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Agenda 05/24/2016 Item #17A 5/24/2016 17.A. EXECUTIVE SUMMARY Recommendation to approve-the Davd fr.4omnierc aFVSu district small-scale amendment to they Collier Coun Growth Mana ement Plan Ordinance$9 05 as Amended and to transmitto the Florida Department of Economic Opportunity.(4d�f ton Hear ng„(PL20150002541/CPS's a 2015 4) [Companion to RezPnePetitionw PL20140002642]. OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed small- scale Growth Management Plan(GMP) amendment and to approve said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment. As such, per Florida Statutes,the request is heard once only by the Collier County Planning Commission (CCPC) and the Board. If approved by the Board, the petition is transmitted to the Florida Department of Economic Opportunity (DEO). If denied by the Board, the petition is not transmitted to the DEO. Per Chapter 163.3187, Florida Statutes, there are limitations to qualify for this type of small-scale amendment, as identified below,followed by staff comments in[brackets]. 1.(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. [By the date of this hearing, one small scale GMP amendment, totaling±4.69 acres, may have been adopted in calendar year 2016 (Conditional Uses Subdistrict: Golden Gate Parkway Special Provisions for the Naples Bridge Center, scheduled for May 10, 2016 BCC hearing)] (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to,and are adopted simultaneously with,the small scale future land use map amendment are permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly related text change.] (d) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] 4. Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to Ch. 163.3177, F.S. [Internal consistency will be maintained between and among elements if the amendment is approved.] Statutory review criteria for GMP amendments are contained in Chapter 163.3177(1)f. and Sections 163.3177(6)(a)2. and 8.,F.S. (see CCPC staff report for full analysis). Packet Page -1778- 5/24/2016 17.A. Note: Because the supporting materials are voluminous, and some exhibits may be oversized,the Agenda Central system does not contain all of the related documents pertaining to this GMP amendment petition. The entire Executive Summary package, including all support materials, is included in the binder that is available for review in the Comprehensive Planning Section office at 2800 North Horseshoe Drive, Naples, as well as in the Clerk of Courts/Minutes and Records office at 3299 Tamiami Trail East, Suite 401,Naples. This petition seeks to amend the Future Land Use Element (FLUE) of the Collier County Growth Management Plan to: a. Establish the new Davis—Radio Commercial Subdistrict on the subject 4.81-acre site to allow for uses allowed in the C-3 (Commercial Intermediate)zoning district, and for air conditioned, mini- self-storage warehousing,as allowed in the C-4(General Commercial)zoning district; b. Revise the Countywide Future Land Use Map(FLUM)to reflect this new map designation; and, c. Create the new Davis — Radio Commercial Subdistrict inset map, part of the FLUM Series, to reflect the new designation of the subject site. The proposed Subdistrict text and maps are depicted on Ordinance Exhibit A. FINDINGS AND CONCLUSIONS: Based on the review of this petition, including the supporting data and analysis, staff makes the following findings and conclusions. More analysis is provided in the Staff Report to the CCPC. • 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. • 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 (Collier Area Transit) facility, which lies adjacent to the west of the subject site, presently serves as a boundary of use intensity along both Davis Boulevard and the Radio Road corridors — with more-intense uses zoned and/or developed to the east and less-intense uses zoned and/or 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. • Subdistrict provisions include a building floor area limitation for the self-storage use (see CCPC staff report for explanation). FISCAL IMPACT: The cost to process, review and advertise this petition was borne by the petitioner via application and advertisement fees. Therefore,there are no fiscal impacts to Collier County as a result of the adoption of this amendment. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, Packet Page-1779- 5/24/2016 17.A. community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." 163.3177(1)(f), FS. In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area,as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies,public facilities,and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non- conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography,natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an Adoption hearing of the GMP amendment. [HFAC] GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the Florida DEO will commence the thirty-day (30) challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one days(31)after BCC adoption. Packet Page-1780- 5/24/2016 17.A. COMPREHENSIVE PLANNING STAFF RECOMMENDATION: That the Board adopt and transmit this small-scale GMP amendment to the Florida Department of Economic Opportunity, with the text revision as follows: "The maximum commercial intensity of the air conditioned, mini- self-storage warehousing use shall be limited to 105,000 square feet of gross floor area,"as the petitioner agreed at the CCPC hearing. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC heard this petition at their May 5, 2016 meeting. There were no public speakers at the CCPC meeting. The CCPC voted unanimously to forward the subject petition to the Board with a recommendation to adopt and transmit to the Florida Department of Economic Opportunity, with the additional staff-recommended text included,as reflected in the proposed Ordinance. Prepared by: Corby Schmidt,AICP, Principal Planner, and David Weeks,AICP, Growth Management Manager, Comprehensive Planning Section, Zoning Division, Growth Management Department Attachments: 1) CCPC Adoption Staff Report 2) Ordinance and Exhibit"A"text and maps 3) Project application and documentation-available at: http://apps3.colliergov.net/agenda/ftp/2016B CCMeetings/AgendaMay2416/GrowthMgmt /PL20150002541 CPSS-2015-4 COMPLETE BCC PETITION.pdf 4) Legal Advertisements Packet Page -1781- 5/24/2016 17.A. COLLIER COUNTY Board of County Commissioners Item Number: 17.17.A. Item Summary: Recommendation to approve the Davis—Radio Commercial Subdistrict small-scale amendment to the Collier County Growth Management Plan, Ordinance 89-05, as Amended, and to transmit to the Florida Department of Economic Opportunity. (Adoption Hearing) (PL20150002541/CPSS-2015-4) [Companion to Rezone Petition -PL20140002642]. Meeting Date: 5/24/2016 Prepared By Name: KendallMarcia Title: Planner, Senior,Comprehensive Planning 4/12/2016 10:48:48 AM Submitted by Title: Planner, Senior,Comprehensive Planning Name: KendallMarcia 4/12/2016 10:48:49 AM Approved By Name: BosiMichael Title:Division Director-Planning and Zoning,Zoning Date: 5/3/2016 12:35:12 PM Name: PuigJudy Title: Operations Analyst,Operations &Regulatory Management Date: 5/6/2016 12:46:59 PM Name: PuigJudy Title: Operations Analyst,Operations &Regulatory Management Date: 5/6/2016 12:47:50 PM Name: WeeksDavid Title: Manager-Planning,Comprehensive Planning Date: 5/11/2016 3:28:38 PM Packet Page-1782- 5/24/2016 17.A. Name: AshtonHeidi Title: Managing Assistant County Attorney, CAO Land Use/Transportation Date: 5/11/2016 3:43:38 PM Name: MarcellaJeanne Title: Executive Secretary,Transportation Administration Date: 5/12/2016 1:14:36 PM Name: KlatzkowJeff Title: County Attorney, Date: 5/12/2016 4:06:58 PM Name: IsacksonMark Title:Division Director-Corp Fin&Mgmt Svc,Office of Management&Budget Date: 5/13/2016 9:14:57 AM Name: CasalanguidaNick Title:Deputy County Manager, County Managers Office Date: 5/15/2016 9:44:15 PM Packet Page-1783- 5/24/2016 17.A. Agenda Item 9. ssaw-.Exp•, :+,: a,a ,;m,r., i,s's.«.h,aau..:-.. w..,:lour,:-. 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/OWNER/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. € 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 AVArfar,i, Petroleum, Inc.), in Section 3, Township 50 South, Range 26 �� l r _ East. (Golden Gate PlanningCommunity) i1 Subject Property . •; ` SFr II —1 — CPSS-2015-4/PL20150002541 Davis—Radio Commercial Subdistrict Packet Page-1784- 5/24/2016 17.A. 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: Subiect 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 Packet Page-1785- 5/24/2016 17.A. 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)1. 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 Packet Page-1786- 5/24/2016 17.A. 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 Packet Page-1787- 5/24/2016 17.A. Agenda Item 9. Considerations: 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, specialty job 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 Packet Page -1788- 5/24/2016 17.A. Agenda Item 9. services, and commercial uses and developed as the I-75/Alligator Alley Commercial PUD, East Gateway PUD, Westport Commerce Center PUD and I-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 Packet Page -1789- 5/24/2016 17.A. 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 Packet Page -1790- 5/24/2016 17.A. 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 Packet Page -1791- 5/24/2016 17.A. 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 Packet Page -1792- 5/24/2016 17.A. 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 Packet Page -1793- 5/24/2016 17.A. 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. [HFA C] 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 standards: —11 — CPSS-2015-4/PL20150002541 Davis—Radio Commercial Subdistrict Packet Page -1794- 5/24/2016 17.A. Agenda Item 9. 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 square feet of gross floor area. [Remainder of page intentionally left blank] —12— CPSS-2015-4/PL20150002541 Davis—Radio Commercial Subdistrict Packet Page-1795- 5/24/2016 17.A. Agenda Item 9. PREPARED BY: 411 r.. 1 DATE: II. 4jJ it, CORBY—C MID ,AICP, PRINCI'AL PLANNER COMPREHENSI E PLANNING SECTION,ZONING DIVISION REVIEWED BY: 1111 t (, -I —. ----�-. DATE: 1—11- , r DAVID W EKS,AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION,ZONING DIVISION REVIEWED BY: y-' DATE tf` (`f`/(.. MIKE BOSH AICP, DIRECTOR,ZONING DIVISION APPROVED BY: 17/// `/1 G DATE: S FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT APPRCOEP . ` is„ . �" f 0 ' DATE:4/4 "- /I DAVID S. WILKISON, DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT PETITION No.: CPSS-2015-4/ PL20150002541 Staff Report for the May 5, 2016, CCPC Meeting. NOTE: This petition has been scheduled for the May 24, 2016, BCC Meeting. —13— CPSS-2015-4/PL20150002541 Davis—Radio Commercial Subdistrict , Packet Page -1796- 5/24/2016 17.A. Agenda Item 9. G:\ODES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2015 Cycles&Small Scale Petitions\2015 Small Scale petitions\CPSS- 15-4 Davis-Radio Coml Sbdstrct\CCPC\CPSS-15-4 CCPC stff rprt_FNL b&w.docx —14— CPSS-2015-4/ PL20150002541 Davis—Radio Commercial Subdistrict Packet Page -1797- 5/24/2016 17.A. 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, 650 FEET 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] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, 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 [15-CMP-00962/1251801/1]80 1 of 3 PL20150002541/CPSS-2015-4—Davis-Radio Commercial Subdistrict Small Scale GMPA—rev.5/6/16 Words underlined are added,words str-usk-thr-eugh have been deleted. Packet Page -1798- 5/24/2016 17.A. 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-00962/1251801/11 80 2 of 3 PL20150002541/CPSS-2015-4—Davis-Radio Commercial Subdistrict Small Scale GMPA—rev.5/6/16 Words underlined are added,words struck-through have been deleted. Packet Page-1799 5/24/2016 17.A. PASSED AND DULY ADOPTED by 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: Deputy Clerk DONNA FIALA, Chairman Approved as to form and legality: Heidi Ashton-Cicko, \v Managing Assistant County Attorney Attachment: Exhibit A—Proposed Text Amendment&Map Amendment [15-CMP-00962/1251801/1]80 3 of 3 PL20150002541/CPSS-2015-4—Davis-Radio Commercial Subdistrict Small Scale GMPA—rev.5/6/16 Words underlined are added,words struelk-thfottgh have been deleted. Packet Page-1800- 5/24/2016 17.A. PL20150002541/CPSS-2015-4 EXHIBIT "A" FUTURE LAND USE ELEMENT FUTURE LAND USE MAP SERIES [page iv] Davis—Radio Commercial Subdistrict *** ************text break********* ****** Policy 1.1: [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****** ********* page I of 1 Words underlined are added; words struck-thcotgh are deleted. Row of asterisks (**** **** ****) denotes break in text. Packet Page -1801- 5/24/2016 17.A. 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, mini- self- storage warehousing only). b. The maximum commercial intensity of the air conditioned, mini-self-storage warehousing use shall be limited to 105,000 square feet of gross floor area. *** *** ****** ***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 j of 2 Words underlined are added. Row of asterisks Packet Page-1802-les break in text. 5/24/2016 17.A. EXHIBIT A PETITION PL20150002541!CPSS-2015-4 DAVIS - RADIO COMMERCIAL SUBDISTRICT 11,1,........--0.1COLLIER COUNTY, FLORIDA N......" 11/ a r L ___________, _______. 0 _______ _ _ _ , . I RADIO ROAD C.R. 856 RADIO LANE mini 11111,!1,* N ,4 1 ' 11111 ► t ow, liwk s - - - - tt,, i ow if NIB WM r tfts ,wio .:) q_ .z. 4. / ' II* 67 11111, 11111 Oa IN Aft Mil aim Mr IN NM 1.1 11dK alai 1 i LEGEND SCALE 1.46. SUBDISTRICT I I I PREPARED BY: GIS/CAD MAPPING SECTION 0 300 FT. 600 FT. 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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 Board of County Commissioners will hold a public hearing on Tuesday,May 24,2016 commencing at 9:00 a.m.,in the Board of County Commissioners Chamber,Third Floor,Collier County Government Center,3299 E.Tamiami Trail,Naples,FL The purpose of the hearing is to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.89-05,AS AMENDED,THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE 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,650 FEET 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] 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 a D KNOWN AS THE DAVIS-RADIO REZONE LOCATED ON THE SOUTH SIDE OF RADIO ROAD,650 FEET WEST OF THE INTERSECTION OF DAVIS BOULEVARD AND RADIO ROAD IN SECTION 3,TOWNSHIP VI 50 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA,CONSISTING OF 4.81t ACRES;AND BY PROVIDING AN EFFECTIVE DATE. (RZ-PL20140002642] iTEAK5,40C MXCi?Lltk GGLSEN GAR' j ' , FUCA( PGML CL MEEn'C f fit. cm,( Btoli Q{RLzc �jINTERSTATE-75 masa a GCENTEE CENTER 4 C. 15 jV 33 SyE. 3+ Q BER.SMIRE C..REEuLAKES c. i P,WSTR:k;,PARS. ORO E M vLANES E bb ,4 RADkO POAO fC P..5S ,R4' K CONN-...SAL PLAiA.tGFdt yve GWS 75/CGLUER BOULEVARD COMERCIA L LTOMDENIER r / ' MER 2 rn a us. PROJECT eir o r NwuCLK LOCATION n Fr,rea "^�"�NAPLES NER(I ACE. I f0AE3T GLEN r "A [ GAS A'JG LOAM SLUR DC MAPLES. z Al?interested parties aresinvited 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, FL., 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,suite 401,Collier County Government Center,East 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 Tuesday,May 24,2016 will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Board of County Commissioners 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. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY,FLORIDA DONNA FIALA, CHAIRMAN DWIGHT E.BROCK,CLERK By: Teresa Cannon Deputy Clerk(SEA' No,1063377 Packet Page 4806- May 4.2010 4365 Radio Road, Suite 201 ▪ Naples, FL 34104 ▪ P (239) 434.6060 ▪ F (239) 434.6084 www.davidsonengineering.com Collier County Growth Management April 20, 2015 Attn: Client Services 2800 N Horseshoe Drive Naples, FL 34104 Re: Davis – Radio Rezone Standard Rezone Request 1st Review To Whom It May Concern: The purpose of this rezone application is to convert 4.81 acres of the parent parcel to C-4 General Commercial as identified on the Conceptual Master Plan and the attached survey. The parent parcel is currently undergoing a simultaneous Final Plat (FP) review where the remaining portion is under contract for purchase. Once the minor plat is complete, the rezone for the western portion of the parent parcel is proposed to consist of C-4 zoning with limited land uses of similar or less intensity that are currently permitted within the C-3 Commercial Intermediate District. The following additional C-4 land uses are being sought for the proposed western parcel: - Auto and home supply stores (5531) - Building cleaning and maintenance services (7349) - Cable and other pay television services (4841) 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 in 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) - Reupholstery 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 communications (4812 and 4813) including communications towers up to specified height, subject to section 5.05.09 - Watch, clock and jewelry repair (7631). We have included the following items for review and approval: 1. Twenty (20) copies of the Cover Letter; 2. Twenty (20) copies of the Standard Rezone Application; 3. Twenty (20) copies of Attachment “A”- Legal Description; 4. Twenty (20) copies of Attachment “B”- List of Associations; 5. Twenty (20) copies of Attachment “C”- Project Narrative & Evaluation Criteria; 6. Twenty (20) copies of Attachment “D”- Level of Service; 7. Twenty (20) copies of Attachment “E”- Zoning Conditions Summary; 8. Twenty (20) copies of Attachment “F”- Deviations & Justifications Summary; 9. Twenty (20) copies of the Conceptual Site Plan, on 24 x 36”; 10. One (1) copy of the Conceptual Site Plan, on 8.5 x 11”; 11. Three (3) copies of the Warranty Deed; 12. Four (4) copes of the Statement of Utility Provisions; 13. Four (4) copies of the signed and sealed Overall Boundary Survey; 14. Four (4) copies of the signed and sealed Rezone Parcel Survey; 15. One (1) original and one (1) copy of the Letter of Authorization; 16. One (1) copy of the Pre-Application Meeting Notes; 17. Three (3) copies of the Environmental Data; 18. Three (3) copies of the SFWMD email regarding wetland determination; 19. Five (5) copies of the Current Aerial, with property boundary & FLUCCS; 20. Five (5) copies of the Access Easement Agreement; 21. Seven (7) copies of the Traffic Impact Statement; 22. Three (3) copies of the Traffic Impact Statement on CD; 23. Two (2) copies of all items being submitted on CD. Should you have any questions or require any additional information, feel free to contact me at (239)434-6060 or by email at fred@davidsonengineering.com. Sincerely, Frederick E. Hood, AICP Senior Planner K>>/ZKhEdz'KsZEDEd 'ZKtd,DE'DEd/s/^/KE ǁǁǁ͘ĐŽůůŝĞƌŐŽǀ͘ŶĞƚ ϮϴϬϬEKZd,,KZ^^,KZ/s EW>^͕&>KZ/ϯϰϭϬϰ ;ϮϯϵͿϮϱϮͲϮϰϬϬ&y ;ϮϯϵͿϮϱϮͲϱϳϮϰ ADDRESSING CHECKLIST 3OHDVH FRPSOHWH WKH IROORZLQJ DQG HPDLO WR*0'B$GGUHVVLQJ#FROOLHUJRYQHW RU ID[ WR WKH 2SHUDWLRQV 'HSDUWPHQWDWRUVXEPLWLQSHUVRQWRWKH$GGUHVVLQJ'HSDUWPHQWDWWKHDERYHDGGUHVV)RUPPXVW EHVLJQHGE\$GGUHVVLQJSHUVRQQHOSULRUWRSUHDSSOLFDWLRQPHHWLQJplease allow 3 days for processing. 