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HEX Backup 06/30/2016 S COLLIER COUNTY HEARING EXAMINER SPECIAL HEARING BACKUP DOCUMENTS JUNE 30, 2016 CONTINUATION OF THE JUNE 23 SPECIAL HEARING AGENDA THE COLLIER COUNTY HEARING EXAMINER WILL HOLD A SPECIAL HEARING AT 5:00 PM ON THURSDAY,JUNE 30,2016(CONTINUATION OF JUNE 23,2016 SPECIAL HEARING)IN THE BOARD OF COUNTY COMMISSIONERS' MEETING ROOM,ADMINISTRATION BUILDING,COUNTY GOVERNMENT CENTER,THIRD FLOOR,3299 TAMIAMI TRAIL EAST,NAPLES,FLORIDA. INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES UNLESS OTHERWISE WAIVED BY THE HEARING EXAMINER. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE HEARING REPORT PACKETS MUST HAVE THAT MATERIAL SUBMITTED TO COUNTY STAFF 10 DAYS PRIOR TO THE HEARING. ALL MATERIALS USED DURING PRESENTATION AT THE HEARING WILL BECOME A PERMANENT PART OF THE RECORD. MATERIALS USED MUST BE PROVIDED IN EITHER HARD COPIES (WITH A MINIMUM OF 8 COPIES PROVIDED) OR THERE WILL BE ACCESS TO AN ELECTRONIC DISPLAY USING MICROSOFT OFFICE 2010 BASED PROGRAMS (WORD, POWERPOINT, ETC.) VIA A USB DRIVE OR OTHER COMPATIBLE EXTERNAL DEVICE. HEARING PROCEDURES WILL PROVIDE FOR PRESENTATION BY THE APPLICANT, PRESENTATION BY STAFF, PUBLIC COMMENT AND APPLICANT REBUTTAL. THE HEARING EXAMINER WILL RENDER A RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS. PERSONS WISHING TO RECEIVE A COPY OF THE DECISION BY MAIL MAY SUPPLY COUNTY STAFF WITH THEIR NAME, ADDRESS, AND A STAMPED, SELF-ADDRESSED ENVELOPE FOR THAT PURPOSE. PERSONS WISHING TO RECEIVE AN ELECTRONIC COPY OF THE DECISION MAY SUPPLY COUNTY STAFF WITH THEIR EMAIL ADDRESS. 1. PLEDGE OF ALLEGIANCE 2. REVIEW OF AGENDA 3. ADVERTISED PUBLIC HEARINGS: A. The purpose of the hearing is to prepare a recommendation to the Collier County Board of County Commissioners. PETITION NO. ASW-PL20150002369— Racetrac Petroleum, Inc. requests a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.B of the Land Development Code, for property located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East,Collier County,Florida. [Coordinator: Fred Reischl,Principal Planner] B. The purpose of the hearing is to prepare a recommendation to the Collier County Board of County Commissioners. PETITION NO. VAC-PL20150002788 — Racetrac Petroleum, Inc. requests the vacation of the County and the public interest in an unimproved 30-foot wide public right-of-way described as "Avenue "B" and a portion of an unimproved 30-foot wide public right-of-way described as "First Street,"according to the Col-Lee-Co Terrace subdivision plat, as recorded in Plat Book 1,Page 32 of the Public Records of Collier County. The subject property is located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida. [Coordinator: Marcus Berman, Surveyor] 4. OTHER BUSINESS 5. ADJOURN HEX 6-23-2016 ASW—PL201 50002369/ Teresa L. Cannon RACETRAC VAC—PL201 50002788 From: Reischl, Fred Sent: Friday, May 27, 2016 3:22 PM To: Minutes and Records Cc: Bellows, Ray; Bosi, Michael; Patricia L. Morgan; Neet,Virginia; Rodriguez,Wanda; PageErin; Kendall, Marcia; Berman, Marcus Subject: Ad Request - RaceTrac at Palm ASW/VAC Attachments: Ad Request - HEX.docx;Ad Request - HEX - signed.pdf Please process the attached and acknowledge receipt at your earliest convenience. Also, please send confirmation for approval prior to processing. Thanks! Fred Fred Reischl, AICP Principal Planner Zoning Division Phone: 239-252-4211 colliergov.net Co er County Under Florida Law,e-mail addresses are public records.If you do not want your e-mail address released in response to a public records request,do not send electronic mail to this entity.Instead,contact this office by telephone or in writing. 1 Teresa L. Cannon From: Rodriguez,Wanda Sent: Friday, May 27, 2016 3:25 PM To: Minutes and Records Cc: Reischl, Fred; Berman, Marcus;Ashton, Heidi; Stone, Scott Subject: re:Ad Request - RaceTrac at Palm ASW/VAC Attachments: Ad Request - HEX.docx; Ad Request - HEX - signed.pdf This ad request has been reviewed and approved by the County Attorney's office. 'Wanda Rodriguez, .ACP Advanced Certified ParaCegaC Office of the County Attorney (239)252-8400 From: ReischlFred Sent: Friday, May 27, 2016 3:22 PM To: Minutes and Records Cc: BellowsRay; BosiMichael; Patricia L. Morgan; NeetVirginia; RodriguezWanda; PageErin; KendallMarcia; BermanMarcus Subject: Ad Request - RaceTrac at Palm ASW/VAC Please process the attached and acknowledge receipt at your earliest convenience. Also, please send confirmation for approval prior to processing. Thanks! Fred Fred Reischl, AICP Principal Planner Zoning Division Phone: 239-252-4211 colliergov.net Goer County Under Florida Law,e-mail addresses are public records.If you do not want your e-mail address released in response to a public records request,do not send electronic mail to this entity.Instead,contact this office by telephone or in writing. 1 Teresa L. Cannon From: Minutes and Records To: Reischl, Fred Subject: RE:Ad Request - RaceTrac at Palm ASW/VAC The proof will be sent as soon as we received it. From: Reischl, Fred Sent: Friday, May 27, 2016 3:22 PM To: Minutes and Records<MinutesandRecords@collierclerk.com> Cc: Bellows, Ray<RayBellows@colliergov.net>; Bosi, Michael <MichaelBosi@colliergov.net>; Patricia L. Morgan <patricia.morgan@collierclerk.com>; Neet,Virginia <VirginiaNeet@colliergov.net>; Rodriguez, Wanda <WandaRodriguez@colliergov.net>; PageErin <ErinPage@colliergov.net>; Kendall, Marcia <MarciaKendall@colliergov.net>; Berman, Marcus<MarcusBerman@colliergov.net> Subject:Ad Request- RaceTrac at Palm ASW/VAC Please process the attached and acknowledge receipt at your earliest convenience. Also, please send confirmation for approval prior to processing. Thanks! Fred Fred Reischl, AICP Principal Planner Zoning Division Phone: 239-252-4211 colliergov.net Go er County Under Florida Law,e-mail addresses are public records.If you do not want your e-mail address released in response to a public records request,do not send electronic mail to this entity.Instead,contact this office by telephone or in writing. I 1 May 25, 2016 Collier County Hearing Examiner Public Hearing Advertising Requirements Please publish the following Advertisement on June 3,2016,and furnish proof of publication to the attention of Fred Reischl, Principal Planner in the Growth Management Department, Zoning Division, Zoning Services Section,2800 North Horseshoe Drive, Naples, Florida 34104. The advertisement must be a legal advertisement. The advertisement may be placed in that portion of the newspaper where legal notices and classified advertisements appear. Please reference the following on ALL Invoices: DIVISION:ZONING [Zoning Services Section) FUND &COST CENTER: 131-138326-649100-00000 PURCHASE ORDER NUMBER: 4500161942 Account Number: 076397 , Authoriz• 1 Designee signature for HEX Advertising PL NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Hearing Examiner(HEX) commencing at 5:00 P.M.,on Thursday,June 23,2016, in the Board of County Commissioners meeting room,third floor, Collier County Government Center, 3299 East Tamiami Trail,Naples FL. If the meeting continues past 9:00 P.M., it will be continued to Thursday,June 30, 2016, commencing at 5:00 P.M. in the same location. The purpose of the hearing is to prepare a findings of fact and recommendation to the Collier County Board of Zoning Appeals/Board of County Commissioners in the following petitions: PETITION NO. ASW-PL20150002369 —Racetrac Petroleum, Inc. requests a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.B of the Land Development Code, for property located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County,Florida [Companion to Right-of- Way Vacation VAC-PL20150002788]. And PETITION NO.VAC-PL20150002788—Racetrac Petroleum,Inc.requests the vacation of the County and the public interest in an unimproved 30-foot wide public right-of-way described as "Avenue "B" and a portion of an unimproved 30-foot wide public right-of-way described as "First Street," according to the Col-Lee-Co Terrace subdivision plat, as recorded in Plat Book 1, Page 32 of the Public Records of Collier County. The subject property is located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida [Companion to Automobile Service Station Distance Waiver ASW-PL20150002369]. All interested parties are invited to appear and be heard. All materials used in presentation before the Hearing Examiner will become a permanent part of the record. 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, Florida 34112-5356, (239) 252-8380, at least two days prior to the meeting. Mark Strain, Chief Hearing Examiner Collier County, Florida Ann P. Jennejohn From: Rodriguez,Wanda Sent: Tuesday, May 31, 2016 8:35 AM To: Ann P.Jennejohn Cc: Reischl, Fred; Berman, Marcus;Ashton, Heidi; Stone, Scott Subject: RE:Ad Request - RaceTrac at Palm ASW/VAC Scott Stone states that the company's official name is with a lower case "t", as written in the ad request. Thanks for checking! 'Wanda Rodriguez, MCP .Advanced Certified ParaCegaC Office of the County.Attorney (239)252-8400 di From: Ann P. Jennejohn [mailto:Ann.Jennejohn©collierclerk.com] Sent: Tuesday, May 31, 2016 8:30 AM To: RodriguezWanda Cc: ReischlFred; BermanMarcus; AshtonHeidi; StoneScott Subject: Ad Request- RaceTrac at Palm ASW/VAC Good Morning, I'll sevtd this Racetrac ad (running Friday) to NDN right away and will forward the proof for staff's approval a.s.a.p. Quick question and it may vtot make a difference, but is the "t" in Racetrac capitalized? RaceTrac vs. Racetrac? I thought I'd ask before I sevtd it to the newspaper. Ann Jennejohn, Deputy Clerk Clerk of the Circuit Court Clerk to the Value Adjustment Board Collier County Board Minutes & Records Dept. 239-252-8406 Fax 239-252-8408 From: Rodriguez,Wanda Sent: Friday, May 27, 2016 3:25 PM To: Minutes and Records<MinutesandRecords@collierclerk.com> Cc: Reischl, Fred <FredReischl@colliergov.net>; Berman, Marcus<MarcusBerman@colliergov.net>;Ashton, Heidi <HeidiAshton@colliergov.net>;Stone, Scott<ScottStone@colliergov.net> Subject: re:Ad Request- RaceTrac at Palm ASW/VAC This ad request has been reviewed and approved by the County Attorney's office. 1 NDN Account #076397 Corporate Account #507876 May 31, 2016 Attn: Legals Naples News Media 1100 Immokalee Road Naples, FL 34110 Re: ASW-PL20150002369/VAC-PL20150002788 Dear Legals: Please advertise the above referenced notice on Friday, June 3, 2016 and send the Affidavit of Publication to this office. Thank you. Sincerely, Ann Jennejohn, Deputy Clerk P.O. #4500168030 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Hearing Examiner (HEX) commencing at 5:00 P.M., on Thursday,June 23, 2016, in the Board of County Commissioner's Meeting Room, Third Floor, Collier County Government Center, 3299 Tamiami Trail East, Naples, FL. If the meeting continues past 9:00 P.M., it will be continued to Thursday, June 30, 2016, commencing at 5:00 P.M. in the same location. The purpose of the hearing is to prepare a findings of fact and recommendation to the Collier County Board of Zoning Appeals/Board of County Commissioners in the following petitions: PETITION NO. ASW-PL20150002369 — Racetrac Petroleum, Inc. requests a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.B of the Land Development Code, for property located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida [Companion to Right-of-Way Vacation VAC-PL20150002788]. And PETITION NO. VAC-PL20150002788 — Racetrac Petroleum, Inc. requests the vacation of the County and the public interest in an unimproved 30-foot wide public right-of-way described as "Avenue "B" and a portion of an unimproved 30-foot wide public right-of-way described as "First Street," according to the Col-Lee-Co Terrace subdivision plat, as recorded in Plat Book 1, Page 32 of the Public Records of Collier County. The subject property is located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida [Companion to Automobile Service Station Distance Waiver ASW-PL20150002369]. All interested parties are invited to appear and be heard. All materials used in presentation before the Hearing Examiner will become a permanent part of the record. 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, Florida 34112-5356, (239) 252-8380, at least two days prior to the meeting. Mark Strain, Chief Hearing Examiner Collier County, Florida 4 t--/6 R. ara°mss Memorandum of Law Fact-Based Citizen Testimony as Competent Substantial Evidence. Under the correct legal standard, even layperson, non-expert testimony in a zoning compatibility is perfectly permissible and constitutes substantial competent evidence, so long as it is fact-based. Mere generalized statements of opposition are to be disregarded, but fact-based testimony is not to be disregarded and can be competent, substantial evidence. Metropolitan Dade County v. Blumenthal 675 S.2d 598 (Fla. Dist. App. 3d 1996). In Blumenthal, the lay testimony went to the incompatibility of the proposed development with the surrounding uses, was found to be sufficient, based on essentially undisputed facts in the record about the adjacent existing development and existing zoning around the subject site. The only documentary information apparent from the face of the Blumenthal opinion included a diagram of existing development and zoning introduced by the lay witness without objection from the applicant and a county planning map of the general area. Later cases apply the Blumenthal principle to citizen testimony and other evidence in different settings, further explicating the standard. Miami-Dade County v. Walberq, 739 So. 2d 115 at 116-117 (Fla. 3d DCA, 1999) (finding neighbors'testimony and site map to constitute substantial competent evidence); Metro. Dade County v. Sec. 11 Prop. Corp., 719 S.2d 1204, 1205 (Fla. 3d DCA 1998), rev. denied, 735 S.2d 1287 (Fla. 1999) (lay testimony on incompatibility, plus documentary evidence of record, including a proposed site plan, elevation drawings, aerials, photographs); Metro. Dade County v. Sportacres Dev. Group, Inc., 698 S.2d 281, 282 (Fla. 3d DCA 1997) (lay testimony that the proposed development would be incompatible with the existing adjacent community, bolstered by maps and other zoning records). Ann P. Jennejohn To: legals@naplesnews.com Subject: ASW-PL20150002369 Attachments: ASW-PL20150002369.doc; ASW-PL20150002369.doc Good Morvtivtg, Pleased advertise the attached this Friday, June 3rd, 2016. Thavtk you. ANvt Jennejohnt, Deputy Clerk Clerk of the Circuit Court Clerk to the Value Adjustment Board Collier County Board Mivtutes & Records Dept. 239-252-8406 Fax 239-252-8408 1 Ann P. Jennejohn From: Ann P.Jennejohn Sent: Tuesday, May 31, 2016 10:26 AM To: Naples Daily News Legals Subject: ASW-PL20150002369 Attachments: ASW-PL20150002369.doc;ASW-PL20150002369.doc Good Morvtivtg, Pleased advertise the attached this Friday, June 3rd, 2016. Thank you. Anvt Jennejohn, Deputy Clerk Clerk of the Circuit Court Clerk to the Value Adjustment Board Collier County T3oard Minutes & Records Dept. 239-252-8406 Fax 239-252-8408 1 Ann P. Jennejohn From: ivonne.gori@naplesnews.com Sent: Tuesday, May 31, 2016 1:08 PM To: Ann P.Jennejohn Cc: Ivonne Gori Subject: Ad: 1117355, NOTICE OF PUBLIC HEARING Notice is h Attachments: COLLIERCOU-16-1117355-1.pdf Attached is the document you requested. Please review and let us kvtow if you have any questions. Tkavtk you. Ivonne Gori Legal Advertising Specialist Naples Daily News/USA Today Network 0: 23 9.213.6061 F: 23 9.263.4307 E:ivovwte.gori@NaplesNews.cowt A: 1100 Ivvtwtokalee Road Naples, FL 341-1-0 1 > Ad Proof Sales Rep:Ivonne Gori(N9103) Phone:(239)262-3161 Email:ivonne.gori@naplesnews.com " Mill11111111111111111111111111,- ' .‘11111111111111111111111M Date:05/31/16 This is a proof of your ad scheduled to run on the dates indicated below. Account Number:507876(N076397) Please confirm placement prior to deadline by contacting your account Company Name:COLLIER COUNTY HEX rep at(239)262-3161 . Ad Id: 1117355 P.O.No.:45-168030 Total Cost:$315.75 Contact Name: Email:AshleyLang@colliergov.net Tag Line:NOTICE OF PUBLIC HEARING Notice is h Address:3299 TAMIAMI TRAIL EAST#700,NAPLES,FL,34112 Start Date:06/03/16 Stop Date:06/03/16 Phone:(239)252-5851 Fax:(000)000-0000 Number of Times:1 Class: 16250-Public Notices Publications:ND-Naples Daily News,ND-Internet-naplesnews.com I agree this ad is accurate and as ordered. NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Hearing Examiner (HEX) commencing at 5:00 P.M.,on Thursday,June 23,2016,in the Board of County Commissioner's Meeting Room, Third Floor, Collier County Government Center, 3299 Tamiami Trail East, Naples, FL. If the meeting continues past 9:00 P.M., it will be continued to Thursday,June 30,2016,commencing at 5:00 P.M.in the same location.The purpose of the hearing is to prepare a findings of fact and recommendation to the Collier County Board of Zoning Appeals/Board of County Commissioners in the following petitions: PETITION NO.ASW-PL20150002369-Racetrac Petroleum, Inc. requests a waiver from the minimum required separationof 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.6 of the Land Development Code,for property located on the south side of U.S.41 between Frederick Street and Palm Street in Section 11,Township 50 South,Range 25 East,Collier County, Florida [Companion to Right-of-Way Vacation VAC- PL20150002788]. And PETITION NO. VAC-PL20150002788- Racetrac Petroleum, Inc. requests the vacation of the County and the public interest in an unimproved 30-foot wide public right-of-way described as "Avenue"B"and a portion of an unimproved 30-foot wide public right-of-way described as"First Street,"according to the Col- Lee-Co Terrace subdivision plat,as recorded in Plat Book 1,Page 32 of the Public Records of Collier County.The subject property is located on the south side of U.S.41 between Frederick Street and Palm Street in Section 11,Township 50 South, Range 25 East,Collier County,Florida[Companion to Automobile Service Station Distance Waiver ASW-PL20150002369]. All interested parties are invited to appear and be heard. All materials used in presentation before the Hearing Examiner will become a permanent part of the record. If you are a person with adisabilitywho 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,Florida 34112-5356, (239)252-8380,at least two days prior to the meeting. Mark Strain, Chief Hearing Examiner Collier County,Florida June 3,2016 No.111 Thank you for your business. Our commitment to a quality product includes the advertising in our publications. As such,Journal Media Group reserves the right to categorize,edit and refuse certain classified ads.Your satisfaction is important. If you notice errors in your ad,please notify the classified depart- ment immediately so that we can make corrections before the second print date. The number to call is 239-263-4700. Allowance may not be made for errors reported past the second print date.The Naples Daily News may not issue refunds for classified advertising purchased in a package rate;ads purchased on the open rate may be pro-rated for the remaining full days for which the ad did not run. Ann P. Jennejohn From: Ann P.Jennejohn Sent: Tuesday, May 31, 2016 1:53 PM To: Rodriguez, Wanda; Reischl, Fred; Berman, Marcus Subject: Racetrac Petitions ASW-PL20150002369 &VAC-PL20150002788 (6-23-16 HEX) Attachments: COLLIERCOU-16-1117355-1.pdf Hi there, The legal notice for Racetrac Petition ASW-PL20150002369 and (companion) Petition VAC- PL2015000278 8, that will run this Friday Juvte 3rd and be heard by the Hearing Examiner Juvte 23rd, is attached for your review and approval. Please let vete kvtow of any necessary changes a.s.a.p. Thank you. Avtvt Jennejohn, Deputy Clerk Clerk of the Circuit Court Clerk to the Value Adjustment I3oard Collier County Board Minutes & Records Dept. 239-252-8406 Fax 239-252-8408 Original Message Frowt: ivovtvte.gori@vtaplesvtews.cowt [wtailto:ivovtvte.gori@vtaplesvtews.cowt] Sevtt: Tuesday, May 31, 2016 1:08 PM To: Avtvt P. Jennejohn <Avtvt.Jevwtejohvt@collierclerk.covvt> Cc: Ivovwte Gori <ivovtvte.gori@vtaplesvtews.covvt> Subject: Ad: 1117355, NOTICE OF PUBLIC HEARING Notice is In Attached is the document you requested. Please review and let us know if you have any questions. Thank you. Ivovtvte Gori I Legal Advertising Specialist Naples Daily News/USA Today Network 0: 2367.2_13.6061- F: 39.213.6061F: 23 9.263.4307 E:ivovwte.gori@NaplesNews.cowi A: 1100 Iwtwtokalee Road I Naples, FL 34110 Ann P. Jennejohn From: Berman, Marcus Sent: Tuesday, May 31, 2016 2:03 PM To: Ann P. Jennejohn; Rodriguez, Wanda; Reischl, Fred Subject: RE: Racetrac Petitions ASW-PL20150002369 &VAC-PL20150002788 (6-23-16 HEX) Looks good. Marcus L. 13erwtan1, P.S.M. Couvtty Lavtd Surveyor Pevelopwtevtt Review Division. Growth Mavtagewtevtt Pepartvv,evtt 2800 N. Horseshoe Drive Office: (239) 252-6885 0 Please consider the evtvirortwtentt before privttirtg this email. **Upcowtivtg out of office Movtday-May 30 Origivtal Message Frowt: Antvt P. Jevtvtejohvt [wtailto:Avtvt.Jevtvtejohvt@collierclerk.cowt] Sevtt: Tuesday, May 31, 201-6 1:53 PM To: RodriguezWavtda <WavtdaRodriguez@colliergov.vtet>; ReischlFred <FredReischl@colliergov.vtet>. 13erwtavtMarcus <MarcusT3erwtavt@colliergov.vtet> Subject: Racetrac Petitiovts ASW-PL2O1S0002369 Sr VAC-PL201s0002788 (6-23-16 HEX) Hi there, The legal vtotice for Racetrac Petition. ASW-PL2O1s0002369 avid (cowtpavtiovt) Petition. VAC- PL2O15OOO2788, that will run. this Friday Juvte 3rd avid be heard by the Heariv.g Exawtivter Juvte 23rd, is attached for your review avtd approval. Please let wte kvtow of avty ntecessary chavtges a.s.a.p. Thavtk you. Avtvt Jevtntejohvt, Deputy Clerk 1 Ann P. Jennejohn From: Reischl, Fred Sent: Tuesday, May 31, 2016 3:33 PM To: Berman, Marcus; Ann P.Jennejohn; Rodriguez, Wanda Subject: RE: Racetrac Petitions ASW-PL20150002369 &VAC-PL20150002788 (6-23-16 HEX) Agreed. Original Message From: 13ervnanMarcus Sevtt: Tuesday, May 31-, 2016 2:03 PM To: Ann P. Jennejohn <Ann.Jennejohn@collierclerk.covvt>; RodriguezWavtda <WandaRodriguez@colliergov.net>; ReischlFred <FredReischl@colliergov.net> Subject: RE: Racetrac Petitions ASW-PL20150002369 & VAC-PL2O150002788 (6-23-16 HEX) Looks good. Marcus L. Berman, P.S.M. County Land Surveyor Development Review Division Growth Management Department 2800 N. Horseshoe Drive Office: (239) 252-6885 0 Please consider the environment before printing this email. "Upcoming out of office Monday-May 30 Original Message From: Ann P. Jennejohn [wtailto:Ann.Jennejohn@collierclerk.covn] Sent: Tuesday, May 31, 2016 1:53 PM To: RodriguezWanda <WandaRodriguez@colliergov.net>; ReischlFred <FredReischl@colliergov.net>; l3ervvtanMarcus <Marcusf3erwan@colliergov.net> Subject: Racetrac Petitions ASW-PL20150002369 & VAC-PL2O150002788 (6-23-16 HEX) Hi there, 1 Ann P. Jennejohn From: Rodriguez,Wanda Sent: Wednesday,June 01, 2016 8:12 AM To: Ann P.Jennejohn Cc: Reischl, Fred; Berman, Marcus Subject: RE: Racetrac Petitions ASW-PL20150002369 &VAC-PL20150002788 (6-23-16 HEX) Looks good here too. Wanda Rodriguez, ACP Advanced Certified Paralegal Office of the County Attorney (239) 252-8400 Origivtal Message From: ReischlFred Sevtt: Tuesday, May 31-, 2016 3:33 PM To: BerwtariMarcus, Ann P. Jennejohn; RodriguezWavtda Subject: RE: Racetrac Petitions ASW-PL201500023(o9 & VAC-PL20150002.788 (6-23-16 HEX) Agreed. Original Message Frowt: 13erwtavtMarcus Sent: Tuesday, May 31-, 201-6 2:03 PM To: Ann P. Jennejohn <Avtvt.Jevtvtejohvt@collierclerk.cowt>, RodriguezWavtda <WavtdaRodriguez@colliergov.vtet>; ReischlFred <FredReischl@colliergov.vtet> Subject: RE: Racetrac Petitiovts ASW-PL201500023G9 & VAC-PL20150002788 (6-23-1-6 HEX) Looks good. Marcus L. l3erwtavt, P.S.M. County Lavtd Surveyor Development Review Division Growth Management Department 2800 N. Horseshoe Drive 1 Ann P. Jennejohn From: Ann P.Jennejohn Sent: Wednesday,June 01, 2016 8:31 AM To: 'ivonne.gori@naplesnews.com' Subject: RE: 1117355, NOTICE OF PUBLIC HEARING Notice is h Looks good !vovtvte, please publish this Friday, Juvte 3, 2016. Thavtkyou! Avtvt Jevtvtejohvt, Deputy Clerk Clerk of the Circuit Court Clerk to the Value Adjustvvtevtt Board Collier Couvtty Board Mivtutes & Records Dept. 23q-252-8406 Fax 239-252-8408 Origivtal Message From: ivovwte.gori@vtaplesvtews.cowt [wailto:ivovtvte.gori@vtaplesvtews.cowt] Sev.t: Tuesday, May 31, 2016 1:08 PM To: AL'w P. Jevwtejohvt <Avtvt.Jevtvtejohvt@collierclerk.cowt> Cc: Ivovtvte Gori <ivovwte.gori@vtaplesvtews.covvt> Subject: Ad: 1117355, NOTICE OF PUBLIC HEARING Notice is h Attached is the docuwtevtt you requested. Please review avid let us kvtow if you have avty questiovts. Thavtk you. Ivovtvte Gori Legal Advertisivtg Specialist Naples Daily News/USA Today Network 0: 239.213.6061- F: 39.213.6061F: 2.3q.263.4307 E:ivovtvte.gori@NaplesNews.cowt A: 1100 Iwtwtokalee Road Naples, FL 34110 1 =UMW NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Hearing Examiner (HEX) commencing at 5:00 P.M., on Thursday, June 23, 2016, in the Board of County Commissioner's Meeting Room, Third Floor, Collier County Government Center, 3299 Tamiami Trail East, Naples, FL. If the meeting continues past 9:00 P.M., it will be continued to Thursday,June 30,2016, commencing at 5:00 P.M. in the same location. The purpose of the hearing is to prepare a findings of fact and recommendation to the Collier County Board of Zoning Appeals/Board of County Commissioners in the following petitions: PETITION NO. ASW-PL20150002369 - Racetrac Petroleum, Inc. requests a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.6 of the Land Development Code, for property located on the south side of U.S.41 between Frederick Street and Palm Street in Section 11,Township 50 South, Range 25 East, Collier County, Florida [Companion to Right-of-Way Vacation VAC- PL20150002788]. And PETITION NO. VAC-PL20150002788 - Racetrac Petroleum, Inc. requests the vacation of the County and the public interest in an unimproved 30-foot wide public right-of-way described as "Avenue"B"and a portion of an unimproved 30-foot wide public right-of-way described as "First Street," according to the Col- Lee-Co Terrace subdivision plat,as recorded in Plat Book 1,Page 32 of the Public Records of Collier County.The subject property is located on the south side of U.S.41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East,Collier County,Florida[Companion to Automobile Service Station Distance Waiver ASW-PL20150002369]. All interested parties are invited to appear and be heard. All materials used in presentation before the Hearing Examiner will become a permanent part of the record. If you are a person with adisabilitywho 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, Florida 34112-5356, (239)252-8380,at least two days prior to the meeting. Mark Strain, Chief Hearing Examiner Collier County,Florida June 3,2016 No.111 ?'apLrø BiaiLii NaplesNews.com Published Daily Naples,FL 34110 Affidavit of Publication State of Florida Counties of Collier and Lee Before the undersigned they serve as the authority, personally appeared Daniel McDermott who on oath says that he serves as Inside Sales Manager of the Naples Daily News,a daily newspaper published at Naples,in Collier Coun- ty, Florida;distributed in Collier and Lee counties of Florida;that the attached copy of the advertising was published in said newspaper on dates listed. Affiant further says that the said Naples Daily News is a newspaper published at Naples, in said Collier County, Florida,and that the said newspaper has heretofore been continuously published in said Collier County, Florida; distributed in Collier and Lee counties of Florida, each day and has been entered as second class mail matter at the post office in Naples,in said Collier County,Florida,for a period of one year next pre- ceding the first publication of the attached copy of advertisement;and affiant further says that he has neither paid nor promised any person,or corporation any discount,rebate,commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Customer Ad Number Copyline P.O.# COLLIER COUNTY HEX 1117355 NOTICE OF PUBLIC HEA 45-168030 Pub Dates June 3,2016 R.�li..ei� -re 7 7 (Sign ure of affiant) lidlrisdbrilhigillraividerdwiduhrimbe Sworn to and subscribed before me 4 Orik, IVONNE GORI 0 This June 08, 16 -, �, Notary Public-State of Florida • I •i Commission ,r FF 900870 -/ ' �.O&' My Comm.Expires Jul 16.2019 rnA '‘ Bonded through National Notary MMI. ,PAS Imirmrpowirrorroarmwerporrowirrowili (Signatur of affiant) ' • a) NAPLES DAILY NEWS et Friday,June 3,2016 a 19D V y Homes/Out of state Automobiles for Sale Vehicles Wanted V..'ir. . ZO BIG CANOE.W-Now attept- CNRYKLE0. PACIFlCA 2004. PREMIER MOTOR CARS 34102,Intends to register the THAI UPON CAFE 5TH AVENUE g short term reservations 68`700 ml.,3rd row seating Cars/Trucks/Classics aid name With the Diving^ NOTICE OF INTENT for 2/2 cabin on 3 acres in /lent condition,$4.904 We pay Top Dollar f Corporations f the TO REGISTER FICTITIOUS Florida the exclusive Biresort s Canoe Bgals/Motors/Marine NISSANOBO239-595-0274. For Clean Tallahassee,Florida.[Dated aof t NAME Z north mountain Atlanta.Hot htub our MAXIMA 2012,pearl Call Doug Mont! Naples,Florida,May 27,2016. NOTICE OF ACTION N deck and glorious views. Ot la, T SEAD00 nt cond., -h white,.$160009080.adult (239)2214000 CONCIERGE PERSONAL CT Enjoy If,tennis,hiking, trailer,86900 a(2391877-4450 284.3577 or X479-619-7560. TRAINING Notice Under Fictitious Q nearby waterfalls. Explore&shop STEARNS MOTORS June 3,2016 No.1118918 Name Law Pursuant t0 mountain towns.For AFRER UPPER-21'Deck Boat. MOST TRUSTED Section 865.09, Florida photos,rates and availabil- Sports and lm for&trailer$1,500 ob0 ports BUYER Since 1977. Statutes NOTICE IS HEREBY W ty see listing#495166 On Ca11(815)530-2731 All Vehicles wantedQ GIVEN that the undersigned, VNBO.com or 706-579-1233. 'N BMW 3MCI CemertlMe Rod or Jim(239)774-7360 Real Estate Patricia Walcott, desiring to (706)5794233 'WI in exellent condition. gage i business der IdK mi.56,900.(239)871-4450. 77Hres oc ¢like h. the fictitious name f Thai FORMULA Auto Parts&Ace P�' tit Cafe Sth Avenue located 2893 BYW CONVERTIBLE _ Waiite'I 1�,Rent 39Kmi.silver.Beautiful cond.. t 489 5th Avenue 5., In the K New top motors.Never 1 NEW ZEON coo TIRE, lOCOL�fTEC{S County of`Oilier, Naples, J CLASSY CHRISTIAN WOMAN salt$31(aove book but well I23S13Rie, . used.489. Florida 4102, intends to seeks a room/condo/ - worth it.$13 900 firm.Call (239)384-9988.never CO s IMC register the said name with house-sitting ASAP.Prefer for vleWing(239)2094542 NOTICE OF INTENT te Division of Corporations gated community.Chaired CAPTAIN'S LICENSEO REGISTER FICTITIOUS of the Florida Department of Bags for American Cancer HONDA ACCORD COEK-2003. NAME State, Tallahassee, Florida. L's a Society.Exc.references. Naples OUPV-6-pak One owner, all service Dated at Naples,Florida,May (339)919-2000 lune 13011 817-435-3187 records,garage kept.277k NOTICE OF ACTION 25,2016. Indoor Summer Storage highway miles,Have learfax THAI,201 CAFE 5TH AVENUE O available in Naples for post- n report.Beautiful tan leather Notice Under Fictitious Name lune 3,2016 No.1118896 Q fried boat models!Trailer interior.All options except Notirl' Law Pursuant to Section not required.Air circulation navigation.Really Great run- 865.09, Florida Statutes U = W system in building. 9 condition.Make an offer CHINA STAR CHINESE NOTICE IS HEREBY GIVEN Brokerage service available! $2950.(339)293-0888. AMERICAN RESTAURANT that the undersigned,Benson There's L• Q U Call Denny for more info. MEK mi., DSO 2006. NOTICE OF INTENT Blackburn,LLC, desiring to _ 2KSAND3589 40K mi.,$14,495.Exc.cond. TO REGISTER FICTITIOUS gage business der •- Businesses/Sale KAYAKS AND CANOES Sport/Prem.pkgs.Nonamok- NAME the fictitious name o}IMC, no place Q ~ Sales,Rentals,Equipment e.Naples 305-810-8293 text located t i1t Vanderbilt l r T NOTICE OF ACTION Beach Road,Suite 501,in the 1l Imp here. Q 0 ITALIAN RESTAURANT ESTERO RIVER(239)992-0050. County of Collier, Naples, 1' e I iP¢2Eea ROYAL HARBOR BOAT Kip Sport Utility Vehicles Notice Under Fictitious Name Florida 31108, Intends to U Z Z to Sale. for rent.only es minutes to Law Pursuant to Section register me said name with touted in fast growing area Gulf,includes electric& MERCURY MOUNTAINEER- 865.09, Florida Statutes the Division of Corporations Real Estate of East Naples. water!(239)777-4612. 2000. mi.NADA Price NOTICE IS HEREBY GIVEN f the Florida Department Of Turnkey.MAKEOFFER! $4,200.Sell price$3,995. that the undersigned Chow State Tallahassee, Florida. start Today! (239)]34-0098. Hwa Cnens LLC, desiring to Dated at Naples,Florida,May 239-393-6674 Campers&RV's engage In business under the 20,1016. V) Serious Inquire.Odyl 32'INDEPENDENCE by Gulf- Motorcycles/M,ip,•1 fictitious name of China Star IMC Ne Brakasl stream Class C mgtorhome Chined At 101ican Restaurant, June 3,2016 No.1118139 rel 11) 2003,29,000 miles.asking BMW 1200RS 2003 blue and located of 1111 Homestead Rd. Offices-Warehouse/Sale $15,000. (239)7774618. white mint undltlN,859N. Neliigh AneIn the;°Florida of 33936 in RAT WALCOTT DESIGNS O Call eass13/7.4451. NOTICE OF INTENT WANTED ALL MOTOR HOMES Intends to register the said TO REGISTER FICTITIOUS N AMBFwvnFULSUrITS AND CAMPERS.NS.Any cond. Vans name with the Division of NAME localfieds FROM$295.With conference Cash Paid. (954)789-7530. Corporations of the Florida r0 f room.Call 2394434600 CHRYSLER TOWN a COUNTRY De artmeM State, NOTICE OF ACTION Recreational storage 2014.Wheelchair Van with TaaMhassee Florida.Dated of © A3500 KQ.fT.ROME fOR SALE 10"lowered fir,ramp&tit Na01CHIF1UfSTARCHINESE16 llnmiee lawnd"Pursuatntioto downs.(239)494-8267. Section gam% Florida 0,i..,tlf Sal. (0 E !n Dated community which AMERICAN RESTAURANT Q) - incorporates 5 garages and lune 3,1016 No.1118940 Statutes NOTICE IS HEREBY Dace fora 45ft RV.Call for GIVEN that the undersigned, NOTICE OF PUBLIC to details.(239)405-8852. CONCIERGE PERSONAL Patricia Walcott, desiring to SALE: DEALER'S CHOICE >+ C Q ABSOLUTELY ALL AUTOK- - Financial STORAGE: MOTORHOMES Wanted!Dead or Alive Top$ TRAINING gage business der TRANSPORT,LLC gives Notice f U RVsboat, uto. Co red FREE PICK UP 239-26e U0 NOTICE OF INTENT the fictitious name Pat f Foreclosure o1 Lien and N C U available.(239)643-0447 TO REGISTER FICTITIOUS Walcott Designs,located at Intent to sell these vehicles > C.J NEED CASK?We buy oNY1N CARS/TRUCKS WANTED NAME 499 Saddlebrook Lane,In the 6/1/2016,8:00 am at 6203 financed mortgages. Sell Your Used or Damaged County of Collier,I Naples, JANES LN NAPLES,Fl.34109- 73 (v Restive money afre temp 2000-2016norot iationwid NOTICE OF ACTION Florida lets 34110, intends to 6228,pursuant to subsection �n Geta quote. Ronne Towing. ay. register the said name with 713.78 of the Florida Q xxY 0 su(11SI8614N3 Freer p.Same Da Notice Under Fictitious Name the a Florida Corporations Statutes. DEALER'S CHOICE v/ coMNeeeSs Ims6 ip Pick-Up AH4.6 -vailable: Law Pursuant to Section tale Tallahassee, e. TRANSPORT,LLC reserves the CYN/-65T-ISN 865.09, Florida Statutes Stat¢ Tallahassee, Florida. right to accept or reject any Automobiles for Sale NOTICE IS HEREBY GIVEN Dated et Naples,Florida,May ad/or all bids. Money to Loan CORVETTES WANTED-To that the undersigned,Sherida 25.3016. 2000 ISM/RODEO-4 WD, dollar.Cash today.Call Ostler,desiring[ 9aycin PAT WALCOTT DESIGNS IGCDTI9XXW8162954 1998 tow pito.122K mi.excellent 809-3660 or 941-923-3423 business under the efit'dious June 3,2016 No.1118860 CHERVROLET .� BRIDGE LOANS c0 d.53500.(239)821.8052 Of Concierge Personal lune 3,2016 No.1119020 On Commercial PropertyLARGEST BUYER N FL-Autos, Training,located at 409 5th Nee 3-5 Yr.836. KI .Interest Only CHEVROLET IMPALA SS 2007. trucks,RV's,cycles. K to Avenue S., n the County of Request for Bids Requi's!!,.r Bi(Is . Local Investor. black,cell15.3L,956 miles, SINK.Dave,(239)150-2000 Collier,in Naples, Florida 901-631-619] $8800.Call(239)566-3463. INVITATION TO BID I,. 'hi ice 0,lire Notice Of Sale The School Board of Collier County,Florida,will accept Sealed N NOTICE OF CLOSED EXECUTIVE SESSION NOTICE OF SALE Bidsdatehnof di below of Director of Purchasing until 2:00 p.m.on theThe Bonita Springs Fire Control&Rescue District Board } NOTICE OF PUBLIC NOTICE SALE Is hereby given,that we will g��p Dr ga11 or otherwise dispose of the contents of the following sell 1-0 TITLF OPEN N In Commissioners will hold closed executive session for the storage units in order to satisfy the delinquent storage lien 1-89 Mold&Water Remediation Services June 23,2016 in purpose of collective bargaining negotiations.The meeting will placed in accordance with the State of Florida Statute 83.806. Xbe held on Monday,lune 132016 at 3:30 p. .The meeting Il be Scope of work and r4. meats i ht•: en _ held at Station Four,27701 Bonita Grande Drive,Bonita Springs, UNIT# NAME CONTENTS •=n 1•=seam ••li-r b•e uOF .37 FL.FS 441.605(1). All Franklin Stork,Ill Household asp.=sea - •=;;:mi='' or ca 39-377-0. . 0 June 3 2016 No.1118841 All Franklin Stork,III Household r < U < C113 Dmitri Granovski, Primelife The School Board of Collier C.M.Florida ✓ \ -1....'..' "1''" Communications-Furniture 8y:/s/Dr.Kamela Patton r Z N Z Public sale to general public conducted Friday June 17,2016. Superintendent of Schools LEGAL NOTICE/REVISED Time:10:00 AM. tte Self Storage of Naples,400 Goodlette Authorized by: Rd N,NatHes Fl.34102.239-263-8588.Unittents sold to Nancy Sirko,Director of Purchasing Notice is hereby given that the Naples City Council will hold a highest bidder.Open door sale.Cash,Visa,MC Discover only. lune 2&3 2016 Nu.1117501 meeting beginning at 8:30 a.m.,Wednesday,lune 15,2013,13 City $150 cosh clean out deposit(refundable)William R.Thomas. a) Council Chambers,735 Eighth Street South,Naples,FL,34102. Auctioneer AU 2146.Bill Roye Auctions ab737; Request(or Bids Q Among the public hearing to be considered at that meeting Is: lune3&30,2016 No.1119851 1111=P31 BID C Request for Bids Request for Bi11s ,The School Board of Collier County,Florida,will acce t Sealed E RIGHT-OF-WAY VACATIONt.oON W922 pp A Resolution determining Right-of-Way ghht-of-Way Vacation Petition 632922 INVITATION TO BID Bids in the Office of the Director of Purchasing until MO p.m.on Dto vacate approximately 3,375 square feet of the Gordon Drive the date noted below for: eU Z a ighf-ot-way along Lot 22,Block 5,Ocean View Addition plat The School Board of Collier County.Florida,will accept Request Q located at 3235 Gordon Drive. for Qualifications In the Office of the Director of Purchasing until BID SBILE upplies �P sit ▪ C T Petitioner: Naples Miracle One.LLC 2:OOp.m.on the date noted below for the following: I6-088 Plumbing Hardware,Parts& tun 421,2016 Location: 3235 Gordon Drive Supplies F- Agent: John M.Passidomo rig # ��T��QQ qp�� 7 16-091 J y round Equipment&installation lune 23.1016 Scope of work and ulrements W Irttp://WWw. A d legal description ter[kis p[Non is a fable in the Services de1R lldsaC.p1n� Qplier/bids9agency p/b d II Z (V eU Q City e/ eP1eaK 1 Streets&Stormwata 0epar[maU,295 Rivenid! asp?f=sear SBLPgdernr 102020r ca11139-3/-60//. Circle,Naples,Merida,(239)2133019. Scope of work d requirements W htto://www. N N �1 demandstaccorti� QQyylIler/blda0cy c/b'd list The School Board of Collier County,Florida Q C V HEARDTERESTED PARTIES ARE INVITED TO APPEAR AND BE as0?f=search&CPS BB8mi=1D20Sor x11139-3R7-0241. Br/s/pend nfuf Patton olz HEARD. The School Board of Colyer County,Florida Authorized by: PU7TP-e^i « �,. u H By:/s/Dr.Kamela Patton Nancy Sirko Director of Purchasing ... .9 Superintendent of Schools lune 2&3 2010 No.111017e n .JSSTTRT[ZX".T'{-.K a on o Autoreed by: i'c'a m!' 11 roams ffOOeNn winch 0the aye. heard. Nancy Sirko,Director of Purchasing Public Notices Public Notices teethwAny p Pah dl ah I ry q g eu 1 y lune 3&10,2016 No.1118975 NOTICE OF PUBLIC HEARING fort meeting may call the CityClerk's office at 213-1015 with Not:Ce Cif Sale Noti,.rr' it requests at least two business dS days before the meeting date. Notice is hereby given that a public hearing will be held at NOTICE OF SHERIFFS SALE the Collier County Heating Eimnina(NEO) g e ng t City of Naples ByPatricia le Rambosk.MMC. 1:89 PA en Thursday,lune 23,2116,in the Board of County NOTICE IS HEREBY GIVEN that pursuant to a Writ Commissioner's Center. 