a maximum encroachment into the setback of 36 inches. Generators are not permitted to encroach into required front yards. Above-ground fuel tanks for the generators are subject to the same setbacks; however, underground tanks are not subject to setback requirements. In order to reduce noise during required routine exercising of the generators, this exercising is restricted to operating the generator for no more than 30 minutes weekly during the hours of 9:00 a.m. to 5:00 p.m. and shall not exceed sound level limits for Manufacturing and Industrial uses as set forth in Ordinance 90-17, the Noise Ordinance, as amended. All permanent emergency generators must be equipped with sound attenuating housing to reduce noise. (Ord. No. 04-72, § 3.L; Ord.No. 05-27, § 3.P; Ord. No. 07-67, § 3.I; Ord. No. 10-23, § 3.Q; Ord. No. 12-38, § 3.J; Ord.No. 14-33, § 3.I) 318 . 11. z \+, 11 -4—'';,..)(1)(1:31--(----- s i ., tr r ^ s t ..., • iii „ ,,, s , ., 4,..i,.., Jt, e 1 o en w g 191 INill 0 Z • ok it ' '= , -„A , , , (., . ,..., ,,,,.. .5i 0. 0.a' '. C Cl) f - la' li�l„,.. . , 4,„ F z.°A y 1 .. 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" + p' 4•-- I • ` Y i �• � ;�,=gt le/44st s. q I- s 1, y,- 6 fir i a e} '� #s f I ;o i s 1 C rh A .k/' a r , , ' ._ ?' . •j . ' 't__ . . - ' . . .. 4., `.', � .! i� r a. am,, ` ' : , ,+k E� ; 1 q :i . . „,- 'x•.1. a} 0 4(a ` / O s q. 1 I' 1j /N i' ! ' i t{ l .le■ r ' .1 /sue.,;. �`.11 j ,� s 1. AGENDA ITEM 9-D Co er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING SERVICES—ZONING DIVISION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: MAY 5, 2016 RE: RZ-PL20140002642: DAVIS-RADIO REZONE Applicant/Owner Agents: Davis&Radio LLC Frederick E. Hood 26073 Fawnwood Court Davidson Engineering, Bonita Springs,FL 34104 4375 Radio Road, Suite 201 Naples,FL 34104 REQUESTED ACTION: The applicant is petitioning the Collier County Planning Commission (CCPC) to consider an application amending Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Commercial Intermediate District(C-3) zoning district to the General Commercial District(C-4) zoning district with conditions that the C-4 is limited to the following proposed use; - Motor freight transportation and warehousing (4225, air conditioned and mini self- storage warehousing only). - Allowable uses permitted by right and by conditional use in the C-3 zone. - All uses, including air conditioned and mini and self-storage warehousing, will comply with the C-3 development standards. GEOGRAPHIC LOCATION: The subject property is located on the south side of Radio Road,west of the intersection of Davis Boulevard and Radio Road in Section 3, Township 50 South, Range 26 East, Collier County, Florida, consisting of 4.81±acres. (See location map on the following page). RZ-PL20140002642—Davis-Radio Rezone Page 1 of 14 May 5,2016 CCPC Hearing . ini III lam: la t .5•11 ft im Ill ll An Lig gm I' i°. 0 .i iiiimp itIIU :' : 1‘ VIP ID t i i 11.... .A.M1W-i-:;:i::;:.1,, . IN v, 0 . ,,,,,,.‘ wham , morHi.;:i;::::,,i.,,,:ji!,1_,:i1.!:::„.::i.m.::::,,..,,,, ,,,,„. ,"N, ...,.„:,:.:..:::;,.,,:i.„:.:.::,.:,.,:fri: B Z i 4 / j O Ili .411tAii■--• bi4,74W—agiUDVZ '''' 8 1, ItitiliSidifittg04$4 rs :a genturlial 11 a till, 7MJ M t ' J R R O A a R ° - it 7_ _ fa J i ! ii 9 9 71 s I • dis MAI di / 2 ..."-„...; , .„w E-i � �� y qq L�0 . . ,... ., ii i . 0 1 g mrig it P i 11 ! — ,. F.— t § ti kt. .1 : 2m ,. . 7 01111. ___ !_r- , a 0 a �0 v 1 f_ @ `� J 1 [In 'kr'f ti !r' ..l?9 sue sxrtlM .6 - gin A „h i a i +� ry I — .� ,1 Y .;w ...wrvr.cr 1 Ill i ill I -f- RZ-PL20140002642—Davis-Radio Rezone Page 2 of 14 May 5,2016 CCPC Hearing PURPOSE/DESCRIPTION OF PROJECT: The subject property, consisting of 4.81± acres, has a zoning designation of Commercial Intermediate District (C-3), with a maximum building height of 50 feet (see map below). The purpose and intent of the C-3 is to provide for a wider variety of goods and services intended for areas expected to receive a higher degree of automobile traffic. This use may have a trade area of several neighborhoods and are preferably located at the intersection of two arterial level streets. The General Commercial District (C-4), with maximum building height of 75 feet, attracts large segments of population at the same time by virtue of scale, coupled with the type of activity. Although the petitioner is asking for a higher intense land use in a C-4 designation, the rezone will only allow for only one C-4 use "air conditioned and mini-and self-storage warehousing only," while retaining the C-3 uses. The applicant is also limiting the use to the development standards to C-3,which would keep the maximum height for all uses at 50 feet. SURROUNDING LAND USE AND ZONING(Subject Property-General Commercial C-3) North: Radio Road,vacant property with zoning designation of C-2, a bowling alley with a zoning designation of Woodside Lanes PUD. East: Collier Area Transit(CAT) facility with a zoning designation of Gallman Olds Dealership PUD. South: Davis Boulevard, Cedar Hammock Golf Course Club PUD preserve. West: Vacant property with a zoning designation of C-3 (Approved site plan for gas station). '3, - -"sill 5. 4 9 PARK* MAC TRIAD, T: 49 6 R: 26 " ' c9a.cic! r � w Call -e e cf �- Zoning T .0 i,- ; C l',4}' PUD v�'w U e Rey,':fp , Zoning co, . XI1 �,-. , Loni ng o z d RPUD °' p d 'cc o',....-or i ' Zoning: E co '` 1 Zoning:_. o w. i -, - - . .-' k • RPUD ,.� <, i.e c'n o J.�? PUD R.a d o RD r l `.t d. C I R.�:�.�-p`a,v`i s Radlo..lNr • -,rr+S. V D c.k =a t Zoning Dis rict '3 .- ,,.=Z _ # C-3 .- TOM-HENNING I. o '/ CEDAR iii y 1�.. r.a:. :, J OIJ y,--''' HAMMOCK G Ph s .; w ning: � & C CLUB k I ' o C-3 *, 3' Zoning' Subject Property Zoning: 4 .,m , V AD RMF-12(10 pit - ,/ T 50 +' o Excp' f R 26 r m CU { Y, ZGilinq Zoning f; , f PUD. __. RZ-PL20140002642-Davis-Radio Rezone Page 3 of 14 May 5,2016 CCPC Hearing GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The subject property is located within the Urban designated area (Urban Mixed Use District, Urban Residential Subdistrict), as identified on the Countywide Future Land Use Map of the Growth Management Plan(GMP). The present Future Land Use Map (FLUM) designation of Urban Mixed Use District, Urban Residential Subdistrict, allows residential development and a variety of non-residential uses (e.g. community facilities, essential services, etc.). However, the site is identified on the "Consistent by Policy" maps in the Future Land Use Element (FLUE), thus is allowed to develop per its existing C-3 zoning. Relevant to this petition, the subject property (as it existed at that time — the subject site and abutting parcel to the east comprised a single parcel) was given a compatibility exemption from the new FLUM designations and retained its C-3 zoning designation. As such, the property may be developed per the existing C-3 zoning; or, may pursue a rezoning subject to the provisions of FLUE Policy 5.1; or, may pursue a rezoning consistent with any applicable FLUE subdistrict. Certain commercial land uses may be allowed under the auspices of the Office and In-fill Commercial (OIC) Subdistrict [a non-site specific (text-based) FLUE designation]. However, the subject property does not meet the criteria established for the OIC and is not consistent with FLUE Policy 5.1. This petition relies on a companion small-scale GMP amendment to provisions in the FLUE to achieve consistency. That amendment [ref. CPSS-2015-4/PL-20150002541] establishes the Davis--Radio Commercial Subdistrict in the Urban Commercial District for uses allowed in the C-3 and C-4 zoning districts. The provisions of the Davis — Radio Commercial Subdistrict proposed in the companion GMP amendment including staff-suggested edits are listed below, followed by staff analysis [in bold text]. C. Urban Commercial District 12. Davis—Radio Commercial Subdistrict The Davis—Radio Commercial Subdistrict comprises approximately 4.81 acres, is located on the north side of Davis Boulevard(SR 84),the south side of Radio Road(CR 856), immediately east of the Collier Area Transit (CAT) Facility, and is depicted on the Davis — Radio Commercial Subdistrict Map. This Subdistrict is intended primarily to promote convenience and intermediate commercial development to serve existing and future residential development in the immediate area. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses are those permitted by right and by conditional use in the C-3, Commercial Intermediate, zoning district, as listed in the Collier County Land Development Code, and motor freight transportation and warehousing (SIC Group 4225, air conditioned and mini- and self-storage warehousing only). b. The maximum commercial intensity of the air conditioned and mini- and self-storage warehousing use shall be limited to 105,000 sc. ft.of gross floor area. RZ-PL20140002642—Davis-Radio Rezone Page 4 of 14 May 5,2016 CCPC Hearing Future Land Use Element (FLUE) Policy 5.4 requires new developments to be compatible with the surrounding land area. [Comprehensive Planning leaves this determination to the Zoning Services staff as part of their review of the petition in its entirety. However, staff notes that in reviewing the appropriateness of the requested uses/intensities on the subject site, the compatibility analysis is to be comprehensive and include a review of both the subject property and surrounding or nearby properties with regard to allowed use intensities and - densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass,building location and orientation, architectural features,amount and type of open space and location, traffic generation/attraction, etc. (the existing C-3 district has a building height limitation of 50 feet and the proposed C-4 district,with staff conditions also having a building height limitation of 50 feet).] In order to promote smart growth policies, and adhere to the existing development character of Collier County, the following FLUE policies shall be implemented for new development and redevelopment projects, where applicable. Each policy is followed by staff analysis in [bold text]. Objective 7: In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The Community Character Plan for Collier County, Florida, promote smart growth policies, and adhere to the existing development character of Collier County, the following policies shall be implemented for new development and redevelopment projects,where applicable. Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [The subject site fronts both Davis Boulevard, an arterial, and Radio Road,a collector road. Standard(non- PUD) rezones are not required to submit a site plan. Application materials however, do provide a Conceptual Master Plan. The Plan depicts one indirect point of access [onto Radio Road] and two shared points of access [onto Davis Boulevard]. 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. [This rezone is intended to permit development of a single commercial use. The Conceptual Master Plan provided in the application materials does not depict internal traffic circulation features. However, if this petition is approved, the site may be developed with any use(s) allowed (by right) — all C-3 permitted [principal] uses, and the indoor self- storage use from C-4. Due to site dimensions,it may not be feasible to provide a loop road. Further, typical commercial development at this scale does not include a road, rather a private drive/driveway and/or parking lot and drive aisles.] 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 submitted Conceptual Master Plan shows an interconnection with the adjoining development (CAT Transit Facility) to the west and with the±3.58-acre parcel to the east that is now owned by RaceTrac Petroleum, Inc. (sold by the subject petitioner in RZ-PL20140002642—Davis-Radio Rezone Page 5 of 14 May 5,2016 CCPC Hearing Dec. 2015) and for which a site development plan (SDP) was recently approved for a RaceTrac convenience store with fueling facilities. For non-PUD zoning such as is proposed, site access and interconnection details are typically addressed at time of SDP. (It is Comprehensive Planning staff's understanding that the petitioner and County have, or are working towards, an agreement regarding shared access, onto Davis Blvd., for this site and the CAT bus facility site.)] Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [A variety of commercial uses are allowed. With regard to walkability, the project will be subject to LDC requirements for provision of sidewalks. Given the size and land uses proposed,the remainder of these development attributes would not apply.] Please note this rezone petition is contingent upon approval of the companion small-scale GMPA petition CPSS-2015-4/PL-20150002541. Based upon the above analysis, the proposed rezone may NOT be deemed consistent with the FLUE. However, this petition may be deemed consistent IF the companion GMP amendment, as submitted, is approved and becomes effective. IF the GMP amendment is approved with staff's recommended addition of a building floor area limitation for the indoor self-storage use, then the addition below would need to be included in the rezone ordinance. - The maximum commercial intensity of the air conditioned and mini- and self-storage warehousing use shall be limited to 105,000 sq. ft. of gross floor area. Transportation Element: The project is consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan,which states, "The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; RZ-PL20140002642—Davis-Radio Rezone Page 6 of 14 May 5,2016 CCPC Hearing b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3%of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways. " The proposed rezoning from C-3 (Intermediate District)to C-4 (General Commercial District) to allow the permitted and conditional uses of the C-3 zoning district, and an indoor self-storage facility at a maximum of 105,000 square feet, will generate approximately 47 PM peak hour, peak direction trips (based on the highest intensity use allowed—a 6,000 sq. ft. Hardware/Paint Store) on the immediately adjacent roadway links, Davis Boulevard (SR 84) and Radio Road (CR 856). Davis Boulevard, from Santa Barbara Boulevard to Radio Road, is a six-lane divided facility with a current service volume of 2,900 trips, with approximately 2,111 trips remaining, and is currently operating at LOS `B" as identified in the 2015 AUIR; and Radio Road, from Santa Barbara Boulevard to Davis Boulevard, is a four-lane divided facility with a current service volume of 1,800 trips, with approximately 1,175 trips remaining, and is currently operating at LOS `B" as identified in the 2015 AUIR. Based on the 2015 AUIR, the subject roadway links have sufficient capacity to accommodate the subject project within the 5-year planning period. Therefore, the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the Conservation & Coastal Management Element (CCME). The rezone will have no affect on the requirements of the CCME. GMP Conclusion: The GMP is the prevailing document to support land use decisions such as this proposed amendment. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any rezoning petition. A finding of consistency with the FLUE and FLUM designations is a portion of the overall finding that is required, and staff believes the petition is consistent with the Collier County Growth Management Plan as discussed above if the companion GMPA is approved. The proposed amendment is consistent with the GMP Transportation Element as previously discussed. Environmental staff also recommends that the petition be found consistent with the CCME. Therefore, Zoning Services staff recommends that the petition be found consistent with the goals, objective and policies of the overall GMP if the conditions recommended by staff are adopted as part of any approval and the GMPA is approved. ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Subsection 10.08.05.F,Nature of Requirements of Planning Commission Report(referred to as "Rezone Findings"), which establish the legal basis to support the CCPC's RZ-PL20140002642—Davis-Radio Rezone Page 7 of 14 May 5,2016 CCPC Hearing recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board of County Commissioners (BCC), who in turn use the criteria to support its action on the amendment request. An evaluation relative to these subsections is discussed below, under the heading"Zoning Services Analysis."In addition,staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition to address environmental concerns. This project does not require review by the Environmental Advisory Council (EAC) since the project did not meet the EAC scope of land development project reviews as identified in Chapter 2, Article VIII, Division 23, Section 2-1193 of the Collier County Code of Laws and Ordinances. Transportation Review: The roadway infrastructure is sufficient to serve the proposed project, as noted in staff's review of Policy 5.1 of the Transportation Element. A vehicular access point is proposed to Davis Boulevard by way of a connection drive from the subject site to the existing entry road located within the access easement on the Collier Area Transit site, immediately west of the subject site. The owner of the subject property shall pay to the County their proportionate share of the cost for the design and construction of the entry road at time of SDP, and construct the connection drive, pursuant to the recorded Access Easement Agreement, dated March 27, 2007. Operational impacts will be addressed at time of first development order (SDP or Plat). Finally, development on the site must comply with all other applicable concurrency management regulations when development approvals are sought. Zoning Services Review: As noted previously, because this petition is seeking a rezone to a "conventional" zoning district, i.e., not a PUD, there is no site plan associated with it but a conceptual drawing of the property. FLUE Policy 5.4 requires new land uses to be compatible with, and complementary to, the surrounding land uses. In reviewing the appropriateness of the requested uses 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 and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location, traffic generation/attraction, etc. There has to be a balance between the adjacent existing uses and what is allowable by the GMP. LDC Section 2.03.03.0 described the current C-3 zoning as follows: General Commercial District(C-3). The purpose and intent of the C-3 District is to provide for a wider variety of goods and services intended for areas expected to receive a higher degree of automobile traffic. The type and variety of goods and services are those that provide an opportunity for comparison shopping,have a trade area consisting of several neighborhoods, and are preferably located at the intersection of two-arterial level streets. Most activity centers meet this standard. This district is also intended to allow all of the uses permitted in the C-1 and C-2 zoning districts typically aggregated in planned shopping centers. This district is not intended to permit wholesaling type of uses,or land uses that have associated with them the need for outdoor storage of equipment and merchandise. A mixed-use project containing a residential component is permitted in this district subject to the criteria established herein. The C-3 district is permitted RZ-PL20140002642—Davis-Radio Rezone Page 8 of 14 May 5,2016 CCPC Hearing in accordance with the locational criteria for commercial and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP. The maximum density permissible in the C-3 district and the urban mixed use land use designation shall be guided, in part, by the density rating system contained in the future land use element of the Collier County GMP. The maximum density permissible or permitted in the C-3 district shall not exceed the density permissible under the density rating system. In justifying "Motor freight transportation and warehousing (4225, air conditioned and mini and self-storage warehousing only)" as an additional use, staff compared uses that are allowed in C-3 districts. For example C-3 land designations allow for by right and conditional use: - Gasoline Service Stations(Facilities with fuel pumps) - Automotive Parking, automobile garages and parking structures. - Automotive services - Automotive vehicle dealers by conditional use - Motion Picture Theatres by conditional use - Amusements and recreation service by conditional use - Homeless shelters by conditional use - Soup Kitchens by conditional use - Bowling Centers by conditional use - Ancillary plants by conditional use To note, in 2015, Building Review staff approved a site plan for a "Facility with fuel pumps" with a shared east property line with the subject parcel. FINDINGS OF FACT: Rezone Findings: LDC Subsection 10.02.08.F. states,"When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners...shall show that the planning commission has studied and considered proposed change in relation to the following 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 and policies of the Future Land Use Map and the elements of the Growth Management Plan. The zoning analysis provides an in-depth review of the proposed project. Staff is of the opinion that the project as proposed is consistent with GMP FLUE Policy 5.4 requiring the project to be compatible with neighborhood development. Staff recommends that this petition be deemed consistent with the FLUE of the GMP, subject to the approval of the companion GMP amendment. The petition can also be deemed consistent with the CCME and the Transportation Element of the GMP. Therefore, staff recommends that this petition be deemed consistent with the overall GMP if the companion GMPA is approved. 