1RW DOO LWHPV ZLOO DSSO\ WR HYHU\ SURMHFW ,WHPV LQbold type DUH UHTXLUHGFOLIO NUMBERS MUST BE PROVIDED.)RUPV ROGHU WKDQ PRQWKV ZLOO UHTXLUH DGGLWLRQDO UHYLHZ DQG DSSURYDO E\ WKH $GGUHVVLQJ 'HSDUWPHQW PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type) %/%ODVWLQJ3HUPLW %'%RDW'RFN([WHQVLRQ &DUQLYDO&LUFXV3HUPLW &8&RQGLWLRQDO8VH (;3([FDYDWLRQ3HUPLW )3)LQDO3ODW //$/RW/LQH$GMXVWPHQW 31&3URMHFW1DPH&KDQJH 33/3ODQV 3ODW5HYLHZ 3633UHOLPLQDU\6XEGLYLVLRQ3ODW 38'5H]RQH 5=6WDQGDUG5H]RQH 6'36LWH'HYHORSPHQW3ODQ 6'3$6'3$PHQGPHQW 6'3,,QVXEVWDQWLDO&KDQJHWR6'3 6,36LWH,PSURYHPHQW3ODQ 6,3,,QVXEVWDQWLDO&KDQJHWR6,3 6156WUHHW1DPH&KDQJH 61&6WUHHW1DPH&KDQJH±8QSODWWHG 7'57UDQVIHURI'HYHORSPHQW5LJKWV 9$9DULDQFH 9539HJHWDWLRQ5HPRYDO3HUPLW 956)39HJHWDWLRQ5HPRYDO 6LWH)LOO3HUPLW 27+(5 LEGAL DESCRIPTION RIVXEMHFWSURSHUW\RUSURSHUWLHV(copy of lengthy description may be attached) FOLIO (Property ID) NUMBER(s)RIDERYH(attach to, or associate with, legal description if more than one) 675((7$''5(66RU$''5(66(6(as applicable, if already assigned) 352326('675((71$0(6(if applicable) 6,7('(9(/230(173/$1180%(5(for existing projects/sites only) ͳ 6859(<FRS\QHHGHGRQO\IRUXQSODWWHGSURSHUWLHV LOCATION MAP PXVWEHDWWDFKHGVKRZLQJH[DFWORFDWLRQRISURMHFWVLWHLQUHODWLRQWRQHDUHVWSXEOLFURDGULJKW RIZD\ 352326('352-(&71$0((if applicable) 6'3RU$5RU3/ 3 50 26 COMM AT NW CNR SEC 3, N89DEG E 821.76FT, S 50FT, S 42.62FT TO POB,SELY 580.39FT, CONT SELY 105.49FT S35DEG E 100.54FT, SWLY 164.51FT, CONT SWLY 755.28FT, N 1105.16FT & POB 00399600302 No Site Address TBD N/A K>>/ZKhEdz'KsZEDEd 'ZKtd,DE'DEd/s/^/KE ǁǁǁ͘ĐŽůůŝĞƌŐŽǀ͘ŶĞƚ ϮϴϬϬEKZd,,KZ^^,KZ/s EW>^͕&>KZ/ϯϰϭϬϰ ;ϮϯϵͿϮϱϮͲϮϰϬϬ&y ;ϮϯϵͿϮϱϮͲϱϳϮϰ 3OHDVH5HWXUQ$SSURYHG&KHFNOLVW%\(PDLO3HUVRQDOO\SLFNHGXS ASSOLFDQW1DPH 6LJQDWXUHRQ$GGUHVVLQJ&KHFNOLVWGRHVQRWFRQVWLWXWH3URMHFWDQGRU6WUHHW1DPH DSSURYDODQGLVVXEMHFWWRIXUWKHUUHYLHZE\WKH2SHUDWLRQV'HSDUWPHQW FOR STAFF USE ONLY FROLR Number Folio Number Folio Number Folio Number )ROLR1XPEHU )ROLR1XPEHU Approved by: Date: Updated by: Date: IF OLDER THAN 6 MONTHS, FORM MUST BE UPDATED OR NEW FORM SUBMITTED ʹ )D[ (PDLO)D[3KRQH 3URMHFWRUGHYHORSPHQWQDPHVSURSRVHGIRURUDOUHDG\DSSHDULQJLQFRQGRPLQLXPGRFXPHQWVLIDSSOLFDWLRQ LQGLFDWHZKHWKHUSURSRVHGRUH[LVWLQJ 00399600302 12-4-2014y: : ■ Jessica Harrelson, Davidson Engineering, Inc. 239.434.6060 jessica@davidsonengineering.com 4365 Radio Road, Suite 201 ▪ Naples, FL 34104 ▪ P (239) 434.6060 ▪ F (239) 434.6084 www.davidsonengineering.com Collier County Growth Management July 29, 2015 Attn: Client Services 2800 N Horseshoe Drive Naples, FL 34104 Re: Davis – Radio Rezone PL20140002642 2nd Review To Whom It May Concern: We have included the following items for review and approval: 1. Twenty (20) copies of the Response Letter; 2. Twenty (20) copies of the updated Conceptual Site Plan; 3. Two (2) copies of Attachment “E”- Site Location Data & Analysis (Corby Schmidt) 4. Twenty (20) copies of Attachment “G”- Zoning Conditions Summary; 5. One (1) copy of the Methodology Payment Receipt; 6. Two (2) copies of the Lot Split Approval. We offer the following responses to comments dated June 3, 2015: Comprehensive Planning Review, Corby Schmidt c. A rezone to commercial zoning is requested for the subject property in its entirety, up to a maximum of 12 acres. For a property greater than 12 acres in size, the balance of the property in excess of 12 acres is limited to an environmental conservation easement or open space. Under this provision, “open space” shall not include water management facilities unless said facilities are incorporated into a conservation or preservation area for the purpose of enhancement of the conservation or preservation area. [The rezone is NOT requested for the subject property in its entirety. The entire ±8.39-acre property will be subdivided as described above to produce ±4.81-acre and ±3.58-acre lots. The rezone is requested for the proposed ±4.81-acre lot. This petition is not consistent with this criterion.] Response: As discussed with Comprehensive Planning review staff, a market study has been provided satisfying LDC Sec. 10.02.08 F.15 in place of attempting to utilize the Office and In-fill Commercial Subdistrict as justification for the proposed rezone. Please see Attachment E. g. Project uses are limited to office or low intensity commercial uses if the subject property abuts commercial zoning on one side only. For property abutting commercial zoning on both sides, the project uses may include those of the highest intensity abutting commercial zoning district. [As the existing ±8.39-acre parcel only abuts commercial zoning on one side, this rezone is limited to office and low intensity commercial uses. The term “low intensity commercial uses” is undefined in the GMP and LDC but is generally considered to be the uses found in the C-1 (Commercial Professional and General Office) and C-2 (Commercial Convenience) zoning districts, inclusive of their development standards and building size limitations. The commercial zoning to the west is the Bill Gallman Oldsmobile Dealership PUD, approved for a single use – auto dealership (new cars). By today’s Land Development Code, this is allowed as a conditional use in the C-3 zoning district and as a permitted [by right] use in C-4 and C-5 zoning districts. The rezone is not limited to office or low intensity commercial uses, and the existing C-3 zoning arguably allows for more-intense uses than does the OIC Subdistrict. The rezone uses its parent property’s own zoning as a basis for the request by proposing to split the parent parcel into two smaller parcels. Also, the rezone proposes to limit the requested C-4 uses in intensity by reducing or keeping consistent their vehicular trip counts comparable to the C-3 permitted uses. In effect, no land uses developed will generate more traffic after the property is rezoned than prior to its rezoning – or, the most-intense commercial use permitted in C-3 will define the most-intense use in C-4 on this site. The OIC Subdistrict limits the uses that can be approved (“office or low intensity commercial uses”); it does not provide allowance for higher intensity uses – with or without restrictions as to public facility impacts. (By that logic, the most egregious industrial use could be allowed via an OIC Subdistrict rezone.) And, the OIC Subdistrict does not mention existing zoning of a subject property – it is not relevant. Therefore, limiting public facility impacts to that of the existing zoning (which could be any zoning district, including A, Rural Agricultural) is not relevant. This petition is not consistent with this criterion. Response: As discussed with Comprehensive Planning review staff, a market study has been provided satisfying LDC Sec. 10.02.08 F.15 in place of attempting to utilize the Office and In-fill Commercial Subdistrict as justification for the proposed rezone. Please see Attachment E. h. The subject property in its entirety was not created to take advantage of this provision, evidenced by its creation prior to the adoption of this provision in the Growth Management Plan on October 28, 1997. [The parent [existing] ±8.39-acre property dates to before October 28, 1997. Its subdivision into ±4.81-acre and ±3.58-acre lots is a companion final plat, dividing the entire subject property into a property that is being created to take advantage of this provision. Uses are limited to office or low intensity commercial uses if the subject property abuts commercial zoning on one side only – as does the property dating to before October 28, 1997. This petition is not consistent with this criterion.] Response: As discussed with Comprehensive Planning review staff, a market study has been provided satisfying LDC Sec. 10.02.08 F.15 in place of attempting to utilize the Office and In-fill Commercial Subdistrict as justification for the proposed rezone. Please see Attachment E. i. For those sites that have existing commercial zoning abutting one side only: (i) commercial zoning used pursuant to this Subdistrict shall only be applied one time and shall not be expanded, except for aggregation of additional properties so long as all other criteria under this Subdistrict are met; and, (ii) uses shall be limited so as to serve as a transitional use between the commercial zoning on one side and non-commercial zoning on the other side. [The existing ±8.39-acre parcel only abuts commercial zoning on one side – to the west. A collector and arterial road abuts the east side; therefore there is no property in which to provide the required use transition. This petition is not consistent with this criterion.] Response: As discussed with Comprehensive Planning review staff, a market study has been provided satisfying LDC Sec. 10.02.08 F.15 in place of attempting to utilize the Office and In-fill Commercial Subdistrict as justification for the proposed rezone. Please see Attachment E. Environmental Review, Richard Anderson 1. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the maximum amount and ratios permitted to be created on-site or mitigated off-site. Exclude vegetation located within existing utility, drainage, and access easements from the preserve calculations (LDC3.05.07 B. - D.). The preserve requirement for the property is based upon the entire 8.39 acres to be subdivided. Therefore 15 percent of the existing native vegetation must be retained on site or provided off site in accordance with the LDC. Please revise the exhibits accordingly. Response: A separate lot split application (PL20150001477) has recently been approved for the original parcel; splitting the property into two lots per LDC Sec. 10.02.02 B.12. This splitting of the original parcel has created two lots that will require, by code, 10% of the existing native vegetation separately for each newly created lot. The original conceptual master plan has been revised to reflect the native vegetation retention acreage as required by the LDC. 2. Properties zoned commercial with an on-site preserve requirement of 2 acres or less may use the off-site preserve alternative pursuant to LDC section 3.05.07 H.1.f. Since the preserve requirement for the site is less than 2 acres, a deviation to the LDC provision is not needed. Note: deviations from LDC provisions can only be requested through the PUD rezone process. Response: Acknowledged. The deviation request has been removed. Landscape Review, Michael Sawyer 1. 4.06.02. Provide perimeter landscape buffers. See also LDC section 4.06.02 C, Table 2.4. Rev.1: Rezone petitions do not require conceptual master site plans however if you decide to provide one for this petition please provide required Type D 15' perimeter buffers along both Radio and Davis ROW's. Please also check with the planner for this petition regarding the deviations and rezone petitions. Response: Acknowledged. Please see the revised Conceptual Master Plan. The text identifying the buffer requirement along Radio Road has been added for the subject parcel. Transportation Planning Review, Michele Mosca 1. TIS Guidelines (Resolution 06-299): Please remit payment in the amount of $500 for the methodology meeting. Response: The $500 methodology meeting payment was previously paid. See the attached receipt of payment. 2. Provide a commitment to limit project development to no greater than 47 P.M. Peak Hour Trips, as an attachment to the submittal. Response: The requested commitment has been provided per review staff request. Please see Attachment G. 3. Miscellaneous Corrections: 1) Provide correspondence from FDOT concerning access on David Boulevard; and, 2) Provide documentation from the County concerning cost sharing for the entry road on the Collier Area Transit site. Response: Coordination with FDOT is ongoing for the provision of access along Davis Boulevard. The applicant will provide the necessary approvals and permits regarding the access as proposed. The cost sharing commitment relating to the shared access for the entry road on the Collier Area Transit site shall be satisfied at the time of SDP. Zoning Review, Fred Reischl 1. Deviations are permitted in PUDs only. Response: Acknowledged. The deviation request has been removed. 2. Please revise the Zoning Conditions Summary, eliminating the deviation, relabel it as "Conditions of Approval" exhibit and include the proposed new uses. If approved, this exhibit will be attached to the ordinance. Response: Acknowledged. Please see Attachment G. County Attorney Review, Heidi Ashton-Cicko 1. There are no deviations for straight rezones. Response: Acknowledged. The deviation request has been removed. 2. Please provide names of owners of Davis & Radio LLC for conflicts check. Response: Robert J. Morande and Alys R. Morande are the owners of Davis & Radio, LLC. 3. The C-4 uses are limited. The limitations should go on the conditions of approval. Response: Acknowledged. Attachment G has been revised to reflect the permitted uses. The following comments are informational and/or may include stipulations: Stipulations: • Informational: The proposed rezone action does not guarantee the access location on Radio Road for the adjacent C-4 zoned site; this site’s access will be determined at time of SDP or Plat. Response: Acknowledged. Should you have any questions or require any additional information, feel free to contact me at (239)434-6060 or by email at fred@davidsonengineering.com. Sincerely, Frederick E. Hood, AICP Senior Planner 4365 Radio Road, Suite 201 ▪ Naples, FL 34104 ▪ P (239) 434.6060 ▪ F (239) 434.6084 www.davidsonengineering.com Collier County Growth Management February 25, 2016 Attn: Client Services 2800 N Horseshoe Drive Naples, FL 34104 Re: Davis – Radio Rezone PL20140002642 3rd Review To Whom It May Concern: We have included the following items for review and approval: 1. Twenty (20) copies of the Response Letter; 2. Twenty (20) copies of the updated Attachment “G”; 3. Five (5) copies of the updated Environmental Data; 4. Five (5) copies of the FDOT NOI (Michele Mosca); 5. Five (5) copies of the Access Easement Agreement (Michele Mosca); 6. One (1) CD containing all items being submitted. We offer the following responses to comments dated February 19, 2016: Comprehensive Planning Review, Corby Schmidt 1. Miscellaneous Corrections – reflected in previous correspondence. Response: Environmental Review, Stephen Lenberger 1. Amend the project boundary and acreage information in the environmental data to correspond to the lot split for property. Acreages for habitats on site and retention of native vegetation should all be amended accordingly. Include the new site boundary on the exhibits for the project. Update Exhibit 16 (Preserve Map) accordingly. Native vegetation retention needs to be addressed as a separate section in accordance with LDC section 3.08.00 A.4.c. Environmental data is supposed to be formatted in accordance with LDC section 3.08.00 A.4 at time of public hearing. Please amend accordingly. Response: The Environmental data, included with this resubmittal, has been updated to correspond with the lot split and has also been formatted to be in accordance with LDC Section 3.08.00 A.4. 2. Identify in the environmental data whether the soils on site are hydric and non-hydric. Response: Please see Exhibit 5, within the Environmental Data, showing that two soils types are present on the property: NRCS 14, Pineda fine sand, limestone substratum (hydric) & NRCS 21, Boca fine sand (non- hydric) 3. Include the Informal Wetland Determination correspondence (e-mail) from the SFWMD as part of Exhibit 7 (Wetland-Upland Map) in the environmental data. Response: Please see the SFWMD confirmation letter within Exhibit 4 of the Environmental Data. A wetland jurisdictional has been completed by the South Florida Water Management District (SFWMD) and they have confirmed the parcel does not contain jurisdictional wetlands. Transportation Planning Review, Michele Mosca 1. Attachment “G”: Provide condition that cost sharing for the entry road on the Collier Area Transit site will be addressed at time of SDP. Response: Attachment “G” has been updated to provide a condition that cost sharing for the entry road on the Collier Area Transit site will be addressed at time of SDP. 2. Provide correspondence from FDOT concerning access on Davis Blvd. Response: Copies of the FDOT NOI and copies of the Access Easement Agreement have been included with this resubmittal. The following comments are informational and/or may include stipulations: Stipulations: • Informational: The proposed rezone action does not guarantee the access location on Radio Road for the adjacent C-4 zoned site; this site’s access will be determined at time of SDP or Plat. Response: Acknowledged. Should you have any questions or require any additional information, feel free to contact me at (239)434-6060 or by email at fred@davidsonengineering.com. Sincerely, Frederick E. Hood, AICP Senior Planner COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 STANDARD REZONE APPLICATION LDC Section 10.02.08 Chapter 3 H. of the Administrative Code PROJECT NO PROJECT NAME DATE PROCESSED APPLICANT CONTACT INFORMATION Name of Applicant(s): _______________________________________________________________ Address: _________________________________ City: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Name of Agent: ____________________________________________________________________ Firm: _____________________________________________________________________________ Address: _________________________________ City: ___________ State: ________ ZIP: _______ Telephone: ___________________ Cell: ______________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ PROPERTY INFORMATION Provide a detailed legal description of the property covered by the application, if space is inadequate, attach on separate page: x If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; x The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and x The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal description, an engineer's certification or sealed survey may be required. Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Metes & Bounds Description: _________________________________________________________ To be completed by staff 6/3/2014 Page 1 of 10 Davis & Radio, LLC 26073 Fawnwood Court Bonita Springs FL 34134 860.209.6635 rmorande@comcast.net Frederick E. Hood, AICP, Senior Planner Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples FL 34104 239.434.6060 239.434.6084 fred@davidsonengineering.com 35026 00399600302 See Attached Survey and Attachment "A"- Legal Description COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Size of Property: ________ft. x ________ ft. = _________ Total Sq. Ft. Acres: ________ Address/ General Location of Subject Property: __________________________________________ __________________________________________________________________________________ ADJACENT ZONING AND LAND USE Zoning Land Use N S E W If the owner of the subject property owns contiguous property please provide a detailed legal description of the entire contiguous property: (If space is inadequate, attach on separate page) Section/Township/Range: / / Plat Book: Page #: Property I.D. Number: ____________________________________ Lot: Block: Subdivision: ___________________________________________________ Metes & Bounds Description: ________________________________________________________ REZONE REQUEST This application is requesting a rezone from: ______________________ Zoning district(s) to the _____________________ zoning district(s). Present Use of the Property: _________________________________________________________ Proposed Use (or range of uses) of the subject property: __________________________________ Be aware that Collier County has lobbyist regulations. Guide yourself accordingly and ensure that you are in compliance with these regulations. 