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Agenda 05/24/2016 Item #17B 5/24/2016 17.B. EXECUTIVE SUMMARY This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to amend Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Commercial Intermediate District (C- 3) zoning district to the General Commercial District (C-4) zoning district for a project known as the Davis-Radio Rezone located on the south side of Radio Road,650 feet west of the intersection of Davis Boulevard and Radio Road in Section 3, Township 50 South, Range 26 East, Collier County, Florida, consisting of 4.81± acres; and by providing an effective date [RZ-PL20140002642] (Companion PL20150002541/CPSS-2015-4). OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above referenced petition and render a decision regarding this Rezone petition; and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The petitioner has requested that the Board consider an application amending Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Commercial Intermediate District(C-3) zoning district to the General Commercial District(C-4)zoning district with conditions that the C-4 is limited to the following proposed use; -Motor freight transportation and warehousing(4225, limited to air conditioned,enclosed mini- self storage warehousing), -Commercial Intermediate District C-3 permitted uses, -Commercial Intermediate District(C-3)conditional uses are allowed subject to conditional use approval pursuant to Section 10.08.00 of the Collier County Land Development Code. FISCAL IMPACT: The County collects impact fees prior to the issuance of building permits to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element(CIE) of the Growth Management Plan(GMP) as needed to maintain adopted Level of Service (LOS) for public facilities. Additionally, in order to meet the requirements of concurrency management, the developer of every local development order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: The Growth Management Plan (GMP) is the prevailing document to support land use decisions such as this proposed Planned Unit Development Amendment (PUDA) application. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with Packet Page -1807- 5/24/2016 17.B. conditions, or denial of any rezoning petition. A finding of consistency with the Future Land Use Element(FLUE) and the Future Land use Map(FLUM) designation is a portion of the overall finding that is required, and staff believes, with the companion GMP amendment approved, that the petition is consistent with the Collier County GMP as discussed in the attached CCPC staff report. Staff believes, with the companion GMP amendment approved, that the proposed Amendment may also be found consistent with the FLUE, GMP Transportation Element and the Conservation and Coastal Management Element. Therefore, zoning staff recommends that the petition be found consistent with the goals, objective and policies of the overall GMP. COLLIER COUNTY PLANNING (CCPC) RECOMMENDATION: The CCPC heard this petition on May 5, 2016, and found that the criteria of Section 10.02.08.F and 10.02.13.B.5 were met. A motion was made by Commissioner Roman, seconded by Commissioner Ebert, and a vote was unanimously approved (7 to 0). The CCPC forwarded this petition to the BCC with a recommendation of approval of the attached Rezone Ordinance with the following conditions: 1. Motor freight transportation and warehousing (4225, limited to air conditioned, enclosed mini- self- storage warehousing) will be the only allowable C-4 use. The building shall resemble an office use meeting the architectural standards of the LDC with storage doors internal to the building. 2.The maximum commercial intensity of the air conditioned,enclosed mini and self-storage warehousing use shall be limited to 105,000 sq.ft. of gross floor area. 3. This rezone is limited to the following permitted uses: -Motor freight transportation and warehousing(4225, limited to air conditioned,enclosed mini- self-storage warehousing), -Commercial Intermediate District C-3 permitted uses, -Commercial Intermediate District(C-3) conditional uses are allowed subject to conditional use approval pursuant to Section 10.08.00 of the Collier County Land Development Code. 4. All uses, including air conditioned, enclosed mini self-storage warehousing,will comply with the C- 3 development standards. 5. At the time of SDP, the owner shall pay the County 50% of the cost of the entry road improvements constructed by County in accordance with the Access Easement Agreement dated March 27, 2007, and recorded in OR Book 4219 Page 3674, as re-recorded in OR Book 4284 and 0238, of the Public Records of Collier County. Also, at the time of SDP, the Collier County Area Transit staff shall review and pre- approve all construction plans for the Connection Drive, described in the Access Easement Agreement, that are to be constructed on County property. No correspondence in opposition to this petition has been received; there were no public speakers at the CCPC hearing in opposition of the project. LEGAL CONSIDERATIONS: Petitioner is requesting a rezone from the Commercial Intermediate District (C-3) Zoning District to the General Commercial District (C-4) Zoning District. The attached staff report and recommendations of the Planning Commission required are advisory only and are not binding on you. All testimony given must be under oath. The Petitioner has the burden to prove that the proposed rezone is consistent with all the criteria set forth below, and you may question Petitioner, or staff, to satisfy yourself that the necessary criteria have been satisfied. Should you consider denying the rezone, to assure that that your decision is not later found to be arbitrary, discriminatory or unreasonable, Packet Page -1808- 5/24/2016 17.B. the denial must be based upon competent, substantial evidence that the proposal does not meet one or more of the listed criteria below. Criteria for Straight Rezones 1. Will the proposed change be consistent with the goals,objectives, and policies and future land use map and the elements of the Growth Management Plan? 2. Will the proposed rezone be appropriate considering the existing land use pattern? 3. Would the proposed rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 4. Are the existing district boundaries illogically drawn in relation to existing conditions on the property proposed for change? 5. Do changed or changing conditions make the passage of the proposed amendment necessary? 6. Will the proposed change adversely influence living conditions in the neighborhood? 7. Will the proposed change 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. Will the proposed change create a drainage problem? 9. Will the proposed change seriously reduce light and air to adjacent areas? 10. Will the proposed change adversely affect property values in the adjacent area? 11. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 12. Will the proposed change constitute a grant of special privilege to an individual owner as contrasted with the public welfare? 13. Are there substantial reasons why the property cannot be used in accordance with existing zoning? 14. Is the change suggested out of scale with the needs of the neighborhood or the County? 15. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 16. Consider: 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. Packet Page-1809- 5/24/2016 17.B. 17. What is 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. Are there other factors, standards, or criteria relating to this rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? This item has been approved as to form and legality, and it requires an affirmative vote of four for Board approval. (HFAC) RECOMMENDATION: Staff concurs with the recommendation of the CCPC and further recommends that the Board approves the request for RZ-PL20140002642, Davis-Radio Rezone (RZ) subject to the approval of the companion item, growth management plan amendment. Prepared By: Daniel James Smith, AICP, Principal Planner, Zoning Division, Growth Management Department Attachments: 1. Staff Report 2. Ordinance 3. Back-up information—Hyperlink below http://apps3.colliergov.net/agenda/ftp/2016BCCMeetin gas/A aendaMav2416/Grow-thMgmt/9D-RZ- PL20140002642-Davis-Radi oRezone.pdf Packet Page -1810- 5/24/2016 17.B. COLLIER COUNTY Board of County Commissioners Item Number: 17.17.B. Item Summary: This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to amend Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Commercial Intermediate District (C-3) zoning district to the General Commercial District (C-4) zoning district for a project known as the Davis-Radio Rezone located on the south side of Radio Road, 650 feet west of the intersection of Davis Boulevard and Radio Road in Section 3, Township 50 South, Range 26 East, Collier County, Florida, consisting of 4.81± acres; and by providing an effective date [RZ-PL20140002642] (Companion PL20150002541/CPSS-2015-4). Meeting Date: 5/24/2016 Prepared By Name: SmithDaniel Title:Planner,Principal,Zoning 5/9/2016 2:02:58 PM Approved By Name: BosiMichael Title:Division Director-Planning and Zoning,Zoning Date: 5/11/2016 8:36:42 AM Name: BellowsRay Title: Manager-Planning,Zoning Date: 5/11/2016 9:52:15 AM Name: PuigJudy Title: Operations Analyst,Operations&Regulatory Management Date: 5/11/2016 10:42:22 AM Name: MarcellaJeanne Title: Executive Secretary,Transportation Administration Packet Page -1811- 5/24/2016 17.B. Date: 5/11/2016 3:26:08 PM Name: AshtonHeidi Title:Managing Assistant County Attorney, CAO Land Use/Transportation Date: 5/11/2016 4:01:08 PM Name: KlatzkowJeff Title: County Attorney, Date: 5/11/2016 4:47:54 PM Name: IsacksonMark Title: Division Director-Corp Fin&Mgmt Svc,Office of Management&Budget Date: 5/13/2016 9:15:11 AM Name: CasalanguidaNick Title: Deputy County Manager, County Managers Office Date: 5/15/2016 9:31:20 PM Packet Page -1812- 5/24/2016 17.B. AGENDA ITEM 9-D Co er County STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING SERVICES—ZONING DIVISION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: MAY 5,2016 RE: RZ-PL20140002642: DAVIS-RADIO REZONE Applicant/Owner Agents: Davis&Radio LLC Frederick E. Hood 26073 Fawnwood Court Davidson Engineering, Bonita Springs,FL 34104 4375 Radio Road, Suite 201 Naples,FL 34104 REOUESTED ACTION: The applicant is petitioning the Collier County Planning Commission (CCPC) to consider an application amending Ordinance No. 2004-41, as amended, the Collier County Land Development Code, which established the comprehensive zoning regulations for the unincorporated area of Collier County, Florida by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Commercial Intermediate District(C-3) zoning district to the General Commercial District(C-4) zoning district with conditions that the C-4 is limited to the following proposed use; - Motor freight transportation and warehousing (4225, air conditioned and mini self- storage warehousing only). - Allowable uses permitted by right and by conditional use in the C-3 zone. - All uses, including air conditioned and mini and self-storage warehousing, will comply with the C-3 development standards. GEOGRAPHIC LOCATION: The subject property is located on the south side of Radio Road,west of the intersection of Davis Boulevard and Radio Road in Section 3, Township 50 South, Range 26 East, Collier County, Florida,consisting of 4.81± acres. (See location map on the following page). RZ-PL20140002642—Davis-Radio Rezone Page 1 of 14 May 5,2016 CCPC Hearing Packet Page -1813 5/24/2016 17.B. VI- —i-1- * Ili 1. _ Zp ° ;t 0-•e a-d" 11i®- 0= g aLLI0114 0: 1 Q...< ifi C 21 � ED $.. ids 1 , o " Ortal.-awa fro —f•( 1 N UM-22224 ilfirttlitallraRVA LtWIiViuII a^ 741;4411.* wn , <J 4 Rd 1 i J D.70411 91 IN i : 1 : a ' g ! 11 Z O izW OM ( 1 i Ig 1 A 0iZ W i .J ii I li ; a II � f � tl, 1 - .,vo i,/ a g 1 ....,Ilir F4 il 11 Iv, b I do il PR 1 n i - 21 esirs 3 l am__.__-1$_ c4C a o \s 'l 4 IN 11411511-11-111 it q ig . lc cr q66 0. mxnr • .uuauvu r. _. . xi R 0 i'; El I � lig 1 111 :' ,1.___!_:-...._____IN *a 1 ■g 11 A� in `it iligtqN� t�1 RZ-PL20140002642-Davis-Radio Rezone Page 2 of 14 May 5,2016 CCPC Hearing Packet Page-1814- 5/24/2016 17.B. PURPOSE/DESCRIPTION OF PROJECT: The subject property, consisting of 4.81± acres, has a zoning designation of Commercial Intermediate District (C-3), with a maximum building height of 50 feet (see map below). The purpose and intent of the C-3 is to provide for a wider variety of goods and services intended for areas expected to receive a higher degree of automobile traffic. This use may have a trade area of several neighborhoods and are preferably located at the intersection of two arterial level streets. The General Commercial District (C-4), with maximum building height of 75 feet, attracts large segments of population at the same time by virtue of scale, coupled with the type of activity. Although the petitioner is asking for a higher intense land use in a C-4 designation, the rezone will only allow for only one C-4 use "air conditioned and mini-and self-storage warehousing only," while retaining the C-3 uses. The applicant is also limiting the use to the development standards to C-3,which would keep the maximum height for all uses at 50 feet. SURROUNDING LAND USE AND ZONING(Subject Property-General Commercial C-3) North: Radio Road,vacant property with zoning designation of C-2,a bowling alley with a zoning designation of Woodside Lanes PUD. East: Collier Area Transit(CAT)facility with a zoning designation of Gallman Olds Dealership PUD. South: Davis Boulevard, Cedar Hammock Golf Course Club PUD preserve. West: Vacant property with a zoning designation of C-3 (Approved site plan for gas station). s3 -: ISI 9I!i PARK«' / >'V` MAC 1TRIAD, T 49 Call �' R: 26 , Gadd I % Zoning ' 001 e C� . `a i 11::�C1 lf 2j PUD a win U e1 Rey. 'L'0 , Zoning Co 4,� xii j 0 , 1 L--4 ,�: 0.4 a> ;PUD niz. , ;� ' 1.0 yin f C_2 0 -�• �}rm. , I �, o �w ,1" �� o'ti. ��w , � Zoning. E 8 ' z, : '',Zonsrig i O +W -- reCInp �0', .,.a .E' , g a` s sf�PUD • w1ir „ � R`a`d s"a L-N ` s . p,a i s Zonin9 ,,,eDss rsct3 �-7 .� y <s _ + C- .. TOM HE�JNING 0,3(1 i G1 CL ; s `�. ,rr �� w �� „` , CEDAR y ) 'i `¢ O Q '` , ` �.-', HAMMOCK G ply 1 . .) •(9' Iii A fling & C�CLUB FV; 11 t, 0 . C-3 .,••,�`' ` ; Subject Property Zoning: RM,iF-i 2(10 ''''' ' 1:..,:'-- . ,...... /.,,,..., .. -s. 03 ' - �T 50 ' Excp: A' R: 26 ,t,. t , -ZLor1ing: r Zoning. ;; ',. -� RZ-PL20140002642—Davis-Radio Rezone Page 3 of 14 May 5,2016 CCPC Hearing Packet Page -1815- 5/24/2016 17.B. GROWTH MANAGEMENT PLAN (GMP)CONSISTENCY: The subject property is located within the Urban designated area (Urban Mixed Use District, Urban Residential Subdistrict), as identified on the Countywide Future Land Use Map of the Growth Management Plan(GMP). The present Future Land Use Map (FLUM) designation of Urban Mixed Use District, Urban Residential Subdistrict,allows residential development and a variety of non-residential uses (e.g. community facilities, essential services, etc.). However, the site is identified on the "Consistent by Policy" maps in the Future Land Use Element (FLUE), thus is allowed to develop per its existing C-3 zoning. Relevant to this petition, the subject property (as it existed at that time — the subject site and abutting parcel to the east comprised a single parcel) was given a compatibility exemption from the new FLUM designations and retained its C-3 zoning designation. As such,the property may be developed per the existing C-3 zoning; or, may pursue a rezoning subject to the provisions of FLUE Policy 5.1; or, may pursue a rezoning consistent with any applicable FLUE subdistrict. Certain commercial land uses may be allowed under the auspices of the Office and In-fill Commercial (OIC) Subdistrict [a non-site specific (text-based) FLUE designation]. However, the subject property does not meet the criteria established for the OIC and is not consistent with FLUE Policy 5.1. This petition relies on a companion small-scale GMP amendment to provisions in the FLUE to achieve consistency. That amendment [ref. CPSS-2015-4/PL-20150002541] establishes the Davis—Radio Commercial Subdistrict in the Urban Commercial District for uses allowed in the C-3 and C-4 zoning districts. The provisions of the Davis — Radio Commercial Subdistrict proposed in the companion GMP amendment including staff-suggested edits are listed below, followed by staff analysis [in bold text]. C. Urban Commercial District 12. Davis—Radio Commercial Subdistrict The Davis—Radio Commercial Subdistrict comprises approximately 4.81 acres, is located on the north side of Davis Boulevard(SR 84),the south side of Radio Road(CR 856), immediately east of the Collier Area Transit (CAT) Facility, and is depicted on the Davis — Radio Commercial Subdistrict Map. This Subdistrict is intended primarily to promote convenience and intermediate commercial development to serve existing and future residential development in the immediate area. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses are those permitted by right and by conditional use in the C-3, Commercial Intermediate, zoning district, as listed in the Collier County Land Development Code, and motor freight transportation and warehousing (SIC Group 4225, air conditioned and mini- and self-storage warehousing only). b. The maximum commercial intensity of the air conditioned and mini- and self-storage warehousing use shall be limited to 105,000 sq.ft.of gross floor area. RZ-PL20140002842—Davis-Radio Rezone Page 4 of 14 May 5,2016 CCPC Hearing Packet Page-1816- 5/24/2016 17.B. Future Land Use Element (FLUE) Policy 5.4 requires new developments to be compatible with the surrounding land area. [Comprehensive Planning leaves this determination to the Zoning Services staff as part of their review of the petition in its entirety. However, staff notes that in reviewing the appropriateness of the requested uses/intensities on the subject site, the compatibility analysis is to be comprehensive and include a review of both the subject property and surrounding or nearby properties with regard to allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass,building location and orientation,architectural features,amount and type of open space and location, traffic generation/attraction, etc. (the existing C-3 district has a building height limitation of 50 feet and the proposed C-4 district,with staff conditions also having a building height limitation of 50 feet).] In order to promote smart growth policies, and adhere to the existing development character of Collier County, the following FLUE policies shall be implemented for new development and redevelopment projects, where applicable. Each policy is followed by staff analysis in [bold text]. Objective 7: In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The Community Character Plan for Collier County, Florida, promote smart growth policies, and adhere to the existing development character of Collier County, the following policies shall be implemented for new development and redevelopment projects,where applicable. Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. [The subject site fronts both Davis Boulevard, an arterial, and Radio Road, a collector road. Standard(non- PUD) rezones are not required to submit a site plan. Application materials however, do provide a Conceptual Master Plan. The Plan depicts one indirect point of access [onto Radio Road] and two shared points of access [onto Davis Boulevard]. Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [This rezone is intended to permit development of a single commercial use. The Conceptual Master Plan provided in the application materials does not depict internal traffic circulation features. However, if this petition is approved, the site may be developed with any use(s) allowed (by right) — all C-3 permitted [principal] uses, and the indoor self- storage use from C-4. Due to site dimensions,it may not be feasible to provide a loop road. Further, typical commercial development at this scale does not include a road, rather a private drive/driveway and/or parking lot and drive aisles.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. [The submitted Conceptual Master Plan shows an interconnection with the adjoining development(CAT Transit Facility) to the west and with the±3.58-acre parcel to the east that is now owned by RaceTrac Petroleum, Inc. (sold by the subject petitioner in RZ-PL20140002642—Davis-Radio Rezone Page 5 of 14 May 5,2016 CCPC Hearing Packet Page -1817- 5/24/2016 17.B. Dec. 2015) and for which a site development plan (SDP) was recently approved for a RaceTrac convenience store with fueling facilities. For non-PUD zoning such as is proposed, site access and interconnection details are typically addressed at time of SDP. (It is Comprehensive Planning staff's understanding that the petitioner and County have, or are working towards, an agreement regarding shared access, onto Davis Blvd., for this site and the CAT bus facility site.)] Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [A variety of commercial uses are allowed. With regard to walkability, the project will be subject to LDC requirements for provision of sidewalks. Given the size and land uses proposed,the remainder of these development attributes would not apply.] Please note this rezone petition is contingent upon approval of the companion small-scale GMPA petition CPSS-2015-4/PL-20150002541. Based upon the above analysis, the proposed rezone may NOT be deemed consistent with the FLUE. However, this petition may be deemed consistent IF the companion GMP amendment, as submitted, is approved and becomes effective. IF the GMP amendment is approved with staff's recommended addition of a building floor area limitation for the indoor self-storage use, then the addition below would need to be included in the rezone ordinance. - The maximum commercial intensity of the air conditioned and mini- and self-storage warehousing use shall be limited to 105,000 sq.ft.of gross floor area. Transportation Element: The project is consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan,which states, "The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; RZ-PL20140002642—Davis-Radio Rezone Page 6 of 14 May 5,2016 CCPC Hearing Packet Page-1818- 5/24/2016 17.B. b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2%of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3%of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project's significant impacts on all roadways." The proposed rezoning from C-3 (Intermediate District) to C-4 (General Commercial District)to allow the permitted and conditional uses of the C-3 zoning district, and an indoor self-storage facility at a maximum of 105,000 square feet, will generate approximately 47 PM peak hour, peak direction trips (based on the highest intensity use allowed--a 6,000 sq. ft. Hardware/Paint Store) on the immediately adjacent roadway links, Davis Boulevard (SR 84) and Radio Road (CR 856). Davis Boulevard, from Santa Barbara Boulevard to Radio Road, is a six-lane divided facility with a current service volume of 2,900 trips, with approximately 2,111 trips remaining, and is currently operating at LOS "B" as identified in the 2015 AUIR; and Radio Road, from Santa Barbara Boulevard to Davis Boulevard, is a four-lane divided facility with a current service volume of 1,800 trips, with approximately 1,175 trips remaining, and is currently operating at LOS "B" as identified in the 2015 AUIR. Based on the 2015 AUIR, the subject roadway links have sufficient capacity to accommodate the subject project within the 5-year planning period. Therefore, the subject rezoning can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Conservation and Coastal Management Element (CCME): Environmental Planning staff found this project to be consistent with the Conservation & Coastal Management Element (CCME). The rezone will have no affect on the requirements of the CCME. GMP Conclusion: The GMP is the prevailing document to support land use decisions such as this proposed amendment. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any rezoning petition. A finding of consistency with the FLUE and FLUM designations is a portion of the overall finding that is required, and staff believes the petition is consistent with the Collier County Growth Management Plan as discussed above if the companion GMPA is approved. The proposed amendment is consistent with the GMP Transportation Element as previously discussed. Environmental staff also recommends that the petition be found consistent with the CCME. Therefore, Zoning Services staff recommends that the petition be found consistent with the goals, objective and policies of the overall GMP if the conditions recommended by staff are adopted as part of any approval and the GMPA is approved. ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Subsection 10.08.05.F,Nature of Requirements of Planning Commission Report(referred to as "Rezone Findings"), which establish the legal basis to support the CCPC's RZ-PL20140002642—Davis-Radio Rezone Page 7 of 14 May 5,2016 CCPC Hearing Packet Page -1819- 5/24/2016 17.B. recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board of County Commissioners (BCC), who in turn use the criteria to support its action on the amendment request. An evaluation relative to these subsections is discussed below,under the heading"Zoning Services Analysis."In addition,staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition to address environmental concerns. This project does not require review by the Environmental Advisory Council (EAC) since the project did not meet the EAC scope of land development project reviews as identified in Chapter 2, Article VIII, Division 23, Section 2-1193 of the Collier County Code of Laws and Ordinances. Transportation Review: The roadway infrastructure is sufficient to serve the proposed project,as noted in staffs review of Policy 5.1 of the Transportation Element. A vehicular access point is proposed to Davis Boulevard by way of a connection drive from the subject site to the existing entry road located within the access easement on the Collier Area Transit site, immediately west of the subject site. The owner of the subject property shall pay to the County their proportionate share of the cost for the design and construction of the entry road at time of SDP, and construct the connection drive, pursuant to the recorded Access Easement Agreement, dated March 27, 2007. Operational impacts will be addressed at time of first development order (SDP or Plat). Finally, development on the site must comply with all other applicable concurrency management regulations when development approvals are sought. Zoning Services Review: As noted previously, because this petition is seeking a rezone to a "conventional" zoning district, i.e., not a PUD, there is no site plan associated with it but a conceptual drawing of the property. FLUE Policy 5.4 requires new land uses to be compatible with, and complementary to, the surrounding land uses. In reviewing the appropriateness of the requested uses on the subject site, the compatibility analysis might include a review of both the subject proposal and surrounding or nearby properties as to allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location, traffic generation/attraction, etc. There has to be a balance between the adjacent existing uses and what is allowable by the GMP. LDC Section 2.03.03.0 described the current C-3 zoning as follows: General Commercial District(C-3). The purpose and intent of the C-3 District is to provide for a wider variety of goods and services intended for areas expected to receive a higher degree of automobile traffic. The type and variety of goods and services are those that provide an opportunity for comparison shopping, have a trade area consisting of several neighborhoods,and are preferably located at the intersection of two-arterial level streets. Most activity centers meet this standard. This district is also intended to allow all of the uses permitted in the C-1 and C-2 zoning districts typically aggregated in planned shopping centers. This district is not intended to permit wholesaling type of uses,or land uses that have associated with them the need for outdoor storage of equipment and merchandise. A mixed-use project containing a residential component is permitted in this district subject to the criteria established herein. The C-3 district is permitted RZ-PL20140002642—Davis-Radio Rezone Page 8 of 14 May 5,2016 CCPC Hearing Packet Page -1820- 5/24/2016 17.B. in accordance with the locational criteria for commercial and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP. The maximum density permissible in the C-3 district and the urban mixed use land use designation shall be guided, in part,by the density rating system contained in the future land use element of the Collier County GMP. The maximum density permissible or permitted in the C-3 district shall not exceed the density permissible under the density rating system. In justifying "Motor freight transportation and warehousing (4225, air conditioned and mini and self-storage warehousing only)"as an additional use, staff compared uses that are allowed in C-3 districts. For example C-3 land designations allow for by right and conditional use: - Gasoline Service Stations(Facilities with fuel pumps) - Automotive Parking,automobile garages and parking structures. - Automotive services - Automotive vehicle dealers by conditional use - Motion Picture Theatres by conditional use - Amusements and recreation service by conditional use - Homeless shelters by conditional use - Soup Kitchens by conditional use - Bowling Centers by conditional use - Ancillary plants by conditional use • To note, in 2015, Building Review staff approved a site plan for a "Facility with fuel pumps" with a shared east property line with the subject parcel. FINDINGS OF FACT: Rezone Findings: LDC Subsection 10.02.08.F. states,"When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners...shall show that the planning commission has studied and considered proposed change in relation to the following when applicable" (Staff's responses to these criteria are provided in bold font): 1. Whether the proposed change will be consistent with the goals, objectives and policies of the Future Land Use Map and the elements of the Growth Management Plan. The zoning analysis provides an in-depth review of the proposed project. Staff is of the opinion that the project as proposed is consistent with GMP FLUE Policy 5.4 requiring the project to be compatible with neighborhood development. Staff recommends that this petition be deemed consistent with the FLUE of the GMP, subject to the approval of the companion GMP amendment. The petition can also be deemed consistent with the CCME and the Transportation Element of the GMP. Therefore, staff recommends that this petition be deemed consistent with the overall GMP if the companion GMPA is approved. 2. The existing land use pattern. Staff has described the existing land use pattern in the "Surrounding Land Use and RZ-PL20140002642—Davis-Radio Rezone Page 9 of 14 May 5,2016 CCPC Hearing Packet Page-1821- 5/24/2016 17.B. Zoning" portion of this report and discussed it at length in the zoning review analysis. Since a majority of the properties are zoned commercial with similar intense uses, staff believes the proposed rezone is appropriate given the existing land use pattern and development restrictions of the LDC. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. As noted in the "Surrounding Land Use and Zoning" and the zoning review analysis portions of this report, there is abutting commercial zoned lands containing the "Collier Area Transit" facility, a future "Facility with Fuel Pumps" and a Bowling Facility surrounding the property, thus approval of this rezone would not create an isolated district. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Staff is of the opinion that the district boundaries are logically drawn given the current property ownership boundaries. S. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed rezone is not necessary,per se; but it is being requested in compliance with the LDC provisions to seek the rezone to allow the owner the opportunity to develop the land with uses other than what the existing zoning district would allow. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Staff is of the opinion that the proposed rezone can be deemed consistent with the County's land use policies that are reflected by the Future Land Use Element (FLUE) of the GMP. Development in compliance with the applicable LDC requirements should not adversely impact living conditions in the area if the GMPA is approved. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure is sufficient to serve the proposed project at this time.Development on the subject site must also comply with all other applicable concurrency management regulations and operational improvements when development approvals are sought at time of Site Development Plan (SDP)review. 8. Whether the proposed change will create a drainage problem. The proposed rezone should not create drainage or surface water problems. The developer of any uses will be required to adhere to a surface water management permit from the RZ-PL20140002642—Davis-Radio Rezone Page 10 of 14 May 5,2016 CCPC Hearing Packet Page -1822- 5/24/2016 17.B. SFWMD in conjunction with any local site development plan approvals and ultimate construction on site. 9. Whether the proposed change will seriously reduce light and air to adjacent areas; If this petition is approved, any subsequent development would need to comply with the applicable LDC standards for development. 10. Whether the proposed change will adversely affect property values in the adjacent area; This is a subjective determination based upon anticipated results,which may be internal or external to the subject property. Property valuation is affected by a host of factors including zoning; however, zoning by itself may or may not affect values, since value determination is driven by market conditions. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations; The proposed zoning change should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare; The proposed rezone complies with the Growth Management Plan,which is a public policy statement supporting zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest only if the GMPA is approved. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning; The subject property could be developed within the parameters of the existing zoning designations; however, the petitioner is seeking this rezone in compliance with LDC provisions for such action. The petition can be evaluated and action taken as deemed appropriate through the public hearing process. Staff believes, with the proposed conditions, the rezone meets the consistency standards for compatibly with surrounding land uses, and further,believes the public interest will be maintained. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County; The proposed rezone is only for one use allowed under C-4 and C-3 uses, deemed compatible with adjacent C-3 uses,and conditioned under the development standards of C- 3. The GMP is a policy statement which has evaluated the scale, density and intensity of land uses deemed to be acceptable throughout the urban-designated areas of Collier RZ-PL20140002642—Davis-Radio Rezone Page 11 of 14 May 5,2016 CCPC Hearing Packet Page-1823- 5/24/2016 17.B. County. Staff is of the opinion that the development standards of the LDC will ensure that the project is not out of scale with the needs of the community. 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed on its own merit for compliance with the GMP and the LDC; and staff does not review other sites in conjunction with a specific petition. The proposed rezone is consistent with the GMP as discussed in other portions of the staff report. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Additional development anticipated by the rezone would not require considerable site alteration. This project will undergo an extensive evaluation relative to all federal, state, and local development regulations during the site development plan or platting approval process and again later as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. This petition has been reviewed by County staff that is responsible for jurisdictional elements of the GMP as part of the amendment process and those staff persons have concluded that no Level of Service will be adversely impacted. Further review of this issue will occur when platting or site development approvals are sought. 18. Such other factors, standards, or criteria that the Board of County Commissioners (BCC) shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING(NIM): The NIM meeting was duly noticed by the applicant and held on March 15,2015 at 5:30 p.m, at the East Naples Library (See NIM notes Attachment B). Those attending were Collier County Principal Planners Daniel J. Smith and Corby Schmidt, and representatives of the petitioner and the petitioner's agents. Two interested citizens attended. RZ-PL20140002642—Davis-Radio Rezone Page 12 of 14 May 5,2016 CCPC Hearing Packet Page-1824- 5/24/2016 17.B. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's Office has reviewed the staff report for this petition on April 18,2016. RECOMMENDATION: • Zoning Division staff recommends that the Collier County Planning Commission forward Petition RZ-PL201400002642 to the BCC with a recommendation of approval with the following stipulations: 1. Motor freight transportation and warehousing (4225, air conditioned and mini and self- storage warehousing only)will be the only allowable C-4 use. 2. The maximum commercial intensity of the air conditioned and mini and self-storage warehousing use shall be limited to 105,000 sq. ft.of gross floor area. 3. All C-3 uses permitted by right and by conditional use are allowed. 4. All uses, including air conditioned and mini-self-storage warehousing, will comply with the C-3 development standards. 5. The owner of the subject property shall pay to the County their proportionate share of the cost for the design and construction of the entry road at time of SDP, and construct the connection drive, pursuant to the recorded Access Easement Agreement, dated March 27, 2007. 6. The maximum trip generation allowed by the proposed uses(both primary and ancillary) may not exceed 47 PM peak hour,two way trips. Attachments: A: Ordinance B: Backup provided by applicant RZ-PL20140002642—Davis-Radio Rezone Page 13 of 14 May 5,2016 CCPC Hearing Packet Page -1825- 5/24/2016 17.B. PREPARED BY: Z./. ..--01/(2_67 V7191/6 DANIEL JAMES SMITH, CP DATE PRINCIPAL PLANNER ZONING DIVISION REVIEWED BY: ie------ , )",'r.)7-3 - 41 ttitt, RAYMOila V. BELLOWS,ZONING MANAGER IlATE ZONIN eF'IVISION - ----- - -,'2,,,02:. t1 -1 S'" 1 MIKE BOSI, AICP,DIRECTOR DATE ZONING DIVISION APPROVED BY: -!V 07 0/1/4 JA .1 S FRENCH, DEPUTY DEPARTMENT HEAD DA 1'E GROWTH MANAGEMENT DEPARTMENT e r 4 XV/6 DAVID S. WILKISON, `ARTMENT HEAD DATE GROWTH MANAGEMENT DEPARTMENT RZ-PL20140002642—Davis-Radio Rezone Page 14 of 14 May 5,2016 CCPC Hearing Packet Page -1826- 5/24/2016 17.B. ORDINANCE NO. 16- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE COMMERCIAL INTERMEDIATE DISTRICT (C-3) ZONING DISTRICT TO THE GENERAL COMMERCIAL DISTRICT(C-4)ZONING DISTRICT FOR A PROJECT KNOWN AS THE DAVIS-RADIO REZONE LOCATED ON THE SOUTH SIDE OF RADIO ROAD, 650 FEET WEST OF THE INTERSECTION OF DAVIS BOULEVARD AND RADIO ROAD IN SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 4.81± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [RZ-PL20140002642] WHEREAS, Frederick E. Hood, AICP of Davidson Engineering petitioned the Board of County Commissioners to change the zoning classification of the herein described property. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: Zoning Classification. The zoning classification of the real property more particularly described in Exhibit A, located in Section 3, Township 50 South, Range 26 East, Collier County, Florida is changed from the Commercial Intermediate District (C-3) zoning district to a the General Commercial District (C-4) zoning district for a 4.81± acre project to be known as the Davis-Radio Rezone, subject to the conditions shown in Exhibit B. Exhibits A and B are attached hereto and incorporated herein by reference. The appropriate zoning atlas map or maps, as described in Ordinance No. 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: Effective Date. This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Amendment in Ordinance No. 2016- becomes effective. [15-CPS-01438/1255838/1]85 Davis-Radio Rezone—RZ-PL20140002642 1 of 2 5/10/16 Packet Page-1827- 5/24/2016 17.B. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County,Florida,this day of ,2016. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY,FLORIDA By: By: Deputy Clerk DONNA FIALA, Chairman Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A—Legal Description Exhibit B—Conditions of Approval [15-CPS-01438/1255838/1]85 Davis-Radio Rezone—RZ-PL20140002642 2 of 2 5/10/16 Packet Page-1828- 5/24/2016 17.B. DE ,RZ - PL201400026 42 DAVIDSON eHaiNee��Nc 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 43004'59" 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. Exhibit A Davis-Radio Rezone: Attachment"A" Legal Description April 2015 www.davidsonengineering.com 1 Packet Page-1829- 5/24/2016 17.B. CONDITIONS OF APPROVAL This rezone is subject to the following Conditions of Approval: 1. Motor freight transportation and warehousing (4225, limited to air conditioned, enclosed mini self- storage warehousing) will be the only allowable C-4 use. The building shall resemble an office use, meeting the architectural standards of the LDC with storage doors internal to the building. 2. This rezone is limited to the following permitted uses: - Motor freight transportation and warehousing (4225, limited to air-conditioned, enclosed mini self-storage warehousing only), - Commercial Intermediate District C-3 permitted uses, - Commercial Intermediate District (C-3) conditional uses are allowed subject to conditional use approval pursuant to Section 10.08.00 of the Collier County Land Development Code. 3. At time of SDP, Owner shall pay to County 50% of the cost of the Entry Road Improvements constructed by County in accordance with the Access Easement Agreement dated March 27, 2007 and recorded in OR Book 4219 Page 3674, as re-recorded in OR Book 4284 and 0238, of the Public Records of Collier County. Also,at time of SDP,the County Collier Area Transit staff shall review and pre-approve all construction plans for the Connection Drive, described in the Access Easement Agreement,that are to be constructed on County property. 4. The maximum commercial intensity of the air-conditioned and mini self-storage warehousing use shall be limited to 105,000 square feet of gross floor area. 5. All uses, including air-conditioned, enclosed mini self-storage warehousing shall comply with C-3 development standards. 6. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.(Section 125.022, FS) 7. All other applicable state or federal permits must be obtained before commencement of the development. EXHIBIT"B" [15-CPS-01438/1255845/1]86 rev.5/10/16 Packet Page -1830- 5/24/2016 17.B. 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 COWER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE,WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE COMMERCIAL INTERMEDIATE DISTRICT(C-3) ZONING DISTRICT TO THE GENERAL COMMERCIAL DISTRICT(C-4)ZONING DISTRICT FOR A PROJECT KNOWN AS THE DAVIS-RADIO REZONE LOCATED ON THE SOUTH SIDE OF RADIO ROAD,650 FEET WEST OF THE INTERSECTION OF DAVIS BOULEVARD AND RADIO ROAD IN SECTION 3,TOWNSHIP a 50 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA,CONSISTING OF 4.81±ACRES;AND BY PROVIDING AN EFFECTIVE DATE. [RZ-PL20140002642] IEERKS4RE uACNCUA G9LDEN GAZE tAAES NES gl \ LC+p PARK j (WI \' 1 COWERBLSC. G`Q, StERSTAIE.•75 ,a'RE•3 USL 1 CPMNERCE 3_S r e'rTER ,d. s4vwxv 34 *WE L.T. O BERKSNIRC L&EEN PARK &MISTRIAL PARK Sas rn' I) NER04 TRAP D uA7W'+ Y V (Gn'it / V y J RADIO Re/AD (C A.aD} r A ' 4CRGAL �.,.0 ,t„ i UM E,pyy[y,GAt Kap.