2. The existing land use pattern. Staff has described the existing land use pattern in the "Surrounding Land Use and RZ-PL20140002642—Davis-Radio Rezone Page 9 of 14 May 5,2016 CCPC Hearing Zoning" portion of this report and discussed it at length in the zoning review analysis. Since a majority of the properties are zoned commercial with similar intense uses, staff believes the proposed rezone is appropriate given the existing land use pattern and development restrictions of the LDC. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. As noted in the "Surrounding Land Use and Zoning" and the zoning review analysis portions of this report, there is abutting commercial zoned lands containing the "Collier Area Transit" facility, a future "Facility with Fuel Pumps" and a Bowling Facility surrounding the property, thus approval of this rezone would not create an isolated district. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Staff is of the opinion that the district boundaries are logically drawn given the current property ownership boundaries. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed rezone is not necessary,per se; but it is being requested in compliance with the LDC provisions to seek the rezone to allow the owner the opportunity to develop the land with uses other than what the existing zoning district would allow. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Staff is of the opinion that the proposed rezone can be deemed consistent with the County's land use policies that are reflected by the Future Land Use Element (FLUE) of the GMP. Development in compliance with the applicable LDC requirements should not adversely impact living conditions in the area if the GMPA is approved. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure is sufficient to serve the proposed project at this time.Development on the subject site must also comply with all other applicable concurrency management regulations and operational improvements when development approvals are sought at time of Site Development Plan (SDP)review. 8. Whether the proposed change will create a drainage problem. The proposed rezone should not create drainage or surface water problems. The developer of any uses will be required to adhere to a surface water management permit from the RZ-PL20140002642—Davis-Radio Rezone Page 10 of 14 May 5,2016 CCPC Hearing SFWMD in conjunction with any local site development plan approvals and ultimate construction on site. 9. Whether the proposed change will seriously reduce light and air to adjacent areas; If this petition is approved, any subsequent development would need to comply with the applicable LDC standards for development. 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 a host of 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; The proposed zoning change should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare; The proposed rezone complies with the Growth Management Plan,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 only if the GMPA is approved. 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 existing zoning designations; however, the petitioner is seeking this rezone in compliance with LDC provisions for such action. The petition can be evaluated and action taken as deemed appropriate through the public hearing process. Staff believes, with the proposed conditions, the rezone meets the consistency standards for compatibly with surrounding land uses, and further,believes the public interest will be maintained. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County; The proposed rezone is only for one use allowed under C-4 and C-3 uses, deemed compatible with adjacent C-3 uses,and conditioned under the development standards of C- 3. The GMP is a policy statement which has evaluated the scale, density and intensity of land uses deemed to be acceptable throughout the urban-designated areas of Collier RZ-PL20140002642—Davis-Radio Rezone Page 11 of 14 May 5,2016 CCPC Hearing County. Staff is of the opinion that the development standards of the LDC will ensure that the project is not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not review other sites in conjunction with a specific petition. The proposed rezone is consistent with the GMP as discussed in other portions of the staff report. 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. Additional development anticipated by the rezone would not require considerable site alteration. This project will undergo an extensive evaluation relative to all federal, state, and local development regulations during the site development plan or platting approval process and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County 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 amendment process and those staff persons have concluded that no Level of Service will be adversely impacted. Further review of this issue will occur when platting or site development approvals are sought. 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. NEIGHBORHOOD INFORMATION MEETING(NIM): The NIM meeting was duly noticed by the applicant and held on March 15, 2015 at 5:30 p.m. at the East Naples Library (See NIM notes Attachment B). Those attending were Collier County Principal Planners Daniel J. Smith and Corby Schmidt, and representatives of the petitioner and the petitioner's agents. Two interested citizens attended. RZ-PL20140002642—Davis-Radio Rezone Page 12 of 14 May 5,2016 CCPC Hearing COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's Office has reviewed the staff report for this petition on April 18, 2016. RECOMMENDATION: Zoning Division staff recommends that the Collier County Planning Commission forward Petition RZ-PL201400002642 to the BCC with a recommendation of approval with the following stipulations: 1. Motor freight transportation and warehousing (4225, air conditioned and mini and self- storage warehousing only)will be the only allowable C-4 use. 2. The maximum commercial intensity of the air conditioned and mini and self-storage warehousing use shall be limited to 105,000 sq. ft. of gross floor area. 3. All C-3 uses permitted by right and by conditional use are allowed. 4. All uses, including air conditioned and mini-self-storage warehousing, will comply with the C-3 development standards. 5. The owner of the subject property shall pay to the County their proportionate share of the cost for the design and construction of the entry road at time of SDP, and construct the connection drive, pursuant to the recorded Access Easement Agreement, dated March 27, 2007. 6. The maximum trip generation allowed by the proposed uses(both primary and ancillary) may not exceed 47 PM peak hour,two way trips. Attachments: A: Ordinance B: Backup provided by applicant RZ-P120140002642—Davis-Radio Rezone Page 13 of 14 May 5,2016 CCPC Hearing PREPARED BY: v/./.4 7/6 DANIEL JAMES SMITH,�AICP DATE PRINCIPAL PLANNER ZONING DIVISION REVIEWED BY: 72‘, RAYMO ' I V. BELLOWS,ZONING MANAGER DATE ZONIN‘ IIVISION MIKE BOSI, AICP,DIRECTOR DATE ZONING DIVISION APPROVED BY: Z/1/2 se)/ JA S FRENCH, DEPUTY DEPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT 4 M6 DAVID S. WILKISON, ;EPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT RZ-PL20140002642—Davis-Radio Rezone Page 14 of 14 May 5,2016 CCPC Hearing AGENDA ITEM 9-E CO er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION—ZONING SERVICES SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: MAY 5, 2016 SUBJECT: PUDA-PL20160000132: PINE RIDGE CENTER WEST PUD PROPERTY OWNER,APPLICANT &AGENT: Owner/Applicant: Agent: Kraft Office Center North Parcel, LLC Robert J. Mulhere, FAICP 3530 Kraft Road, Suite 204 Hole Montes, Inc. Naples,FL 34105 950 Encore Way Naples,FL 34110 Owners: 3500 Corporate Plaza Property Owners Germain Real Estate Company,LLC Association 13315 Tamiami Trail North 3530 Kraft Road, Suite 204 Naples, FL 34110 Naples,FL 34105 REQUESTED ACTION: The applicant requests an amendment to the Pine Ridge Center West Planned Unit Development (PUD). The applicant recently amended the PUD to add "parking garage" as an accessory use (limited to two stories), add 40,000 square feet of commercial uses (for a maximum of 140,000 square feet), increase the maximum building height to four stories or 50 feet,and permit a portion of the preserve to be relocated off-site. This current amendment seeks to increase the maximum building height to 58 feet. GEOGRAPHIC LOCATION: The subject site is 8.87± acres in size and is located west of Interstate 75, south of Pine Ridge Road,and east of Livingston Road.The site is accessed from Pine Ridge Road.It is located within Activity Center 10. (See location map on the following page.) PURPOSE AND DESCRIPTION OF PROJECT: The applicant wishes to retain the existing office and commercial uses and increase the maximum building height of 50 feet to 58 feet. 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( Ji•'. •.----- \--„ )2,,\.1 , :1\ �_ l lj .� ly ,N.�V'_�1, :>-�. __ i SURROUNDING LAND USE AND ZONING: North: Pine Ridge Road ROW,across which is commercial development,zoned Naples Gateway PUD; no maximum intensity given. East: Commercial buildings, zoned Pine Ridge Center PUD (a maximum of 100,000 square feet of commercial). South: Community facility(hospice), zoned Avow Hospice CFPUD. West: Undeveloped land, zoned Brynwood Center CPUD (a maximum of 140,000 square feet of commercial). a � '. . .air _ . r +. a'' site , ,„ - r _ "...1.A 1 _Ot , -,.. ,. - -44Tiii,, r, ,,,,,,,,,,,I, . 1• f.d x X41. „f r =""10411111 . titaL 4 — .1 z - , t. 0 , s!-' = 1 It�1—Ty Tim' 1 juti . I T .t ' III „..., .. , ___ _ . Aerial Photo(CCPA) Pine Ridge Center West, PUDA-PL20160000132 Page 3 of 10 May 5,2016 CCPC Revised:April 12,2016 ..�.� .1123. 7 1 :�, 4levee ,�+�2 4i ,,, ,r I��Imo./.1 it �u►u►1 ,::1-;';::: jj v. i i FIll • j" • l r ! . w.MN NO an.OW �_ lalaaaa aw Maw, .yam 1 w 1 ? J_ Le e - i 5G_d, w.wa.aw ! ewr {�r- ..1 V.SeV P cssw KIF.ehA1 ,, 1111 11111/, Aa_._ I - V as A A = = 0112w _.._ 1 • Activity Center 10 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The Pine Ridge Center West PUD was determined to be consistent with the GMP at the time of the original rezone. Staff reviewed the proposed amendment and determined that the petition can be found consistent with the goals, objective and policies of the overall GMP. FUTURE LAND USE ELEMENT (FLUE): The subject property is designated on the Future Land Use Map and Map Series as Urban Commercial District, Interstate Activity Center (IAC) Subdistrict No. 10. This PUD amendment increases the maximum building height of the Pine Ridge Center West PUD. Activity Center 10 provisions do not specifically address height. Therefore, the amendment has no impact on the FLUE. Based upon the above analysis, the proposed Planned Unit Development Amendment may be deemed consistent with the FLUE. TRANSPORTATION ELEMENT: Transportation Planning staff has reviewed the proposed amendment and has found it consistent with the Transportation Element. The parcel is within a Transportation Concurrency Management Area, which will be reviewed at the time of the Site Development Plan. CONSERVATION AND COASTAL MANAGEMENT ELEMENT (CCME): Environmental Planning staff found this project to be consistent with the CCME. Pine Ridge Center West, PUDA-PL20160000132 Page 4 of 10 May 5,2016 CCPC Revised:April 12,2016 ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based,specifically noted in LDC Subsection 10.02.13 B.5, Planning Commission Hearing and Recommendation (commonly referred to as the "PUD Findings"), and Subsection, 10.02.08 F.,Nature of Requirements of Planning Commission Report (referred to as "Rezone Findings"), which establish the legal basis to support the CCPC's recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC, who in turn use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below,under the heading"Zoning and Land Development Review Analysis."In addition, staff offers the following analyses. Environmental Review: Environmental Planning staff has reviewed the petition and found that it meets the requirements of the LDC. Transportation Review: Transportation staff reviewed the PUD and found the proposed amendment will not affect the Level of Service. Zoning Review: Please see Findings of Fact. FINDINGS OF FACT: This PUD Amendment qualifies as a Substantial Change under LDC Section 10.02.13.E.1.b"A proposed increase in the total number of dwelling units or intensity of land use or height of buildings within the development." PUD Findings: LDC Subsection 10.02.13.13.5 states that,"In support of its recommendation,the CCPC shall make findings 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. Staff has reviewed the proposed PUD Amendment and believes that the increased building height will not have a major effect on traffic and other 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. Unified control was established at the time of rezoning and continues through the present ownership. 3, Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the Growth Management Plan (GMP). Staff has reviewed this petition and has determined that this amendment does not affect the PUD's consistency with the GMP, therefore, staff is of the opinion that this petition may be found Pine Ridge Center West, PUDA-PL20160000132 Page 5 of 10 May 5,2016 CCPC Revised:April 12,2016 consistent with the overall GMP. 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 PUD has commercial uses on three sides. The south portion, adjacent to the hospice, has buildings that are existing. Staff considers this to be compatible. S. The adequacy of usable open space areas in existence and as proposed to serve the development. The open space appears to meet LDC requirements. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Since a portion of the PUD is developed, the changes will not have a major effect on public or private facilities beyond what was approved in the existing PUD. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The current PUD was found consistent with the GMP and compatible with the neighborhood.The proposed change is compatible with the adjacent commercial uses. The subject amendment is an accommodation to expansion. 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 amendment is consistent with PUD regulations and seeks to meet a desired purpose of providing additional commercial space. 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 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. Comprehensive Planning staff finds this petition consistent with the GMP. 2. The existing land use pattern; The existing land use pattern was reviewed and approved at the time of the original rezone. The proposed amendment will not substantially alter that pattern. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts; The proposed change will not create a new district,but will amend the area of the approved uses. Pine Ridge Center West, PUDA-PL20160000132 Page 6 of 10 May 5,2016 CCPC Revised:April 12,2016 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The proposed change will not alter the boundaries of the existing PUD. 5, Whether changed or changing conditions make the passage of the proposed rezoning necessary. This location is appropriate for expanded commercial facilities. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The closest residential neighborhood is to the southwest (Brynwood Preserve). The southwest portion of the subject PUD has existing buildings. No major effect on that neighborhood is expected. 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. Transportation staff reviewed the PUD and found no change to the Level of Service based on increased building height. 8. Whether the proposed change will create a drainage problem; The PUD will be required to meet South Florida Water Management District standards and therefore,will not create a drainage issue. 9. Whether the proposed change will seriously reduce light and air to adjacent areas; The site planning process, PUD dimensional standards and LDC requirements will ensure that light and air circulation are not seriously affected. 