6/3/2014 Page 2 of 10 variesvaries 4.81 Located on the West side of the Radio and Davis intersection ROW / C-2 / Woodside Lanes PUD Radio Road / Undeveloped Commercial / Developed Bowling Alley ROW / Cedar Hammock PUD Davis Blvd / Preserve Tract ROW / C-3 / Cedar Hammock PUD Radio Rd & Davis Blvd/ Undeveloped Commercial / Preserve Tract Gallman Olds PUD & Conditional Use CAT Bus Terminal C-3 C-4 Vacant/ Undeveloped C-3 and Limited C-4 Commercial COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 DISCLOSURE OF INTEREST INFORMATON Please complete the following information, if space is inadequate use additional sheets and attach to the completed application packet. 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: Name and Address % 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 % of Ownership 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 % of Ownership 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 % of Ownership 6/3/2014 Page 3 of 10 Davis & Radio, LLC 100% Robert J. Morande, Managing Member Alys R. Morande, Authorized Member 26073 Fawnwood Court Bonita Springs, Florida 34134 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 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 % of Ownership Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address g. Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: Date of option: _________________________ Date option terminates: __________________, or Anticipated closing date: ________________ 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. 6/3/2014 Page 4 of 10 9-18-2007 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 ASSOCIATIONS Complete the following for all registered Association(s) that could be affected by this petition. Provide additional sheets if necessary. Information can be found on the Board of County Commissioner’s website at http://www.colliergov.net/Index.aspx?page=774. Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ Name of Homeowner Association: _________________________________________________ Mailing Address: ____________________________ City: _________ State: ______ ZIP: ______ EVALUATION CRITERIA Pursuant to LDC section 10.02.08, staff’s recommendation to the Planning Commission and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. On a separate sheet attached to the application, please provide a narrative statement describing the rezone request with specific reference to the criteria noted below. Include any backup materials and documentation in support of the request. 1. Whether the proposed change will be consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. 2. The existing land use pattern. 3. The possible creation of 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 for the proposed change. 5. Whether changed or changing conditions make the passage of the proposed amendment (rezone) when necessary. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. 8. Whether the proposed change will create a drainage problem. 6/3/2014 Page 5 of 10 See Attachment "B" for the list of Associations ** See Attachment "C" for Narrative Statement & Evaluation Criteria COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 9. Whether the proposed change will seriously reduce light and air to adjacent areas. 10. Whether the proposed change will seriously affect property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 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. 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 [Code ch. 106, art. II], as amended]. 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. Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many communities have adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by existing deed restrictions. Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on this property within the last year? If so, what was the nature of that hearing? __________________________________________________________________________________ __________________________________________________________________________________ Official Interpretations or Zoning Verifications: To your knowledge, has there been an official interpretation or zoning verification rendered on this property within the last year? Yes No if so please provide copies. 6/3/2014 Page 6 of 10 No, a public hearing has not been held in the last year for this property. COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Pre-Application Meeting and Final Submittal Requirement Checklist for: Standard Rezone Chapter 3 H. of the Administrative Code The following Submittal Requirement Checklist is to be utilized during the Pre-Application Meeting and at time of application submittal. At time of submittal, the checklist is to be completed and submitted with the application packet. Please provide the submittal items in the exact order listed below, with cover sheets attached to each section. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW # OF COPIES REQUIRED NOT REQUIRED Completed Application (download current form from County website) 20 Pre-Application meeting notes 20 Project Narrative 20 Warranty Deeds 3 Utility Provisions Statement with sketches 4 Signed and Sealed Survey 4 Conceptual Site Plan 20 Architectural Rendering List identifying Owner & all parties of corporation 2 Affidavit of Authorization, signed and notarized 2 Completed Addressing Checklist 2 Environmental Data Requirements, pursuant to LDC section 3.08.00 3 Listed Species Survey; less than 12 months old. Include copies of previous surveys 3 Current aerial photographs (available from Property Appraiser) with project boundary and, if vegetated, FLUCFCS Codes with legend included on aerial. Historical Survey or waiver request 4 Traffic Impact Statement, with applicable fees 7 School Impact Analysis Application – residential projects only 2 Electronic copy of all documents and plans 2 *If located in Immokalee or seeking affordable housing, include an additional set of each submittal requirement If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-690-3500 for information regarding “Wildfire Mitigation & Prevention Plan.” 6/3/2014 Page 9 of 10 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 Planners: Indicate if the petition needs to be routed to the following additional reviewers: Bayshore/Gateway Triangle Redevelopment: Executive Director Historical Review City of Naples: Robin Singer, Planning Director Immokalee Water/Sewer District: Conservancy of SWFL: Nichole Ryan Parks and Recreation: Vicky Ahmad Emergency Management: Dan Summers; and/or EMS: Artie Bay School District (Residential Components): Amy Heartlock Other: Other: FEE REQUIREMENTS Pre-Application Meeting: $500.00 (Applications submitted 9 months or more after the date of the last pre-application meeting shall not be credited towards application fees and a new pre-application meeting will be required) Rezone Petition (regular): $6,000.00 plus $25.00 an acre (or fraction thereof) o Additional Fee for 5th and subsequent reviews: 20% of original fee Comprehensive Planning Consistency Review: $750.00 Listed/Protected Species Survey: $1,000.00 Estimated Legal Advertising: o CCPC- $925.00 o BCC- $500.00 Transportation Fee: o Methodology Review: $500.00 (Additional fees to be determined at Methodology meeting) School Concurrency Review: If required, to be determined by the School District in coordination with the County All checks payable to: Board of County Commissioners The completed application, all required submittal materials and fees shall be submitted to: Growth Management Division/Planning and Regulation ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 6/3/2014 Page 10 of 10 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 STATEMENT OF UTILITY PROVISIONS FOR STANDARD REZONE REQUEST APPLICANT INFORMATION Name of Applicant(s): _______________________________________________________________ Address: _________________________________ City: ___________ State: ________ ZIP: _______ Telephone: ____________________ Cell: _____________________ Fax: ______________________ E-Mail Address: ____________________________________________________________________ Address of Subject Property (If available): ______________________________________________ City: _______________ State: _________ ZIP: __________ LEGAL DESCRIPTION Section/Township/Range: / / Lot: Block: Subdivision: ___________________________________________________ Plat Book: Page #: Property I.D. Number: ____________________________________ Metes & Bounds Description: _________________________________________________________ TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: _________________________ d. Package Treatment Plant (GPD Capacity): ________________________ e. Septic System TYPE OF WATER SERVICE TO BE PROVIDED a. County Utility System b. City Utility System c. Franchised Utility System Provide Name: _________________________ d. Private System (Well) Total Population to be Served: ________________________________________________________ Peak and Average Daily Demands: A. Water-Peak: ____________ Average Daily: ____________ B. Sewer-Peak: ____________ Average Daily: ____________ 6/3/2014 Page 7 of 10 Davis & Radio, LLC 26073 Fawnwood Court Bonita Springs FL 34134 860.209.6635 rmorande@comcast.net No Site Address Naples FL 34104 35026 00399600302 See attached Survey and Attachment "A"- Legal Description x South county Regional Water Treatment Plant 6,818 GPD x South County Water Reclamation Facility Transient population of 20-40 ppl/day 968 215 968 215 COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.colliergov.net (239) 252-2400 FAX: (239) 252-6358 If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: ____________________________________________________ Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. __________________________________________________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. PUBLIC NOTICE REQUIREMENTS This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 3 H. of the Administrative Code and LDC section 10.03.06. Following the NIM, the applicant will submit a written summary and any commitments that have been made at the meeting. Refer to Chapter 8 of the Administrative Code for the NIM procedural requirements. Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the Board's final action on this item, please remove all public hearing advertising sign(s) immediately. 6/3/2014 Page 8 of 10 1/2016 See Attachment "D" showing the Proposed Sewage/Potable Water Demand. Acknowledged. ATTACHMENT “A” LEGAL DESCRIPTION For 4.81 acres+/- 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 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; Thence along said line southeasterly, 212.04 feet along a non-tangential circular curve concave to the southwest, having a radius of 914.64 feet, through a central angle of 13°16'58" and being subtended by a chord which bears South 72°12'27" East 211.56 feet; Thence leaving said line South 00°30'04" West 487.98 feet; Thence South 43°04'59" East 197.46 feet to a point on the northerly right-of-way line of Davis Boulevard (S.R. 84, 150' Right-of-Way); Thence along said line southwesterly, 533.16 feet along a circular curve concave to the southeast, having a radius of 2939.79 feet, through a central angle of 10°23'28" and being subtended by a chord which bears South 39°55'38" West 532.43 feet; 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; Containing 4.81 acres of land more or less. Bearings are assumed and based on the North line of Section 3, being North 89°53'12" East. Subject to easements and restrictions of record. Davis - Radio Rezone: Attachment “A” Legal Description April 2015 www.davidsonengineering.com ATTACHMENT “B” LIST OF HOMEOWNER/ CIVIC ASSOCIATIONS 1. NAME OF HOMEOWNER ASSOCIATION: Cedar Hammock Golf & Country Club MAILING ADDRESS: 8660 Cedar hammock Boulevard CITY: Naples STATE: FL ZIP: 34104 2. NAME OF HOMEOWNER ASSOCIATION: Cedar Hammock Homeowners Association MAILING ADDRESS: 3602 Cedar Hammock Ct. CITY: Naples STATE: FL ZIP: 34104 3. NAME OF HOMEOWNER ASSOCIATION: Sherwood Park Master Association, Inc.c /o Guardian Property Management MAILING ADDRESS: 6704 Lone Oak Blvd CITY: Naples STATE: FL ZIP: 34109 4. NAME OF HOMEOWNER ASSOCIATION: Blue Heron of Naples Condo Association, Inc. c/o Alliant Property MAILING ADDRESS: 6719 Winkler Road, #200 CITY: Ft. Myers STATE: FL ZIP: 33919 5. NAME OF HOMEOWNER ASSOCIATION: Madison Park Homeowners Association, INc. c/o Southwest Property Management MAILING ADDRESS: 1044 Castello Drive, Suite 206 CITY: Naples STATE: FL ZIP: 34104 Davis - Radio Rezone: Attachment “B” List of Homeowners/ Property Associations April 2015 www.davidsonengineering.com ATTACHMENT “C” NARRATIVE & EVALUATION CRITERIA Narrative The purpose of this rezone application is to convert 4.81 acres of the parent parcel to C-4 General Commercial as identified on the Conceptual Master Plan and the attached survey. The parent parcel is currently undergoing a simultaneous Final Plat (FP) review where the remaining portion is under contract for purchase. Once the FP is complete, the rezone for the western portion of the parent parcel is proposed to consist of C-4 zoning with limited land uses of similar or less intensity that are currently permitted within the C-3 Commercial Intermediate District. The following additional C-4 land uses are being sought for the proposed western parcel: - Auto and home supply stores (5531) - Building cleaning and maintenance services (7349) - Cable and other pay television services (4841) 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 in 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) - Reupholstery 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 communications (4812 and 4813) including communications towers up to specified height, subject to section 5.05.09 - Watch, clock and jewelry repair (7631). Davis - Radio Rezone: Attachment “C” Narrative & Evaluation Criteria April 2015 www.davidsonengineering.com 1 Evaluation Criteria 1. Whether the proposed change will be consistent with the goals, objectives, policies, future land use map and elements of the Growth Management Plan. Rezone: The proposed rezone from C-3 (Commercial Intermediate) to limited C-4 (General Commercial District) is consistent with the Future Land Use Element of the Growth Management Plan under the Office and In-fill Commercial Sub district as evidenced by the following: a. The parcel is located within the Urban Mixed Use District and is small (± 4.81 acres) in size. b. The subject property is bound on its northern and southern boundaries by Radio Road and Davis Boulevard, roadways classified as an arterials and or collectors. c. The rezone is being requested for a portion of the existing (to be split) property as described in the rezone application, is under the ownership of Davis & Radio, LLC. The subject parcel is less than 12 acres in size (± 4.81 acres). d. The subject / proposed parcel abuts commercial zoning on both immediate sides; western and eastern. To the west is the Gallman Oldsmobile PUD. To the east is the remainder of the parent parcel that will remain C-3 commercial. Across Radio Road to the North and East, respectively, C-2 and C-3 zoning is situated. e. All abutting zoning lies within the unincorporated portion of Collier County. f. The depth of the subject / proposed parcel does not exceed the depth of the adjacent zoned Gallman PUD. g. The request is for C-4 zoning is consistent with the Gallman PUD to the west, as it is the highest intensity abutting the proposed C-4 zoning district. h. The subject property was not created to take advantage of this provision and was in its current configuration prior to October 28, 1997. j. If the aggregation of adjacent undeveloped property occurs in the future, all criteria under this Subdistrict will be met if the necessity for expansion occurs. The project will be served by central water and sewer. n. At time of development, the project will be served by central public water and sewer o. The project will be compatible with existing land uses and permitted future land uses on surrounding properties. To the West is the existing Collier Area Transit Bus Terminal within PUD zoning with a Conditional Use for its operation. The proposed limited C-4 uses are compatible and less intensive than the abutting PUD and C-3 land uses and is therefore transitional in nature between the two zoning categories. Davis - Radio Rezone: Attachment “C” Narrative & Evaluation Criteria April 2015 www.davidsonengineering.com 2 Furthermore, the requested rezone will “promote and encourage the recruitment of new industry as well as the expansion and retention of existing industries in order to diversify the County’s economic base” consistent with Objective 1.3 of the Economic Element of the GMP. This zoning will permit the development. Granting this zoning request will fill a need of the requested land uses for existing and future residents and will directly create new jobs in year round businesses that are not tourism or development based. With this rezone request, there is an opportunity for employment diversification available within the community. This is in direct support of Policy 1.3.8 of the Economic Element. These objectives are being furthered without direct assistance from Collier County. The proposed rezone also furthers the goals, policies and objectives of the GMP through an integrated plan of development with the adjacent properties. The subject property fronts on both Radio Road and Davis Boulevard. The attached Conceptual site plan shows a fluid vehicular interconnection consistent with Policy 7.3 of the GMP. Additionally, pedestrian connections to existing sidewalks within the two abutting right-of-ways will permit increased pedestrian flow to and from adjacent streets as well as the adjacent property which is consistent with Policy 7.4. Due to these justifications and meeting of criteria, the proposed rezone request from C-3 (Commercial Intermediate) to C-4 (General Commercial) is consistent with the Future Land Use Element of the Growth Management Plan. 2. The existing land use pattern. Response: The existing commercial land use pattern is fragmented with developed and undeveloped commercial projects. To the west is the Collier Are Transit Bus Terminal. To the north across Radio Road is Woodside Lanes bowling alley and 2 undeveloped C-2 parcels to its immediate west. Along the eastern boundary of the proposed C-4 parcel is the remaining C-3 zoning of the parent property and two additional C-3 parcels across Radio Road. The proposed C-4 land uses are both complimentary to and compatible with the surrounding land uses. Davis - Radio Rezone: Attachment “C” Narrative & Evaluation Criteria April 2015 www.davidsonengineering.com 3 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. Response: The proposed C-4 zoning will provide transitional land uses between the hire intensity uses contained within the Gallman PUD and the C-2 and C-3 zoning in the immediate area. The proposed limited C-4 uses are compatible and less intensive than the abutting PUD and C-3 land uses and is therefore transitional in nature between the two zoning categories. The proposed zoning and subsequent land use will not create an isolated or unrelated land use. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property for the proposed change. Response: The existing district boundaries are not illogically drawn. The location and difficult access conditions undeveloped parcels makes them difficult to market and develop for typical C-3 land uses only. Typical commercial uses found in the existing C-3 zoning have difficulty being developed on the parent parcel due to the lack of direct left turn in conditions on Radio Road and Davis Boulevard. The additional C-4 uses being planned in this rezone request do not discount that full left in access, but they may certainly rely less on it. 5. Whether changed or changing conditions make the passage of the proposed amendment (rezone) necessary. Response: As discussed earlier, the requested rezone will “promote and encourage the recruitment of new industry as well as the expansion and retention of existing industries in order to diversify the County’s economic base” consistent with Objective 1.3 of the Economic Element of the GMP. In our very recent past, Collier County experienced a painful slow down due to a stagnant economy that affected not only its tourism base, but it’s year round professional and service industries. This limited rezoning will further the options for innovation and diversity in land uses in a significant gateway area of the community. Granting this zoning request will fill a need of the requested land uses for existing and future residents. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Response: The opposite would be the case. The proposed change would improve conditions in the immediate neighborhood by allowing more suitable and likely land uses to be developed on the property that haven’t been able to in the recent past. These uses would provide good and services to the surrounding residential communities in a reasonable proximity to the subject property. Additionally, the proposed development will apply the Counties architectural guidelines to a site which remained vacant commercial land for several years never reaching its potential. Davis - Radio Rezone: Attachment “C” Narrative & Evaluation Criteria April 2015 www.davidsonengineering.com 4 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. Response: The proposed development of land uses when compared with the existing permitted uses will reduce traffic if certain uses are developed and retain the level of previously planned traffic if certain C-4 and C-3 uses are provided. In either case, all potential development will be entirely compatible with surrounding land uses which contain similar land uses themselves. No public safety concerns are anticipated resulting from the rezoning of this land. 8. Whether the proposed change will create a drainage problem. Response: Development of the subject property will comply with the water management standards of both the South Florida Water Management District and Collier County as necessary. Potential developers will be required to obtain water management permits from either or both in order to develop the property. Preliminary analysis indicates that proposed development will function properly based on the applicable standards governing the property. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Response: The proposed limited C-4 land uses associated with future development of the subject property are located in an already slated area for compatible commercial uses and as such, light and air are not anticipated to be reduced to the adjacent properties from the re-development of this site. 10. Whether the proposed change will seriously affect property values in the adjacent area. Response: As referenced in item #6 above, the proposed change will permit the development of land uses that will be fully compliant with the County architectural guidelines, result in landscape buffering and plantings that will be consistent with the future development of already permitted uses. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Response: The proposed limited addition of uses with the zoning requested will have no effect on the development of adjacent properties under existing regulations. Davis - Radio Rezone: Attachment “C” Narrative & Evaluation Criteria April 2015 www.davidsonengineering.com 5 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Response: No. The proposed change is consistent with the GMP and through the SDP process, all development will be consistent with the current LDC standards. Through both this zoning and the future SDP process, a benefit to the public welfare will accrue. In addition, the granting of this zoning will permit the establishment of a new businesses in Collier County that will serve existing and future residents. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. Response: With the pending sale and lot split of the eastern portion of the parent parcel, it would be difficult to attract other typical C-3 land uses without the rezoning of the western parcel. Several of the proposed C-4 uses would be very well suited to the subject property’s unique location and shape. Also, under the existing zoning, the parcel could be used for the more intensive uses allowed by C-3 zoning. The proposed change in zoning will, again, add limited land uses that would decrease intensity if they are chosen to be developed on the property. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. Response: The proposed land uses would continue to provide new and under- appropriated land uses in demand within Collier County where limited options exist today. By allowing these options in the marketplace, additional services can be provided to an ever-changing consumer population and demographic. This is viewed by the applicant as a benefit to the residents of the County. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. Response: The limited uses being requested are limited to the least intrusive and intensive uses in C-4 zoning; which is more intensive and difficult to find in areas that would be acceptable for the proposed development options. The uses requested must be located in central, visible and easily accessible areas for a number of reasons and the physical location of this property among other commercial properties makes the subject property even more unique and appropriate for the intended uses. Davis - Radio Rezone: Attachment “C” Narrative & Evaluation Criteria April 2015 www.davidsonengineering.com 6 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. Response: Because the site is undeveloped, a full SDP will need to be submitted for approval. This is the case regardless of the zoning. Utilities such as water, sewer, electric, phone, etc. are available for servicing the property. 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 [Code ch. 106, art. II], as amended. Response: Again, because the site is undeveloped, a full SDP will need to be submitted for approval. Utilities such as water, sewer, electric, phone, etc. are available for servicing the property. Upon review of the SDP application, the site shall comply with the level of service standards and capacities at the time of final approval. 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. Response: The following factors at a minimum should be considered as improvement to the public health, safety and welfare resulting from the proposed plan of development: - Reduced and or consistent trips when compared to the currently C-3 permitted uses; - Improved appearance due to compliance with current architectural codes; - Improved and increased site landscaping; - Provision of limited driveway cuts on Radio Road and Davis Boulevard; - Consistent impact to County Utilities (water and sewer) as approved C-3 permitted uses; - Increased development options in the Collier County marketplace; - Increased job opportunities related to the proposed uses; and - Consistent or lowered traffic flow due to site interconnectivity and adequate provision of access points and required deceleration lanes provided though the SDP process. Davis - Radio Rezone: Attachment “C” Narrative & Evaluation Criteria April 2015 www.davidsonengineering.com 7 Davidson Engineering 4365 Radio Road, Suite 201 Naples, FL 34104 Unit Type Units Units 215 gpd 968 gpd Based on FAC; 64E-6.008 System Size Determinations *Factor of 4.5 was used to determmine Peak Daily Demand Demand Type of Establishment (GPD) COMMERCIAL: Warehouse per employee per 8 hour shift 15 Add per loading bay 100 Self-Storage, per unit (up to 200 units)1 68Self-Storage 1 15 Units 1 15 15 1 Assumed 150 sf per unit with additional space as corridors and stairwells Self-Storage 1 200 Units 200 900 Total (GPD): 1 200 DAVIS - RADIO REZONE Proposed Sewage/Potable Water Demand Description GPD/Unit Average Daily Demand, GPD Peak Daily Demand, GPD*# Units ATTACHMENT "D" Davis - Radio Rezone: Attachment "D" Level of Service Summary April 2015 ATTACHMENT “E” ZONING CONDITIONS SUMMARY Pending the approval of this rezone application, the Master Plan shall be considered conceptual and the final building configuration shall be considered the same. The size of the buildings and development standards based on building size on the final Site Development Plan (SDP) may deviate from Conceptual Master Plan provided that agreed upon conditions are otherwise met. The Site Development Plan (SDP) as it relates to this rezone submitted shall meet the following Conditions of Approval: 1. A deviation from LDC Section 3.05.07 H.1.f which allows off-site retention of native vegetation when existing or proposed preserves have 75 percent or more coverage with exotic vegetation, to instead allow the proposed preserve (regardless of exotic impediment) to be provided off-site, in accordance with the criteria provided in the LDC. Davis - Radio Rezone: Attachment “E” Zoning Conditions Summary April 2015 www.davidsonengineering.com 1 DEVIATION AND JUSTIFICATION SUMMARY ATTACHMENT “F” 1. A deviation from LDC Section 3.05.07 H.1.f which allows off-site retention of native vegetation when existing or proposed preserves have 75 percent or more coverage with exotic vegetation, to instead allow the proposed preserve (regardless of exotic impediment) to be provided off-site, at the discretion of the applicant, in accordance with the criteria in the LDC. Justification: Due to the limited size of the proposed preserve, its location and absence of high quality vegetation and/or wetlands, the applicant is requesting the option to provide the required percentage of preserve off-site. If the option to preserve off-site is selected, the applicant or subsequent developer shall be responsible for acquiring an appropriate site or providing payment in accordance with the LDC. Davis - Radio Rezone: Attachment “F” Deviation & Justification Summary April 2015 Davis - Radio Rezone: Attachment “G” Conditions of Approval February, 2016 www.davidsonengineering.com 1 ATTACHMENT “G” CONDITIONS OF APPROVAL Pending the approval of this rezone application, the Master Plan shall be considered conceptual and the final building configuration shall be considered the same. The size of the buildings and development standards based on building size on the final Site Development Plan (SDP) may deviate from Conceptual Master Plan provided that agreed upon conditions are otherwise met. The Site Development Plan (SDP) as it relates to this rezone submitted shall meet the following Conditions of Approval: 1. The maximum trip generation allowed by the proposed uses (both primary and ancillary) may not exceed 47 PM Peak Hour, two way trips. 2. 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). 3. Per Section 3.A of the recorded access easement agreement for the shared entry road from Davis Boulevard (OR 4284, Page 239), the applicant, developer or his/her assigns shall be responsible for the agreed upon cost sharing for said access at the time of final SDP approval. 1 4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 F: 239.434.6084Company Cert. of Authorization No. 00009496DAVIS AND RADIO, LLCC/O: MR. BOB MORANDE26073 FAWNWOOD COURTBONITA SPRINGS, FL34134DAVIS / RADIO C-4 REZONE1DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT NO.:F.E.H.D.J.S.14-0122SHEET NO: OF SHEET TITLE:PROJECT:DATE:REV.DESCRIPTIONREVISIONSCLIENT:CONCEPTUAL MASTER PLANN1 CURRENT ZONING:C-3 PROPOSED ZONING:C-4 CURRENT LAND USE:VACANT/UNDEVELOPED FUTURE LAND USE:URBAN RESIDENTIAL SUBDISTRICT PLANNING NOTES: PRESERVE AREA REQUIREMENT: COMMERCIAL AND INDUSTRIAL DEVELOPMENT AND ALL OTHER NON-SPECIFIED DEVELOPMENT TYPES = 10% PER LDC SEC. 3.05.07 B.1 REQUIRED PRESERVE (4.81 X 10% = 0.48 AC) PERIMETER BUFFERS REQUIRED PRESERVE AREA $& $& $& LAND USE SUMMARY ACRESC-4 COMMERCIAL POTENTIAL COMPENSATING ROW $&FUTURE DEVELOPABLE AREA TOTAL SITE AREA 100%$&REVISED PER COLLIER COUNTY RAI LETTER DATED 06/03/201507/29/2015 Davis - Radio Commercial Subdistrict Site Location & Data Analysis December 2015 www.davidsonengineering.com 1 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. Davis - Radio Commercial Subdistrict Site Location & Data Analysis December 2015 www.davidsonengineering.com 2 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. iStorage Naples – 3836 Tollgate Blvd. Approximate Number of Units 1,000 Approximate Square Footage 110,000 Non-Climate 60% Climate 40% Approximate Occupancy Level 80% Davis - Radio Commercial Subdistrict Site Location & Data Analysis December 2015 www.davidsonengineering.com 3 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. Davis - Radio Commercial Subdistrict Site Location & Data Analysis December 2015 www.davidsonengineering.com 4 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 • I-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. Davis - Radio Commercial Subdistrict Site Location & Data Analysis December 2015 www.davidsonengineering.com 5 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 I-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 I-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. Davis - Radio Commercial Subdistrict Site Location & Data Analysis December 2015 www.davidsonengineering.com 6 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: I-75 / ALLIGATOR ALLEY CPUD Folio #: 21968001120 Address: 195 BEDZEL CIRCLE Parcel(s) Size: ± 30.08 ac This property is located within the I-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. Davis - Radio Commercial Subdistrict Site Location & Data Analysis December 2015 www.davidsonengineering.com 7 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 I-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. Davis - Radio Commercial Subdistrict Site Location & Data Analysis December 2015 www.davidsonengineering.com 8 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 I-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 Appendix SUBJECT PROPERTY SUPPORT INFORMATION & EXHIBITS RADIO/DAVIS LLCFolio Number: 00399600302Name: DAVIS & RADIO LLC Street# & Name: NO SITE ADDRESS Legal Description: 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 © 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 2Print Map2/13/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=RADIO/DAVIS%20LLC&orient=LANDSCAPE&paper=LETT... $ 0 $ 0 $ 2,558,300 $ 1,680,271 $ 0 $ 1,680,271 $ 1,680,271 $ 1,680,271 $ 1,680,271 Collier County Property AppraiserProperty Summary Parcel No.00399600302 Site Adr. Name / Address DAVIS & RADIO LLC 26073 FAWNWOOD CT City BONITA SPRINGS State FL Zip 34134-8690 Map No. Strap No. Section Township Range 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 40 Millage Rates *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.8868 12.4668 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 09/20/07 4284-248 09/20/07 4284-235 02/04/04 3495-2341 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/28/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00399600302 ALTERNATIVE SITE #1 SUPPORT INFORMATION & EXHIBITS 8580 COLLIER BLVD Multiple Property Records selected. 