(M{p} D 2 __ .•. G MLDS `�. `- 1-75�LM:OER kE5TP,11i BPILEVARM tKELVE CMiE R NERCE. cPNCtAI r «� LArtS cHtER CEH R M I N_ ao / 3 PROJECT MLPwP ,:?h CEDAR Q WAIN f� NAwur : LOCATION { GMLT ANM CMUN7RT t.A8 Cr NAPLES.... mAll interested parties are invited to appear and be heard. Copies of the proposed ORDINANCES will be made available for inspection at the GMD Zoning Division,Comprehensive Planning Section,2800 N. Horseshoe Dr., Naples, 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-1831- May 4.2016 Attached : Are the hyperlink documents from the Executive Summary 4365 Radio Road, Suite 201 ▪ Naples, FL 34104 ▪ P (239) 434.6060 ▪ F (239) 434.6084 www.davidsonengineering.com     Corby Schmidt, AICP                   February 25, 2016  Principal Planner  Collier County Growth Management  2800 N Horseshoe Drive  Naples, FL 34104    RE: Davis – Radio Commercial Subdistrict   SSGMPA PL20150002541/ CPSS‐2015‐4  2nd Review      Dear Mr. Schmidt,    In response to your comments, issued January 25, 2016, we offer the following responses.      Comprehensive Planning Comments Related to the Application Form    Page 1  1. App. item I.B.  Print size is too small here; revise using legible‐size print to disclose ownership to a person, as  needed for conflicts’ check. Use legible‐size print throughout –typically no smaller than the type/font size  used in the application form itself.    Response:  Application item I.B. has been updated, using a legible‐size font.    Page 4  2. App. Items IV.A & C.  Using only map titles is insufficient; revise entry to direct readers the corresponding  map exhibits/attachments.  Responses would likely read:  “See Exhibit “S”–Countywide FLUM” or “Refer to  Exhibit “T”–FLUM Series Subdistrict Inset Map”.    Response:  The Application has been revised throughout, directing readers to the corresponding Exhibits  and Attachments.      Comprehensive Planning Comments Related to Specific Exhibits    1. Exhibit “C” (Proposed Future Land Use Element Text Amendments)  Revise Subdistrict language in accordance with the changes appearing below, in double‐underline and  double strike‐through format; staff may recommend further modification to proposed FLUE language, as  part of the substantive review.    Response:  Exhibit “C” has been revised per the recommendations given below, with the exception of the  request for a square footage limitation on the maximum commercial intensity.  The square footage  limitation will be handled at the PUD Rezone stage (Reference companion PUD Rezone PL20140002642).    1   B. Urban Mixed Use District    *** *** *** *** *** text break *** *** *** *** ***    12. Davis – Radio Commercial Subdistrict    The intent of this amendment proposes to amend the Future Land Use Element to redesignate ± acres from the  Urban Residential Subdistrict to the 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.  is to provide limited retail, office, convenient  shopping and personal services for the adjacent Urban Residential areas.  The Interchange Activity Center to the  west (#9) provides for large scale commercial and industrial uses, while t This Subdistrict is intended primarily to  promote convenience and intermediate commercial development to serve existing and future residential  development in the immediate area.  Commercial uses for the purpose of this section area are limited to those  allowed in the C‐1, C‐2, C‐3 zoning districts, and (limited C‐4 land uses as noted below):    a. All C‐3 permitted and conditional uses.    b. Meter freight transportation and warehousing (4225, air conditioned and mini and self‐storage warehousing  only; limited to the western 4.81 acres.    The development of this Subdistrict shall comply with the following restrictions, limitations and standards:    a. Allowable uses are those permitted by right and by conditional use in the C‐3, Commercial Intermediate,  zoning district, as listed in the Collier County Land Development Code, and motor freight transportation and  warehousing (SIC Group 4225, air conditioned and mini‐ and self‐storage warehousing only).    b. The maximum commercial intensity shall be limited to [provide a square foot limitation figure here that  correlates with the TIS] sq. ft. of gross floor area.    [Note:  Based upon the revised TIS, it may be appropriate to list more than one square foot limitation linked to land  use, e.g. 105,000 sq. ft. of self‐storage use or 6,000 sq. ft. of C‐3 uses; also, if the intent is not to limit one or the  other, that is to allow some self‐storage and come C‐3 uses, then provide a ratio of sq. ft. to allow such a mixture  of uses]     Add the amendment text to reflect this new Subdistrict name in Policy 1.1.B.; within the URBAN  DESIGNATION, in paragraph no. 12; and, in the FUTURE LAND USE MAP SERIES at the end of the FLUE;    Response:  The amendment text to reflect this new Subdistrict name in Policy 1.1.B. has been added (page  11]; within the Urban ‐ Commercial District, in paragraph no. 12 [page26]; and, in the FUTURE LAND USE  MAP SERIES at the end of the FLUE [YES; ON PAGE 144].      2    Specific proposed map exhibits are absent.    1. Provide [Subdistrict depicted on a] FLUE Countywide Future Land Use Map (FLUM).    Response:  A FLUE Countywide Future Land Use Map (FLUM) has been included as Exhibit “V”.    2. Provide a black & white Subdistrict [FLUE inset] map.    Response:  A black and white Subdistrict (FLUE inset) map has been included as Exhibit “W”.     Revise Exhibit “I” (Future Land Use Map) to show all GMP planning designations in the area – initial review  finds certain subdistrict and other designations to be missing.  This exhibit may use the adopted Countywide  FLUM as its basis, or a similarly‐formatted, more accurate map, to be sufficient.    Response:  Exhibit “I” has been revised to show all GMP Planning designations in the area.       Provide a legal description for the 4.81‐acre subject property from Exhibit “P” (Boundary Survey) on a separate  8.5” x 11” sheet.    Response:  An 8.5” x 11” legal description has been included and is now part of Exhibit “P”.     Revise Exhibit “R” (Analysis of Public Facility Impacts) to reconcile the discrepant square footage figures,  deciding between the “101,000” used in this exhibit and the “105,000” used elsewhere.  Adjust other  application materials and Subdistrict language as necessary to reflect the final figure chosen.    Response:  Exhibit “R” has been updated to show a figure of 105,000 sq ft.    Comprehensive Planning Comments related generally to all exhibits:     Ensure that application “form” pages clearly identify and direct readers to all attachments and exhibits.  Use  legible‐size print throughout – typically no smaller than the type/font size used in the application form itself.   Realize that the reviewers of this application will include lay persons, including members of the CCPC and BCC.    Response:  Acknowledged.  The Application directs readers throughout to attachments and exhibits.  A  legible‐size font is also used throughout.     All exhibits should be labeled for ease of finding and consistency throughout.  Ensure the first page of each  exhibit/attachment is labeled [at top center, or in lower right‐side corner] whether accompanied by a cover  sheet or not.    Response:  All exhibits are labeled and numbered for ease of finding.     Re‐name or re‐label “List of Exhibits” entries to match the names, titles and labels shown on cover sheets and  exhibits, and as necessary, to correspond with application form naming, structure and order, e.g. Exhibit “I” is  inaccurately titled as, “Future Land Use Subdistricts”, when the title provided on the List of Exhibits is more  accurate, “Future Land Use Map”.    3   Response:  All exhibit titles and labels now match the “List of Exhibits”.     Show dates on exhibits reflecting their dates of preparation; in particular, County GIS‐sourced map exhibits  that show only the year the underlying map was created – not the actual dates of application team’s  preparation.    Response:  Dates on exhibits reflecting their dates of preparation have been added.    Stormwater and Environmental Planning Comments:    The materials submitted are sufficient to enable staff to conduct a formal [substantive] review concerning  environmental matters of the Davis – Radio Commercial Subdistrict.  Environmental Planning review staff has not  identified any preliminary issues with respect to the initial submittal of the proposed amendment and has no  preliminary substantive review comments to provide at this time.    Response:  Acknowledged.    Transportation Planning Comments:    Transportation Planning reviewers provided comments/corrections that need to be addressed for Transportation  Planning review:     Reference page 4 of the TIS, Table 1 indicates 105,000 sf of indoor self‐storage, however this sf limit is not  provided/limited in this GMPA request.  Please indicate how this sf calculation was determined and if this is a  real limitation of the amendment request (if so the amendment request should be/needs to be revised  accordingly).    Response:  The square footage limitation will be handled at the PUD Rezone stage (Reference companion  PUD Rezone PL20140002642).    Also, on this page please also include/provide the self‐storage/warehouse trip generation calculations to  confirm they are less than the hardware calculations provided (this request is for clarification/confirmation).    Response:  This information was provided in the Appendix of the original TIS and is included in the revised  TIS.    As with previous reviewer’s comments, Transportation Planning reviewers recommend the self‐storage  facility use square footage limitation appear in application materials and in the Subdistrict language.    Response:  The square footage limitation will be handled at the PUD Rezone stage (Reference companion  PUD Rezone PL20140002642).     Please revise the TIS to provide/use 2015 AUIR numbers instead of 2014.  Understanding that the  methodology notes indicate 2014 and the application was received before January 2016, the BCC had adopted  the 2015 AUIR before the December submittal date and clearly the GMPA will be going to hearings under the  current 2015 AUIR timeframe.  As staff needs to use the 2015 numbers in our review, for consistency and to  avoid confusion at time of hearings staff is requesting this update.  4     Response: This information is included in the revised TIS prepared by TR Transportation Consultants.     Reference Figure 2 of the TIS, please revise the contribution of indicate 55% between access on Davis and the  intersection of Davis and Radio (just for clarification/clarity), and revise/indicate 30% on Davis east of the  intersection with Radio instead of 35%.    Response:  Figure 2 was revised to better reflect the trip distribution of inbound and outbound trips due to  the fact that the site access drive to Davis Boulevard is restricted.    Public Utilities Planning and Project Management Comments    The application is sufficient to enable staff to conduct a formal [substantive] review concerning public utilities  matters.  Public Utilities review staff has not identified any preliminary issues with respect to the initial submittal  of the proposed amendment and has no preliminary substantive review comments to provide at this time.    Response:  Acknowledged.    Closing Remarks:    Application copies have been utilized by reviewers or kept for the file, but the original application is available for  return.  Once the petition has been modified to address the above items, re‐submit an original plus four copies,  all properly assembled, for a second sufficiency review.  In accordance with Resolution No. 12‐234, please contact  staff if the application team expects to need more than 30 calendar days from the date of this letter to address  deficiencies and other matters [as paragraph C of Resolution No. 12‐234 provides 30 days for responding to this  letter with modified materials and supplemental data].    There is uncertainty as to the timing of this application moving forward to transmittal hearings.  Also, note that  only a preliminary substantive review has been conducted and that a full substantive review will not be completed  until this application has been found sufficient.      This petition also lends support to a companion commercial rezone petition.  That commercial‐to‐commercial  rezone (ref. PL20140002642) would allow for uses allowed in the C‐4, General Commercial zoning district.  The  initial rezone petition is based on the addition of a maximum square footage area and number of self‐storage  units, but offers no maximum floor area or storage unit count in Subdistrict provisions.  As the companion request  is a “straight” rezone – and no such limitations would be found in PUD materials – the addition of a square footage  cap to the Subdistrict language becomes crucial.    When updating application materials after insufficiencies are resolved, please be sure the latest iteration of one  request coincides with the other – in an apples‐to‐apples match up.  Two related issues disrupting these  companion items from moving forward are their separate submittal dates and staggered timelines.  Please make  every effort to synch your GMP amendment and rezone resubmittals to align future review and consideration  dates.    Response:  Acknowledged.      5     Should you have any questions or require any additional information, please feel free to contact me at  239.434.6060 ext 2961.      Sincerely,    Frederick E. Hood, AICP  Senior Planner    6     Proposed Growth Management Plan Amendment                     DAVIS – RADIO COMMERCIAL SUBDISTRICT  SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT        Prepared For:    Davis and Radio, LLC  c/o Bob Morande  26880 Wedgewood Drive, #203  Bonita Springs, FL 34134        and        Prepared By:      Davidson Engineering, Inc.  4365 Radio Road, Suite 201  Naples, FL 34104                  February 2016  7 DAVIS ‐ RADIO COMMERCIAL SUBDISTRICT  February 2016      www.davidsonengineering.com      LIST OF EXHIBITS      Application to Amend the Growth Management Plan     Exhibit A  Professional Qualifications Sheet       Exhibit B  Proposed SSGMPA Text Amendment Language      Exhibit C    Location Map            Exhibit D  USGS Quad Map           Exhibit E  Aerial Plan with Florida Land Cover Classification System Overlay   Exhibit F  Environmental Impact Statement       Exhibit G  Zoning Map          Exhibit H    Future Land Use Map            Exhibit I  Historical/Archaeological Probability         Exhibit J  Proximity to Public Services Map         Exhibit K  Recorded Warranty Deed        Exhibit L  Letter of Authorization         Exhibit M   Alternative Site Analysis         Exhibit N  Master Concept Plan         Exhibit O  Boundary Survey / Legal Description       Exhibit P  Traffic Impact Statement        Exhibit Q  Level of Service Comparative Analysis       Exhibit R  Utility Availability Statement          Exhibit S  Justification of the Proposed SSGMPA Amendment     Exhibit T  Planning Communities Map        Exhibit U  Future Land Use Element Countywide Future Land Use Map     Exhibit V  Future Land Use Element Inset Map       Exhibit W        8 DAVIS ‐ RADIO COMMERCIAL SUBDISTRICT  February 2016      www.davidsonengineering.com            EXHIBIT “A”      APPLICATION TO AMEND THE GROWTH MANAGEMENT PLAN                                               9 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATOIN NUMBER___________________ DATE RECEIVED______________________________ PRE-APPLICATION CONFERENCE DATE __________________________________________________ DATE SUFFICIENT ______________________________________________________________________ This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Growth Management Department, Zoning Division, Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252- 2400. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97-431 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant ______________________________________________________________ Company _______________________________________________________________________ Address _________________________________________________________________________ City ______________________________ State _____________________ Zip Code __________ Phone Number ______________________ Fax Number ________________________________ B. Name of Agent * _________________________________________________________________ • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company________________________________________________________________________ Address ___________________________________________________________________ City ___________________________ State ____________________ Zip Code ________ Phone Number ____________________ Fax Number ___________________________ C. Name of Owner (s) of Record ____________________________________________________ Address _________________________________________________________________________ City ___________________________ State ___________________ Zip Code ________ Phone Number _______________________ Fax Number ______________________________ D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL, Tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). 10 Name and Address Percentage of Ownership __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address Percentage of Stock __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership __________________________________________ _________________________ __________________________________________ _________________________ 11 __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ __________________________________________ _________________________ 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______yrs./mos. If, Petitioner has option to buy, indicate date of option:______________ and date option terminates: ______________, or anticipated closing: _______________________. H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION ______________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ B. GENERAL LOCATION _____________________________________________________________ _________________________________________________________________________________ C. PLANNING COMMUNITY D. TAZ _____________________ E. SIZE IN ACRES F. ZONING _________________ G. SURROUNDING LAND USE PATTERN________________________________________________ H. FUTURE LAND USE MAP DESIGNATION(S)____________________________________ IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: _______ Housing Element _______ Recreation/Open Space _______ Traffic Circulation Sub-Element _______ Mass Transit Sub-Element _______ Aviation Sub-Element _______ Potable Water Sub-Element _______ Sanitary Sewer Sub-Element _______ NGWAR Sub-Element _______ Solid Waste Sub-Element _______ Drainage Sub-Element 12 _______ Capital Improvement Element _______ CCME Element _______ Future Land Use Element _______ Golden Gate Master Plan _______ Immokalee Master Plan B. AMEND PAGE (S) _________________OF THE _______________________________ELEMENT AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: _________________________________________________________________________ _________________________________________________________________________ _________________________________________________________________________ C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM ______________________________ TO _______________________________________________________________________________ D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) ________________________________________________________________________________ ________________________________________________________________________________ ________________________________________________________________________________ E. DESCRIBE ADDITINAL CHANGES REQUESTED: ________________________________________ __________________________________________________________________________________ __________________________________________________________________________________ V. REQUIRED INFORMATION: NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE __________ Provide general location map showing surrounding developments (PUD, DRI’s, existing zoning) with subject property outlined. __________ Provide most recent aerial of site showing subject boundaries, source, and date. __________ Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION __________ Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL ___________ Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE. ___________ Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.).Identify historic and/or 13 archaeological sites on the subject property. D. GROWTH MANAGEMENT Reference 9J-11.006, F.A.C. and Collier County’s Capital Improvements Element Policy 1.1.2 (Copies attached). 1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING: __________ Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so, identify area located in ACSC. __________ Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-11.006(1)(a)7.a, F.A.C.) __________ Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ? (Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. __________ Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-11.007, F.A.C.) E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: __________ Potable Water __________ Sanitary Sewer __________ Arterial & Collector Roads; Name specific road and LOS ____________________________ ____________________________ ____________________________ ____________________________ __________ Drainage __________ Solid Waste __________ Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. ________ Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services. 