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; The Pine Ridge Center West PUD is existing and should not be a deterrent to the development of surrounding properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare; Pine Ridge Center West, PUDA-PL20160000132 Page 7 of 10 May 5,2016 CCPC Revised:April 12,2016 The proposed development complies with the GMP which is a public policy statement supporting zoning actions when they are consistent with the 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 existing PUD; however,the additional building height will function while keeping the site compatible with the neighborhood. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County; The subject PUD was evaluated at the rezoning stage and was deemed consistent with the GM?. The GMP is a policy statement which has evaluated the scale, density, and intensity of land uses I' deemed to be acceptable throughout the urban-designated areas of Collier County. Staff is of the opinion that the development standards and the developer commitments will ensure that the project is not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The proposed change is to permit additional building height in a PUD that is already permitted. 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 site development plan 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. Deviation Discussion: The petitioner is not seeking approval of any deviations from the requirements of the LDC. Pine Ridge Center West, PUDA-PL20160000132 Page 8 of 10 May 5,2016 CCPC Revised:April 12,2016 ENVIRONMENTAL ADVISORY COUNCIL (EAC)REVIEW: The CCPC sitting as the EAC is not required to hear this petition. NEIGHBORHOOD INFORMATION MEETING(NIM): A NIM was held on April 29, 2016 at 5:30 PM at the Collier County Library, 2385 Orange Blossom Drive. Several questions were asked. There were no objections. The NIM adjourned at 5:40. Please see attached NIM Summary. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's office reviewed this Staff Report on April 12,2016. RECOMMENDATION: Staff recommends that the CCPC forward Petition PUDA-PL20160000132, Pine Ridge Center West PUD to the BCC with a recommendation of approval. Pine Ridge Center West, PUDA-PL20160000132 Page 9 of 10 May 5,2016 CCPC Revised:April 12,2016 PREPARED BY: FRED REISCHL, AICP,PRINCIPAL PLANNER DATE ZONING DIVISION REVIEWED BY: ♦ A '' / -744 RAYMO►4'P V. BELLOWS,ZONING MANAGER DATE ZONING DIVISION �- LI- (3- I , MIKE BOSI,AICP,DIRECTOR DATE ZONING DIVISION APPROVED BY: �.�. y /Cif ' ', DEPUTY DEPARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT 4/&/e DAVID S. WILKISON DATE DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT Tentatively scheduled for the June 7,2016 BCC Meeting Pine Ridge Center West, PUDA-PL20160000132 Page 10 of 10 May 5,2016 CCPC Revised:April 12,2016 ORDINANCE NO. 16- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2001-09, THE PINE RIDGE CENTER WEST PLANNED UNIT DEVELOPMENT BY CLARIFYING THAT THE TWO STORY rt PARKING STRUCTURE ALLOWS ONE GROUND LEVEL AND 2 1 STORIES OF PARKING; BY INCREASING THE MAXIMUM HEIGHT OF ALL COMMERCIAL AREAS FROM 50 FEET TO 58 FEET, AND PROVIDING AN EFFECTIVE DATE. THE SUBJECT PROPERTY, CONSISTING OF 8.87+/- ACRES, IS LOCATED SOUTH OF PINE RIDGE ROAD AND EAST OF LIVINGSTON ROAD IN SECTION 18, TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER COUNTY,FLORIDA. [PUDA-PL201600001321 WHEREAS, on February 27, 2001, the Board of County Commissioners approved Ordinance No. 2001-09, which established the Pine Ridge Center West Planned Unit Development(PUD); and WHEREAS, on November 10, 2015, the Board of County Commissioners approved Ordinance No. 15-58 which amended the Pine Ridge Center West PUD; and WHEREAS, Robert J. Mulhere, FAICP of HoleMontes, Inc, representing Kraft Office Center North Parcel, LLC, petitioned the Board of County Commissioners of Collier County, Florida,to amend Ordinance 2001-09, the Pine Ridge Center West PUD, as amended. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: Amendments to Section 3.3, permitted uses, of PUD Document of Ordinance Number 2001-09,Pine Ridge Center West,as amended. Section 3.3D., permitted uses of the PUD previously attached as Exhibit A to Ordinance Number 2001-09,the Pine Ridge Center West PUD, is hereby amended as follows: 3.3 PERMITTED USES .1. .L * .L .4 y y Y, * * * * * * * * * * T * D. Accessory Uses: [16-CPS-01523/1243888/I]20 Page 1 of 3 Pine Ridge Center West/PU'DA-PL20160000132 3/24/16 1. Uses and structures that are accessory and incidental to the permitted uses within this PUD document. 2. Drinking Places (group 5813,only in conjunction with Eating Places). 3. Exterior speakers for drive-through facilities are permitted but exterior loud speakers and public address systems are prohibited. 4. Parking structures, limited to two stories(three levels of parking which includes the ground level),not to exceed 30 feet in actual height, limited in location to one of the following two options: (a)within platted Tract B or(b) adjacent to platted Tract B to the south. If located to the south,the parking structure may be wholly or partially located in the platted preserve Tract P-4. Any impacts to the preserve shall be mitigated for offsite in accordance with environmental commitment 4.10.A. SECTION TWO: Amendments to Section 3.4, permitted uses,of PUD Document of Ordinance Number 2001-09,Pine Ridge Center West, as amended. Section 3.4.E, permitted uses of the PUD previously attached as Exhibit A to Ordinance Number 2001-09, the Pine Ridge Center West PUD,is hereby amended as follows: 3.4 DEVELOPMENT STANDARDS * * * * * * * * * * * * E. Maximum Height: Four(4) stories or fifty(50)fifty-eight(58) feet, actual height, whichever is more restrictive. * * * * * * * * * * * * SECTION THREE: Effective Date. This Ordinance shall become effective upon filing with the Department of State. [16-CPS-0152311243888/1]20 Page 2 of 3 Pine Ridge Center West/PUDA-PL20160000132 3/24/16 } PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida,this day of , 2016. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY,FLORIDA By: By: Deputy Clerk DONNA FIALA, Chairman Approved as to form and legality: Heidi Ashton-Cicko 31 Managing Assistant County Attorney [16•CPS-01523/1243888/I)20 Page 3 of 3 Pine Ridge Center West/PUDA-PL20160000132 3/24/16 BEd tSe.1 le- EY C014.14ty COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 FAX (239)252-5724 ADDRESSING CHECKLIST Please complete the following and email to GMD_Addressing @colIiergov,net or fax to the Operations Department at 239-252-5724 or submit in person to the Addressing Department at the above address.Form must be signed by Addressing personnel prior to pre-application meeting,please allow 3 days for processing. Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Department, PETITION TYPE(Indicate type below, complete a separate Addressing Checklist for each Petition type) ❑ BL(Blasting Permit) ❑ SDP(Site Development Plan) ❑ BD(Boat Dock Extension) ❑ SDPA(SDP Amendment) ❑ Carnival/Circus Permit ❑ SDPI(Insubstantial Change to SDP) ❑ CU(Conditional Use) ❑ SIP(Site Improvement Plan) ❑ EXP(Excavation Permit) ❑ SIPI(Insubstantial Change to SIP) ❑ FP(Final Plat ❑ SNR(Street Name Change) ❑ LLA(Lot Line Adjustment) ❑ SNC(Street Name Change—Unplatted) ❑ PNC(Project Name Change) ❑ TDR(Transfer of Development Rights) ❑ PPL(Plans&Plat Review) ❑ VA(Variance) ❑ PSP(Preliminary Subdivision Plat) ❑ VRP(Vegetation Removal Permit) ❑ PUD Rezone ❑ VRSFP(Vegetation Removal&Site Fill Permit) ❑ RZ(Standard Rezone) D OTHER PUDA LEGAL DESCRIPTION of subject property or properties(copy of lengthy description may be attached) Section 18, Township 49S, Range 26E FOLIO(Property ID)NUMBER(s)of above(attach to, or associate with,legal description if more than one) 76720001546, 76720001685, 76720001708, 76720001520, 76720001724, 76720001740 STREET ADDRESS or ADDRESSES(as applicable,if already assigned) 76720001601, 76720001627 Currently"Pine Ridge Center West" • LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right- of-way • SURVEY(copy -needed only for unplatted properties) PROPOSED PROJECT NAME(if applicable) PROPOSED STREET NAMES(if applicable) SITE DEVELOPMENT PLAN NUMBER(for existingprojecfs/sites only) SDP - or AR or PL# Ordinance No. 2001-09 CoiLier County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.coliiergov.net (239)252-2400 FAX (239) 252-5724 Project or development names proposed for,or already appearing in,condominium documents(if application; indicate whether proposed or existing) Please Return Approved Checklist By: D Email El Fax ❑ Personally picked up Applicant Name: Robert J. Mulhere, FAICP/Stephanie Karol Phone: 239-254-2018 Email/Fax: stephaniekarol @hmeng.com Signature on Addressing Checklist does not constitute Project and/or Street Name approval and is subject to further review by the Operations Department. FOR STAFF USE ONLY Folio Number 76720001546 Folio Number 76720001520 76720001601 Folio Number 76720001708 76720001627 Folio Number 76720001740 Folio Number 76720001685 Folio Number 76720001724 Approved by: An.,-1;e41 Pl o,C .+ Date: 0 3/10/16 Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED Cor County AGENDA ITEM 9-C Growth Management Department Development Review Division April 13, 2016 Dear Planning Commissioners, At the February 4,2016 meeting,the Planning Commission reviewed an amendment proposed by the Architectural and Site Design Standards Ad Hoc Committee and made recommendations for changes. The Committee met on April 6, 2016 to review the Planning Commission's input and the Committee's updates to the amendment were presented to the Planning Commission on March 17, 2016.At that meeting,the Planning Commission directed staff to send back to the committee several additional questions and comments regarding the proposed changes.The Committee met on April 6, 2016 and has provided a revised proposal regarding the changes to the original LDC amendment request. The Committee's proposed changes to the text, and additional discussion of the changes, are included in the attached table. The attached table only includes those sections that were suggested by the Planning Commission for the Committee to review again. Highlighting on the table represents the following: • Yellow highlighting(left-hand column) = Planning Commission made specific recommendations for changes to the proposed amendment. • Blue highlighting (right-hand column)= Modifications made to the Planning Commission's recommendation as a result of the Committee's reconsideration. In some cases,the Committee has not proposed additional changes to the original LDC amendment request, but has provided additional justification and discussion of the original request. Additionally,at the March 17, 2016 Planning Commission meeting,staff was directed to provide additional information as follows: • Staff was asked how the pedestrian pathway connection requirements in old LDC section 5.05.08 E.2.c(pg. 10)compare to ADA requirements.An excerpt of the ADA requirements in the Florida Building Code can be found in Attachment 1. • Staff was asked to provide an explanation of the landscaping requirements for large parking lots established in proposed LDC section 5.05.08 F.2.b.i. (pg. 9).This information will be provided on April 21, 2016. • It was suggested that pedestrian interconnection standards in LDC section 5.05.08 D.8.c(pg.7) could be relocated to another section of the LDC and staff was asked to provide a potential location.Transportation Planning staff recommended locating these provisions in LDC section 6.06.02 A—Sidewalks, Bike Lane and Pathway Requirements. Please feel free to contact me if you have any questions about the proposed changes to the LDC amendment request. Sincerely, Jeremy Frantz jeremyfrantz@colliergov.net (239) 252-2305 Development Review Division•2800 North Horseshoe Dmre•Naples,Randa 34104.239 252-2400 •www.coliergov.net O o O.i p w 1�0..0 _ iC CtE m MOu) o-O O @aC E C o N0JLa °2 - C 'OLIna$ N N N cm,>.. NN CO ° N O • - yU a) L > Oc ° N N�'23U — OLdN w L CUN aOC< U'oEo 0iyE4 CE N O W•O C0N NNU NN CNCoC O C > NyUN .0 m= Y LlCNC 82 N U 4_ OE " U0ON N N LY 'comU ... Uo o U ° E 22m dN . 3iLNH a) aU O•c c fOC O a •UNv O_c 300 po 0o 8O O N 2 X L_0 °12 r JIOhIlI! g .. 00, ° a E- oo Ouith L 2 d d .5 "cOC N mOUa.a) nE ` 2ydLNONE pydd oC .y -O NoNO LBOaN 7)aNN NO 3 o 0 "OUN 'Od«-.> Nd N -UNOi ... C NC N'ON O'3 NNNY + Oc .' N UO I!LUUh. UOwU > N CO . dN cNg ONN Vo - - isOd'B CN�aN(HN aCONLrNoNNO EEgZNMo ° g Eo -2230Ncf3 V ` HU a O_U TN0m0 4 OtH _co a. m Q2N, Z2Eoai a O N 0 O o L l6 C N O gra G_ N O p _ 4 '!' 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'.:: c Or Vy @w -0 ams YNo 0 �. aE ' • E ., co . m owd 0)a- .. N U N ) O C L N . yc U � "0 r 'E > d ac U)m o ° ° O )o a °y °a n w 7- . . 6 C N °d NCc • U Oc E °) > N o o. • Nc6Ec a -° . " ` N a,'D E N0 mo . O a)_082 ' w ., c r as a a .. ,. . • N .E N.� J.'I:, N'E a N .. ' U) C E E E 2 '�i N d EBr U '. vi° �mUw . U U n ID O ., 2222c3-22113g0-.5-2 §12 O VP a .�1- E1- aQ al- a7Nal ., E a 3 0 V c O -o ci N d° LLl W Attachment 1 Florida Building Code 5th Edition (2014) Accessibility http://codes.iccsafe.org/app/book/content/2014 Florida/Accessibility%20Code/Chapter%202.html 206 ACCESSIBLE ROUTES 206.1 General. Accessible routes shall be provided in accordance with 206 and shall comply with Chapter 4. 206.2 Where Required. Accessible routes shall be provided where required by 206.2. 206.2.1 Site Arrival Points. At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. EXCEPTIONS: 1. Where exceptions for alterations to qualified historic buildings or facilities are permitted by 202.5, no more than one accessible route from a site arrival point to an accessible entrance shall be required. 2.An accessible route shall not be required between site arrival points and the building or facility entrance if the only means of access between them is a vehicular way not providing pedestrian access. Advisory 206.2.1 Site Arrival Points. Each site arrival point must be connected by an accessible route to the accessible building entrance or entrances served.Where two or more similar site arrival points, such as bus stops, serve the same accessible entrance or entrances, both bus stops must be on accessible routes. In addition,the accessible routes must serve all of the accessible entrances on the site. Advisory 206.2.1 Site Arrival Points Exception 2.Access from site arrival points may include vehicular ways.Where a vehicular way,or a portion of a vehicular way, is provided for pedestrian travel,such as within a shopping center or shopping mall parking lot,this exception does not apply. 206.2.2 Within a Site. At least one accessible route shall connect accessible buildings,accessible facilities, accessible elements, and accessible spaces that are on the same site. EXCEPTION:An accessible route shall not be required between accessible buildings, accessible facilities, accessible elements, and accessible spaces if the only means of access between them is a vehicular way not providing pedestrian access. Advisory 206.2.2 Within a Site.An accessible route is required to connect to the boundary of each area of sport activity. Examples of areas of sport activity include: soccer fields, basketball courts, baseball fields, running tracks,skating rinks, and the area surrounding a piece of gymnastic equipment. While the size of an area of sport activity may vary from sport to sport, each includes only the space needed to play.Where multiple sports fields or courts are provided, an accessible route is required to each field or area of sport activity. AGENDA ITEM 9-D CIL County Growth Management Division 2015 Land Development Code Amendments Cycle 2 CCPC Meeting 4-21-16 Collier County Planning Commission Thursday, April 21, 2016 2015 Land Development Code Amendments—Cycle 2 No. LDC Section LDC Amendment Description Environmental Amendments 1 LDC sections 3.05.04 & Add flexibility to preserve signage requirements. 3.05.07 2 LDC Section 3.05.07 Identification of when preserves shall be identified. Planning and Zoning Amendments 3 LDC sections 5.04.05 & Amend the Temporary Use section to address community 5.04.06 markets on private property. 4 LDC section 9.04.04 Address glitches within the After-the-Fact Variance criteria. 5 LDC section 10.02.03 Allow for architectural improvements through a Site Development Plan— Insubstantial Change. Engineering Amendments 6 LDC sections 3.02.10 & Update the NAVD/NGVD requirements. 5.03.06 7 LDC sections 6.02.06 & Remove specific Level of Service (LOS) language from the 6.02.07 LDC and reference the Capital Improvement Element. 8 LDC sections 6.06.03 & Remove conflict with street lights being prepared by an 10.02.11 engineer versus an electrical engineer. 9 LDC section 4.05.10 (A Allow on-street parking for neighborhood mail kiosks and new LDC section) local neighborhood parks. Utilities Amendments 10 LDC sections 5.05.12 This amendment will be continued to the May 5th, Planning and other applicable Commission meeting. sections C u ~ m E f f ( CC 0 (A C \ ,lo kfNa - - E < k o C U 0:1) 2 E E # o . , o 0 o f E 2 0 A § = I CU \ mm3 / 2 \ � I 2 � § mak w CZ 7 / - k z >. 2 M. 3 / / f 2 @ E C © v E e # - 7 m © o — E « 2 E $ R ; E c@ ° -c 2 / ° ° $ 2 ° •VI u > 0 2 = 0 •c G m i I » - - 7 k 2 - UCO ce _ 3 5 o m ƒ 0 a a) = k V - . / / 0 0) 0C - s- a a- o § I k D a U. N C n3 CD 13 E § tn ra. 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Land Development Code Amendment Request ORIGIN: Growth Management Department AUTHOR: Growth Management Department Staff DEPARTMENT: Growth Management AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 3.02.10 Standards for Subdivision Plats 5.03.06 Dock Facilities CHANGE: To replace outdated references to the National Geodetic Vertical Datum of 1929 (NGVD)with references to the North American Vertical Datum of 1988(NAVD)in the following sections: 1. LDC section 3.02.10 Standards for Subdivision Plats requires that all final plats indicate the finished elevation of roads, lots, and homesites using both NAVD and NGVD. This amendment eliminates the requirement that final plats indicate measurements using NGVD so that only NAVD is required. 