329 Room,Third Floor,Collier County City Clerk f Execution issued out of the Circuit Court of the Twentieth Government Center,3299 Tamiami Trail East,Naples,FL.If lune 3.2016 No.1120230 judicial Circuit in and for Collier County,Florida n the 11th the meeting continues past 9:00 P.M.,it will be continued to 1.,1 ir,171�,-,Ie day of January,2016,In the Cause wherein Frederick Wiseu is Tsday,h+ M,2816,commencing at 500 P.M.In the same Notice OI foie Plaintiff,a.qa h y Jackson Williams,W ams,lb.is Defendant,beihurng location.The purpose f the hearing top par a findings t recommendation Case No.2012.CA-489,in the said count;I,MIKE SCOTT,as f faend m ndation to the Collier County Board n f MY19dStIVIIFS Sale Sheriff f Lee County,Florida,have levieduponall o}the right, Zoning Appeals/Board of County Commissioners in the following s. NOTICE IS HEREBY GIVEN that pursuant to an Execution Issued inand to the followingand Intrest ofedescribed pro tDefendant,Sydwayo--wwit: 'lr' petitions:ns in the County Court of Collier County,Florida,on the 17th day of July,2007,In the cause Wherein FIRST SELECT,INC.,a DESCRIPTION OF PROPERTY PETITION NO.CSWPL20150002369-Racetrec Petroleum,Inc. Florida Corporation,onAsff(s)and REBECCA LEE,an individual, quests a waiver from the minimum required separation of defendant(s),and by aver C00 ant of Judy t recorded In the Personal belongings and tangible property of the defendant, 500 feet between facilities with fuel pumps pursuant to Section Official Records of Collier County,Fl in that FIRST SELECT INC. Sydney Jackson Williams,Jr.,sold as one lot. 5.05.05.B of the Land Development Code for property located "�, udgments have been assigned Sc GERARD SERVICES INC.case the south side of U.S.41 between Frederick Street and Palm Gs`rtS'T no.00-1040-CC,in said court;I.Kevin I.Rambosk,as Sheriff don Thursday,June 30th,2016.at All the Way with Bill Stree[tytin Section Il,Township 50 South,Range 25 East,Collier E of C Interest County,Florida, REBECCA LEE,all E tIn he ri o to title ike Verney Storage(Vemay Van Lines),3065 Cranford Ave.,Fort County. •[Companion to Right-of-Way Vacation VAC- fallowit described PERSONAL to-con: Myers,Florida at the hour of 10:00 A.M.,or as soon thereafter 9 property a y :,,,t I will offer for sale all of the Oe aint'sa.Sydney 2917-CHEVROLET TAHOE VN:IGNFCI3CX7D3)W laekaer W�uns.R.,right,title, tl Interest In toreceid And property at public outcry and.!11 sell the same,subject to all And on the 17th day of June,20[6,at the Collier...Sheriffs rior liens,encumbrances and judgments,If anyy,t0 the highest PETITION NO.VAC-0L201500027e8-Racetrec Petroleum,Inc. �� AndoOffice,3319 Tamiami Trail East,Naples,FL lie. at file hour of and best bidder or bidders for CASH tN HAND,the proceeds to requests the vacation of the County and the public interest in Ai 1000 a.m.,or shorty thereafter,I will offer for sale all of the be applied as far as may be to the payment of costs and the improved 30-foot wide public right-of-waydescribed as 10:00ant(s),REBECCA LEE,riht tale,and aforesaid satisfaction of the above-described Execution. Sevenue•B"and a portion of an unimproved 30-fot wide public 9 righbohway described as First Street,^according to the Col- roperty at public outcry and will sell same,subject to all prior Dated this 12th day of May.2016 Mike SCOTT,Sheriff Lee-Co Terrace subdivision plat,as recorded In Plat Book 1.Paye Z en encumbrances and judgments,if any,to the highest and Lee County,Florida 32 of the Public Records of Collier County.The subject property best bidderforto CASH IN HAND.The proceeds etoH be applied hase pdvertlae: is located on the south side of U.S.11 between Frederick Street =ia0/i.� far as may bate the payment of costs and the satisfaction of the and Palm Street In Section 11,Township 50 South.Range c25 e n, above described execution.Vehicle may be seen at Bald Eagle May l0,3016 ten East,Collier County,.Florida[Companion to Automobile Service >� W Towing 3880 Enterprise Ave,Naples,FL 34104. May 2T,2016 Lieutenant Gary Desroslers Station Distance Waiver ASW-PL20I50002369). aKevin J.Rambosk,as Sheriff June 3,2016 Civil Division .9m9 O Collier County Florida June 10,2016 Lee County Sheriff's Office All interested parties are invited to appear and be heard.All 4by./s/L.A.Wehrheim.Deputy Sheriff Phone Number 239-477-1353 materials used in presentation before the Hearing Examiner will become a permanent part of the record. Z Dates Advertised:May 13,20,27,June 03,2016 inIf ou order to pa on partithacipate In this ore at C n order to participate In this pr You ne edRIed,at If m order topersonwite in this prowho ceeding, g,you are eommgdatino In accordance with the American with cnieemities At,persons ...you,10 the provision of ideacertain ,torlaoe.Please in der participate in this proceed mg,you are entitled,at no needing a dation to participate n this no contact Deny at Lei lard.Com Operations Widen Streeter,whose office Collie!Cfhty Facilities Otoertainassistance.ion to contact B dc y islocated at Lee Cantylseelehone umberMonroe Street,Fort the Cllier Count facilities Management Dloision located at •vr,lan Proceeding hould contact Becky Adams,Judicial in Myers,FL 33911,and whose tdeyyIsaac number Is(239)533-1]71, 3335 Tamiami Trail East,Suite 100,Naples,Florida 34112-5356, mFt per,whose office is looted at Collier County Sher239- at!cast 7 days bdae snedded court appearance,se (239)152-8380,at least two days prior to the meeting. 252-0Office,3319 Tamiami Trail E,Naples,FL 34112,telephone;139- he sch tddvx open arance Is this thannotification7 days H the time before 252-ONO,(TDD)least seven 00-955 7prior to the pp dingy 16770,is or vaiceddd Wpaaanee la cess than7daYSINyou are hearing Mark Hearin tilt . Florida Relay Ser ice 955.8771,or Voice(V)1-e00A5.5-8T]0,via or vile¢iurpdr f sail Tu. Chief Collier Hearing County.Florida �t \ No.1084366 890./094179 une 3,2016 Florida No.111 ca Jen+C� t LL OFFICE OF THE COUNTY ATTORNEY INTEROFFICE MEMORANDUM TO: Minutes & Records, Clerk of Courts FROM: Wanda Rodriguez, ACP A.1/4 DATE: September 28,2016 RE: Hearing Examiner Report No. 2016-01 On the enclosed flash drive is an electronic copy of the Hearing Examiner's report and associated exhibits from the hearing on June 23`d and 30th, 2016. No paper originals or copies will be provided. Please upload these documents into a new folder titled "2016 Reports & Recommendations" under the Hearing Examiner section of the BMR website, to be located as follows: BMR > Boards, Minutes and Records > Collier County Hearing Examiner (HEX) > 2016 Collier County Hearing Examiner > 2016 Reports & Recommendations It is very important that all exhibits be loaded as shown on the flash drive, in a separate subfolder of the above described folder. If there is any reason this cannot be accomplished, please let me know right away. Once all items are posted on the website please let me know, as we need to provide a web link to interested parties for viewing. I will arrange to collect the flash drive from you when finished. Thank you for your assistance. Attachment: electronic copy of Hearing Examiner Report No. 2016—01 and Exhibits [05-COA-01253/1290487/1]890 COLLIER COUNTY HEARING EXAMINER’S OFFICE RaceTrac at Palm and US 41 Analysis of Automobile Service Station Waiver & Right-of-Way Vacation Hearing Examiner Mark Strain 9/28/2016 Page 1 of 37 REPORT NO. 2016-01 HEARING EXAMINER FINDINGS AND ANALYSIS DATE OF HEARING: June 23 & 30, 2016. Introduction On 4-24-2016 the Board of County Commissioners (BCC) remanded applications for a RaceTrac Convenience Store and Fueling Facility to the Hearing Examiner’s office for analysis and findings. This report is in response to that request. In the evenings of June 23rd & 30th, 2016 the Hearing Examiner (HEX) held a public meeting to gather evidence and hear testimony. In addition the HEX reviewed extensive historical and other available documentation and studies to adequately analyze the RaceTrac application for an Automobile Service Station Waiver (ASW) and a companion right-of-way vacation request. This report is in two parts; Part 1 is the ASW analysis, findings and supplemental data and Part 2 is the analysis, findings and supplemental data for the vacation request. The use of the terms “automobile service station”, “facility with fuel pumps” and “service station” are used interchangeably. The attached analysis provides extensive details and exhibits to support the findings and conclusions in each part. Each finding within the body of the report includes a narrative explanation with reference to review and source information. PART 1 PETITION NO. ASW-PL20150002369 – RaceTrac Petroleum, Inc. requests a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.B of the Land Development Code, for property located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida [Companion to Right-of-Way Vacation VAC- PL20150002788]. Summary of Findings: Automobile Station Waiver Page 2 of 37 After review, testimony at public meetings and analysis of the facts, the findings in support of the Automobile Service Station Waiver are as follows: • That the Hearing Examiner heard this matter pursuant to the Board of County Commissioners direction on April 26, 2016. • That the nature and type of man-made feature lying between the proposed facility and the existing facility with fuel pumps lessens the impact of the proposed facility with fuel pumps in relationship to the existing 7-11 facility to the northeast. The site plans for Plan A and Plan B are separated from the existing facility with fuel pumps by US 41, which is a 6-lane divided arterial road right-of-way at this location. • That the proposed fueling facility is not engaged in the servicing of automobiles. • That the proposed facility fronts on and can be accessed from a six (6) lane divided arterial roadway and two platted county maintained roadways. • That the access proposed for US 41 does not have an adverse impact on the residential area. • That the use is consistent with the Growth Management Plan. • That the project and uses will not adversely affect environmentally sensitive areas and natural resources. After review, testimony at the public meetings and analysis of facts, the findings not in support the Automobile Service Station Waiver are as follows: • That there is no natural or man-made feature lying between the proposed facility and the residential property to the south or the residential property to the west. • That the proposed facility would sell food, gasoline and other convenience items on a twenty-four (24) hour basis creating adverse impacts to residential properties without additional conditions. • That the access proposed for US 41 does not have an adverse impact on the residential area and that the access for the proposed facility from Frederick Street and Palm Street, which are two (2) lane platted road rights-of-way to the west and east bordering the RaceTrac properties, will have an adverse impact on the residential area. • That the required market study did not validate the need for this facility at this location. • That the facility proposed was not contemplated by the original zoning. Page 3 of 37 • That the granting of this distance waiver will have multiple adverse impacts on adjacent residential land uses without additional conditions. Additional conditions could be applied to either site plan to reduce impacts to the abutting and adjacent neighborhoods. These conditions should include the following: a. Reduce the number of fueling positions to a maximum of twelve (12). b. Require intersection improvements to Palm Street at US 41 to include dual left turn lanes, a dedicated through lane and a dedicated right lane c. Include mitigation standards required by Ordinance 2015-46 for facilities with fuel pumps within 250 feet of residential property. d. Enhance the wall requirement of Ordinance 2015-46 with a twelve (12) foot masonry wall with same architectural features of the primary building, on a minimum three (3) foot berm. Landscaping on both sides of the wall as required by Ordinance 2015-46 with tree height of fourteen (14) feet at planting as measured from the base of the wall. e. No vehicular traffic allowed behind the building adjacent to residential. f. The dumpster and loading area will be no closer to the southern property line than the building. g. Building setback to residential a minimum of 107 feet and parking setback a minimum of forty (40) feet. h. No customer entrances on the south side of the building. i. Light fixtures will meet the International Dark-Sky Association’s standard for outdoor lighting and include parking lot lighting to be no higher than fifteen (15) feet. j. Outdoor amplified sound is limited to the pump area unless required for safety reasons. The non-safety amplified sound volume to be only audible at the fueling position and only utilized from 7 AM to 7 PM. k. Access to Frederick Street is prohibited. l. Provide thirty (30) foot additional right-of-way along eastern property boundary with Palm Street. The recommended conditions are intended to reduce adverse impacts anticipated from the proposed development. Page 4 of 37 PART 2 PETITION NO. VAC-PL20150002788 – RaceTrac Petroleum, Inc. requests the vacation of the County and the public interest in an unimproved 30-foot wide public right-of-way described as “Avenue B” and a portion of an unimproved 30-foot wide public right-of-way described as “First Street,” according to the Col-Lee-Co Terrace subdivision plat, as recorded in Plat Book 1, Page 32 of the Public Records of Collier County. The subject property is located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida [Companion to Automobile Service Station Distance Waiver ASW- PL20150002369]. Summary of Findings: Vacation of Rights-of-Way After careful review of the gathered data, testimony at the public meetings and analysis of all facts, in summary the findings in support of the vacation request are as follows: • That the Hearing Examiner heard this matter pursuant to the Board of County Commissioners direction on April 26, 2016. • That letters of no objection have been received from pertinent utility companies and agencies. • That there is adequate public benefit to be received from the proposed vacation as conditioned. A condition should be applied to both site plans to improve the public benefit from the requested vacations. The condition should include the following: a. Provide thirty (30) foot additional right-of-way along eastern property boundary with Palm Street. Page 5 of 37 TABLE OF CONTENTS Item Page Introduction/Summary 1 Part 1 WAIVER Background 6 Submittal History 7 Findings 13 History –Land Development Code 27 Part 2 VACATION Background 31 Submittal History 32 Findings 33 Public Meeting 35 Exhibit List 36 Additional Exhibits 37 Page 6 of 37 HEARING EXAMINER FINDINGS & ANALYSIS PART 1 - Automobile Service Station Waiver (ASW) PETITION NO. ASW-PL20150002369 – RaceTrac Petroleum, Inc. requests a waiver from the minimum required separation of 500 feet between facilities with fuel pumps pursuant to Section 5.05.05.B of the Land Development Code, for property located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida [Companion to Right-of-Way Vacation VAC- PL20150002788]. BACKGROUND This request is for a distance waiver required by section 5.05.05 of the Land Development Code (LDC) specifically for Automobile Service Stations. In 1998 the Board of County Commissioners (BCC) imposed a radial distance threshold for automobile service stations (also referred to as: service stations or facilities with fuel pumps) when development of an additional service station is proposed within 500 feet of an existing station. The purpose of this waiver is to ensure that automobile service stations do not adversely impact nearby land uses, especially residential land uses. The high levels of traffic, glare, and intensity of use associated with such facilities, particularly those open twenty-four (24) hours, may be incompatible with surrounding uses, especially residential uses. Therefore, in the interest of protecting the health, safety, and the general welfare of the public, special regulations apply to the location, layout, operation, landscaping, parking, and permitted sales and service activities of facilities with fuel pumps. The BZA (Board of Zoning Appeals), by resolution, may grant a waiver of part or all of the minimum separation requirements if it is demonstrated by the applicant and determined by the BZA that the site proposed for development of an automobile service station is separated from another automobile service station by natural or man-made boundaries, features, structures, or other features which offset or limit the necessity for such minimum distance requirements. The BZA's decision to waive part or all of the distance requirements shall be based upon the following factors (LDC section 5.05.05.B.2.a.i): i. Whether the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing facility with fuel pumps is determined by the BZA to lessen the impact of the proposed facility with fuel pumps. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, non-developable wetlands, designated preserve areas, canals, and a minimum of a 4-lane arterial or collector right-of-way. ii. Whether the facility with fuel pumps is only engaged in the servicing of automobiles during regular, daytime business hours, or, if in addition to or in lieu of servicing, the facility with fuel pumps sells food, gasoline, and other convenience items during daytime, nighttime, or on a 24 hour basis. Page 7 of 37 iii. Whether the facility with fuel pumps is located within a shopping center primarily accessed by a driveway, or if it fronts on and is accessed directly from a platted road right-of-way. iv. Whether the granting of the distance waiver will have an adverse impact on adjacent land uses, especially residential land uses. The waiver shall be based on the following submittal requirements being met (LDC section 5.05.05.B.2.b): The Administrative Code shall establish the submittal requirements for a facility with fuel pumps waiver request. The request for a facility with fuel pumps waiver shall be based on the submittal of the required application, a site plan, and a written market study analysis which justifies a need for the additional facility with fuel pumps in the desired location. The waiver may include additional conditions or requirements by the BZA (LDC section 5.05.05.B.2.c): Additional conditions. The BZA shall have the right to add additional conditions or requirements to its approval of a distance waiver request in order to insure compatibility of the facility with fuel pumps with the surrounding area and the goals and objectives of the GMP. An ASW application has been provided for BZA review in the form of two proposed site plan alternatives: site plan A and site plan B. Both site plans request a convenience store with eight (8) fuel islands to accommodate sixteen (16) fueling positions. Site plan A would allow further commercial development within the adjoining properties owned by the applicant and site plan B would limit the property development to the convenience store and fueling positions and in lieu of additional commercial out parcels, a neighborhood park area is proposed. SUBMITTAL HISTORY The applicant for this waiver is RaceTrac Petroleum Inc. RaceTrac’s first submittal (PL20140000378) involving this property was a site development plan (SDP) on February 18th, 2014. This plan proposed a twenty-four (24) pump fuel facility and a 5,928 convenience store. This submittal pre-dated the changes to the LDC that occurred in 2015 and as a result this ASW application is reviewed by applying the language of the LDC at the time of first submittal. The SDP located the building and fuel pumps in the more eastern portion of the site. A 7-11 convenience store with fuel pumps exists across US 41 from this location. The RaceTrac property is approximately 135.7 feet from the 7-11 and within the 500 foot radial measurement requiring an automobile service station waiver (ASW). RaceTrac submitted an initial ASW application (PL20140000797) that was initially processed, modified and eventually withdrawn. RaceTrac submitted a second ASW application on October 21, 2015 (PL20150002369). Page 8 of 37 Efforts by RaceTrac to permit their facility began in late 2014 by submission of a Site Development Plan (SDP). The SDP application has been modified numerous times from an initial twenty-four (24) fueling position facility to twelve (12) fueling positions and currently to sixteen (16) fueling positions, all submittals included a convenience store component. Automobile service station waivers are heard by the County Hearing Examiner (HEX) pursuant to Ordinance 2013-25 unless the HEX disqualifies himself from a particular case when he reasonably perceives that he has a real or perceived conflict of interest, or that the case is one of great public interest or concern. When the HEX disqualifies himself, the matter shall be heard by the Collier County Planning Commission, the Board of County Commissioners or the Board of Zoning Appeals, as the case may be, following the established procedures set forth in the Collier County Land Development Code as if there were no HEX. In April of 2014, a resident of the adjoining neighborhood contacted the HEX to discuss the application and requested to meet on-site. The meeting was held on April 11th, 2014 at Mills Lane with the HEX, staff planner Fred Reischl and many neighbors. As a result of heightened public concern expressed during this meeting, the application process was deferred to the Board of Zoning Appeals. A neighborhood meeting was held voluntarily by the applicant with the public at 3:30 PM on May 21st, 2014 within the Growth Management Division building at 2800 North Horseshoe Drive. The applicant introduced a revised concept plan at this meeting for a twelve (12) pump facility and convenience store, reduced lighting intensities, modified canopy heights, and located the development more central on the property. This meeting was well attended by the public, some members of the public rejected this revised concept. A resubmittal was made to county staff for a twelve (12) pump facility on October 17, 2014. Twelve (12) pump plan (See Exhibit FFF): The first ASW submittal (PL20140000797) was never completed and withdrawn by the applicant on December 8th, 2014. Page 9 of 37 On July 15th, 2015 the applicant submitted revised SDP plans for a sixteen (16) pump fuel facility with a convenience store. This plan is similar to the current “Plan A”, which places the fuel facility further west abutting Frederick Street and creating two out parcels, one to the east along Palm Street and one to the south adjacent to residential properties. On December 10th, 2015 two site plans were submitted as part of a new ASW application. Both site plans, referred to as Plan A and Plan B, are within the 500 foot radial distance requiring the need for a waiver. PLAN A (see Exhibit A): Plan A would allow the property to develop with C-4-GTMUD-MXD commercial uses on potentially three (3) separate parcels. This zoning district is inclusive of the Bayshore-Gateway Mixed Use District overlay. Parcel uses are restricted to the extent that each must meet the minimum development standards of this district. Plan A is not reliant upon a request to vacate the platted street and avenue within the site (see Part II of this report). The first SDP on this project was submitted prior to recent changes in the LDC for the automobile service station section of the LDC and the applicant is permitted to proceed with their site planning under that prior LDC section. According to the applicant, the intent of plan A is to meet the language of the LDC at the time of the first SDP submittal for this property. The general parameters of plan A are as follows: Page 10 of 37 1. Provides eight (8) fuel islands with sixteen (16) fueling positions and a 5,928 square foot convenience store. 2. The convenience store and fuel islands are located in the northwest area of the site. Dimensions provided do not include distances from all project property lines, based on scaling Plan A the convenience store is approximately 200 feet from the southern property line and fifty (50) feet from Frederick Street. In similar scale, the fuel pumps are approximately 300 feet from the southern property line and eighty (80) feet from Frederick Street. 3. The convenience store is positioned between the pumps and the residential property. 4. Additional commercial parcels are proposed that would likely provide additional uses closer to the residential property. 5. The applicant has proposed recessed LED lighting to meet the International Dark Sky Associations criteria for outdoor lighting. Light fixtures will not exceed twenty (20) feet above grade with luminance at residential property lines not exceeding .5 foot-candles and .2 foot candles beyond. 6. Outside speakers and music will be limited to 7 AM to 7 PM, only audible at the fueling position except for required safety communication. 7. Fuel canopy height to be a maximum sixteen (16) feet clear. 8. Buffering to meet standards of LDC Section 5.05.05.D. Side boundaries (non-right-of- way sides) shall be planted with single row hedges consistent with LDC Section 4.06.00; rear boundaries shall be planted with a single row hedge with a minimum of four (4) feet height at planting, planted three (3) feet on center, and maintained at five (5) feet. On this plan the fuel pumps are separated from the southern residential properties by another commercial parcel. Based on the earlier LDC that this ASW is subject to, a six (6) to eight (8) foot wall would be required between the commercial parcels closest to the residential property. 9. Operations would be twenty-four (24) hours, seven (7) days a week. Page 11 of 37 PLAN B (see Exhibit B): Plan B would allow the property to develop with C-4-GTMUD-MXD commercial uses but potentially limited to only the fuel pumps and a convenience store. This zoning district is inclusive of the Bayshore-Gateway Mixed Use District overlay. Parcel uses are restricted to the extent each must meet the minimum development standards of this district. Plan B is reliant upon a request to vacate the platted street and avenue within the site (see Part II of this report). Plan B proposes eight (8) fuel islands with sixteen (16) fueling position and a convenience store, access to Palm Street and US 41, buffer standards improved over site plan A, a park site along Frederick Street and no further commercial development of the site is proposed. The general parameters of plan B are as follows: 1. Provide eight (8) fuel islands with sixteen (16) fueling positions and a 5,488 square foot convenience store. 2. The convenience store and fuel islands are located in the central area of the site close to US 41. Dimensions provided do not include distances from all project property lines, based on scaling Plan B the convenience store is approximately 185 feet from Frederick Street and 107 feet the southern residential property line. In similar scale, the fuel pumps are approximately 210 from Frederick Street and 170 feet the southern residential property line. 3. No vehicular traffic is proposed behind the building adjacent to residential. 4. Dumpster and loading area are on the west side of the convenience store. Page 12 of 37 5. No customer entrances are to be located on the south side of building 6. The convenience store is positioned between the pumps and the residential property. 7. The applicant has proposed recessed LED lighting to meet the International Dark Sky Associations criteria for outdoor lighting. Light fixtures will not exceed twenty (20) feet above grade with lumination at residential property lines not exceeding .5 foot- candles and .2 foot candles beyond. 8. Outside speakers and music are limited to 7 AM to 7 PM, only audible at the fueling position (excepting required safety communication). 9. Fuel canopy height to be a maximum sixteen (16) feet clear. 10. Buffering adjacent to residential is greater than required by the LDC at the time of this application, but the buffer is not consistent with most recent code changes. Plan B proposes a thirty (30) foot wide buffer, a ten (10) foot high architectural masonry wall placed fourteen and one-half (14.5) feet off the property line, at the top of a perimeter berm three (3) feet high. A five (5) foot high single hedge row will be planted on the residential side of the wall with trees planted twenty-five (25) feet on center. Trees will be twelve (12) feet high at time of planting. On the facility side of the wall trees will be twelve (12) feet high and spaced every thirty (30) feet. 11. Operations will be twenty-four (24) hours, seven (7) days a week. 12. The applicant has stated that the development option for the remaining parcel area is up for consideration and discussion if plan B is approved. Page 13 of 37 FINDINGS Based upon analysis, testimony and exhibits presented in connection with this matter, the undersigned Hearing Examiner makes the following findings: A. That the Hearing Examiner heard this matter pursuant to the Board of County Commissioners direction on April 26, 2016. a. See Exhibit C: BCC minutes dated 4-26-2016 Motion made by Commissioner Nance, seconded by Commissioner Hiller to provide analysis and deliver the facts to the Board for consideration. Motion approved unanimously. B. That the nature and type of man-made feature lying between the proposed facility and the existing facility with fuel pumps lessens the impact of the proposed facility with fuel pumps in relationship to the existing 7-11 facility to the northeast. The site plans for Plan A and Plan B are separated from the existing facility with fuel pumps by US 41, which is a six (6) lane divided arterial road right-of-way at this location. a. See Exhibit D: US 41 right-of-way plans b. See Exhibit E: Traffic Impact Statement US 41 is a six (6) lane divided arterial roadway under the jurisdiction of the Florida Department of Transportation at a width of 120 feet. This is a man-made feature lying between the existing 7-11 convenience store with twelve (12) fueling positions at 2135 Tamiami Trail East and the proposed RaceTrac facility diagonally southwest across US 41 at 2096 Tamiami Trail East. The existing 7-11 facility is positioned to capture traffic moving northwest towards the City of Naples via right turns and through connections at Commercial Drive which intersects US 41 and Palm Street at this location. Vehicles traveling in the opposite direction on the southeast bound lanes would be required to make a left turn at US 41 and Commercial Drive or enter by crossing US 41 via Palm Street to access this 7- 11. The placement of a second fuel facility on the opposite side of this six (6) lane arterial road could reduce left turn movements from southeast bound vehicles and thru movements from Palm Street. C. That there is no natural or man-made feature lying between the proposed facility and the residential property to the south or the residential property to the west. a. See Exhibit F: Aerial photograph b. See Exhibit G: Plat Book 1 Page 32 c. See Exhibit H: Plat Book 2 Page 82 The plat for the proposed RaceTrac property was subdivided in 1925 and named Col-Lee-Co Terrace. Lots were platted to be interconnected with streets and avenues or provided frontage along the Tamiami Trail (now known as US 41). Platted Avenue A has become Frederick Street, platted Avenue B and First Street have not been developed and are being requested for vacation by RaceTrac (see report Part II). Page 14 of 37 The adjoining plat to the south of Col-Lee-Co was subdivided in 1946 and named Inomah. This plat created a twenty (20) foot alley to the south between the Col- Lee-Co Terrace plat and the subdivision of Inomah. The alley is not developed. Frederick Street is developed as a county maintained two (2) lane undivided roadway providing access to US 41 from the residential neighborhood to the south. Neither the developed Frederick Street nor the undeveloped alley provide a sufficient boundary to lessen the impacts between the proposed RaceTrac development and the residential neighborhoods to the south or west. D. That the proposed fueling facility is not engaged in the servicing of automobiles. a. See Exhibit I: Applicant’s narrative The applicant’s narrative was submitted as part of the ASW review and included in the staff back up information supplied to the BCC and HEX. Page three (3) of the narrative states that “…RaceTrac does not offer automobile services such as repairs, oil changes, etc.” E. That the proposed facility would sell food, gasoline and other convenience items on a twenty-four (24) hour basis. a. See Exhibit G: Applicant’s Narrative The applicant’s narrative was submitted to staff as part of the ASW review and included in the staff back up information supplied to the BCC and HEX. Page three (3) of the narrative described the services offered by RaceTrac to include gasoline sales, coffee bar, frozen yogurt, prepared hot food options, indoor and outdoor dining areas, free Wi-Fi and electronic device charging outlets. Their stated operation will be on a twenty-four (24) hour basis. F. That the proposed facility fronts on and can be accessed from a six (6) lane divided arterial roadway and two platted county maintained roadways. a. See Exhibit D US 41 Right-of-Way b. See Exhibit E Traffic Impact Statement The site fronts on US 41 with approximately 577 lineal feet of frontage. US 41 is a six (6) lane divided arterial roadway with a posted speed limit of 45 miles per hour (mph) and is under the jurisdiction of the Florida Department of Transportation. Sections of US 41 appear to be platted and other sections are not clearly indicated. To the West the site has approximately 444 lineal feet of frontage along Frederick Street, which is a platted two (2) lane undivided local roadway. Frederick is county maintained with a posted speed of 25 mph. On the East there is approximately 203 lineal feet of frontage along Palm Street. Palm Street is a platted two (2) land undivided local roadway with a speed limit of 30 mph and county maintained. G. That the access proposed for US 41 does not have an adverse impact on the residential area and that the access for the proposed facility from Frederick Street and Palm Street, which are two (2) lane platted road rights-of-way to the west and east, will have an adverse impact on the residential area. a. See Exhibit D US 41 Right-of-Way b. See Exhibit E Traffic Impact Statement Page 15 of 37 c. See Exhibit J TIS response letter d. See Exhibit K Insufficiency letter e. See Exhibit L Market Study f. See Exhibit M Palm Street Improvements g. See Exhibit N TIS Memorandum Both proposed site plans provide for direct access to US 41 by right turn in and right turn out. Plan A includes access to Frederick Street and to Palm Street. Plan B initially provided access to Frederick Street; in a subsequent submittal the applicant provided a revision providing access to Frederick Street only via a proposed park and no longer from the fueling facility. The US 41 and Palm Street access remains part of Plan B. Plan A would increase traffic by the creation of uses on out-parcels 1 & 2. Plan B impacts are limited to the RaceTrac facility. Frederick Street and Palm Street are two (2) lane undivided roadways connected to US 41 and maintained by Collier County. Commercial Drive is a two (2) lane undivided roadway that extends north of US 41 across from Palm Street. US 41, Commercial Drive and Palm Street form a signalized intersection. Configuration of the US 41 access, including turn lanes, would accommodate the forecasted traffic volume according to the traffic impact statement (TIS) for plan A, including potential square footage for out-parcels. Since Plan B contains no out-parcels the traffic generated by RaceTrac would be less than plan A and expected to also meet the standards for the US 41 access. Plan B was not considered in the TIS. Frederick Street does not have a full opening access onto US 41. There is a left turn from US 41 onto Frederick Street for northwest bound traffic on US 41. Both RaceTrac plans reflect a full turning movement onto Fredericks Street from the RaceTrac site. Consideration should be given to limiting turning movements for Plan A onto Frederick Street to left in, right in and right out or prohibiting access to Frederick Street altogether. This would reduce the potential impacts for traffic heading south into the residential community and possibly increase impacts on Palm Street. Both site plans rely on an access to Palm Street. Palm Street has a full signalized median opening onto US 41. Current configuration for Palm Street provides a single right lane from US 41 onto Palm, a single left turn lane out of Palm onto US 41 and a single through/right turn lane to Commercial Drive to the north or US 41 to the southeast. US 41 provides a single left turn lane onto Palm for northwest bound traffic. RaceTrac’s plan provides a full access opening onto Palm Street from their site. Improvements to be provided by RaceTrac at Palm Street include a southbound lane from US 41 onto Palm and a southbound right turn lane onto their site from Palm Street. On the east side of Palm Street, the through/right turn lane is being extended with additional taper to the south for added vehicle stacking. No other turn lane improvements are being proposed for Palm Street. The left turn lane from US 41 from northwest bound traffic onto Palm Street will be extended by approximately 40 feet and the left turn further to the east will be shortened in the same amount. According to the applicant, beyond the noted road improvements, no additional turn lane or intersection improvements are required as a result of plan A. Page 16 of 37 EXISTING INTERSECTION AERIAL: The TIS addresses peak traffic conditions based on the proposed improvements. The peak volumes would create a backup of vehicles attempting to exit onto Palm Street from the site to enter the left turn lane at Palm Street in order to make a left turn onto US 41. The length of the left turn lane available on Palm Street after proposed improvements would not accommodate all of the vehicles waiting to make this turn during peak hour at a normal traffic signal cycle, assuming no other traffic from the adjoining neighborhoods. That would require on-site stacking until the left turn lane on Palm Street clears and more vehicles are eventually able to enter that lane. In addition, the right turn lane from Palm Street onto US 41 is a combined through/right turn movement, which will cause a vehicle making a through movement over to Commercial Drive to delay right movements until the light cycles. The TIS is based on the Institute of Traffic Engineers (ITE) manual. Use code 853 (Convenience Market with Gasoline Pumps) was utilized to estimate the trip generation potential for the site in addition to the outparcel retail components. The manual is intended for use in estimating the number of trips that may be generated by a specific land use. The trip generation rates are weighted averages from studies conducted throughout the United States and Canada. Users of this manual are encouraged to supplement data in the manual with local data collected at similar sites. Data for the manual is submitted on a