3. ________ Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire 14 protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: ______ Flood zone based on Flood Insurance Rate Map data (FIRM). ______ Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) ______ Traffic Congestion Boundary, if applicable ______ Coastal Management Boundary, if applicable ______ High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION ______ $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) ______ $9,000.00 non-refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) ______ Proof of ownership (copy of deed) ______ Notarized Letter of Authorization if Agent is not the Owner (See attached form) ______ 1 Original and 5 complete, signed applications with all attachments including maps, at time of submittal. After sufficiency is completed, 25 copies of the complete application will be required. * If you have held a pre-application meeting and paid the pre-application fee of $250.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre-application fees are included in the total application submittal fee. Otherwise the overage will be applied to future proportionate share advertising costs. * Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1”=400’ or at a scale as determined during the pre-application meeting. 15 February 2016 www.davidsonengineering.com            EXHIBIT “B”      PROFESSIONAL QUALIFICATIONS SHEET     16 EXHIBIT “B” PROFESSIONAL QUALIFICATIONS SHEET Davidson Engineering, Inc. Frederick E. Hood, AICP Senior Planner Mr. Hood has a Bachelor’s of Urban Planning from the University of Cincinnati’s College of Design Architecture Art and Planning. He has been a member of the American Institute of Certified Planners (AICP) and has practiced land planning in Southwest Florida since 2006. During his career in urban planning, for over twelve years, Mr. Hood has managed large and small development projects while working closely with a myriad of land development professionals in the physical development and policy adoption of residential, commercial, mixed-use, institutional and industrial projects. Mr. Hood has been tendered and accepted as an expert in land planning in cities and counties throughout Florida as well as being tendered as an expert witness in the area of Urban and Land Use Planning. Mr. Hood continues to attend continuing education seminars to remain current on planning theory and methodologies in an ever-changing regulatory environment. Earth Tech Environmental, LLC Jeremy Sterk Ecologist \ Partner Jeremy has been an environmental consultant in Southwest Florida since 1994 and has worked on projects throughout Collier, Lee, Hendry, DeSoto, Glades, and Charlotte counties. Jeremy holds an active real estate license and his experience in the early stages of property due diligence studies greatly assists clients in making informed decisions. His extensive and varied experience allows him to successfully guide clients through the local, state, and federal permitting maze. This experience includes environmental land use planning, environmental resource permitting, vegetation and habitat mapping, protected species surveys, protected species management plans, environmental impact statements, property use studies, post permit compliance, and GIS \ GPS mapping. In 1998, he wrote an ecological assessment computer model for the South Florida Water Management District as part of the South Lee County Watershed Study. Jeremy is certified by the Florida Fish and Wildlife Conservation Commission (FWC) as a Gopher Tortoise Agent. In addition to authoring dozens of habitat and species management plans, in 2007, Jeremy co-authored the first habitat conservation plan (HCP) in the nation to address incidental take issues for both red cockaded woodpeckers (RCW) and Florida panther on the same property. Jeremy was a member of the Conservation Collier Land Acquisition Advisory Committee from 2009 to 2014 and is currently a member of the Development Services Advisory Committee (DSAC). 17 TR Transportation Consultants, Inc. REID C. FELLOWS, P.E. Vice President Mr. Fellows has significant experience in preparing street lighting plans, pursuant to criteria set forth by the Florida Department of Transportation, as well as, AASHTO and ANSI/IESNA RP-8-00. Experience includes both pole mounted and bridge deck mounted street lights, conducting photometric calculations, coordinating service point design and conductor wire determinations. Coleman, Yovanovich and Koester Richard D. Yovanovich Attorney at Law Rich Yovanovich is one of Coleman, Yovanovich and Koester’s shareholders. He was an Assistant County Attorney for Collier County from 1990-1994. As an Assistant County Attorney he focused on land development and construction matters. Mr. Yovanovich represents clients in complex matters before courts, arbitration panels and local and state agencies. Mr. Yovanovich has an extraordinary amount of experience in real estate zoning, construction and land-use, including projects ranging from residential and commercial projects to large developments of regional impact. Awards and Recognition • Named to Florida’s Legal Elite by Florida Trend Magazine in 2011 Professional Activities/Associations • The Florida Bar • Collier County Bar Association Civic/Charitable Activities/Associations • Member, Furman University Trustees Council, 2007 - • Director, Leadership Collier Foundation 2009- • Member, Board of Directors, Holocaust Museum of Southwest Florida 2007- • Member, Leadership Collier, Class of 2000 • Member, Board of Directors, Collier Building Industry Association (Director 2004-2008, Vice President 2006-2007) • Member, Board of Directors, Immokalee Friendship House (2003-2007) 18 February 2016 www.davidsonengineering.com            EXHIBIT “C”      Proposed SSGMPA Text Amendment Language     19  EXHIBIT “C”   PROPOSED FUTURE LAND USE ELEMENT TEXT AMENDMENT   Words struck through are deletions; words underlined are additions.    February 2016                               Policy 1.1.  The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for:      B.  URBAN ‐ COMMERCIAL DISTRICT   1.  Mixed Use Activity Center Subdistrict   2.  Interchange Activity Center Subdistrict   (V)    3.  Livingston/Pine Ridge Commercial Infill Subdistrict   4.  Business Park Subdistrict   (VI)    5.  Research and Technology Park Subdistrict   (VI)    6.  Livingston Road/Eatonwood Lane Commercial Infill Subdistrict   (VI)    7.  Livingston Road Commercial Infill Subdistrict   (XII)    8.  Commercial Mixed Use Subdistrict   (XIV)(XV)  9.  Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict   (XV)  10. Goodlette/Pine Ridge Commercial Infill Subdistrict   (XIX)  11. Orange Blossom/Airport Crossroads Commercial Subdistrict  (VI)(XV) 12. Davis – Radio Commercial Subdistrict                              11   20  EXHIBIT “C”   PROPOSED FUTURE LAND USE ELEMENT TEXT AMENDMENT   Words struck through are deletions; words underlined are additions.    February 2016          (II)(IV)(V)(VI)(XI)(XIV)(XV)(XIX)(XXVI)(XLI)  12. Commercial uses subject to criteria identified in the Urban ‐ Mixed Use District, PUD Neighborhood  Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood  Subdistrict, Orange Blossom Mixed‐Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt  Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Henderson Creek  Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road  Neighborhood Commercial Subdistrict, Vincentian Mixed Use Subdistrict; and, in the Urban Commercial  District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine  Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict,  Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston  Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Goodlette/Pine Ridge Commercial Infill  Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, Davis – Radio Commercial  Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE  policies.                                                          26  21  EXHIBIT “C”   PROPOSED FUTURE LAND USE ELEMENT TEXT AMENDMENT   Words struck through are deletions; words underlined are additions.    February 2016              C.  Urban ‐ Commercial District    12. Davis – Radio Commercial Subdistrict    The Davis – Radio Commercial Subdistrict comprises approximately 4.81 acres, is located on the north side  of Davis Boulevard (SR 84), the south side of Radio Road (CR 856), immediately east of the Collier Area  Transit (CAT) Facility, and is depicted on the Davis – Radio Commercial Subdistrict Map. This Subdistrict is  intended primarily to promote convenience and intermediate commercial development to serve existing  and future residential development in the immediate area.      The development of this Subdistrict shall comply with the following restrictions, limitations and standards:    a. Allowable uses are those permitted by right and by conditional use in the C‐3, Commercial  Intermediate, zoning district, as listed in the Collier County Land Development Code, and motor  freight transportation and warehousing (SIC Group 4225, air conditioned and mini‐ and self‐ storage warehousing only).  22 February 2016 www.davidsonengineering.com            EXHIBIT “D”      LOCATION MAP     23 HIALEAHORLANDOHOLLYWOODCLEARWATERCAPE CORALTALLAHASSEEJACKSONVILLECORAL SPRINGSPEMBROKE PINESSAINT PETERSBURGRadio DavisCollier County, FloridaSHEET NO. DATELOCATION MAPPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054N/A N/ARADIO RDDAVIS BLVDDAVIS BLVDRADIO RDCOLLIER BLVD39TH ST SWGOLDEN GATE PKYGREEN BLVDSABAL PALM RD21ST ST SW19TH ST SW23RD ST SWTAMIAMI TRL ELIVINGSTON RD S14TH AVE SW12TH AVE SWRATTLESNAKE HAMMOCK RDCOUNTY BARN RDPO LLY AVE WHITAKER RD17TH ST SW32ND AVE SW70TH ST SW55TH TER SW25TH AVE SWWESTPORT LNBECK BLVDDIXIE DRKINGS LAKE BLVD COMMERCIAL BLVDLAMBTON LN50TH ST SW THE LORD S WAYBECK BLVDCOLLIER BLVDSUBJECT PROPERTYOCOLLIERCOUNTYG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Location Map Collier.mxd / 11:27:33 AM11/30/15SEC 03 - TSP 50S - RGE 26ELAT: 26º 09' 12"NLONG: 81º 41' 57"WSUBJECTPROPERTYI-75Davis - Radio Commercial SubdistrictLOCATION MAPEXHIBIT "D" 24 February 2016 www.davidsonengineering.com            EXHIBIT “E”      USGS QUAD MAP       25 DAVIS BLVDRADIO RDCOLLIER BLVDSANTA BARBARA BLVDBECK BLVDWHITE LAKE BLVDHENLEY DRSABAL LAKE DRASHLEY TERPINE VALE DRPINE CONE LNCALLE DEL REYPINE CREST LNLADY PALM DRCOLLIER BLVDSANTA BARBARA BLVDRADIO RDRadio DavisCollier County, FloridaUSGS QUAD MAPPINGXN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O1,50001,500750FeetSUBJECT PROPERTYG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Quad Map_Single Parcel.mxd / 10:14:28 AM11/30/15USGS QUAD MAPPINGEXHIBIT "E" 26 February 2016 www.davidsonengineering.com            EXHIBIT “F”      AERIAL PLAN W/ FLUCCS OVERLAY       27 411-E13.56411G-E1.98411-E2.21743-E3.06RADIO RD DAVIS BLVDRadio DavisCollier County, FloridaFLUCCS MAPPINGN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYFLUCCS MAPPING411-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 AM11/30/15Note:1. 2015 Aerial obtained from Collier County Property Appraiser.2. Project Boundary obtained from Davidson Engineering on 3/5/15AERIAL WITH FLUCCS MAPPINGEXHIBIT "F" 28 February 2016 www.davidsonengineering.com            EXHIBIT “G”      ENVIRONMENTAL IMPACT STATEMENT       29                      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 EXHIBIT "G" 30 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) ENVIRONMENTAL IMPACT STATEMENT Responsible person who wrote the EIS and his/her education and job related environmental experience. The author of this Environmental Impact Statement is: Jeremy Sterk, B.S., Biology Earth Tech Environmental, LLC 1455 Rail Head Boulevard, Suite 8 Naples, Florida 34110 Phone: 239-304-0030 Email: j.sterk@etenviron.com Jeremy Sterk has over 20 years of professional environmental experience in Southwest Florida. A resume for Jeremy Sterk is included as Exhibit 1. Location Map: Exhibit 2: 8.5”x11” Project Location Map The following environmental data has been provided for the subject property and formatted according to Collier County LDC 3.08.00 A.4 3.08.00 A4. Environmental Data. The following information shall be submitted, where applicable, to evaluate projects. a. Wetlands. 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. 31 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) Exhibit 3: Exhibit 3 is an upland \ wetland map for the Radio-Davis Parcel at 1”=200’. No jurisdictional wetlands are present on the property. Exhibit 4: A wetland jurisdictional has been completed by the South Florida Water Management District (SFWMD). They have confirmed the parcel does not contain jurisdictional wetlands. See attached confirmation letter. Exhibit 5: NRCS Soils Map at 1”=200’. Two soils types are present on the property: NRCS 14, Pineda fine sand, limestone substratum (hydric) NRCS 21, Boca fine sand (non-hydric) ii. SDP or PPL with impacts to 5 or more acres of wetlands shall provide an analysis of potential water quality impacts of the project by evaluating water quality loadings expected from the project (post development conditions considering the proposed land uses and stormwater management controls) compared with water quality loadings of the project area as it exists in its pre-development conditions. The analysis shall be performed using methodologies approved by Federal and State water quality agencies, and must demonstrate no increase in nutrients (nitrogen and phosphorous) loadings in the post development scenario. Not applicable. There are no wetlands on the subject property. 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 32 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) environmental consultant indicates that the likelihood of listed species occurrence is low, as determined by the FFWCC and USFWS. Where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, the survey time may be reduced or waived by the County Manager or designee, when the project is not reviewed or technical assistance not provided by the FFWCC and USFWS. Additional survey time may be required if listed species are discovered. Exhibit 7: Protected Species Survey. A copy of the protected is attached as Exhibit 11. The protected species survey indicates that the only listed species observed on the property was common wild pine. In addition, the following regional listed species maps are included for the property: Exhibit 8: Bald Eagle Nests in the vicinity of the subject property. All documented bald eagle nests are significantly west of the subject property. Exhibit 9: Black Bear Telemetry in the vicinity of the subject property. Documented black bear telemetry from the Florida Fish and Wildlife Conservation Commission (FCW). Shows activity to the east of the parcel, but the documented dates are extremely old. Exhibit 10: Florida Panther Information in the vicinity of the subject property. The nearest U.S. Fish & Wildlife Service (USFWS) documented primary panther habitat and telemetry locations are east of Collier Boulevard (CR 951). The property is outside the Florida Panther Consultation Area and we don’t expect the property will require consultation with the USFWS for Florida panther. Exhibit 11: Red-cockaded Woodpecker (RCW) in the vicinity of the subject property. The nearest active RCW clusters in western Collier County are located more than 2 miles from the subject property. Based on this distance and the intensity of development around it, it’s unlikely that the subject property provides foraging habitat for RCW. ii. Provide a survey for listed plants identified in LDC section 3.04.03. Exhibit 7: Protected Species Survey. A copy of the protected is attached as Exhibit 11. The protected species survey indicates that the only listed species observed on the property was common wild pine. 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. 33 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) The protected species survey indicates that the only listed species observed on the property was common wild pine. No wildlife management plans are required. c. Native vegetation preservation. 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 34 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) community, this portion of the site is upland but does not contain the dense palmetto mid- story. FLUCCS 411-E2, Pine Flatwoods, 26 to 50% Exotics (0.21 Acres Total) This portion of the property, located along the west property line contains a pine flatwoods community similar those previously described with the exception that Brazilian pepper invasion is greater. FLUCCS 743, Spoil Area, 51 to 75% Exotics (0.06 Acres Total) Canopy vegetation on this spoil was dominated by lead tree. Groundcover was generally absent due to dense shading. The following table is summary of FLUCCS communities and corresponding acreages: 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 35 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) PPL indicating the type of donation (monetary payment or land donation) identified to satisfy the requirement. Include on the SDP or PPL, a location map(s) and property identification number(s) of the off-site parcel(s) if off-site donation of land is to occur. The parcel does meet the criteria for offsite native vegetation preservation. If this route is pursued during SDP or PPL, the appropriate information documenting satisfaction of criteria in LDC section 3.05.07 will be provided. d. General environmental requirements. 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. 36 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) iii. Shoreline development must provide an analysis demonstrating that the project will remain fully functional for its intended use after a six-inch rise in sea level. Not Applicable. iv. Provide justification for deviations from environmental LDC provisions pursuant to GMP CCME Policy 6.1.1 (13), if requested. Not Applicable. No deviations from environmental LDC provisions are being requested. v. Where applicable, provide evidence of the issuance of all applicable federal and/or state oil and gas permits for proposed oil and gas activities in Collier County. Include all state permits that comply with the requirements of Chapter 62C-25 through 62C-30, F.A.C., as those rules existed on January 13, 2005. Not Applicable. e. Other LDC requirements. 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 37 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) Transit (CAT) facility. The property will receive a water management permit from the SFWMD and will be permitted according to Collier County criteria (during SDP). 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. 38 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 1: EIS AUTHOR RESUME 39 E a r t h Tec h 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 40 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 2: LOCATION MAP 41 HIALEAHORLANDOHOLLYWOODCLEARWATERCAPE CORALTALLAHASSEEJACKSONVILLECORAL SPRINGSPEMBROKE PINESSAINT PETERSBURGRadio DavisCollier County, FloridaSHEET NO. DATELOCATION MAPPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054N/A N/ARADIO RDDAVIS BLVDDAVIS BLVDRADIO RDCOLLIER BLVD39TH ST SWGOLDEN GATE PKYGREEN BLVDSABAL PALM RD21ST ST SW19TH ST SW23RD ST SWTAMIAMI T RL ELIVINGSTON RD S14TH AVE SW12TH AVE SWRATTLESNAKE HAMMOCK RDCOUNTY BARN RDPOLLY AVE WHITAKER RD17TH ST SW32ND AVE SW70TH ST SW55TH TER SW25TH AVE SWWESTPORT LNBECK BLVDDIXIE DRKINGS LAKE BLVD COMMERCIAL BLVDLAMBTON LN50TH ST SW THE LORD S WAYBECK BLVDCOLLIER BLVDSUBJECT PROPERTYOCOLLIERCOUNTYG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Location Map Collier.mxd / 11:27:33 AM11/30/15SEC 03 - TSP 50S - RGE 26ELAT: 26º 09' 12"NLONG: 81º 41' 57"WSUBJECTPROPERTYI-7542 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 3: WETLAND \ UPLAND MAP 43 RADIO RD DAVIS BLVDRadio DavisCollier County, FloridaWETLAND \ UPLAND MAPPINGXN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYAPPROVED UPLANDS (NO JURISDICTIONAL WETLANDS)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Wetland-Upland Map_SINGLEPARCEL.mxd / 2:20:56 PM02/24/16Note:1. 2015 Aerial obtained from Collier County Property Appraiser.NO SFWMD JURISDICTIONAL WETLANDS44 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 4: SFWMD WETLAND JURISDICTIONAL 45 ',675,&7+($'48$57(56*XQ&OXE5RDG:HVW3DOP%HDFK)ORULGDƔ  Ɣ   0DLOLQJ$GGUHVV32%2;:HVW3DOP%HDFK)/ /2:(5:(67&2$676(59,&(&(17(50F*UHJRU%RXOHYDUG)RUW0\HUV)/Ɣ  Ɣ   2.((&+2%((6(59,&(&(17(51:WK%OYG6XLWH$2NHHFKREHH)/Ɣ  Ɣ   25/$1'26(59,&(&(17(52UODQGR&HQWUDO3DUNZD\6XLWH2UODQGR)/Ɣ  Ɣ   Regulation Division May 5, 2015 Mr. Robert Morande Radio and Davis, LLC 26073 Fawnwood Court BonitaSprings, 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 46 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) LaLLLL ra P LLLLLLLLLLLaaaaaaaaaaa man 47 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: x Filings by mail must be addressed to the Office of the District Clerk, P.O. Box 24680, West Palm Beach, Florida 33416. x 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. x 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. 48 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. RIGHTTOSEEKJUDICIALREVIEW 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. 49 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: 150311-3 Project Name: RADIO & DAVIS PARCEL 0 1,100550 Feet ([KLELW1R $SSOLFDWLRQ1R RI 50 411-E15.34411G-E12.59743-E3.25411-E2.21RADIO RDDAVIS BLVDRadio DavisCollier County, FloridaFLUCCS MAPPINGN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYFLUCCS MAPPING411-E1, PINE FLATWOODS (0 - 25 % EXOTICS)411-E2, PINE FLATWOODS (26 - 50 % EXOTICS)411G-E1, PINE FLATWOODS-GRAMINOID (0 - 25 % EXOTICS)743-E3, SPOIL AREA (51 - 75 % EXOTICS)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\FLUCCS Mapping.mxd / 10:41:26 AM3/5/15Note:1. 