2. LDC section 5.03.06 Dock Facilities references a dock height of at least 3.5 feet NGVD. This amendment proposes to replace the reference to NGVD with NAVD and adjust the height requirement based on the differences in measurement between NGVD and NAVD. REASON: 1. Collier County obtains the finished floor elevation of all new and substantially improved buildings to comply with the National Flood Insurance Program (NFIP) and Collier County's Flood Damage Prevention Ordinance(Ord. No. 2011-07). In the past, elevation information was established using NGVD, but that datum has been updated and federal agencies now only use NAVD for elevation information. As a result, Collier County's Digital Flood Insurance Rate Map (DFIRM) now uses NAVD and the current Flood Damage Prevention Ordinance requires floor elevations to be provided using NAVD. However, LDC section 3.02.10 requires finished elevations on final plats to demonstrate both NAVD and NGVD. Requiring the use of NGVD on final plats in LDC section 3.02.10 is unnecessary and could create confusion and/or inconsistencies when finished floor elevations are submitted. Therefore,this amendment proposes to eliminate the requirement to provide both NAVD and NGVD and to require finished elevations using NAVD only. 2. LDC section 5.03.06 J.3.a. establishes a minimum dock height of 3.5 feet NGVD when building a dock across seagrass beds, or a docking facility within 10 feet of seagrass beds. Based on the conversion from NGVD to NAVD for Collier County, the minimum height is now represented as 2.2 feet NAVD. It is important to note that this conversion is not 1 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.02.10,5.03.06 NGVD-NAVD Requirements Update\3.02.10, 5.03.06 NGVD-NAVD Requirements Update 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. intended to result in an actual change to the minimum dock height requirement,but simply represents differences in how NGVD and NAVD are measured. DSAC-LDR RECOMMENDATIONS: The Subcommittee unanimously approved the proposed amendment with no changes. DSAC-RECOMMENDATIONS: Unanimously approved with no changes. FISCAL & OPERATIONAL IMPACTS: There are no anticipated fiscal or operational impacts associated with this amendment. RELATED CODES OR REGULATIONS: An amendment to the Administrative Code for Land Development to correct processes related to these sections and to remove several remaining references to NGVD will be completed at a later date. GROWTH MANAGEMENT PLAN IMPACT: There are no anticipated Growth Management Plan impacts associated with this amendment. OTHER NOTES/VERSION DATE: Prepared by Jeremy Frantz, Senior Planner, 11/13/15 Amend the LDC as follows: 1 3.02.10 Standards for Subdivision Plats 2 3 A. All subdivision plats shall be consistent with the need to minimize flood damage. 4 B. All subdivision plats shall have public utilities and facilities, such as sewer, gas, 5 electrical, and water systems, located and constructed to minimize flood damage. 6 C. All subdivision plats shall have adequate drainage provided to reduce exposure to 7 flood hazards. 8 D. Base flood elevation data shall be shown on the Master Subdivision Plan. 9 E. All final plats presented for approval shall clearly indicate the finished elevation of the 10 roads and the average finished elevation of the lots or homesite. All grades must be 11 shown in-beth NAVD_. - - •. - - - - - • - -- - • - - - -•- - - 12 -- - • - - - - -- •-- - - --- :- -- - - -- - .. . 13 the gradec in the other daft um. 14 # # # # # # # # # # # # # 15 16 5.03.06 Dock Facilities 17 18 J. Protection of seagrass beds. Seagrass or seagrass beds within 200 feet of any 19 proposed docks, dock facilities, or boathouses shall be protected through the 20 following standards: 21 22 3. Where a continuous bed of seagrasses exists off the shore of the property and 23 adjacent to the property, the applicant shall be allowed to build a dock 24 across the seagrass beds, or a docking facility within 10 feet of seagrass 25 beds. Such docking facilities shall comply with the following conditions: 26 a. The dock shall be at a height of at least 32_2 feet-NGVD NAVD. 2 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.02.10,5.03.06 NGVD-NAVD Requirements Update\3.02.10, 5.03.06 NGVD-NAVD Requirements Update 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. 1 b. The terminal platform area of the dock shall not exceed 160 square 2 feet. 3 c. The access dock shall not exceed a width of 4 feet. 4 d. The access dock and terminal platform shall be sited to impact the 5 smallest area of seagrass beds possible. 6 # # # # # # # # # # # # # 3 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.02.10,5.03.06 NGVD-NAVD Requirements Update\3.02.10, 5.03.06 NGVD-NAVD Requirements Update 4-13-16 CCPC.docx II Text underlined is new text to be added. Bold text indicates a defined term Land Development Code Amendment Request ORIGIN: Growth Management Department AUTHOR: Stephen Lenberger, Senior Environmental Specialist DEPARTMENT: Growth Management-Engineering and Natural Resources Division AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 3.05.04 Vegetation Removal and Protection Standards 3.05.07 Preservation Standards CHANGE: 1. To delete a reference to an obsolete publication by Florida Forest Service related to protective barriers and add a cross reference for protective barriers to be installed pursuant to LDC sections 3.05.04 and 4.06.05.E. 2. To clarify when permanent installation of preserve signs are required. 3. To remove the requirement for preserve signs to state they are"protected areas." In addition,to change the setback requirement from a 10 foot setback to a requirement that the signs are located at the boundary of the preserve. 4. To not require preserve signs where preserves abut another preserve. In addition, to limit the number of preserve signs required where preserves abut lake maintenance easements. In all cases where signage is required, a minimum of one sign shall posted. 5. The proposed amendment retains the maximum size of the sign, however, it requires the lettering for preserve signs to be at least 2 inches in height and legible from edge of the preserve. REASON: 1. This amendment revision is in response to questions received by staff from stakeholders since the LDC provisions regarding preserve signs were adopted.Whenever possible, staff avoids making reference in the LDC to manuals, handbooks, or publications that are frequently updated or modified. It is proposed that a cross reference to an obsolete publication by Florida Forest Service is removed and by inserting a cross reference to LDC sections 3.05.04 and 4.06.05, awareness is offered instead and leads the reader to evaluate additional preserve standards. 2. Goal 6 in the GMP Conservation and Coastal Management Element is to identify,protect, conserve and appropriately use the County's native vegetative communities and wildlife habitat. Signage is one way to inform the general public that native vegetative communities are identified and protected from trespass or altering their use. Staff is providing relief from the premature posting of permanent preserve signs as there is sufficient protection during the construction period established in the requirements for a vegetation protection and soil erosion control plan. Pursuant to LDC section 3.05.04.A, 1 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.05.04 and 3.05.07 Flexibility to Preserve Signage Requirements\3 05 04 G 3 05 07 H 1 Preserve Signage 4-12-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term "During construction,all reasonable steps necessary to prevent the destruction or damaging of vegetation shall be taken, including the installation of protective barriers." The LDC guides applicants to construct a two (2) to four (4) feet height range, double row, staked silt fence barrier prior to the commencement of any land clearing or building operations. Therefore, the installation of permanent preserve signs are not necessary during construction since the protective barriers are required at the time of land clearing per LDC Section 3.05.04 E.and to be maintained through the construction and final soil stabilization process. Installing permanent preserve signs is more appropriate at the time of preliminary acceptance of each phase of final subdivision plat(PPL)or the first certificate of occupancy for site development plans(SDP),when construction or phase of construction is complete. 3. Currently, LDC section 3.05.04 states "Sign(s) should note that the posted area is a protected area." This has been understood by applicants as requiring the signs to specifically read "protected area." As the signs will state, in one way or another, the area is a preserve, there is no need to duplicate the message. The change in the setback requirement is designed to address changes over time. Depending on the type of native vegetation on the site and with the passage of time, a 10 foot setback from residential property can block or obscure signage. By placing the required signage at the edge of the preserve rather than the current required setback, the signs will be more visible and adjacent homeowners will not be as likely to encroach into the preserve due to poorly defined boundaries. 4. Based on the review of construction plans and field inspections, staff believes signs should be posted where preserves abut other land uses, ROWs and easements. It has been determined that requiring signs where preserves abut other preserves is excessive and unnecessary. Further, a limited number of preserve signs are proposed where preserves abut lake maintenance easements. In all cases where signage is required, a minimum of one sign shall be posted. 5. The proposed amendment retains the maximum size of the sign,however, it requires the lettering for preserve signs to be at least 2 inches in height and legible from the edge of the preserve. This height reflects the height required for address numbers on the top of mailboxes (Code of Laws and Ordinances section 22-352(e)). Other than the maximum size and height, the shape, style, and copy area of signs are designed at the individual developer or homeowner association's discretion. The signs illustrated below represent the desired location at the edge of preserves: 2 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.05.04 and 3.05.07 Flexibility to Preserve Signage Requirements\3 05 04 G 3 05 07 H 1 Preserve Signage 4-12-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term h did.K {� ,b - 'c- '`�' TGA H. �'° -*,..,,,i.„.41-:',..,... � - i . f� .`+ I r ��, + �n� j Y � ., l I Protected Area 4 !' R ., 7 '.+1) 11 a �i Preserve boundary 4 $ i 0, t q .5. y'' fft 1 No FiNmg PI A: PI I Digging ^i (r w , No Ve9etntion . , iF tlyS� Removal {- 1 .t.E do 'E K� g It '', „ North Collier Regional Park tt T;. lit 6 r �y / -'ii ' a` 1 ! / r_„ $ 'k , ,. ,„, 1' Falcon Ridge- Heritage Way 3 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.05.04 and 3.05.07 Flexibility to Preserve Signage Requirements\3 05 04 G 3 05 07 H 1 Preserve Signage 4-12-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term ' ,^ii" :'"al v ' , *1-.....:74:.:i 'A' -.IA ' 4 i°.*‘• . k . .. . . . ?...i. ''' i )i. , '' .11 t..” ' ' •It � ( t �, 6unoEHVATICN - ANC "EARA AREA nali i s I 1 ti b - �:..� k 4 ,,'',—:+- Horse Creek Estates DSAC-LDR RECOMMENDATIONS: The Subcommittee approved the proposed amendment with no changes. DSAC-RECOMMENDATIONS: Unanimously approved with no changes. FISCAL & OPERATIONAL IMPACTS: None. Preserve signs are already required by the LDC. RELATED CODES OR REGULATIONS: 4.06.05 General Landscape Requirements 5.06.00 Sign Regulations and Standards by Land Use Classification GMP Conservation and Coastal Management Element Policy 6.1.1 GROWTH MANAGEMENT PLAN IMPACT: None. OTHER NOTES/VERSION DATE: December 29, 2015 Amend the LDC as follows: 1 3.05.04 -Vegetation Removal and Protection Standards 2 * * * * * * * * * * * * * 3 G. Protective barriers shall be installed and maintained for the period of time beginning 4 with the commencement of any phase of land clearing or building operations, and 5 ending with the completion of that phase of the construction work on the site, unless 6 otherwise approved to be removed by the County Manger or designee. All protective 7 barriers shall be installed pursuant to LDC sections 3.05.04 and 4.06.05.E. the Trcc 8 - - - - -- - -- -- - - -- , -• - - - • - - - - - "t- 9 or other methods approved by the County Manager or designee. All protective barrier: 10 shall be installed pursuant to the Tree Protection Manual for Builders and Developers, 11 -• - - -- , - - - - - -- - - -- - -- - -- - -- - -- --- 12 --: - - - : • - - - -- - ...-e - -- •- - --:. - :-- - --• ' 4 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.05.04 and 3.05.07 Flexibility to Preserve Signage Requirements\3 05 04 G 3 05 07 H 1 Preserve Signage 4-12-16 CCPC.docx Text underlined is new text to be added. Text strikethrough is current text to be deleted. Bold text indicates a defined term 2 posted with appropriate signago dcnoting tho ar a as a Prcsorvo. Sign(s) should noto 3 _ -- -- - - - - - - - - - - - - - - _ 4 from residential property lines; be limited to a maximum height of four feet and a 5 maximum size of two square feet; and otherwise comply with section 5.06.00. 6 Maximum sign spacing shall be 300 feet. 7 H. Signage shall be placed around the preserve to identify and protect the preserve in 8 accordance with the following standards: 9 a. Signs identifying preserves shall be posted prior to preliminary acceptance for 10 each phase of Final Subdivision Plat (PPL) pursuant to LDC section 10.02.04, 11 or first certificate of occupancy for Site Development Plans, Site Improvement 12 Plans and amendments thereof pursuant to LDC section 10.02.03, whichever 13 is applicable. 14 b. Signs identifying preserves shall be placed at the boundary of the preserve, 15 except where a preserve abuts another preserve. 16 c. There shall be at least one preserve sign posted every 300 feet, with a 17 minimum of two signs per preserve. However, where a preserve abuts a lake 18 maintenance easement, there shall be at least one preserve sign posted 19 every 1,000 feet, with a minimum of one signs per lake. 20 d. Signs identifying preserves shall be a maximum height of four feet and a 21 maximum size of two square feet and otherwise comply with LDC section 22 5.06.00. Lettering for signs shall be a minimum of two inches in height and 23 the sign copy shall be clearly legible from the edge of preserve as determined 24 by the County Manager or designee. 25 141. The applicant for a vegetation removal permit shall, at the time of application, 26 designate representative(s), who shall be responsible for the installation and the 27 maintenance of all tree protection barriers, and for supervising the removal of all 28 existing vegetation permitted to be removed or altered. 29 # # # # # # # # # # # # # 30 31 3.05.07 - Preservation Standards 32 * * * * * * * * * * * 33 H. Preserve standards. 34 * * * * * * * * * * * * * 35 1. Design standards. 36 * * * * * * * * * * * * * 37 g. Preserve management plans. Criteria i, ii, vii and viii below are 38 required for all preserves whether a management plan for the preserve 39 is required or not. Preserve Management Plans shall be required for all 40 properties with 5 acres or more of preserve or where listed species are 41 utilizing the preserve or where the preserve contains habitat which 42 requires management for fire (such as Pine Flatwoods, Palmetto 43 Prairie or Scrub). The Preserve Management Plan shall identify 44 actions that must be taken to ensure that the preserved areas will 45 maintain natural diversity and function as proposed. A Preserve 46 Management Plan shall include the following elements: 47 * * * * * * * * * * * * * 48 vii. Protection During Construction and Signage After Construction. 49 The Preserve Management Plan shall address protective 50 measures during construction and signage during and after 51 construction that are consistent with LDC section 3.05.04. 5 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.05.04 and 3.05.07 Flexibility to Preserve Signage Requirements\3 05 04 G 3 05 07 H 1 Preserve Signage 4-12-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term 1 # # # # # # # # # # # # # 6 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.05.04 and 3.05.07 Flexibility to Preserve Signage Requirements\3 05 04 G 3 05 07 H 1 Preserve Signage 4-12-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term LDC Amendment Request ORIGIN: Growth Management Department AUTHOR: Stephen Lenberger, Senior Environmental Specialist DEPARTMENT: Growth Management-Engineering and Natural Resources Division AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 3.05.07 Preservation Standards CHANGE: To clarify that preserves are to be identified at the time of the first submittal for a development order that requires the approval of a site plan or a conceptual site plan. REASON: Currently, LDC section 3.05.07 H.1.a.iii requires preserves to be identified at the time of the first development order submittal. The requirement to identify the location of preserves"at the time of first development order"is intended to apply to the first development order that requires approval of a site plan (including a conceptual site plan), such as, but not limited to: planned unit development, conditional use, site development plan and final subdivision plat applications. The provision is not designed to include land use petition submittals such as comprehensive plan amendments and straight rezones (RZ), because a site plan is generally not required. There is an exception when a straight rezone is requested for a specific use(s), which is noted in the Administrative Code for Land Development. It is important to note that the requirement for conservation easement is a separate process from the identification of preserves and only occurs during review of the final development order(site development plan and final subdivision plat). Requirements for conservation easements are established in LDC section 3.05.07 H.1.d. DSAC-LDR RECOMMENDATIONS: The Subcommittee unanimously approved the proposed amendment with the following change: "The Preserve shall be identified at the time of the first submittal for a development order ..."This change has been incorporated in the current draft. DSAC-RECOMMENDATIONS: Unanimously approved with no changes. FISCAL & OPERATIONAL IMPACTS: It is advantageous for the applicant to delay identification of preserves until such time in which site plans are required due to the costs associated with the design of site plans. RELATED CODES OR REGULATIONS:None. GROWTH MANAGEMENT PLAN IMPACT: The proposed LDC amendment will have no impact on the GMP. OTHER NOTES/VERSION DATE: 4/12/16 1 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.05.07 Identification of Preserves\3 05 07 H 1 Design Standards 4-12-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term Amend the LDC as follows: 1 2 3.05.07 -Preservation Standards 3 All development not specifically exempted by this ordinance shall incorporate, at a 4 minimum, the preservation standards contained within this section. 5 6 H. Preserve standards. 7 1. Design standards. 8 a. Identification. Native vegetation that is required to be preserved or 9 mitigated pursuant to 3.05.07 A. through F. shall be set-aside in a 10 Preserve and shall be identified in the following manner: 11 i. The Preserve shall be labeled as "Preserve" on all site plans. 