voluntary basis and ITE conducts no original field surveys. The TIS as submitted relies upon the ITE manual trip generation. RaceTrac’s market study acknowledges that their convenience stores outperform the National Association of Convenience Stores (NACS) fuel gallons sold by 1.5 to 2 times. The market study also noted that on a national average, the fuel gallons sold per retail outlets in general for the Southeast Region of the U.S., which includes Florida, is 3.26% higher than elsewhere. RaceTrac’s calculations included the higher averages and performance standards. The fact that RaceTrac provides multiple services may account for some of their increased performance, including offering more than 4,000 retail and Page 17 of 37 grocery items, premium food offerings, beverage offerings, indoor and outdoor seating, a coffee bar, frozen yogurt and free Wi-Fi. At the public meeting, the applicant was asked whether the higher performance of their operation creates greater traffic impacts than those estimated by the ITE manual. The applicant responded by reviewing two existing RaceTrac operations and analyzing their performance against the TIS traffic generation and concluded that the actual number of vehicles experienced at the two sample stores was a lower rate than that calculated based on the ITE trip generation data. Yet their market study provides repeated references to higher performance at their facilities. This was acknowledged by RaceTrac’s marketing representative, Mr Galland, when questioned at the recent June 30th, 2016 meeting responded: “…As you noted, we -- I guess for the purposes of this market study, generally speaking our stores outperform the NACS weekly average by one-and-a-half to two times on an annual basis, so for the purposes of, yet again, being conservative, I took the approach of let's assume that this store is fantastic, it pumps two-and-a-half times the industry average, again, we come up with a figure of four-and-a-half million gallons expected out of this particular location…” Traffic projections as calculated in TIS using ITE standards, create a condition at Palm Street and US 41 that would unfavorably impact the access to US 41 by the surrounding neighborhood using Palm Street. The short left turn lane at Palm Street limits vehicle stacking within the right-of-way and will require stacking on-site at peak times. This backup scenario will exasperate problems at this intersection. If this application is to be approved, intersection improvements should include improvements at the Palm Street approach onto US 41 by widening Palm Street along the applicant’s eastern property line. This should include dual left lanes, a dedicated through lane, a dedicated right lane, and a reconfiguration of the alignment geometry from Palm Street to Commercial Drive to lessen he impacts to the surrounding neighborhoods. . H. That the required market study did not validate the need for this facility at this location. a. See Exhibit L Market Study b. See Exhibit O 2015 NACS Fuels Report c. See Exhibit P 2013 NACS Fuels Report d. See Exhibit Q Map of alternate market areas e. See Exhibit R FDEP Fuel Facilities f. See Exhibit S 2012 NACS Fuels Report g. See Exhibit HH 2014 Market Study The submitted market study was produced by RaceTrac’s Market Analysis Team (RaceTrac Team) to show that the market area proposed is underserved in both total fuel and convenience options and the quality of existing facilities in the market area. For the purpose of this ASW, only issues relevant to justifying the need for fuel pumps at this location will be considered. During the second evening of the public meeting on June 30th , 2016 supplemental information was provided and included in this review. The following are concerns with the Market Study as provided: Page 18 of 37 1. A linear market area was used which limited the supply area. The RaceTrac Team provided their supply analysis for an area within a five (5) minute drive time from the proposed site. The RaceTrac Team did not note if this distance was radial measurement or linear in the market study, however at the public meeting the applicant indicated they used a linear area along US 41 that corresponded to a five (5) minute drive time. This drive time was applied to a total travel distance along US 41 of 4.2 miles (approximately 2.2 miles in one direction and 2.0 in the other direction). Within that area are six (6) other convenience stores with fuel dispensers. According to testimony, RaceTrac chose this as their ideal market area. They also acknowledged that a radial area could be taken into consideration but considered their primary trade area is along US 41. RaceTrac provided the following table of additional fueling facilitates within their linear market area: The market area selected by RaceTrac has an impact on the supply and demand calculations. If the market area was measured based on 2.2 mile radial distance, a 2.2 mile road travel distance or a non-linear 5 minute drive time distance, the supply changes. Using a 2.2 mile radial measurement, which is the distance RaceTrac noted is within a 5- minute drive time, there are twelve (12) retail fueling facilities; using a 2.2 mile road travel distance there are a total of nine (9) retail fueling facilities; and using a five (5) minute drive time from the subject property there are eight (8) fuel facilities. It is assumed that bulk fuel facilities do not sell retail fuels and therefore are not included. The following map provides the three (3) possible market area results: the red circle is the 2.2 mile radial measurement, the orange lines with the “2.2 road” notation are the distances by 2.2 mile road travel; and the green lines “5 Min Drive” are the distances from the proposed site by a five (5) minute drive time. All distances were measured based on available internet mapping and measurement tools. Page 19 of 37 The RaceTrac Team’s report included a table listing thirty-two (32) multi-product dispensers (MPD’s) at the six (6) locations within their selected market area of US 41. Typically each dispenser provides two (2) fueling positions. Reviewing the market area based on a 2.2 mile radial measurement for distance, a 2.2 mile road travel distance, or a five-minute drive time analysis, the number of fuel pumps increase in each scenario. A previous 2014 market study supplied by RaceTrac used a three (3) mile radius to determine the total population and employees as part of the justification for this facility. The fuel providers found by the RaceTrac Team in this earlier study remained the same as reported in the most recent study. However, the demographics used in the 2014 market study are different than the demographics used in the most recent study possibly because in 2014 the demographics were stated to include a radius of up to three (3) miles. In the most recent study the demographics the RaceTrac Team stated they used a “five- minute drive time from the subject property”. It is not unreasonable to assume that drivers outside US 41 would utilize the RaceTrac site for fuel, nor is it unreasonable to assume they might use other fueling facilities within the nearby surrounding area. These additional fueling locations would add to the available supply and should be considered in a broader market approach. A broader market approach would also change the demand figures. Page 20 of 37 2. The demographic data is unsubstantiated. The RaceTrac Team produced the following demographics table in their market study, which they noted as: “These demographics, which represent a five-minute drive time from the subject property, align with those RaceTrac deems ideal for a successful location”: The market analysis did not provide source information for this data nor the distance outside the drive corridor these statistic refer to. It is unclear how the demographic data equates to the fuel demand calculations. RaceTrac produced the following supply table: Page 21 of 37 RaceTrac supplied the following Demand Table (note that “Market Demand” should be “Market Supply” in second table): FDOT’s 2015 traffic count of 35,500 vehicles annually was used to provide traffic volumes along US 41 nearest to the RaceTrac site and relies on the FDOT traffic counts along US 41 as the bases for determining fuel consumption. There does not appear to be figures or multipliers used in this demand calculation that correspond to figures in the demographic table. Similar to the supply side of the market approach, a broader study area would change demand values. 3. The average gallons of fuel needed per week per driver could not be validated. The RaceTrac Team believes there are six (6) fueling facilities with thirty-two (32) fuel dispensers within their selected market area along US 41. Data from the National Association of Convenience Stores (NACS) was used to provide statistical information to calculate and justify the need for their site. Source documents were not provided, however NACS has a website that provides a large amount of information. RaceTrac originally provided demand based on a convenience store count, but during the public meetings supplemented that information with demand values based on both the number of convenience stores, the number of dispensers and an average of both stores and dispensers. Utilizing the traffic counts and fuel consumption provided by the supply and demand tables, the annual fuel demand was computed as 19,272,240 gallons per year. To calculate supply, the RaceTrac Team used the higher dispensing value (125% of 35,053) Page 22 of 37 for six outlets (assume those provided in study) and computed a supply value of 13,670,793 gallons per year. When applied to the same number of convenience stores, but using the number of dispensers that would be present at those stores, the supply value increases to 15,404,861 gallons per year. Using these demand and supply calculations, an annual deficit is shown for both calculation methods. The RaceTrac Team believes their facilities outperform (provide a greater volume for supply) the NACS fuel gallon average by 1.5 to 2 times, and to be conservative, the RaceTrac Team used 2.5 times the NACS average to calculate their contribution to offset their calculated fuel supply deficit. With RaceTrac’s entry into this market area, by calculations based on convenience stores, there is still a deficit of 1,044,516 gallons; if deficit is calculated by dispensers, there is an excess supply (surplus) of 689,552 gallons; if supply is calculated averaging these two methods the supply deficit is 177,482 gallons. All methods of supply calculations depend on value of gallons used by drivers. The value from a 2012 NACS report supplied by the RaceTrac Team stated that 10.44 gallons of fuel per week are consumed by the average driver. More recent data is available from NACS but does not appear in the RaceTrac Team’s analysis. Data was not provided to show how the 10.44 gallons per week related to the vehicle characteristics for this site. For example, since this is not an interchange activity center, the expected heavy-duty vehicles that may be used for averages would not be as relevant to this location. It is unclear how vehicle characteristics factored into the gallons per week average used by the RaceTrac Team. The 2012 NACS article stated as follows: “Based on the latest available vehicle data and demand numbers, the American drivers use 1.49 gallons of gasoline per day, which averages out to 10.44 gallons per week or 544.6 gallons per year per vehicle. (Source: U.S. Energy Information Administration)” Other data available in more recent NACS fuels reports, state that the average American household consumes 384 gallons of gasoline per vehicle per year (2015 NACS Fuels Report). This is equivalent to approximately 7.4 gallons per week. This is not consistent with the average of 10.44 gallons of fuel per week used by the RaceTrac Team (2012 NACS Fuels Report). In the 2013 NACS report, average gallons consumed per year was 453 gallons, which computes to approximately 8.7 gallons per week. Based on data available, there appears to be more recent studies available for the average weekly volume of gas that could have been used for this market study. The table below demonstrates the impact on demand when changes are made to the average gallons consumed: Traffic Count Average gallons per week Total Demand per year 35,500 2012 NACS 10.44 19,272,240 35,500 2013 NACS 8.7 16,060,200 35,500 2015 NACS 7.4 13,660,400 Basing a computation for fuel dispensing on a facility (outlet) basis may not be a sufficiently accurate multiplier for this analysis. The various convenience stores RaceTrac noted have different quantities of fuel islands, thus different dispensing Page 23 of 37 opportunities. With fuel supply calculated by dispensers, the deficit is impacted as shown in the table below. For the dispenser volumes, RaceTrac used an average number of dispensers for their market area, which may not be as accurate as an actual count of dispensers. The “RaceTrac supply” in the above table is by gallons per week per store and not by the number of dispensers. If the actual number of dispensers at the proposed RaceTrac was used, the RaceTrac supply would be higher thus changing the remaining deficit values. Based on the above, the market study as supplied does not provide enough information to confirm the need for sixteen more fueling positions in the area chosen by RaceTrac. I. That the facility proposed was not contemplated by the original zoning. a. See Exhibit T 1969 thru 2006 zoning maps b. See Exhibit U Early zoning codes c. See Exhibit G Plat Book 1 Page 32 d. See Exhibit V Gas Station size by year e. See Exhibit W Zoning Reevaluation Ord 92-43 f. See Exhibit X 2016 Zoning Map g. See Exhibit Y Compatibility Exception staff report h. See Exhibit BB ASW LDC amendment i. See Exhibit EE LDC 2.03.03 Commercial Zoning j. See Exhibit GG BCC minutes 6-10-1998 k. See Exhibit II CCPC minutes 5-13-1998 l. See Exhibit YY Gateway MXD Stds m. See Exhibit ZZ Gateway Uses RaceTrac’s properties were created by plat in 1925. The plat created a forty-five (45) lot subdivision with the largest lot approximately 8400 square feet; fifteen (15) lots had frontage on the Tamiami Trail. Zoning regulations first began in the 1950’s and the earliest maps available indicate that this property was zoned for a use that allowed an automobile service station from 1968. In 1968 the zoning for this property was Commercial C-2, in the late 70’s to early 80’s the zoning was changed to GRC and in 1982, the zoning became Commercial C-4. The C-4 designation remains to this day with additional refinement representing the Bayshore-Gateway Overlay in 2005. The property is now designated as C-4-GTMUD-MXD. The Bayshore- Gateway Overlay continued to recognize the ability for this property to retain the service station use subject to the LDC ASW section 5.05.05. Zoning designations from 1968 to present that have been found with their accompanying maps indicate the various zoning districts that allowed automobile service stations at this location. The earliest referenced zoning regulations appear in 1951 and while service stations were allowed in some of those early zoning districts, corresponding zoning maps have not been Supply Calculation Supply Demand Supply Deficit RaceTrac supply Remaining Deficit Per Convenience Store 13,670,793 19,272,240 5,601,447 4,556,931 1,044,516 Per fuel Dispenser 15,404,861 19,272,240 3,867,379 4,556,931 (689,552) [surplus] Average of both 14,537,827 19,272,240 4,734,413 4,556,931 177,482 Page 24 of 37 located prior to 1968. Minimum lot size for a service station in 1951 was 5000 square feet. In the 1968 code, no minimum lot size was required for service stations; in 1974 the minimum lot size was established in a special section of the code specifically for service stations, that lot size was 18,000 square feet; in 1982 the C-4 district was applied to this property and even though the minimum C-4 lot was 10,000 square feet, the minimum service station lot remained at 18,000 square feet until the 1990’s when a 30,000 square foot threshold was established. According to the tax assessor records, in reviewing six (6) existing RaceTrac sites in Collier County, the smallest is approximately 1.54 acres (67,082 square feet). In 1992 during the County’s zoning re-evaluation efforts, fifteen (15) of the platted lots involved in this RaceTrac site were required to combine for purposes of access to US 41. This re-evaluation program was applied over a variety of concerns, including concerns over strip or isolated zoning and the amount of commercial zoning versus future needs. On the following zoning map, the red diamonds designated with “1” are those required by the re-evaluation ordinance to be planned for development under one SDP for lots 20-30 and a SDP for lots 31-34, with any access to U.S. 41 for either SDP subject to approval by County Transportation and the FDOT. These conditions were imposed through an approval of a compatibility exception to the Growth Management Plan. The platted lots individually would not be able to support a service station without combining, such as proposed by the ASW application. Based on the FDEP’s inventory of service stations in Collier County, 1964 was the first time a station of twelve (12) pumps was installed and that number of pumps remained as the maximum number installed in Collier County until 1986. The following chart reflects data from several state agencies collected by county staff: Page 25 of 37 Zoning of the RaceTrac property provided for gas station use since at least 1968. Because of the small size of the lots, the early zoning, and the recorded date (1925) of the plat the intended use likely did not contemplate a service station as large as proposed by RaceTrac. J. That the granting of this distance waiver will have multiple adverse impacts on adjacent residential land uses without additional conditions. a. See Exhibit Z LDC 2014 Section 5.05.05 b. See Exhibit AA Ordinance 2015-46 c. See Exhibit CC BCC minutes 7-7-2015 d. See Exhibit DD LDC 2016 Section 5.05.05 e. See Exhibit SS Agenda 6-10-98 With BCC direction county staff initiated an additional waiver process for automobile service stations in 1998. Based on a review of meeting minutes, this process came about due to a proliferation of service stations requests at the Pine Ridge Road and I-75 interchange activity center. Staff drafted language to minimize the highly visible activity level impact of automobile service stations on adjacent land uses, especially residential. These regulations were to address location, layout, operation, drainage, landscaping, parking and permitted sales and service activities. Impacts were addressed and modified in 2015 by the BCC in adoption of new standards intended to apply to service stations with less than sixteen (16) fueling positions and within 250 feet of residential property. The new standards were created to mitigate compatibility issues involving service stations in close proximity to residential properties. This ASW was submitted as a result of an SDP prior to the date of this change in the LDC, and is subject to the LDC at the time of first SDP submittal. Both code versions provide similar ASW review criteria including the ability for the BCC to add conditions. Page 26 of 37 The adverse impacts associated with this service station use include: a. Twenty-four (24) hour operations b. Increased traffic c. Increased outdoor sound d. Increased artificial light Additional conditions could be applied to both site plans to mitigate some of the compatibility issues to the abutting and adjacent neighborhoods. Conditions that could be considered include the following: a. Reduce the number of fueling positions to a maximum of twelve (12). b. Require intersection improvements to Palm Street and US 41 to include dual left lanes, a dedicated through lane and a dedicated right lane. c. Include mitigation standards required by Ordinance 2015-46 for facilities with fuel pumps within 250 feet of residential. d. Enhance the wall requirement of Ordinance 2015-46 with a twelve (12) foot masonry wall with same architectural features as the primary building, on a minimum three (3) foot berm. Landscaping on both sides of the wall as required by Ordinance 2015-46 with tree height of fourteen (14) feet at planting measured from the bottom of the wall. e. No vehicular traffic behind the building adjacent to residential. f. The dumpster and loading area will be no closer to the southern property line than the building. g. Building setback to residential a minimum of 107 feet and parking setback a minimum of forty (40) feet. h. No customer entrances on the south side of the building. i. Light fixtures will meet the International Dark-Sky Association’s standard for outdoor lighting and including parking lot lighting to be no higher than fifteen (15) feet. j. Outdoor amplified sound is limited to the pump area unless required for safety reasons. Non-safety amplified sound only audible at the fueling position and only allowed from 7 AM to 7 PM. k. Access to Frederick Street is prohibited. l. Provide thirty (30) foot additional right-of-way along eastern property boundary with Palm Street. The recommended conditions are intended to reduce the impacts anticipated from the proposed development. K. That the use is consistent with the Growth Management Plan. a. See Exhibit W Ordinance 92-43 Collier County adopted the Collier County Growth Management Plan on January 10th, 1989. On January 10th, 1991 the County established a Zoning Reevaluation Program “...for all unimproved commercially zoning and non-residential property” and provides for “…rezoning of inconsistent, unimproved properties to a zoning district consistent with the Growth Management Plan”. To avoid a change in the zoning designation, the RaceTrac property maintained the C-4 zoning through two compatibility exception applications. In 1992 both applications were endorsed by staff, the Planning Page 27 of 37 Commission and the BCC subject to two conditions involving access and one condition involving a unified plan as discussed previously in this report. L. That the project and uses will not adversely affect environmentally sensitive areas and natural resources. a. See Exhibit KK SFWMD permit b. See Exhibit LL Engineering report The property has been issued a South Florida Water Management (SFWMD) Environmental Resource Permit No. 11-03569P. This permit acknowledged there were no wetlands within the project, the project is compliant with state water quality standards and meets the discharge rates. The permit states the site does not contain significant habitat for wetland dependent endangered or threatened species or species of special concern. Modifications to this permit may be necessary depending on actual development. Potable water is supplied by the City of Naples and the waste water system is under the Collier County Public Utilities Department. HISTORY – Land Development Code The proposed RaceTrac facility is intended to be built on an aggregation of lots subdivided by plat in 1925. Lot widths varied from forty (40) feet to sixty (60) feet wide with the majority being forty (40) feet. Depths vary from approximately 103’ to between 160’ to 120’ deep. The resulting lot square footage is typically 4800 to 6400 square feet. The plat did not provide an indication of expected uses; fifteen (15) of the lots provided frontage along Tamiami Trail and the remaining lots had access to Tamiami Trial via other platted access ways. It was not until March 6th, 1951, that the Board of County Commissioners (Board or BCC) directed then County Attorney Smith to draft a county zoning code. By the mid 1950’s the Board appointed a zoning commission and adopted the county’s first zoning code. Zoning Regulations from the 1950’s included a definition for “Service Station” defined as: “SERVICE STATION: A building or lot where gasoline, oil and grease, batteries, tires and automobile accessories are supplied and dispensed to the motor vehicle trade; and where battery recharging, tire repair and other similar services are rendered.” There were eight (8) zoning districts established by this time. Of those, all three (3) of the commercial districts and the industrial and agricultural districts allowed “filling stations”, which were synonymous with the “service station” definition. By 1968 the zoning code definition for service station changed to “Gasoline Service Station” defined as: “GASOLINE SERVICE STATION: A structure designed or used for the retail sale or supply of fuels, lubricants, air, water and other operating commodities for motor vehicles Page 28 of 37 and including the customary space and facilities for the installation or application of such commodities on or in such vehicles, but not including space or facilities for the storage, painting, repair, refinishing, body work or other servicing of motor vehicle or other accessory uses or structure excepting advertising signs.” In 1968, gasoline service stations were allowed as a provisional use in C-1, allowed by right in C-2, C-3, C-4, and I. Review of the 1976 code provides a revised definition to replace the gasoline service station with “Automobile Service Stations”: “Automobile Service Stations: An automobile service station is an establishment whose principle business is the retail dispensing of automobile fuels and oil.” The 1976 code also included special standards for automobile service stations with a minimum lot size being required as 18,000 square feet and pumps allowed no closer than fifty (50) feet to any property line. Zoning district designations allowed automobile service stations in the following districts: CC, GRC, CI, and I. The definition was again changed in 1982: “Automobile Service Stations: an establishment whose principle business is the retail dispensing of automotive fuels and oil and where grease, batteries, tires, and automobile accessories may be supplied and dispensed.” In 1982 the code expanded the development standards significantly, leaving the minimum lot size the same and reducing the setback to pump islands to forty (40) feet with decorative fencing required against any residential district. Provisions were added to allow automobile service stations to provide: “Sales of cold drinks, candies, tobacco, and similar convenience goods for service station customers, but strictly and only as accessory and incidental to the principal business operation.” The 1982 zoning code included twenty (25) zoning districts. Service stations were allowed as provisional uses in the VR district and as permitted uses in C-2, C-3, C-4, C-5, and I. By the 1990’s zoning regulations became known as the Land Development Code (LDC) and in July 1998 provisions were added to the LDC for regulating distance between service stations: “2.6.28.1. Locational and site standards. All automobile service stations shall meet the following criteria: 1. Minimum frontage: An automobile service station shall not be located on a lot with less than 150 feet of frontage on a vehicular right-of-way. 2. Minimum depth: 180 feet. Page 29 of 37 3. Minimum lot or parcel area: 30,000 square feet. 4. Separation requirements: There shall be a minimum distance of 500 feet, shortest airline measurement, between the nearest points on any lot or parcel of land to be occupied by automobile service stations, and any lot or parcel which is already occupied by an automobile service station, or for which a building permit has been issued…” The 1991 zoning districts that allowed automobile service stations included C-1, C-2, C-3, C-4 and C-5. In 1998 planning staff member Susan Murry provided the following explanation for changes to the automobile service stations section of the LDC in a presentation before the BCC: “We did revise the purpose and intent of the amendment as written, basically recognizing that automobile service stations have become a multi-purpose use in their function and nature. They’re generating high levels of traffic and activity. They’ve become a highly intense use, often on a 24 hour a day basis, and this has prompted a need to protect surrounding land uses, especially residential land uses, and to attempt to create regulations which reduce the impacts of the intensity of the use through buffers and separation of land uses.” At the Planning Commission (CCPC) meeting that preceded this 1998 BCC meeting, RaceTrac’s representative provided input to the process and also the following comment when referring to the changes proposed for the ASW process (emphasis added): “What they are proposing is fine to be applied prospectively, but you shouldn’t render non-conforming people who have already been in operation for a number of years or a PUD, such as the Angileri, where specific standards were imposed with everybody’s full knowledge that a service station was going in.” In addition to the service station use, the C-4 uses allowed on the RaceTrac property include all of the uses of the C-1 thru C-3 districts. In the C-4 district there are 139 uses listed by SIC (Standard Industrial Classification) reference numbers with many of those being a range of number references. Additionally, twenty-five (25) or more uses are possible through the conditional use process. With the exception of conditional uses and fueling facilities, other uses could proceed with a site plan application and no public process as long as they applied consistent with the C-4 standards. However, due to the overall size and shape of this property, it is not expected that all uses could actually be accommodated on this site. The zoning abutting the southern property line of the overall RaceTrac property is predominantly RSF-3 (residential single family, three (3) units per acre) with developed residences. Other uses that are permitted on the RaceTrac site would be required to provide a buffer per the LDC, which is a fifteen (15) foot wide type B buffer. A type B buffer between commercial and residential includes a minimum six (6) foot wall. Page 30 of 37 In 2004 a broad re-write of the LDC occurred and included a new definition for automobile service stations: “Automobile service station: any commercial or industrial facility wherein the retail sale of gasoline is conducted. Where the sale of gasoline is provided only as a "secondary function," such as a retail establishment (i.e. - grocery store or warehouse) that provides gasoline for its customers/members as an incidental service, the structures and site related to the fuel facility will be considered an automobile service station”. The intent of this re-write was not to substantively change the intention of the prior version of the code, but to provide a more user friendly and sensible format. Due to concerns of unintended consequences, there was a provisions added that allowed for reliance on the prior version where items were inadvertently changed. The following language was added to the 2004 ordinance: “SECTION FIVE: CONFLICT AND SEVERABILITY. In the event this Ordinance conflicts with any other ordinance of Collier County or of any other statute, code, local resolution, regulation or other applicable federal, state, or local law, the more stringent standard, limitation, or requirement shall govern or prevail to the extent of the conflict, except that in the event that any provisions of the adopted, re-codified LDC should result in the unintended consequence of an unresolved conflict with the provisions of the previously adopted LDC, as amended, the prior provisions will be considered to apply…” The re-written section for automobile service stations in 2004 remained mostly intact until 2015, when new standards were implemented for addressing compatibility issues related to stations with fewer than sixteen (16) pumping stations and within 250 feet of residential zoning. In 2015 the following definitions were added (and automobile service station as a definition was deleted): “Facility with fuel pumps: Any establishment that sells, distributes, or pumps fuels for motor vehicles whether or not such facility provides automotive repair services or includes a convenience store. See fuel pump definition.” “Fuel pump: Also known as a "fueling position," means any self-service or full-service device used for the sale of fuel for motor vehicles. A single fuel pump is a fuel pump that can serve only one vehicle at a time. The number of pumps on a single device is determined by the maximum number of vehicles that can be serviced at the same time. For example, a fuel dispensing device that can fuel two vehicles at once is considered two fuel pumps, and two fuel dispensing devices that can fuel four vehicles at once is considered four fuel pumps, and so on.” Page 31 of 37 PART 2 - Vacation of platted rights-of-way PETITION NO. VAC-PL20150002788 – RaceTrac Petroleum, Inc. requests the vacation of the County and the public interest in an unimproved 30-foot wide public right-of-way described as “Avenue B” and a portion of an unimproved 30-foot wide public right-of-way described as “First Street,” according to the Col-Lee-Co Terrace subdivision plat, as recorded in Plat Book 1, Page 32 of the Public Records of Collier County. The subject property is located on the south side of U.S. 41 between Frederick Street and Palm Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida [Companion to Automobile Service Station Distance Waiver ASW- PL20150002369]. BACKGROUND This request is for a vacation of road right-of-way pursuant to section 10.02.04.G of the Land Development Code (LDC). G. Vacation and annulment of subdivision plats. Vacation and annulment of a subdivision plat shall be in accordance with F.S. ch. 177.101, as may be amended, and Collier County Resolution 2006-160, as amended. The purpose of this vacation request is to remove all of one platted road right-of-way and a portion of another. The Board of County Commissioners (BCC) amended Resolutions 2006- 160 with Resolution 2013-166 on September 10th, 2013. Attached to the amended resolution are three Policy and Procedure formats for different vacation applications. For this application the applicant submitted documents listed in Attachment “A” of the Resolution, relating to the vacation of a public right-of-way. The Attachments describe procedural steps including such information as providing property title, tax status, legal descriptions and notification of abutting owners. Requests specific to this form of vacation include, in brief: “b) A statement explaining the general public benefit received from the proposed vacation; c) A copy of the document which granted, conveyed or dedicated the right-of-way to the County or the public. g) “Letters of No Objection” from all pertinent utility companies or authorized users of the easement and/or dedicated public area as determined by Growth Management/Planning and Regulation Administrator or his designee. k) If a replacement easement is required by Collier County, the reviewing parties are under no obligation to accept the offered alternative….” The applicant provided information for BCC review in response to the submittal requirements to vacate the two (2) rights-of-way. The rights-of-way (ROW) were dedicated on the plat for the use and benefit of the public. Page 32 of 37 The two rights-of-way are each thirty (30) feet wide which is half the standard minimum width required by Collier County for a local public roadway. County staff has noted that these rights-of-way have never been improved and the County has performed no maintenance within the proposed vacated areas. SUBMITTAL HISTORY This is a companion item to the Automobile Station Waiver (ASW) discussed in Part I of this report. On December 9th, 2015, Collier County received an application for vacating one thirty (30) foot wide undeveloped right-of-way and a portion of another thirty (30) foot wide undeveloped right-of-way as shown on the Col-Lee-Co Terrace Plat recorded on. The rights-of- way are platted as Avenue B and First Avenue on Plat Book 1, Page 32. The areas requested to be vacated are in red lines: Page 33 of 37 RaceTrac is requesting to vacate the two ROW’s to allow development of Site Plan “B” to include a fueling facility and convenience store. RaceTrac also submitted a Site Plan “A” proposing the same uses and not relying on the ROW’s being vacated. Letters of No Objection for the vacation request have been received from Comcast, Century Link, Collier County Sheriff’s Office, and the Greater Naples Fire Rescue District. Florida Power and Light indicated they would remove the existing facilities and relocate their facilities in a new easement at the applicant’s expense. FINDINGS Based upon analysis, testimony and exhibits presented in connection with this matter, the undersigned Hearing Examiner makes the following findings: A. That the Hearing Examiner has heard this matter pursuant to the Board of County Commissioners direction on April 26, 2016. a. See Exhibit C: BCC minutes dated 4-26-2016 Motion made by Commissioner Taylor and seconded by Commissioner Fiala to forward to the Hearing Examiner. Motion approved unanimously. B. That letters of no objection have been received from pertinent utility companies and agencies. a. See Exhibit TT: Letters of No Objection b. See Exhibit UU: March 10 and 31 letters from FPL c. See Exhibit VV Resolution 2013-166 Three utility companies and two public agencies responded to the request for letters of no objection to the vacations. Comcast, CenturyLink, Collier County Sheriff, and the Greater Naples Fire Rescue District all responded with no special conditions. On March 10, 2016 Florida Power and Light responded to the vacation request stating they have existing facilities within the road right-of-way easement and requested funding to remove those facilities in order to move forward with the vacation. On March 31, 2016, RaceTrac provided the required payment for FP&L to move forward and FP&L has no objection to the vacation once their facilities are removed and replacement easements provided. A utility easement will be retained over the vacation area until all utilities are removed. C. That there is public benefit to be received from the proposed vacation as conditioned. a. See Exhibit VV Resolution 2013-166 The existing platted road rights-of-way are vacant and unimproved. The proposed vacation would provide a more unified land plan and increase the taxable value of the property. Most importantly is the benefit that could be obtained to repair an intersection that will become more unfavorable with any use that could be added to this property. The alignment of Palm Street, US 41 and Commercial Drive to the north is not perpendicular to one another as are most intersections. The additional access proposed via this vacation would assist to make this intersection safer as traffic patterns increase in Page 34 of 37 the area. This would be accomplished by obtaining thirty (30) feet of additional easement width (in addition to the compensating right-of-way that is already considered) along the east side of this property’s boundary at Palm Street. This additional width would provide enough area for two (2) left stacking lanes, a dedicated through lane and a dedicated right turn, thus helping to reduce the unfavorable conditions created by additional traffic generate on the proposed site. D. That Collier County require a replacement easement as condition of vacation. a. See Exhibit VV Resolution 2013-166 b. See Exhibit WW Boundary Survey c. See Exhibit XX Staff Executive Summary VAC As discussed in detail in Part I of this report, the proposed project will cause adverse impacts to traffic flow at the Palm Street and US 41 intersection. To reduce these impacts a reconfiguration of the Palm Street and US 41 intersection should be considered to provide additional right-of-way in order to obtain additional lanes along Palm Street. The vacation of the requested rights-of-way releases approximately 16,420 square feet, or slightly over one-third of an acre of developable property. The applicant has agreed to provide compensating right-of-way as part of their review, and for consideration of the vacation, a condition should require an additional thirty (30) feet along their eastern property boundary at Palm Street. This area is in addition to the compensating right-of-way and would be approximately 6,768 square feet. Page 35 of 37 PUBLIC MEETING A public meeting was held by the Hearing Examiner at the direction of the BCC over two days on June 23rd and 30th, 2016. Meetings were held in the Board of County Commissioner’s board room in the evening beginning at approximately 5 PM. There were two agenda items, an automobile station wavier and a road right-of-way vacation. Both items were discussed concurrently during the meeting. All registered speakers were not heard the first evening and the meeting was continued at 8:57 PM. A week later at the continued date, the meeting began at 5 PM. All remaining speakers and concluding remarks were heard and the meeting adjourned at 7:52 PM. Prior to the first evening, the Hearing Examiner’s office received approximately 200 emails predominantly in opposition to the application. The first evening’s attendance required the use of the overflow room to seat additional participants. Procedural information was available to those in attendance and introductory statements were made by the Hearing Examiner and the County Attorney. After disclosures, the applicant was asked to provide a presentation of the issues. During the first evening there were approximately fourteen (14) members of the public who spoke over a two (2) hour period, with twelve (12) in opposition and two (2) in favor. The second evening ten (10) members of the public spoke in opposition. Over both evenings, twenty-four (24) speakers presented testimony. Two County staff members provided acknowledgment of their positions of approval in their staff reports for both the ASW and the vacation. The public testimony involved issues of compatibility with specific references to concerns over increased crime, general increased traffic, traffic impacts on the adjoining neighborhoods, noise, vibration, increase in vagrancy, negative impact on property values, pedestrian and bicyclist safety, environmental safety issues, concerns over a twenty-four (24) hour operation, water quality of Henderson Creek, water management, concerns over impacts to the lifestyle in the area, pollution issues, inconsistency with the criteria in the land development code, the need to retain the roads seeking to be vacated, and inconsistency with the intent of the area’s development (see minutes of meeting). Minutes of both evenings, the agendas with backup and all back up materials can be viewed the Clerk of Courts website for the Collier County HEX via the following link: https://www.collierclerk.com/records-search/bmr-records-search . Additionally, these items are attached as the following exhibits: 1. Exhibit MM 6-23-16 Special HEX Minutes 2. Exhibit NN 6-30-16 Special HEX Minutes 3. Exhibit OO HEX Agenda 6-23-16 4. Exhibit PP HEX Agenda 6-30-16 5. Exhibit QQ HEX Backup 6-23-16 6. Exhibit RR HEX Backup 6-30-16 Page 36 of 37 EXHIBIT LIST 1. Exhibit A Site Plan Option A 2. Exhibit B Site Plan Option B 3. Exhibit C BCC Minutes 4-26-16 4. Exhibit D US 41 Right-of-way Plans 5. Exhibit E Traffic Impact Statement 6. Exhibit F 2015 Aerial 7. Exhibit G Plat Book 1 Page 32 8. Exhibit H Plat Book 2 Page 82 9. Exhibit I Applicants Narrative 10. Exhibit J TIS Comment Response Letter 11. Exhibit K Insufficiency Letter 12. Exhibit L Market Study 13. Exhibit M Palm Street Improvements 14. Exhibit N TIS Memorandum 15. Exhibit O 2015 NACS Fuels Report 16. Exhibit P 2013 NACS Fuels Report 17. Exhibit Q Map of RaceTrac Market Areas 18. Exhibit R FDEP Fuel Facilities 19. Exhibit S 2012 NACS Fuels Report 20. Exhibit T 1969-2006 Zoning Maps 21. Exhibit U Early Zoning Codes 22. Exhibit V Gas Station Size by Year 23. Exhibit W Ordinance 92-43 24. Exhibit X 2016 Zoning Map 25. Exhibit Y Compatibility Exception Staff Report 26. Exhibit Z LDC 2014 Section 5.05.05 27. Exhibit AA Ordinance 2015-46 28. Exhibit BB ASW LDC Amendment 29. Exhibit CC BCC Minutes 7-7-2015 30. Exhibit DD LDC 2016 Section 5.05.05 31. Exhibit EE LDC 2.03.03 Commercial Zoning 32. Exhibit FF LDC 4.06.02 Buffer Requirements 33. Exhibit GG BCC Minutes 6-10-1998 34. Exhibit HH 2014 Market Study 35. Exhibit II CCPC Minutes 5-13-1998 36. Exhibit JJ ASW Submittal 37. Exhibit KK SFWMD Permit 38. Exhibit LL Engineering Report 39. Exhibit MM 6-23-16 Special HEX Minutes mmiur ••••••••••••••••v, i a•r araraaacn••••••101‘ 7 f1CMnhr\V CAM�1nCR .'