2014 Aerial obtained from Collier County Property Appraiser.2. Project Boundary obtained from Davidson Engineering on 3/5/15([KLELW1R$SSOLFDWLRQ1RRI51 2114RADIO RDDAVIS BLVDRadio DavisCollier County, FloridaNRCS SOILS MAPPINGXN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYNRCS SOILS MAPPING14, PINEDA FINE SAND, LIMESTONE SUBSTRATUM21, BOCA FINE SANDG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Soils Map.mxd / 11:11:36 AM3/5/15([KLELW1R$SSOLFDWLRQ1RRI52 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 5: NRCS SOILS MAPPING 53 21 , HYDRIC = NO14 , HYDRIC = YESRADIO RDDAVIS BLVDRadio DavisCollier County, FloridaNRCS SOILS MAPPINGXN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYNRCS SOILS MAPPING14, PINEDA FINE SAND, LIMESTONE SUBSTRATUM21, BOCA FINE SANDG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Soils Map.mxd / 2:18:11 PM02/24/1654 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 6: USGS QUAD MAPPING 55 DAVIS BLVDRADIO RDCOLLIER BLVDSANTA BARBARA BLVDBECK BLVDHENLEY DRSABAL LAKE DRASHLEY TERPINE VALE DRPINE CONE LNCALLE DEL REYPINE CREST LNLADY PALM DRCOLLIER BLVDSANTA BARBARA BLVDRADIO RDRadio DavisCollier County, FloridaUSGS QUAD MAPPINGXN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O1,50001,500750FeetSUBJECT PROPERTYG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Quad Map_Single Parcel.mxd / 10:14:28 AM02/24/1656 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 7: PROTECTED SPECIES SURVEY 57 Earth Tech Environmental, LLC “Land, water and the environmentprotecting 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 58   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. 59   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. 60   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. 61   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. 62   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. 63   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 - 64   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 65 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 8: BALD EAGLE NESTING INFORMATION 66 Radio DavisCollier County, FloridaAS SHOWNN/ABALD EAGLE NEST LOCATIONSSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BOULEVARD, STE 8.1455 RAIL HEAD BOULEVARD, STE 8.NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030PHONE (239) 304-0030!!DAVIS BLVDUS41 GOLDENGATEPKWYGOLDENGATEPKWYRADIO RDCR 951I 75I 75kkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkCOLLIER.SUBJECT PROPERTYSUBJECT PROPERTY2 MILE RADIUS OF PROPERTY!DOCUMENTED BALD EAGLE NESTS THROUGH 20141/2 MILE RADIUS OF BALD EAGLE NESTSG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Bald Eagle Nesting.mxd / 2:10:58 PM02/24/1667 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 9: BLACK BEAR TELEMETRY INFORMATION 68 Radio DavisCollier County, FloridaAS SHOWNN/ABLACK BEAR INFORMATIONSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BOULEVARD, STE 8.1455 RAIL HEAD BOULEVARD, STE 8.NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030PHONE (239) 304-0030!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!DAVIS BLVDUS41GOLDENGATEPKWYRADIO RDCR 951CR 951I 75I 758/31/19889/1/19889/2/198810/5/198811/7/19898/9/19918/12/19918/14/19918/16/19918/19/19918/21/19918/26/19918/28/19919/4/19919/6/19919/9/19919/11/19919/16/19919/25/19929/30/199210/7/19922/8/19932/16/19932/22/19932/26/19933/3/19936/10/19926/15/199210/12/199211/18/1992!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!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PROPERTYSUBJECT PROPERTY2 MILE RADIUS OF PROPERTY!BLACK BEAR TELEMETRY DATA (THROUGH 6/2014)FWC CLASSIFIED BLACK BEAR RANGEG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Black Bear Telemetry.mxd / 10:56:35 AM02/24/1669 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 10: FLORIDA PANTHER INFORMATION 70 Radio DavisCollier County, FloridaAS SHOWNN/AUSFWS FLORIDA PANTHER DATASHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BOULEVARD, STE 8.1455 RAIL HEAD BOULEVARD, STE 8.NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030PHONE (239) 304-0030!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!DAVIS BLVDUS 41AIRPORT PULLINGUS41 AIRPORT PULLINGGOLDENGATEPKWYCR 951I 75RADIO RD!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!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PROPERTYLEGENDSUBJECT PROPERTY!FLORIDA PANTHER TELEMETRY AFTER 1-1-20122 MILE RADIUS OF SUBJECT PROPERTYUSFS Panther Consultation AreaUSFWS Panther Habitat ZonesPrimary Panther HabitatSecondary Panther HabitatDispersal HabitatNorth AreaG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Panther Habitat Map.mxd / 2:13:49 PM02/24/1671 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 11: RCW INFORMATION 72 Radio DavisCollier County, FloridaRCW CLUSTERSWESTERN COLLIER COUNTYN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\RCW.mxd / 4:03:27 PM02/24/16DAVIS BLVDCOLLIER BLVDRADIO RD39TH ST SWGREEN BLVDGOLDEN GATE PKYWHITE BLVD21ST ST SW17TH ST SW19TH ST SW23RD ST SWPINE RIDGE RD EXT16TH AVE SW14TH AVE SW12TH AVE SW31ST ST SW29TH ST SW27TH ST SW25TH ST SWLOGAN BLVD SKINGS WAYWHITAKER RDTOBIAS ST9TH ST SW32ND AVE SW11TH ST SW13TH ST SW7TH AVE SW44TH ST SW64TH ST SW5TH AVE SW55TH TER SW68TH ST SWNAPA WOODS66TH ST SW15TH ST SW15TH AVE SW13TH AVE SW11TH AVE SW17TH AVE SW25TH AVE SW21ST AVE SW29TH AVE SW31ST AVE SW19TH AVE SW27TH AVE SW23RD AVE SWCOUNTY BARN RDWESTPORT LN10TH AVE SWSEA GRASS LNSYCAMORE DR48TH ST SW55TH ST SWSTAR GRASS LNWASHBURN AVEBECK BLVDCEDAR TREE LNSANTA BARBARA BLVD8TH ST SE6TH ST SE10TH ST SE4TH ST SECOPPER LEAF LN5TH ST SWPAINTED LEAF LN2ND ST SE1ST ST SW50TH TER SW3RD ST SWSUNSET RDHUNTER BLVDALLEY7TH ST SWKINGS LAKE BLVD16TH PL SWPINE RIDGE RD47TH T E R S WWEBER BLVD SBELVILLE BLVD31ST PL SWST CLAIR SHORES RD46TH TER SW30TH AVE SW18TH PL SW50TH S T S W SAN MARCOS BLVD58TH ST SW43RD ST SW41ST TER SW51ST ST SWHENLEY DR41ST ST SW28TH AVE SW11TH AVE SW9TH ST SW11TH ST SWBECK BLVDRADIO RD15TH ST SW13TH AVE SW13TH ST SW7TH AVE SWCOLLIER BLVD5TH AVE SW15TH AVE SWI 75DAVIS BLVDSR 951RADIO RDSANTA BARBARA BLVDI 75I 75SUBJECT PROPERTY2 MILE RADIUS OF SUBJECT PROPERTYRCW Clusters in the North Belle MeadeCollier County Major Roadways1/4 Mile Radius of RCW ClustersCluster StatusBreeding GroupIsolated GroupO101.5Mile73 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 12: FLUCCS MAPPING WITH AERAL 74 411-E13.56411G-E1.98411-E2.21743-E3.06RADIO RD DAVIS BLVDRadio DavisCollier County, FloridaFLUCCS MAPPINGN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYFLUCCS MAPPING411-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 AM11/30/15Note:1. 2015 Aerial obtained from Collier County Property Appraiser.2. Project Boundary obtained from Davidson Engineering on 3/5/1575 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 13: FLUCCS MAPPING – NO AERIAL 76 411-E13.56411G-E1.98411-E2.21743-E3.06RADIO RD DAVIS BLVDRadio DavisCollier County, FloridaFLUCCS MAPPINGN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYFLUCCS MAPPING411-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 AM02/24/16Note:1. Project Boundary obtained from Davidson Engineering on 3/5/1577 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 14: EXISTING NATIVE VEGETATION MAP 78 RADIO RD DAVIS BLVDRadio DavisCollier County, FloridaEXISTING NATIVE VEGETATIONXN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYEXISTING NATIVE VEGETATION (4.81 ACRES)G:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Existing Native Vegetation Map_SINGLE PARCEL.mxd / 12:00:06 PM02/24/16Note:1. 2015 Aerial obtained from Collier County Property Appraiser.79 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 15: PROPOSED PRESERVE 80 411-E1.25411G-E1.23RADIO RD DAVIS BLVDRadio DavisCollier County, FloridaPROPOSED PRESERVEN/AAS SHOWNSHEET NO. DATEPROJECT NO. SCALEEARTH TECH ENVIRONMENTAL, LLCEARTH TECH ENVIRONMENTAL, LLC1455 RAIL HEAD BLVD, SUITE 81455 RAIL HEAD BLVD, SUITE 8NAPLES, FLORIDA 34110NAPLES, FLORIDA 34110PHONE (239) 304-0030 FAX (239) 324-0054PHONE (239) 304-0030 FAX (239) 324-0054O2000200100FeetSUBJECT PROPERTYPROPOSED PRESERVE (0.48 AC)FLUCCS MAPPING411-E1, PINE FLATWOODS (0 - 25 % EXOTICS)411G-E1, PINE FLATWOODS-GRAMINOID (0 - 25 % EXOTICS)DEVELOPED AREAG:\ETEnv Documents\PROJECTS\COLLIER\Davis Road Parcel\GIS\Proposed Preserve_single parcel.mxd / 12:05:39 PM02/24/16Note:1. 2015 Aerial obtained from Collier County Property Appraiser.2. Project Boundary obtained from Davidson Engineering on 3/5/15Required 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 acres81 RADIO-DAVIS PARCEL Environmental Impact Statement (EIS) EXHIBIT 16: COLLIER COUNTY ZONING MAP 82 83 February 2016 www.davidsonengineering.com            EXHIBIT “H”      ZONING MAP       84 SR 9 3 / I - 7 5 DAVIS BLVDR A D I O R D / C R 8 5 6 ISLE OF CAPR I R OADCOLLIER BOULEVAR D I-75 OFF R A M P COLLIER BOULEVAR D I-75 NB OFF-R A M P I-75 ON R A M P I-75 ON R A M P LEGEND DAVIS – R ADIO COMMER CIAL SUBDISTR ICT ZONING A C-2 C-3 C-4 C-5 CFPUD CPUD E MPUD P PUD R MF-12(10) R MF-12(7) R MF-12(8.9) R MF-6 R PUD R PUD and CFPUD R SF-3 R SF-4 DAVIDS ON ENGINEERING, INC.4365 RADIOROAD, S UITE 201NAPLES , FL 34104PHONE: 239-434-6060 DAVIS – RADIO COMMERCIALS UBDIS TRICT GMPAEXHIBIT H: ZONING MAP . S OURCES : COLLIER COUNTY GEOGRAPHIC INFORMATION S YS TEMS (2016) 0 0.25 0.5 MILES Z:\Active Proje cts\R\Ra dio Da vis Re zone \DWG\Pla nning \GIS \2016-02-25 DR S S GMPA-EXHIBIT H (ZONING).m xd 2/25/2016 12:23:22 PM 85 February 2016 www.davidsonengineering.com            EXHIBIT “I”      FUTURE LAND USE MAP       86 SR 93 / I-75 DAV I S B L V D RADIO RD/CR 856 ISLE OF CAPRI ROADCOLLIER BOULEV ARD I-75 OFF R A M P COLLIER BOULEV ARD I-75 NB OFF-R A M P I-75 ON RAMP I-75 ON RAMP LEGEND DAV IS – RADIO COMMERCIAL SUBDISTRICT FUTUR E LAND USE ES - ESTATES I - INDUSTRIAL MUA - INTERCHANGE ACTIV ITY CENTER MUA - MIXED USE ACTIV ITY CENTER UR - URBAN RESIDENTIAL URF - URBAN RESIDENTIAL FRINGE DAVIDSON ENGINEER ING, INC.4365 R ADIOR OAD, SUITE 201NAPLES, FL 34104PHONE: 239-434-6060 DAVIS – R ADIO COMMER CIALSUBDISTR ICT GMPAEXHIBIT I: FUTURE LAND USE MAP . SOUR CES: COLLIER COUNTY GEOGR APHIC INFOR MATION SYSTEMS (2016) 0 0.25 0.5 MILES Z :\Active Proje cts\R \R ad io Davis R e zone \DWG\Planning \GIS\2016-02-25 DR SSGMPA-EXHIBIT I (FLUM).m xd 2/25/2016 12:30:48 PM 87 February 2016 www.davidsonengineering.com            EXHIBIT “J”      HISTORICAL/ARCHAEOLOGICAL PROBABILITY         88 500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile 850.245.6440 ph | 850.245.6439 fax | SiteFile@dos.state.fl.us This record search is for informational purposes only and does NOT constitute a project review. This search only identifies resources recorded at the Florida Master Site File and does NOT provide project approval from the Division of Historical Resources. Contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333 for project review information. November 5, 2015 Jessica Harrelson Project Coordinator Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, Florida 34104 Phone: (239) 434-6060 Email: Jessica@davidsonengineering.com In response to your inquiry of November 5, 2015, the Florida Master Site File lists no previously recorded cultural resources in the following parcels of Collier County: Parcel #00399600302 Parcel #00399600409 When interpreting the results of this search, please consider the following information: x This search area may contain unrecorded archaeological sites, historical structures or other resources even if previously surveyed for cultural resources. x Federal, state and local laws require formal environmental review for most projects. This search DOES NOT constitute such a review. If your project falls under these laws, you should contact the Compliance and Review Section of the Division of Historical Resources at 850-245-6333. Please do not hesitate to contact us if you have any questions regarding the results of this search. Sincerely, Paige Phillips Archaeological Data Analyst Florida Master Site File Paige.Phillips@dos.myflorida.com EXHIBIT "J" 89 February 2016 www.davidsonengineering.com            EXHIBIT “K”      PROXIMITY TO PUBLIC SERVICES MAP     90 Y Y Ñ Ñ Ú Ú nm nmnm nm nm nmnm nm SR 9 3 / I - 7 5 DAVIS BLVDCR 886/GOLDEN GATE R A D I O R D / C R 8 5 6 ISLE OF CAPR I R OADCOLLIER BOULEVAR DSANTA BAR BAR A BLVD I-75 OF F R A M P SR 9 3 / I - 7 5SANTA BAR BAR A BLVDCOUNTY BAR N R D I-75 ON R A M P I-75 ON R A M P I-75 NB OFF-R A M P ALLIGATOR A L L E Y , I - 7 5 COLLIER BOULEVAR D LEGEND DAVIS – R ADIO COMMER CIAL SUBDISTR ICT nm Sch ools Ú COLLIER COUNTY SHER R IFF FACILITY "'Hospital Ñ Me dical Y COLLIER COUNTY FIR E STATION BUFFER S FIR E DISTR ICT Collie r County Fire East Naple s Fire Golde n Gate Fire DAVIDSON ENGINEER ING, INC.4365 R ADIOR OAD, SUITE 201NAPLES, FL 34104PHONE: 239-434-6060 DAVIS – R ADIO COMMER CIAL SUBDISTR ICT - SSGMPAEXHIBIT K: PR OXIMITY TO PUBLIC SER VICES . SOUR CES: COLLIER COUNTY GEOGR APHIC INFOR MATION SYSTEMS (2015) 1 MILE 2 MILES 0 0.5 1MILES Golde n Te rrace North - Ele m e ntary Sch ool2711 44th Te rrace SW Calusa Park - Ele m e ntary Sch ool4600 Santa Barbara Boule v ard Golde n Gate Fire De partm e nt and R e scue Station 704741 Golde n Gate Parkway Mike Dav is - Ele m e ntary3215 Mag nolia Pond Driv eGolde n Gate - Hig h Sch ool2925 Titan Way Golde n Gate Fire andR e scue Station 723820 Be ck Boule v ard Golde n Gate - Middle Sch ool2701 48th Te rrace SW Golde n Te rrace North - Ele m e ntary Sch ool2711 44th Te rrace SW CCSO Golde n Gate Dist. 24707 Golde n Gate Parkway FHP Troop F3205 Be ck Boule v ard Collie r County EMS Me dic 754590 Santa Barbara Boule v ard Z :\Active Proje cts\R \R ad io Davis R e zone \DWG\Planning \GIS\2016-02-25 DR SSGMPA-EXHIBIT K (PUBLIC SER VICES MAP).m xd 2/25/2016 12:25:41 PM 91 February 2016 www.davidsonengineering.com            EXHIBIT “L”      RECORDED WARRANTY DEED       92 EXHIBIT "L" 93 94 95 February 2016 www.davidsonengineering.com            EXHIBIT “M”      APPLICATION AUTHORIZATION AGREEMENT       96 EXHIBIT "M" 97 February 2016 www.davidsonengineering.com            EXHIBIT “N”      ALTERNATIVE SITE ANALYSIS       98 ATTACHMENT “N” SITE LOCATION DATA AND ANALYSIS The following report serves as the required data and analysis to support the Davis / Radio Rezone. The minimum criteria for alternative site location chosen were the minimum size of 4.5 acres, within a 3 mile radius of the subject property, C-4 / C-5 and or PUD zoning [allowing motor freight transportation and warehousing (SIC 4225, air conditioned and mini-and self- storage warehousing only)] and access and visibility from a major collector or arterial roadway. The location of the subject property meets and exceeds a majority of the established criteria that are set forth with the exception of zoning. The need for this market study is directly connected to the zoning application seeking the permitting of the sought self-storage land use. Appended to the end of this report are exhibits containing aerials, zoning maps and tax records in support for each parcel analyzed. EXISTING SITE LOCATION Existing Site: WESTERN 4.81 ACRE PORTION OF PARCEL NO. 00399600302 Folio #: (NEW FOLIO NUMBER BEING PRODUCED PER LOT SPLIT APPROVAL) Address: N/A Parcel Size: 4.81 ac The existing site is currently owned by the applicant and is currently zoned C-3 – Commercial Intermediate and is designated Urban Residential Subdistrict on the Future Land Use Map. To develop the property with the intended self-storage facility, the applicant is at minimum required to file a C-4 rezone on a portion of the existing parent parcel to permit motor freight transportation and warehousing (SIC 4225, air conditioned and mini-and self-storage warehousing only). A lot split application, creating an individual parcel for the intended land use has recently received approval from Collier County’s Growth Management Division. It is the intention of the applicant to develop and locate a high-end multi-story self-storage facility (± 100,000 square feet) featuring climate controlled units for lease. The type of development being sought will closely identify with other modern storage facility being constructed around the country and more recently in the Collier County area. These developments have begun to move away from the more industrial feeling self-storage facilities which more often featured externally accessed roll-doors in single-story building for their clientele. The more modern representation of self-storage facilities have begun to be more self- contained with limited points of access, delineated loading zones, fully climate controlled and are visually similar to office buildings. 99 Appended to the end of this report are exhibits containing an aerial, zoning map and tax record that identify the subject property. COMPETITION ANALYSIS There are two self-storage developments that are within a 3-mile radius of the proposed development the applicant is seeking at the subject location; 1.) Public Storage: 7325 Davis Boulevard and 2.) iStorage Naples: 3836 Tollgate Boulevard. 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% 100 Public Storage – 7325 Davis Blvd. Approximate Number of Units 1,050 Approximate Square Footage 115,500 Non-Climate 10% Climate 90% Approximate Occupancy Level 82% Both of these existing developments have successful business / operating plans in that they are both nearly at capacity (as identified from recent visits to each). In addition to these facilities being near capacity, they also do not offer some of the amenities that newer and modern self- storage facilities provide; i.e. backup power generators, dual climate storage for different types of storage, the potential for storage of wine collections and other valuable items, individual unit security systems and a clean, secure, indoor environment wrapped in an architecturally pleasing structure. The storage facilities in competition with the proposed development are of the one- story variety that feature externally accessed roll-doors and have a mixture of climate and non- climate controlled storage units. Aside from the desirable optics and features that the proposed development seeks to accomplish for its clientele, one major fact remains; there is a lack of unit availability within the 3 mile radius that has been defined for the purposes of this report. Additional self-storage services are needed in order to keep up with in the quickly developing East Naples gateway area. 101 ALTERNATIVE SITE LOCATIONS Of the available parcels for development that fit the criteria determined previously, all but two properties zoned C-4 have been discounted due to them being currently developed with other commercial land uses and their current unavailability for sale or development for the intended use. The Westport Commerce Center PUD also permits the proposed use, yet the PUD’s parcels have been significantly built-out with no areas available fitting the size criteria. Due to the lack of available property for development, the PUD has also been discounted from the evaluation. The remaining two (2) C-4 parcels and six (6) PUD’s with available parcels will be evaluated within the following analysis. The following properties with C-4 and PUD zoning specifically permit the sought use: • 8580 Collier Boulevard – Zoned C-4 (00416800001 & 00417720009) • City Gate Commerce Park PUD • Golden Gate Commerce Park PUD • 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. 102 Alternative Site(s) #2: CITY GATE COMMERCE PARK PUD (PHASE II) Folio #s: 26095000701, 26095000727, 26095000743, 26095000769, 26095000785, 26095000808, 26095000824, 26095000840, 26095000866, 26095000882, 26095000507, 26095000523, 26095000549, 26095000565, 26095000620, 26095000646, 26095000662 & 26095000688 Address(s): CITY GATE BLVD N, CITY GATE BLVD S & BRENNAN DRIVE Parcel(s) Size: ± 57.39 The 18 lots located within the City Gate Commerce Park are located north and east of the 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. 103 To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to plat and purchase and 4.5 acre portion of the parent parcel and develop the property according to the dimensional standards of the PUD zoning. Within Activity Center #9, all development would be subject to an Interchange Master Plan that was adopted by the Board of County Commissioners and is identified within the LDC. While this site is currently vacant of any permanent structures, is located along an arterial roadway and is properly zoned for the proposed use, the costs associated with purchasing and platting a suitable parcel from the parent parcel eliminates it from consideration as a site for a self-storage facility. Alternative Site #4: 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. 104 Alternative Site #5: MCMULLEN PUD Folio #: 00417760001 Address: RATTLESNAKE HAMMOCK ROAD Parcel Size: ± 18.78 ac This potential location is located along Rattlesnake Hammock Road east of the intersection with Collier Boulevard. The property is currently zoned PUD and is designated Urban Residential Fringe Subdistrict on the Future Land Use Map. To develop the property commercially and ultimately operate a proposed higher-end self- storage facility, the applicant would need to plat and purchase and 4.5 acre portion of the parent parcel and develop the property according to the dimensional standards of the PUD zoning. While this site is currently vacant of any permanent structures, is located along a major collector roadway and is properly zoned for the proposed use, the costs associated with purchasing and platting a suitable parcel from the parent parcel eliminates it from consideration as a site for a self-storage facility. Alternative Site #6: TOLLGATE COMMERCIAL CENTER PUD Folio #: 76885100971, 76885100845, 76885100829, 76885100803, 76885100764, 76885100780, 76885100861, 76885100887, 76885100939, 76885100955, 76885100900, 76885100706, 76885100722 & 76885100748 Address: TOLLHOUSE DRIVE & BUSH BOULEVARD Parcel(s) Size: ± 17.27 ac This potential location is located at the northeast corner of Collier Boulevard and Beck Boulevard; south of the 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. 