12 ii. If the development is a PUD, the Preserve shall be identified 13 on the PUD Master Plan, if possible. If this is not possible, a 14 minimum of 75% of the preserves shall be set-aside on the 15 PUD Master Plan with the remaining 25% identified at the time 16 of the next development order submittal. 17 iii. The Preserve shall be identified at the time of the first submittal 18 for a development order submittal that requires the approval of 19 a site plan or conceptual site plan. 20 # # # # # # # # # # # # # 2 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\3.05.07 Identification of Preserves\3 05 07 H 1 Design Standards 4-12-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term Land Development Code Amendment Request ORIGIN: United States Postal Service AUTHOR: Development Review Division Staff DEPARTMENT: Growth Management-Development Review Division AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 4.05.10 Parking for Residential Central Mail Delivery Locations (A new LDC section) CHANGE: To introduce a new LDC section 4.05.10 that establishes minimum parking standards for centralized mail delivery locations (CMDL), such as mail kiosk or cluster box unit, in residential neighborhoods.The proposed standards provide for safe access to the CMDL,establish parking space requirements, and outline lighting requirements. The standards are designed to provide a safe environment to deliver and pick-up mail. REASON: The proposed standards respond to a letter from the United States Postal Service (USPS)Postmaster in September 2013 stating the USPS no longer offers door or curbside delivery for new residential developments. According to USPS Postal Operation Manual (POM), "Postal Service representatives are required to meet with builders and developers early in the process to ensure best choices are made and to assess if the mode of delivery directed to be put in place conforms to the policies of the Postal Service." The County's Addressing Division has been providing the notice and guidelines to developers when they request a street address for a CMDL. The Development Review Division also provides a "heads up"to a residential developers during subdivision pre-application meetings that they will need to identify where CMDLs will be located. The amendment proposes to include the following standards: • Requires CMDLs are identified on site development plans or construction plans for the final subdivision plats. This will serve to better coordinate locational approval with the USPS and the County. • Identifies a setback from intersections, crosswalks, and an entry gate for the parking. The Florida Department of Transportation's 2015 Florida Intersection Design Guidelines (FIDG) recommends parking clearances (setbacks) for an unsignalized intersection, at speeds from 0 to 30 mph, are 85 feet upstream and 60 feet for 2 lane downstream. In addition,the FDIG states, "Florida Statues prohibits parking within 20 feet of a crosswalk at an intersection ..."Based on the FIDG recommendations,staff recommends utilizing an 85-foot setback from an unsignalized intersection and a 20-foot setback from a designated crosswalk, whichever is more restrictive. To avoid traffic congestion and provide safe access through a gated community, staff is recommending a minimum 60-foot parking clearance be established from an entry gate. • Establishes a minimum requirement of two parking spaces for a mail kiosk or cluster box units (CBU) servicing a neighborhood of more than 16 postal addresses. This will accommodate a mail delivery truck and a parked vehicle. 1 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\4.05.10 Required Parking For Residential Central Mail Delivery Locations\4 05 10 Required Parking for Residential Central Mail Delivery Locations 4-13-16 CCPC.docx Text underlined is new text to be added. Text strikethrough is current toxt to bo deleted. Bold text indicates a defined term • Establishes parking space design standards and requires the parking spaces to be accessible, such as providing an access aisle, curb cuts, or by gradient level design. • The amendment provides two exceptions from the parking requirements. The CMDL shall remain subject to identifying the location(s) on the site plan or construction plans, providing lighting and pedestrian access is provided. o The first parking exception is for CMDLs sited at recreational facilities, such as, sports facility,a clubhouse, or a private club,provided the minimum parking space requirements for the recreational facilities are met and there is pedestrian access from the parking lot to the CMDL. o The second parking exception is for CMDLs servicing 16 or fewer households. The exception is based upon the concept these CMDLs are located within a practical walking distance; there is less time spent dropping off the mail; and fewer residents driving would drive to the CMDL. • Establishes the CMDL to be lighted by the neighborhood streetlight system at an average illuminated intensity of 0.5 foot candle. This supports the USPS Postal Operation Manual policy 632.622.a. which states: "The area must be adequately lighted to afford the best protection to the mail and to let carriers read addresses on mail and names on boxes without difficulty." The subsequent photos represent existing CMDLs that have been accepted by USPS. The photos illustrate an adequate location in the development, nearby sidewalks,parking spaces, lighting, designs that limit impediments to street traffic, and provides for general accessibility to the CMDLs. _ • = 117 ! F.. t i }e 2011 Camden Lakes-Architectural Designed Kiosk-Neighborhood Delivery Center 2 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\4.05.10 Required Parking For Residential Central Mail Delivery Locations\4 05 10 Required Parking for Residential Central Mail Delivery Locations 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term • t, 1 2015 Raffia Preserve-At Community Recreation Center on Raffia Palm Circle—Mixed SF and MF. ,._ . —.��■moi 2015-Livingston Lakes- Butler Lake Dr. CMDLs and Parking Spaces (one designated handicap space) at gradient level without curb or gutter. The photos and site development plan below illustrate existing CMDL's locations which meet many of the proposed design standards. r. C,r _ Esplanade-Bellano Ct. —MF Arrowpoints to Kiosk 6- p Esplanade - Cavano—SF 5-CBUs located across street CBUs between bicycle rack and recreation center. 3 from Sales Center. Sidewalk behind landscaping. l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\4.05.10 Required Parking For Residential Central Mail Delivery Locations\4 05 10 Required Parking for Residential Central Mail Delivery Locations 4-13-16 CCPC.docx Text underlined is new text to be added. Text strikethrough is current text to be deleted. Bold text indicates a defined term ,.. a . -t.. .. . .. .... .... .- s.wr e _ s tvF s� N 1 s- Canopy, a 108 SF residential community on Canopy Circle. (See site development plan below) — 'd '_._/ _ —.__H . . ' . _ _ , ___ __ a z: 300 a I-: 4+ , ,r,:& CANOPY CIRCLE — -'s hs, 1 t:!, A •-•_,5„: ___ ______.,. , r 71 zi44,(f-S*66.1' -- -— ____ t i1 X N.l i.[to �1A a*PVC SAN4'7 MAILBOX PULL-OFF AREA n MAILBOX KIOSK nYP.} 10 0' ® 8"J�vC SANT ARV SEWER 1TVP.) PRC P U.E. DECORATIVE COLUMN(TYP.) & PRC R BBON CURB(TYP.) ©A (TVI DSAC-LDR RECOMMENDATIONS: The Subcommittee unanimously approved the amendment with the following recommendation: consider adding flexibility to provide no parking spaces based on location and the number of households. This recommendation has been incorporated into the current draft. 4 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\4.05.10 Required Parking For Residential Central Mail Delivery Locations\4 05 10 Required Parking for Residential Central Mail Delivery Locations 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term DSAC-RECOMMENDATIONS: Unanimously approved with no changes. FISCAL & OPERATIONAL IMPACTS: None. Developer pays for mail kiosk/CBUs, lighting and parking. RELATED CODES OR REGULATIONS: USPS Postal Operation Manual-Modes of Delivery and Delivery Equipment. Chapters 316.1945 and 316.2045 Florida Statues. GROWTH MANAGEMENT PLAN IMPACT: None. OTHER NOTES/VERSION DATE: Prepared by Richard Henderlong, Principal Planner 4/07/16 Amend the LDC as follows: 1 2 4.05.10 Parking for Residential Central Mail Delivery Locations 3 4 A. Central mail delivery locations, such as neighborhood mail kiosks and cluster box units, in 5 residential neighborhoods, shall provide parking and lighting in order to provide a safe 6 environment to deliver and collect mail. All central mail delivery location(s) shall be 7 identified on the site development plan or the construction plan for the final subdivision 8 plat. 9 B. Central mail delivery locations shall adhere to the following standards: 10 1. Location. Parking spaces shall be located a minimum 85 feet from the centerline 11 of a street intersection, 50 feet from end of curb radius and 20 feet from 12 crosswalks, whichever is greater. The minimum distance from a gated entry to 13 parking spaces shall be 60 feet or greater. The parking spaces shall not encroach 14 into sidewalks, pedestrian pathways, or impede street and pedestrian traffic. 15 2. Parking space design standards. A minimum of two parking spaces shall be 16 provided for the central mail delivery locations. 17 a. Each parking space shall be a minimum dimension of nine (9)feet wide by 18 twenty-three feet in depth. 19 b. Grade level access to the central mail delivery location shall be provided 20 by one or more of the following: an access aisle, curb cut, curb ramp, or 21 by a similar design. 22 3. Parking requirements in B.1 and B.2 above are not required when: 23 a. A central mail delivery location is sited at recreational facilities and parking 24 is provided as established in LDC section 4.05.04 and pedestrian access 25 is provided from the parking lot area to the central mail delivery location. 26 b. A central mail delivery location is servicing a neighborhood of 16 or fewer 27 postal addresses and grade level access in B.2.b. is provided. 28 C. Lighting. Central mail delivery locations shall be sufficiently lighted by the neighborhood 29 streetlight system at an average illuminated intensity of 0.5 foot-candle. Lighting provided 30 for central mail delivery locations shall be shielded to prevent excessive light and glare. 31 # # # # # # # # # # # # # 32 33 34 35 36 37 5 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\4.05.10 Required Parking For Residential Central Mail Delivery Locations\4 05 10 Required Parking for Residential Central Mail Delivery Locations 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term 1 Reference Only: 2 3 USPS Publication 32-Glossary of Postal Terms: 4 Cluster box unit(CBU) -A centralized grouping of individually locked and keyed compartments 5 or mailboxes, such as a wall-mounted unit in an apartment building or a free-standing 6 neighborhood delivery and collection box unit. The carrier can generally access the individual 7 compartments at one time by using a special key to unlock a facing or rear flat panel(front-or 8 back-loading)or, for vertical boxes, (top-loading) an entire row of boxes that swing away from 9 the wall to expose the tops of each box. 10 11 Neighborhood delivery and collection box unit-A centralized unit of more than eight individually 12 locked compartments sized to accommodate the delivery of magazines, merchandise samples, 13 and several days' accumulation of mail. In addition,collection mail may be deposited in a 14 designated compartment. 15 16 USPS - Manual 17 631.442 Central Delivery Addresses 18 19 Central delivery mail receptacles (including USPS STD 4C equipment and CBUs, delivery 20 centers, and postal centers)must be identified by the same addresses as the dwellings for which 21 they serve as mail receptacles. The respective, conforming addresses should be displayed inside 22 the boxes and visible only to the carrier and customer when accessing that receptacle. USPS does 23 not assign addresses; however,the sequential ordering of any centralized delivery equipment is 24 subject to USPS approval for operational efficiency and to accommodate special circumstances 25 or requests for hardship delivery. For security or privacy,mailer associations or customer groups 26 may use another alphanumeric identification system on the outside of receptacles that is not part 27 of, or used in, the mailing address. 6 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\4.05.10 Required Parking For Residential Central Mail Delivery Locations\4 05 10 Required Parking for Residential Central Mail Delivery Locations 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. Land Development Code Amendment Request ORIGIN: Board of County Commissioners AUTHOR: Growth Management Department Staff DEPARTMENT: Growth Management AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 5.04.05 Temporary Events 5.04.06 Temporary Signs CHANGE: 1. To establish development and use standards for temporary special events, which includes temporary market events, sales and promotional events, and sports, religious, and community events 2. To add a new provision for temporary market events such as farmers markets,art fairs,and craft fairs,to the special events section and address standards for temporary signs. 3. To correct an inconsistency in the standards for sports,religious, and community events. 4. To clarify provisions related to temporary banners and sign permits. 5. To reorganize the time frames for temporary events and temporary signs for clarity. REASON: This amendment proposes standards for temporary markets, such as farmers markets, art fairs, and craft fairs which take place on private property. For reference, the BCC approved an amendment(Ordinance No. 15-28)on April 15th, 2015 which identified standards and an approval process for temporary events on Collier County property. 1. Development and use standards for special events (temporary market events, sales and promotional events, and sports, religious, and community events) are proposed. The standards include: providing for sanitary facilities; safe entry and exit to the event; use of vehicular use areas; use of temporary structures, merchandise and signage; obtaining permission from property management companies to host the event;compliance with other Collier County codes; and obtaining and displaying licensure or certification from other agencies. These standards are designed to address a range of event outcomes, including temporary market events which can take place on unimproved lands and sports, religious and community events which can take place at locations generally designed for another land use. Currently, special events may occupy, or render unusable,up to 10 percent of the parking required by LDC section 4.05.04. This amendment modifies this standard by allowing for 1 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. the use of up to 25 percent of vehicular use areas. Vehicular use areas are defined in LDC section 1.08.02 as: An area used for circulation,parking, and/or display of motorized vehicles, except junk or automobile salvage yards This will provide a simpler method of calculating the area of the special event allowed within the parking lot. Additionally,the increase from 10 to 25 percent will provide more flexibility for market operators, especially when events are held at locations with smaller parking lots.This means that applicants will be required to submit the area of the event that is taking place within the vehicular use area. 2. Currently, temporary market events on private property are typically reviewed by staff under LDC section 5.04.05 A.1. —Sales and Promotional Events. However, this section is designed for events that are related to the principal activities on the subject property. Additionally,temporary market event vendors do not always maintain physical storefronts and vendors at temporary market events sell a broad array of food and retail goods which may or may not be available for sale within the principal activities at the subject property. Certain applicants may also apply for a temporary market event pursuant to LDC section 5.04.05 A.2.—Sports,religious,and community events. In this instance,temporary market events are considered religious and/or community events and are restricted to zoning districts in which the temporary use is not specifically approved,unless otherwise approved by the Board. To address these discrepancies,the proposed amendment creates a new category of special event in order to allow for single-or multi-vendor events,such as farmers markets,art fairs, and craft fairs to take place on property where the goods sold at the market may be distinct from those sold at the established businesses located on the premise.Furthermore,the new category allows for religious and non-profit organizations to apply for temporary use permits under LDC section 5.04.05 A.2.—sports,religious,and community events without conflict. This amendment permits temporary market events on improved or unimproved non- residential properties. In addition to the standards applicable to special events, temporary market events are also required to obtain permission from the property owner to ensure coordination between event organizers and property owners. Additional standards are established to increase awareness of other Collier County business tax requirements and to ensure required licenses or certifications, especially when related to food preparation, are properly displayed for public inspection. It is important to note that the Cottage Food Law, Florida Statutes § 500.80, exempts individuals from obtaining a license from the Florida Department of Agriculture and Consumer Services (FDACS) when they make less than $15,000 annually on the manufacturing of certain food products such as breads, cakes, cookies, candies, jams, jellies,and fruit pies.However,these products must be labelled in such a way that identifies 2 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. the product was made in a cottage food operation that is not subject to Florida's food safety regulations. Further, Collier County Code of Laws section 126-143 requires a business tax receipt for each operator of a business, operator, or profession. This means that unless specifically exempted, each vendor at a farmers market is required to obtain a business tax receipt. However, businesses from other counties are not required to obtain a business tax receipt when selling goods at a temporary market in Collier County. 3. Currently, LDC section 5.04.05 A.2.a indicates that sports, religious, and community events are permitted"on lands not specifically developed and approved for such activities on a regular basis." However, LDC section 5.04.05 A.2.c. states that "temporary use permits in this category shall be restricted to those zoning districts in which the use would normally be permitted." As these provisions are in conflict, and because these events frequently take place at schools, churches and other locations that are not specifically developed for temporary events, it is proposed new language is established to indicate sports, religious, and community events are limited to zoning districts in which the use would be compatible. 