- �„ PUBLIC PARTICIPATION FORM (Please Print Legibly) *******************''`**********,*-*****,*,********************************************************* AGENDA TITLE: ;I-FC 0 I `alt£ W AA Int_. AGENDA#: YOUR EMAIL ADDRESS: 4 1 /L i O • PRINT NAME: ( j, • 5'ftlC/eHONE#: Z5'1. t]o -Fj p O� SIGNATURE: % +� MAILING ADDRESS: 2 3 ,(' ;. 4y/0k k r^ (City) () 7 �f C o ILA (State) f"— (Zip Code) ]�/ *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) ❑ FOR ❑AGAINST ❑GENERAL INTEREST APPLICANT'S REPRESENTATIVE ❑I WISH TO SPEAK AT THIS PUBLIC HEARING CE`e OLT- CP\08-CoA-001 151145 ********************************************************************************************** AGENDA TITLE: P S ki–PL 2.-0 Solo Z36 7 AGENDA#: 3if 4 3 V4c- - La.JL5 29_6-8 YOUR EMAIL ADDRESS: �LF )320c, /CSS cP 6 d-ei,L . PRINT NAME:-W-"1-11F- PHONE#:ol3c)) I° S (. SIGNATURE: MAILING ADDRESS: la 13 e. C ry E FIC (City) C f7'+" COf?AL (State) k (Zip Code) 3, 3 Iq 0 y *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in6/l- ••••••••••••••••••••••••••••••••••••••••••••••••••••• ` ****************************************************** ***' '******************************** (check boxes which apply) ❑ FOR ,/AGAINST ❑GENERAL INTEREST ❑APPLICANT'S REPRESENTATIVE (pJ I WISH TO SPEAK AT THIS PUBLIC HEARING C P08-C OA-001 151 145 AGENDA TITLE: (', AGENDA#: YOUR EMAIL ADDRESS: \eao I e•‘"(AA S 4 e Qma't I t CON PRINT NAME: JVan�/an AOCI n�Q `PHONE#:t3 `�� 7✓ SIGNATURE: I .,{"V�"�"'!l MAILING ADD' ZL` ' (1 (City) (\) (State) F- (Zip Code) MI I2_ *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks)1 (0106X ********************************************************************************************** (check boxes which apply) ❑ FOR /AGAINST ❑GENERAL INTEREST ❑APPLICANT'S REPRESENTATIVE ❑I WISH TO SPEAK AT THIS PUBLIC HEARING CM-WA-001151W ******************* ***`** ******************************************************************* AGENDA TITLE: QUG' aei AGENDA#: YOUR EMAIL ADDRESS: 14.4.c0 b i1)0.°(-04 74®LI rA �a ' COM y PRINT NAME: Kam V- IQ'y PHONE# y r�: al 1 1 4'I 1 I l SIGNATURE: MAILING(�A�DDRESS: F2:55 Z ? ' ?Op lar 5t-. a (City) '1 (State) F L (Zip Code) -51H 2 *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** COLUIER COUNTY HEARING EXAMINER` PUBLIC PARTICIPATION FORM (Please Print Legibly) *`**n************************************************************MMM** AGENDA TITLE: Wile ina/ ' l i,F o ✓ ' 3 n AGENDA#: YOUR EMAIL ADDRESS: 7` P/ I v N 4- (T J 7ci/ / •lam-o 11A-- PRINT 1 -- 2 PRINT NAME: (Jt—(S.-H 4,)j 007-' / PHONE#:?3 q 2 3/ 6/y l SIGNATURE: ,/ l— MAILING ADDRESS: ?a Z5-- ,1.9tif 0 e A J (City) Nb,/°f (State) FL- (Zip Code)3,-/f/ 2_ *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) o FOR (19AGAINST o GENERAL INTEREST o APPLICANT'S REPRESENTATIVE ell WISH TO SPEAK AT THIS PUBLIC HEARING CP\08-COA-001 I5\145 AGENDA TITLE: �� AGENDA#: YOUR EMAIL ADDRESS: /i6C.e ii,Z.Z C C/e0rNCJ.Sri -V..5-/— PRINT iPRINT NAME:Zh/ S Fy l wom.y S PHONE#: G,37-66:22'5/C-1,j SIGNATURE: MAILING ADDRESS: /7OCcY-,in FAL z,, �i� (City) .nL P S (State) ( (Zip Code) LTC/2Y 2_ *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) 5:00 j43`- ********************************************************************************************** (check boxes which apply) o FOR /AGAINST ❑GENERAL INTEREST o APPLICANT'S REPRESENTATIVE o I WISH TO SPEAK AT THIS PUBLIC HEARING CP\08-COA-00115\145 (Please Print Legibly) AGENDA TITLE:- ********** ********* ************************************************* AGENDA TITLE: c* C ,(._ AGENDA#: YOUR EMAIL ADDRESS: PRINT NAME• .,%\� '�� \ PHONE#: SIGNATURE: "*� MAILING ADDRESS: t16 ( O `o 'C \e'§Ne' �Gti� (City) \� / �\4, (State)--c-lam_— (Zip Code)`j *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) o FOR SAGAINST o GENERAL INTEREST a APPLICANT'S REPRESENTATIVE> I WISH TO SPEAK AT THIS PUBLIC HEARING CP\08-COA-00115\145 AGENDA TITLE: As(A f AGENDA#: YOUR EMAIL ADDRESS: PRINT NAME: V iw. ► PHONE#: SIGNATURE: i p O V MAILING ADDRESS: /5— � B t)A. 1 PLS% f (City) 34f/1L (State) r"L' (Zip Code) 3'fIO *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (Please Print Legibly) � AGENDA TITLE: j&a C e it.� £C R 5 JG(f r 0I7 AGENDA#: YOUR EMAIL ADDRESS: /,S e❑A/ Q J PRINT NAME: TC' �lO -e'G�/ P E#: SIGNATURE:WI? MAILING ADDRESS: //793 Se4,35/er r Cz (City) 00 (State) (Zip Code) 39//2 *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) ❑ FOR AGAINST ❑GENERAL INTEREST ❑APPLICANT'S REPRESENTATIVE ❑I WISH TO SPEAK AT THIS PUBLIC HEARING CP\O8-COA-00115\145 (Please Print Legibly) AGENDA TITLE: ��P (i� AGENDA#: YOUR EMAIL ADDRESS: THF Srl n 1' 44 �0 CIO L. 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PHONE#: _ / - 7/ C"7` J SIGNATURE: -\' MAILING ADDRESS: - )/64 ✓J1i (City) / , , , (State) f !- , (Zip Code) 3 c'//�' *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) ❑ FOR to AGAINST ❑GENERAL INTEREST o APPLICANT'S REPRESENTATIVE (I WISH TO SPEAK AT THIS PUBLIC HEARING AGENDA TITLE: r- C (-4 , AGENDA#: YOUR EMAIL ADDRESS: Carr i 4et PRINT NAME: �r1YA/ N\i��1c PHONE#: 2:)11-2,1\-c\-+4�j�I SIGNATURE: ��,lap / q/ MAILING ADDRESS: t.t o (City) /` ,P1 (State) + (Zip Code) 7 i *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) F237rtiec-)n \ r' **********************************************************************#A'",y (check boxes which apply) (Please Print Legibly) ********************************************************************************************** AGENDA TITLE: Rau_ j,/,,.,<, • AGENDA#: YOUR EMAIL ADDRESS: /00/1 A e 0 (r°___..-/j i,, • c4/h') //,, / J3 PRINT NAME: •e7,7,0 F OAK'e-in d PHONE#:9'`/(6 3 06 ,)- SIGNATURE: ../�;,�.,,.�.L�AA MAILING ADD'IS: 3 a ,//I 3 r/ (City) / v (State) F-7 (ZipCode) T•i I 2'' *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks)/Z /M / • ********************************************************************************************** (check boxes which apply) ❑ FOR o AGAINST o GENERAL INTEREST n APPLICANT'S REPRESENTATIVE o I WISH TO SPEAK AT THIS PUBLIC HEARING (Please rrint uegluly) *************************************'*,********************************************************** AGENDA TITLE: Ai "" AGENDA#: YOUR EMAIL ADDRESS: U �)l{ PRINT NAME: ) LL \� \ PHONE#: e...., '<---- ,,. SIGNATURE: MAILING ADDRESS: '20..3 M' 1.1 '.._c.), n p (City) \ 0 _5 (State) c L (Zip Code) -41117II *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) 2`��SVA:\ *********************************** *** ************************************************* (check boxes which apply) ❑ FOR AGAINST ❑GENERAL INTEREST ❑APPLICANT'S REPRESENTATIVE OF WISH TO SPEAK AT THIS PUBLIC HEARING *********************** }lint+*'**I************************************************************ AGENDA TITLE: yt1- 7��S W AGENDA#: YOUR EMAIL ADDRESS:,� PRINT NAME: "1 L A-Pc. 1-1------L�-`(-) PHONE#: SIGNATURE: MAILING ADDRESS: 2,0I -) nnICK. 51- (City) J i\PM (State) % L- (Zip Code) 3 I2 *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) 3 8c t.*LL3 5c',i)l ********************************************************************************************** (check boxes which apply) f'p's"VA JXL o FOR ' AGAINST Or ❑GENERAL INTEREST D APPLICANT'S REPRESENTATIVE ❑I WISH TO SPEAK AT THIS PUBLIC HEARING �J _ DE I t—` CP\08-COA-00115\145 71.r t/ -� J 1 I Y�'�G 4- 11 AGENDA TITLE: i AGENDA#: YOUR EMAIL ADDRESS: V,e...'^"'^'N.p,,,.""4epilJ V'\U-Co-1"\ PRINT NAME:\..)(:::- ` ' d TJ- PHONE#: 7-3q-sc.0-9 j r Q SIGNATURE:_C 1`�- / MAILING ADDRESS: ±%� Q 1C 1�L (Zip Code) ) (City) NLY (_(State) L 3i Li/ 2- *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) 3 LAT S 5W Ila- ********************************************************************************************** (check boxes which apply) ❑ FOR XAGAINST A"S 1) 1," n CFNFR ei.INTru'em .__...__,..__.__.._._.,_.,..... __. ...IPUQLtG l'AK I MAYA mon rvKpl (Please Print Legibly) ********************************************************************************************** AGENDA TITLE: .4 AGENDA#: YOUR EMAIL ADDRESS: 'vP v 1.3� 5 PRINT NAME: �J ` .04,i7 PHONE#: ��I4 Z r SIGNATURE: MAILING ADDRESS: (S 3 ( ae (fie (City) A QP (State) � (Zip Code)2 LEI( *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) 4/,Jr.s ********************************************************************************le************* (check boxes which apply) ❑ FOR ❑AGAINST J ❑GENERAL INTEREST ❑APPLICANT'S REPRESENTATIVE o I WISH TO SPEAK AT THIS PUBLIC HEARING AGENDA TITLE: (i 5 ,, AGENDA#: YOUR EMAIL ADDRESS: /9 r/ /7 7 4 Cp 6f..v 4 • (cfY)1 PRINT NAME:k 44A .c. /7/4,5C.04/1e 2e 1/, PHONE#: SIGNATURE:44,..*- ,t,�A '277,09--Seat'- J4f, MAILING ADDRESS: 0.?./A:1 / (City) /(I /.(�,..' (State) �(qt • (Zip Code)3 VO 0— *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) Ar,w o FOR GAINST ti� ❑GENERAL INTEREST { o APPLICANT'S REPRESENTATIVE WISH TO SPEAK AT THIS PUBLIC HEARING AGENDA TITLE: I'{S("1 AGENDA#: YOUR EMAIL ADDRESS:^ D(22t ley D1 1 Q�(J e aoL (,011 G PRINT NAME: C JI(Z1 6y-\ PHONE#: 1 SIGNATURE: � MAILING ADDRESS: '-iat2cieri C L ST rez (City) '( 1(O f)kS (State) C I (Zip Code) 31.1)/2._ *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) ,(i O /kr__ or �— / ❑ FOR )(AGAINST �WA/a GENERAL INTEREST � ❑APPLICANT'S REPRESENTATIVE WISH TO SPEAK AT THIS PUBLIC HEARING CP\08•COA-001 I5\145 (Please Print Legibly) ********************************************************************************************** AGENDA TITLE: AC51- ) AGENDA#: YOUR EMAIL ADDRESS: PRINT NAME: cIchot �LL (jl PHONE#: SIGNATURE: V]� l MAILING ADDRESS: )) 2 0 L I 'l d l S Ip f . 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(Please Print Legibly) *********************************************************************************************** AGENDA TITLE: ✓-c'r- ( k►4 C AGENDA#: pLZ}P. YOUR EMAIL ADDRESS: Gv42 Y (s J cc . - 6.40 l4!L ' C O�` PRINT NAME: � fro_ p �I-I PHONE#:Z)9 tto 4.T 4-9( SIGNATURE: �^ MAILING ADDRESS: ' C7 . G4 N e� / IL J 3 It 1 0 Z_ (City) � r)5` ' S (State) F' L (Zip Code) *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ( !/t I Le. ********************************************************************************************** (check boxes which apply) o FOR GAINST ❑GENERAL INTEREST ❑APPLICANT'S REPRESENTATIVE I WISH TO SPEAK AT THIS PUBLIC HEARING PUBLIC PARTICIPATION FORM (Please Print Legibly) e. ` er?( *�) 4 G `ESN* *************************** 1,413t*** ************ ** * ** * * * ** * * AGENDA TITLE: AGENDA#: YOUR EMAIL ADDRESS: /� Q u PRINT NAME: �- ,/� l/41�SPv�� PHONE#: 23 /-��i- 7 2 SIGNATURE: MAILING ADDRESS: 2_0 Z3 !'1,.//c c ^ (City) A.16 ?1e5 (State) 5/ (Zip Code) 31111Z *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) o FOR )(AGAINST o GENERAL INTEREST ❑APPLICANT'S REPRESENTATIVE AI WISH TO SPEAK AT THIS PUBLIC HEARING '.. 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AGENDA TITLE: Roc, e1404,e 44,(' U5IIl AGENDA#: d YOUR EMAIL ADDRESS: v&4//I Q,9/e`>(Q- ya hoc ,c om PRINT NAME: ,-Da✓,et -2)>16c,"/ PHONE#:2,3Q-2 20-q( 8'5- SIGNATURE: 'SSIGNATURE: (' 42(..-74-°"- MAILING A2 '- MAILING ADDRESS: /4/a5- a'-'-/€C-' (City) 't-4"P//'5 (State) i=L (Zip Code) 34/G *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) "/2 m, /e. ****************************************************************************************MMM*** (check boxes which apply) 7(FOR ❑AGAINST ❑GENERAL INTEREST o APPLICANT'S REPRESENTATIVE X WISH TO SPEAK AT THIS PUBLIC HEARING Ar OptiOna( i-F toy 155t1eS arcs cPos-coA-oollsua5 0--e nc(cIr�se c(pri07 -('z, AGENDA TITLE: } t L �x M.' / AGENDA if: YOUR EMAIL ADDRESS: I A/1 L 1c�(3 I I -`- 'I- PRINT NAME: ...9)9k/)--' R. 3 PHONE#:F137'/I7'- 97 1 SIGNATURE: �' .2'Q4 ' MAILING ADDRESS: j I N7 f!1/«/ S (City) 1k'q-p 1 i' S (State) /-: (Zip Code)at L.tf i Imo_ *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) ********************************************************************************************** (check boxes which apply) K FOR 0 AGAINST ❑GENERAL INTEREST (Please Print Legibly) *****************************************************'************#********************#******* 1 rtcr-/F.2ctc AGENDA TITLE: PJ l� AGENDA#: YOUR EMAIL ADDRESS: / :r1( 4) L07+?41!..5t 11r7 I' PHONE#: �3�-.Z3/'3/d1 PRINT NAME: �-t4/e 44. �`( �� SIGNATURE: ./ t �J MAILING ADDRESS: .2.;;-7/C T~�'e> ke-` (City) Net F (State)P Fl- (Zip Code) /APOZ *PROXIMITY OF YOUR PROPERTY TO SUBJECT PROPERTY(in miles/blocks) / *******************k*********************#******************#***************R***************** (check boxes which apply) o FOR )(AGAINST ❑GENERAL INTEREST g APPLICANT'S REPRESENTATIVE ❑I WISH TO SPEAK AT THIS PUBLIC HEARING CP\O8-COA-00115\145 (1 lc" ' 111111..cgm.J/ AGENDA TITLE: c , AGENDA#: r/�i .i rL'Jf-G;Cti YOUR EMAIL ADDRESS: ' i- /-t t 'r'J ' � ."/\ ? , ! d L� PHONE#: ' d ;) PRINT NAME: rrJ w - SIGNATURE: 7e :,a:e,at..� ; ! 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Bold text indicates a defined term LDC Amendment Request ORIGIN: Board of County Commissioners AUTHOR: Growth Management Division Staff DEPARTMENT: Growth Management Division AMENDMENT CYCLE: 2014 Out of Cycle LDC Amendment- continued LDC SECTION(S): 1.08.02 Definitions 5.05.05 Automobile Service Stations CHANGE: The proposed amendment to LDC section 5.05.05 Automobile Service Stations establishes that automobile service stations, hereafter referred to as facilities with fuel pumps, that are located within 300 feet of residential property shall be limited to 8 fuel pumps; however, a greater number of fuel pumps may be sought through a public hearing process. In addition, considerations to address public health, safety, and welfare are proposed to be addressed during the public hearing process to allow more than 8 fuel pumps within 300 feet of residential property. These considerations would be in addition to any criteria or findings of fact for the public hearing. To address changes and functions of automobile service stations, the proposed language also amends LDC section 1.08.02 Definitions. The existing term "Automobile Service Station" is changed to "Facility with Fuel Pumps" in order to represent a number of uses which include the sale of fuel for motor vehicles. A"Facility with Fuel Pumps" includes, but is not limited to: gas stations, convenience stores with fuel pumps, automobile service stations with fuel pumps, or a business that includes retail or whole sale of gasoline/diesel for automobiles as an accessory use. The definition includes bulk gasoline/diesel stations. In addition, the term "fuel pump" is introduced to provide clarity to the proposed provisions. REASON: On October 28, 2014 the Board of County Commissioners (Board) remanded the proposed amendment to the Planning Commission for a second review and directed their concerns be taken under advisement. During the meeting, the Board discussed several concerns and issues relating to the proposed amendment. Please see the BCC Meeting Minutes, Appendix 2-A, for further information regarding the Board's discussion. The following paraphrases several of their comments, including but not limited to: • Ensure that the required separation between gas stations and residential property is clear, including existing setbacks, walls, and buffers (Appendix 2-A, pgs. 8, 14-20). • To be as restrictive as possible regarding this type of development(Appendix 2-A,pgs. 8-9). • Ensure that property rights of all parties are protected(Appendix 2-A,pgs. 8-10). • Commercial properties have, by right, the ability to develop uses that are less desirable than a gas station(Appendix 2-A,pg. 10). 1 C:AUsers\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 2 • Examine compatibility and health concerns, in particular fuel vapors (Appendix 2-A, pgs. 18, 19, 20). • Require the maximum distance possible from residential zoning and address fuel vapors (Appendix 2-A,pgs. 14-21). o Board consensus was that this distance should be at least 300 feet from any gas station, regardless of the number of fuel pumps (Appendix 2-A, pgs. 19-21). The County Attorney noted it was unclear whether this standard could be accomplished (Appendix 2-A, pg. 19). o Motion by Board included addressing fuels vapors and a re-review by the Planning Commission (Appendix 2-A,pg. 19). • Prior to submitting the amendment for re-review by the Planning Commission, additional research was conducted in order to establish a maximum distance between residential property and automobile service stations and a nexus for the separation. Based on this research, the distance requirements proposed in the original amendment have been maintained. The following are a snapshot of proposed changes incorporated into the amendment text: 1. Proposed a table of standards to improve formatting. 2. Proposed that the exception to allow more than 8 fuel pumps within 300 feet of residential use be expanded from a conditional use/PUD process to other public hearings procedures to consolidate processes. 3. To address vapor impacts, proposed language requiring the 300 feet measurement is from fuel pump or"underground storage tank vent riser opening", whichever is more restrictive. 4. Based on case law, proposed language requiring a public hearing if "new residential development" is within 300 feet of existing facility with more than 8 fuel pumps. 5. Proposed a new consideration under the public hearing evaluation to examine if the proposed use is within an Activity Center. The proposed amendment is designed to address the intensity, compatibility, and impact of facilities with 8 fuel pumps or more within 300 feet of residential property by regulating the location, number of fuel pumps, and approval process.As relayed in the Executive Summary to the Board on July 8th 2014, this issue is relevant because over time the conventional automobile service station has transformed both in intensity and in use. Traditionally, automobile service stations were comprised of a small service department with limited fueling stations, generally providing for four to eight cars to obtain gas at any one time. Today, common applications for facilities with fuel pumps, such as a gas station, consist of a convenience store and a greater number of fuel pumps. Recent applications for gas stations in Collier County have identified approximately 16—20 fuel pumps. Facilities with fuel pumps, such as gas stations, are recognized as having the potential to impact vehicular and pedestrian circulation, truck traffic, noise pollution, may have intense lighting schemes and often have extended operating hours. These site characteristics can impact the health, safety, and quality of life of nearby residents and other land uses. For these reasons, many communities require site design standards, such as landscaping, buffering, and architectural standards, to address these effects. LDC section 5.05.05 Automobile Service Stations requires site design standards to address these issues, but the section does not currently address the number of fuel pumps at a site or require additional 2 • Text underlined is new text to be added. Text strikcthrough is current text to be deleted. Bold text indicates a defined term design standards for facilities with a greater number of fuel pumps than historical development practices. Additional considerations for the Planning Commission and Board of County Commissioners are discussed in Section F below. These changes are supported by several areas of research summarized in the amendment. Additional materials can be found below and in the attached appendices: A. Existing Collier County standards B. Historical patterns of gas stations C. Examples of gas station provisions around the state and country D. Consideration of Vapor Recovery Technology E. Compatibility with sensitive land uses F. Potential additional standards A. Existing Collier County standards Appendix A provides the existing standards for automobile service stations pursuant to LDC section 5.05.05. The following list highlights existing standards required for all gas stations: • Permitted Use: Automobile Service Stations are permitted in Commercial Zoning Districts C-2 —C-5 as a permitted use. • Setbacks: Rear and side yards are 40-feet; front yard is 50-feet. • Buffer: A 20-foot wide landscape buffer with a 6-foot wall, fence, hedge, berm or combination thereof is required when adjacent to single family or multi-family development. Other types of required buffers are described in Appendix A. Separation from Residential zones: Automobile service station sites shall be separated from adjacent residentially zoned or residentially developed properties by an architecturally designed 6-foot high masonry wall or fence utilizing materials similar in color, module, and texture to those utilized for the building. Landscaping shall be planted on the residential side of the fence or wall. Lighting: All lighting facilities shall be directed away from adjoining properties. On-site luminaries ... shall not exceed a height of greater than 20-feet above finished grade. Lighting located underneath a canopy shall be of low level, indirect diffuse type designed to provide light only to the pump island areas located underneath said canopy. Architecture: Automobile Service Stations must comply with the architecture and site design section of the LDC. • Other Allowable Uses: o Vehicle Storage -Vehicle storage is limited to 60 days and vehicle storage areas must be surrounded by an opaque fence that is at least 6 feet high. o Automobile detailing is allowed as an accessory use only. o Car Washes are allowed as an accessory use only. Prohibited Sales and Uses: o Major mechanical work and body shops are prohibited. o Outside displays, tires and merchandise are prohibited. o Vehicle sales are prohibited. 3 C:\Users\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 4 B. Historical patterns of gas stations. In order to compare and characterize historical trends in gas stations, data was collected from several state agencies. Appendix B— Table identifies 100 active retail gas stations and 5 active bulk stations in Collier County. This table identifies the address, number of fueling positions, and the approximate date of construction of each gas station (for more information regarding the gas station identification methodology, see Appendix B — Methodology). This table is not exhaustive and does not include gas stations which have closed. However, an examination of this data illustrates the changing nature of gas stations in Collier County. This dataset indicates that at least 100 retail gas stations operate in Collier County and range between 2 and 24 fuel pumps. Since in 1944, gas stations have steadily increased the number of fueling positions. The trend of increasing fuel pumps can also be seen in Appehdix B— Chart, which is reproduced below: Number of Fuel Pumps Installed at Collier County Facilities with Fuel Pumps by Year of Establishment(Retail only) Zd 2e 4424 e a ik 7 3 [f i 4 J ��, 4.6 F € .?ae�aseg>>e>Kz€>g:z�eP's€e��;cis"s$sEzea.s"3az"c"'xes'sxs'x: ---�� YEAR OF ESTo&ISNMENT While data prior to 1970 indicates an average of 7 fuel pumps were developed, between 2005 and 2015 the average number of fuel pumps increases to 17. While Collier County gas stations have an average of 9 fuel pumps overall, in the last 25 years only 2 out of 38 gas stations have developed fewer than 8 fueling positions. The data and trends indicate that facilities with fuel pumps, such as gas stations, have transformed in intensity and now have more fueling stations. This dataset was also used to examine the spatial distribution of gas stations in Collier County. Appendix B—Map includes a map which displays the location and size of existing retail and bulk gas stations in Collier County as well as the location of sensitive land uses. C. Examples of gas station provisions around the state and country. Staff has performed an expanded review of gas station regulations in 14 communities in Florida (including Collier County) and 10 communities outside Florida. This review is summarized in Appendix C. This review was not an exhaustive search for all existing gas station regulations, but provides some examples of communities in Florida, and throughout the U.S., that have adopted 4 Text underlined is new text to be added. Text strikethrough is current text to be deleted. Bold text indicates a defined term distance and/or location standards for gas stations. There were several trends related to fuel pump locations, gas station sizes, and zoning district standards observed: • Proximity to residential property: 8 of the 24 communities reviewed have incorporated minimum separations of 100 feet or greater from residential properties or buildings; of these, two are located in Florida. The remaining communities require distances ranging from 0 to 50 feet. The largest required pump distance in Florida is in the City of Boca Raton, where a minimum distance of 300 feet is required from any residential or public place. The largest required pump distance in any community reviewed is in Hamilton Township, New Jersey, where a minimum distance of 500 feet is required from residential properties and 1,000 feet from any public entrance to a church, school, library, hospital, charitable institution, or place of public assembly. Only Princeton, MN waived the distance requirement if the pumps were screened by a building. Proximity to other land uses: All of the communities which require separations of 100 feet or greater include several other types of public places including: o Churches (or"Religious Buildings") o Auditoriums o Public Playgrounds (or"Playfields," or"Outdoor Playground's") o Schools o Hospitals o Libraries o Charitable Institutions. o Day Care Centers o Civic,Institutional, Recreational, or Entertainment Uses • Pump limits: 7 of the 24 communities reviewed have incorporated limits on the number of fueling stations allowed at gas stations; of these, five are located in Florida. In some cases, these pump limits are restrictions on the total number of fueling stations permitted, while in others, pump limits indicate when a conditional use hearing is required. In yet other communities, restrictions on the total number of fueling stations only apply to specified zoning districts. Pump limits varied in the communities reviewed from 4 to 8 pumps. • Zoning district standards: o Conditional use districts: 19 of the 24 communities reviewed require a conditional use process in at least one zoning district, or in order to exceed a specified number of pumps. 3 of the 24 communities allow gas stations to be permitted administratively when certain conditions are met in at least one zoning district. In Florida, only 2 of the communities reviewed, including Collier County, do not utilize a conditional use process in at least one zoning district. Neighborhood or Community Commercial zoning districts were the most frequent zoning districts requiring conditional uses for any gas station. Other common districts to require conditional use procedures include districts which provide for small scale or transitional commercial uses, retail, residential and office uses. o Prohibited use districts: 23 of the 24 communities reviewed prohibit gas stations in at least one commercial zoning district (all Florida communities reviewed). The City of Davis, California, the only community not to prohibit gas stations in any commercial 5 C:AUsers\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 6 zoning district, prohibits gas stations with the ability to serve more than 25 vehicles within 200 feet on the same side of the road as a school, public playground, church, hospital, public library, or institution for children. 12 of the 24 communities reviewed prohibit gas stations in more than one commercial zoning district. The most frequent zoning district prohibitions included Professional/Office districts and Neighborhood Commercial districts. While existing standards in Collier County currently provide for some ,site design and locational criteria, the review of other communities demonstrates additional areas for consideration by the Planning Commission. D. Consideration of Vapor Recovery Technology Pursuant to the Board's direction to review health concerns related to gas stations, a review of existing technology available was conducted, including mechanisms to protect public health in areas surrounding gas stations. Once of these mechanisms is called Enhanced Vapor Recovery Technology and was developed to control escaping gasoline vapors and toxins released during the refueling process. For many years there were two general methods of vapor recovery: 1) Stage I vapor recovery technology which traps gasoline vapors which escape during the refueling of underground storage tanks by tanker trucks, and 2) Stage II vapor recovery technology which traps gasoline vapors which escape during individual vehicle refueling and was accomplished with a special fuel pump nozzle. In 1994, the U.S. Environmental Protection Agency required all new vehicles be equipped with Onboard Refueling Vapor Recovery (ORVR). The ORVR mechanism achieves a similar result as "Stage II"vapor recovery technology. It is installed in individual automobiles and traps gasoline vapors escaping during the vehicle refueling process in a carbon filter connected to the gas tank. ORVR was required by the EPA because it is less expensive than the original Stage Il Vapor Recovery and because Stage II Vapor Recovery was never required in all areas of the Country. Manufacturers were allowed to phase-in ORVR technology between 1998 and 2006 and in 2012 the EPA estimated that over 71 percent of vehicles had ORVR technology installed (40 CFR pt. 51 —found in Appendix D). The Air Quality and Land Use Handbook: A Community Health Perspective, published by the California Environmental Protection Agency and California Air Resources Board in 2005 and the Gasoline Service Station Industrywide Risk Assessment Guidelines, a report released by the Toxics Committee of the California Air Pollution Control Officers Association in 1997 indicate that vapor recovery systems result in an approximately 90 percent reduction in benzene emissions compared to uncontrolled facilities (Air Quality and Land Use Handbook, pg. 31). Additionally, the U.S. EPA's Potential to Emit Guidance Memo provides emission reduction percentages for Volatile Organic Compounds related to several refueling and vapor recovery scenarios. In these scenarios, Vapor Recovery Technology is assumed to provide between 86 and 95 percent (Potential to Emit Guidance Memo, pgs. 9-10) reductions in emissions (except emissions from spillage). Despite these potential reductions, the Air Quality and Land Use Handbook still recommends a 300 foot separation between large gas stations and sensitive land uses (Air Quality and Land Use Handbook, pg. 32). It is also important to note that several emission sources are not covered by ORVR 6 Text underlined is new text to be added. Tcxt strikcthrough is currcnt tcxt to be deleted. Bold text indicates a defined term including spills by individuals, fueling of small engines, motorcycles, boats, landscaping equipment, or the fueling of vehicles over 14,000 lbs. E. Compatibility with sensitive land uses. Existing Collier County LDC provisions recognize the potential for gas stations of all sizes to impact vehicular and pedestrian circulation, increase truck traffic !nd noise pollution, and often have intense lighting schemes and extended operating hours. These site characteristics can impact the health, safety, and quality of life of nearby residents and other land uses. Moreover, the historical research in section B above demonstrates that gas stations have dramatically increased in size over the past 70 years. To better understand these increased impacts associated with larger gas stations, and the steps communities can take to address these potential impacts, several studies were examined which address the unique nature of gas stations and their impact on nearby sensitive land uses. Neighborhood impacts New, larger gas stations often offer a range of products and services which are less common in smaller gas stations. In particular, this includes expanded convenience stores with a wide range of products and services, such as prepared foods and outdoor seating. This highlights the large gas station's change from providing goods which are incidental to the sale of gas, to the convenience store as a destination place. In addition, large gas stations can often accommodate a wider range of patrons. For example, large gas stations with 8 or more fuel pumps often have larger sites, taller canopies, and sell alternative fuels, providing a place for larger vehicles, such as semi-trailer trucks a place to refuel. Further, when ethanol-free gasoline is offered, landscaping and maintenance companies may make regular visits to refuel equipment. These site conditions and alternative fuels may increase the number of vehicle types that visit a facility and have a greater impact than a facility with 8 or fewer fuel pumps. Health effects Several studies have been performed over the last 20 years which have established the health effects of exposure to gasoline and the health risks associated with locating gas stations in proximity to residential and sensitive land uses. In 1995, the Agency for Toxic Substances Disease Registry's Toxicological Profile for Gasoline detailed the human health effects of exposure to gasoline. The study indicates that gasoline contains a mix of volatile substances and that humans may be exposed to gasoline by transmission through the air, water, or soil, but "exposure of the general population to gasoline occurs primarily...during automobile refueling" (pg. 117). The report indicates that "populations living in the vicinity of a service station are expected to have higher exposure to volatile gasoline related hydrocarbons than those far removed from these businesses" (pgs. 133-4). Additionally, the Toxicological Profile for Gasoline indicates that the young, elderly, and those with compromised immune systems are populations that are unusually susceptible to the health effects of exposure to gasoline (pg. 92). Excerpts of this report can be found in Appendix E—Page 2. The Gasoline Service Station Industrywide Risk Assessment Guidelines describes at least 6 types of toxic substances in gasoline (pg. 11) and 4 sources of gasoline emissions at service stations (pg. 8) including: 7 C:\Users\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 8 • Loading — Loading emissions occur when a cargo tank truck unloads gasoline to the storage tanks at the gasoline station. • Breathing — Gasoline vapors are emitted from the storage tank vent pipe due to temperature and pressure changes within the storage tank vapor space. • Refueling — During the refueling process, gasoline vapors are emitted at the vehicle/nozzle interface. • Spillage— Spillage emissions occur from spills during vehicle fueling. The guidelines included a discussion of the ability of vapor recovery systems to mitigate these risks, however, nozzle tip emissions occurring after refueling, "whoosh" emissions, leakage emissions, loading spillage emissions, and several additional sources of emissions were also described as problems requiring future resolution. • The models created for the Gasoline Service Station Industrywide Risk Assessment Guidelines also demonstrate the change in cancer risk based on gasoline throughput and distance from the service station. The chart below "Cancer Risk— 1,000,000 gal/yr thruput" (pg. E-6) demonstrates the ability of vapor recover systems to reduce gasoline emissions from underground tanks in urban settings at gas stations with 1 million gallons per year throughput: • Cancer Risk - 1 ,000,000 gal/yr thruput ISCST3 WITH SCREEN3 MET DATA C c30 =25 a {1320 eL L�1 c . ;cu) ct U 0 I I I I I t i. i 20 30 40 50 60 70 80 90 100 Distance from Station Center (meters) 4-no controls 5A-Phase I °°-- 5B-Phase I with vent valves 6A-Phase I&ll w/o vent val%es 6B-Phase I&II vel vent valves While cancer risk decreases with distance and as vapor recovery technology is utilized, in no scenario is cancer risk reduced to zero, however, when using Stage I and Stage II vapor recovery technology and at a distance of 300 feet (91.4 meters), cancer risk is reduced significantly. No 8 Text underlined is new text to be added. Text strikcthrough is currcnt text to be deleted. • Bold text indicates a defined term recommendations regarding the siting of gas stations near residential property were included in these guidelines. Excerpts of these guidelines can be found in Appendix E—Page 7. In 1998, the U.S. EPA released a Potential to Emit Guidance Memo, and technical support documents, related to enforceable limitations on.emission sources for several sources including Gasoline Service Stations and Bulk Plants. In the technical support document the EPA uses a model to estimate the amount of gasoline that a gas station could dispense each month. This model assumes that each fueling position (fuel pump) has the ability to dispense 43,200 gallons per month(pg. 7). This means that gas stations with as few as 8 pumps have the ability to dispense over 4 million gallons per year. An excerpt of this document can be found in Appendix E—Page 11. In 2014, the Journal Regulatory Toxicology and Pharmacology indicated that several new technologies have had the effect of significantly decreasing health risks and exposure to gasoline stating that, "post- 1994 fuel and vehicle regulations have continued to decrease exposure to gasoline vapor and exhaust emissions (e.g. reduced vapor pressure, sulfur, and benzene in the fuel; on-board refueling vapor canisters in cars; strict specifications on portable gas cans; more stringent tailpipe emission standards, etc.)" (pg. S2). A copy of this editorial can be found in Appendix E—Page 21. Traffic impacts In addition to impacts from gasoline emissions, traffic generation may also introduce compatibility considerations. As the number of fuel pumps increases, traffic generation also increases. Transportation Impact Studies estimate daily and peak hour trips for proposed land uses using trip generation rates developed by the Institute of Traffic Engineers (ITE). The table below demonstrates the number of trips during the AM peak hour, PM peak hour, and the number of daily trips based on a gas station's number of fuel pumps. According to this table, a gas station with 24 fueling positions is estimated to generate three times as many daily trips as a gas station with 8 fueling positions. Based on ITE Land Use Code 945,Trip Generation,9th Edition. Description:Gasoline/Service Station with Convenience Market;based on Fueling Positions Number of Positions: 6 positions(3 pumps) 8 positions(4 pumps) 16 positions(8 pumps) 24 positions(12 pumps) AM Peak Hour* Average Rate:13.51/position 81 108 216 324 Total trips @ Driveway(s) Pass-by reduction of 50%: 41 54 108 162 New trips impacting the roads PM Peak Hour** Average Rate:10.16/position 61 81 163 244 Total trips @ Driveway(s) Pass-by reduction of 50%: 30 41 81 122 New trips impacting the roads Daily** Average Rate:162.78/position 977 1302 2604 3907 Total trips @ Driveway(s) Pass-by reduction of 50%: 488 651 1302 1953 New trips impacting the roads *-AM Peak means the highest one hour between 7am-Sam **-PM Peak means the highest one hour between 4pm-6pm ***-Daily means the 24 Hour period beginning at 12:OOam Using these trip generation estimates, the average gas station prior to the 1970's would have generated approximately 1,139 new trips per day, while the average gas stations over the past ten years has increased to approximately 2,767 new trips per day. Because the average number of fuel pumps per gas station has increased, the number of new trips to gas stations has more than doubled since 1970. 