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 2Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=8580%20COLLIER%20BLVD%20&orient=LANDSCAPE&pap... $ 881,200 $ 0 $ 34,000 $ 0 $ 5,000 $ 607,149 $ 0 $ 607,149 $ 607,149 $ 607,149 $ 607,149 Collier County Property AppraiserProperty Summary Parcel No.00416800001 Site Adr.8580 COLLIER BLVD Name / Address AMERISITE LLC 3295 FORT CHARLES DR City NAPLES State FL Zip 34102-7924 Map No. Strap No. Section Township Range Acres *Estimated 5B14 000100 006 5B14 14 50 26 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 39 Millage Rates *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 06/13/01 2842-279 03/06/01 2786-2455 06/01/82 975-777 02/01/79 796-1419 02/01/79 794-960 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00416800001 $ 553,600 $ 0 $ 606,557 $ 0 $ 606,557 $ 606,557 $ 606,557 $ 606,557 Collier County Property AppraiserProperty Summary Parcel No.00417720009 Site Adr. Name / Address AMERISITE LLC 3295 FORT CHARLES DR City NAPLES State FL Zip 34102-7924 Map No. Strap No. Section Township Range Acres *Estimated 5B14 000100 030 5B14 14 50 26 4.62 Legal 14-50-26 S1/2 OF N1/2 OF N1/2 OF SW1/4 OF SW1/4, LESS W 100FT FOR R/W, OR 741 PG 1074 Millage Area 39 Millage Rates *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 01/19/00 2632-1365 03/01/78 741-1074 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00417720009 ALTERNATIVE SITE #2 SUPPORT INFORMATION & EXHIBITS 3851 CITY GATE BLVD NFolio Number: 26095000507Name: 850 NWN LLCStreet# & Name: 3851 CITY GATE BLVD NBuild# / Unit#: / 1Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 1 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3851%20CITY%20GATE%20BLVD%20N&orient=LANDSCA... Print Tax Bills Change of Address  $ 935,770 $ 0 Parcel No.26095000507 Site Adr.3851 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 4B35 219310 14B35 35 49 26 4.95 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 1 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000507 3857 CITY GATE BLVD NFolio Number: 26095000523Name: 850 NWN LLCStreet# & Name: 3857 CITY GATE BLVD NBuild# / Unit#: / 2Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 2 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3857%20CITY%20GATE%20BLVD%20N&orient=LANDSCA... Print Tax Bills Change of Address  $ 524,226 $ 0 Parcel No.26095000523 Site Adr.3857 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 4B35 219310 24B35 35 49 26 2.01 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 2 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000523 3863 CITY GATE BLVD N Folio Number: 26095000549Name: 850 NWN LLCStreet# & Name: 3863 CITY GATE BLVD NBuild# / Unit#: / 3Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 3 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3863%20CITY%20GATE%20BLVD%20N%20&orient=LAND... $ 522,732 $ 0 $ 522,732 $ 522,732 $ 522,732 $ 522,732 Collier County Property AppraiserProperty 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 Acres *Estimated 4B35 219310 34B35 35 49 26 2 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 3 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000549 3869 CITY GATE BLVD NFolio Number: 26095000565Name: 850 NWN LLCStreet# & Name: 3869 CITY GATE BLVD NBuild# / Unit#: / 4Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 4 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 2Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3869%20CITY%20GATE%20BLVD%20N&orient=LANDSCA... Print Tax Bills Change of Address  $ 608,964 $ 0 Parcel No.26095000565 Site Adr.3869 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 4B35 219310 44B35 35 49 26 2.33 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 4 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000565 3874 CITY GATE BLVD NFolio Number: 26095000620Name: 850 NWN LLCStreet# & Name: 3874 CITY GATE BLVD NBuild# / Unit#: / 7Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 7 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3874%20CITY%20GATE%20BLVD%20N&orient=LANDSCA... Print Tax Bills Change of Address  $ 567,150 $ 0 Parcel No.26095000620 Site Adr.3874 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 4B35 219310 74B35 35 49 26 2.17 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 7 Millage Area 60 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000620 3868 CITY GATE BLVD NFolio Number: 26095000646Name: 850 NWN LLCStreet# & Name: 3868 CITY GATE BLVD NBuild# / Unit#: / 8Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 8 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3868%20CITY%20GATE%20BLVD%20N&orient=LANDSCA... Print Tax Bills Change of Address  $ 823,284 $ 0 Parcel No.26095000646 Site Adr.3868 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 4B35 219310 84B35 35 49 26 3.15 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 8 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000646 3860 BRENNAN DRFolio Number: 26095000662Name: 850 NWN LLCStreet# & Name: 3860 BRENNAN DR Build# / Unit#: / 9Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 9 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3860%20BRENNAN%20DR&orient=LANDSCAPE&paper=LE... Print Tax Bills Change of Address  $ 940,896 $ 0 Parcel No.26095000662 Site Adr.3860 BRENNAN DR 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 94B35 35 49 26 3.6 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 9 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000662 3854 BRENNAN DR Folio Number: 26095000688Name: 850 NWN LLCStreet# & Name: 3854 BRENNAN DR Build# / Unit#: / 10Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 10 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3854%20BRENNAN%20DR%20&orient=LANDSCAPE&paper... Print Tax Bills Change of Address  $ 956,574 $ 0 Parcel No.26095000688 Site Adr.3854 BRENNAN DR 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 104B35 35 49 26 3.66 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 10 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000688 3856 CITY GATE BLVD NFolio Number: 26095000701Name: 850 NWN LLCStreet# & Name: 3856 CITY GATE BLVD NBuild# / Unit#: / 11Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 11 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3856%20CITY%20GATE%20BLVD%20N&orient=LANDSCA... Print Tax Bills Change of Address  $ 752,818 $ 0 Parcel No.26095000701 Site Adr.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 4B35 219310 114B35 35 49 26 5.05 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 11 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000701 3855 BRENNAN DRFolio Number: 26095000727Name: 850 NWN LLCStreet# & Name: 3855 BRENNAN DR Build# / Unit#: / 12Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 12 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3855%20BRENNAN%20DR&orient=LANDSCAPE&paper=LE... Print Tax Bills Change of Address  $ 525,436 $ 0 Parcel No.26095000727 Site Adr.3855 BRENNAN DR 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 124B35 35 49 26 3.02 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 12 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000727 3851 BRENNAN DR Folio Number: 26095000743Name: 850 NWN LLCStreet# & Name: 3851 BRENNAN DR Build# / Unit#: / 13Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 13 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3851%20BRENNAN%20DR%20&orient=LANDSCAPE&paper... Print Tax Bills Change of Address  $ 520,204 $ 0 Parcel No.26095000743 Site Adr.3851 BRENNAN DR 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 134B35 35 49 26 2.96 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 13 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000743 3847 BRENNAN DRFolio Number: 26095000769Name: 850 NWN LLCStreet# & Name: 3847 BRENNAN DR Build# / Unit#: / 14Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 14 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3847%20BRENNAN%20DR&orient=LANDSCAPE&paper=LE... Print Tax Bills Change of Address  $ 522,820 $ 0 Parcel No.26095000769 Site Adr.3847 BRENNAN DR 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 144B35 35 49 26 2.95 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 14 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000769 3843 BRENNAN DR Folio Number: 26095000785Name: 850 NWN LLCStreet# & Name: 3843 BRENNAN DR Build# / Unit#: / 15Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 15 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3843%20BRENNAN%20DR%20&orient=LANDSCAPE&paper... Print Tax Bills Change of Address  $ 528,046 $ 0 Parcel No.26095000785 Site Adr.3843 BRENNAN DR 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 154B35 35 49 26 2.96 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 15 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000785 3839 BRENNAN DR Folio Number: 26095000808Name: 850 NWN LLCStreet# & Name: 3839 BRENNAN DR Build# / Unit#: / 16Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 16 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3839%20BRENNAN%20DR%20&orient=LANDSCAPE&paper... Print Tax Bills Change of Address  $ 522,820 $ 0 Parcel No.26095000808 Site Adr.3839 BRENNAN DR 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 164B35 35 49 26 2.91 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 16 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000808 3813 CITY GATE BLVD SFolio Number: 26095000824Name: 850 NWN LLCStreet# & Name: 3813 CITY GATE BLVD SBuild# / Unit#: / 17Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 17 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3813%20CITY%20GATE%20BLVD%20S&orient=LANDSCA... Print Tax Bills Change of Address  $ 622,168 $ 0 Parcel No.26095000824 Site Adr.3813 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 CITY GATE COMMERCE CENTER PHASE TWO LOT 17 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 94 - RIGHT-OF-WAY, STREETS, ROADS, IRRIGATION 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000824 3814 CITY GATE BLVD S Folio Number: 26095000840Name: 850 NWN LLCStreet# & Name: 3814 CITY GATE BLVD SBuild# / Unit#: / 18Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 18 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3814%20CITY%20GATE%20BLVD%20S%20%20&orient=LA... Print Tax Bills Change of Address  $ 690,088 $ 0 Parcel No.26095000840 Site Adr.3814 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 184B35 35 49 26 4.7 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 18 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000840 3818 CITY GATE BLVD SFolio Number: 26095000866Name: 850 NWN LLCStreet# & Name: 3818 CITY GATE BLVD SBuild# / Unit#: / 19Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 19 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3818%20CITY%20GATE%20BLVD%20S&orient=LANDSCA... Print Tax Bills Change of Address  $ 606,354 $ 0 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 Map No. Strap No. Section Township Range Acres *Estimated 4B35 219310 194B35 35 49 26 2.32 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 19 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000866 3822 CITY GATE BLVD SFolio Number: 26095000882Name: 850 NWN LLCStreet# & Name: 3822 CITY GATE BLVD SBuild# / Unit#: / 20Legal Description: CITY GATE COMMERCE CENTER PHASE TWO LOT 20 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/23/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3822%20CITY%20GATE%20BLVD%20S&orient=LANDSCA... Print Tax Bills Change of Address  $ 917,370 $ 0 Parcel No.26095000882 Site Adr.3822 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 204B35 35 49 26 3.51 Legal CITY GATE COMMERCE CENTER PHASE TWO LOT 20 Millage Area 31 Millage Rates *Calculations Sub./Condo 219310 - CITY GATE COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/23/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=26095000882 ALTERNATIVE SITE #3 SUPPORT INFORMATION & EXHIBITS 10551 COLLIER BLVDFolio Number: 00296560008Name: I-75 ASSOCIATES LLCStreet# & Name: 10551 COLLIER BLVD Build# / Unit#: 002 / 1Legal Description: 34 49 26 COM AT NE CNR SEC 34, S87DEG 52'26"W 100.04FT TO POB S00DEG 29'15"E 1275.33FT, S87 DEG 42'52"W 874.65FT, 40.05FT 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=10551%20COLLIER%20BLVD&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 3,725,000 $ 5,846,770 $0 Parcel No.00296560008 Site Adr.10551 COLLIER BLVD Name / Address I-75 ASSOCIATES LLC 570 DELAWARE AVE City BUFFALO State NY Zip 14202-1206 Map No. Strap No. Section Township Range Acres *Estimated 4B34 000100 002 14B34 34 49 26 25.29 Legal 34 49 26 COM AT NE CNR SEC 34, S87DEG 52'26"W 100.04FT TO POB S00DEG 29'15"E 1275.33FT, S87 DEG 42'52"W 874.65FT, 40.05FT ALG CURVE, N00DEG 29'15"W 667.79FT, RUN 212.40FT ALG CURVE, N00DEG 29'15"W 412.52FT ,N87DEG 52'26"E 797.75FT TO POB Millage Area 31 Millage Rates *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 03/29/01 2797-3287 2014 Certified Tax Roll (Subject to Change) Land Value (+)Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00296560008 ALTERNATIVE SITE #4 SUPPORT INFORMATION & EXHIBITS 195 BEDZEL CIR Folio Number: 21968001120Name: 93 FLRPT LLCStreet# & Name: 195 BEDZEL CIR Build# / Unit#: 1 / 1Legal Description: ALLIGATOR ALLEY COMMERCE CENTER PHASE TWO LOT 1 LESS 951 COMMERCE CENTER TRACTS A AND R 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 2Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=195%20BEDZEL%20CIR%20&orient=LANDSCAPE&paper=L... Print Tax Bills Change of Address   $ 5,193,811 Parcel No.21968001120 Site Adr.195 BEDZEL CIR Name / Address 93 FLRPT LLC WR 1 ASSOCIATES LTD 570 DELAWARE AVE City BUFFALO State NY Zip 14202-1206 Map No. Strap No. Section Township Range Acres *Estimated 4B34 163205 1 14B34 34 49 26 30.08 Legal ALLIGATOR ALLEY COMMERCE CENTER PHASE TWO LOT 1 LESS 951 COMMERCE CENTER TRACTS A AND R LOT 1 IN ALLIGATOR ALLEY COMMERCE CENTER PHASE ONE LESS THE PORTION PREVIOUSLY DESC AS TRACTS A AND R IN 951 COMMERCE CENTER, AND LESS THAT PORTION AS DESC IN OR 5087 PG 2174 Millage Area 31 Millage Rates *Calculations Sub./Condo 163205 - ALLIGATOR ALLEY COMMERCE CENTER PHASE TWO School Other Total Use Code 10 - VACANT COMMERCIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 2014 Certified Tax Roll (Subject to Change) Land Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=21968001120 ALTERNATIVE SITE #5 SUPPORT INFORMATION & EXHIBITS MCMULLEN PUDFolio Number: 00417760001Name: WILTON LAND COMPANY LLCStreet# & Name:Build# / Unit#: 031 / Legal Description: 14 50 26 S1/2 OF SE1/4 OF SW1/4 LESS W 80 FT 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 2Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=MCMULLEN%20PUD&orient=LANDSCAPE&paper=LETTE... Print Tax Bills Change of Address  $ 3,800,000 $ 0 $ 799,200 $ 0 $ 799 200 Parcel No.00417760001 Site Adr. Name / Address WILTON LAND COMPANY LLC 3921 PROSPECT AVE City NAPLES State FL Zip 34104-3713 Map No. Strap No. Section Township Range Acres *Estimated 5B14 000100 031 5B14 14 50 26 18.78 Legal 14 50 26 S1/2 OF SE1/4 OF SW1/4 LESS W 80 FT Millage Area 39 Millage Rates *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Use Code 99 - ACREAGE NOT ZONED AGRICULTURAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 07/23/12 4819-3122 04/06/06 4010-2370 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=00417760001 ALTERNATIVE SITE #6 SUPPORT INFORMATION & EXHIBITS 3889 TOLLHOUSE DRFolio Number: 76885100706Name: SKY ANGEL CENTER LLCStreet# & Name: 3889 TOLLHOUSE DR Build# / Unit#: 16 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 16 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3889%20TOLLHOUSE%20DR&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 0 $0 $ 119,700 $ 0 Parcel No.76885100706 Site Adr.3889 TOLLHOUSE DR Name / Address SKY ANGEL CENTER LLC 1300 GOODLETTE RD N City NAPLES State FL Zip 34102-5239 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 16 14B35 35 49 26 1.33 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 16 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 09/24/09 4494-3227 08/26/09 4494-3217 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100706 3869 BUSH BLVD Folio Number: 76885100722Name: SKY ANGEL CENTER LLCStreet# & Name: 3869 BUSH BLVD Build# / Unit#: 17 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 17 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3869%20BUSH%20BLVD%20&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 0 $0 $ 115,200 $ 0 Parcel No.76885100722 Site Adr.3869 BUSH BLVD Name / Address SKY ANGEL CENTER LLC 1300 GOODLETTE RD N City NAPLES State FL Zip 34102-5239 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 17 14B35 35 49 26 1.28 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 17 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 09/24/09 4494-3227 08/26/09 4494-3217 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100722 3877 BUSH BLVD Folio Number: 76885100748Name: SKY ANGEL CENTER LLCStreet# & Name: 3877 BUSH BLVD Build# / Unit#: 18 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 18 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3877%20BUSH%20BLVD%20&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 0 $ 5 168 400 $ 296,100 $ 0 Parcel No.76885100748 Site Adr.3877 BUSH BLVD Name / Address SKY ANGEL CENTER LLC 1300 GOODLETTE RD N City NAPLES State FL Zip 34102-5239 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 18 14B35 35 49 26 3.29 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 18 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 09/24/09 4494-3227 08/05/03 3360-1865 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100748 3868 BUSH BLVD Folio Number: 76885100764Name: SKY ANGEL CENTER LLCStreet# & Name: 3868 BUSH BLVD Build# / Unit#: 19 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 19 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3868%20BUSH%20BLVD%20&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 0 $0 $ 136,800 $ 0 Parcel No.76885100764 Site Adr.3868 BUSH BLVD Name / Address SKY ANGEL CENTER LLC 1300 GOODLETTE RD N City NAPLES State FL Zip 34102-5239 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 19 14B35 35 49 26 1.52 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 19 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 09/24/09 4494-3227 08/26/09 4494-3217 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100764 3860 BUSH BLVDFolio Number: 76885100780Name: SKY ANGEL CENTER LLCStreet# & Name: 3860 BUSH BLVD Build# / Unit#: 20 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 20 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3860%20BUSH%20BLVD&orient=LANDSCAPE&paper=LET... Print Tax Bills Change of Address  $ 0 $0 $ 135,900 $ 0 Parcel No.76885100780 Site Adr.3860 BUSH BLVD Name / Address SKY ANGEL CENTER LLC 1300 GOODLETTE RD N City NAPLES State FL Zip 34102-5239 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 20 14B35 35 49 26 1.51 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 20 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 09/24/09 4494-3227 08/26/09 4494-3217 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100780 3908 TOLLHOUSE DRFolio Number: 76885100803Name: PAWS TO PLAY NAPLES LLCStreet# & Name: 3908 TOLLHOUSE DR Build# / Unit#: 21 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 21 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 2Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3908%20TOLLHOUSE%20DR&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 110,000 $ 79 200 $ 92,700 $ 0 Parcel No.76885100803 Site Adr.3908 TOLLHOUSE DR Name / Address PAWS TO PLAY NAPLES LLC 3904 SKYWAY DR City NAPLES State FL Zip 34112 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 21 14B35 35 49 26 1.03 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 21 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 10/31/13 4989-1874 12/22/11 4752-981 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100803 3914 TOLLHOUSE DRFolio Number: 76885100829Name: PUMPING FOR JESUS LLCStreet# & Name: 3914 TOLLHOUSE DR Build# / Unit#: 22 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 22 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3914%20TOLLHOUSE%20DR&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 0 $ 200 000 $ 95,400 $ 0 Parcel No.76885100829 Site Adr.3914 TOLLHOUSE DR Name / Address PUMPING FOR JESUS LLC PO BOX 9986 City DAYTONA BEACH State 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 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 01/15/15 5112-2793 10/24/14 5091-3558 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100829 3920 TOLLHOUSE DRFolio Number: 76885100845Name: PUMPING FOR JESUS LLCStreet# & Name: 3920 TOLLHOUSE DR Build# / Unit#: 23 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 23 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3920%20TOLLHOUSE%20DR&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 0 $ 115 000 $ 93,600 $ 0 Parcel No.76885100845 Site Adr.3920 TOLLHOUSE DR Name / Address PUMPING FOR JESUS LLC PO BOX 9986 City DAYTONA BEACH State FL Zip 32120 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 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 12/26/14 5107-1166 12/12/14 5105-543 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100845 3933 TOLLHOUSE DR Folio Number: 76885100861Name: TOLLGATE NAPLES LLCStreet# & Name: 3933 TOLLHOUSE DR Build# / Unit#: 24 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 24 AND A PORTION OF TR A VACATED BY RES 06-227 IN OR 4109 PG 