4. Temporary signs must be placed on site and are subject to a 10 foot setback from any property line. However, banners are frequently secured to trees, poles, or other objects which may not be located more than 10 feet from a property line.A new provision is added to 5.04.06 A.3.c.i. to clarify that banner signs are not subject to this setback. This means that banners are still required to be placed on site, but the location of banners will only be reviewed for safety issues or other potential hazards. Additionally, temporary sign permits require an accompanying temporary event permit in accordance with LDC section 5.04.05 unless the sale, event, or activity does not require a temporary event permit. In these cases, a "sign only" temporary use permit is required in accordance with LDC section 5.04.06 B.1. This amendment proposes to rename these permits to "temporary sign permits" and to reorganize this provision, now LDC section 5.04.06 B.2.,to better distinguish this type of sign from sign permits required for temporary events. 5. Currently, temporary use permits for sales and promotional events limit temporary market events to 28 event days per year.As a new special event,this amendment proposes to allow a maximum of 52 event days per year. Temporary signs for temporary market events are allowed on the day of the event only. It is important to note that Temporary Market event days do not impact the maximum number of event days permitted for other events. For instance, this means that if a farmers market is held at the same location as a sales and promotional event, the number of event days of the sales and promotional event do not also reduce the maximum number of Temporary Market Event days. 3 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Text strikethrough is current text to be deleted. Bold text indicates a defined term. Additionally, temporary event time frames and temporary sign standards for all other temporary events are found throughout LDC sections 5.04.05 and 5.04.06. These standards have been reorganized and relocated in table format in 5.04.05 F.1. and 5.04.06 B.9., respectively. It should be noted that PUDs may include temporary market events as a permitted activity or land use within the PUD and if so may not be required to obtain a Temporary Use Permit for each event. As a result,the applicability of these proposed standards to temporary market events in PUDs will depend upon whether a particular PUD has included specific provisions related to temporary market events. DSAC-LDR RECOMMENDATIONS: The Subcommittee unanimously approved the proposed amendment and recommended the following: 1) Remove the word"certain" from Section 5.04.05 A.2. 2) Clarify how maximum event days are calculated. 3) Allow a maximum of 2 temporary signs for Temporary Market Events. 4) Clarify the licensing requirements for vendors. These changes have all been incorporated in the current draft. DSAC RECOMMENDATIONS: Unanimously approved with no changes. FISCAL & OPERATIONAL IMPACTS: There are no anticipated fiscal or operational impacts associated with this amendment. RELATED CODES OR REGULATIONS: Ordinance 2015-28. This amendment will require a change to the Administrative Code for Land Development. GROWTH MANAGEMENT PLAN IMPACT: There are no anticipated Growth Management Plan impacts associated with this amendment. OTHER NOTES/VERSION DATE: New standards or changes to existing standards are highlighted below. All other changes noted with strikethrough or underline formatting represent relocated or clarified language. --- ----------- - Amend the LDC as follows: 1 5.04.05 Temporary Events 2 A. Special Events. This section establishes the location and development standards for 3 special events, including temporary market events, sales and promotional events,and 4 sports, religious, and community events. 5 1. Standards applicable to all special events. 6 a. Sanitary facilities shall be provided for the duration of the event. Proof of 7 consent by business management shall be provided if permanent 8 business restrooms are to be used. 9 b. Safe ingress and egress shall be provided to the site, including 10 emergency access measures. 11 c. A maximum of 25 percent of the vehicular use area may be occupied or 12 otherwise rendered unusable by the placement of temporary structures, 4 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. 1 equipment, and merchandise associated with the special event, unless 2 additional off-site parking is provided. 3 d. The minimum required number of handicapped parking spaces for the 4 site pursuant to LDC section 4.05.07 for the site shall not be used for the 5 special event. 6 e. In support of the special event, temporary structures, equipment, 7 merchandise, and signage may be placed on the site subject to the 8 approval of a site diagram depicting the locations of principal structures, 9 parking, temporary structures, and signaqe. 10 i. Temporary signage shall be subject to the restrictions set forth in 11 LDC section 5.04.06. 12 ii. All temporary structures, equipment, merchandise, or placement 13 and parking of vehicles in conjunction with the special event shall 14 be located in a parking lot or open space at least 10 feet from the 15 property line and shall be removed at the conclusion of each 16 event. 17 iii. A building permit may be required for the erection of temporary 18 tents or structures. 19 f. See Collier County Code of Laws Sections 118-102 and 118-131 to 118- 20 155, or successor sections, for additional standards related to solid 21 waste and recycling collection. 22 q. No sales, advertising, or other activity related to the special event shall be 23 permitted in the public right-of-way in accordance with Collier County 24 Code of Laws Section 26-1, or successor sections. 25 h. Application. The Administrative Code shall establish the procedural 26 requirements for special events. 27 i. Termination of Convenience. The Board of County Commissioners may 28 terminate any special event permit at any time without notice and for any 29 reason. 30 2. Temporary Market Events. A temporary use permit is required for temporary 31 market events to allow for the temporary sale of retail products which may not 32 normally be available in non-residential zoning districts. Temporary market 33 events shall be defined as a single- or multi-vendor event where vendors sell 34 goods or personal services directly to the public, such as, but not limited to: 35 farmers markets, art fairs, and craft fairs. 36 a. Location. Temporary market events are allowed on improved or 37 unimproved non-residential properties. For temporary events on Collier 38 County Property, see LDC section 5.04.05 C. 39 b. The applicant shall provide a letter from the property owner or property 40 manager granting permission to utilize the subject property for the 41 temporary market event during the requested time period. 42 c. Operators and individuals selling goods or personal services at a 43 temporary market event are responsible for compliance with local 44 business tax requirements, pursuant to Collier County Code of Laws 45 Sections 126-143 and 126-152, or successor sections. 46 d. Each vendor is responsible for securing and displaying all necessary 47 licenses or certifications to the general public in a conspicuous place, 48 including but not limited to any license or approval required when offering 49 prepared food for consumption. 50 4-3. Sales and Promotional Events. 5 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Text strikethrough is current text to be deleted. Bold text indicates a defined term. 1 a. A temporary use permit is required for temporary sales and/or 2 promotional events on non-residential property, such as grand openings, 3 going out of business sales, special promotional sales, sidewalk sales, 4 overstock sales, tent sales, or other similar uses for sales and 5 promotional events related to the principal activities in operation at the 6 subject property, unless otherwise provided for in this section. 7 b. The Administrative Code shall-establish the procedural requirements for a 8 temporary use permit for sales or promotional events. 9 • - --- e - e e: - -' -- - . - - • , -- - - , • 10 merchandise, structures, and equipment may be placed subject to 11 approval of a site plan depicting same. 12 i. Temporary signage shall be subject to the restrictions set forth in 13 14 -- - - - - - -•e - - --- , • - - - --, - 15 - - -- - - - -- - - -- -- - -16 temporary sale, shall conform to the minimum yard requirement° 17 of the zoning district in which it is located. 18 iii. A building permit may be required for the erection of temporary 19 structuress. 20 db. Temporary use permits for sales may be issued to the owner(s) of a 21 commercial establishment, or to the tenant(s) operating within a 22 commercial establishment with the approval of the property owner or 23 property manager, provided said tenant provides documentation of a 24 current annual lease with the property owner. Uses permitted by an 25 approved temporary sales permit shall be operated by the property owner 26 or tenant(s), except as provided for in LDC sections 5.04.05 A.43_e. 27 and 5.04.05 A.43_f. below. 28 ec. Temporary use permits for sales shall be restricted to those zoning 29 districts in which the sale of the items would normally be permitted. 30 Further, the sales activity permitted by the temporary use permit shall be 31 related to the principal commercial activities in operation on the subject 32 property, except as provided for in LDC subsections 5.04.05 A.43_e 33 and 5.04.05 A.43.f below. 34 fd. Special event temporary use permits for Sales and Promotional Events 35 shall not be issued for undeveloped unimproved properties, with 36 exception to pre-construction ground breaking events with a valid 37 development order. 38 ge. The County Manager or designee may issue temporary use permits for 39 satellite locations subject to the applicable restrictions set forth in this 40 section, provided the applicant currently operates a business from a 41 permanent, approved commercial location within the County. Additionally, 42 the purpose of the temporary sale shall be the same as the principal 43 purpose of the existing commercial business of the applicant. 44 hf. The County Manager or designee may, in determining a specific benefit 45 to the public, grant a temporary use permit to facilitate the sale of an item 46 or items not generally available within a specific planning community, 47 subject to the applicable restrictions set forth in this section. 48 24. Sports, religious, and community events. 49 a. A temporary use permit is required for sports, religious, community, or 50 other similar events sponsored by profit, nonprofit, charitable, civil, or 51 membership organizations, on lands not specifically developed and 6 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Text strikethrough is current text to be deleted. Bold text indicates a defined term. 1 approved for such activities on a regular basis. The County Manager or 2 designee may grant a nonrenewable temporary use permit of up to 1/1 3 days duration for such events. 4 b. Temporary use permits of this type may, in support of the use being 5 permitted, include the placement of temporary signs, merchandise, 6 structures and equipment, and a mobile home as an office, but not for 7 residency. 8 i. Temporary signage shall be subject to the restrictions set forth in 9 section 5.01.06 10 ii. A building permit may be required for the placement and/or 11 erection of temporary structures. 12 c. Temporary use permits in this category shall be restricted to those zoning 13 districts in which the use would normally be permitted be compatible, 14 unless otherwise approved by the Board of County Commissioners via a 15 public petition request. 16 d. The County Manager or designee shall accept, without fee, temporary 17 use permit applications for sports, religious, community, or other similar 18 events, upon presentation of documentation that the sponsor of the event 19 is a bona fide nonprofit organization and the event is intended to benefit 20 the community at large or a specific group of individuals. Two such events 21 per calendar year per organization are eligible for this permit. 22 3. Special Event time limits. 23 a The County Manager or designee may grant nonrenewable temporary 24 25 the sum total duration of all permits for such events for that location does 26 not exceed 28 days. 27 b. For multiple occupancy parcels with 10 or more tenants the total duration 28 of all such permits shall not exceed 42 days per calendar year. 29 c. Temporary use permits for special events may be extended up to an 30 additional 4 weeks when approved by the Board of County 3132 additional constraints which shall be noted as conditions of the permit and 33 the permittee will be required to sign a notarized agreement to abide by 34 such conditions. 35 B. Temporary seasonal sales. A nonrenewable 5 week temporary use permit may be 36 issued for seasonal and holiday related temporary sales subject to the following 37 restrictions. 38 1. Temporary use permits for seasonal sales may be issued only for the following 39 seasonal/holiday related items: 40 a. Christmas trees. 41 b. Fireworks, as allowed by F.S. Chapter 791 and subject to the issuance of 42 an approved permit by the jurisdictional fire district. 43 c. Pumpkins. 44 2. Temporary use permits for seasonal sales may be issued on improved or 45 unimproved properties. 46 3. The applicant shall provide a notarized letter from the property owner or 47 property manager granting permission to utilize the subject property for the 48 temporary seasonal sales. 49 4. Temporary use permits for seasonal and/or holiday sales may, in support of the 50 use being permitted, include the placement of signs, merchapd+se, temporary 51 structures, and equipment. 7 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Text strikethrough is current text to be deleted. Bold text indicates a defined term. 1 a. Temporary signage is subject to the restrictions set forth in subsection 2 5.01.06 A & B. 3 b. A building permit may be required for the erection of temporary 4 structures, 5 C. Garage sales. A permit is required for garage sales,: In the case of garage sales, lawn 6 sales, and other similar temporary sales to be held at private homes, churches and 7 other places of worship, community centers, or other nonprofit residentially zoned 8 institutions, •- -_. _ __ e _ _ •-- • _ . _ _•- __ . _ ••• _ 9 10 D. Temporary events on Collier County Property. 11 1. A Board approved agreement shall be required for temporary events on all 12 Collier County parks, facilities, and other property. A temporary use permit shall 13 not be required. 14 2. Signage for temporary events on Collier County property shall comply with LDC 15 section 5.04.06 Temporary Signs. 16 3. The applicant shall coordinate with emergency medical services, fire districts, 17 and Collier County Sheriff's offices to determine the appropriate level of coverage 18 required for the event. 19 E. Temporary Uses, not elsewhere classified. At the direction of the BCC, the County may, 20 from time to time, be called upon to allow certain uses for specific periods of time.After 21 public hearing, the County Manager or designee may issue a Temporary Use Permit 22 upon receipt of satisfactory evidence that all stipulations and/or requirements have been 23 satisfied. 24 F. Temporary event time limits. 25 1. Table 5.04.05 F.1. –Temporary Event Time Limits Maximum number of Maximum event days allowed number of event Temporary event type for each permit days allowed per calendar year per location Temporary market events 13 52'1 Salesand promotional events 14 2822 3 Sports, religious, and community 14 2823 events — — Temporary seasonal sales 35 105 Garage sales 2 4 Temporary events on Collier County As approved in accordance with LDC property section 5.04.05 D. Temporary uses not elsewhere As approved in accordance with LDC classified section 5.04.05 E. 8 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. 1 Maximum consecutive event days shall not exceed two event days at any one location. 2 Extension. Temporary use permits for sales and promotional events and sports, religious, and community events may be extended up to an additional four weeks when approved by the Board of County Commissioners at a regularly scheduled public meeting. Such approval may be subject to stipulations and additional constraints which shall be noted as conditions of the permit and the permittee will be required to sign a notarized agreement to abide by such conditions. 2 For multiple occupancy parcels with ten or more tenants the total duration of all such events shall not exceed 42 event days per calendar year. 1 # # # # # # # # # # # # # 2 3 5.04.06 Temporary Signs 4 A. A temporary use permit is required for the placement of any temporary ground sign, 5 snipe sign, or banner that is not otherwise lawfully permitted. Temporary signs shall be 6 allowed subject to the restrictions imposed by this section. 7 1. The County Manager or designee may issue temporary sign permits, classified 8 by use, as necessary to adequately address each of the temporary signs 9 described within this section. For each permit type the nonrefundable fee shall be 10 as established in the fee schedule for the services performed by the Growth 11 Management Division Department. 12 2. Temporary signs and banners shall not be erected prior to obtaining the 13 appropriate temporary use permit, except as provided in LDC section 5.04.06 14 B.2., and shall be removed on or before the expiration date of the temporary use 15 permit authorizing said sign. 16 3. Standards applicable to all temporary signs. 17 a. Temporary signs and banners permitted by authority of this section shall 18 not be placed within any public right-of-way. 19 i. Sign placement shall not obstruct or impair the safe visibility, 20 ingress, or egress of pedestrians and motorists. 21 b. •- - - - - - - - - - --- 22 - - -- - - -- - - •; - - -- - --23 - _- _ _ _• - - -- - - _ -_e-- . - e -.The maximum 24 number and time limits for temporary signs are established in LDC 25 section 5.04.06 B.9.a. 26 c. Absent specific standards to the contrary, temporary signs shall be 27 located onsite and no closer than 10 feet to any property line. 28 i. Exception. Banner signs are not subject to the 10 foot setback to 29 any property line. 30 d. Temporary signs and banners used on non-residential or mixed use 31 properties shall not exceed 32 square feet in sign area or 8 feet in height. 