105 The properties are currently owned by several entities. The 4 parcels directly adjacent to Beck Boulevard are of insufficient size collectively to meet the fit study criteria. While the 10 parcels north of Tollhouse Drive are currently vacant of any permanent structures and are properly zoned for the proposed use, the restricted visibility along a major collector or arterial right-of- way of, combined with the rising costs of vacant land, the location of the project would not feasible for the applicant. Alternative Site(s) #7: WHITE LAKE INDUSTRIAL CORPORATE PARK PUD Folio #s: 81790000287, 81790004762, 81790004746, 81790004704, 81790004827, 81790004665, 81790004623, 81790002081, 81790002382, 81790002366, 81790002269, 81790004526 & 81790004429 Address(s): PLOVER AVENUE, SHAW BOULEVARD & SHEARWATER STREET Parcel Size: ± 21.95 The 13 lots located within the White Lake Industrial Corporate Park are located north and east of the 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 106 Appendix 107 SUBJECT PROPERTY SUPPORT INFORMATION & EXHIBITS 108 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...109 $ 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 110 111 ALTERNATIVE SITE #1 SUPPORT INFORMATION & EXHIBITS 112 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...113 $ 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 114 $ 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 115 116 ALTERNATIVE SITE #2 SUPPORT INFORMATION & EXHIBITS 117 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...118 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 119 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...120 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 121 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...122 $ 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 123 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...124 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 125 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...126 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 127 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...128 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 129 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...130 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 131 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...132 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 133 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...134 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 135 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...136 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 137 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...138 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 139 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...140 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 141 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...142 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 143 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...144 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 145 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...146 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 147 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...148 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 149 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...150 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 151 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...152 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 153 154 ALTERNATIVE SITE #3 SUPPORT INFORMATION & EXHIBITS 155 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=...156 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 157 158 ALTERNATIVE SITE #4 SUPPORT INFORMATION & EXHIBITS 159 195 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...160 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 161 162 ALTERNATIVE SITE #5 SUPPORT INFORMATION & EXHIBITS 163 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...164 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 165 166 ALTERNATIVE SITE #6 SUPPORT INFORMATION & EXHIBITS 167 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=...168 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 169 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=...170 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 171 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=...172 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 173 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=...174 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 175 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...176 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 177 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=...178 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 179 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=...180 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 181 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=...182 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 183 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...184 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 185 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...186 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 187 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...188 Print Tax Bills Change of Address   $ 100 $ 46,800 $0 Parcel No.76885100900 Site Adr.3945 TOLLHOUSE DR Name / Address TOLLGATE NAPLES LLC 3845 BECK BLVD #807 City NAPLES State FL Zip 34114 Map No.Strap No.Section Township Range Acres  *Estimated 4B35 664600 26 14B35 35 49 26 0.52 Legal TOLLGATE COMMERCIAL CENTER PHASE THREE TRACT 26 AND PART OF TR A VACATED BY OR 4109 PG 3918 BY RES 06-227, LESS THAT PORTION NKA TOLLGATE BUSINESS PARK IV CONDO AS DESC IN OR 4311 PG 2208 (PH 1 BLDG 9) Millage Area 31 Millage Rates *Calculations Sub./Condo 664600 - TOLLGATE COMMERCIAL CENTER PHASE THREE School Other Total Use Code 40 - VACANT INDUSTRIAL 5.58 6.4059 11.9859 Latest Sales History (Not all Sales are listed due to Confidentiality) Date Book-Page Amount 08/09/12 4824-3147 2014 Certified Tax Roll (Subject to Change) Land Value IdVl Property Summary Property Detail Aerial Sketches Trim Notices Page 1 of 1Details 7/22/2015http://www.collierappraiser.com/main_search/Recorddetail.html?Map=No&FolioNum=76885100900 189 3935 TOLLHOUSE DRFolio Number: 76885100939Name: TOLLGA0E NAPLES LLCStreet# & Name: 3935 TOLLHOUSE DR Build# / Unit#: 27 / 2Legal Description: TOLLGATE COMMERCIAL CENTER PHASE THREE A PORTION OF TR 27 DESC IN OR 3360 PG 1867 AND PART OF TR A VACATED BY OR 2004. Collier County Property Appraiser. While the Collier County Property Appraiser is committed to providing the most accurate and up-to-date information, no warranties expressed or implied are provided for the data herein, its use, or its interpretation. Page 1 of 1Print Map7/22/2015http://www.collierappraiser.com/webmap/mapprint.aspx?title=3935%20TOLLHOUSE%20DR&orient=LANDSCAPE&paper=...190 Print Tax Bills Change of Address  $ 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 191 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=...192 $ 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 193 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...194 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 195 196 ALTERNATIVE SITE #7 SUPPORT INFORMATION & EXHIBITS 197 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=...198 $ 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 199 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...200 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 201 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...202 $ 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 203 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...204 $ 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 205 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...206 $ 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 207 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...208 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 209 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...210 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 211 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...212 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 213 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...214 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 215 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...216 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 217 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...218 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 219 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...220 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 221 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...222 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 223 224 February 2016 www.davidsonengineering.com            EXHIBIT “O”      MASTER CONCEPT PLAN       225 14365 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 COMMERCIALSUBDISTRICT1DESIGNED BY:DRAWN BY:CHECKED BY:PROJECT NO.:F.E.H.F.E.H.15-0131SHEET NO:OFSHEET TITLE:PROJECT:DATE:REV.DESCRIPTIONREVISIONSCLIENT:CONCEPTUAL MASTER PLANN1CURRENT ZONING:C-3PROPOSED ZONING: C-4CURRENT LAND USE: VACANT/UNDEVELOPEDFUTURE LAND USE: URBAN RESIDENTIAL SUBDISTRICTPLANNING NOTES:PRESERVE AREA REQUIREMENT:COMMERCIAL AND INDUSTRIAL DEVELOPMENT AND ALLOTHER NON-SPECIFIED DEVELOPMENT TYPES = 10% PERLDC SEC. 3.05.07 B.1REQUIRED PRESERVE (4.81 X 10% = 0.48 AC)PERIMETER BUFFERSREQUIRED PRESERVE AREA± 0.65 AC.± 0.48AC.LAND USE SUMMARYACRESC-4 COMMERCIAL± 13.51%± 9.98%± 3.68 AC.± 76.51%FUTURE DEVELOPABLE AREATOTAL SITE AREA100%± 4.81 AC.EXHIBIT "O" 226 February 2016 www.davidsonengineering.com            EXHIBIT “P”      BOUNDARY SURVEY       227 &9)*#*51235228 February 2016 www.davidsonengineering.com            EXHIBIT “Q”      TRAFFIC IMPACT STATEMENT       229 EXHIBIT "Q" 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 February 2016 www.davidsonengineering.com            EXHIBIT “R”      LEVEL OF SERVICE       264 EXHIBIT “R” ANALYSIS OF PUBLIC FACILITY IMPACTS The subject property, that is the subject of a rezone and a small scale growth management plan amendment (SSGMPA), is located on the west corner of Radio Road and Davis Boulevard intersection within Collier County. Under the current zoning the existing parcel has a designation of C-3 Commercial Intermediate. The property is currently undeveloped and is heavily wooded. The intention of the small scale growth management plan amendment SSGMPA application is to allow for the placement of the limited C-4 conditional use Motor freight transportation and warehousing (4225, air conditioned and mini-and self-storage warehousing only and All C-3 permitted and conditional uses on the subject property. This analysis has taken into account a conceptual design, consistent with the development standards of the C-3 District. For the purposes of comparison, the following analysis also identifies the proposed development directly adjacent to the east as being developed as a facility with fuel pumps. The conceptually proposed commercial parcels consist of the following development at build- out: Subject Property Proposed Self-Storage Parcel No. 00399600302 105,000-square feet Adjacent Development Proposed Service Station Parcel No. 00399600409 6,390-square feet Total 111,390-square feet The Capital Improvement Element of the Growth Management Plan establishes Levels of Service for the following: Arterial and Collector Roads Surface Water Management Systems Potable Water Systems Sanitary Sewer Systems Solid Waste Disposal Facilities Parks and Recreation Facilities Public School Facilities Each of the areas will be examined for the combined proposed developments in this comparison analysis report. 265 Arterial and Collector Roads This portion of the analysis was prepared by Trebilcock Consulting Solutions, PA. Please refer to the submitted Transportation Impact Analysis (TIS) offering an analysis of public facilities. Surface Water Management Systems Currently, the neighboring sites are undeveloped and not permitted with an agency for storm water management. General development will warrant an environmental resource permit (ERP) through South Florida Water Management District (SFWMD). The District’s requirement for development is to attenuate 1.5 inches over the entire site during a 25-year, 3-day storm event prior to discharging offsite. The post-development discharge rate for this project is within a limited basin known as Lely Canal, which allows 0.06 cfs/acre. These are minimum requirements despite the type of development proposed; therefore, neither project will pose a significant or adverse effect on the overall storm water management system. Potable Water and Sanitary Sewer Systems The utility build-out conditions will be served by Collier County Public Utilities. The projects propose potable water connection via an existing 16-inch water main within Davis Boulevard’s southern right-of-way. The main will be tapped and extended to the site for domestic, fire, and irrigation purposes. Both projects propose sanitary sewer connection to the existing Collier County owned 14-inch force main within the northern right-of-way of Davis Boulevard. On-site improvements consist of a gravity system which flows into a private grinder station prior to eventual discharge into existing County force main. Both project’s sanitary demand is designed per the Florida Administrative Code (FAC) 64E-6. Please refer to the table below for the sanitary demand. Level-of-Service Demand Calculations USE¹ UNIT DEMAND PER UNIT (GPD) DAILY DEMAND (GPD) PEAK DAILY DEMAND² (GPD) Self-Storage 4 employees 15 60 270 200 units 1 200 900 325 units 0.50 163 731 Total Self-Storage 413 1,901 Facility w/ Fuel Pumps 7 water closets 325 2,275 10,238 Total Service Station 2,275 10,238 Table is based on Florida Administrative Code (FAC) 64E-6 System Size Determinations ¹Service Station assumes 7 water closets and 24-hour facility. Self-storage assumes 2 employees per 8-hour shift and average storage unit size is 200sf for a proposed 101,000sf building. ²Peak factor of 4.5 as calculated per Figure 1 - Ratio of Peak Hourly Flow to Design Average Flow, "Recommended Standards for Wastewater. 266 As calculated above, the demand for the proposed facility with fuel pumps is over five times greater than the demand for a self-storage facility. However, neither of these developments, stand-alone or combined, will create an adverse effect on the existing County sanitary system. This was confirmed with Collier County Utilities by request of downstream capacity for the total demand of 12,139. Solid Waste Disposal Facilities Solid waste is provided by Waste Management, a private contract provider. Commercial accounts are charged by the service provider directly with rates set by the Board of County Commissioners through contract negotiation with the provider. The Florida Department of Environmental Protection does not have solid waste generation numbers for the proposed uses. However, it is assumed that proposed facility with fuel pumps will create significantly more waste than a self-storage facility development. The conceptual self-storage facility generally will contribute minor waste to County’s land fill with the majority of it being recyclable (ie. cardboard boxes). Facilities with fuel pumps receive and remove a variety of consumer products daily; thereby, creating more waste than a self-storage development. Parks and Recreation Facilities The conceptual build-out will not generate additional trips to any local parks or recreation facilities; therefore, the proposed project will not adversely impact these facilities. Public School Facilities The conceptual build-out will not create a negative impact on Public School Facilities. The level of service is not significantly or adversely impacted by the proposed build-out. Fire and EMS Facilities The conceptual build-out has no measurable impact on Fire and EMS Facilities. It should be assumed that newer buildings will be constructed to current NFPA and building code standards which may reduce the likelihood of related calls. The level of service is not significantly or adversely impacted by the proposed build-out. 267 December 17, 2015 Self Storage at Radio Rd. and Davis Blvd. Added a total of 10.3 GPM to Junction 3348 Review Comments: Per the Engineer of Record, Self Storage on the corner of Radio Road and Davis Boulevard will connect a new private grinder station to the existing 14” force main (FM) along Davis Boulevard. Per County GIS, the existing 14” FM flows southwest and ties into a 24” FM at Santa Barbara Boulevard. The 24” FM on Davis Boulevard continues west and flows into Master Pump Station 312.00. According to the County’s hydraulic model, Master Pump Station 312.00 ultimately discharges to the South County Water Reclamation Facility (SCWRF). Based on a review of the County hydraulic model results, the downstream force mains, pump stations, and wastewater reclamation facility have sufficient capacity to accommodate this connection. 268 February 2016 www.davidsonengineering.com            EXHIBIT “S”      UTILITY AVAILABILITY STATEMENT       269 November 17, 2015 Jessica Harrelson Davidson Engineering 4365 Radio Road, Suite 201 Naples, FL 34104 VIA: E-MAIL Subject: Davis-Radio Commercial Sub-district Parcel #s: 00399600302 and 00399600409 Water and Wastewater Availability Dear Ms. Harrelson: Wastewater service is available for the above referenced parcels via an existing 14” force main along the north side of Davis Boulevard. Water service is available for the above referenced parcels via an existing 16” water main along the south side of Davis Boulevard. Specific connection points for the system tie-ins to wastewater lines may be made after submission and approval of the hydraulic calculations by the Planning and Project Management Division, validating that the up/downstream systems are adequate to handle the increase in flow. This letter implies no guarantee that other developments throughout the District will not have an impact on the quantity of sewage treatment and disposal capacity available to this property until the project has received a commitment for service. Should sewage treatment and disposal capacity not be available, the Developer would be required to provide an interim means to provide these services until the District's facilities have the adequate capacity to serve the project. Should you have any further questions, please feel free to contact me at (239) 252-2583. Sincerely, Nathan Beals, PMP, Project Manager Planning and Project Management Division cc: Aaron Cromer, Principal Project Manager Eric Fey, Engineering Review EXHIBIT "S" 270 February 2016 www.davidsonengineering.com            EXHIBIT “T”      NARRATIVE & JUSTIFICATION OF THE PROPOSED SSGMPA       271 Narrative & Justification of the Proposed GMPA Amendment EXHIBIT “T” The intent of this amendment proposes to amend the Future Land Use Element to redesignate ± 4.81 acres from the Urban Residential Subdistrict to the Davis – Radio Commercial Subdistrict. The Davis – Radio Commercial Subdistrict is to provide limited retail, office, convenient shopping and personal services for the adjacent Urban Residential areas. The Interchange Activity Center to the east (#9) provides for large-scale commercial and industrial uses, while this Subdistrict is intended to promote convenience and intermediate commercial development to serve existing and future residential development in the immediate area. Commercial uses for the purpose of this section are limited to those permitted and conditional uses allowed in the C-1, C-2, C-3 zoning districts and (limited C-4 land uses as noted below): a. All C-3 permitted and conditional uses b. Motor freight transportation and warehousing (4225, air conditioned and mini-and self-storage warehousing only; limited to the western 4.81 acres). 163.3187 Process for adoption of small-scale comprehensive plan amendment. (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer and: Response: The property for the proposed amendment is ± 4.81 acres in size. (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. Response: The cumulative annual effect of the acreage for all small scale amendments adopted by Collier County does not exceed 12 acres. (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment shall be permissible under this section. Response: The proposed amendment does not involved a text change to the goals, policies or objectives of Collier County’s Comprehensive Plan. (d) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the 272 construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). Response: The subject property is not in an area of critical state concern. (2) Small scale development amendments adopted pursuant to this section require only one public hearing before the governing board, which shall be an adoption hearing as described in s. 163.3184(11). Response: Acknowledged. (3) If the small scale development amendment involves a site within a rural area of opportunity as defined under s. 288.0656(2)(d) for the duration of such designation, the 10-acre limit listed in subsection (1) shall be increased by 100 percent to 20 acres. The local government approving the small scale plan amendment shall certify to the state land planning agency that the plan amendment furthers the economic objectives set forth in the executive order issued under s. 288.0656(7), and the property subject to the plan amendment shall undergo public review to ensure that all concurrency requirements and federal, state, and local environmental permit requirements are met. Response: The proposed small scale development does not involve a site within a rural area of opportunity. (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. Response: Acknowledged. (5)(a) Any affected person may file a petition with the Division of Administrative Hearings pursuant to ss. 120.569 and 120.57 to request a hearing to challenge the compliance of a small scale development amendment with this act within 30 days following the local government’s adoption of the amendment and shall serve a copy of the petition on the local government. An administrative law judge shall hold a hearing in the affected jurisdiction not less than 30 days nor more than 60 days following the filing of a petition and the assignment of an administrative law judge. The parties to a hearing held pursuant to this subsection shall be the petitioner, the local government, and any intervenor. In the proceeding, the plan amendment shall be determined to be in compliance if the local government’s determination that the small scale development amendment is in compliance is fairly debatable. The state land planning agency may not intervene in any proceeding initiated pursuant to this section. Response: Acknowledged. (b)1. If the administrative law judge recommends that the small scale development amendment be found not in compliance, the administrative law judge shall submit the recommended order to the Administration Commission for final agency action. If the administrative law judge recommends that the 273 small scale development amendment be found in compliance, the administrative law judge shall submit the recommended order to the state land planning agency. Response: Acknowledged. 