9 C:\Users\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 • 10 Siting guidelines The Air Quality and Land Use Handbook focused specifically on air quality issues affecting a variety of sensitive land uses and individuals which are defined as follows: • Sensitive Land Uses: Land uses where sensitive individuals are most likely to spend time, including schools and schoolyards, parks and playgrounds, day care centers, nursing homes, hospitals, and residential communities. • Sensitive Individuals: Refers to those segments of the population most susceptible to poor air quality (i.e. children, the elderly, and those with pre-existing serious health problems affected by air quality(pg. G-4). Notably, the study indicates that motor vehicles are associated with over 90 percent of all benzene emissions in California (pg. 30). This study contains a detailed description of the air pollution potential associated with large gas stations (stations selling greater than 3.6 million gallons per year). The chart below (pg. 31) demonstrates the cancer risk associated with gas stations with 3.6 million gallons per year throughput: Gasoline Dispensing Facility Health Risk for 3,600,000 gal/yr throughput C 15.0 o \ 10.0 5.0 — ,� a 0.0 0 100 200 300 400 500 Distance From Fenceline (feet) Similar to the findings in the Gasoline Service Station Industrywide Risk Assessment Guidelines, cancer risk is never reduced to zero in the Air Quality and Land Use Handbook's model, but as the distance separating gas stations from other uses increases, the risk is significantly decreased. As a result of the study's benzene emissions and distance related findings, the study recommended that "sensitive land uses" avoid locating within 300 feet from large gas stations and 50 feet from all other gas stations (pg. 32).An excerpt of this study and the specific recommendations can be found in Appendix E—Page 23. In 2011, the U.S. Environmental Protection Agency (EPA) published School Siting Guidelines which established model guidelines for siting pre-k-12 schools, technical and vocational schools, and Colleges and Universities. This report addresses potential environmental hazards, mitigation, site design and other site review criteria that should be considered when evaluating existing or potential school sites. The report also makes facility siting recommendations based on a number of potential 10 Text underlined is new text to be added. Bold text indicates a defined term sources of environmental hazards. According to this report, gas stations and other fuel dispensing facilities are associated with the following potential hazards: • Air pollution • Soil contamination • Groundwater contamination • Vapor intrusion into structures Heavy vehicular traffic Based on these potential hazards, the U.S. EPA recommends that schools perform site-specific evaluations of any potential school site within approximately 1,000 feet from large gas stations (pg. 59). An excerpt of this study and the specific recommendation can be found in Appendix E—Page 29. Case Law As other communities have adopted similar distance requirements, some have been legally challenged. In at least two cases, courts have called into question ordinances which prohibit gas stations near sensitive land uses, such as churches, playgrounds, elementary schools or hospitals, without an inverse prohibition on those sensitive land uses near gas stations (city of Miami v. Woolin, 387 F.2d 893 (5th Cir.1968); Saar v. Town of Davie, 308 F.Supp. 207 (S.D.Fla. 1969); These opinions can be found in Appendix E—Page 31). For this reason, a prohibition on locating new residential property within 300 feet of a facility with more than 8 fuel pumps has also been included in the proposed amendment. However, residential property may locate within 300 feet of an existing gas station if approved through a public hearing. Examples of existing gas stations with buffers of 300 feet and 1,000 feet surrounding several existing gas stations have been provided in Appendix E— Maps 1-4. Please note that Maps 1-4 depict example buffers surrounding a single point for the ease of identification but the proposed amendment would instead measure these distances from the precise location of the fuel pumps or underground storage tank vent riser opening, whichever is more restrictive. F Additional Standards to Consider Based on the research summarized above, the following are several considerations that have not been incorporated into the proposed amendment but may be added to provide further protection from the effects of facilities with more than 8 fuel pumps: 1. Measure 300 foot distance from the lot line (property line) of the residential property to the property line of gas station rather than from the fuel pump or underground storage tank vent riser opening. The Handbook recommends a 300 foot distance from the property line of a gas station. If the measurement is from property line to property line, the setback from the fuel pumps would be a minimum of 350 feet(front) or 340 feet (rear/side).As written in the proposed text, the setback to the facility with fuel pumps would be 250 feet (front) or 260 feet (rear/side.) Measuring from property line to property line would closely align with the Handbook's recommendation. 11 C:\Users\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 12 2. Amend setback for all gas stations. According to the California EPA's Air Quality and Land Use Handbook, which was_utilized to establish the 300 foot requirement for gas stations with 3.6 million gallons per year throughput, it also recommends a 50 foot setback for all other gas stations. Currently, Collier County requires a 50 foot front yard setback and 40 foot side and rear yard setbacks. 3. Change gas stations to a conditional use in the C-2 zoning district. The Land Development Code describes the Commercial Convenience (C-2)Zoning District as areas for the provision of small-scale shopping and personal needs of the surrounding residential land uses. In the other communities reviewed by staff, it was common to prohibit gas stations in these types of districts (Neighborhood Commercial) or to make them conditional uses (even in communities with very large separation requirements). Collier County currently allows gas stations in C-2 zoning districts as a permitted use, but it could make all gas stations conditional uses in C-2 zoning districts in recognition of the potential impacts of very large gas stations. It should be noted that gas stations are currently not permitted in C-1 zoning districts. FISCAL& OPERATIONAL IMPACTS: At this time, there are no anticipated fiscal and operational impacts to Collier County Government. RELATED CODES OR REGULATIONS: None. GROWTH MANAGEMENT PLAN IMPACT: There are no anticipated impacts to the GMP. 1 CCPC RECOMMENDATIONS: The Planning Commission reviewed the proposed amendment on 2 Thursday, January 15`x, and on Thursday, February 5`h, and made the following recommendations. 3 Several of the Planning Commission's recommendations have already been incorporated into the 4 amendment and are noted below. 5 6 l. Reduce the number of fuel pumps requiring a public hearing when located within 300 feet 7 of residential property from more than 8 fuel pumps to 7 or more fuel pumps. 8 The California EPA's Air Quality and Land Use Handbook specifies that "large gas stations" 9 (stations with at least 3.6 million gallons throughput per year) should be located at least 300 10 feet from residential property. The U.S. EPA estimated in their Potential to Emit Guidance i Memo that an individual fueling position has the ability to dispense 518,400 gallons per 12 year. This means that a gas station with 7 fuel pumps could dispense up to 3,628,800 13 million gallons throughput per year which is in excess of the California EPA 14 recommendation. As a result, the Planning Commission recommended adjusting the 15 number of fuel pumps to be consistent with the Air Quality and Land Use Handbook 16 recommendation. 17 2. Exempt existing PUDs which have identified automobile service stations as an allowable 18 use from requiring a public hearing. 19 The Planning Commission discussed that the proposed amendment could invalidate existing 20 PUD zoning approvals. To avoid requiring existing PUDs to amend their uses to allow for 21 gas stations, the Planning Commission recommended only applying the proposed 22 amendment to new PUDs. 23 3. Consider creating administrative criteria so that Facilities with Fuel Pumps could be 24 approved without a public hearing in specific situations. 12 • Text underlined is new text to be added. Bold text indicates a defined term The Planning Commission recommended that if there are already mitigating factors in place 2 (i.e. the existence of a 6-lane road, or buildings between the fuel pumps and residential 3 property), the applicant should be able to obtain administrative approval. This 4 recommendation would require additional staff research to determine criteria for mitigating 5 factors. 6 4. Increase the side and rear yard setbacks to 50 feet when adjacent to residential properties. This potential standard was recommended by staff and was based on the California Environmental Protection Agency's Air Quality and Land Use Handbook which recommends that gas stations (with throughputs less than 3.6 million gallons per year) are located at least 50 feet from sensitive land uses, such as residential property. This change would result in a 10 foot increase to rear and side yard setbacks when Facilities with Fuel Pumps are adjacent to residential property. 7 5. Correct a scrivener's error in Table C.2. This change has already been included in the 8 attached amendment. 9 This recommendation corrects a typo in the amendment. 10 6. Clarify that residential property includes Estates zoning districts, but does not include 11 Agricultural zoning districts. This change has already been included in the attached 12 amendment. 13 The Planning Commission recommended clarifying that the Estates zoning district is 14 considered residential property for the purposes of this proposed amendment, but that other 15 agriculturally zoned properties are not. 16 7. Accept staff proposed changes to "fuel pump" definition. This change has already been 17 included in the attached amendment. 18 This change was recommended by staff and removes a conflict in the proposed definition of 19 a"fuel pump" but does not change the intent of the definition. Additional Consideration Added Following the Planning Commission's review, the County Attorney added the following consideration to LDC section 5.05.05 C.: "Any other factor or technology that reduces the level of fuel vapors impacting residential property." DSAC RECOMMENDATIONS: A previous version of this amendment was reviewed by this advisory board on October 1, 2014. Please see prior amendment draft for DSAC's recommendations. OTHER NOTES/VERSION DATE: Prepared by Caroline Cilek,AICP, LDC Manager: 8/26/14, 9/5/14, 9/19/14, 10/1/14, 1/27/15, 2/17/15 Amend the LDC as follows: 20 21 1.08.02 Definitions • 22 23 , :--::' - - . ' - :-: Facility with fuel pumps: means any establishment that sells, distributes. 24 or pumps fuels for motor vehicles whether or not such facility provides automotive repair services or 25 includes a convenience store. See fuel pump definition. Any commcrcial or industrial facility whcrcin 13 C:\Users\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 14 - 4 .. -- .. - - .• - - •- •- 5 *- -- *-- -- * - :--::• - * * * * * * * * * 6 Fuel pump:Also known as a "fueling position." means any self-service or full-service device used for 7 the sale of fuel for motor vehicles.A single fuel pump is a fuel pump that can serve only one vehicle at- 8 a-time. The number of pumps on a single device is determined by the maximum number of vehicles 9 that can be serviced at the same time. For example. a fuel dispensing device that can fuel two 10 vehicles at once is considered two fuel pumps. and two fuel dispensing devices that can fuel four 11 vehicles at once is considered four fuel pumps. and so on. 12 # # # # # # # # # # # # # 13 14 5.05.05 Facilities with Fuel Pumps 15 A. The purpose of this section is to ensure thatautomobilese. _i_e stati^___facilities with fuel 16 pumps do not adversely impact adjacent land uses, especially residential land uses. The high 17 levels of traffic, glare, and intensity of use associated with scrvicc stationsfacilities with fuel 18 pumps, particularly those open 24 hours, may be incompatible with surrounding uses, 19 especially residential uses. Therefore, in the interest of protecting the health, safety, and 20 general welfare of the public, the following regulations shall apply to the location, layout, 21 drainage, operation, landscaping, parking, and permitted sales and service activities of 22 facilities with fuel pumps. 23 B. Site design requirements. 24 1. Table of site design requirements: Site Standards Minimum lot area (sq. ft.) 30,000 Minimum lot width (ft.) 150 Minimum lot depth (ft.) 180 Separation from adjacent automobilc scrvicc ctationafacilities with fuel pumps (ft.) (based on 500 distance between nearest points) Minimum setbacks, all structures: Front yard 50 Side yard 40 Rear yard 40 See LDC Section 5.05.05 C for proximity to residential and fuel pump standards. 25 2. Waiver of separation requirements. 26 a. The BZA may, by resolution, grant a waiver of part or all of the minimum 27 separation requirements set forth herein if it is demonstrated by the applicant 28 and determined by the BZA that the site proposed for development of aft 29automobilese. .._= stationfacility with fuel pumps is separated from another 30 facility with fuel pumps by natural or man-made 31 boundaries, structures, or other features which offset or limit the necessity for 32 such minimum distance requirements. The BZA's decision to waive part or all of 33 the distance requirements shall be based upon the following factors: 14 Text underlined is new text to be added. Bold text indicates a defined term 1 i. Whether the nature and type of natural or manmade boundary, 2 structure, or other feature lying between the proposed establishment 3 and an existing facility with fuel pumps is 4 determined by the BZA to lessen the impact of the proposed ccrvicc 5 . ctationfacility with fuel pumps. Such boundary, structure, or other 6 feature may include, but is not limited to, lakes, marshes, 7 nondevelopable wetlands, designated preserve areas, canals, and a 8 minimum of a 4 lane arterial or collector right-of-way. 9 ii. Whether the bile sta`ionfacility with fuel pumps is 10 only engaged in the servicing bf automobiles during regular, daytime 11 business hours, or, if in addition to or in lieu of servicing, the 12 ctationfacility with fuel pumps sells food, gasoline, and other 13 convenience items during daytime, nighttime, or on a 24 hour basis. 14 iii. Whether the c s`ationfacility with fuel pumps is located within a 15 shopping center primarily accessed by a driveway, or if it fronts on 16 and is accessed directly from a platted road right-of-way. 17 iv. Whether the granting of the distance waiver will have an adverse impact 18 on adjacent land uses, especially residential. 19 b. The Administrative Code shall establish the submittal requirements for an 20automobile atttemebile-serviee-statiefrfacility with fuel pumps waiver request. The 21 request for an facility with fuel pumps waiver 22 shall be based on the submittal of the required application, a site plan, and a 23 written market study analysis which justifies a need for the additional 24 facilities with fuel pumps in the desired location. 25 c. Additional conditions. The BZA shall have the right to add additional conditions 26 or requirements to its approval of a distance waiver request in order to insure 27 compatibility of theautomobilese. v iee stationfacility with fuel pumps with 28 the surrounding area and the goals and objectives of the GMP. 29 C. Standards for facilities with fuel pumps in proximity to residential property. In order to 30 promote the public health. safety, and welfare, it is the intent of this section to establish 31 standards and procedures for review and approval of the development of facilities with fuel 32 pumps in proximity to residential property. 33 1. For the purposes of this section: residential property shall be any lot which is 34 developed or zoned for residential use, and new residential property shall be any 35 property that is rezoned to a residential zoning district, including Estates districts but 36 excluding Agricultural (A) zoning districts, after [effective date of Ord]. 37 2. Table C.2. —Standards for facilities with fuel pumps establishes location and fuel 38 pump standards. In addition to these standards, new residential property shall not be 39 permitted within 300 feet of existing facilities with fuel pumps with more than 8 fuel 40 pumps, except as provided in 5.05.05 C.3. This section is not intended to render 41 residential property unbuildable. Existing residential and Estates zoned lots shall not 42 be affected by this amendment. 43 44 Table C.2—Standards for facilities with fuel pumps. Location of Maximum Number of Fuel Pumps Number of Fuel Pumps Approved Through Facilities with Fuel Approved a Public Hearing2'3 Pumps Administratively 15 C:AUsers\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 16 • More than 8 fuel pumps may be Within 300 feet of approved as part of a residential property 8 fuel pumps public hearing subject New facilities with to LDC Section fuel pumps 5.05.05 C.3. Further than 300 feet from residential No maximum N/A property More than 8 fuel pumps may be Additions or relocation approved as part of a of fuel pumps or Within 300 feet of8 fuel pumps public hearing._ underground storage residential property Existing fuel pumps tank vent riser as of(effective date) opening at existing_ may be modernized facilities with fuel or replaced. pumps Further than 300 feet from residential No maximum N/A property ' The measurement shall be the shortest distance between the nearest fuel pump or underground storage tank vent riser opening, whichever is more restrictive, to the nearest residential property. 'Public hearings shall include, but not be limited to: conditional uses, PUDs, PUD amendments, and rezone requests. 3 Public hearings shall be subject to LDC Section 5.05.05 C.3. 2 3. Considerations for public hearings. This section applies to 1)facilities with fuel 3 pumps seeking more than 8 fuel pumps within 300 feet of residential property or 2) 4 new residential property seeking to locate within 300 feet of existing facilities with fuel 5 pumps with more than 8 fuel pumps. These uses may be approved through a process 6 that includes a public hearing. In addition to related findings or criteria established in 7 the LDC, the public hearing shall include, but are not limited to the following 8 considerations to address compatibility and adverse impacts of the request. 9 a. Number of fuel pumps. to b. Proximity and mitigation to residential property or facility with fuel pumps. 11 c. Hours of operation of facility with fuel pumps. 12 d. Architectural design, lighting, landscape buffers, and other site features as 13 described in LDC section 5.05.05 B.2.a.i. 14 e. Location of fuel pumps. parking, loading, and refueling areas. 15 f. Buildings or features, as described in LDC section 5.05.05 B.2.a.i., that are 16 located between residential property and the proposed facility with fuel 17 pumps. 18 g. Additional uses and accessory uses of the facility with fuel pumps. 19 h. Whether the facility with fuel pumps is within an activity center. 20 i. Any other factor or technology that reduces the level of fuel vapors impacting 21 residential property. 22 G . Building architecture and signage requirements. 23 1. Building architecture shall meet the requirements of section 5.05.08_ 16 Text underlined is new text to be added. Bold text indicates a defined term 1 2. Signage for facilities with fuel pumps. The following are 2 the only signs allowed inautomobilese. _i_e s`_atti____ facilities with fuel pumps and 3 convenience stores with gas fuel pumps. 4 a. Window, Wall, and other signs:As allowed in Section 5.06.00 of this Code. 5 b. All canopies may have an illuminated corporate logo with a maximum area of 12 6 square feet shall be allowed on a canopy face which is adjacent to a dedicated 7 street or highway. Otherwise, accent lighting, back lighting and accent striping 8 are prohibited on canopy structures. 9 c. One ground sign shall be permitted for each site and shall be placed within a 10 200 square foot landscaped area. Height is limited so that the top edge of the 11 sign face is less than eight feet above grade. Maximum permitted area 60 12 square feet. 13 d. Signage is prohibited above gas pumpsfuel pumps. 14 9E. The following landscape requirements are in addition to the requirements of section 4.06.00 15 Landscaping and Buffering. 16 1. Right-of-way buffer landscaping: 17 a. Landscaping adjacent to rights-of-way external to the development project shall 18 be located within a landscape buffer easement which is a minimum of twenty- 19 five (25)feet in width. Water management swales shall not be located within 20 these buffer areas; however, water management facilities such as underground 21 piping shall be permitted. 22 b. An undulating berm with a maximum slope of 3:1 shall be constructed along the 23 entire length of the landscape buffer. The berm shall be constructed and 24 maintained at a minimum average height of three (3)feet. The berm shall be 25 planted with ground cover (other than grass), shrubs, hedges, trees, and palms. 26 c. The required trees and palms shall be clustered in double rows with a minimum 27 of three (3)trees per cluster. Canopy trees shall be planted a maximum of 28 twenty (20)feet on center within a cluster. The use of,palms within the right-of- 29 way buffer shall be limited to landscaped areas adjacent to vehicular access 30 points. Palms shall be planted in staggered heights, a minimum of three (3) 31 palms per cluster, spaced at a maximum of eight (8)feet on center, with a 32 minimum of a four(4)foot difference in height between each tree. Exceptions 33 will be made for Roystonea spp. and Phoenix spp. (not including roebelenii) 34 which may be planted one (1) palm per cluster.A maximum distance of twenty- 35 five (25)feet between all types of tree clusters shall be maintained (See 36 Illustration 1 below). 37 d. All of the trees shall be a minimum of fourteen (14)feet in height at the time of 38 installation. Trees shall have a minimum of a three and one-half(31/2) inch 39 caliper at twelve (12) inches above the ground and a six (6)foot spread.At 40 installation, shrubs shall be a minimum of ten (10)gallon, five (5)feet in height, 41 with a three (3)foot spread, planted four(4) feet on center. 42 2. Landscaping adjacent to all other property lines: 43 a. Side property boundaries (other than those adjacent to rights-of-way) shall be 44 planted with single row hedges consistent with the minimum requirements of 45 section 4.06.00, Landscaping and Buffering. 46 b. Rear property boundaries (other than those adjacent to road rights-of-way) 47 shall be planted with a single row hedge. The hedge shall be a minimum height 17 C:AUsers\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 18 of four(4)feetat planting, planted at three (3)feet on center, and shall be 2 maintained at a height of five (5)feet. 3 c. Curbing shall be installed and constructed, consistent with minimum code 4 requirements, between all paved areas and landscape areas. ht AUTOM031LE SEPVICE SYA i'QN __. 10.try7$OA - E9UINFME.N 1'b' 5 =i..Z-S-Sl. f:7-u.re`,,,,,. 6 Illustration 1.Auto Scrvicc Station-Facility with Fuel pumps R.O.W. Landscape Requirements 7 #`F. Facility with fuel pumps sites shall be separated from adjacent 8 residentially zoned or residentially developed properties by an architecturally designed 6 foot 9 high masonry wall or fence utilizing materials similar in color, module, and texture to those to utilized for the building. Landscaping shall be planted on the residential side of the fence or 11 wall. 12 FG. Lighting. 13 1. All lighting facilities shall be directed away from adjoining properties. 14 2. On-site luminaries shall be of low level, indirect diffuse type, and shall not exceed a 15 height of greater than twenty(20)feet above finished grade. 16 3. Lighting located underneath a canopy shall be of low level, indirect diffuse type 17 designed to provide light only to the pump island areas located underneath said 18 canopy. 19 GH. All restrooms shall be located inside or to the side or rear of the building. 20 141. As required by section 5.03.04, a six (6)foot high enclosed trash area to be integrated with the 21 design of the c stotio^facility with fuel pumps shall be provided. 22 1J. Storage tanks shall be located below grade. 23 4K. There shall be no outside displays of products, stacking of tires, or other merchandise. 24 14L. No facilities with fuel pumps shall have an entrance or exit for 25 vehicles within 200 feet along the same side of a street as a school, public playground, child 26 care center, church, hospital, public library, or any institution for dependents or for children, 27 except where such property is in another block. 28 . Color accent banding on gasoline canopy structures and all other structures is prohibited. 29 Canopies shall be of one (1) color, consistent with the predominant color of the principal 30 structure, if applicable. The color of all structures on-site shall be of soft earth tones or 31 pastels. 18 Text underlined is new text to be added. Bold text indicates a defined term 1 MN. Each facility with fuel pumps shall provide the necessary 2 infrastructure and pre-wiring in order to provide the capabilities for generator service in case of 3 emergencies. 4 NO. In addition to the retail dispensing of automobile fuels and oil, only the following services may 5 be rendered and sales made, except as indicated: 6 1. Sales and servicing of spark plugs, batteries, distributors, and distributor parts. 7 2. Sales, mounting, balancing, and repair of tires and wheel alignments, but not recapping 8 of tires. 9 3. Sales and replacement of water hoses, fan belts, brake fluid, light bulbs, fuses, floor 10 mats, wiper blades, grease retainers, wheel bearings, shock absorbers, mirrors, 11 exhaust systems, and the like. 12 4. Provision of water, antifreeze, flushing of the cooling system, air conditioning recharge, 13 and the like. 14 5. Providing and repairing fuel pumps and lines'. 15 6. Minor motor adjustments not involving removal of the head or crankcase. 16 7. Greasing and lubrication. 17 8. Sales of cold drinks, candies, tobacco, and similar convenience goods for service 18 station customers, but strictly and only as accessory and incidental to the principal 19 business operation. 20 9. Provision of road maps and other information. 21 10. No mechanical work shall be allowed outside of the enclosed areas. 22 11. Oil drainage pits or appliances for such purpose or repair purposes shall be located 23 within a wholly enclosed building. 24 12. Uses permissible ata facility with fuel pumps do not 25 include major mechanical and body work, straightening of frames or body parts, steam 26 cleaning, painting, welding, storage of automobiles (except as expressly permitted in 27 subsection 13. below), commercial garage as an accessory use, or other work 28 involving undue noise, glare, fumes, smoke, or other characteristics to an extent 29 greater than normally found in such stationsfacilities.ARautomobile ser ice 30statienfacility with fuel pumps is not a facility for the sale of automobile vehicles, a 31 repair garage, a body shop, or a truck stop. 32 13. The temporary storage of vehicles shall be permitted if the vehicles are to be serviced 33 at the ccrvicc stationfacility with fuel pumps or if the vehicles have been towed by the 34 ccrvicc stationfacility with fuel pumps and are being held for servicing, for an 35 insurance company, or for salvage.Any such vehicle(s), other than those vehicles 36 serviced daily, shall be stored within an area surrounded by an opaque fence not less 37 than six (6)feet high. Said vehicles shall not be stored longer than sixty (60) days. 38 14. Washing and polishing of automobiles and sale of automobile washing and polishing 39 materials, but this only allows auto detailing as an accessory use. This provision does 40 not allow carwashes except in those zoning districts where a carwash is a permitted 41 use, and where such carwashes shall be subject to criteria specified in the zoning 42 district. 43 GP. Exceptions: 44 1. The site design standards set forth in 5.05.05 B.1. (table) shall not apply to, nor render 45 non-conforming, any existing facilities with fuel pumps 46 or any facilities with fuel pumps within a PUD in which 47 a specific architectural rendering and site plan was approved as part of a rezoning 48 action prior to July 5, 1998. 19 C:AUsers\VTH\AppData\Local\Temp\5 05 05 Automobile Service Stations LDCA for 3-10-15 BCC 3- 2-15.docx 6/30/2016 12:35:48 a6/p6 20 1 2. The site design standards set forth in 5.05.05 F.—M. or any other applicable facilities 2 development standard shall apply to existing 3 with fuel pumps pursuant to the provisions of 9.03.00 Nonconformities, and all other 4 applicable sections of the Land Development Code. 5 (Ord. No. 09-43, § 3.A; Ord. No. 10-23, § 3.JJ; Ord. No. 13-56, § 3.S) 6 # # # # # # # # # # # # • • 20 March 5, 2012 Danila S. Sheveiko Chair Costco Working Group Kensington Heights Civic Association 10812 Melvin Grove Court Kensington, MD 20895 Dear Mr. Sheveiko: The purpose of this letter is to provide a review of the potential health concerns associated with a 12 million gallon per year (mgpy) Costco gas station proposed for the Wheaton area of Montgomery County. With respect to my background, I am a full professor in the Department of Environmental Health Sciences at the Johns Hopkins Bloomberg School of Public Health. In addition, I have joint professorial faculty appointments in the School of Medicine Division of Pulmonary and Critical Care Medicine, and School of Engineering Department of Chemical and Biomolecular Engineering. I have over 25 years of experience conducting research and environmental health practice with a particular focus on indoor and outdoor air pollution. I have served on advisory panels for the Environmental Protection Agency, the National Academy of Sciences, National Institute • for Environmental Health Sciences, and the National Institute for Occupational Safety and Health. Health effects of living near gasoline service stations are not well studied. Gasoline and diesel fuel are complex mixtures of hydrocarbons. As a result, vapors released during fueling and refilling can contain a wide variety of individual compounds that have a wide range of potential health impacts. One of the signature compounds of concern is benzene a known human carcinogen. A few studies have documented increased benzene and other compounds in the air around homes close to service stations (1-4). For example, a 2007 study in Greece concluded that gas stations are a significant contributor to the total benzene exposures and that this exposure increases leukemia risk from 3-21%. A more recent study in Spain found that elevated volatile pollutants (hexane and benzene) were detectable up to 75 m from service stations (4). The authors recommended that land use management should be used to create "belts" around gas station where housing and other vulnerable populations (e.g. Schools) are restricted. These and other studies have caused planners and regulators to consider the heath impacts to pollutions living close to gas stations. This problem has become more urgent with advent of ultra-high volume gas stations. The analysis summarized in this letter was performed at the request of the COSTCO Working Group of the Kensington Heights Civic Association. My opinions are based on reviewing the literature cited in this letter as well as an air quality, noise and odor assessment report provide by Sullivan Environmental Consulting, Inc. (5). • Because of concerns about the health effects of living close to gas stations, the California Air Resources Board (CARB) conducted an extensive risk assessment for human health due to benzene exposure associated with living near gas stations (6). A variety of scenarios and distances were investigated as a part of the CARB risk assessment. The GARB risk assessment provides a formula for extrapolating risks based on the gasoline throughput volumes. Using this formula the CARB recommended that new sensitive land should be sited at least 300 feet from a large gasoline dispensing facility (defined as a facility with a throughput of 3.6 million gallons per year or greater). Using the GARB assessment we were able to estimate that the excess risk for a 12 mgpy facility at a distance of 100 m is nearly 3-times higher than that recommended in the GARB Land Use Handbook (7). Note that the GARB assessment did not extend beyond 100 m so we did not extrapolate beyond that distance. If the throughput is as high as 20 mgpy the risk is estimated to be 5 to 6 times higher that the GARB recommended risk. As a result a set-back distance of 100 m is riot likely to provide adequate protection from cancer risk. This recommendation is consistent with recommendation of investigators from the University of Murcia who conducted the recent Spanish gas station study (4). According to Dr. Doval Minnaro ... "Ideally, the 100 metre distance should be respected in plans for building new houses" (8). It should be noted that the gas station investigated in the Spanish study were not characterized as being a high volume operation. Additional modeling beyond the distances used by the GARB will be needed to estimate a safe set-back distance for 12 mgpy or larger facility. In addition, it should be noted that the cancer risks assessment is limited to gas station activities alone and as a result underestimates the potential excess risk associated with the overall COSTCO development since the store will result in increased customer car and truck traffic and the nighttime truck delivery docks in close proximity to single family residences will add to the increased exposure. In addition there is growing literature with respect to other public health concerns associated with exposure to traffic related pollution. Health concerns like potential increased risk childhood asthma have not been addressed. References 1. Jo WJ, Oh J: Exposure to methyl tertiary butyl ether and benzene in close proximity to service stations. Journal of the Air and Waste Management Association 51:1122-1128 (2001). 2. Akland GG. Exposure of the general public to gasoline. Environmental Health Perspectives 101(Supl 6):27-32 (1993). 3. Karakitsios SP, Delis VK, Kassamenos PA, Midis GA. Contribution to ambient benzene concentrations in the vicinity of petrol stations: estimation of the associated health risks. Atmospheric Environment 41(9):1889-1902 (2007). 