32 e. Temporary signs used on residentially zoned properties shall not exceed 33 4 square feet in area or 3 feet in height. 34 B. Temporary Sign Permit Types and Standards. 35 1. Temporary Events. A temporary use permit for a temporary event, issued 36 per LDC section 5.04.05., shall allow for the placement of temporary signage as 37 classified and regulated herein. 38 2. A temporary sign permit is required for temporary ground signs and banners 39 used to promote a sale, event, or activity not requiring a temporary event permit 40 per LDC section 5.04.05, such as, but not limited to: study or course offerings, 9 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. 1 vacation camp, non-public indoor events, and sales events occurring within the 2 confines of an established business. 3 a. A temporary sign permit will be allowed, regulated, and enforced as a 4 temporary use permit for special event signs. 5 b. No permit shall be required for temporary signs associated with 6 temporary events on Collier County property approved in accordance with 7 LDC section 5.04.05 D. 8 a. A"sign only" temporary use permit may be issued for temporary ground 910 - -. -- - - • '. -- -• - - _ ..• e-- .e- ..'4 ' e - -ee • 11 Such uses include, however are not limited to, study or course offerings, 12 --- e -- e - - - --- - - - - -- - = - - - - 13 within the confines of an-established business. 14 i. "Sign only" temporary use permits will be allowed, 15 -- - - - - • - --- -- - - - - 16 ii. Time limits for"sign only" temporary use permits shall be 17 the same as those for special events, see subsection 18 5.04.05 A.3. 19 b. Special event signs. 20 i. Special event signs shall be erected not more than 15 calendar 21 days prior to the supporting event and shall be removed-within-7 22 -- - -- -- - - .. = - -- - - - 23 c. Seasonal sales signs. 24 D3. Garage sales signs. Two The temporary signs may be placed on the property 25 where the sale is being conducted. 26 24. Grand Opening signs. A one-time 14 day nonrenewable grand 27 opening temporary sign only temporary-use permit may be issued upon the 28 opening of a new business, or the approved relocation of an existing business. 29 a. A current valid Collier County Business Tax Receipt or an approved Land 30 Use and Zoning Certificate (Non-Residential) may serve as evidence of 31 the new business, or location, opening. 32 b. A separate permit is not required for a grand opening sign if being placed 33 in conjunction with a special event temporary use permit issued 34 per LDC subsection 5.04.05 A.43. 35 c. A grand opening sign temporary use permit may be obtained only within 36 the first 3 months of establishing a new business or location. 37 dc. A grand opening sign is limited to an anchored banner. 38 ed. A"sign only" temporary use permit for a grand opening sign shall be 39 exempt from the annual time limitations identified in subsections 40 5.04.05 F.1.A.3.a. and 5.01.06 C.1.a.ii. 41 35. "Coming Soon"Signs."A one-time non-renewable temporary use permit may be 42 granted;for a coming soon sign located within a non-residential zoning district, 43 subject to the following: 44 a. As applied in this section, a coming soon sign is defined as a ground sign 45 used to inform the public of the intended opening of a new business. 46 b. A temporary use permit for a sign shall not be issued until the applicant 47 has applied for a building permit for the new principal structure. 48 c. The temporary use permit number shall be placed at the base of the sign 49 not less than 1/2 inch from the bottom. 50 d. •- e • - - •e -- - -- - -- e - -- ee - - •-• - • - - - - 51 issuance of the temporary-use permit or until the issuance of a permit for 10 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term. 1 the permanent sign, whichever occurs first. The non-refundable fee for 2 this temporary use permit shall be as set forth in the fee schedule for tho 3 4 Services Division. 5 46. Temporary business identification signs. A temporary use permit allowing for the 6 temporary placement of a sign solely for the purpose of displaying a business 7 name for an existing business undergoing a permitted renovation, remodel, or 8 repair that would require the temporary removal of an existing legally conforming 9 sign. 10 a. As applied in this section, the sign must be constructed of wood, plastic, 11 or other similar material, may not be a banner sign, and is limited to 16 12 square feet. 13 b. If placed in a shopping center or multiple occupancy building, the 14 temporary sign for each business must be of similar color, lettering, and 15 style. 16 c. The sign may be affixed to the building or free-standing in front of the 17 building so long as the sign does not obstruct or interfere with pedestrian 18 or vehicular traffic, parking or fire lanes, or access to adjacent units. 19 d. The sign may remain in place for no longer than 120 days, until 20 -- -- - - - -- - ' -, - - - • - - - -, 21 whichever occurs first. 22 57. Temporary sign covers.A non-renewable temporary use permit is required to 23 erect a temporary sign cover over an existing sign unless otherwise provided 24 herein. Temporary signs shall be allowed subject to the restrictions imposed by 25 this section. 26 a. A sign cover shall be made from white vinyl or canvas, and may be 27 authorized for an existing ground or pole sign,for 120 days, or when tho 28 _ ' - e, • - ---- . , -• - - -• After 29 the timeframe established in 5.04.06 B.9.a. the cover shall be removed, 30 regardless of whether or not the sign face has been replaced. 31 68. Election and Referendum signs. Signs for elections and referendums shall be 32 permitted subject to the following requirements: 33 a. A bulk temporary permit shall be obtained prior to the erection, 34 installation, placement, or display of signage before elections and 35 referendums. The fee for the bulk permit shall be as set forth in the fee 36 schedule for the services performed by the Community Development and 37 Environmental Services Division. 38 b. The bulk permit number shall appear on every sign or on the pole 39 supporting the sign. 40 c. - •- - = -- ••• . -- - - -- -- - 41 after the event. Each sign not removed within the required time identified 42 in LDC section 5.04.06 B.9.a. shall constitute a separate violation of this 43 Code. The permittee will be subject to issuance of a citation for each 44 violation from the Collier County Code Enforcement Board. 45 d. Signs erected within residentially zoned or used property shall not exceed 46 4 square feet in area and 3 feet in height, and shall be located on-site and 47 no closer than 5 feet to any property line. 48 e. In all other zoning districts such signs shall not exceed a maximum sign 49 area of 32 square feet and 8 feet in height, except when affixed to the 50 surface of a building wall, and shall be located no closer than 10 feet to 11 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx Text underlined is new text to be added. Text strikethrough is current text to be deleted. Bold text indicates a defined term. any property line. The quantity of such signs shall be limited to 1 sign for 2 -- - - -3 9. Signage timeframes. Timeframes for temporary signs are established in Table 4 5.04.06 B.9.a. 5 a. Table 5.04.06 B.9.a. Maximum Event Type number of Maximum duration of temporary signs temporary (calendar days) signs Temporary market 2 Duration of event only. events Sales and promotional _, 15 calendar days prior to the event and 7 days events 1 after the event has taken place. Sports, religious, and , 15 calendar days prior to the event and 7 days community events 1 after the event has taken place. Temporary sign , 15 calendar days prior to the event and 7 days permits 1 after the event has taken place. Temporary seasonal 11 Duration of event only. sales — Garage sales 2 Duration of event only. Grand-opening sign 11 14 days and only within the first 3 months of establishing a new business or location. 6 months from issuance of the permit or the date on which a building permit for the new principal "Coming soon" skins 11 structure is issued, whichever is later, or until the issuance of a building permit for a permanent sign, whichever occurs first. Temporary business 120 days or until construction is complete, identification 11 whichever is later, or when a permanent sign is installed, whichever occurs first. 120 days, or when the permanent sign is installed, Temporary sign covers 1 whichever which the permit is issued shall be removed within occurs first. Election and 1 for each lot referendum signs or parcel per All signs for 7 days after the event. bulk permit.? Temporary uses not As approved by the Board of County elsewhere classified 1' Commissioners in accordance with LDC section 5.04.05 E. Two signs are permitted for properties with two street frontages. One sign may be displayed on each street frontage. 2 In residentially zoned property, there is no limit to the number of signs per property. 6 # # # # # # # # # # # # # 12 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\5.04.05 Temporary Markets on Private Property\5 04 05 Temporary Events-Temporary Markets on Private Property 4-13-16 CCPC.docx The utilities amendment: LDC sections 5.05.12 & other sections will be continued to the MAY 5th, 2016 CCPC meeting Text underlined is new text to be added. Bold text indicates a defined term Land Development Code Amendment Request ORIGIN: Growth Management Department AUTHOR: Growth Management Department Staff DEPARTMENT: Growth Management AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 6.02.06 Potable Water Facility Level of Service Requirements 6.02.07 Sanitary Sewer Facility Level of Service Requirements CHANGE: To remove outdated standards in LDC sections 6.02.06 and 6.02.07 regarding potable water and sanitary sewer-wastewater treatment facility level of service requirements. The standards are inconsistent with the current potable water and sanitary sewer-wastewater treatment provisions established in the Growth Management Plan (GMP) - Capital Improvement Element (CIE). It is proposed a cross reference to the level of service standards in the Growth Management Plan GMP -CIE is provided in LDC sections 6.02.06 and 6.02.07. REASON: Following the 2011 Evaluation and Appraisal Report (EAR) of the GMP-CIE, ordinance 2013-03, the level of service standards for municipal and private water systems level of service standards were removed. However, the level of service standards for the county were retained in Policy 1.5 D and E, respectively. In 2013,the Potable Water and Sanitary Sewer Sub- Elements of the Public Facilities Element, ordinances 2013-05 and 2013-06, were also amended and the level of service standards were removed and replaced with a cross reference to Policy 1.5 D and E in the GMP-CIE. Throughout these changes, the level of service standards in the LDC section were not updated. The level of service standards in the GMP-CIE will continue to be evaluated and updated several ways. The County's Water-Sewer District evaluates the potable water and sanitary sewer demand through the Water-Wastewater Master Plan updates and adjusts the LOS standards established in CIE Policy 1.5 D. and E, as needed. The figures are also updated through the Annual Update and Inventory Report (AUIR) process. Therefore, there is no longer a need for the standards to be duplicated in the LDC. In addition, LDC sections 6.02.06 and 6.02.07 provide criteria for determining public facility adequacy. This language is similar to Policy 5.1 in the GMP-CIE. It is recommended that the LDC language is modified to reflect the GMP-CIE provision in Policy 5.1 noted below: "The concurrency requirement for the Potable Water,Wastewater Treatment,Drainage Stormwater Management and Solid Waste Disposal Level of Service Standards of this Growth Management Plan will be achieved or maintained if any one of the following standards of the Concurrency Management System is met: A. The necessary facilities and services are in place at the time a final site development plan,final plat or building permit is issued; or B. The necessary facilities and services are under construction at the time a final site development plan,final plat or building permit is issued;or 1 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\6.02.00 Removal of LOS standards and reference to CIE\6 02 06 6 02 07 Potable Water and Sanitary Sewer Facility 4-13-16 CCPC.docx 4/13/2016 2:10:52 PM Text underlined is new text to be added. Bold text indicates a defined term C. The necessary facilities and services are guaranteed in an enforceable development agreement that includes the provisions of paragraphs A and B of this policy. An enforceable development agreement may include,but is not limited to,development agreements pursuant to Sections 163. 3220- 163. 3243, Florida Statutes, or an agreement or development order issued pursuant to Chapter 380,Florida Statutes.The agreement must guarantee that the necessary facilities will be in place when the impacts of the development occur,pursuant to Section 163.3180. F.S." Furthermore, the amendment removes the specific standards and provides cross references in LDC subsections 6.02.06 B. and 6.02.07 B to LDC section 10.02.07.F-Requirements for Certificates of Public Facility Adequacy, as they are alike. LDC section 10.02.07.F - Requirements for Certificates of Public Facility Adequacy: "F. Standards for review of application. The following standards shall be used in the determination of whether to grant or deny a certificate of public facility adequacy if the State of Florida adopts legislation to ban the collection of impact fees.Before issuance of a certificate of public facility adequacy,the application shall fulfill the standards for the following public facility components: 1. Potable water facilities. a. The potable water component shall be granted if any of the following conditions are met: i. The required public facilities are in place at the time a final site development plan, final subdivision plat or building permit is issued. ii. The required public facilities are under construction at the time a final site development plan, final subdivision plat or building permit is issued. iii. The required public facilities are guaranteed in an enforceable development agreement that includes the provisions of the LDC section 10.02.07,above. 2. Sanitary sewer facilities and solid waste facilities. a. The sanitary sewer component shall be granted if any of the following conditions are met: i. The required public facilities are in place at the time a final site development plan, final subdivision plat or building permit is issued. ii. The required public facilities are under construction at the time a final site development plan, final subdivision plat or building permit is issued. iii. The required public facilities are guaranteed in an enforceable development agreement that includes the provisions of sections i.and ii. " DSAC-LDR RECOMMENDATIONS: FISCAL & OPERATIONAL IMPACTS: None. 2 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\6.02.00 Removal of LOS standards and reference to CIE\6 02 06 6 02 07 Potable Water and Sanitary Sewer Facility 4-13-16 CCPC.docx 4/13/2016 2:10:52 PM Text underlined is new text to be added. Bold text indicates a defined term RELATED CODES OR REGULATIONS: Ordinances 08-63, 13-03, 13-05, and 13-06; GMP- Capital Improvement Element Policy 1.5.D. and E; GMP-Wastewater Treatment Sub-Element Policy 1.3 and Potable Water Sub-Element Policy 2.3. GROWTH MANAGEMENT PLAN IMPACT: None. OTHER NOTES/VERSION DATE: Prepared by: Richard Henderlong, Principal Planner, 04/08/16 1 Amend the LDC as follows: 2 3 6.02.06 - Potable Water Facility Level of Service Requirements 4 A: See Policy 1.5 D, the Capital Improvement Element of the Growth Management Plan or 5 successor section, for the level of service standards for potable water facilities. The LOS 6 - --- - -- -- - - - --" - _ - --- -- - - - - -.. - - - - _7 systems. 8 1. For the Collier County Water and Sewer District, the LOS is 185 gallons per capita 9 per day(GPCD). 10 2. For the Goodland Water District, the LOS is 163 GPCD. 11 3. For the City of Naples unincorporated service area, the LOS is 163 GPCD. 12 4. - - - - ---- _e ee - :e -- -- - - •- '- j -- - `. 13 5. For independent districts and privato potable wator systems, tho LOS is tho 14 -- - - - - - • - -• . . •e. e. .- •e :e • '= - - - "e - e : 15 Water Sub Element of the GMP, except that approved private wells are exempt 16 from these LOS requirements. 17 B. The Ddetermination of public facility adequacy for potable water facilities shall be based 18 on the-fallewing4 LDC section 10.02.07 F.1. 19 20 - - • e , e e .. .-e. 21 2. The required public necessary facilities and sorvicos aro undor construction at tho 23 issued. 24 3. The required public necessary facilitios aro guarantood in an enforceablo 25 - - - - • . - - - ---- : - - '_•e•_ e ._e_ - - - E. . 26 and 6.02.06 B_2. of the LDC. 27 28 29 # # # # # # # # # # # # # 30 31 6.02.07 -Sanitary Sewer-Wastewater Treatment Facility Level of Service Requirements 32 A: See Policy 1.5 E, the Capital Improvement Element of the Growth Management Plan or 33 successor section, for the level of service standards for sanitary sewer — wastewater 34 treatment facilities. The LOS for capital sanitary sewer facilities varies between public 35 sanitary sewer systems and private sanitary sewer systems. The LOS for the North Sewer 36 Ar a The LOS for capital sanitary sewer facilities varies between is 145 GPCD. The LOS 37 for the South Sewer Area is 100 GPCD. The LOS for the Southeast Sewer Service Area 38 is 120 GPCD. The LOS for the Northeast Sewer Service Area is 120 GPCD. The LOS for 39 the City of Naples unincorporated sewer service area is 121 GPCD. 40 B. The LOS for independent districts and private sanitary sewer systems is the sewage flow 41 design standards identified in Policy 2.1 of the Sanitary Sower Sub Element the GMP, as 3 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\6.02.00 Removal of LOS standards and reference to CIE\6 02 06 6 02 07 Potable Water and Sanitary Sewer Facility 4-13-16 CCPC.docx 4/13/2016 2:10:52 PM Text underlined is new text to be added. Bold text indicates a defined term 42 - - - - •- - - - - - - • ' -- - . . • . - - - -- . _•. •43 LOS requirements. 44 C_ The determination of public facility adequacy for sanitary sewer-wastewater treatment 45 facilities shall be based on LDC section 10.02.07 F.2. 46 1. The required public facilities are in place at the time a final site development plan, 47 48 2. The required public facilities arc under construction at the time a final site 50 3. The required public facilities arc guaranteed in an enforceable development 51 . e - • - -- - - • •-• - -- - •-• •e .e • ..e -.e .e 52 C2. 