2. If the state land planning agency determines that the plan amendment is not in compliance, the agency shall submit, within 30 days following its receipt, the recommended order to the Administration Commission for final agency action. If the state land planning agency determines that the plan amendment is in compliance, the agency shall enter a final order within 30 days following its receipt of the recommended order. Response: Acknowledged. (c) Small scale development amendments may not become effective until 31 days after adoption. If challenged within 30 days after adoption, small scale development amendments may not become effective until the state land planning agency or the Administration Commission, respectively, issues a final order determining that the adopted small scale development amendment is in compliance. Response: Acknowledged. (d) In all challenges under this subsection, when a determination of compliance as defined in s. 163.3184(1)(b) is made, consideration shall be given to the plan amendment as a whole and whether the plan amendment furthers the intent of this part Response: Acknowledged. Policy 5.3: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use Map; requiring that any changes to the Urban Designated Areas be contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use planning techniques and innovative approaches to development in the County’s Agricultural/Rural designated area, which will better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and services. Response: The proposed SSGMPA does not contribute to urban sprawl. The subject property is within the existing urban service area and will not require any special or additional costs to provide necessary services. The property has been contemplated for commercial purposes per the existing zoning and future land use. The proposed land uses will place no greater burden on community facilities than did prior uses of the property. Policy 5.4: 274 New developments shall be compatible with, and complementary to, the surrounding land uses, subject to meeting the compatibility criteria of the Land Development Code (Ordinance 91-102, adopted October 30, 1991, as amended. Response: The subject property is compatible with and complimentary to its surrounding land uses. The proposed Subdistrict is bordered to the west, north and east by commercial/non-residential land uses and zoning. To the South lies the preserve areas for the Cedar Hammock golf and residential community. Policy 7.3 All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. Response: The proposed SSGMPA will be a companion petition to a C-4 rezone application that will continue to provide appropriate connections and interconnections. 275 February 2016 www.davidsonengineering.com                  EXHIBIT “U”      PLANNING COMMUNITIES MAP     276 3 Gold e n Gate 5 South Naple s 7 Royal Fakapalm 8 Rural Estate s 12 Urb an Estate s 4 East Naple s 2 Ce ntral Naple s 6 Marc o 1 North Naple s S R 93 / I-75 DAVIS B L V D PINE RIDGE RD LIVINGS TON RD TA M I A M I T R A I L IS LE OF CAPRI ROAD CR 886/GOLDEN GATE RADIO RD/CR 856 COLLIER BOULEVARDWHITE BLVD GREEN BLVD RATTLES N A K E H A M M O C K LOGAN BLVDCOUNTY BARN RDALLIGATOR ALLEY,I-75 LELY RES ORT BLVD. 16 TH AVE. S W23 RD S T. S WS ANTA BARBARA BLVD I-75 ON RAMP I-75 ON RAMP S ANTA BARBARA BLVDVINEYARDS B LVD THOMAS S O N L A N E I- 7 5 ON R AM P I - 7 5 ON RAMPI-75 OFF RAMPI-75 OFF RAMPI-75 OFF RA M PI-75 NB OFF-RA M P THOMAS S ON DR RADIO RD/CR 856 COLLIER BOULEVARDS R 9 3 / I - 7 5 LEGEND DAVIS – RADIO COMMERCIAL S UBDIS TRICT 3 MILE RADIUS North Naples Urban Estates Central Naples Golden Gate East Naples S outh Naples Marco Royal Fakapalm Rural Estates Corkscrew DAVIDSON ENGINEERING, INC.4365 RADIOROAD, SUITE 201NAP LES, FL 34104P HONE: 239-434-6060 DAVIS – RADIO COMMERCIALSUBDISTRICT GMP AEXHIBIT U: PLANNING COMMUNITIES . SOURCES: COLLIER COUNTY GEOGRAP HIC INFORMATION SY STEMS (2015) 3.0 MILES 0 1 2MILES Z :\Ac tive P roje c ts\R\Rad io Davis Re zone \DWG\P lanning\GIS\2016-02-25 DR SSGMP A-EXHIBIT U (P LANNING COMM.).m xd 2/25/2016 12:27:23 P M 277 February 2016 www.davidsonengineering.com                  EXHIBIT “V”        Future Land Use Element Countywide Future Land Use Map                                               278 &9)*#*56280DAVIS-RADIOCOMMERCIALSUBDISTRICT279 February 2016 www.davidsonengineering.com                  EXHIBIT “W”        Future Land Use Element Inset Map     280 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 EXHIBIT "W"281 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. 282 • Size and Location: o The subject property is 4.81 acres and is located between Davis Boulevard and Radio Road and just west of the intersection of the same roadways. o Along the western boundary, the Collier Area Transit bus terminal is situated with Planned Unit Development zoning. Radio Road, undeveloped C-2 commercial and the Woodside Lanes Planned Unit Development are north of the subject property. To the east is C-3 commercial zoning that is currently undeveloped, the Radio Road right-of-way and more undeveloped C-3 commercial zoning beyond. South of the subject property is the Davis Boulevard right-of-way and the Cedar Hammock Planned Unit Development’s Native Preservation Tract. • Purpose of the SSGMPA and Rezone: o Our client is requesting is to add one specific use to the property; self-storage facilities. Self-storage, for the purpose of this rezone request, is defined as motor freight transportation and warehousing. That definition is defined in the US Department of Labor’s Standard Industrial Classification System Group 4225 and has been limited to air conditioned and mini- and self-storage warehousing only). o As I noted earlier, there are two parts to the land use entitlement of the subject property. Because we are requesting a land use, as a part of the rezone application that is only permitted in C-4 commercial and more intensive commercial and industrial districts, we must apply to the County for a future land use change and show how that proposed change is consistent with the Growth Management Plan. o The Growth Management Plan lays out the County and all of its future land use to make sure that all lands are developed in a manner that makes sense and consistent with the goals and objective that Collier County has determined for its future. o As you’ll see in the packets provided as handouts, these are some of the similar self-storage facilities around town that could be built on the property if the rezone and the growth management plan amendment are approved by the county. o The request to rezone and create a commercial future land use Subdistrict for the 4.81 acres with the addition of the one land use have been shown to be less intensive through the traffic and utilities level of service studies provided to the County than some other land uses permitted in the existing C-3 Commercial zoning. o It should also be noted that these land use change requests do not propose any changes to the development standards identified per the Land Development Code for the C-3 commercial district. In other words, the site development controls that are in place for the current C-3 zoning will remain. There will be no requests for increased height, square footage or the lessening of required building setbacks or landscape buffers. 283 o Central water and sewer services exist in this area and the proposed project will not adversely affect the current Level of Service (LOS) for any public utilities. o The revised Conceptual Master Plan for both the rezone and the growth management plan amendment, shows a development envelope for the property with required setbacks, buffers and on- site native preservation as required by the Land Development Code Fred uses the Master Concept Plan Exhibits to explain the site layout to the attendees. o Further coordination will happen with County review staff prior to the public hearings with the planning commission and the Board of County Commissioners as it relates to the applicant’s ability to provide off-site preserve if they choose to do so. If that option were approved and exercised, off-site mitigation of the preserve area would have to follow the standards as defined in the Land Development Code. o All required vehicular and pedestrian interconnections shall be adhered to with the development of any future projects on the property subject of this application. o The proposed land use change will result in increased development options for the subject property but will not cause any detrimental level of service to the surrounding area. In fact, we believe that the proposed self-storage land use will have less of an impact on the roadway and utilities system provided and maintained by the County and or State. The following questions were asked after the presentation: 1. Who is the client/property owner? Response: Davis & Radio, LLC with the Managing Member being Bob Morande. 2. Does the property owner own the other site shown in the self-storage pictures (exhibits within the hand-outs)? Response: No he does not. 3. Do you have a picture of what the site will look like? Response: No, not at this time. We are still in the process of obtaining an Architect. 4. How many entrances are proposed? Response: Fred uses the Master Concept Plan to show the attendees the proposed access points. 5. Both on Davis? Response: Yes, both on Davis. 284 6. Signage? Response: Anticipating it along Davis. 7. Neon signs? Response: No, there are County codes that do not allow neon signs and are not proposed. 8. Why was that location chosen for the preserve area? Response: Fred uses the Master Concept Plan to show the proposed “Racetrac” site to the east of the subject property, and explains the sites proposed preserve area would be contiguous to the Racetrac’s site. Fred also mentioned that off-site mitigation may also be sought. 9. Will there be landscaping? Response: Fred uses to the Master Concept Plan to identify the proposed landscape buffers. 10. Racetrac is proposed on the other site? Response: Yes, there is. 11. Do you know where the Racetrac entrance is proposed? Response: Fred uses the Master Concept Plan to show the proposed shared access and access onto Radio that is being applied for. 12. Timing before construction? Response: End of the year, maybe early next year. 13. Racetrac timing? Response: Possibly 4-6 months, if not sooner. The meeting was adjourned at approximately 5:45p.m. End of memo. 285 Dear Property Owner: February 25, 2016 Please be advised that formal applications have been submitted to Collier County, seeking approval of a Small Scale Growth Management Plan Amendment (SSGMPA) and a Rezone (RZ), for the following described property: 4.81 acres+/- located approximately 500 ft. west of the intersection of State Road 84 (Davis Boulevard) and County Road 856 (Radio Road); Section 3, Township 50 South, Range 26 East Collier County, Florida; Folio #00399600302 The sender, Frederick E. Hood, AICP of Davidson Engineering, on behalf of the petitioner, Davis & Radio, LLC, is requesting approval of a Growth Management Planned Amendment (GMPA-PL20150002541 / CPSS-2015-4) and a Rezone (RZ-PL20140002642) requesting to re-designate 4.81± acres of C-3 Intermediate Commercial land to limited C-4 General Commercial land use(s). The SSGMPA will establish a new Subdistrict designation within the Future Land Use Element and Future Land Use Map of the Collier County Growth Management Plan. Adoption of the requested SSGMPA application will allow for the companion rezoning of the subject property consisting of C-4 zoning limited to the following land uses: - Allowable uses are those permitted by right and by conditional use in the C-3, Commercial Intermediate, zoning district, as listed in the Collier County Land Development Code, and motor freight transportation and warehousing (SIC Group 4225, air conditioned and mini- and self-storage warehousing only). 286 The meeting will begin at 5:30 p.m. on Tuesday, March 15th, 2016 at the East Naples Library, located at 8787 Tamiami Trail East, Naples, FL, 34113. Please contact me at (239) 434-6060 ext. 2961, or via e-mail at fred@davidsonengineering.com, if you have any questions regarding the meeting or the proposed project. Sincerely yours, Frederick E. Hood, AICP Senior Planner 287 24A »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 ofgenetic 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 humancells 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 — mostnotably the FBI —argue it is inconclusive and unreliable.But there is no clear case law on themer- 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 inthrowing outa 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 toucha 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 saidit is studying the use oflow-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 herco-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 inthe 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-sensitivit 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. THEORIGINALPERFECT PANT FOREVERYWOMAN OFTENIMITAT ED,NEVERDUPLICATED Madewith inMontreal 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 presentationanddiscusstheprojectwiththeOwner/Developer,DavidsonEngineering, Inc.andCollierCountyStaff.Ifyouareunabletoattendthismeetingbuthavequestions 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, 2016288 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) 289 100 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 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2855 MARIE LAURENCE  ST ROMUALD, QC  CANADA   G6W 8K1    PAULOVICH, CESAR  KARINA MIQUEZ  3601 ARCTIC CIR  NAPLES, FL   34112‐‐‐5007     PENN, BRIAN K LESLIE KENNEDY PENN  337 ROBIN HOOD CIR #202  NAPLES, FL   34104‐‐‐0000    PJETROVIC, NEDZAD & EDITA 50 SUTTON PLACE SOUTH  APT 1B  NEW YORK, NY   10022‐‐‐0000    PJETROVIC, SEFKET & FATIMA  A12 MOUNT WASHINGTON DR  CLIFTON, NJ   07013‐‐‐1532     POLLITO, GERALD & GEORGEANN 707 COLGATE AVENUE  LANOKA HARBOR, NJ   08734‐‐‐0000    POSTMA FAMILY R/E TRUST 289 ROBINHOOD CIR #201  NAPLES, FL   34104‐‐‐0000    294 POWER, CLIVE & KIRTI  PO BOX 991  BRAGG CREEK, AB  CANADA   T0L 0K0     PRESERVE 7965 LLC 562 BLUEBERRY PLACE  FRANKLIN LAKES, NJ   07417‐‐‐0000    PRICE, LONNIE & STEFANIE 7751 BERKSHIRE PINES DR  NAPLES, FL   34104‐‐‐0000    PRILLERMAN, DEHAVEN A  200 N DEARBORN ST  CHICAGO, IL   60601‐‐‐1616     RAAB, KATJA 4521 1ST AVE SW  NAPLES, FL   34119‐‐‐0000    RACETRAC PETROLEUM INC 3225 CUMBERLAND BLVD # 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  295 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    296 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                                           297 298 Davis/Radio C-4 Rezone Neighborhood Information Meeting • Introduction: o Good evening. My name is Fred Hood with Davidson Engineering. I am the land development consultant representing the applicant Davis & Radio, LLC for a Small Scale Growth Management Plan Amendment and a Rezone application. o Per the land development code, tonight’s meeting will be recorded. At the end of my presentation I will be happy to answer any questions you may have about the rezone. o Here with me tonight is Jessica Harrelson with Davidson Engineering; our project coordinator. o Corby Schmidt and Daniel Smith with Collier County Growth Management Department are also in attendance tonight and are the reviewing planners for Collier County. • Size and Location: o The subject property is 4.81 acres and is located between Davis Boulevard and Radio Road and just west of the intersection of the same roadways. o Along the western boundary, the Collier Area Transit bus terminal is situated with Planned Unit Development zoning. Radio Road, undeveloped C-2 commercial and the Woodside Lanes Planned Unit Development are north of the subject property. To the east is C-3 commercial zoning that is currently undeveloped, the Radio Road right-of-way and more undeveloped C-3 commercial zoning beyond. South of the subject property is the Davis Boulevard right-of-way and the Cedar Hammock Planned Unit Development’s Native Preservation Tract. 299 • Purpose of the SSGMPA and Rezone: o Our client is requesting is to add one specific use to the property; self-storage facilities. Self-storage, for the purpose of this rezone request, is defined as motor freight transportation and warehousing. That definition is defined in the US Department of Labor’s Standard Industrial Classification System Group 4225 and has been limited to air conditioned and mini- and self-storage warehousing only). o As I noted earlier, there are two parts to the land use entitlement of the subject property. Because we are requesting a land use, as a part of the rezone application that is only permitted in C-4 commercial and more intensive commercial and industrial districts, we must apply to the County for a future land use change and show how that proposed change is consistent with the Growth Management Plan. o The Growth Management Plan lays out the County and all of its future land use to make sure that all lands are developed in a manner that makes sense and consistent with the goals and objective that Collier County has determined for its future. o As you’ll see in the packets provided as handouts, these are some of the similar self-storage facilities around town that could be built on the property if the rezone and the growth management plan amendment are approved by the county. o The request to rezone and create a commercial future land use Subdistrict for the 4.81 acres with the addition of the one land use have been shown to be less intensive through the traffic and utilities level of service studies provided to the County than some other land uses permitted in the existing C-3 Commercial zoning. o It should also be noted that these land use change requests do not propose any changes to the development standards identified per the Land Development Code for the C-3 commercial district. In other words, the site development controls that are in place for the current C-3 zoning will remain. There will be no requests for increased 300 height, square footage or the lessening of required building setbacks or landscape buffers. o Central water and sewer services exist in this area and the proposed project will not adversely affect the current Level of Service (LOS) for any public utilities. o The revised Conceptual Master Plan for both the rezone and the growth management plan amendment, shows a development envelope for the property with required setbacks, buffers and on-site native preservation as required by the Land Development Code o Further coordination will happen with County review staff prior to the public hearings with the planning commission and the Board of County Commissioners as it relates to the applicant’s ability to provide off-site preserve if they choose to do so. If that option were approved and exercised, off-site mitigation of the preserve area would have to follow the standards as defined in the Land Development Code. o All required vehicular and pedestrian interconnections shall be adhered to with the development of any future projects on the property subject of this application. o The proposed land use change will result in increased development options for the subject property but will not cause any detrimental level of service to the surrounding area. In fact, we believe that the proposed self-storage land use will have less of an impact on the roadway and utilities system provided and maintained by the County and or State. 301 302 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 303 2.03.03 - Commercial Zoning Districts C. Commercial Intermediate District (C-3). The purpose and intent of the commercial intermediate district (C-3) is to provide for a wider variety of goods and services intended for areas expected to receive a higher degree of automobile traffic. The type and variety of goods and services are those that provide an opportunity for comparison shopping, have a trade area consisting of several neighborhoods, and are preferably located at the intersection of two-arterial level streets. Most activity centers meet this standard. This district is also intended to allow all of the uses permitted in the C-1 and C-2 zoning districts typically aggregated in planned shopping centers. This district is not intended to permit wholesaling type of uses, or land uses that have associated with them the need for outdoor storage of equipment and merchandise. A mixed-use project containing a residential component is permitted in this district subject to the criteria established herein. The C-3 district is permitted in accordance with the locational criteria for commercial and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP. The maximum density permissible in the C-3 district and the urban mixed use land use designation shall be guided, in part, by the density rating system contained in the future land use element of the Collier County GMP. The maximum density permissible or permitted in the C-3 district shall not exceed the density permissible under the density rating system. 