4. Morales Terres IM, Minarro MD, Ferradas GE, Caraena AB. Assessing impact of petrol stations on their immediate surroundings. Journal of Environmental Management 91:2754-2762 (2010). 5. Sullivan Environmental Consulting. Air Qualiyt, Odor, and Noise Analysis for Proposed COSTCO Gas Station in Wheaton, Maryland, October 17, 2011 6. Toxics Committee of the California Air Pollution Control Officers Association. Gasoline Service Station Industry wide Risk Assessment Guidelines. http://www.arb.ca.gov/ab2588/rrap-iwra/gasiwra.pdf(2001). 7. California Air Resources Board. Air Quality and Land Use Handbook: A Community Health Perspective. http://www.arb.ca.gov/ch/landuse.htm (2005). 8. ScienceDaily (Feb. 4, 2011). http://webcache.googleusercontent.com/search?q=cache:http://www.sciencedaily .com/releases/2011/02/110204130315.htm. Sincerely Patrick N. Breysse, PhD, CIH Professor Johns Hopkins Bloomberg School of Public Health 410-955-3608 G. 30.16 4054 (vl , ror9 el EXPERT PLANNER'S REPORT RACE TRAC PROPOSED WAIVER OF SEPARATION REQUIREMENT PETITION NUMBER ASW-PL20150002369 COLLIER COUNTY BOARD OF ZONING APPEALS Daryl Max Forgey AICP FORGEY PLANNING SERVICES 4637 Vincennes Blvd.; Ste. 1 Cape Coral FL 33904 (239) 560-5864 ForgeyPlanning(aaol.com 1. Purpose of this report. I, Max Forgey, AICP, on behalf of client Vern Hammett and the STOP RACE TRAC Committee, respectfully offer my expert planning opinion as competent substantial evidence in opposition to this petition for waiver of the minimum five hundred foot(500') separation requirement per Section 5.05.05.B of the Collier County Land Development Code. 2. It is my expert opinion that the proposed development on the south side of US 41 between Fredrick Street and Palm Street 143.7 feet from an existing facility with fuel pumps, or "automobile service station" as the Collier County Land Development Code previously called them, in unincorporated Collier County is inconsistent with Section 5.05.05.B and should not be approved by the Board of Zoning Appeals. 3. Over the past two years, I have visited the site, consulted with Mr. Hammett and other neighboring property owners, conferred with their attorney, spoken frequently with County staff, have carefully studied Section 5.05.05, and other documents associated with this application. I have also attended the presentation hosted by the applicant on December 1, 2014. My conclusions, which are summarized in the Proposed Findings of Fact below, are based upon careful study of the facts. =I v on co 4. My qualifications. I have a Master of Public Affairs (MPA) degree from the Indiana University (Bloomington) School of Public and Environmental Affairs (SPEA) with a concentration in Urban and Regional Planning, and have been a member in good standing of the American Planning Association's American Institute of Certified Planners (AICP) since 1993. The AICP is a national professional certification maintained by the American Planning Association. AICPs must first meet educational standards and then pass an examination covering all aspects of professional planning practice, and are expected to maintain their membership through a self-directed program of study that is monitored by the national organization, which includes regular training in law and ethics. 5. I have more than 25 years of local government planning experience, including experience as Planning and Community Development Director in Charlotte County and Planning Director in Lake County. I have presented hundreds of land use cases before planning boards and elected bodies. My articles have appeared in Planning magazine and other publications and I have made presentations to the national and state conferences of the American Planning Association. A copy of my resume is appended as Attachment A to this report. I have registered as a lobbyist in Collier County; a copy of my registration is appended as Attachment B. 6. Waiver of separation. Section 5.05.05.B establishes site design requirements for facilities with fuel pumps, including: "Separation from adjacent facilities with fuel pumps (ft.) (based on distance between nearest points) 500." Sec. 5.05.05.2.a allows a waiver of the separation requirements, based upon findings by the Board of Zoning Appeals (BZA) that the proposed station is separated by another station (presumably the one within 500 feet) by boundaries, structures, or features "which offset or limit the necessity for such minimum distance requirements." The section reads as follows: N a, on ro Sec. 5.05.05.2. Waiver of separation requirements. a. The BZA may, by resolution, grant a waiver of part or all of the minimum separation requirements set forth herein if it is demonstrated by the applicant and determined by the BZA that the site proposed for development of a facility with fuel pumps is separated from another facility with fuel pumps by natural or man-made boundaries, structures, or other features which offset or limit the necessity for such minimum distance requirements. The BZA's decision to waive part or all of the distance requirements shall be based upon the following factors:. i. Whether the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing facility with fuel pumps is determined by the BZA to lessen the impact of the proposed facility with fuel pumps. Such boundary, structure, or other feature may include, but is not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals, and a minimum of a 4-lane arterial or collector right-of-way. ii. Whether the facility with fuel pumps is only engaged in the servicing of automobiles during regular, daytime business hours, or, if in addition to or in lieu of servicing, the facility with fuel pumps sells food, gasoline, and other convenience items during daytime, nighttime, or on a 24 hour basis. m iii. Whether the facility with fuel pumps is located within a shopping center primarily accessed by a driveway, or if it fronts on and is accessed directly from a platted road right-of-way. iv. Whether the granting of the distance waiver will have an adverse impact on adjacent land uses, especially residential land uses. c. Additional conditions. The BZA shall have the right to add additional conditions or requirements to its approval of a distance waiver request in order to insure compatibility of the facility with fuel pumps with the surrounding area and the goals and objectives of the GMP. 7. Intent of Section 5.05.05.2.a. The Board of Zoning Appeals may approve a waiver of separation if the "site proposed for development of a facility with fuel pumps is separated from another facility with fuel pumps by natural or man-made boundaries, structures, or other features which offset or limit the necessity for such minimum distance requirement" and sets forth four factors that determine whether those mitigating conditions have been met. Paragraph a is a clear statement of the Board of County Commissioners' intent to limit the proliferation of facilities with fuel pumps in the public interest. An analysis of the four factors appears in the next section of this report. 8. The four factors. By converting the four factors to the form of questions, we may analyze the merits of the applicant's case. d- a) a0 CO 9. Factor `i': Are there natural or manmade features, located between the existing(7-11) and proposed(Race Trac)facilities which would lessen the impact of the proposed station? Response: There are not. There are no lakes, marshes, nondevelopable wetlands, designated preserve areas, or canals between the existing and proposed station. While there is an existing highway (US 41) situated between the two, it in no way lessens impacts of the proposed development on the adjacent residential neighborhood. 10. Factor 'ii': Will the facility with fuel pumps be engaged only in the servicing of automobiles during regular, daytime business hours, or, if in addition to or in lieu of servicing, the station sells food, gasoline, and other convenience items during daytime, nighttime, or on a 24 hour basis? Response: The proposed use utterly fails to meet this test for the following reasons: (a) It is not a service station in the classical sense. It will sell motor fuels, but does not offer service—lube and oil, tire rotation, etc. (b) It will be open 24 hours a day, seven days a week and its impacts will be felt by neighbors without relief. (c) The station will sell a wide range of products— including prepared and packaged food and beverages, alcoholic beverages (from a large walk-in cooler), cigarettes and tobacco products, and gambling paraphernalia at all hours. 11. Factor `iii': Is the proposed facility located within a shopping center primarily accessed by a driveway, or does it front on, and is accessed directly from, a platted road right-of-way? Response: The proposed use fails to meet this test because it is not located within a shopping center primarily accessed by a driveway. It is accessed directly from a platted road right of way. 12. Factor 'iv': Will granting of the distance waiver have an adverse impact on adjacent land uses, especially residential land uses? Response: The proposed use will have a profound adverse impact on adjacent land uses, but particularly on the neighboring residential uses which will be directly impacted by automobile and delivery truck traffic, glare, intensity of use,potential antisocial behavior, noise and vibration without remission every hour of the day, every day of the year. 13. Discretion of the Board of Zoning Appeals. Section 5.05.05.2.a imposes a high burden of proof upon applicants for waiver of separation in cases such as this one: The BZA may...grant a waiver of part of all of the minimum separation requirements set herein if it is demonstrated by the applicant and determined by the BZA that the site proposed for development of a facility with fuel pumps is separated from another facility with fuel pumps by natural or man-made boundaries, structures, or other features which offset or limit the necessity for such minimum distance requirements...[Emphasis added.] 14. The language used in the ordinance indicates that the Board of County Commissioners wished to impose a demanding standard on applicants in these cases. The subordinating conjunction"if'indicates that the waiver of separation will be granted only when the applicant demonstrates, and the BZA affirmatively determines, that the need for the 500 foot separation is offset or limited. The modal verb "may" places no limitation on the BZA's authority to deny the waiver of the minimum separation requirements. 15. In my expert planning opinion, this application for a waiver of the separation requirement is inconsistent with the intent of Section 5.05.05.2.a on grounds that it fails to offset or limit the necessity for the 500 foot minimum distance requirement, and that it fails to satisfy any of the four factors prescribed by the ordinance. Lp 16. Recommended findings of fact. Based upon this analysis, I recommend denial of the application and propose the following findings of fact: The Board of Zoning Appeals of Collier County denies the application for waiver of the 500 foot separation requirement on the following grounds: Finding Number 1: The proposed use does not satisfy the Section 5.05.05.2.a.i of the Collier County Land Development Code because there are no lakes, marshes, nondevelopable wetlands, designated preserve areas, or canals between the existing and proposed service stations. While there is an existing highway(US 41) situated between the two, it does not lessen the impacts of the proposed development on the adjacent residential neighborhood. Finding Number 2: The proposed use does not satisfy the Section 5.05.05.2.a.ii of the Collier County Land Development Code because: (a) The principal use is not that of"facilities with fuel pumps", or its regulatory predecessor"automobile service stations," as these terms have been historically applied. It is a convenience store which dispenses motor fuels from 16 pumps. (b) It will be open 24 hours a day, seven days a week and its impacts will be felt by neighbors without relief. (c) The station will sell a wide range of products—including prepared and packaged food and beverages, alcoholic beverages (from a large walk-in cooler), cigarettes and tobacco products, and gambling paraphernalia at all hours. Finding Number 3: The proposed use does not satisfy the Section 5.05.05.2.a.iii of the Collier County Land Development Code because it would not be located within a shopping center primarily accessed by a driveway, and would be accessed directly from a platted road right of way. v tin co d Finding Number 4: The proposed use does not satisfy the Section 5.05.05.2.a.iv of the Collier County Land Development Code because proposed use will have a profound adverse impact on adjacent land uses, but particularly on the neighboring residential uses which will be directly impacted by automobile and delivery truck traffic, glare, intensity of use, antisocial behavior, noise and vibration without remission throughout the year. 17. This concludes my analysis of this case. -4. DARYL MAX FORGEY AICP June 30, 2016 CO v ao 10 ATTACHMENT (Daryl) Max Forgey, AHF! 4637 Vincennes Blvd. Ste. 1 Cape Coral, FL 33904 239.560.5864 ForgevPlanning@aol.corn AICP (American Institute of Certified Planners) Member in good standing since 1993. A national professional certification maintained by the American Planning Association. AICPs must first meet educational standards and then pass an examination covering all aspects of professional planning practice, and are expected to maintain their membership through a self- directed program of study that is monitored by the national organization, which includes regular training in law and ethics. Current Positions FORGEY PLANNING SERVICES—Cape Coral, Florida Sole proprietor November 2008-present Specialties: © Comprehensive planning a Expert witness in land use cases Land development code preparation 6 Service station siting standards • Local government fee studies © Annexations Qualifications: O Qualified as expert witness in Polk County Circuit Court • Qualified as an expert witness by Lee County Hearing Examiner © Registered lobbyist in Palm Beach County ZONING TECHNOLOGIES®, Inc.—Cape Coral, Florida President October 2011-present A start-up land use consulting practice that specializes in restructuring and updating local government comprehensive plans and developing implementation strategies which employ automation to create linked tools (e.g. application forms, automated worksheets, case reports, and adopting resolutions). The Zoning Technologies expert system prototype products are being marketed statewide and were demonstrated at the American Planning Association (APA) national conference in Atlanta in April 2014. Max Forgey,AICD Page 1 2/25/2016 Previous Experience OSCEOLA COUNTY, FLORIDA April 20, 2005 to December 31, 2008. Planning Coordinator Key Achievements: O Wrote key elements of the County's Comprehensive Plan • Settlement agreement negotiations with State of Florida ▪ Wrote the 2008 Evaluation and Appraisal Report • Liaison to the Urban Land Institute's January 2006 study of economic development in Osceola County CLAY COUNTY, FLORIDA October 2003 to March 2005 Senior Planner LAKE COUNTY, FLORIDA March 2001 to September 2003 Central Florida community with a population of 246,000. Senior Planner—September 2002-September 2003 Planning Director—May 2001-September 2002 Staff liaison to the Environmental Lands Management Advisory Committee, a citizen organization created by the Board of County Commissioners to study the creation of an environmental land program. Recommended policies were ratified in November 2002, when Lake County voters approved a one-third mil assessment for the acquisition of environmental lands. SOUTHWEST FLORIDA REGIONAL PLANNING COUNCIL(Fort Myers) Planner(March 1997 to June 1998) ® Reviewed local government plan amendments throughout the six county area. N Wrote "The Platted Lands Challenge"Report CHARLOTTE COUNTY, FLORIDA A fast-growing community with a population of 130,000 on Florida's Gulf Coast. Community Development Director—June 1995 to March 1997 Planning Director—January 1990 to June 1995 Early in my tenure, Gulf Development Corporation (GDC),which was responsible for most of the County's unincorporated land developments(including Port Charlotte, East Englewood,Gulf Cove, and Gardens of Gulf Cove)declared bankruptcy,shifting responsibility for completion of roads, bridges, drainage works,and utilities,to the public sector and forcing a host of development decisions upon the local government and public agencies. I had two memorable achievements during these seven years: Led the staff team that rewrote the Charlotte County Comprehensive Plan and was the point person in the successful four-year effort to negotiate a stipulated settlement Max Forgey,AICD Page 2 2/25/2016 agreement between the Board of County Commissioners and the Florida Department of Community Affairs to find Charlotte County's Comprehensive Plan in compliance with Florida's Growth Management Act. , Advocated internally against the rezoning of 42 parks (illustrated as such on GDC sales maps and the County's Future Land Use Maps)to residential uses. The Company's /ecek/erseventuaUygave inand donated 41o| them tothe people nf[har|N1e 'County. Cliv OF CAPE CORAL—Cape Coral, Florida Southwest Florida's most populous city(45,000 in 1985;170,000 today.) January 1985 to January 1990. Acting Deputy Planning Director; Planner;Senior Planner Wrote several elements of the City's comprehensive plan and completely rewrote the [it ' land development regulations. yn on Education Florida Gulf Coast University...=.EsteroF/urida —FifeencredithoumnfEng/ish2UOy'I1' (3.85 Worked at the University's Writing Centei; helping undergraduate students with essays a»dtech»ioa/mritinQas»[gnments. Indiana University School of Public&Environmental Affairs—BloomingtonIndiana 8HaytermfPubUc&ftaimm(8NP&)m/ithconnentrationinUr6anamdRe�mnal 'Planning 1982 Bloomington,Indiana Unimaoity[nUe0eofA�s��3dences— Indiana Bachelor of/��s(8A) 197G. AICP(American Institute of Certified Planners)Certified Planner APA(American Planning Association); APA Florida e AttendedandpartidpatedinAmehcanP|annin0AxsociutionF|oridachapteru | conference /nHof|ym/ood, FbridaSeptemnber1U'13,2015 annual o symposiumAttended and po�idpatedinCLE/mternabona|'sannual Land Use Law |annpa'4uQust6'7, 201S. in o Coordinator and presenter for daylong FAPA-sponsored symposium "Everything You Ever Wanted toKnow about Florida Land Use" inCape Coral May 16 2014 = Speaker/presenter atAPA nabona|conference inAtlanta ("HowtoAutomate the Loc / Government Decision-making Process")April 2014. a • Growth5peaker/prexenteratFAPAstateconference, F/or/da[hamberof[ommerce Management Short Course,and other events. * Presented "A Pre-tjrement Guide for Professional Planners"at FAPAOdandoco fe September 2013. n rence ✓ Presented "The History ofGrowth Management /nFlorida"atFAPANap(esoo fe September 13, 2012. n rence o _Steering committee ufReconnecting Lee County, anadvocacy group supporting tra i1 oriented design and na`vurbanistprinc/p/es in Southwest Florida. »s Max Fbrguy`&rcp Page 3 2/25/2016 ° Moderated symposium on pJatted !ands SOtUtOkiS in Cape Coral, Florida October 14, Z0l1jointly sponsored byAPA Florida, Reconnecting Lee, and Lee County Deparimen� of Co mmun�yDeva/opment --` --r~'~^=` " Articles regarding planning have been published in Planning and Florida and other publications. �Woatrecent conthbudPlanningwas "F/ohda'x ^~ 'y p�nuingH�to/y—�/^ Q��" inthe O�ober2O1lbaue. Modern • Max - ''AICPPage 4 2/25/2016 ATTACHMENT B °1G4G°NG'A VVI VtlVVY/ 6/22/2016 4:14:21 PM Dwight E. Brock Clerk of the Circuit Court Customer Deputy Clerk Clerk Office Location MAX FORGEY BMR CASHIER Collier County Govt. Center FORGEY PLANNING MinutesandRecords@CollierClerk.co Building F, 4th Floor SERVICES m 3299 Tamiami Trail East, Suite 4637 VINCENNES BLVD STE 239-252-2646 401 1 P.O. Box 413044 CAPE CORAL, FL 33904-9109 Naples, Florida 34101-3044 1 Product QUANTITY DESCRIPTION UNIT COST AMOUNT 1 BMR Lobbyist Registration $25.00 $25.00 TOTAL AMOUNT DUE $25.00 Cash Tendered ($25.00) BALANCE DUE $0.00 Note: Disclaimer: All transactions are subject to review/verification. The Clerk reserves the right to correct for clerical errors and to assess or refund charges as needed. ©O__hQggpifa Page 1 of 1 / Cj'if L Collier County Clerk of Courts Expires 3299 Tamiami Trail E. (Clerk's all only) Suite 401, Bldg. F, 41 Floor Naples, Florida 34112 BOARD OF COUNTY COMMISSIONERS LOBBYIST REGISTRATION FORM Name `'\ tit\ 7‹: F Date ----- Business Name 'i CY' 3 el UV Business Address :1.7 ILC.tv City n - Co (LW._ State tL Zip Code ?C) v Business Telephone )7_0 5S/Conraet Person 1414 fRT":1 ( ) Ce Lobbyist E-mail Ft)<A ec .Q(1-41 , a G.a•er _ • (-CA, _______ j Notice for Lobbyists; The annual registration fee is$2110tag:..L91hyisl per Collier County Ordinance No. 2003-53, and amended by Ordinance 2004-05 and Ordinance 2007-24. Payments made out to; Collier County Clerk of Courts or Dwight E. Brock, Clerk of Courts (ADDRESS LISTED ABOVE) NAME AND ADDRESS OF EACH CLIENT/ENTITY REPRESENTED: 1. Name St012 (6a-c COalc Address ZA 32. Fmo(e-e.A.k., ddress City i\l/V1--6-S Zip Code 37((Z_City Zip Code 3. Name 4. Name Address Address City Zip Code City Zip Code (ATTACH ADDITIONAL(la ENT si iErrs,IF NECESSARY) State of Florida County of Collier holibyis ignatu re ' f'-'2•V ThiTh ) s registration was sworn (or affirmed) and subscribed before me this day of, JUN20 I 7 by k*cx y by q, () — Personally Known -- BY: Produced ID Deputy Clerk/Notar Pu' lie Type of ID Produced y Fiev;sed 08./2011 §2.03.07 Gateway N. Gateway Triangle Mixed Use Overlay District (GTMUD).This section contains special conditions for the properties in and adjacent to the Gateway Triangle as identified by the designation "GTMUD" on the applicable official Collier County Zoning Atlas Map or map series. 1. Purpose and Intent.The purpose and intent of this District is to encourage revitalization of the Gateway Triangle portion of the Bayshore Gateway Triangle Redevelopment Area with human-scale, pedestrian- oriented, interconnected projects that are urban in nature and include a mix of residential types and commercial uses. Development in this District should encourage pedestrian activity through the construction of mixed-use buildings, an interconnected street system, and connections to adjacent neighborhoods. When possible, buildings are located near the street with on street parking and off street parking on the side or in the rear of the parcel. This District is intended to: revitalize the commercial and residential development; promote traditional urban design; encourage on street parking and shared parking facilities; provide appropriate landscaping and buffering; and protect and enhance the Shadowlawn residential neighborhood. 2. Applicability. a. These regulations shall apply to the Gateway Triangle Mixed Use Overlay District as identified by the designation "GTMUD" on the applicable official Collier County Zoning Atlas Maps. b. Planned Unit Developments (PUDs)that existed prior to March 3, 2006, and properties with Provisional Uses (PU) approved prior to March 3, 2006, including amendments or boundary changes to these PUDs and Provisional Use properties, are not subject to the Gateway Triangle Mixed Use District requirements. 3. Relationship to the Underlying Zoning Classification and Collier County Growth Management Plan. a. The purpose of the GTMUD is to fulfill the goals, objectives and policies of the Collier County Growth Management Plan (GMP), as may be amended. Specifically,the GTMUD implements the provisions of section V.F, Bayshore Gateway Triangle Redevelopment Overlay, of the Future Land Use Element. Portions of the Gateway Triangle Mixed Use District that coincide with Mixed Use Activity Center#16 as designated in the FLUE of the Collier County GMP. Development standards in the activity center is governed by requirements of the underlying zoning district requirements and the mixed use activity center subdistrict requirements in the FLUE, except for site development standards as stated in section 4.02.16 of the Collier County Land Development Code (LDC). b. Property owners may establish uses, densities and intensities in accordance with the existing LDC regulations of the underlying zoning classification, or may elect to develop/redevelop under the provisions of the applicable GTMUD Subdistrict. In either instance, the GTMUD site development standards as provided for in section 4.02.16 shall apply. 4. Gateway Triangle Mixed Use District(GTMUD) Subdistricts. a. The Gateway Triangle Mixed Use District consists of the following subdistricts: i. Mixed Use Subdistrict (GTMUD-MXD).The purpose and intent of this subdistrict is to provide for pedestrian-oriented commercial and mixed use developments and higher density residential uses. Developments will reflect traditional neighborhood design building patterns. Individual buildings are encouraged to be multi-story with uses mixed vertically, with street level commercial and upper level office and residential. Included in this District is the "mini triangle"formed by US 41 on the South, Davis Boulevard on the North and Commercial Drive on the East, which is intended to serve as an entry statement for the Bayshore Gateway Triangle CRA and a gateway to the City of Naples. ii. Residential Subdistrict (GTMUD-R).The purpose of this subdistrict is to encourage the continuation and revitalization of the Shadowlawn neighborhood.The subdistrict provides for a variety of compatible residential housing types and a limited mix of non-residential uses in a walkable context. b. Use Categories and Table of Uses. i. All uses permitted in the GTMUD subdistricts have been divided into nine general categories,which are summarized below: a) Residential: Premises available for long-term human habitation by means of ownership and rental, but excluding short-term leasing or rental of less than one month's duration. b) Lodging: Premises available for short-term human habitation, including daily and weekly rental. c) Office and Service: Premises available for the transaction of general business and the provision of services, but excluding retail sales and manufacturing, except as a minority component. d) Retail and Restaurant: Premises available for the commercial sale of merchandise, prepared foods, and food and drink consumption, but excluding manufacturing. e) Entertainment and Recreation: Premises for the gathering of people for purposes such as arts and culture, amusement, and recreation. f) Manufacturing, Wholesale and Storage: Premises available for the creation, assemblage, storage, and repair of items including their wholesale or retail sale. g) Civic and Institutional: Premises available for organizations dedicated to religion, education, government, social service,and other similar functions. h) Infrastructure: Uses and structures dedicated to transportation, communication, information, and utilities, including Essential Services. ii. Interpretation of the Table of Uses a) Any uses not listed in the Table of Uses are prohibited. In the event that a particular use is not listed in the Table of Uses,the County Manager or designee may determine that it falls within the same class as a listed use through the process outlined in LDC section 1.06.00, Rules of Interpretation. b) The Table of Uses identifies uses as permitted uses(P); accessory uses (A); conditional uses (CU), or a combination of the three. Blank cells indicate that a use is not allowed in the corresponding subdistrict; however, such use may be permitted by the underlying zoning designation. c) Mixed Use Projects shall be limited to the permitted, accessory and conditional uses allowed in the GTMUD-MXD subdistrict, and subject to the MUP approval process as outlined in section 10.02.15.All other projects may elect to establish uses, densities and intensities in accordance with their underlying zoning or in accordance with the Overlay Subdistrict. However, all projects must comply with site development standards as provided in section 4.02.16. iii. Table of Uses. („, 30, 16 Vor 4rsd 1 Gas Stations Within Close Proximity To The Proposed RaceTrac 1 . Speedway, 2100 N. Goodlette-Frank Rd 2. Courtesy Chevron, 1863 Tamiami Tr N 3. Pure, 1190 Tamiami Tr N 4. Speedway, 697 Tamiami Tr N 5. Mobil, 31 Tamiami Tr N 6. RaceTrac, 1150 Airport-Pulling Rd N 7. Shell, 1033 Airport-Pulling Rd S 8. 7-Eleven, 1183 Airport-Pulling Rd S 9. 7-Eleven, 2135 Tamiami Tr E 10.Texaco, 2934 Tamiami Tr E 11 .Speedway, 4171 Tamiami Tr E 12.7-Eleven, 4831 Tamiami Tr E 13.Sunoco, 4716 Tamiami Tr E 14.Chevron, 3396 Tamiami Tr E 15.7-Eleven, 1480 Airport-Pulling Rd N 16.BP, 1410 Airport-Pulling Rd N Re:tanker calculation • Subject: Re: tanker calculation From: Eric Donihoo <edonihoo1211@aol.com> Date: 6/30/2016 12:38 PM To: Vern Hammett<vthammett@juno.com> Minimal is two based on projected volume. They claimed in one of the first meetings they expected about 80,000 to 100,000 gallons a week. That would of been ten to thirteen tankers a week of all deliveries were full tankers. Considering a the different grades and diesel gas this wouldn't be the case so I would of expected 2 tankers a day on average. When you build a business and you are trying to decide how many gas pumps to put in place you look at demand as well as growth potential. Pumps cost a lot so you don't want to over do it and of course you don't want to go in with to few and cost yourself business. That said the rule of thump for the industry is to put in one pump that can service two cars at once for every 500,000 gallons of fuel you anticipate pumping at that location know the capacity is twice that allowing you to grow your business for years to come. That said he shows 8 pumps or 16 filling positions on the site plan so that tells me he expects to pump 4 million gallons a year and ability to grow to 8 million with equipment t on site. Remember though initially he wanted 12 which tells us he felt it was higher than that and only cut his pump count as a concession and not because he felt his estimate was high. That said it looks like his original projection would of been closer to 6 million gallons annually which is 3 tankers minimal per day. Sent from my iPhone On Jun 30, 2016, at 12:22 PM, Vern Hammett <vthammett(%.juno.com> wrote: Hey Eric, This is a request from our attorney, Ralf. Based on their numbers for the proposed facility, can you give me an estimate? If possible, he'd like to have this ; information by this evening's meeting. I recall a conversation we had about it. Calculations based on 8,000 gal tankers how manytrucks ? per day, week. • lThanks, Vern 1 of 1 6/30/2016 12:58 PM £,3o,IC 14 x Memorandum of Law R roof) Fact-Based Citizen Testimony as Competent Substantial Evidence. Under the correct legal standard, even layperson, non-expert testimony in a zoning compatibility is perfectly permissible and constitutes substantial competent evidence, so long as it is fact-based. Mere generalized statements of opposition are to be disregarded, but fact-based testimony is not to be disregarded and can be competent, substantial evidence. Metropolitan Dade County v. Blumenthal 675 S.2d 598 (Fla. Dist. App. 3d 1996). In Blumenthal, the lay testimony went to the incompatibility of the proposed development with the surrounding uses, was found to be sufficient, based on essentially undisputed facts in the record about the adjacent existing development and existing zoning around the subject site. The only documentary information apparent from the face of the Blumenthal opinion included a diagram of existing development and zoning introduced by the lay witness without objection from the applicant and a county planning map of the general area. Later cases apply the Blumenthal principle to citizen testimony and other evidence in different settings, further explicating the standard. Miami-Dade County v. Walberq, 739 So. 2d 115 at 116-117 (Fla. 3d DCA, 1999) (finding neighbors'testimony and site map to constitute substantial competent evidence); Metro. Dade County v. Sec. 11 Prop. Corp., 719 S.2d 1204, 1205 (Fla. 3d DCA 1998), rev. denied, 735 S.2d 1287 (Fla. 1999) (lay testimony on incompatibility, plus documentary evidence of record, including a proposed site plan, elevation drawings, aerials, photographs); Metro. Dade County v. Sportacres Dev. Group, Inc., 698 S.2d 281, 282 (Fla. 3d DCA 1997) (lay testimony that the proposed development would be incompatible with the existing adjacent community, bolstered by maps and other zoning records). , 3o, 1G 1-4--e--)4 G X 34 . GYr Notes re: RaceTrac Adverse Impact I am here tonight to speak against granting a waiver for the Racetrac mega gas station and convenience store because, if granted it would have an adverse and irreversible impact on the roadways, neighborhoods and families in the greater Royal Harbor area. The area we are talking about is generally referred to as the "Royal Harbor" area. There are two main roadways which provide access to that area. To the west we have Sandpiper Street, which resides within the city of Naples. The other, Palm Street is located in Collier County. These two parallel roadways are joined east - west by Marlin to the south. Together, these 3 roads create a "U" shaped roadway which serves as the main roads for residents and guests to move around in this exclusively residential area. Vern Hammett already discussed the impact this project would have on the traffic patterns in this exclusively residential area at the last hearing. A few years ago, the city of Naples approved building the Naples Bay Resort on the corner of Sandpiper and U. S. 41 and during that time road improvements were made to ensure reasonable and safe traffic flow to and from U.S. 41. But let's take a look at what they did As you travel east on U.S. 41 and take a right in to Sandpiper Street at the Naples Bay Resort you encounter: 1. A park on the west side of the Sandpiper Street, along with a sidewalk and green space between the sidewalk and roadway which is dedicated to a southerly flow of traffic. 2. That single lane road heading south on Sandpiper is separated roadway from the multi-lane road way to the east by a landscaped medium which enhances the safety and beauty of the roadway. 3. The three lanes just to the east of the landscaped median control northerly traffic flow to U.S. 41. It also provides significant stacking capacity ( approximately 10 cars, per lane) to accommodate vehicles in the roadway and is regulated by multiple traffic control devices, 4 to be exact. ( 2 left lane turn arrows for traffic turning onto U.S. 41 going west toward the city of Naples, one for traveling straight ahead for vehicles crossing U.S. 41 onto Davis Boulevard, and one lane for vehicles making a right hand turn onto U.S. 41 going east toward 951.) 4. On the east side of the Sandpiper there is another sidewalk, again separated by a green space and set off by a public park. 5. There is a crosswalk at U.S. 41 and Sandpiper intersection so that pedestrian and/or bicycle traffic is accommodated in a controlled and safe manner. This roadway is well thought out and designed to accommodate existing volumes of traffic flow. As we travel east down U.S. 41 to the site of the proposed mega gas station and convenience store, it is obvious that the entry/exit points onto, and off of, U.S. 41 that are being proposed would cut across an existing sidewalk and bicycle paths in such a manner as to create a dangerous hazard for pedestrians and bicyclists. Note: In the artist's drawing of the front elevation of the mega gas station and convenience store that was presented on June 23rd, I cannot recall either a sidewalk or bicycle path being depicted in the picture of the front elevation....as if they did not even exist. The sidewalks and bike trails are heavily used day and night by residents going to and from work from their homes in East Naples to the City of Naples. As cars enter or exit the mega gas station and convenience store or while attempting to get into a line of traffic heading east on U.S. 41, they will no doubt block both the sidewalk and bicycle pathways creating a dangerous situation that could very well result in automobile, pedestrian and/ or bicycle accidents or even worse. It is important that this potentially dangerous situation be documented as part of these deliberations because when an accident does occur (when, not if) victims will be able to reference the traffic concerns that are being raised here by the public. If we continue down U.S. 41 and take a right hand turn onto Palm Street there are no parks bordering either side of the intersection, there are no sidewalks, bicycle paths or medians to separate lanes of traffic. Just a narrow two lane roadway with a dangerous curve right where the Racetrac mega gas station and convenience store wants to dump more car and truck traffic without consideration of the impact on traffic flow or the quality of life of nearby residents. 1. There is a single lane of traffic heading south on Palm Street but no road median separating one lane from the other. This is currently a very dangerous situation that will only get worse if this waiver is granted! That, by definition, IS an adverse impact! 2. The widest part of Palm Street at U.S. 41 is also significantly less than the Sandpiper Street intersection and the narrowest part road is where the Racetrac mega gas station and convenience store has proposed an entry/exit point on Palm Street. 3. Now, consider adding additional cars from U.S. 41 onto Palm Street via Racetrac mega gas station and convenience store. The proposed entry/ exit point onto Palm Street to access U.S. 41 will create backups from cars heading both north AND south and will spill over onto U.S. 41 and causing further backups, delays and accidents. Why would anyone consider adding more cars to the already failing roadway ? 4. Palm Street and Sandpiper Street really accommodate the exact same traffic flow and therefore should be required to have the same design and functionality. i.e. go west on 41 towards the city of Naples, go east on 41 toward 951 or go straight across U.S. 41 to reach Davis Boulevard ( via Commercial Street) 5. Both Palm and Sandpiper Streets serve essentially the same number of residents and guests, so I believe that both intersections should function in essentially the same manner. 