3918 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3933%20TOLLHOUSE%20DR%20&orient=LANDSCAPE&pa... Print Tax Bills Change of Address  $ 100 $ $ 149,400 $ 0 Parcel No.76885100861 Site Adr.3933 TOLLHOUSE DR 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 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 08/09/12 4824-3147 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100861 3939 TOLLHOUSE DR Folio Number: 76885100887Name: TOLLGATE NAPLES LLCStreet# & Name: 3939 TOLLHOUSE DR Build# / Unit#: 25 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 25 AND PART OF TR A AS VACATED BY OR 4109 PG 3918 BY RES 06-227 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3939%20TOLLHOUSE%20DR%20&orient=LANDSCAPE&pa... Print Tax Bills Change of Address  $ 100 $ $ 151,200 $ 0 Parcel No.76885100887 Site Adr.3939 TOLLHOUSE DR 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 25 14B35 35 49 26 1.68 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 25 AND PART OF TR A AS VACATED BY OR 4109 PG 3918 BY RES 06-227 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 08/09/12 4824-3147 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100887 3945 TOLLHOUSE DR Folio Number: 76885100900Name: TOLLGATE NAPLES LLCStreet# & Name: 3945 TOLLHOUSE DR Build# / Unit#: 26 / 1Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 26 AND PART OF TR A VACATED BY OR 4109 PG 3918 BY RES 06-227, LESS THAT 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3945%20TOLLHOUSE%20DR%20&orient=LANDSCAPE&pa... Print Tax Bills Change of Address   $ 100 $ 46,800 $0 Parcel No.76885100900 Site Adr.3945 TOLLHOUSE DR Name / Address TOLLGATE NAPLES LLC 3845 BECK BLVD #807 City NAPLES State FL Zip 34114 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 26 14B35 35 49 26 0.52 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 26 AND PART OF TR A VACATED BY OR 4109 PG 3918 BY RES 06-227, LESS THAT PORTION NKA TOLLGATE BUSINESS PARK IV CONDO AS DESC IN OR 4311 PG 2208 (PH 1 BLDG 9) Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 08/09/12 4824-3147 2014 Certified Tax Roll (Subject to Change) Land Value IdVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100900 3935 TOLLHOUSE DRFolio Number: 76885100939Name: TOLLGA0E NAPLES LLCStreet# & Name: 3935 TOLLHOUSE DR Build# / Unit#: 27 / 2Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 27 DESC IN OR 3360 PG 1867 AND PART OF TR A VACATED BY OR 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3935%20TOLLHOUSE%20DR&orient=LANDSCAPE&paper=... Print Tax Bills Change of Address  $ 100 $ $ 54,270 $ 0 Parcel No.76885100939 Site Adr.3935 TOLLHOUSE DR Name / Address TOLLGA0E NAPLES LLC 3845 BECK BLVD #807 City NAPLES State FL Zip 34114 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 27 24B35 35 49 26 0.67 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 27 DESC IN OR 3360 PG 1867 AND PART OF TR A VACATED BY OR 4109 PG 3918 BY RES 06-227 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 08/09/12 4824-3147 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100939 3935 TOLLHOUSE DRFolio Number: 76885100955Name: TOLLGATE NAPLES LLCStreet# & Name: 3935 TOLLHOUSE DR Build# / Unit#: 28 / 2Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 28 DESC IN OR 3360 PG 1865 AND PART OF TR A VACATED IN OR 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3935%20TOLLHOUSE%20DR&orient=LANDSCAPE&paper=... $ 100 $ 3,350,000 $ 5,168,400 $ 55,080 $ 0 $ 55,080 $ 55,080 $ 55,080 $ 55,080 Collier County Property AppraiserProperty Summary Parcel No.76885100955 Site Adr.3935 TOLLHOUSE DR Name / Address TOLLGATE NAPLES LLC 3845 BECK BLVD STE 807 City NAPLES State FL Zip 34114 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 28 24B35 35 49 26 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 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 08/09/12 4824-3147 09/14/05 3889-4046 08/05/03 3360-1865 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100955 3935 TOLLHOUSE DR Folio Number: 76885100971Name: PUMPING FOR JESUS LLCStreet# & Name: 3935 TOLLHOUSE DR Build# / Unit#: 29 / 2Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 29 DESC IN OR 3360 PG 1868 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3935%20TOLLHOUSE%20DR%20&orient=LANDSCAPE&pa... Print Tax Bills Change of Address  $ 0 $ $ 53,460 $ 0 Parcel No.76885100971 Site Adr.3935 TOLLHOUSE DR Name / Address PUMPING FOR JESUS LLC PO BOX 9986 City DAYTONA BEACH State FL Zip 32120 Map No. Strap No. Section Township Range Acres *Estimated 4B35 664600 29 24B35 35 49 26 0.66 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 29 DESC IN OR 3360 PG 1868 Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 12/26/14 5107-1166 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100971 ALTERNATIVE SITE #7 SUPPORT INFORMATION & EXHIBITS 3620 SHAW BLVD Folio Number: 81790000287Name: RALPH P SHAW TRUSTStreet# & Name: 3620 SHAW BLVD Build# / Unit#: / 4Legal Description: WHITE LAKE CORPORATE PARK LOT 4 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3620%20SHAW%20BLVD%20&orient=LANDSCAPE&paper=... $ 433,000 $ 550,000 $ 289,300 $ 336,000 $ 0 $ 336,000 $ 336,000 $ 336,000 $ 336,000 Collier County Property AppraiserProperty Summary Parcel No.81790000287 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 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 11/03/14 5092-3912 12/28/09 4523-3258 05/06/99 2544-33 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790000287 3569 PLOVER AVEFolio Number: 81790002081Name: MILLER DRILLING & WATERStreet# & Name: 3569 PLOVER AVE Build# / Unit#: / 23Legal Description: WHITE LAKE CORPORATE PARK PHASE TWO LOT 23 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3569%20PLOVER%20AVE&orient=LANDSCAPE&paper=LE... Print Tax Bills Change of Address  $ 610,000 $ 402 000 $ 192,000 $ 0 Parcel No.81790002081 Site Adr.3569 PLOVER AVE Name / Address MILLER DRILLING & WATER TREATMENT INC 2016 TRADE CENTER WAY #A City NAPLES State FL Zip 34109 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712555 234B35 35 49 26 0.96 Legal WHITE LAKE CORPORATE PARK PHASE TWO LOT 23 Millage Area 60 Millage Rates *Calculations Sub./Condo 712555 - WHITE LAKE CORPORATE PARK PHASE TWO School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 11/30/05 3938-602 04/29/05 3787-756 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790002081 3558 PLOVER AVE Folio Number: 81790002269Name: ZED HOLDINGS II LLCStreet# & Name: 3558 PLOVER AVE Build# / Unit#: / 32Legal Description: WHITE LAKE CORPORATE PARK PHASE TWO LOT 32 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3558%20PLOVER%20AVE%20&orient=LANDSCAPE&paper... $ 130,000 $ 0 $ 560,700 $ 234,000 $ 0 $ 234,000 $ 234,000 $ 234,000 $ 234,000 Collier County Property AppraiserProperty 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 60 Millage Rates *Calculations Sub./Condo 712555 - WHITE LAKE CORPORATE PARK PHASE TWO School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 10/07/14 5083-3798 11/20/12 4859-1472 03/16/05 3754-1307 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790002269 3580 PLOVER AVEFolio Number: 81790002366Name: K & C HOLDINGS OF SW FLA INCStreet# & Name: 3580 PLOVER AVE Build# / Unit#: / 37Legal Description: WHITE LAKE CORPORATE PARK PHASE TWO LOT 37 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3580%20PLOVER%20AVE&orient=LANDSCAPE&paper=LE... $ 745,800 $ 1,082,800 $ 244,000 $ 0 $ 244,000 $ 244,000 $ 244,000 $ 244,000 Collier County Property AppraiserProperty Summary Parcel No.81790002366 Site Adr.3580 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 Range Acres *Estimated 4B35 712555 374B35 35 49 26 1.22 Legal WHITE LAKE CORPORATE PARK PHASE TWO LOT 37 Millage Area 31 Millage Rates *Calculations Sub./Condo 712555 - WHITE LAKE CORPORATE PARK PHASE TWO School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 01/11/07 4168-1701 03/08/05 3748-461 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790002366 3584 PLOVER AVE Folio Number: 81790002382Name: K & C HOLDINGS OF SW FLA INCStreet# & Name: 3584 PLOVER AVE Build# / Unit#: / 38Legal Description: WHITE LAKE CORPORATE PARK PHASE TWO LOT 38 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 2Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3584%20PLOVER%20AVE%20&orient=LANDSCAPE&paper... $ 559,600 $ 214,000 $ 0 $ 214,000 $ 214,000 $ 214,000 $ 214,000 Collier County Property AppraiserProperty 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 Range Acres *Estimated 4B35 712555 384B35 35 49 26 1.07 Legal WHITE LAKE CORPORATE PARK PHASE TWO LOT 38 Millage Area 31 Millage Rates *Calculations Sub./Condo 712555 - WHITE LAKE CORPORATE PARK PHASE TWO School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 09/11/06 4103-2112 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value (=) Market Value (=) Assessed Value (=) School Taxable Value (=) Taxable Value If all Values shown above equal 0 this parcel was created after the Final Tax Roll Page 1 of 1 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790002382 3501 SHEARWATER STFolio Number: 81790004429Name: PINEDA BROS OF COLLIER INCStreet# & Name: 3501 SHEARWATER ST Build# / Unit#: / 1Legal Description: WHITE LAKE CORPORATE PARK PHASE 3 LOT 1 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3501%20SHEARWATER%20ST&orient=LANDSCAPE&paper... Print Tax Bills Change of Address  $ 470,000 $ 200,000 $ 136,000 $ 0 $ 136 000 Parcel No.81790004429 Site Adr.3501 SHEARWATER ST Name / Address PINEDA BROS OF COLLIER INC 1871 16TH ST NE City NAPLES State FL Zip 34120-5447 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712560 14B35 35 49 26 0.68 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 1 Millage Area 60 Millage Rates *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 10/04/06 4116-2183 10/09/03 3418-461 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004429 3530 PLOVER AVEFolio Number: 81790004526Name: LIGHTHOUSE PROPERTIES LLCStreet# & Name: 3530 PLOVER AVE Build# / Unit#: / 6Legal Description: WHITE LAKE CORPORATE PARK PHASE 3 LOT 6 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3530%20PLOVER%20AVE&orient=LANDSCAPE&paper=LE... Print Tax Bills Change of Address  $ 250,000 $ 252,600 $ 100,000 $ 0 $ 100 000 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 60 Millage Rates *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 06/14/10 4577-2930 06/06/05 3813-2769 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004526 3533 PLOVER AVE Folio Number: 81790004623Name: S T O F HOLDINGS LTDStreet# & Name: 3533 PLOVER AVE Build# / Unit#: / 11Legal Description: WHITE LAKE CORPORATE PARK PHASE 3 LOT 11 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 2Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3533%20PLOVER%20AVE%20&orient=LANDSCAPE&paper... Print Tax Bills Change of Address  $ 1,072,000 $ 480,000 $ 184,000 $ 0 $ 184 000 Parcel No.81790004623 Site Adr.3533 PLOVER AVE Name / Address S T O F HOLDINGS LTD 6300 STIRLING RD City HOLLYWOOD State FL Zip 33024 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712560 114B35 35 49 26 0.92 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 11 Millage Area 60 Millage Rates *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 07/25/13 4950-2283 07/14/00 2698-1875 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004623 3519 PLOVER AVEFolio Number: 81790004665Name: C&M ASPHALT PAVING CORPStreet# & Name: 3519 PLOVER AVE Build# / Unit#: / 13Legal Description: WHITE LAKE CORPORATE PARK PHASE 3 LOT 13 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3519%20PLOVER%20AVE&orient=LANDSCAPE&paper=LE... Print Tax Bills Change of Address  $ 318,000 $ 0 $ 192,000 $ 0 $ 192 000 Parcel No.81790004665 Site Adr.3519 PLOVER AVE Name / Address C&M ASPHALT PAVING CORP 165 JUNG BLVD W City NAPLES State FL Zip 34120 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712560 134B35 35 49 26 0.96 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 13 Millage Area 60 Millage Rates *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 03/31/15 5136-3982 03/02/10 4890-3212 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004665 3493 SHEARWATER ST Folio Number: 81790004704Name: PRODUCTION AVE PROPERTIES LLCStreet# & Name: 3493 SHEARWATER ST Build# / Unit#: / 15Legal Description: WHITE LAKE CORPORATE PARK PHASE 3 LOT 15 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3493%20SHEARWATER%20ST%20&orient=LANDSCAPE&p... Print Tax Bills Change of Address  $ 283,400 $ 278,100 $ 212,000 $ 0 $ 212 000 Parcel No.81790004704 Site Adr.3493 SHEARWATER ST Name / Address PRODUCTION AVE PROPERTIES LLC 505 PRODUCTION AVE City MADISON State AL Zip 35758-8993 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712560 154B35 35 49 26 1.06 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 15 Millage Area 60 Millage Rates *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 09/19/12 4840-1278 03/25/02 3005-1161 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004704 3485 SHEARWATER STFolio Number: 81790004746Name: PLOVER GROUP PROPERTIES LLCStreet# & Name: 3485 SHEARWATER ST Build# / Unit#: / 17Legal Description: WHITE LAKE CORPORATE PARK PHASE 3 LOT 17 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3485%20SHEARWATER%20ST&orient=LANDSCAPE&paper... Print Tax Bills Change of Address  $ 3,702,600 $ 501,000 $ 0 $ 501 000 Parcel No.81790004746 Site Adr.3485 SHEARWATER ST Name / Address PLOVER GROUP PROPERTIES LLC 4480 7TH AVE NW 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 60 Millage Rates *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 02/11/05 3732-4078 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004746 3481 SHEARWATER STFolio Number: 81790004762Name: PLOVER GROUP PROPERTIES LLCStreet# & Name: 3481 SHEARWATER ST Build# / Unit#: / 18Legal Description: WHITE LAKE CORPORATE PARK PHASE 3 LOT 18 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3481%20SHEARWATER%20ST&orient=LANDSCAPE&paper... Print Tax Bills Change of Address  $ 3,702,600 $ 501,000 $ 0 $ 501 000 Parcel No.81790004762 Site Adr.3481 SHEARWATER ST Name / Address PLOVER GROUP PROPERTIES LLC 4480 7TH AVE NW City NAPLES State FL Zip 34119-1528 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712560 184B35 35 49 26 5.01 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 18 Millage Area 60 Millage Rates *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 02/11/05 3732-4078 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004762 3500 SHEARWATER ST Folio Number: 81790004827Name: BLACKPOND DEVELOPMENT CORPStreet# & Name: 3500 SHEARWATER ST Build# / Unit#: / 21Legal Description: WHITE LAKE CORPORATE PARK PHASE 3 LOT 21 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3500%20SHEARWATER%20ST%20&orient=LANDSCAPE&p... Print Tax Bills Change of Address  $ 370,000 $ 160,000 $ 342,000 $ 0 $ 342 000 Parcel No.81790004827 Site Adr.3500 SHEARWATER ST Name / Address BLACKPOND DEVELOPMENT CORP 20 EAST ST City HANOVER State MA Zip 02339 Map No. Strap No. Section Township Range Acres *Estimated 4B35 712560 214B35 35 49 26 1.71 Legal WHITE LAKE CORPORATE PARK PHASE 3 LOT 21 Millage Area 60 Millage Rates *Calculations Sub./Condo 712560 - WHITE LAKE CORPORATE PARK PHASE 3 School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.2197 11.7997 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 06/18/14 5050-708 06/14/13 4933-1978 2014 Certified Tax Roll (Subject to Change) Land Value (+) Improved Value MktVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=81790004827 411-E15.34 411G-E12.59 743-E3.25 411-E2.21 R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida FLUCCS MAPPING N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY FLUCCS MAPPING 411-E1, PINE FLATWOODS (0 - 25 % EXOTICS) 411-E2, PINE FLATWOODS (26 - 50 % EXOTICS) 411G-E1, PINE FLATWOODS-GRAMINOID (0 - 25 % EXOTICS) 743-E3, SPOIL AREA (51 - 75 % EXOTICS)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\FLUCCS Mapping.mxd / 10:41:26 AM3/5/15 Note:1. 2014 Aerial obtained from Collier County Property Appraiser.2. Project Boundary obtained from Davidson Engineering on 3/5/15 1 Jessica Harrelson From:Allman, Karyn <kallman@sfwmd.gov> Sent:Friday, April 17, 2015 4:03 PM To:'Jeremy Sterk' Cc:Jessica Harrelson Subject:RE: Radio Davis Parcel Hello, The site visit for the Radio and Davis parcel (ERP Application No. 150311‐3 – informal wetland determination) was conducted today and it was confirmed that there are no jurisdictional wetlands onsite. We will process the informal wetland determination indicating no wetlands over the next few weeks. Thanks, Karyn Allman Environmental Analyst South Florida Water Management District 2660 Horseshoe Drive North Naples, FL 34104 239‐263‐7615 ext. 7626 From: Jeremy Sterk [mailto:j.sterk@etenviron.com] Sent: Friday, April 17, 2015 12:39 PM To: Allman, Karyn Cc: Jessica Harrelson Subject: Radio Davis Parcel Karyn, Would be possible for you to send me an email that states the JD paperwork is in progress, but we’ve completed the site visit and it’s been confirmed there are no wetlands? It would really help us keep the Collier County process moving at least. Thanks, Jeremy Sterk Ecologist FWC Authorized Gopher Tortoise Agent #GTA‐09‐00192 EARTH TECH ENVIRONMENTAL, LLC 1455 Rail Head Boulevard, Suite 8 Naples, FL 34110 Phone: 239.304.0030 Fax: 239.324.0054 Mobile: 239.595.4929 www.etenviron.com 2 We value your opinion. Please take a few minutes to share your comments on the service you received from the District by clicking on this link. Earth Tech Environmental, LLC “Land, water and the environment…protecting what’s important.” Earth Tech Environmental, LLC 1455 Rail Head Boulevard Suite 8, Naples, FL 34110 www.etenviron.com 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 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. i. 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. 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. iii. 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 ½ foot variation throughout the property. b. Listed Species and Bald Eagle Nests and Nest Protection Zones. i. 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 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. iii. 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. 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. i. 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-E1, 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-E1, 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 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: CODE DESCRIPTION ACREAGE 411-E1 Pine Flatwoods (0 to 25% Exotics) 3.56 acres 411G-E1 Pine Flatwoods Graminoid (0 to 25% Exotics) 0.98 acres 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. iii. 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 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. i. 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. 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. i. 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. ii. 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 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). iii. 