1. The following uses, as identified with a number from the Standard Industrial Classification Manual (1987), or as otherwise provided for within this section are permissible by right, or as accessory or conditional uses within the commercial intermediate district (C-3). a. Permitted uses. 1. Accounting (8721). 2. Adjustment and collection services (7322). 3. Advertising agencies (7311). 4. Animal specialty services, except veterinary (0752, excluding outside kenneling). 5. Apparel and accessory stores (5611—5699) with 5,000 square feet or less of gross floor area in the principal structure. 6. Architectural services (8712). 7. Auditing (8721). 8. Auto and home supply stores (5531) with 5,000 square feet or less of gross floor area in the principal structure. 9. Automobile Parking, automobile parking garages and parking structures (7521 — shall not be construed to permit the activity of "tow-in parking lots"). 10. Automotive services (7549) except that this shall not be construed to permit the activity of "wrecker service (towing) automobiles, road and towing service." 11. Banks, credit unions and trusts (6011—6099). 12. Barber shops (7241, except for barber schools). 13. Beauty shops (7231, except for beauty schools). 14. Bookkeeping services (8721). 15. Business associations (8611). 16. Business consulting services (8748). 17. Business credit institutions (6153—6159). 18. Business services — miscellaneous (7389, except auctioneering service, automobile recovery, automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting, contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler, directories-telephone, drive-away automobile, exhibits-building, filling pressure 304 containers, field warehousing, fire extinguisher, floats-decoration, folding and refolding, gas systems, bottle labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol of electric transmission or gas lines, pipeline or powerline inspection, press clipping service, recording studios, repossession service, rug binding, salvaging of damaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery, sponging textiles, swimming pool cleaning, tape slitting, texture designers, textile folding, tobacco sheeting, window trimming, and yacht brokers). 19. Child day care services (8351). 20. Churches. 21. Civic, social and fraternal associations (8641). 22. Commercial art and graphic design (7336). 23. Commercial photography (7335). 24. Computer and computer software stores (5734) with 5,000 square feet or less of gross floor area in the principal structure. 25. Computer programming, data processing and other services (7371—7379). 26. Credit reporting services (7323). 27. Direct mail advertising services (7331). 28. Drycleaning plants (7216, nonindustrial drycleaning only). 29. Drug stores (5912). 30. Eating places (5812 only) with 6,000 square feet or less in gross floor area in the principal structure. All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to locational requirements of section 5.05.01. 31. Educational plants. 32. Engineering services (8711). 33. Essential services, subject to section 2.01.03. 34. Federal and federally-sponsored credit agencies (6111). 35. Food stores (groups 5411—5499) with 5,000 square feet or less of gross floor area in the principal structure. 36. Funeral services (7261, except crematories). 37. Garment pressing, and agents for laundries and drycleaners (7212). 38. Gasoline service stations (5541, subject to section 5.05.05). 39. General merchandise stores (5331—5399) with 5,000 square feet or less of gross floor area in the principal structure. 40. Glass stores (5231) with 5,000 square feet or less of gross floor area in the principal structure. 41. Group care facilities (category I and II, except for homeless shelters); care units, except for homeless shelters; nursing homes; assisted living facilities pursuant to F.S. § 400.402 and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to F.S. § 651 and ch. 4-193 F.A.C.; all subject to section 5.05.04. 42. Hardware stores (5251) with 1,800 square feet or less of gross floor area in the principal structure. 43. Health services, offices and clinics (8011—8049). 305 44. Home furniture and furnishings stores (5712—5719) with 5,000 square feet or less of gross floor area in the principal structure. 45. Home health care services (8082). 46. Household appliance stores (5722) with 5,000 square feet or less of gross floor area in the principal structure. 47. Insurance carriers, agents and brokers (6311—6399, 6411). 48. Labor unions (8631). 49. Landscape architects, consulting and planning (0781). 50. Laundries and drycleaning, coin operated — self service (7215). 51. Laundries, family and commercial (7211). 52. Legal services (8111). 53. Libraries (8231). 54. Loan brokers (6163). 55. Management services (8741 & 8742). 56. Marinas (4493), subject to section 5.05.02. 57. Membership organizations, miscellaneous (8699). 58. Mortgage bankers and loan correspondents (6162). 59. Museums and art galleries (8412). 60. Musical instrument stores (5736) with 5,000 square feet or less of gross floor area in the principal structure. 61. Paint stores (5231) with 5,000 square feet or less of gross floor area in the principal structure. 62. Personal credit institutions (6141). 63. Personal services, miscellaneous (7299 - babysitting bureaus, clothing rental, costume rental, dating service, debt counseling, depilatory salons, diet workshops, dress suit rental, electrolysis, genealogical investigation service, and hair removal only) with 5,000 square feet or less of gross floor area in the principal structure. 64. Personnel supply services (7361 & 7363). 65. Photocopying and duplicating services (7334). 66. Photofinishing laboratories (7384). 67. Photographic studios, portrait (7221). 68. Physical fitness facilities (7991; 7911, except discotheques). 69. Political organizations (8651). 70. Professional membership organizations (8621). 71. Public administration (groups 9111—9199, 9229, 9311, 9411—9451, 9511—9532, 9611—9661). 72. Public relations services (8743). 73. Radio, television and consumer electronics stores (5731) with 5,000 square feet or less of gross floor area in the principal structure. 74. Radio, television and publishers advertising representatives (7313). 306 75. Real Estate (6531—6552). 76. Record and prerecorded tape stores (5735) with 5,000 square feet or less of gross floor area in the principal structure. 77. Religious organizations (8661). 78. Repair services - miscellaneous (7629—7631, 7699 - bicycle repair, binocular repair, camera repair, key duplicating, lawnmower repair, leather goods repair, locksmith shop, picture framing, and pocketbook repair only). 79. Retail nurseries, lawn and garden supply stores (5261) with 5,000 square feet or less of gross floor area in the principal structure. 80. Retail services - miscellaneous (5921—5963 except pawnshops and building materials, 5992-5999 except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools, tombstones and whirlpool baths) with 5,000 square feet or less of gross floor area in the principal structure. 81. Secretarial and court reporting services (7338). 82. Security and commodity brokers, dealer, exchanges and services (6211—6289). 83. Shoe repair shops and shoeshine parlors (7251). 84. Social services, individual and family (8322 activity centers, elderly or handicapped only; day care centers, adult and handicapped only). 85. Surveying services (8713). 86. Tax return preparation services (7291). 87. Travel agencies (4724, no other transportation services). 88. United State Postal Service (4311, except major distribution center). 89. Veterinary services (0742, excluding outdoor kenneling). 90. Videotape rental (7841) with 5,000 square feet or less of gross floor area in the principal structure. 91. Wallpaper stores (5231) with 5,000 square feet or less of gross floor area in the principal structure. 92. Any use which was permissible under the prior General Retail Commercial (GRC) zoning district, as identified by Zoning Ordinance adopted October 8, 1974, and which was lawfully existing prior to the adoption of this Code. 93. Any of the foregoing uses that are subject to a gross floor area limitation shall be permitted by right without the maximum floor area limitation if the use is developed as a component of a shopping center. 94. Any other commercial use or professional services which is comparable in nature with the foregoing uses including those that exclusively serve the administrative as opposed to the operational functions of a business and are associated purely with activities conducted in an office. 95. Any other commercial or professional use which is comparable in nature with the (C-1) list of permitted uses and consistent with the purpose and intent statement of the district as determined by the board of zoning appeals pursuant to section 10.08.00. 96. An existing lawful structure over 5,000 sq. ft. as of July 14, 2014 may be occupied by any C-3 permitted use with a 5,000 sq. ft. or greater limitation. b. Accessory Uses. 1. Uses and structures that are accessory and incidental to the uses permitted as of right in the C-3 district. 307 2. Caretaker's residence, subject to section 5.03.05. 3. Outside storage or display of merchandise when specifically permitted for a use, otherwise prohibited, subject to section 4.02.12. c. Conditional uses. The following uses are permissible as conditional uses in the commercial intermediate district (C-3), subject to the standards and procedures established in sections 4.02.02 and 10.08.00. 1. Amusements and recreation services (7999 - boat rental, miniature golf course, bicycle and moped rental, rental of beach chairs and accessories only). 2. Ancillary plants. 3. Automotive vehicle dealers (5511, limited to automobile agencies (dealers)-retail and only new vehicles). In addition to the Planning Commission's Findings, its recommendation shall include, but not be limited to, the following considerations for the conditional use request: a. Controls on outdoor paging or amplified systems used as part of the daily operations. b. Location of enclosed service areas, with exception for entry/exit doors. c. The number of service bays. d. Operation hours. e. Adequacy of buffer(s). f. Location of gasoline storage and/or fueling tanks. g. Means of delivery of automobiles. 4. Bowling centers (7933). 5. Coin operated amusement devices (7993). 6. Courts (9211). 7. Drinking places (5813) excluding bottle clubs. All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to the locational requirements of section 5.05.01. 8. Educational services (8221 & 8222). 9. Fire protection (9224). 10. Food stores with greater than 5,000 square feet of gross floor area in the principal structure (groups 5411—5499). 11. Health services (8071, 8092, and 8099). 12. Homeless shelters. 13. Hospitals (groups 8062—8069). 14. Legal counsel and prosecution (9222). 15. Medical equipment rental and leasing (7352). 16. Membership sports and recreational clubs indoor only (7997). 17. Mixed residential and commercial uses, subject to design criteria contained in section 4.02.38 except where superseded by the following criteria: i. A site development plan is approved pursuant to section 10.02.03 that is designed to protect the character of the residential uses and neighboring lands; 308 ii. The commercial uses in the development may be limited in hours of operation, size of delivery trucks, and type of equipment; iii. The residential uses are designed so that they are compatible with the commercial uses; iv. Residential dwellings units are located above principal uses; v. Residential and commercial uses do not occupy the same floor of a building; vi. The number of residential dwellings units shall be controlled by the dimensional standards of the C-3 district, together with the specific requirement that in no instance shall the residential uses exceed 50 percent of the gross floor area of the building or the density permitted under the growth management plan; vii. Building height may not exceed two stories; viii. Each residential dwelling unit shall contain the following minimum floor areas: efficiency and one-bedroom, 450 square feet; two-bedroom, 650 square feet; three-bedroom, 900 square feet; ix. The residential dwellings units shall be restricted to occupancy by the owners or lessees of the commercial units below; x. A minimum of thirty (30) percent of the mixed use development shall be maintained as open space. The following may be used to satisfy the open space requirements; areas used to satisfy water management requirements; landscaped areas; recreation areas; or setback areas not covered with impervious surface or used for parking (parking lot islands may not be used unless existing native vegetation is maintained); xi. The mixed commercial/residential structure shall be designed to enhance compatibility of the commercial and residential uses through such measures as, but not limited to, minimizing noise associated with commercial uses; directing commercial lighting away from residential units; and separating pedestrian and vehicular accessways and parking areas from residential units, to the greatest extent possible. 18. Motion picture theaters, (7832 - except drive-in). 19. Permitted food service (5812, eating places) uses with more than 6,000 square feet of gross floor area in the principal structure. 20. Permitted personal services, video rental or retail uses (excluding drug stores - 5912) with more than 5,000 square feet of gross floor area in the principal structure. 21. Permitted use with less than 700 square feet gross floor area in the principal structure. 22. Public order and safety (9229). 23. Social services (8322 - other than those permitted, 8331-8399) 24. Soup kitchens. 25. Theatrical producers and miscellaneous theatrical services (7922 - community theaters only). 26. Vocational schools (8243—8299). 27. Any other intermediate commercial use which is comparable in nature with the foregoing list of permitted uses and consistent with the permitted uses and purpose and intent statement of the district, as determined by the board of zoning appeals pursuant to section 10.08.00. 309 4.02.01 - Dimensional Standards for Principal Uses in Base Zoning Districts A. The following tables describe the dimensional standards pertaining to base zoning districts. Site design requirements apply to the principal building on each site. Table 1. Lot Design Requirements for Principal Uses in Base Zoning Districts. 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 310 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 (%) 311 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 312 TTRVC 30 10 None None C-1 35 None 1,000 (ground floor) None C-2 35 A 1,000 (ground floor) None C-3 50 None 700 (ground floor) None 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. 313 1. Principal Structure Minimum Yard (Setback) Requirements: Table 2.1, below, provides the minimum yard requirements for principal structures on conforming lots of record in base zoning districts. The following shall apply for all other lots: a. Corner Lots: Corner lots shall have front yards along each street frontage. The other yards shall be considered side yards. See LDC section 2.03.01 for Estates setbacks. b. Nonconforming Lots of Record: Minimum yard requirements for nonconforming lots of record are provided in LDC section 9.03.03 A. Table 2.1 - TABLE OF MINIMUM YARD REQUIREMENTS (SETBACKS) FOR BASE ZONING DISTRICTS Note as to setback line measurement: minimum setback lines are typically measured from the legal boundary of a lot, regardless of all easements burdening a lot, with the exception of easements that comprise a road right-of-way where the minimum setback line is to be measured from the road right-of-way easement line. 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 314 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 - 315 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. 316 B. Open space requirements. Usable open space shall be provided as follows, except as required in the Rural Fringe Mixed Use District within the Future Land Use Element of the Growth Management Plan. 1. In residential developments, at least 60 percent of the gross area shall be devoted to usable open space. This requirement shall not apply to individual single-family lots less than 2.5 acres in size. 2. In developments of commercial, industrial and mixed use including residential, at least 30 percent of the gross area shall be devoted to usable open space. This requirement shall not apply to individual parcels less than five acres in size. 3. Historical/archaeological resources that are to be preserved may be utilized to satisfy required setbacks, buffer strips or open space up to the maximum area required by development regulations. Conservation of such historic or archaeological resources shall qualify for any open space requirements mandated by the development regulations. C. Specific Requirements for Uses Involving Shopping Carts. When the operating characteristics of a duly authorized business require the utilization of shopping carts by customers, provision shall be made for outside storage areas to be illustrated on a site development plan, and said shopping carts shall be collected at the close of business each day and stored at the front of that business establishment. It shall be the responsibility of the merchant to collect any and all shopping carts that stray from the premises upon which they are intended to be utilized. A name-plate on a shopping cart shall be prima facia evidence of ownership. D. Exemptions and exclusions from design standards. 1. The height limitations contained in LDC subsection 4.02.01 A. Table 2. Building Dimension Standards for Principal Uses in Base Zoning Districts do not apply to infrastructure in support of the building, such as mechanical penthouses, elevator shafts, stair shafts, mechanical equipment, mechanical screening, spires, belfries, cupolas, flagpoles, antennas, communications towers, water tanks, fire towers when operated by a branch of government, ventilators, chimneys, feed storage structures, silos, windmills, airport control towers, or other appurtenances placed above the roof level and not intended for human occupancy or for commercial purposes as provided below: a. Structural elements shall be no higher than necessary to accomplish the purpose it is intended to serve. b. The aggregate area of structures or appurtenances shall not exceed one-third the area of the supporting roof. c. Where this section conflicts with section 5.05.08, the provisions of section 5.05.08 will control. d. The heights of these structures or appurtenances thereto shall not exceed any height limitations prescribed by the Federal Aviation Agency or airport zoning regulations within the flight approach zone of airports. (See section 2.03.07 C.). 2. In instances where off-street parking is provided within the principal structure, the County Manager or designee may waive the maximum height requirements to the extent necessary to permit off-street parking within the principal structure, provided however: (1) the number of off-street parking spaces required by this LDC for the use involved may not be reduced; (2) the waiver in height shall not be greater than that necessary to provide for the off-street parking within the principal structure, with a maximum of two parking levels; (3) the waiver of the maximum height requirements are compatible with the uses on adjacent properties; and (4) for each off-street parking space permitted within the principal structure for which the maximum height waiver is granted, 300 square feet of additional open space beyond that which is otherwise required by this LDC shall be provided. 317 3. Every part of every required yard shall be open and unobstructed from thirty (30) inches above the general ground level of the graded lot upward to the sky except as hereinafter provided or as otherwise permitted in this LDC. 4. Sills and other architectural and design treatments shall not project over twelve (12) inches into a required yard. 5. Movable awnings shall not project over three (3) feet into a required yard, provided that where the yard is less than five (5) feet in width the projection shall not exceed one-half (1/2) the width of the yard. 6. Window- or wall-mounted air conditioning units, chimneys, fireplaces, bay windows, or pilasters shall not project over two (2) feet into a required yard. 7. Fire escapes, stairways, and balconies which are unroofed (except as otherwise permitted within this section) and unenclosed shall not project over five (5) feet into a required side or rear yard and three (3) feet into a front yard of a multi-family dwelling, hotel or motel and not over three (3) feet into a required front, side or rear yard of a single-family residential dwelling. Regardless of the extent of encroachment, the minimum requirement for separation of structures shall be maintained. 8. Hoods, canopies, or roof overhangs shall not project over (3) three feet into a required yard, but shall not come closer than one (1) foot to the lot line. 9. Fences, walls and hedges, subject to section 5.03.02, ground mounted air conditioners, unenclosed pool equipment and well pumps, are permitted in required yards, subject to the provisions of section 4.06.00. This includes air conditioners that are ground mounted and those required to be elevated to meet flood elevation, including their supporting structures, provided the minimum separation of structures is maintained. 10. Cornices, eaves or gutters shall not project over three (3) feet into a required yard, provided that where the required yard is less than six (6) feet in width, such projection shall not exceed one- half (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) 318 SIMPLY SELF-STORAGE 1361 Airport Pulling Rd S., Naples, FL 34104 319 OLDE NAPLES SELF STORAGE SOUTH 275 Goodlette-Frank Rd., Naples, FL 34102 320 OLDE NAPLES SELF STORAGE SOUTH 275 Goodlette-Frank Rd., Naples, FL 34102 321 LOCK UP SELF STORAGE 995 Golden Gate Pkwy., Naples, FL 34102 322 LOCK UP SELF STORAGE 1200 Pine Ridge Rd., Naples, FL 34108 323 LOCK UP SELF STORAGE 1025 Piper Blvd., Naples, FL 34110 324 282325 283326