6. However, let's face facts. There is not the land or space available at the intersection of Palm and U.S. 41 to create a safe and attractive roadway given the existing constraints; with increase in traffic volume, however, there would be a greater adverse impact on the residents and guests of the residential neighborhoods. In conclusion, I would offer the following. Simply stated, this is the wrong location for this project, and is incompatible with greater good of the residents of the greater Royal Harbor area. The adverse impact of this proposed project on existing traffic patterns, roadways, pedestrian walkways, bicycle paths as well as the quality of life in Collier County residents would be irreversible if a waiver were to be approved and the mega gas station and convenience store were to be built on the site. If you have not already done so, Mr. Strain, please make an onsite visit and assess the potential impact for yourself. See what the City of Naples did with Sandpiper Street and you will realize that Palm Street won't work. The traffic volumes from this mega gas station and convenience store would further destroy the Palm Street intersection and surrounding neighborhoods forever if this waiver were to be recommended and approved by the Board of County Commissioners. Sincerely, ba Bob St. Or June 30, 2016 uu tow . call iery)v• A&/Acme./ kodo 0,01,tectt- ? IA =2 3 1 2Z f � ReDetitivLoss Evaluation (Gateway Triangle Area of Collier County), The Gateway Triangle Area of unincorporated Collier County has a history of fifty-nine (59) flood insurance claims filed through 6-30-07. Of these claims, nine (9) did not receive payment from the NFIP. Seventeen (17) of the paid claims were for two (2) severe repetitive loss properties that have been mitigated, one via elevating the existing structure and one via demolition. That leaves a total of thirty-three (33) flood insurance claims dating from 07-1985 through 10-2005. The total dollar amount of paid flood claims for this portion of Collier County is $507,622. Subtracting out the dollar amount of the paid flood claims for the two severe repetitive loss properties ($206,026) leaves $301,596. Of that amount, $78,203 has been paid to the six (6) remaining repetitive loss properties in the area. This amounts to approximately 26% of the flood insurance claim payments in the Gateway Triangle Area. The Gateway Triangle Area is located in east Naples and is bounded on the north by Davis Blvd., on the east by Airport Road, and along the southwest by US-41 (a.k.a. Tamiami Trail East). The area is a very low lying, older developed area with a mix of commercial and residential structures. Generally, the commercial properties front the three boundary roadways along with interior lots in the western half of the area. The repetitive loss properties were constructed from the late 1950's to 1970 and are pre- FIRM. The six repetitive loss properties in the Gateway Triangle Area are all located in very low areas with ground elevations at or below 3'NAVD. Flood zone designations for the area are AE (Elev. 8 NAVD) and AE (Elev. 7 NAVD). The area is subject to tidal impact due to reverse flow through storm drains along US-41 and Davis Blvd. Mangroves seeded naturally along the banks of the major drainage ditch in the central portion of the area from this reverse flow condition along US-41 during periods of very high tides. Reviewing the historical flood insurance claims reveals that only one of the sixty-two filed claims is east of Shadowlawn Drive, and it did not receive any payment. The topography combined with the flood claim sites clearly identifies that the region of flooding is west of Shadowlawn Drive at elevations of 4' NAVD and below. The flooding events were all heavy rainfall, with some restrictions from high tides. The flooding is not strictly from coastal surge. The area has a well known history of street and structure flooding from heavy rain events due to the topographical depression, a lack of a suitable drainage system and greatly restricted outfalls. For a number of years the County Stormwater Management staff has been studying, developing plans, getting permits, and purchasing property for the construction of an improved drainage system to handle the less intense,but more frequent type of rainfall events. However, it is generally agreed that only a redevelopment of the area at a higher elevation will eliminate all current flooding problems. The area is one of • , the top three stormwater capital projects funded for construction and implementation and work started in 2008 for the initial phase of improvements. Based upon local knowledge, a review of the topographic elevations, and locations of the flood insurance claims, the repetitive loss area for the Gateway Triangle Area will be defined as all properties within the Gateway Triangle that are west of Shadowlawn Drive and at elevation 4' NAVD or lower. Repetitive Loss Evaluation(Gateway Triangle Area, 1 • # Is EzipAl 1,_ 1---- . -1______11 IP,A to ill 1 t" --C I A. ..- , II. g : emoseinaiins 1: fm. _ •(1111111111j II 1.1roiv.,KIIIIII . y .4: -11.41.V.1... '' 11111v2-5, 047.11 & , 4.011111 III tt m .;'::*: Zi: 111 11.404. loll , ir. 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Or;ro •° 4jr OilWe11RU - " Oil wenRD .,,7, wrh, ail. , 3 Z - - ' ! j` 1 r_' —� "1 This map is a computer model that provides !aI J Vanderbinneacyi RD ' , I • a depiction of the worst case scenario of a f; . o j storm surge event for Collier County. The '.E �� _. �s.= : � •• colors on the map provide a reference to E ,L Pine Ridge RD ao v" ':' - -t .,� — potential flooding elevations generated by e �� "� < f a storm surge from a hurricane or tropical PKWY o �' •• 1. iii. -�Mdon �Le . , ,� ` �{ ' i storm event. The colors depicted on this �� =i:•' +` '. • map are not necessarily part of an ' - Radio RD,, � - `• ��‘ evacuation area that would be ordered by S" DevisB' v40 •.A. - - ••.•f . • Collier County . Each hurricane or tropical , ', , . storm presents different angles of approach, 4r ' m intensity. storm surge potentials and • life. `�' �� subsequent evacuation recommendations- ,: '''''A . o • Guest and residents should listen to local c 1 , , 1 ".1 ,i radio. television, NOAA Weather Radio • •ic r i -- - and view County websites for a A....::•1, ---.4411.. geographical road boundary that will be ' - = -, announced for areas to be evacuated. \\ 0° 1 More detailed information for your residence • = I can be viewed at: http:IJbitly/15eeiPs tft 1,0f Sa a„ l 1 POTENTIAL r• 'IA 7D'' _ " ,�C Tide Heights Above i r, .. ii ` Mean Sea Level 1�• ' _ (Vol 1, Chap 2 ' / ` Reg. Evac Std') CO A,/ 1 Upbs$R r I Upba2R ' C Upb111ft . i . Upb195t ,'.' Up b z.s ft 0 2.5 5 10 Miles 1 1, r_3 ?-.1 i+:.: ,., I 0- + O , o , . t]JI . 0 ,. .1 o 0 0 ct (D v 0 - L s N ., ! ID C 1' / r f 1 , C.3 / ..),' _ co . 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I • 1 .qtr , � z5 C� - � — �" — _ �� ' :',/.,S::: — (.,-;.44.'1: ';...I'''''-77..:52:. .:t'-'71'1!.'..! 4-y mom < v — 1I i OM Fy ►f '' = -- �, i . :-Y.,. ..„..., 1 /I . .-..-- --'.--_,--:.--•:- .- s l ' _ /ii. .44', • 1 itI lJ� f ir ti F r 11 v `-:� Fir ,...2. :1...g,._.. �_, . ...,.,� _,,,,vy� ,_ x J q , •. .. , .. ` f.t It '• r � ..41''' �" -, � Taste , of which the proverb says there should be no dispute , is precisely the subject which needs discussion . John Lancaster Spalding EXECUTIVE SUMMARY PETITION ASW-2000-01, DAVID H. FARMER, P.E., OF COASTAL ENGINEERING CONSULTANTS, INC., REPRESENTING 7-ELEVEN, INC., REQUESTING A 300-FOOT WAIVER FROM THE MINIMUM REQUIRED SEPARATION OF 500 FEET BETWEEN AUTOMOBILE SERVICE STATIONS FOR PROPERTY LOCATED IN SECTION 3, TOWNSHIP 51 SOUTH,RANGE 26 EAST, COLLIER COUNTY,FLORIDA. OBJECTIVE: The petitioner seeks a waiver of the minimum separation requirements set forth in Section 2.6.28. of the Land Development Code (LDC) if it is demonstrated by the applicant and determined by the Board of Zoning Appeals that the site proposed for development of an Automobile Service Station is separated from another Automobile Service Station by natural or man-made boundaries, structures or other features which offset or limit the necessity for such minimum distance requirements. The petitioner wishes to locate a 7-Eleven convenience store selling motor fuels at the intersection of U.S. 41 and Collier Boulevard (formerly known as C.R. 951). CONSIDERATIONS: The subject site is located at the southwest corner of U.S. 41 and Collier Boulevard in the Capri Commercial Center. The property is zoned C-4(General Commercial). Staffs analysis and subsequent recommendation, and the Board of Zoning Appeals determination, are based on specific criteria as set forth in Section 2.6.28. of the LDC. These criteria generally address the existence of natural or man-made buffers, or other mitigating circumstances which may help lessen the impact on surrounding properties, especially residential, from the high level of intense use which typically occurs on automobile service station sites. Staff's findings based on these criteria are summarized below. The site is located within the Capri Commercial Center, adjacent to an existing Walgreen's drug store, and the subject tract has 171 feet of street frontage along the east-bound lane of U.S. 41 just west of the Collier Boulevard intersection. Both U.S. 41 and Collier Boulevard are divided, four-lane arterial roads. The property is accessed directly from U.S. 41 and indirectly from Collier Boulevard by a driveway through the Capri Commercial Center. There is an existing Mobile gas station 200 feet from the site at the northwest corner of the intersection, and a Circle- K gas station 448 feet from the site on the southeast corner. Access to both of these stations by traffic southbound on Collier Boulevard would be problematic, involving the need to make U- turns and/or cross multiple lanes of traffic. The subject property abuts C-4 zoning to the east, south, and west, on the south side of U.S. 41,with C-4 zoning and a commercial tract(Freedom Square) of the Lely Resort PUD on the opposite side. The proposed facility would operate on a 24-hour basis. AGENDA No. 1 SEP 1 2 2000 a i F 6,4 ..* (‘'.% 401:41 ' .403 74111111111P 0.rs> c AT ,e mrrmi 4k . ii, < i �Y �` W #s 04 i ... ,, z .,,. imik.4e do Q,, .., 4 i 4 e 1 .♦ J p$ pp $$ 4„, �4 T • e , 0 _► nvx Ol JON 2 0 F gra/ !: OW. 2 R R15 n / r 1u Z y 4 O liE Q O 4- liq ICO In _--- �� < ',:.' ' 0 1 / ?. : i _____42 __, ii r, Z E naaas) i J . IP ig/ g o —J W /• R i ns,,, •� gl �i a AGENDA ITEM - -__ -- � � - a 7- 0 —1 'i ' P 1 2 2000 4.1v- 1 LELY RE .ORT L &S C� TRACT 16 �O P UD X00 �� J ' FALLING C - Ni.4, ''4, ''.- WATERS EXISTING OJ 577 MOBIL TATION .ez- 2 -14,% . c° , T PROPOSED TiQ 7-ELEVEN �st6,, �7() 1111 C _ 4 A 3 3 Ir. 1 4 C) EXISTING GAS vi STATION C - 4 ✓z S �Cr > Fy0A4'-7 �} ,q D' I , q cF -9T a LL cr'�• cc) w U) P 0 EAGLE CRE CCC N L2 1'N SEP 1 2 2000 11 V ORTH �%�:� • a3 } " "� COASTAL ENGINEERING CONSULTANTS,INC.� "T 7- EEVLJ ' T S. IP -.RANEE 4 GI : ' *. c STALMLI NERSRA RSSURVEYORS*GEOLOGISTS n,u O 3105 S.HORSESHOE DRNE'HARES,FLOWM34014 7—ELEVEN ® CAPRI SHEET 1 cc , (w1)eu2nt'FAX(941)eua143'UAL i ar®o.dtaam SURROUNDING ZONING AND LAND USES NO. 0o014 The proposed facility would increase to three the number of service stations at the intersection of two major arterial roads; however, this addition would also allow southbound and eastbound traffic safer and more convenient access to a refueling point without the need to make U-turns or cross multiple lanes of traffic. The proposed facility should have no adverse impact on the surrounding properties. The petitioner has presented a written market study analysis, and a letter stating that this study does, in fact, indicate that the property is a viable site for a 7-Eleven convenience store/service station. FISCAL IMPACT: This separation waiver request by and of itself will not have a fiscal impact on the County. However, if this request meets its objective, a portion of the existing land will be further developed. The mere fact that new development has been approved will result in a future fiscal impact on County public facilities. The County collects impact fees prior to the issuance of building permits to help offset the impact of each new development on public facilities. These impact fees are used to fund projects in the Capital Improvement Element needed to maintain adopted levels of service for public facilities. In the event that impact fee collections are inadequate to maintain adopted levels of service, the County must provide supplemental funds from other revenue sources in order to build needed facilities. Proposed Commercial (C-4) District .98 acres developed with 2,960 sq ft F.A./1,000 x $5,000(road)= $14,800 • F.A. x 0.30(fire) = $888.00 F.A. x 0.005 (radon gas) = $14.80 F.A. x 0.005 (bldg code) = $14.80 F.A. /1,000 x $250.00(EMS)= $740.00 Total 2,960 sq ft comm=$16,457.60 Development of the site for a commercial use, should the site be developed with 2,960 square feet of commercial floor area, will generate approximately$16,457.00 in impact fees. ENVIRONMENTAL ISSUES: There are no environmental issues associated with this project. GROWTH MANAGEMENT IMPACT: The granting of this waiver request will have no impact on the Growth Management Plan. • AGENDA ItEM Na /7C 2 SEP 1 2 2000 Pa. y HISTORIC/ARCHAEOLOGICAL IMPACT: Staff's analysis indicates that the petitioner's property is located outside an area of historical and archaeological probability as referenced on the official Collier County Probability Map. Therefore, no Historical/Archaeological Survey and Assessment is required. EAC RECOMMENDATION: There are no environmental issues with this petition, therefore, this petition was not required to be forwarded to the Environmental Advisory Council for review. CCPC RECOMMENDATION: Section 2.6.28.4. of the Land Development Code does not require the Planning Commission to review petitions for waiver of distance requirements for automobile service stations. STAFF RECOMMENDATION: Staff recommends conditional approval of the waiver from separation requirements for automobile service stations from 500 feet to 200 feet subject to staff stipulations listed in the Resolution of approval. AGENDA ITEM No- /TF 3 SEP 1 2 2000 • Pg PREPARED BY: ," 6GO' ENAUR DA.`E0 e E PLANNER II VI WED BY:.1n .\ 0.1,11 E_ $ /(470-/L 1 R ALD NINO, AICP DATE CURRENT PLANNING MANAGER — iNau R B T J. MULHERE,AICP DATE PLANNING SERVICES DEPARTMENT DIRECTOR APPROVD BY: i/,;),,,, _ VINCENT A. CAUTERO,AICP, ADMINISTRATOR DATE COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES Petition Number: ASW-2000-01 Executive Summary/Staff Report for 12 September 2000 BZA Meeting. • {' ~ ' AGENDA ITEM No. /7F 4 SEP 1 2 2000 Pa. k4 COASTALcEc,Group Services ENGINEERING %. E, CONSULTANTS C.:-.01:::1 , __4.,_e,. INC , _L ; �_._A. En..,,cue-1o;Assasr,e A CECI GROUP COMPANY — sig i-e 4 vv coo-roieng,^eering co-- April 21, 2000 Li„:„-_---:-.-:-.____ --;-- -. . ,---r , ....:_....... .........—I!, 1-1 1---.‘1.---/ i - Mr. Ross Gochenaur, Planner Community Development and Environmental Services Division 2800 N. Horseshoe Drive A (` C' " i> Naples, Florida 34104 RE: 7-ELEVEN #33004 SECTION 3,TOWNSHIP 51S,RANGE 26E C.E.C. FILE NO.00.074 . Dear Mr. Gochenaur: The purpose of this letter is to submit a Petition for Waiver from. Separation Requirements for Automobile Service Stations for the 7-Eleven at Capri Commercial Center. The following items are enclosed: • One(1)Check in the Amount of$425.00 • Fourteen(14)Copies of the Petition. • Fourteen(14)Copies of the Letter of Authorization. • Fourteen (14)Copies of the Narrative. • Fourteen(14) 24 x 36 Copies of the Site Plan. • Fourteen(14) 8 '/2 x 11 Copies of the Site Plan. • Fourteen(14)Copies of the Market Study Analysis. Supplementary Narrative The purpose of this narrative is to provide information to support the addition of a gas station on the corner of U.S. 41 East and Collier Boulevard. A need exists for a gas station on this corner due to the access problems for the existing gas stations. Based upon access constraints imposed by existing medians, islands and median cuts, purchasing gasoline can be a safety hazard for the public. The Mobil gas station on the Northwest corner of the intersection' is only accessible for traffic Southbound on Collier Boulevard or West bound on U.S. 41. Access to the Mobil station for Marco Island or Miami bound traffic is cumbersome. The station is not visible for Eastbound traffic on U.S. 41 until traffic is stopped at the traffic signal. Access is not easy for Eastbound traffice due to the fact that motorists must either make a U-turn on U.S. 41 or turn left onto Collier Boulevard and cross three Southbound lanes. AGENDA No- /? 3106 S. Horseshoe Drive, Naples, Florida 34104 • Phone (941) 643-2324 Fax (941) 643-1143 • E-Mail: e gcoSl Rce/c2fi.411 g Pg. / 7-2., c. CONSULTANTS. 11',C Mr. Ross Gochenaur, Planner April 21. 2000 Page 2 of 2 The Circle-K gas station on the Southeast corner of the intersection is only accessible from U.S. 41 East. To enter the station from U.S. 41 a Circle-K patron must compete with traffic merging from Collier Boulevard turning right onto U.S. 41. This action forces traffic to share a traffic lane. If a patron is able to safely navigate onto the premises and they wish to travel on Collier Boulevard they must drive East when exiting for approximately ' mile before there is an opportunity (on private property) to turn around. In conclusion the addition of a gas station on the Southwest corner of the intersection of U.S. 41 East and Collier Boulevard would aid motorists. Approval of this petition would allow motorists access from U.S. 41 and Collier Boulevard without having to cross multiple lanes of traffic or cause unnecessary delays when making U-turns. Should you require any further information,please contact me. Sincerely, COASTAL ENGINEERING CONSULTANTS, INC. David H. Farmer, P.E. Project Engineer • AGENDA 17tH No, /7�' SEP 1 2 2000 p%.I_I/v, 114 rt • Ai 0 it I t t Jam, PETITION FOR WAIVER FROM SEPARATION REQUIREMENTS FOR AUTOMOBILE SERVICE STATIONS • Petition No.: Date Petition Received: Planner Assigned: ) ABOVE TO BE COMPLETED BY STAFF Petitioner's Name: 7-Eleven, Inc., Store #33004 Petitioner's Address: 1300 Lee Road, Orlando, FL 32810 Fax: • Telephone: 407/295-3078 Agent's Name: Coastal Engineering Consultants, Inc. , David H. Farmer, P.E. Agent's Address : 3106 S. Horseshoe Drive . Fax: 941/643-1143 Telephone: 941/643-2324 Legal Description of Subject Property: Subdivision: Capri Cnmmarrial CentWilit Lot(s) 2 Block(s) zS34 g 00006, U Section 3 Twp. 51 S Range 26 E Property I.D.# COLLIER COUNTY COMMUNITY DEVELOPMENT PLANNING SERVICES/CURRENT PLANNING 2800 N.HORSESHOE DRIVE-NAPLES,FL 34104 PHONE (941)403-2400/FAX(941)643-69¢8 AGENDA 111 APPLICATION FOR WAIVER OF SEPARATION PAGE 1 OF 6 REQ.FOR AUTOMOBILE SERVICE STATIONS SEP 2 2000 -NX.I.I� , ,,,�� r' Vic: Metes &Bounds Description: N/A Address of Subject Property: 12750 Tamiami Trail East (if different from Petitioner's address) Current Zoning and Land use of Subject Parcel: c-4, vacant Adjacent Zoning& Land Use: ZONING LAND USE N C-4 Gas Station S C-4 Retail E C-4 Retail w C-4 Retail What is the extent of the waiver being requested (in linear feet) from the required 500 foot separation? (NOTE: This measurement is the shortest airline distance between the nearest points of any two lots occupied by an Automobile Service Station, or for which a building permit has been issued.) The distance from the proposed site to the existing station is 200' +/-. Therefore, the waiver request is 'for .300' . • /', AGENDA atm r APPLICATION FOR WAIVER OF SEPARATION PAt 2 OF 6 nr REQ.FOR AUTOMOBILE SERVICE STATIONS SEP 122000 Pg. /0 r '`o. o' -'JI • Waiver of Distance Requirements: The Board of Zoning Appeals may, by resolution, grant a waiver of part or all of the minimum separation requirements set forth in Section 2.6.28. if it is demonstrated by the applicant and determined by the Board of Zoning Appeals that the site proposed for development of an Automobile Service Station is separated from another Automobile Service Station by natural or man-made boundaries, structures or other features which offset or limit the necessity for such minimum distance requirements. Staffs analysis and subsequent recommendation, and the Board of Zoning Appeals determination, are based on the following criteria as provided by Collier County Land Development Code Section 2.6.28.4. Please respond to the below listed criteria to the extent you wish as it pertains to the proposed use; attach additional pages if necessary. 1. Describe the nature and type of natural or man-made boundary, structure, or other feature lying between the proposed establishment and an existing Automobile Service Station which may, as determined by the Board of Zoning Appeals, lessen the impact of the proposed service station. Such boundary,structure,or other feature may include,but not limited to, lakes, marshes, nondevelopable wetlands, designated preserve areas, canals and a minimum of a four-lane arterial or collector right-of-way. The proposed site is bound by U.S. 41 and S.R. 951 to the North and East respectively. Both roads are divided 4-lane arterials. Each road has a concrete median preventing traffic from making a left turn to access the proposed site. 2. Whether or not the Automobile Service Station is only engaged in the servicing of automobiles during regular,daytime business hours, or if in addition to or in lieu of servicing,the station sells food, gasoline and other convenience items during daytime,nighttime,or on a 24-hour basis. We propose a 24-hour convenience store and gasoline station. Servicing automobiles is not proposed other than providing compressed air and a vacuum for customer convenience. AGENDA ITEM N0. APPLICATION FOR WAIVER OF SEPARATION PAGE 3 OF 6 REQ.FOR AUTOMOBILE SERVICE STATIONS SEP 1 2 2000 P�. // • Oj ,1i 3. Whether the Automobile Service Station is located within a shopping center primarily accessed by a driveway, or if it fronts on and is accessed directly from a platted road right-of-way. The proposed site is located within the Capri Commercial Center and is accessible from U.S. 41 or S.R. 951. 4. Whether or not the granting of the distance wavier will have an adverse impact on adjacent land uses, especially residential land uses. This property is completely surrounded by other commercial properties, the majority of which are zoned C-4. Waiver Request Submittal Requirements: The request for an Automobile Service Station waiver shall be based on the submittal of the required application, a site plan(measuring no larger than 24" X 36"), and a written market study analysis which justifies a need for the additional Automobile Service Station in the desired location. The site plan shall indicate the following: x The dimensions of the subject property x All vehicular points of ingress and egress and their relationship to the parking area and site circulation x Demonstration of compliance with all requirements of this Code including the location of the structures on site, landscaping,off-street parking, site circulation, architectural design guidelines,and signage AGENDA IYEM No. /?P APPLICATION FOR WAIVER OF SEPARATION GE 4 OF 6 REQ.FOR AUTOMOBILE SERVICE STATIONS SEP 1 2 2000 Pg. /a_ `11.1.1 i • fir` . x The location of all proposed buffer areas and their dimensions X The layout of road(s)on which the proposed station fronts or to which access is provided,including the type of road(s),the number of lanes, and the location of intersections and turn lanes,median locations and median widths, for a 500 foot distance from the subject parcel UPON SUBMITTAL, PLEASE INCLUDE FOURTEEN COPIES OF THE ABOVE APPLICATION AND SITE PLAN (MEASURING NO LARGER THAN 24" X 36"). IN ADDITION, PLEASE INCLUDE FOURTEEN REDUCED (8 1/2 X 11 ) COPIES OF THE SAME SITE PLAN. • • AGENDA I • No. /7I APPLICATION FOR WAIVER OF SEPARATION PAGE 5 OF 6 REQ.FOR AUTOMOBILE SERVICE STATIONS SEP 1 2 2000 • AFFIDAVIT We/I, , , r.. nr, •eing first duly sworn, depose and say that we/I am/are the owners of the property described herein and which is the subject matter of the proposed hearing; that all the answers to the questions in this application, including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application, are honest and true to the best of our knowledge and belief We/I understand that the information requested on this application must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be altered. Public hearings will not be advertised until this application is deemed complete, and all required information has been submitted. As property owner We/I further authorize Coastal Engineering Consultants, Inc. to act as our/my representative in any matters regarding this Petition. eresil+a{ • .ignature of Pr`.perty Ow er Signature of Property Owner FE7"G4.) rtves+rrie_wf rfter•s , .I+VIG• Typed or Printed Name of Owner Typed or Printed Name of Owner The oregoin instrument was acknowledged before methis(1i day ofApf) , I9�, by hC (. who is personally known to me or has produced flu'.! hi 44-t----(0-6.2- identification. t4° • Kd111C_/0,6, State of Florida (Signature of Notary Public-State of • County of Collier Florida) eY��,•M�Wp �YY► (41)1,31.. R•le GLAIR MY COMMISSION s CC 794525 BE XXia1Rz nr December (Print, Type, or Stamp Commissioned -----a Name of Notary Public) AGENDA No. / F. APPLICATION FOR WAIVER OF SEPARATION AGE 6 OF 6 REQ.FOR AUTOMOBILE SERVICE STATIONS sEP 1 2 2000 Pg. Pi AUG-01-2000 16:33 SOUTHLAND CORP. 407 532 1811 P.02/02 EtlEn Laura L.Foster 7-Eleven,Inc. Phone(407)532-2059 MOM Pax: (407)532-1811 August 1,2000 VIA FAX and U.S.MAIL Fax:(941)643-69.68 Mr.Ross Gochenaur Current Planning Section Collier County Community Development Services 2800 North Horseshoe Drive Naples,Florida 34104 RE: 7-Eleven 433004 SWC U.S.41 @ 951 Naples,Florida Dear Mr. Gochenaur: 7-Eleven, Inc. is seeking a waiver of the distance separation requirement for the construction of a new store at the above referenced property. 7-Eleven,Inc. has evaluated this property using the following tools to determine its viability: • MPSI Systems,Inc.:provides site analysis&sales projection for site and competition • Demographics Data:to determine the population density surrounding the property • Mapping Package:to show the demographic information and competition on maps • Aerial Photographs: shows the site and surrounding areas in each direction • Internal Rate of Return Model: financial analysis based on MPSI sales and cost Using these tools, 7-Eleven determined that this property is a viable site for a 7-Eleven. All of our models maintained the current level of competition. This site remains viable due to the traffic flow,area growth,demographics,competition,and ingress/egress. We would appreciate your consideration of this waiver request. Please let me know if you have any questions or need additional information. Sincerely, Laura L.Foster Real Estate Representative AGENDA M. 7-Eleven Stores/Florida Division SEP 2 2000 TOTAL P. • • EL h April 4, 2000 VIA OVERNIGHT MAIL • Mr. Mark Harley Phone: (813) 353-0035 • Hartley Purdy Architecture 1207 North Himes Avenue, Suite 3 + , Tampa, Florida 33607 RE: 7-Eleven#33004(Marketing Study) SWQUS41 @951 A ' Naples, Florida Dear Mark: Per our conversation at Monday's development meeting, enclosed please find a copy of the marketing study for the above referenced property completed by an outside third party, MPSI Systems, Inc. The result of the study for this site provides that this site will generate $84,000 per month and $1,008,000 per year in merchandise sales, and 143,000 per month and 1,716,000 per year in gasoline gallons. This report also summarizes the merchandise and gasoline volumes of nearby facilities. This is a major intersection and the traffic counts are reflected on the enclosed map issued by MPSI Systems,Inc. If you have any questions or need additional information, please give me a call at (407) 532-2059. Sincerely, /frfaAA Laura L. Foster Real Estate Representative AGENDA IJ`EM 7-Eleven Stores/ Florida Division SEP 1 2 2000 1300 Lee Road/Orlando, FL 32810/ Phone(407) 295-3076 Ca, THE'SOUTH'LAND I CORPORATION Pg. /L ;r ;rice ! Planning t ofut/ons I nternetione l "' MPSI Systems Inc. M � 4343 South 119th East Avenue Tulsa,Oklahoma 74146 USA 918-877.6774 800-727-6774 toll free 918-877-6960 fax httpiMww mpsisys.com December 9, 1999 Confidential Ms. Sandra Shaver RE: Single Site# 2084 7-Eleven, Inc. 1300 Lee Road Orlando, FL 32810 Dear Ms. Shaver: Attached you will find a summary of the one gasoline and convenience food case projection, detailed projection analyses,and associated computer printout for your site at US 41 & SR 951 in Naples, FL. These projections were generated using an MPSI REX database surveyed in June, 1999. You may notice a difference in the appearance of the maps and reports. These were run on the new REX Model. The volume and variable score reports have been combined with each product. Any marketplace changes to the competitors, demographics, or street network that may have occurred since this date,with the exception of the changes you provided in our conversation, have not been considered in generating these volume projections. It is highly recommended that you visit this site and its local area to review for changes before investing any major capital at this location. Please note that your potential c-store projection excludes lottery, liquor, money orders, fast food; and on-premise cooking sales. We have enjoyed working with you on this study. If you have any questions,please call._ Sincerely, MPSI Systems Inc. Kim Willbanks 117 O 1i DEC 1 3 1999 J Manager,Client Services cc: M. Dodd G. Stroud L.Norwood FLORIDA REAL ESTATE DEPARTMENT AGENDA ITEM No. i7f' SEP 1 2 2000 pg. 17 TACTIC RESULTS E.::::= SS# 2084 BASE CASE: Increase gas volume in the area due to seasonally (although MPSI uses twelve month average volumes), increase the c-store sales to over$90,000 per month store (30012), and add 500 new homes per our conversations. • Result: A total potential gasoline volume of 143,000 gallons per month. A total potential food volume of$84,000 per month. • AGENDA ITEM No. / 7 P. SEP 1 2 2000 • pg. /V Category: Case Case Name: Market: FT.MYERS/NAPLES T1 Report No.: 1 2084 Refit and new 7 Eleven Study Date: Jun 25.1999 Run Date: 12/08/99 09:09 Case Outlet Detail for Outlet Number:00-0002 Outlet Identification Outlet 00-0002Type of Facility GAS MART Brand Sign CITGO Client Outlet ID Location/Traffic tat Street Address RT 951 Suburb NAPLES Type Operation JOBBER 2nd Syed Address HWY 41 Type Location CITY STA • Near/far Corner FAR Site Location CORNER Direction SW Has Access To Third Street N Number 01 Uedicatad Kig ht Traffic Count Barriers Through Lenea Posted Speed � Near Traffic Control Hand Turn Lana First Street 29 FULL 2 45 Y N Second Street 23 FULL 2 45 Y N Facility/Ratings Pumps/Nozzles Fueling Positions Fueling Positions Pump Type Canopy No Canopy Mechanical N Pumps Nozzles Electronic N Single Hose Y Attendant Multi-Hose N Self 6 12 12 Starting Gate N Automat Diesel . Ratings Additional ServicesATM Y Lot Size(Fr) Front201-250 Accessibility 3 Visibility 3 Check Cashing N Depth 201-250 Appearance 4 Money Orders Y Interstate Awareness Automat After Hours N Gasoline Volume(000) 143 Interstate Convenience Lottery Tickets Y Diesel Volume(000) Postal Services Y Auto Service/Repair Number of Bypass Lanes 2 Number of Bays Quick Oil Change Price/Hours/PersonneUPayment Pump Prices REG post MID Post PREM Post Attendant N N N Self 114.9 y 123.9 y 131.9 Y • Automat N N N Diesel N • Discount for Cash Avg.Credit Difference Percentage Business Done Through Credit Cards Type Service • SELF Method of Payment pre-pay N Credit Cards/Payment Location Manned Hours Open Post-pay Y Monday-Friday24 Exact Change After Hours N Company Y Bill Acceptor N Bank/National Y Saturday 24 Credit Card Acceptor Y Other Oil Cards N _ Sunday 24 ATM Card Acceptor N Number ayymentRLo�u6on SALE OFC CrediVDebit Location PUMP ISL Attend Serve Not Offered Ancillaries 1 Convenience Store Quick Service Restaurant Store Name 7-ELEVEN Newspsten Y Chain Name t Inside Appearance 5 Cold Besr AvailableerY Inside PromoUona/Merch Rating 4 in dHouse Bakery N Chain Name 2 Store Type CSTORE In House Doll N Salting Spada Reck(ft) MALL3001-4000 Total Number of Cooler Doors 15 Chain Name 3 Chip SMALL Number of Fountain Drink Spigots 10 Chip Rack LARGE Cigarettes-Self Serve Available N Cake Rack LARGE Cigarettes-Price PerPerception/Mirth.Coffee Dispensers X-LARGEpac 10 Breakfast N Hot Chocolate Available Y Number d DedlcC d Ston Saes(5000) 84 Lunch N Cappuccino Available Y Dinner N Dtivsilp Window N Food Segment Number of inside Seats Pizza N Mexican N Chicken N Donuts N OSR Salts($000) Hamburger N Sandwich N Fish N Other N Car Wash Building Car Wash Fadtty Type Wash Overrides Type building In Bay N Hand Held Wand N Operations Brand Acceptance No.of Bays Warehouse N Full Service N No.Car Wash Sales Shot Conveyor N Brush N Long Conveyor N Cloth N Gasoline 145 Car Wash Price Short Drive-81m N Touchiest N With Fill(8) Long DrlvKhru N Dryer N C-Store 120 Without Fill(5) Wax N Pay at Pump NArshlnt t c'a No. 17P - • SEP 1 2 2000 •Data in Boldface represents original study Information Q k al 0 •m E u 8 2 4 g 8 fi2 g g g " 4 8 2 8 3 0 .p. � > _ 'r m? m,_� 2 g s ti g 2 33 g a aa: -coj as g sec o '' e a a; h N 2 2 h h CO CO 8 8 8 n n 0 r N M1 P. 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' z8 e< v to U n m m $ X $3 i 235 0 ~ A 0 i3 _m g h '_ • mS y IL S 3 w N N s t A 0 N ° a ♦ N F el W Y al J a �a Q N CA 42 N Q ^— ep X W as N a N ♦ OI 2 a m 0 --- L --a : • w a V (0 — Y 1 N P n ,2 '4 ° O MM W ._ :. orts = = 0 m5 . yi >a:30 vA E ao, }O Int! N N N' =a — 0 �r IL J tu iii M 0 V- 0 N m a + v U y M (.1) O Y 00o. U a— E oiC.) s cc cc E .; m rO $ 3 ` Q R iii CCCC gO I.4 uJ e- F. .- = N •y w w w 4 TZ r h •O ....• E.,.) ? 3. 3 EM 0 AGENDA IT Ii a No. /7p o 1 € .. Y 15 SEP 1 2 2000 Q Y J 033.3 r N^• W O O 0 ♦ O 2 ti N m 3 ii a C) " G O O O O G G s O Za oN O O O O O O Q O co 0 0 t1 G 0 G O 0 C O (C d000 0 000 O = 000 O 000 0 < 0 .-- /7:- 0 () w J Cl. < N iii) In LL Of r W c — A O O 0' m O O P 17 M N co O H ; g gi 8 A 17 -3e- oC) :: o ((C .y N O O W b O O q q Q} O N (C C) 0. M. w d >.01 C) N F O O O r 0 O • M Y - C 0 & U ^ ^ a = m • a VI Li Yomww`` V O z =E O 0 O O n LU N 0 0 1. E 0 :;s o a U m^ V •• » Nf 1 P O 0 3"_ , m ao 0 0 (n' Ec$ p> .72 cc k t ix t m cc Z a 3 s FO �i a W a ¢ y a • W U. W U F LL r 1/5< O < aa 0 0 / / U) G1. U LL LU UI •SI og r r n ti cs A 1 25 ' :L $ a a m AGENDA ITEM NO. /7F a 1 1 SEP 1 2 2000 0 $ ¢ )3 $ �� 1 hdIkiI Pi.._ _ I I- ., toZ 00000 -Co C) CV CD %Ir ,-- , ...----• op co - 0 - - , ...0 f (Di 00000 cn Lu CD i co 'RI' 'S ':1- ° c) ; -r.° 1 •Tt 03 co -4.- CC I . -,-- >, •r- .CI 1,,/..‘ 1 ••Il 11 ! k v,.:,)) , . .-......... iti 7 . „.•• ... ,.. : . • gct- 1 • (I) D , . , ! , . . , , • i , • , . 7 • , , . , i • 714 • . ..._ . i ..... , ,...1 ,. . • ,„?.. ., ,, / ..,::- ./ / „, In --,-- - ,--_ -.-- o 6 CV 0 I) - • ,„--• _. . . 3. \ , ....,.?.\ ; ,--•tz.\. . ..--; . 5 . -- ,:-..-- ..... . .. . , . ' . ,*F '-. ' •''.\', t - / ) :I 01 11 I ( •Z , I 1 rp , , \ _ , (---5---7\\' _ ,._.„ _... • ., AGENDA ITEM . . i -,-( ); No. /7 c SEP 1 2 2000 , ,• . , , . . N. (,.. Pli• ,9-L . . i TJ lav Z3--' 7--‘‘; 5th i 1� - I L m C%�)• �{ �( cd,00D � w Z i � � . .i., m �' N--,S, IT) 4 iI O (---',..._ ),L.C:\ts),), r 10. H, el Z / , .4r \ .O. ��;` i2,,,,,, • ,. . i Z �: / ''9;P /� m \ IA PtLlx -n \ \,' r, ' D �r- . . 4 I 0 RT951 � ~' - I \ D� i - �.� 1p VT ', 0 I Z Alt.. • D $e o ,o ,`° 'N, • I 1 0 .-------- - / 411 rii11ra ---- / 1--1.11--7 - : I, r : 2 , . 14 • ( i n d " „$ O g z 2. o c .E• -4 m s O = 1 $ F _ 1 2 • 3 RESOLUTION NO.2000- 4 5 RELATING TO PETITION NUMBER ASW-2000-01 6 FOR A 300-FOOT WAIVER FROM THE MINIMUM 7 REQUIRED SEPARATION OF 500 FEET BETWEEN 8 AUTOMOBILE SERVICE STATIONS FOR PROPERTY 9 HEREINAFTER DESCRIBED IN COLLIER COUNTY, 10 FLORIDA. • 11 12 13 WHEREAS, the Legislature of the State of Florida in Chapter 125, Florida Statutes, has 14 conferred on all counties in Florida the power to establish, coordinate and enforce zoning and such 15 business regulations as are necessary for the protection of the public;and 16 WHEREAS, the County pursuant thereto has adopted a Land Development Code (Ord. No. 17 91-102) which establishes regulations for the zoning of particular geographic divisions of the County, 18 among which is the granting of variances;and 19 WHEREAS, Subsection 2.6.28.4. of the Land Development Code for the unincorporated area of 20 Collier County empowers the Board of Zoning Appeals to hear requests to waive the minimum required 21 separation of 500 feet between automobile service stations;and 22 WHEREAS, Subsection 2.6,28.4.of the Land Development Code for the unincorporated area of 23 Ilier County further provides the criteria by which said evaluation to waive all or part of the minimum 24 distance requirement shall be made;and 25 WHEREAS, the Board of Zoning Appeals,being the duly elected constituted board of the area 26 hereby affected,has held a public hearing after notice as in said regulations made and provided,and has 27 considered the advisability of granting a waiver of 300 feet from the 500-foot separation requirement 28 between service stations with the resulting separation between service stations of 200 feet for a service 29 station located on the property hereinafter described, and has found as a matter of fact that satisfactory 30 provision and arrangement have been made concerning all applicable matters required by said 31 regulations and 'in accordance with Section 2.6.28.4. of the Land Development Code for the 32 unincorporated area of Collier County;and 33 WHEREAS,all interested parties have been given an opportunity to be heard by this Board in 34 public meeting assembled and the Board having considered all matters presented; 35 NOW,THEREFORE,BE IT RESOLVED BY THE BOARD OF ZONING APPEALS of Collier 36 County,Florida,that: 37 Petition ASW-2000-01 represented by Coastal Engineering Consultants, Inc., on behalf of 7- 38 Eleven,Inc.,with respect to the property hereinafter described as: 39 e'er Lot 2,Capri Commercial Center,in Section 3,Towns'aip 51 South,Range 26 East,Collier AGEJrDA l 4, County,Florida /7 P 42 SEP 1 2 2000 I be and the same hereby is approved for a waiver of 300 feet from the minimum separation requirement 2 for service stations of 500 feet between the above described property and the lot on which the nearest 3 service station establishment is located, with a resulting required minimum separation requirement of 4 200 feet,subject to the following conditions: 5 6 1. Development of the site shall comply with Section 2.6.28 of the Land Development Code. 7 BE IT RESOLVED that this Resolution relating to Petition Number ASW-2000-0I be recorded 8 in the minutes of this Board. 9 This Resolution adopted after motion,second and majority vote. 10 Done this day of _,2000. 11 12 ATTEST: BOARD OF ZONING APPEALS 13 DWIGHT E.BROCK,CLERK COLLIER COUNTY,FLORIDA 14 15 16 17 TIMOTHY J.CONSTANTINE,CHAIRMAN 18 19 20 21 APPROVED AS TO FORM AND LEGAL SUFFICIENCY: 22 23 24 'Mal-70 21c • llarjorit&M.Student Assistant County Attorney 27 28 G:ladmWASW-2000-01/Ft&ts 29 • AGENDA I• A No. /7 SEP 1 2 2000 -2- �} Pg.• or R iP,A•-, , 4 # i i i! ,,..11 -,... (1---.i' 7:1 -,,,,•-•,•. ...a 744. SI.) 1 1 . ,a , CD '.: , . _ • . . _ .z.z.. , ,.. : :.. t' ;t7 ,• t , . 111ii,. l• 2 : •1 4r 3 - 1it Aiiiiir 1 / ..7 , % if, l .. 1 . , l' '".. ......V' ‘e. i . ' a- / . ..,.. ' allalk.. 11111 ; I - / — • lit. '41 , IA I It 4 ill . . . • ' - '-)1 t- .. :Ai.: I 4 IR .".: el -if k , Ai! 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J Dot ie.,' t •• ilv.**,:joil . .... ( - 4 :11)-4. tiiiir, OE ;grill01.' , f F F" . f N#1"... _ : s 4,41101r , ilk "' f �y/Yy 'e a "' '*�` ••• A. Inin a ' s i "i 1 F 1(41 - Eb , t 46 - �^ -r i y.~. 1411111111z3 -�t k f littot ft .4 , il liti *4161111111101111014 i est r Ai T. ....., . e Si .1/4, , . - - 4 ri ! ,_ _ i .ai Tiiii,71...iiMIWIP IL./ t . . t AnIPL! w S - , * it : '''' i .r illif ' .: j. IOW I If - tits - - 0-_ ilil - ' 1f ♦ 1 t + • Mf'"-�y..s s f R a .r ' ' tt t 4 • •••••• , tlf ri= U '' l a.. y a t: ; • i vi i 4 , + v , 96 r J !