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. RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 1: EIS AUTHOR RESUME Ea r t h Tech Environmental, LLC www.etenviron.com 239.304.0030 | www.etenviron.com | 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. Relevant Experience 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. 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. 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. 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, & Relocations Wetland Delineation \ Jurisdictional 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 Sundström, 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 (1): 12-22. JEREMY STERK Partner \ Ecologist j.sterk@etenviron.com 239.595.4929 Years Experience 20 years Education/Training B.S. Aquatic Biology (1994), St. Cloud State University Professional Affiliations Florida Association of Environmental Professionals RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 2: LOCATION MAP HIALEAH ORLANDO HOLLYWOOD CLEARWATER CAPE CORAL TALLAHASSEE JACKSONVILLE CORAL SPRINGS PEMBROKE PINES SAINT PETERSBURG Radio DavisCollier County, Florida SHEET NO. DATE LOCATION MAP PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N TA L , L L C E A R T H T E C H E N V I R O N M E N TA L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 11 0 N A P L E S , F L O R I D A 3 4 11 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 N/A N/A R A D I O R D DAVIS BLVDDAVIS BLVD RADIO RD COLLIER BLVD39TH ST SWGOLDEN GATE PKY GREEN BLVD SABAL PALM RD 21ST ST SW19TH ST SW23RD ST SWTA M I A M I T R L ELIVINGSTON RD S14TH AVE SW 12TH AVE SW RATTLESNAKE HAMMOCK RDCOUNTY BARN RDPOLLY AVE WHITAKER RD 17TH ST SW32ND AVE SW 70TH ST SW55TH TER SW25TH AVE S W WESTPORT LN BECK BLVD DIXIE DRKINGS LAKE BLVDCOMMERCIAL BLVDLAMBTON LN50 T H S T S W THE LORD S WAY BECK BLVD COLLIER BLVDSUBJECT PROPERTY O COLLIERCOUNTY G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Location Map Collier.mxd / 11:27:33 AM11/30/15 SEC 03 - TSP 50S - RGE 26ELAT: 26º 09' 12"NLONG: 81º 41' 57"W SUBJECTPROPERTY I-75 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 3: WETLAND \ UPLAND MAP R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida WETLAND \ UPLAND MAPPING X N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY APPROVED UPLANDS (NO JURISDICTIONAL WETLANDS)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Wetland-Upland Map_SINGLEPARCEL.mxd / 2:20:56 PM02/24/16 Note:1. 2015 Aerial obtained from Collier County Property Appraiser. NO SFWMD JURISDICTIONAL WETLANDS RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 4: SFWMD WETLAND JURISDICTIONAL 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 LOWER WEST COAST SERVICE CENTER: 2301 McGregor Boulevard, Fort Myers, FL 33901 ● (239) 338-2929 ● (800) 248-1201 OKEECHOBEE SERVICE CENTER: 3800 N.W. 16th 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 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 05/05/2015 Mr. Robert Morande Radio and Davis Parcel – Informal Wetland Determination, Application No. 150311-3 May 5, 2015 Page 2 version 02042014 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, 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) Rev.05/01/14 1 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 clerk@sfwmd.gov. 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 2 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. SR-84DAVIS BLVDCR-856 RADIO RDCR-856 RADIO RD DAVIS BLVDR A D I O R D BAROT DRRADIO LN PRINCETON DRMARKET STSANCTUARY DRPALM SPRINGS BLVDIBIS CLUB DRWEIR LNPIEDMONT DRPINE CONE LN PINE CREST LN R O B I N H O O D C I R PINE VALE DR CEDAR H A M M O C K B L V D BUTTONWOOD WAYHAVEN DRDILIP LN REGAL HERON CIRSARECINO CIR VALIANT DR POTO M A C L NSANCTUARY C IR SADDLE B R O O K D R IBI S C L U B L N RADI O R D ¯ REGULATION DIVISION South Florida Water Management District Exhibit No: 1 Exhibit Created On: Created by Regulation GIS Section 2015-03-12 COLLIER COUNTY, FL Application Application Number: 150311-3Project Name: RADIO & DAVIS PARCEL 0 1,100550 Feet Exhibit No. 1.0 Application No. 150311-3 1 of 1 411-E1 5.34 411G-E1 2.59 743-E3 .25 411-E2 .21 R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida FLUCCS MAPPING N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C 1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8 N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY FLUCCS MAPPING 411-E1, PINE FLATWOODS (0 - 25 % EXOTICS) 411-E2, PINE FLATWOODS (26 - 50 % EXOTICS) 411G-E1, PINE FLATWOODS-GRAMINOID (0 - 25 % EXOTICS) 743-E3, SPOIL AREA (51 - 75 % EXOTICS)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\FLUCCS Mapping.mxd / 10:41:26 AM3/5/15 Note: 1. 2014 Aerial obtained from Collier County Property Appraiser. 2. Project Boundary obtained from Davidson Engineering on 3/5/15 Exhibit No. 2.0 Application No. 150311-3 1 of 1 21 14 R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida NRCS SOILS MAPPING X N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C 1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8 N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY NRCS SOILS MAPPING 14, PINEDA FINE SAND, LIMESTONE SUBSTRATUM 21, BOCA FINE SAND G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Soils Map.mxd / 11:11:36 AM3/5/15 Exhibit No. 3.0 Application No. 150311-3 1 of 1 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 5: NRCS SOILS MAPPING 21 , HYDRIC = NO 14 , HYDRIC = YES R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida NRCS SOILS MAPPING X N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY NRCS SOILS MAPPING 14, PINEDA FINE SAND, LIMESTONE SUBSTRATUM 21, BOCA FINE SAND G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Soils Map.mxd / 2:18:11 PM02/24/16 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 6: USGS QUAD MAPPING DAVIS BLVDRADIO RD COLLIER BLVDSANTA BARBARA BLVDBECK BLVDHENLEY DRSABAL LAKE DRASHLEY TERPINE VALE DR PINE CONE LN CALLE DEL REY PINE CREST LN LADY PALM DRCOLLIER BLVDSANTA BARBARA BLVDRADIO RD Radio DavisCollier County, Florida USGS QUAD MAPPING X N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 1,500 0 1,500750 Feet SUBJECT PROPERTY G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Quad Map_Single Parcel.mxd / 10:14:28 AM02/24/16 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 7: PROTECTED SPECIES SURVEY Earth Tech Environmental, LLC “Land, water and the environment…protecting what’s important.” Earth Tech Environmental, LLC 1455 Rail Head Boulevard Ste. 8, Naples, FL 34110 www.etenviron.com PROTECTED SPECIES SURVEY (PSS) RADIO – DAVIS PARCEL INTERSECTION OF RADIO ROAD & DAVIS BLVD, NAPLES, FLORIDA APPROXIMATELY 8.39 ACRES PREPARED FOR: COLLIER COUNTY ENGINEERING & NATURAL RESOURCES DEPARTMENT 2800 NORTH HORSESHOE DRIVE NAPLES, FL 34104 SOUTH FLORIDA WATER MANAGEMENT DISTRICT (SFWMD) Lower West Coast Service Center 2301 McGregor Boulevard Fort Myers, FL 33901 March 10, 2015 Page 2 of 8 PROTECTED SPECIES SURVEY 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. 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 3 of 8 PROTECTED SPECIES SURVEY 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-E1, 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-E1, 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 4 of 8 PROTECTED SPECIES SURVEY 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: CODE DESCRIPTION ACREAGE 411-E1 Pine Flatwoods (0 to 25% Exotics) 5.34 acres 411G-E1 Pine Flatwoods Graminoid (0 to 25% Exotics) 2.59 acres 411-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 Figure 2. Aerial with FLUCCS Mapping. Page 5 of 8 PROTECTED SPECIES SURVEY 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 6 of 8 PROTECTED SPECIES SURVEY 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 7 of 8 PROTECTED SPECIES SURVEY Table 1. Protected species list according to FLUCCS category. FLUCCS Potential Listed Species Scientific Name Designated Status FWC or FDA FWS 411, 411G Beautiful Pawpaw Deeringothamnus pulchellus E E Big Cypress Fox Squirrel Sciurus niger avicennia T - Eastern Indigo Snake Drymarchon corais couperi T T Fakahatchee Burmannia Burmannia flava E - Florida Black Bear Ursus americanus floridanus T - Florida Coontie Zamia floridana C - Florida Panther Felis concolor coryi 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 Name Scientific Name Observation Type Listed? (Y/N) Status Common Grackle Quiscalus quiscula DV, HV N - Black Vulture Coragyps atratus DV N - Red-Bellied Woodpecker Melanerpes carolinus DV,HV N - Mammals Common Name Scientific Name Observation Type Listed? (Y/N) Status Armadillo Dasypus novemcinctus OH N - Page 8 of 8 PROTECTED SPECIES SURVEY Reptiles Common Name Scientific Name Observation Type Listed? (Y/N) Status Brown Anole Anolis sagrei DV N - Southern Black Racer Coluber constrictor priapus DV N - Amphibians Common Name Scientific Name Observation Type Listed? (Y/N) Status NONE - - - - Plants Common Name Scientific Name Observation Type Listed? (Y/N) Status Common Wild Pine Tillandsia fasciculata 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. Date Start Time End Time Hours Task March 5, 2015 8:30 am 12:30 pm 4 Species Survey (Ecologist) March 5, 2015 8:30 am 12:30 pm 4 Species Survey (Env Tech) Total 8.0 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 8: BALD EAGLE NESTING INFORMATION Radio DavisCollier County, Florida AS SHOWNN/A BALD EAGLE NEST LOCATIONS SHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N TA L , L L C E A R T H T E C H E N V I R O N M E N TA L , L L C1 4 5 5 R A I L H E A D B O U L E VA R D , S T E 8 . 1 4 5 5 R A I L H E A D B O U L E VA R D , S T E 8 .N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 ! ! ! ! ! ! ! ! ! ! ! ! DAVIS BLVD U S 4 1 GOLDEN GAT E PKWY GOL DEN GATE P K W Y RADIO RD CR 951I 75I 75kk k k k k k kk k k k kk k k k k kk k k k kkkkkkk kk kk k k kkk k k k kkk k k k k kk k k k k k k k k k k k k k k k k k kk k k k k kk k k k k k k kk k kk k kk k k k k k k k k k k k kk k k k k k k k kk k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k kk k k k kk k kk k k kk k k k k k k kk kk k k k k k k k k kk k k k k k k kk k k kk k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k kkk k k k k k kk k k k k k k k k k kk k kk k k k k kk k k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k kkk k k k k k k kk kk k k k k k k k k k k k k k k kk k kk k k k k kk k k k k k k k k k k k k k kk kkkkkkkkk k k kk k k k k k k kk k k kk k k k k k k k k k kk k k k k k k k k k k k k k k k k k kk k k kk k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k kk k k kk kk k k k k k k k kk k k k k k k k k k k kk k k k kk k k k kk k k kk k k k k k kk k kkk k k k k k k k k k kk kkkkkk kkkkkkk kk kkk k k k kkkk kkk k kk k k k k k k k kk k k kk k k k k k k k kk k k k k k k k k k kk k kk kkkk k k k k k kk k k k k k k k k k k k k k k kk k k kk k kk k k k k k k k k k k k k k k k k kk k k k k k k k k k k k k kk k k k kkkk k k k k k k kkk k kk k k k k kk k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k k kk k kk k k k k k k kk k k k k k k k k kk k k k kkkkk k k k k k k k k k k k k k k k k k k k k kk k kk k k k k k k kk k k k k k k k k k kk kk k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k kkk k kk k k k k k k kk k k k k k k k k k k kk k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k k k k k k k kk k k k kk k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k k kk COLLIER . SUBJECT PROPERTY SUBJECT PROPERTY 2 MILE RADIUS OF PROPERTY !DOCUMENTED BALD EAGLE NESTS THROUGH 2014 1/2 MILE RADIUS OF BALD EAGLE NESTS G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Bald Eagle Nesting.mxd / 2:10:58 PM02/24/16 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 9: BLACK BEAR TELEMETRY INFORMATION Radio DavisCollier County, Florida AS SHOWNN/A BLACK BEAR INFORMATION SHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N TA L , L L C E A R T H T E C H E N V I R O N M E N TA L , L L C1 4 5 5 R A I L H E A D B O U L E VA R D , S T E 8 . 1 4 5 5 R A I L H E A D B O U L E VA R D , S T E 8 .N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 ! ! ! !!! ! ! ! ! ! ! ! ! !! ! ! ! !!!!!!!!! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! DAVIS BLVD U S 4 1 GOL DEN GATE P K W Y RADIO RD CR 951CR 951I 75I 758/31/1988 9/1/1988 9/2/1988 10/5/1988 11/7/1989 8/9/1991 8/12/1991 8/14/1991 8/16/1991 8/19/1991 8/21/19918/26/19918/28/1991 9/4/19919/6/1991 9/9/1991 9/11/1991 9/16/1991 9/25/1992 9/30/199210/7/1992 2/8/1993 2/16/19932/22/1993 2/26/1993 3/3/1993 6/10/1992 6/15/1992 10/12/1992 11/18/1992 ! !! !!!!!! !!! !!!!!!!!!!!!!!! ! ! !! !!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !!!!!! !! ! ! !! !! ! ! !! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!! ! ! ! !!!! !! !!!!!! ! !! !!!!!!!!!!!!!!! !! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!! !!!!!! !! !!!!!!! ! ! !!!!!!!!!!!!!!!! !!!!!!!! !! !!! !!!! !!!!!!! !!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!! !! !! ! !!!!!!!!!!!!! !!! ! !!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!! !!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!! !!!!!!!! ! ! ! !!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 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! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! LEE COLLIER HENDRY . SUBJECT PROPERTY LEGEND SUBJECT PROPERTY !FLORIDA PANTHER TELEMETRY AFTER 1-1-2012 2 MILE RADIUS OF SUBJECT PROPERTY USFS Panther Consultation Area USFWS Panther Habitat Zones Primary Panther Habitat Secondary Panther Habitat Dispersal Habitat North Area G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Panther Habitat Map.mxd / 2:13:49 PM02/24/16 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 11: RCW INFORMATION Radio DavisCollier County, Florida RCW CLUSTERSWESTERN COLLIER COUNTY N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\RCW.mxd / 4:03:27 PM02/24/16 DAVIS BLVD COLLIER BLVDRADIO RD 39TH ST SWGREEN BLVD GOLDEN GATE PKY WHITE BLVD 21ST ST SW17TH ST SW19TH ST SW23RD ST SWPINE RIDGE RD EXT 16TH AVE SW 14TH AVE SW 12TH AVE SW 31ST ST SW29TH ST SW27TH ST SW25TH ST SWLOGAN BLVD SKINGS WAYWHITAKER RD TOBIAS ST9TH ST SW32ND AVE SW 11TH ST SW13TH ST SW7TH AVE SW 44TH ST SW64TH ST SW5TH AVE SW 55TH TER SW68TH ST SWNAPA WOODS 66TH ST SW15TH ST SW15TH AVE SW 13TH AVE SW 11TH AVE SW 17TH AVE SW 25TH AVE SW 21ST AVE SW 29TH AVE SW 31ST AVE SW 19TH AVE SW 27TH AVE SW 23RD AVE SW COUNTY BARN RDWESTPORT LN 10TH AVE SW SEA GRASS LN SYCAMORE DR 48TH ST SW55TH ST SWSTAR GRASS LN WASHBURN AVE BECK BLVD CEDAR TREE LN SANTA BARBARA BLVD8TH ST SE6TH ST SE10TH ST SE4TH ST SECOPPER LEAF LN 5TH ST SWPAINTED LEAF LN 2ND ST SE1ST ST SW50TH TER SW3RD ST SWSU N S E T R D HUNTER BLVDALLEY 7TH ST SWKINGS LAKE BLVD16TH PL SW PINE RIDGE RD 4 7 T H T E R SW WEBER BLVD SBELVILLE BLVD31ST PL SW ST CLAIR SHORES RD46TH TER SW30TH AVE SW 18TH PL SW 5 0 TH S T SW SAN MARCOS BLVD58TH ST SW43RD ST SW41ST TER SW51ST ST SWHENLEY DR41ST ST SW28TH AVE SW 11TH AVE SW 9TH ST SW11TH ST SWBECK BLVDRADIO RD 15TH ST SW13TH AVE SW 13TH ST SW7TH AVE SW COLLIER BLVD5TH AVE SW 15TH AVE SW I 75 DAVIS BLVDSR 951RADIO RDSANTA BARBARA BLVDI 75I 75SUBJECT PROPERTY 2 MILE RADIUS OF SUBJECT PROPERTY RCW Clusters in the North Belle Meade Collier County Major Roadways 1/4 Mile Radius of RCW Clusters Cluster Status Breeding Group Isolated Group O 1 0 1.5 Mile RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 12: FLUCCS MAPPING WITH AERAL 411-E13.56 411G-E1.98 411-E2.21 743-E3.06 R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida FLUCCS MAPPING N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY FLUCCS MAPPING 411-E1, PINE FLATWOODS (0 - 25 % EXOTICS) 411-E2, PINE FLATWOODS (26 - 50 % EXOTICS) 411G-E1, PINE FLATWOODS-GRAMINOID (0 - 25 % EXOTICS) 743-E3, SPOIL AREA (51 - 75 % EXOTICS)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\FLUCCS Mapping_SINGLE Parcel.mxd / 10:02:38 AM11/30/15 Note:1. 2015 Aerial obtained from Collier County Property Appraiser.2. Project Boundary obtained from Davidson Engineering on 3/5/15 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 13: FLUCCS MAPPING – NO AERIAL 411-E13.56 411G-E1.98 411-E2.21 743-E3.06 R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida FLUCCS MAPPING N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY FLUCCS MAPPING 411-E1, PINE FLATWOODS (0 - 25 % EXOTICS) 411-E2, PINE FLATWOODS (26 - 50 % EXOTICS) 411G-E1, PINE FLATWOODS-GRAMINOID (0 - 25 % EXOTICS) 743-E3, SPOIL AREA (51 - 75 % EXOTICS)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\FLUCCS Mapping_SINGLE Parcel_no aerial.mxd / 11:29:07 AM02/24/16 Note:1. Project Boundary obtained from Davidson Engineering on 3/5/15 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 14: EXISTING NATIVE VEGETATION MAP R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida EXISTING NATIVE VEGETATION X N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY EXISTING NATIVE VEGETATION (4.81 ACRES)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Existing Native Vegetation Map_SINGLE PARCEL.mxd / 12:00:06 PM02/24/16 Note:1. 2015 Aerial obtained from Collier County Property Appraiser. RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 15: PROPOSED PRESERVE 411-E1.25 411G-E1.23 R A D I O R D DAVIS BLVDRadio DavisCollier County, Florida PROPOSED PRESERVE N/A AS SHOWNSHEET NO. DATE PROJECT NO. SCALE E A R T H T E C H E N V I R O N M E N T A L , L L C E A R T H T E C H E N V I R O N M E N T A L , L L C1 4 5 5 R A I L H E A D B L V D , S U I T E 8 1 4 5 5 R A I L H E A D B L V D , S U I T E 8N A P L E S , F L O R I D A 3 4 1 1 0 N A P L E S , F L O R I D A 3 4 1 1 0P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 P H O N E ( 2 3 9 ) 3 0 4 - 0 0 3 0 F A X ( 2 3 9 ) 3 2 4 - 0 0 5 4 O 200 0 200100 Feet SUBJECT PROPERTY PROPOSED PRESERVE (0.48 AC) FLUCCS MAPPING 411-E1, PINE FLATWOODS (0 - 25 % EXOTICS) 411G-E1, PINE FLATWOODS-GRAMINOID (0 - 25 % EXOTICS) DEVELOPED AREA G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Proposed Preserve_single parcel.mxd / 12:05:39 PM02/24/16 Note:1. 2015 Aerial obtained from Collier County Property Appraiser.2. Project Boundary obtained from Davidson Engineering on 3/5/15 Required Preserve Calculations:Existing Native Vegetation Present:4.81 acresRequired Preserve Based on Zoning: 10%Required Preserve: 4.81 acres X 10% = 0.48 acresProvided Preserve: 0.48 acres RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 16: COLLIER COUNTY ZONING MAP Collier County Growth Management Division 2800 Horseshoe Drive N. Naples, FL 34104 239-252-2400 RECEIPT OF PAYMENT Receipt Number:2015240090 Transaction Number:2015-020558 Date Paid:04/20/2015 Amount Due:$9,400.00 Payment Details:Payment Method Amount Paid Check Number Check $8,900.00 1003 Check $500.00 2594 Amount Paid:$9,400.00 Change / Overage:$0.00 Contact:DAVIS & RADIO LLC 26073 FAWNWOOD CT BONITA SPRINGS , FL 34134 FEE DETAILS: Fee Description Reference Number Original Fee Amount Paid GL Account Comp Planning Review - Rezone PL20140002642 $750.00 $750.00 131-138909-341251 Credit PL20140002642 $6,000.00 $500.00 131-138326-341240 GL Transfer PL20140002642 $6,000.00 $500.00 131-138326-341276 Rezone PL20140002642 $6,000.00 $5,500.00 131-138326-341240 Site Area (Acreage) fee PL20140002642 $125.00 $125.00 131-138326-341242 Fire Code Review - Rezone PL20140002642 $100.00 $100.00 113-138900-322125 Legal Advertising Fee PL20140002642 $925.00 $925.00 131-138326-341950 Legal Advertising Fee (BCC) PL20140002642 $500.00 $500.00 131-138326-341950 Listed Species Review PL20140002642 $1,000.00 $1,000.00 131-138327-329864 TIS Methodology Review PL20140002642 $500.00 $500.00 313-163673-369635-60085.1 Cashier Name:AlinaHarris Batch Number:4403 Entered By: paulabrethauer 4365 Radio Road, Suite 201 ▪ Naples, FL 34104 ▪ P (239) 434.6060 ▪ F (239) 434.6084 www.davidsonengineering.com 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). 