53 # # # # # # # # # # # # # 4 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\6.02.00 Removal of LOS standards and reference to CIE\6 02 06 6 02 07 Potable Water and Sanitary Sewer Facility 4-13-16 CCPC.docx 4/13/2016 2:10:52 PM Text underlined is new text to be added. Bold text indicates a defined term Land Development Code Amendment Request ORIGIN: Engineering and Natural Resources Division AUTHOR: Growth Management Department Staff DEPARTMENT: Growth Management AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 6.06.03 Streetlights 10.02.11 Submittal of Streetlight Plans CHANGE: To amend the professional requirements for submitting streetlight plans from an "electrical engineer"to an"engineer"and delete the provision requiring an electrical engineer to install streetlights. REASON: The change to LDC section 6.06.03 Streetlights is to provide consistency with LDC section 10.02.04 B.2.e.iv which establishes that an applicant's engineer may design streetlight plans on private streets at the time of construction plan and final subdivision plat application submittal. LDC section 6.06.03 D.1 Streetlights provides for the following: "Where streetlights are to be installed on private streets, the developer, through an electrical engineer registered in Florida, shall design and install the street lighting system subject to the approval of the County Manager or designee. " LDC section 10.02.11 Submittal of Streetlight Plans stipulates: "All street lighting plans shall be prepared by an electrical engineer." However, LDC section 10.02.04 B.2.e.iv, which establishes required improvements for construction plans and final subdivision plats, does not include the term"electrical". It states: "Street lighting. Plans for streetlights shall bear the approval of the utility authorities involved. If the street lighting system is to be privately owned and maintained by a property owners'association or similar entity, it shall be designed by the applicant's engineer;" To date, there have been no concerns or issues raised with non-electrical engineers submitting street lighting plans. Staff and the development industry do not object to allowing an engineer to submit streetlight plan designs. Moreover, the professional license for engineers in Florida includes electrical engineering. Further,the amendment proposes to remove LDC section 10.02.11 in its entirety since it no longer serves a purpose and these standards are contained in LDC section 10.02.04 B 2.e.iv. 1 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\6.06.03, 10.02.11 Streetlights Submittals by Applicant vs. Electrical Engineer16.06.03 and 10.02.11 Streetlights and Submittal of Street Lights 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term DSAC-LDR RECOMMENDATIONS: The Subcommittee unanimously approved the proposed amendment with no changes. DSAC-RECOMMENDATIONS: Unanimously approved with no changes. FISCAL & OPERATIONAL IMPACTS: None. RELATED CODES OR REGULATIONS: LDC Section 10.02.04. An amendment to the Administrative Code-Chapter 5 E.1,Requirements,for Construction Plans- Submittal Credentials will be completed at a later date. GROWTH MANAGEMENT PLAN IMPACT: None. OTHER NOTES/VERSION DATE: Prepared by Richard Henderlong, Principal Planner, 4-12-16 Amend the LDC as follows: 6.06.03 -Streetlights 1 D. Wherever, in the opinion of the County Manager or designee, based on an engineer's 2 determination, a dangerous condition is created by sharp curves, irregularities in street 3 alignment, or other similar circumstances, additional lights may be required. Streetlights 4 and mounting poles shall be wired for underground service. All conduits and casing to be 5 placed under the roadway required for the lights must be installed during each 6 construction phase prior to roadway subbase completion. Streetlights shall be designed 7 and installed in either of two 121 ways: 8 1. Where streetlights are to be installed on private streets, the developer, through 9 an-electrical an engineer registered in the State of Florida;shall design and 10 install the street lighting system subject to the approval of the County Manager 11 or designee. Upon completion of the streetlights, they shall be owned, operated, 12 and maintained by the property owners' association, a condominium 13 association, cooperative association, or other similar entity, or the public utility 14 furnishing the electric service. 15 2. Where the streetlights are to be installed on public streets, the developer may 16 elect to initiate a municipal services benefit or taxing unit in coordination with the 17 County Manager or designee in order to provide street lighting. If the municipal 18 services benefit or taxing unit is approved by the BCC, the County Manager or 19 designee shall authorize the public utility to design, install, and maintain the 20 street lighting system at no cost to the County's general fund. If no municipal 21 services benefit or taxing unit is created for public streets, the provision of this 22 section shall govern the design, construction, and maintenance of streetlights. 23 # # # # # # # # # # # # # 24 10.02.11 - f Reservedl 25 - :- - - - - - :-- -- - - - -- = •-- . 26 # # # # # # # # # # # # # 2 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\6.06.03,10.02.11 Streetlights Submittals by Applicant vs. Electrical Engineer\6.06.03 and 10.02.11 Streetlights and Submittal of Street Lights 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term Land Development Code Amendment Request ORIGIN: Planning and Zoning Division AUTHOR: Growth Management Department Staff DEPARTMENT: Growth Management AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 9.04.04 Specific Requirements for Minor After-the-Fact Encroachment CHANGE: Currently,there is a conflict between the criteria established in the administrative mi- nor after-the-fact encroachment provisions. This amendment rectifies the conflict. REASON: Ordinance 2006-63 amended LDC section 9.04.04 Specific Requirements for Minor After-the-Fact Encroachments and established several distinct criteria for granting an administra- tive variance. LDC sections 9.04.04 A and B provide varying degrees of relief for two types of after-the-fact situations. However, one of the criteria is located in both subsections, creating confusion and po- tential conflicts. The proposed amendment clarifies which criteria are to be met for each scenario and establishes that the encroachment applies to the yard requirement in effect the date the building permit was issued. Additionally, it is proposed 9.04.04 C is amended to clarify that one of the three criteria is to be met in order to qualify for administrative approval. DSAC-LDR RECOMMENDATIONS: The Subcommittee unanimously approved the proposed amendment with no changes. DSAC-RECOMMENDATIONS: Unanimously approved with no changes. FISCAL & OPERATIONAL IMPACTS: None. RELATED CODES OR REGULATIONS: Collier County Ordinance 2006-63. An amendment to the Administrative Code for Land Development will be completed at a later date. GROWTH MANAGEMENT PLAN IMPACT: None. OTHER NOTES/VERSION DATE: Prepared by Richard Henderlong,Principal Planner,4/7/16 CC Amend the LDC as follows: 1 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\9.04.04 After the Fact Variance Criteria\9 04 04 Specific Requirements for Minor After-The-Fact Encroachment 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term 1 9.04.04 -Specific Requirements for Minor After-the-Fact Encroachment 2 3 Minor after-the-fact yard encroachments for structures, including principal and accessory 4 structures, may be approved administratively by the County Manager or designee. Exceptions 5 to required yards as provided for within section 4.02.01.D shall not be used in the calculations 6 of existing yard encroachments. 7 A. For both residential and non-residential structures the County Manager or de- 8 signee may administratively approve minor after-the-fact yard encroachments 9 of up to five (5) percent of the required yard, not to exceed a maximum of six 10 (6) inches when= 11 1. A a building permit has been issued and is under review, but for 12 which a certificate of occupancy has not been granted. The encroach- 13 ment applies to the yard requirement in effect as of the date on which 14 the building permit was issued. 15 - -- ••• - - -- -- - - - . . - - - e : - 16 order has boon granted. 17 B. For both residential and non-residential structures, the County Manager or 18 designee may administratively approve minor after-the-fact yard encroach- 19 ments of up to ten (10) percent of the required yard with a maximum of two (2) 20 feet when 21 1. A a building permit and certificate of occupancy or a final develop- 22 ment order has been granted. The encroachment applies to the yard 23 requirement in effect as of the date on which the certificate of occu- 24 pancy or final development order, as applicable, was issued. 25 2. The encroachment applies to the yard requirement which was in effect 26 _ _ •- .. - _ _ '.. - - -- --- - 27 mons orrder was issued 28 C. For structures on property supporting a single-family home, two-family home, 29 duplex, mobile home or modular home, the County Manager or designee 30 may administrativelyapprove encroachments of up to twenty-five (25) percent 31 of the required yard in effect as of the date of the final development or- 32 der when one of the following conditions exists:.- 33 1. In the presence of mitigating circumstances, where the encroachment 34 does not result from error or action on the part of the property owner. 35 2. Structures for which a final development order has been issued. 36 3. When no building permit record can be produced the following criteria 37 must be met: 38 a. An after-the-fact building permit for the structure, or portion of 39 the structure, is issued prior to the application for the adminis- 40 trative variance. The administrative variance will only be ap- 41 proved once all inspections have been completed, and the cer- 42 tificate of occupancy will be issued only in cases where an ad- 43 ministrative variance has been approved. 44 b. The encroaching structure, or portion of the structure, was 45 constructed prior to the purchase of the subject property by the 46 current owner. 47 c. Evidence is presented showing that the encroaching structure, 48 or portion of the structure, was constructed at least two (2) 49 years prior to the date of application for the administrative vari- 50 ance. This evidence may be in the form of a survey, property 51 card, or dated aerial photograph clearly showing the encroach- 52 ment. 2 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\9.04.04 After the Fact Variance Criteria\9 04 04 Specific Requirements for Minor After-The-Fact Encroachment 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term 1 d. The encroaching structure is either an addition of living area to 2 a principal structure, or an accessory structure of at least 3 two hundred (200) square feet in area. 4 e. The encroachment presents no safety hazard and has no ad- 5 verse effect on the public welfare. 6 4. Where a structure was lawfully permitted within a residential zoning 7 district under a previous code, and where said structure is considered 8 nonconforming under the current Land Development Code, due to 9 changes in the required yards, the County Manager or designee may 10 administratively approve a variance for an amount equal to or less than 11 the existing yard encroachment. 12 D. Under no circumstances shall any administrative variance be approved which 13 would allow a reduction of the separation between structures to less than ten 14 (10)feet. 15 E. Administrative variances approved pursuant to the above do not run with the 16 land in perpetuity and remain subject to the provisions of this section regarding 17 nonconforming structures. 18 # # # # # # # # # # # # # 3 l:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\9.04.04 After the Fact Variance Criteria\9 04 04 Specific Requirements for Minor After-The-Fact Encroachment 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term Land Development Code Amendment Request ORIGIN: Growth Management Department AUTHOR: Growth Management Department Staff DEPARTMENT: Growth Management AMENDMENT CYCLE: 2015 LDC Amendment Cycle 2 LDC SECTION(S): 10.02.03 Requirements for Site Development. Site Improvement Plans and Amendments thereof CHANGE: To expand the Site Development Plan—Instbtanti , Change(SDPI)process to allow existing buildings, which are subject to the architectural standar CA„,,,e LDC, to have the ability to make architectural modifications through the„SPT process. REASON: Currently, LDC section 10.02 03 G.2 es abhshes teria that irl` he met in order for a modification to a site development plan to quahf}' n SD:- ; he following t , synopsis of the criteria for a SDPI. • No South Florida Water Manage:erg District perms .letter of modification is required, • No new accesses to a public street::,,s props • There are no additi . e :xisting t•Ings, • There are no ch ages to t .building �� tpri l • w`There are no c ; tes to, or `e onfiiguraton6f,preserve areas, • There are no ne _ A essory�ctures that generate additional traffic, and • There at revls><rto � dans thawould impact the site development plan. The curr SDPI trite s;,#+ not a- + = for architectural alterations to an existing building. Rather, modificattons which are sit,,i. t to LOQ section 5.05.08 Architectural and Site Design Standards require a Site evelopment Pl Ame + -nt(SDPA)process. When the criteria for SDPIs were established bd. No. 03-2 ,.hey we"wtdesigned to identify when the scope of work would require an extensi or mu.ltidi 1.lmaryreview process. At that time, changes that trigger the requirements of t�'l , chitectur and Site Design Standards were identified as one of the conditions that would �.'re ® :-D PA process. However, since that time numerous applications which only impact the arch?(,,. ral design have been reviewed, such as facade enhancements and interior renovations and are' mited to the existing building. These applications do not trigger the other SDPI criteria and therefore the review is not extensive and does not require a multidisciplinary review process. When an SDPA is required,the entire project must be brought to the current LDC standards. This amendment may support facade improvements by limiting the review to only architectural and other changes that fall under the SDPI criteria. I I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amtendments\10.02.03 Architectural Improvements through SDPI\10 02 03 Requirements for Site Development Plans-Insubstantial Changes 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term DSAC-LDR RECOMMENDATIONS: The Subcommittee unanimously approved the proposed amendment with no changes. However, the Subcommittee recommended that comprehensive changes to the SDPI section should be considered in a future cycle. DSAC RECOMMENDATIONS: Unanimously approved with no changes. FISCAL & OPERATIONAL IMPACTS: Providing for architectural review through an SDPI will reduce the staff time required to complete reviews for some insubstantial changes to architectural plans since they will no longer be required to submit a full SDPA, and will reduce associated time and costs to applicants. N RELATED CODES OR REGULATIONS:LDC section 5'I. i 8-Architectural and Site Design Standards. GROWTH MANAGEMENT PLAN IMPACTS t-re are no a ctpated Growth Management Plan impacts associated with this amendment. OTHER NOTES/VERSION DATE: Preparedby Jeremy Frantz, Senior Planer, 12/15/15. Amend the LDC as follows: 441,-; ; OF 1 10.02.03 Requirements for Site Deve o s metltr Site Impre ;-> ent Plans and Amendments 2 thereof * * * * * * * 3 � 4 G. Amendments and ins,• -ntial -s. Any d change or amendment to a 5 previously approved site ."evelopme „Opp-hall be subject to review and approval by 6 the County Manager or desi ee. Upon° tbmittal of a plan clearly illustrating the 7 proposed change County Manager or designee shall determine whether or not it 8 constitutes a substan l,phtitngio,in the event the County Manager or designee 9 determinesthe Chang ubstar til a applicant icant shall be required to follow the 10 review procedures set ford for a new r- velopment plan. 11 1 Site dever ent plan.amendm- s (SDPA). A substantial change, requiring a 12 v site develo t plan amendment, shall be defined as any change which 13 bstantially a s existingransportation circulation, parking or building 14 a gements, • age, la dscaping, buffering, identified 15 pr " ation/con ra ation areas and other site development plan 16 consrd rations 17 2. Site delft p erOplan insubstantial changes (SDPI). The County Manager or 18 designee s 1 aluate the proposed change in relation to the following criteria; 19 for purposes• this section,the insubstantial change procedure shall be 20 acceptable where the following conditions exist with respect to the proposed 21 change: 22 a. There is no South Florida Water Management District permit, or letter of 23 modification, needed for the work and there is no major impact on water 24 management as determined by the Engineering Services Director. 25 b. There is no new access proposed from any public street, however 26 minimal right-of-way work may be permitted as determined by the 27 Transportation Planning Director. 28 c. There is no addition to existing buildings (air-conditioned space) 29 proposed, however a maximum area of 300 square feet of non-air- 2 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\10.02.03 Architectural Improvements through SDPI\10 02 03 Requirements for Site Development Plans-Insubstantial Changes 4-13-16 CCPC.docx Text underlined is new text to be added. Bold text indicates a defined term 1 conditioned space used for storage, or to house equipment, will be 2 permitted. 3 d. There is no proposed change in building footprint or relocation of any 4 building on site beyond that needed to accommodate storage areas as 5 described in LDC section 10.02.03 G.2.c, above. 6 e. The change does not result in an impact on, or reconfiguration of, 7 preserve areas as determined by the Natural Resource Director. 8 f. The change does not result in a need for additional environmental data 9 regarding protected species as determined by the Natural Resources 10 Director. 11 g. The change does not include the addition.,of any accessory structure N. 12 that generates additional traffic as determined by the Transportation 13 Planning Director, impacts water man gement as determined by the 14 Engineering Services Director, or contains air-conditioned space. 15 h. The change does not trigger tho req uirem is of LDC section 5.05.08 a., 16 -- - •• -- - - -- - - 17 ih. There are no revisions to the existing landsc c lan that alter or impact 18 the site development plan (as opposed to only,fhJandscape plan)as 19 determined by the landscape architect. :., 20 # # # # # # # # # `` # F # # 3N 3 I:\2015 LDC Amendment Cycle\2015 LDCA Cycle 2\Amendments\10.02.03 Architectural Improvements through SDPI\10 02 03 Requirements for Site Development Plans-Insubstantial Changes 4-13-16 CCPC.docx