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 24A »Monday,February 29,2016 »NAPLES DAILY NEWS By Michael Balsamo Associated Press NEW YORK —One New Yo rk judge ruled the DNA evidence was scien- tifically sound.Another,just miles away,tossed it out as unreliable. The same scenario is playing out in courthouses around the world amid a debate over whether a type of DNA analysis involving the am- plification of tiny amounts of genetic material is reliable enough to convict someone for a crime. The technique —known as low- copy number or high-sensitivity analysis —can be used when inves- tigators use “touch DNA”and are able to collect only a few human cells left behind when someone touches an object such as a gun,the handle of a knife or even clothing. While many prosecutors and fo - rensic experts hail it as powerful tool that can help close cases,crit- ics —most notably the FBI —argue it is inconclusive and unreliable.But there is no clear case law on the mer- its of the science,leaving judges to evaluate it on a case-by-case basis. “If the experts in the DNA field cannot agree on the weight to be given to evidence produced by high sensitivit yanalysis,it wouldmake no sense to throw such evidence be- fore a lay jury,”Brooklyn state Su- preme Court Justice Mark Dwyer said last ye ar in throwing out a DNA sample swabbed from a bicycle in an attemptedmurdercase. With low-copy number DNA,the samples are so small that scientists amplify them more than typical DNA samples,and that’s one of the reasons critics say the technique is troubling. “It’s more likely to pick up con- tamination,transference,”said Jes- sica Goldthwaite,a staff attorney with the Legal Aid Society’s DNA unit,who worked on the Brooklyn case.“You can’t be assured of the reliability of the results.” For example,she said,“you shake my hand and then I touch a gun,your DNA could end up on the gun.” Such concerns prompted the FBI to forbid laboratories to run low- copy number profiles through the national DNA database.The FBI has said it is studying the use of low-copy DNA analysis but it hasn’t “demon- strated the necessary reliability for useinforensic casework.” Perhaps the most high-profile example of the technique,and the controversy,came in the case of Amanda Knox ,the American col- lege student charged with killing her roommate in Italy.A low-copy number DNA sample taken from the handle of a kitchen knife helped convict her,but a forensic report in 2011 called the evidence unreliable and possibly contaminated,leading to the exoneration of both Knox and her co-defendant.The two were later retried,convicted and exonerated a second time. The technique was also used in New Yo rk in a weapons posses- sion case involv ing entertainer Lil Wa yne.A judge ordered a hearing after prosecutors tried to use the technique to tie him to a gun found on his tour bus in 2007.The rapper eventually pleaded guilty in the case. New Yo rk stands out for its ag- gressive use of the technique.New Yo rk City’s medical examiner’s of- fice says it uses the protocol in about 10 percent of the DNA cases it ana- lyzes. Debate rage s in courts over ‘h igh-sensit iv it y’DNA analysis associated press amanda Knox talks to the media in seattle la st March after italy’s highest court overturned the conviction against her and her ex-boy friend over the 2007 murder of Knox’s British roommate in perugia,italy.adNa sample taken from the handle of a kitchen knife helped convict Knox,but a forensic report in 2011 called the evidence unreliable and possibly contaminated,leading to her exoneration. THE ORIGINAL PERFECT PANT FOREVERYWOMAN OFTEN IMITAT ED,NEVER DUPLICATED Made with in Montreal PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE No.962891 February 29,2016 NEIGHBORHOOD INFORMATION MEETING The public is invited to attend aNeighborhood Information Meeting held by the Applicant,Davis &Radio,LLC,represented by Frederick E.Hood,AICP,ofDavidson Engineering,Inc. Tu esday,March 15th,2016 at 5:30pm East Naples Branch Library –Meeting Room 8787 Ta miami Tr ail East Naples,FL,34113 Please be advised that formal applications have been submitted to Collier County, seeking approval of aSmall Scale Growth Management Plan Amendment (SSGMPA) and aRezone (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,To wnship 50 South,Range 26 East Collier County,Florida;Folio #00399600302 The petitioner,Davis &Radio,LLC,is requesting approval of aGrowth Management Planned Amendment (GMPA-PL20150002541 /CPSS-2015-4)and aRezone (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 SSGMPAwill establish anew Subdistrict designation within the FutureLand Use Element and FutureLand Use Map of the Collier County Growth Management Plan. Adoption of the requested SSGMPAapplication will allow for the companion rezoning of the subject property consisting of C-4 zoning limited to the following land uses: -Allowable uses arethose 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). WE VA LUE YOUR INPUT Business and property owners,residents and visitors arewelcome to attend the presentation and discuss the project with the Owner/Developer,Davidson Engineering, Inc.and Collier County Staff.If you areunable to attend this meeting but have questions or comments,they can be directed by mail,phone or e-mail by Tu esday,March 15th, 2016 to the individuals listed below: Frederick E.Hood,AICP Corby Schmidt,AICP Daniel James Smith,AICP Davidson Engineering,Inc.Collier County Growth Management Collier County Growth Management 4365 Radio Road,Suite 201 2800 Horseshoe Drive 2800 NHorseshoe Drive Naples,FL 34104 Naples,FL 34104 Naples,FL 34104 Phone:239.434.6060 Phone:239.252.2944 Phone:239.252.4312 Email:fred@davidsonengineering.com Email:corbyschmidt@colliergov.net Email:danielsmith@colliergov.net GetBest.com Family-Owned &Operated Since 1980 FINANCING AVAILABLE *16 Seer unit or higher,cleaning limited to new A/C system duct work only.Call for details.License EC13005154, CA1816868,CFC1429496.Expires 2/29/16. Yo uWon’tBelieve Yo ur Eyes! (239)449-8675 Seefor yourself,Call us to schedule your free A/C estimate $500 Va lue $500 Va lue SERVICE CALLS New A/C System* As low as $78 amonth FREE DUCT CLEANING with A/C Savings So BIG (239)449-8675Ad Number:Insertion Number:Size:Color Type:962891N/A3 Col x 9.25 inN/AAdvertiser:Agency:Section-Page-Zone(s):Description:Davidson EngineeringN/AA-24-AllNIMMonday, February 29, 2016 100 DAVIS LLC 1111 GALLEON DR NAPLES, FL 34102‐‐‐7707 3CM LLC 28351 S TAMIAMI TRL BONITA SPGS, FL 34134‐‐‐3209 8225 IBIS LAND TRUST 2411 19TH ST SW NAPLES, FL 34117‐‐‐4717 909 IBIS CLUB LAND TRUST 8224 KEY ROYAL CIRCLE #222 NAPLES, FL 34119‐‐‐0000 AINSLEY, WILLIAM O & TERRY R 135 REGENCY DR UNIONTOWN, PA 15401‐‐‐8981 ALBANO, SHEILA M 209 ROBIN HOOD CIR UNIT 201 NAPLES, FL 34104‐‐‐9418 ANDONOVSKA, ELIZABETA 4430 BOTANICAL PLACE CIR # 102 NAPLES, FL 34112‐‐‐2406 AUBRY, CYRIL 1057 FOREST LAKES DR #103 NAPLES, FL 34105‐‐‐0000 AUGULIS, STEPHEN A & LAURIE A 321 ROBIN HOOD CIR UNIT 202 NAPLES, FL 34104‐‐‐9518 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WAYNE, IN 46802‐‐‐0000 LAWSON, EDWARD T & ELAINE 241 ROBIN HOOD CIR UNIT 104 NAPLES, FL 34104‐‐‐9412 LE, BA LINH 7384 GLAMORGAN WAY MISSISSAUGA, ON CANADA L5N 7Z4 LMK REALTY PARTNERSHIP C/O BILNIA INVESTMENTS 35 OAK ST TORONTO, ON CANADA M9N1A1 LONGINOTTI, ETTORE & ELENA 16 SADDLE RIDGE CT HOLMES, NY 12531‐‐‐4623 LUFT, GERALD D 6486 DALTON DRIVE FLUSHING, MI 48433‐‐‐2333 LUIS, JUAN L CUEVAS 2342 41ST ST SW NAPLES, FL 34116‐‐‐6523 LUIS, SANTIAGO VIRGINIA SAAVEDRA 19369 SW 64TH ST PEMBROKE PINES, FL 33332‐‐‐0000 M D & M A LEAVITT LIVING TRUST 10088 TYBOE TRAIL ROSCOE, IL 61073‐‐‐0000 MACIAK, JOSEPH 241 ROBIN HOOD CIR NAPLES, FL 34104‐‐‐9411 MACNEIL, BARBARA J WILLIAM T MACNEILL 289 ROBIN HOOD CIR UNIT 101 NAPLES, FL 34104‐‐‐9490 MACPHERSON, HELEN 5308 NE 46TH ST KANSAS CITY, MO 64117‐‐‐1410 MANCUSA, GINO A & ROSEMARIE C 175 RICHMOND ROAD THUNDER BAY, ON CANADA P7G 1R6 MANDELL, RICHARD M 225 ROBIN HOOD CIR UNIT 104 NAPLES, FL 34104‐‐‐9409 MARCOTTE, MICHAEL L TIMOTHY J PERSSON 311 N BROADWAY CROOKSTON, MN 56716‐‐‐1734 MARILYN C AKIKIE REV TRUST 6590 COSTA CIRCLE NAPLES, FL 34113‐‐‐0000 MARQUEZ, MARIA ALICIA 8245 IBIS CLUB WAY UNIT 414 NAPLES, FL 34104‐‐‐7478 MARTINEZ, FRANCISCO NATALIA A MARTINEZ 8285 IBIS CLUB WAY # 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100 ATLANTA, GA 30339‐‐‐0000 RADIO LANE DEVELOPMENT LLC % WXZ DEV INC 22720 FAIRVIEW CENTER DR # 150 FAIRVIEW PARK, OH 44126‐‐‐3619 RAJUPET, GOPINATH 1 MILLER LN CHESWICK, PA 15024‐‐‐2138 RANTZ, ADAM & AMANDA 128 BERWICK CRES RICHMOND HILL, ON CANADA L4C 0B5 REIF, RONALD R & FLORENCE M 34 RURAL LANE LEVITTOWN, NY 11756‐‐‐0000 REIMUTH, MARILYN A 289 ROBIN HOOD CIR UNIT 203 NAPLES, FL 34104‐‐‐9491 RICHARD A FOGELIN TRUST MARGARET J FOGELIN TRUST 69 VICTORY HILL COATESVILLE, IN 46121‐‐‐0000 ROBERT C PERKINS JR LIV TRUST 193 ROBIN HOOD CIR UNIT 203 NAPLES, FL 34104‐‐‐9425 RODRIGUEZ, JULIO 8265 IBIS CLUB DR APT 612 NAPLES, FL 34104‐‐‐2414 ROR FLORIDA LLC 6209 W COMMERCIAL BLVD STE 7 TAMARAC, FL 33319‐‐‐0000 ROR FLORIDA LLC 12874 BRYNWOOD PRESERVE LANE NAPLES, FL 34105‐‐‐0000 ROSE A PRYBYLSKI TRUST 6486 DALTON DR FLUSHING, MI 48433‐‐‐0000 ROSEMAN, GERALD R & BONNIE L 3130 MAHOGANY RUN CIR NW NORTH CANTON, OH 44720‐‐‐9567 RUHL, DOMINIK AM SEEBURG 14E BAD HOMBURG GERMANY 61352 SACHATELLO JR, JOSEPH N ELAINE G SACHATELLO 305 ROBIN HOOD CIR UNIT 203 NAPLES, FL 34104‐‐‐7403 SAGONA, SAMUEL A & SANDRA L 209 ROBIN HOOD CIRCLE #102 NAPLES, FL 34104‐‐‐0000 SALAZAR, LUIS B 8290 IBIS CLUB LANE #906 NAPLES, FL 34104‐‐‐0000 SALEM, KATHRYN J 22 LANTERN LN ABINGTON, MA 02351‐‐‐2034 SAMPSON, RANDALL 8150 TRAIL LAKE DR POWELL, OH 43065‐‐‐8150 SANSONE, PASQUALE LINO 8290 IBIS CLUB LN #908 NAPLES, FL 34104‐‐‐2427 SASTRE, MARGARITA ELENA ELINA EUGENIA SASTRE GUSSONI 6735 LINKWOOD ST BEAUMONT, TX 77706‐‐‐4218 SASTRE, MARGARITA ELENA GASTON MARK SASTRE JOHN CHRISTOPHER SASTRE 1323 N 18TH ST NEDERLAND, TX 77627‐‐‐4807 SASTRE, RUBEN 6735 LINKWOOD ST BEAUMONT, TX 77706‐‐‐4218 SHULGA, YURIY 97 ISLE OF ST THOMAS NAPLES, FL 34114‐‐‐0000 SIMPSON, MORNA 155 JORDANHILL DRIVE JORDANHILL IN GLASGOW SCOTLAND G13 1UQ SLABAUGH, LOIS E 177 ROBIN HOOD CIR UNIT 102 NAPLES, FL 34104‐‐‐9450 SOKOP, MARY A 209 ROBIN HOOD CIRCLE #5‐204 NAPLES, FL 34104‐‐‐0000 SOKOP, THOMAS G & PAULA M 305 ROBIN HOOD CIR UNIT 104 NAPLES, FL 34104‐‐‐7402 SOLDATI LLC 6209 W COMMERCIAL BLVD #7 TAMARAC, FL 33319‐‐‐0000 SPENCER JR, CARROLL M & DANA L 145 ROBIN HOOD CIR UNIT 102 NAPLES, FL 34104‐‐‐7451 SPENCER, CARROLL & DANA LYNN 145 ROBIN HOOD CIR UNIT 101 NAPLES, FL 34104‐‐‐7451 SPILLANE JR, GEORGE J PHYLLIS A SPILLANE 2502 INDEPENDENCE DR READING, PA 19609‐‐‐1026 STAFFA ET AL, DANIEL H SARGENTO CARBRAL 269 SAN MIGUEL 1663 BUENOS AIRES ARGENTINA STAFFA, MARTIN J MARIANO D STAFFA SARGENTO CABRAL 269 BUENOS AIRES ARGENTINA 1663 STEVENS, WILLIAM F & SUSAN 8505 HANF AVE NOTTINGHAM, MD 21236‐‐‐0000 STINE, TED A 257 ROBIN HOOD CIR APT 201 NAPLES, FL 34104‐‐‐9455 TALAGA, JUDITH A 177 ROBIN HOOD CIR UNIT 103 NAPLES, FL 34104‐‐‐9450 THERIEN, ALEX TINA VITALE 98 WOODRUFF PL FANWOOD, NJ 07023‐‐‐1125 THOMPSON, PETER M & JANE B MELANIE J THOMPSON 3 S VILLAGE SOUTHWICK, MA 01077‐‐‐9217 THOMPSON, RONALD A & KRISTEN A 161 ROBIN HOOD CIR UNIT 103 NAPLES, FL 34104‐‐‐7429 TMR INVESTMENTS INC #157 3564 AVALON PARK BLVD E STE #1 ORLANDO, FL 32828‐‐‐0000 TOLHURST, LYNDA 42 NEWGREEN CREST BRAMPTON, ON CANADA L6S 4Y1 TREMBLEY, SERGE LORRAINE AUDET 4 DU BELVEDERE STE JULIE, QC CANADA J3E3M5 UCHA, ANTONIO & MILCA S 43‐07 42ND STREET APT 4G SUNNYSIDE, NY 11104‐‐‐0000 VACKE, MILAN JIRI TENKAC POD STADIONEM 356 KLASTEREC N OHRI CZECH REPUBLIC 43151 VALENTINE, IRINA 8275 IBIS CLUB DR APT 714 NAPLES, FL 34104‐‐‐2419 VALLES, CARMEN H & RAUL 456 BOCA CIEGA POINT BLVD N ST PETERSBURG, FL 33708‐‐‐2734 VARGAS, SANTIAGO J ALVAREZ 257 ROBIN HOOD CIR UNIT 104 NAPLES, FL 34104‐‐‐9453 VAUGHAN, JEROME & JOAN E 225 ROBIN HOOD CIR UNIT 101 NAPLES, FL 34104‐‐‐9409 VAZZA, RALPH J FELICIA VAZZA 145 ROBIN HOOD CIR UNIT 201 NAPLES, FL 34104‐‐‐7451 VETTER, ROGER D & MELODY A 23609 N CENTENNIAL RD JERSEYVILLE, IL 62052‐‐‐0000 VINCIGUERRA JR, LOUIS & NANCY 190 INVERNESS CIRCLE EASTON, PA 18042‐‐‐0000 VINTON, RICHARD T & PAULETTE G 200 WOLOMOLOPOAG STREET SHARON, MA 02067‐‐‐2935 WAGNER, JAMES & SHARON 414 OAKLAND AVENUE MUKWONAGO, WI 53149‐‐‐0000 WAGNER, LEO 305 ROBIN HOOD CIR UNIT 103 NAPLES, FL 34104‐‐‐7402 WARNOCK, JOHN & SUSAN D 9 SUMMERFIELD CT DEER PARK, NY 11729‐‐‐0000 WHITEHOUSE, JONATHAN 300 STATE ST E STE 226 OLDSMAR, FL 34677‐‐‐3711 WILKINSON, RICHARD & JANICE 193 ROBIN HOOD CIR UNIT 103 NAPLES, FL 34104‐‐‐9424 WOLF, MARISOL 172 VICTORIA LANE WYOMISSING, PA 19610‐‐‐0000 WOLFAARDT, HENDRIK C/O GLOBAL PROTECTOR TRUST DORSFONTEIN FARM PO BOX 54 GRAAFF‐REINET AFRICA 6280 WOODSIDE LANES INC 8525 RADIO LN NAPLES, FL 34104‐‐‐5429 XEKOMINOS, STAVROULA VASILIKI XEKOMINOS 107 NEWTON DR TORONTO, ON CANADA M2M‐2N2 ZEWE, BRUCE R & DIANE D 36 WISTAR ROAD PAOLI, PA 19301‐‐‐0000 ZHU, YUE YING C/O PREMIER PROPERTY MGMT 2800 DAVIS BLVD #200 NAPLES, FL 34104‐‐‐0000 ZIENKIEWICZ, JOHN S & JANET I 43 MELWOOD DRIVE ROCHESTER, NY 14626‐‐‐0000 1 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. 2 • 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 3 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. DAVIS - RADIO COMMERCIAL SUBDISTRICT COLLIER COUNTY, FLORIDA PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 2/16 FILE: 2016-02-24 CPS-2015-4-A.DWG ADOPTED:XX, XX, 2016 BY ORDINANCE NO. 2016-XX (CP-2015-4) 250 500 1000 SCALE IN FEET N LEGEND SUBDISTRICT Page 1 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 Page 2 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). Page 3 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). Page 4 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. Page 5 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; Page 6 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. Page 1 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. Zoning District Minimum Lot Area (square feet) Minimum Lot Width (linear feet) Maximum Building Coverage (%) 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 RSF-3 10,000 Corner lot 95 Interior lot 80 None RSF-4 7,500 75 70 None RSF-5 6,000 70 60 None RSF-6 6,000 70 60 None RMF-6 S.F. Duplex 3+ units 6,500 12,000 5,500 per unit 60 80 100 None RMF-12 43,560 150 None RMF-16 43,560 150 None RT 43,560 150 None VR S.F./MH 6,000 10,000 43,560 60 100 150 None Page 2 Duplex M.F. MH 6,000 60 None TTRVC Park site lots 20 acres 800 Travel trailers/Park models 40 Campsites 30 None 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 site lots 35 acres 20,000 100 45 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. Zoning District Maximum Building Height (feet) Minimum Distance Between Buildings Minimum Floor Area of Buildings (square feet) Floor Area Ratio (%) Page 3 GC 35 None None None A 35 None 550 None E 30 None 1,000 None RSF-1 35 None 1-story 1,500 2-story 1,800 None 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 RMF-12 50 A Efficiency 450 1 BR 600 2+ BR 750 None RMF-16 75 A Efficiency 450 1 BR 600 2+ BR 750 None RT 10 stories, not to exceed 100' A 300 (max. for hotel units = 500') None VR S.F. 30 MH 30 Duplex 30 M.F. 35 None None None B None None MH 30 None None None Page 4 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 C-4 75 A 700 (ground floor) Hotels .60 Destination resort .80 C-5 35 A 700 (ground floor) Hotels .60 Destination resort .80 I 50 A 1,000 None BP 35 A 1,000 None CON 35 None None None P C None None None CF Towers/antennas 40 Other 30 D 1,000 (ground floor) None Overlay Districts See table of special design requirements applicable to overlay 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. Page 5 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. Zoning district Minimum Front Yard (feet) Minimum Side Yard (feet) Minimum Rear Yard (feet) Public School Requirements GC None None None A 50 30 50 x E 75 30 75 x RSF-1 50 30 50 x RSF-2 40 20 30 x RSF-3 30 Waterfront 10 Non- waterfront 7.5 25 x 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 10 7.5 20 x Page 6 Duplex 25 3 + units 30 10 15 10 15 20 20 RMF-12 30 a 30 x RMF-16 b a b x RT b a b x VR SF./MH 20 Duplex 35 M.F. 35 Waterfront 10 15 15 Non- waterfront 5 15 15 20 30 30 x MH1 25 Waterfront 10 Non- waterfront 7.5 10 x TTRVC2 10 Waterfront 10 Non- waterfront 5 Waterfront 10 Non- waterfront 8 - C-1 25 Residential 25 Non- residential 15 Residential 25 Non- residential 15 x C-2 25 25 15 25 15 x C-33 c 25 a 25 a x C-44 d 25 a 25 a x C-54 25 25 15 25 15 x I4 25 50 e 50 15 x BP 50 50 10 50 25 - CON5 50 50 50 50 50 - Page 7 P f f f f f x CF 25 Residential 25 Non- residential 15 Residential 25 Non- residential 15 x Overlay Districts See table of special design requirements for the applicable overlay district located in the 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. Page 8 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. Page 9 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 (½) 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) SIMPLY SELF-STORAGE 1361 Airport Pulling Rd S., Naples, FL 34104 OLDE NAPLES SELF STORAGE SOUTH 275 Goodlette-Frank Rd., Naples, FL 34102 OLDE NAPLES SELF STORAGE SOUTH 275 Goodlette-Frank Rd., Naples, FL 34102 LOCK UP SELF STORAGE 995 Golden Gate Pkwy., Naples, FL 34102 LOCK UP SELF STORAGE 1200 Pine Ridge Rd., Naples, FL 34108 LOCK UP SELF STORAGE 1025 Piper Blvd., Naples, FL 34110 www.davidsonengineering.com Page 1 of 4 4365 Radio Road, Suite 201 ∙ Naples, FL 34104 ∙ P: (239) 434.6060 F: (239) 434.6084 M E M O R A N D U M 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. Page 2 of 4 • 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. Page 3 of 4 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. Page 4 of 4 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. Published DailyNaples, FL 34110 Afﬁ davit of PublicationState of FloridaCounties 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. Afﬁ ant 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 ofﬁ ce in Naples, in said Collier County, Florida, for a period of one year next pre-ceding the ﬁ rst publication of the attached copy of advertisement; and afﬁ ant 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 _______________________________________ (Signature of affi ant) Sworn to and subscribed before me This March 07, 2016 _______________________________________ (Signature of affi ant) _______________________________________ (Signature of affi ant) Sworn to and subscribed before me This March 07, 2016 _______________________________________ (Signature of affi ant)