+� ' � , • I I a*4I From: Ted Treesh To: ReischlFred; rvovanovich5acvklawfirm.corn; StrainMark Cc: BaluchStephen; SweetChad Subject: Trip generation-Gas/Convenience Stores Date: Friday,June 24,2016 11:43:55 AM Attachments: no reply 20160624 103622.pdf FOOT and ITE TRIP GENERATION comparison 6-24-2016.pdf Mark, attached is a comparison of the trip generation based on ITE and the recommended blended rate that FDOT produced in there 2012 study. Also attached is the excerpt from the 2012 report (214 Summary Report) that says they recommend the blended rate be used due to the nature of the business. Our TIS used the trip gen based on the floor area of the convenience store, which results in the highest gross trip generation. Along with the limitation of the 50% pass-by reduction,we analyzed the worst case in the analysis. Ted Treesh TR Transportation Consultants, Inc. 2726 Oak Ridge Ct. STE 503 Fort Myers, FL 33901 239-278-3090 (o) 239-278-1906 (f) 239-292-6746 (c) www.trtrans.net From: ReischlFred [mailto:FredReischl@colliergov.net] Sent: Friday,June 24, 2016 10:04 AM To:Ted Treesh <tbt@trtrans.net>; ryovanovich@cyklawfirm.com Subject: RE: Resume Ted Treesh Thanks, Ted. From:Ted Treesh [maiitoabtO)rrtrans.net] Sent:Thursday,June 23, 2016 5:34 PM To: ReischlFred <FredReischi[3collier ov.net>; ryovanovichO)cykiawfirm.com Subject: FW: Resume Ted Treesh Attached Ted Treesh President TR Transportation Consultants, Inc. 2726 Oak Ridge Ct#503 Fort Myers, FL 33901 239-278-3090 (o) 239-292-6746 (c) thtPkbansoet Original Message From: Reid Fellows [rcf@trtrans.net] Received:Thursday, 23 Jun 2016, 5:28PM To:Ted Treesh [tbt@trtrans.net] Subject: Resume Here is latest. un�err�n^xn�awemanauueemaue�»um�"�n�nxvouuunu*mo/vov,e=annuu�us��e��m�mrunoo�apvm.u,�o ,e TR.TRANSPORTATION CONSULTANTS, INC. RESUME TED B. TREESH, PTP President EXPERIENCE Traffic Signal Justification Studies: PROFESSIONAL POSITIONS Relative Experience:Mr.Treesh has traffic signal justification Performed over 25 years of experience in the studies for private developments, as TR Transportation Consultants, Inc. area of traffic and transportation well as,for public streets on both state Fort Myers, FL planning. Specifically, he has and local roadways. President expertise in the areas of traffic impact 2006—Present studies, corridor planning studies, Traffic Signal Systems: Assisted in traffic signal justifications studies and the analysis and development of a Metro Transportation Group, Inc. traffic signal systems analysis. Mr. coordinated traffic signal system to Fort Myers, FL Treesh has served as Project alleviate congestion and reduce vehicle Principal/Regional Manager Manager on numerous transportation emissions. Analysis of existing traffic 2001 —2006 planning studies. He has performed volumes, flow patterns, and signal capacity evaluations of signalized and spacing was completed utilizing the Senior Transportation Consultant unsignalized intersections,evaluated progression programs SYNCHRO and 1999—2001 development plans in terms of traffic PASSER 11-90 to develop an optimum circulation and safety, making signal progression program. Woolpert, LLP recommendations for improvements Dayton,Ohio to parking areas and on-site design to Transportation Planning: Project Project Manager accommodate development traffic. Manager on the Daniels Parkway 1997-1999 corridor study for the Lee County Traffic Impact Analysis: Department of Transportation. Also Metro Transportation Group, Inc. Managed and conducted traffic served as project consultant on Senior Transportation Consultant impact studies of numerous land uses Strategic Regional Arterial (SRA) 1990- 1997 ranging in size from 1,400 acres to corridor projects conducted by the less than 1 acre. Land uses analyzed Illinois Department of Transportation EDUCATION include shopping centers, mixed use and the Chicago Area Transportation developments, medical office Study. These projects involved Purdue University buildings, residential developments, analyses and recommendations of West Lafayette, Indiana industrial developments, and office proposed roadway geometrics,right-of- Bachelor of Science-Civil Engineering buildings. Conducted capacity way requirements, cost estimates and analyses of critical intersections, access management alternatives for CERTIFICATIONS utilizing the Highway Capacity future planning. Software (HCS), and recommended Professional Transportation Planner appropriate geometric improvements Parking: Analyzed and designed (PTP) to accommodate development, as parking configuration for neighborhood well as, non-development traffic. shopping center and various small AFFILIATIONS Evaluated development plans in retail developments. terms of traffic circulation and safety, Also analyzed existing parking facilities making recommendations for identified internal deficiencies and Institute of Transportation Engineers improvements to parking and on-site made recommendations for design to accommodate development improvement. Performed numerous traffic. Accepted as an expert witness parking studies including downtown in transportation and testified before areas to determine peak parking Planning Commissions, Zoning demand and characteristics. Boards, Village Boards, and City Councils, as well as, neighborhood Trip Generation Research:Involved in and local organizations. Studies research to better quantify the trip completed in the metropolitan generation of various land uses in the Chicago area, southeast Wisconsin, Chicago land area. These land uses St. Louis metropolitan area, Ohio, include gas stations with car washes, Kentucky,and Indiana. small retail centers anchored by a convenience store, and residential developments. Involvement includes methodology, data collection, and analysis of statistical data. TRIP GENERATION EQUATIONS TRIP GENERATION COMPARISON CONVENIENCE STORE WITH SELF SERVE FUEL PUMPS ITE TRIP GENERATION REPORT,9th EDITION FDOT TRIP GENERATION STUDY, 2012 5,928 SQ. FT. CONVENIENCE STORE 16 RE-FUELING POSITIONS Land Use Weekday AM Peak Hour Weekday PM Peak Hour Daily(2-way) Gasoline/Service Station T= 10.16(X) T=13.51 (X) with Convenience Market (50%In/50%Out) (50%In/50%Out) T=162.78(X) (LUC 945) T=Number of trips, X=Vehicle Re-Fueling Positions Convenience Market w/Gasoline Pum s T=40.92(X) T=50.92(X) p (50%In/50%Out) (50%In/50%Out) T=845.60(X) (LUC 853) T=Number of trips, X=1,000's of square feet of Gross Floor Area(GFA) Specialty Retail N/A T=2.40(X)+21.48 T=42.78(X)+37.66 (LUC 826) (44%In/56%Out) T=Number of trips, X=1,000's of square feet of Gross Floor Area(GFA) FDOT 2012 TRIP GENERATION REPORT Convenience Market w/ Gasoline Pumps n/a T=12.3(FP)+�15.5(FA) T=256.7(FP)—144.5(FA) (FDOT Study) (50%In/50%Out) T=Number of trips, FP=Fuel Positions,FA= 1,000's of square feet of Gross Floor Area(GFA) Table 1 ITE Trip Generation 16 Re-Fueling Positions (LUC 945) Weekday A.M.Peak Hour Weekday PM. Peak Hour Daily Land Use In Out Total In Out Total (2-way) Gasoline Service Station With Convenience Market 81 81 162 108 108 216 2,604 (16 Re-Fueling Positions) Table 2 ITE Trip Generation 5,928 SQ. FT.of Floor Area of C-Store(LUC 853) Weekday A.M.Peak Hour Weekda P.M. Peak Hour Daily Land Use In Out Total In ( Out Total (2-way) Convenience Market w/Gasoline Pumps 121 122 243 151 151 302 5,013 (5,928 Sq.Ft.) Table 3 FDOT TRIP GENERATION STUDY 5,928 SQ. FT. of Floor Area& 16 Re-Fueling Positions Weekday A.M.Peak Hour Weekday P.M. Peak Hour Daily Land Use In Out Total In Out Total (2-way) Convenience Market w/Gasoline Pumps n/a 144 144 288 3,250 (5,928 Sq.Ft.& 16 FP) FOOT Tgi p G EN131tATIUN Rl l: 1MMl3N DA rloNs 03:T31131, If 2014 Tables: Trip Generation Rate Comparisons for Convenience Markets with Gasoline Pumps Rate per 1,000 ft Gross floor Area Weekday Daily j `PM Paak Hour of Adjacent Street , r Trip Generation Rate Source:.. Rate %Difference from ITE LI) Rate %Difference from FTP LU 853 853 ITE sU 853-Convenience Market with Gas Pumps' 845.6 50.92 2012 FDOT Statewide Study 1141.59 +35% a 85.66 +68% 2011 71 Journal Article - 60.50 +19% 2001 iTE Journal Article' - - 48.03 -6% I 1992 OF Study'` - - 5640 +11% 0 Rate per of Fueling Positions Weekday Daily PM Peak Hour of Adjacent Street Trip Generation trate Source Rate %Difference from ITE LI) - %Difference from ITE LU 945 Rate 945 I T"E EU 945-Gasoline/Service Station With Convenience Market' 162.78 13 51 • 2012 FDOT Statewide Study 233.7 +44% a 17.09 +26% 2011 ITE Journal Article" - - 23.23 +72% 20011-E Journal Article' - - 16.58 +23% 1992 OF Study' - - 9 45 -30% Sources: ' 9'Edition Trip Generation Manual,ITE Traffic Operational Impacts of Contemporary Multi-Pump Island Fueling Centers,ITE Journal June 2011 Top Generation Characteristics for Convenience Stores,ITT Journal August 2001 °Trip Generation of Convenience Stores with Eos Pumps,Transportation Research Center UT February 1992 Findings The following observations were made from the above table: A comparison of the FDOT study results with ITE LU 853 - Convenience Market with Gas Pumps using square footage as the independent variable shows weekday daily and PM peak rates significantly higher than the 9th Edition published ITE rates. A comparison of the FDOT study with ITE LU 945 - Gasoline/Service Station with Convenience Market using Fueling Positions as the independent variable shows weekday daily and PM peak rates higher than the published 9th Edition ITE rates. It should be noted that much of the data included in ITE LU 853 -Convenience Market with Gas Pumps and ITE LU 945 - Gasoline/Service Station with Convenience Market was collected prior to 1995, and may not accurately represent the larger modern convenience markets with gas pumps included in this study. Since both GFA and FP were found to be significant independent variables in the study, and both have higher rates than those specified in ITE, it is reasonable to assume that a multi-variable equation could be formed from the study data to provide more accurate trip generation estimates than using either variable individually. Multi-Variable Equation The multi-variable equation, which includes both GFA and FP, was found to estimate trips more accurately than using the variables independently. ITE currently only allows the use of single-variable equations; however, due to the increasing types of uses present at these new developments (fast food, prepared food, other services), a more detailed,multi-variable analysis may be preferable in estimating Fl,oRl ui D I/Pr1R rNil1N r or TRA v5P11ltTA rION PAGE. I' DOT TRIP GENEItATION R 1'cOM AMEN DA rlf)Ns OcTaHEIt 2011 trip generation. Table 2 shows the multi-variable equations for the weekday daily and PM peak hour periods. It should be noted that the R2 values for both equations are 0.88 or greater. Table 2: Multi-Variable Trip Generation Rate Comparisons for Convenience Markets with Gasoline Pumps Analysis Period: Multi-Variable Equation: Weekday Daily Rate=256.7 x(FP)-144.5 x(kft2) Weekday PM Peak Hour of the Adjacent Street Rate=12.3 x(FP)+15.5 x(kft2) Where: FP=#of Fueling Positions kft2=Gross Floor Area(in thousands of square feet) R2=Measure of correlation between two variables,expressed on a scale of 0 to+1. The closer to+1 the Rz is, the better the correlation between the variables. (e.g.the better the reliability that an estimation of trips is better using FP,GFA,or both) Pass-By 'f'rips Data related to pass-by trips were also collected during the study. Pass-by trips are described as trips made with intermediate stops on the way from an origin to a primary trip destination without a route diversion. Pass-by trips are attracted from traffic passing the site on an adjacent street or roadway that offers direct access to the generator. It was determined that pass-by trips for the sites for this land use ranged from 65%to 84%, with an average rate of 78%. This rate is significantly higher than the average of 66% found in the ITE Trip Generation Handbook, 2nd Edition for LU 853: Convenience Market with Gas Pumps. However, the average rate for Florida sites included in the 2001 ITE Trip Generation Handbook is 76%. The consistency of this data suggests that future developments of this type could reasonably assume an average pass-by rate of 77% (devised from the average of 76% and 78% referenced above). Table 3 includes a comparison of pass-by trip percentages between the study and ITE. Table 3: Weekday PM Peak Hour Average Pass-By Percentage Comparisons %Difference from Data Source Number.of Sites Average 86 Pass-By Trips, FOOT Study 2012 FOOT Statewi de Study 12 78% ITE LU 853,ITE Trip Generation Handbook,2nd Ed. 15 66% -15 ITE LU 853,ITE rap Generation Handbook,2nd Ed.(Florida only) 6 75% .3% 1 Recorninendations The significant number of studies of travel characteristics for the new convenience markets with gas pumps and the wide geographical spread of these studies in Florida likely represent the majority of new facilities that will be built in the future. With this in mind, the multi-variable equation and average pass-by trip percentage of 77% from the 2012 study may be the best to use in Florida for studying similar new proposed convenience markets with gas pumps. F I.o n I U A DEP.d it I M I:N I' O F TNANSPORr A'I ION P A G H. 6 From: Wayne Arnold To: StrainMark Cc: Richard Yovanovich; Hardy.Tom Subject: RaceTrac HEX Hearing Date: Wednesday,June 29,2016 3:03:56 PM Attachments: Comparable Stations.pdf Mark, at the June 23rd hearing you asked how many fueling positions there were for each of the facilities we stated as having proximity to residential development. Attached is our revised table that now includes a column with the number of fueling positions for each station. Thank you, Wayne D. Wayne Arnold,AICP Planning Director ' i :it4''1�1t1C)i' 3800 Via Del Rey Bonita Springs, FL 34134 Phone-239.947.1 144 Fax-239.947.0375 Web-http://www.gradyminor.com DISCLAIMER:This communication from Q.Grady Minor&Associates,P.A.,along with any attachments or electronic data is intended only for the addressee(s)named above and may contain information that is confidential,legally privileged or otherwise exempt from disclosure. The recipient agrees and accepts the following conditions:The electronic file/data is for informational purposes only and is the responsibility of the recipient to reconcile this electronic file/data with the approved and certified"plan of record"along with actual project site conditions.Q.Grady Minor&Associates,P.A.reserves the right to revise,update and improve its electronically stored data without notice and assumes no responsibility due to a virus or damages caused by receiving this email. Business Location Separation # of Fueling Positions 7-11 4831 Tamiami Trail E (Rattlesnake 3T 8 Hammock) Marathon Gas 11163 Tamiami Trail E (Entrance Road) 66' 6 Shell 1033 Airport Pulling Rd S (Hibiscus Ave) 0' 18 Hess 1410 Airport Pulling Rd N (Outrigger Ln) 50' 6 7-11 1480 Airport Pulling Rd N (Longboat Dr) 0' 2 Speedway 5100 Golden Gate Pkwy (50th St SW) 20' 4 7-11 4612 Tamiami Trail N (Granada Blvd) 20' 8 Kangaroo Express 2934 Tamiami Trail E (Bayshore Dr) 30' 12 RaceTrac 1150 Airport Pulling Rd N (Horseshoe Dr) 182' 20 Q 1 x 0 z C O i ri ._ U N N AUcn 0 L V) CD C N cN-1 a C Q l0 d ll) l� d l0 M ' �r) e--I 0on In 0CI it 4- al EL O v) tel cv om N n v L 0 e-1 Q O a ao N c0 O 00 2 2 w c s 2 m dm' up cu N Y U I e v a Ln h L N N CU (13 N a 0 O L 0". * cn a • a " 3 _ u, cL C 76 a — a a N >, C Q. o Q o a ami Q a)a) N > S i > S i 4' < a H. Q 0- 1- - fa U o To V o fLn 4 fa - 4 Q N o 2' I-o z F°- z 1-- 0 i r•-• N rn m M r %-I ,.—. Cil l.0 NN. N N O d' N O N oo oo dd- M d- Ol 00 3 d N 3 O d' N ,--i !\ d' t.0 LLm 11.%1 l0 d' Lt lD 00 N 111 N N I ' i C LtI N o N--I LfeI \ v > a -1-+ b.03 C s CO U +.+ a ^ C C 0 cn QU 4 a N > r--1z 0 i 0 c 0 Ov "0 113 N N U V) 4-+-+ O L O ca fa IU C a) U N ate--+ C a) ~ — O N E �J C N O i S O °J — v v O a Q E .� a, U 'a 3 cn v_a O i -a 4-, a) O C C ,} 0 -a > N CO 0 3 0_ 0 0 4_ Q ~ O N CL 1313 Q 0 O Z C U N Ln "a -0 c0 a s N X + U > — N N -0 'O MIS VI u i = CO co > can (1) a) � co Q c� m m Q co co > C C Co = O 0 co co c0 U U U t>3 I.I. E E0 to a) Q C7 ii 0 0 0 0 0 0 0 U a� a) 4-4 a-+ a-+ +-+ a-+ +-' L .0 a) bA �CO -V CO Co M - - - Cl.)- Y CO c co co co ca Co Co U GJ From: Richard Yovanovich To: StrainMark Cc: AshtonHeidi; KlatzkowJeff; Hardy,Tom;"warnold@kradvminor.com"; ReischlFred; BosiMicheel; BellowsRav; Dianna Quintanilla Subject: RaceTrac-Palm Market Analysis Date: Wednesday,June 29,2016 4:46:28 PM Attachments: imaoe001.pnq LLoyd Report 6-29.pdf Dear Mr. Strain, Attached is an updated Market Analysis regarding the impact of a RaceTrac gas station on property values. The updated study provides the details you requested and includes the oral testimony Mr. Lloyd intended to provide at the fact finding hearing. I will place a copy in the record on Thursday. Richard D. Yovanovich, Esq. Coleman Yovanovich & Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, Florida 34103 (239) 435-3535 x 256 (239) 435-1218 (f) 61,,,IN COLEMAN YOVA N OV I C H KOESTER ATTENTION: This email message, including all attachments, is private and may contain confidential and privileged information. If you are not the intended recipient, do not use, disclose, copy, or disseminate this information. Please notify the sender by reply e-mail and immediately delete the message. Integra Realty Resources Southwest Florida Market Analysis RaceTrac Convenience Store Site Tamiami Trail East and Fredrick Street Naples, Collier County, Florida Prepared For: Rich Yovanovich Coleman Yovanovich & Koester l '' 4001 Tamiami Trail Naples Florida 34103 Te- Ililitt.:-.?'11.:,::::#'1,4 ''''' rte'; 3 :'1:1„..,11,,,,,t,,,,,:,),,,,:,,,,t; ,L y, K:.^n' ,mx. le J:4;4 arr ,,,,, . , P S .? F +t. i a= j RaceTrac IPR4 m s .&n x"e wAAu „ .. .." .„ RaceTrac Convenience Store Site Tamiami Trail East and Fredrick Street Naples, Collier County, Florida Integra Realty Resources In Miami In Orlando In Naples/Sarasota Miami The Douglas Centre The Empire Building Horseshoe Professional Park Orlando 2600 Douglas Rd. 28 W.Central Blvd. 2770 Horseshoe Drive S. Southwest Florida Suite 801 Suite 300 Suite 3 Coral Gables,FL 33134 Orlando,FL 32801 Naples,FL 34104 www.irr.com (305)670-0001 (407)843-3377 (239)-643-6888 ' ' it June 23, 2016 Rich Yovanovich Coleman Yovanovich & Koester 4001 Tamiami Trail Naples Florida 34103 SUBJECT: Market Analysis RaceTrac Convenience Store Site Tamiami Trail East and Fredrick Street Naples, Collier County, Florida Dear Mr.Yovanovich : Integra Realty Resources—Southwest Florida is pleased to submit the following market analysis.The question at hand is does a convenience store with fuel sales have an impact on surrounding residential neighborhood property values. Specifically,what impacts might the RaceTrac Convenience Store, proposed for development along Tamiami Trail East between Frederick Street and Palm Avenue, have on the property residential property values in those neighborhoods located to the south of Tamiami Trail East. The market evidence provided in this report indicates that there are no impacts on residential property values due to locational proximity to a convenience store with fuel sales. The market analysis establishes a sales performance baseline utilizing"all" sales in Collier County that occurred from 2012 to 2016 YTD.This base line showed that the trends for Collier County. This base line is then utilized to compare sales activity in two residential neighborhoods, River Reach and Riverwood, both of which are located within close proximity to a newly constructed RaceTrac. This base line is then utilized to compare sales activity in two residential neighborhoods, River Reach and Riverwood, both of which are located within close proximity to a newly constructed RaceTrac. Page 2 The analysis also examines the sale and resale of properties in the affected neighborhoods to determine the impact on property value of a newly constructed RaceTrac.This study provides direct paired sales comparisons of the same property that sold prior to the new RaceTrac and the resale afterwards. This analysis is given most weight in the market analysis. In the market analysis presented on June 23rd, 2016,the sales data for Collier County, River Reach, and Riverwood included "all"sales that took place in Collier County, River Reach, and Riverwood. River Reach—River Reach, like the subject neighborhood, is a single family residential development.The RaceTrac located at 1150 Airport Pulling Road N was constructed in 2013- 2014. The market analysis shows an overall increase of 46%from 2012 to 2016 YTD with an annual rate of increase of 9.3%.The largest growth in overall pricing occurred between 2014 and 2015, i.e. 17%. From 2012 to 2016 YTD River Reach experienced an overall gain in price per square foot of 59% and an average annual appreciation of 11.7%.The largest gain occurred between 2014 and 2015 with 26% respectively. Riverwood—Riverwood is an age restricted 55 and older mobile home development. The RaceTrac located at 6170 Collier Boulevard was constructed during 2014- 2015.The market analysis shows an overall increase in sale price from 2012 to 2016 is 83%while the average annual rate of change is 16.6%.The largest gains were made between 2014-2015 (59%). It is noted that between 2015 and 2016 YTD indicates there was a decrease in overall pricing of minus 7%. The overall change in sale price per square foot from 2012 to 2016 is 46.0% and an annual rate of growth of 9.2%. The largest growth in overall price per square foot occurred between 2014 and 2015, i.e.45.7%. It is noted that between 2015 and 2016 there was a decrease in overall price per square foot of minus 5%. While we recognize the decrease in sales prices and sales price per square foot,the analysis will show that this is consistent with other mobile home park communities within Collier County. Further support is given by the analysis of sales and resales in the River Reach and Riverwood communities. These analyses show that on average properties re-selling in the River Reach neighborhood saw a 15.8%annual increase in value while the River wood neighborhood saw a 15.6% increase in value. As such the evidence shows no impact on value from the development of the RaceTrac. Of note is the sale of two (2) properties located adjacent to the proposed RaceTrac in the Inomah subdivision.The property, located at 2023 Mills Lane, sold in March of 2014 ($125,000) and resold in February of 2015 ($170,000),an overall gain of 36% in less than a years'time. Of note is the fact that both the seller and buyer involved in the 2015 sale were Florida licensed real estate sales associates.Therefore, it is presumed that both buyer and seller were well informed and aware of the market conditions impacting the property. The second property, a vacant lot located at 2071 Mills Lane, sold in May of 2013 ($35,000) and resold in May of 2016 for$126,000.This sale indicates an overall gain in three years of 260%or 86.0% annually. Giving most weight to the direct sales comparison analysis and as well as the two properties located adjacent to the proposed RaceTrac I conclude that there are no impacts on irr Page 3 residential property values due to locational proximity to a convenience store with fuel sales. Scope of work Step One Identify recently built RaceTrac convenience stores with fuel sales within Collier County which a located within close proximity to a residential neighborhood. Step Two Establish a base line or control against which changes in property value can be compared. In this case I utilized all of Collier County as my control sample. Utilizing the Southwest Florida MLS system, I surveyed all single family residential transactions in Collier County since 2012,analyzing the average sale price and the average sale price per square foot for each year. Step Three Macro Analysis-Analyze all sales data for those properties located in River Reach and Riverwood.The analyses included all sale ranging in date from 2012 to 2016. Step Four Analyze the sale and resale of properties within the River Reach and Riverwood communities. Step Five Analyze the sale and resale of two properties located within the lnomah Subdivision that are located adjacent to the commercial (C-4)site that is proposed for development of a RaceTrac convenience store with fuel sales. irr Page 4 Step One — Selection of Study Areas Identify recently built RaceTrac convenience stores with fuel sales within Collier County which a located within close proximity to a residential neighborhood. I have identified two recently constructed RaceTrac convenience stores located within Collier County which are located within close proximity to residential neighborhoods. The first is located at 1150 Airport Road,with the River Reach single family subdivision in close proximity. The permit for construction of this property was pulled in 2013,with the facility receiving its CO in July 2014. River Reach 4, • ,,. . • ' -,- '''' ' ‘.7.4'''' ,, ; A . OS 1 i a £ i= k swa..ea.cr n • e %4 � ,.� bt p . � r4£,E'm�WaePVg tttn <. „4,T, toF tcpan k � , " gip ■■N. , ti, ii RaceTrac1141 fi ':' --* -‘ NZ 4'*4-,,,,,/44:".,,:f. — — .;='—11' El,„,14i.', :r x, -lit,-':,--.1 (2013—2014) ..ems a w 'Ertl Page 5 The second is at 6170 Collier Boulevard,with the Riverwood mobile home subdivision in close proximity.The permit for demolition of the previous structure was issued in July 2013. The permit for construction of this property was pulled in August 2014,with the facility receiving its CO in September 2015. °'s«` - ,Px aidR xx..€ d6 # M v5t Q , .{ ,C � �y 1 ksOl yC'g � l :,.' i p 1,4 AO +h1�d 1r,4t8Sx a.!{ River Wood 44_ ,rttli , RaceTrac(2014-2015) -i � " � a *. 0 , wl*4�fQ7P' roaP°fid 1� w>pe4 ltwaYF . 111000 . X4 ."4441''.! .tom ..14. 6 �- . ,40:44,4 ° ■ " F.`,?.. I., _. O.8014 A.40 04.100,g0V 4144,aav Ute'2016-Awa..2.0'9...... Lr.71 Page 6 Step Two — Base Line, Collier County Establish a base line or control against which changes in property value can be compared. In this case I utilized all of Collier County as my control sample. Utilizing the Southwest Florida MLS system, I surveyed all single family residential transactions in Collier County since 2012, analyzing the average overall sale price and the average sale price per square foot for each year. Collier County Collier County Sale Price Trend Analysis-All Sales 2012 2013 2014 2015 2016YTD Annual Collier County $ 468,633 $ 533,890 $ 644,197 $ 725,645 $ 760,062 Year Over Year Increase 13.9% 20.7% 12.6% 4.7% 2012-2016 increase 62.2% 12.4% Collier County Sales Per Year 2012 2013 2014 2015 2016 Sales Per Year 8,872 4,582 4,667 4,647 2,002 From 2012 to 2016 YTD Collier County has experienced an overall gain in price of 62.2%and an average annual appreciation of 12.4%. The largest growth occurred between 2013 and 2014, 21% respectively. Since 2014 price level have increased 12.6% (2014-2015)and 4.7% (2015-2016 YTD). This was to be expected as price levels experienced a significant rebound from the economic downturn and now have tended to stabilize to normal levels of appreciation. Collier County Collier County Price Per SF Trend Analysis-All Sales 2012 2013 2014 2015 2016 YTD Annual Collier County $ 194.50 $ 193.94 $ 227.68 $ 252.62 $ 302.69 Year Over Year Increase -0.3% 17.4% 11.0% 19.8% 2012-2016 increase 55.6% 11.1% From 2012 to 2016 YTD Collier County has experienced an overall gain in price per square foot of 55.6% and an average annual appreciation of 11.1%.The largest gain occurred between 2015 and 2016 YTD, 19.8%. irr, Page 7 Step Three — Macro Trend Analysis Macro Analysis -Analyze "all sales" of those properties located in the River Reach and Riverwood communities.The analyses included all sales ranging in date from 2012 to 2016. River Reach The River Reach Neighborhood most closely reflects the annual trends in market pricing within a single-family residential subdivision located within close proximity to a RaceTrac Store.The year over year analysis of all sales that occurred in the River Reach Neighborhood (9.3%for sale price and 11.7%for$/sf) indicates that price trends before and after the RaceTrac was constructed are similar to Collier County(12.4%and 11.1%). Both indicate positive gains from 2012 to 2016.The paired sales analysis detailed later in this report shows there was no negative impact on value trends in the River Reach Neighborhood. Most weight is placed on the paired sales analysis due to the fact that it reflects the actual price change of a sale and resale of the same property. In this case the paired sales indicated there was an average increase of 15.8%. River Reach Sale Price Trend Analysis-All Sales 2012 2013 2014 2015 2016YTD Annual River Reach $ 245,247 $ 259,486 $ 278,603 $ 326,300 $ 359,250 Year Over Year Increase 5.8% 7.4% 17.1% 10.1% 2012-2016 increase 46.5% 9.3°A River Reach Sales Per Year 2012 2013 2014 2015 2016 River Reach Sales 16 7 8 10 4 River Reach has seen significant overall growth in pricing over the last five (5)years with a total increase of 46.5% and an annual rate of growth of 9.3%.The largest growth in overall pricing occurred between 2014 and 2015, i.e. 17%. River Reach Price Per SF Trend Analysis-All Sales 2012 2013 2014 2015 2016 YTD Annual River Reach $ 140.24 $ 141.72 $ 154.46 $ 194.65 $ 222.62 Year Over Year Increase 1.1% 9.0% 26.0% 14.4% 2012-2016 increase 58.7% 11.7% From 2012 to 2016 YTD River Reach has experienced an overall gain in price per square foot of 58.7% and an average annual appreciation of 11.7%. The largest gain occurred between 2014 and 2015,with a 26.0%gain. irr. Page 8 Riverwood The Riverwood Neighborhood is an over 55 mobile home park. Since this neighborhood is not a single-family neighborhood it is given less weight. The market analysis shows an overall increase in sale price from 2012 to 2016 is 83%while the average annual rate of change is 16.6%. The largest gains were made between 2014-2015 (59%). It is noted that between 2015 and 2016 YTD indicates there was a decrease in overall pricing of minus 7%. The overall change in sale price per square foot from 2012 to 2016 is 46.0%and an annual rate of growth of 9.2%.The largest growth in price per square foot occurred between 2014 and 2015, i.e. 43%. It is noted that between 2015 and 2016 there was a decrease in overall price per square foot of minus 5%. While we recognize the decrease in sales prices and sales price per square foot,further analysis will show that this is consistent with other mobile home park communities within Collier County. Of the 15 parks showing data for 2016, 7 showed a decrease in average sales price per square foot from 2015 while 8 show an increase from 2015. 6 parks showed a decrease in average sales price,while 9 showed an increase. Average Sale Price River Wood $ 68,688 $ 59,113 $ 85,077 $ 135,674 $ 125,563 Year Over Year Increase -14% 44% 59% -7% 2012-2016 increase 83% Riverwood Sales Per Year 2012 2013 2014 2015 2016 Riverwood Sales 8 8 13 13 4 Riverwood has seen overall growth in pricing over the last five (5)years with a total increase of 83%and an annual rate of growth of 16.6%.The largest growth in overall pricing occurred between 2014 and 2015, i.e. 59%. It is noted that between 2015 and 2016 YTD indicates there was a decrease in overall pricing of minus 7%. Average of SP/SF River Wood $ 69.04 $ 58.08 $ 74.56 $ 106.27 $ 100.83 Year Over Year Increase -16% 28% 43% -5% 2012-2016 increase 46% Riverwood has seen overall growth in price per square foot over the last five (5)years with a total increase of 46.0% and an annual rate of growth of 9.2%. The largest growth in overall price per square foot occurred between 2014 and 2015, i.e.45.7%. It is noted that between 2015 and 2016 there was a decrease in overall price per square foot of minus 5%. A comparison of the Riverwood subdivision with other Mobile Home parks in Collier County shows similar data. Over the past 5 years, all Mobile home parks in Collier County have seen sales prices increase by 55%, or 11% per year. The largest jump in prices occurred in 2015 with a 25.9% increase. The 2015 to 2016 increase was minimal at only 2%. irr, Page 9 Average Sale Price Collier County Moblie Home Parks $ 63,864 $ 63,511 $ 77,364 $ 97,371 $ 99,295 Year Oyer Year Increase -0.6% 21.8% 25.9% 2.0% 2012-2016 increase 55%1 Collier County MHP Sales Per Year 2012 2013 2014 2015 2016 Collier County MHPs 109 132 146 136 96 The average sales price per square foot increased 45%over the past 5 years or 9% per year. Again the largest increase was seen in 2015 at 26%. The increase from 2015 to 2016 again was minimal at only 4%. Average of SP/SF 2012 2013 2014 2015 2016 Collier County Mobile Home Parks $ 65.41 $ 62.35 $ 72.70 $ 91.34 $ 94.72 Year OverYearincrease -4.7% 16.6% 25.6% 3.7% 2012-2016 increase 45%I Diving deeper into the figures we find significantly volatility within the Mobile Home market. The table below shows the year over year change for each of the Mobile Home parks within Collier County. Note that many parks had no sales in some years so the year over year change could not be calculated for many years. Many parks had significant swings year to year. For example, Moorhead Manor showed a 393% increase from 2013 to 2014 followed by a 57.18%decrease in 2014 to 2015. Of particular importance is the volatility seen in 2016. Of the 15 parks showing data for 2016, 7 showed a decrease in average sales price per square foot from 2015 while 8 show an increase from 2015. 6 parks showed a decrease in average sales price, while 9 showed an increase. Additionally, it becomes apparent that projects that show rapid growth for one or two years frequently see sales prices drop the following year. This is consistent with the concept of a market correction. Therefore the rates of change at the Riverwood park are considered to be consistent with Collier County as a whole. irr Page 10 Change in average Sale Price/SF Park 2012 2013 2014 2015 2016 BLUE SKYS MOBILE HOME PARK 4.30% CRYSTAL LAKE RV RESORT 1.16% 100.92% DROP ANCHOR MOBILE HOME ENCHANTING ACRES MOBILE HOME -12.40% 22.22% 13.24% 29.28% ENCHANTING SHORES -0.02% 0.29% 8.64% 14.62% -1.27% HENDERSON CREEK PARK 41.95% -14.92% HOLIDAY MANOR 121.20% IMPERIAL WILDERNESS -37.56% -24.86% 15.36% 5.42% 22.94% LAKE KELLY -12.31% MARCO SHORES -15.74% 22.01% 31.86% MOORHEAD MANOR 393.09% -57.18% NAPLES MOBILE ESTATES 21.72% -15.30% 52.32% PORT AU PRINCE -24.21% -4.17% 238.84% -37.39% QUAIL ROOST 5.72% 53.64% 40.22% RIVER WOOD ESTATES RIVERBEND MOBILE HOME PARK 36.96% 29.66% RIVERWOOD 26.48% -17.34% 28.38% 42.52% -5.12% RIVIERA COLONY -1.16% 23.94% 17.05% -16.27% RIVIERA COLONY GOLF ESTATES 3.65% 6.00% 25.36% 15.28% 18.73% ROYAL COVE 53.58% SILVER LAKES -33.76% -53.87% 146.57% -5.38% WEST WIND ESTATES 33.57% 11.74% 12.48% 8.22% WINDJAMMER VILLAGE OF NAPLES 21.11% 3.61% 17.90% 15.72% 13.50% Change in average Sale Price Park 2012 2013 2014 2015 2016 BLUE SKYS MOBILE HOME PARK 32.74% CRYSTAL LAKE RV RESORT -13.20% 24.88% ENCHANTING ACRES MOBILE HOME -15.49% 13.38% 31.22% 11.57% ENCHANTING SHORES -37.73% 66.64% 5.79% 13.42% -9.70% HENDERSON CREEK PARK 46.01% -24.95% HOLIDAY MANOR 42.80% IMPERIAL WILDERNESS -9.07% -18.21% 21.71% 2.34% 24.94% LAKE KELLY 12.64% MARCO SHORES -12.19% 2.99% 40.58% MOORHEAD MANOR 259.60% -33.26% NAPLES MOBILE ESTATES -10.20% 17.75% 80.90% PORT AU PRINCE -44.74% 9.52% 320.29% -52.98% QUAIL ROOST 8.04% 32.43% 58.50% RIVERBEND MOBILE HOME PARK 50.37% 45.41% RIVERWOOD 48.21% -16.91% 43.92% 59.47% -7.45% RIVIERA COLONY -13.37% 27.38% 20.38% -8.79% RIVIERA COLONY GOLF ESTATES 1.88% -1.66% 31.88% 18.79% 3.89% ROYAL COVE 66.67% SILVER LAKES -36.42% -37.88% 112.30% -2.25% WEST WIND ESTATES 29.34% 31.36% 9.76% 1.33% WINDJAMMER VILLAGE OF NAPLES 21.59% 9.73% 18.88% 11.84% 29.48% Macro Analysis Conclusions The analysis shows that the River Reach residential community has kept pace with the Collier County single family home market. While the Riverwood mobile home community lirr Page 11 shows a decrease in both sales price and sales price per square foot for 2016,this is consistent with other mobile home parks in Collier County. As such there in no evidence that the presence of a convenience store with fuel sales has any direct or quantifiable impact on sales prices of adjacent residential properties. irr Page 12 Step Four - Paired Sales Analysis Here I have analyzed the sale and resale of properties located within the River Reach and River Wood Communities.This data will show the trends in value for specific properties before and after the construction of the RaceTrac at each community. Neighborhood Property Address 1st Date of Sale Price 2nd Date of Sale Price Days Years Overall% Annual%Change Change In Price Price Construction Start-August 6th,2013:Certificate of Occupancy-July 23rd,2014 River Reach 2666 Outrigger Ln 7/23/2012 $213,500 12/18/2015 $379,000 1,243 3.41 77.5% 22.8% River Reach 2523 River Reach Dr 9/17/2013 $290,000 4/26/2016 $357,900 952 2.61 23.4% 9.0% River Reach 2298 River Reach Dr 12/16/2011 $285,000 4/20/2015 $377,500 1,221 3.35 32.5% 9.7% River Reach 2572 River Reach Dr 3/21/2014 $253,500 5/31/2016 $375,000 802 2.20 47.9% 21.8% Average 15.8% Neighborhood Property Address 1st Date of Sale Price 2nd Date of Sale Price Days Years Overall% Annual%Change Change In Price Price Construction Start-August of 2014:Certificate of Occupany-September of 2015. Riverwood 205 Riverwood Rd 6/11/2013 $82,900 2/25/2015 $100,000 624 1.71 20.6% 12.1% Riverwood 122 Audubon Rd 5/4/2011 $105,000 3/31/2015 $158,500 1,427 3.91 51.0% 13.0% Riverwood 895 Manatee Rd 3/14/2014 $85,000 2/19/2016 $127,000 707 1.94 49.4% 25.5% Riverwood 311 Riverwood Rd 6/15/2011 $95,000 7/13/2015 $138,000 1,489 4.08 45.3% 11.1% Riverwood 272 Riverwood Rd 7/31/2014 $30,000 10/28/2015 $36,000 454 1.24 20.0% 16.1% Average 15.6% This data shows that in both River Reach and Riverwood sales prices have consistently increased between 2011 and 2016. Each sale property individually and the data as a whole both indicate that the newly constructed race tract has not had a negative impact on value. Step Five - Paired Sales Analysis Inomah Subdivision Here I have analyzed the sale and resale of two properties located within the Inomah Subdivision that are located adjacent to the commercial (C-4)site that is proposed for development of a RaceTrac convenience store with fuel sales. These sales are presented on the following pages. Each of the sales presented on the following pages demonstrate that property values have been unaffected, despite the fact that the site is zoned Commercial C-4 and it was well known that the site is planned to be developed as a RaceTrac convenience store with fuel sales. IL, Page 13 Adjacent Properties Sales Analysis 2023 Mills Lane Location: Northeast Corner of Frederick Street and Mills Lane Proximity: Adjacent to the South Legal: Lots 7 and 8, Inomah Subdivision Sales Analysis: Sale 1—Date March 14th, 2014 Price $125,000 Seller R Abner Buyer J & K Ocana (Licensed RE Sales#SL3309986, 2014 to Present) Sale 2— Date February 24th, 2015 Price $170,000 Seller J & K Ocana Buyer S & E Misener (Licensed RE Sales #SL3127694, 2005 to Present) Time 11.57 Months Change, Overall 36% % Change, Mthl'y 3.1% % Change, Annual 37% Comments: The 2014 Buyer and 2015 Seller,Kimberly Ocana,is a Licensed Florida Real Estate Agent(5L456607)and Member of NABOR.The 2015 Buyer,Sterlin F Misener,Jr.,is a Licensed Florida Real Estate Sales Associate(SL3127694). Mr. Misener recently constructed a residence on this site.Application date building permit PR20150930486 was August of 2015.The new residence is a 2Bed/2Bth containing 1,476 SF of Living Area.Certificate of Occupancy issued on March 10th,2016.Construction included a 6'fence at side and rear of property along commercial uses and land. irr Page 14 as z ,3 id ,*++� ;ri � y* y 'x ,,, : „„tr 1 ..ii,i .v.,121 -_ , e .,.., _ . t4riP r 4 411Wk -, '''. i 7.`74%.„, -' ,. . .. �� Via .,. 2023 Mills Lane— Aerial El Page 15 ut,. , -, 1 -%,trl REALTOR Report with Photos..Lot&Land Poer I 3t 3 1 ollac s IN icy 314,0E13 stuic Addidow 11,1/997943 tt10 MILLS , IN NAPLES FL,392$"4"11 : SOW tdarl+VI4, O r. , 8117Atoit N1810-SOttti NAOS Are Pompey Clair LiCt a 3,3ett twisty Cobet DOSVCDOVz 207M8 InAgglagg WOMAN ga Pt°party ID: olOttir.r3C33 SiwiTosiodittic I 1/5035 S o tutivisinti 4ii 422000 Itattliw tot 7 Patois: I . 401 I'.II; i 01 IIIp* PPUPPltkaI txt t obit Noir 0 4 — Mac kIlIdg: C Lagd Mt Celiac 00-V3C3t1fIggeetAN ,*• g , %gnat Taus DAL: D avviaggsgutt: I NOMAIl Othat PID tegat(test INOMAN SAO Eitk.C LOTS tbi ibis Irk*ti VIP feAti GradP.OW Dstoitod Pttipwty toduttriatins 119.1 11 9910783 Papery tottatiiiow L900191999 33t on 3 WO dem-sleet 0d33 to trefte3wn riaptel tots tot ts In terrtizettcorwlet trot fs toady tot 3 Ming 5 minims to pit derogate 30oopirra Thia quell era ti 003e to Naptei and 0o3313 ar ettetto 333333,3 0 Mt DitVe Itta9,41 till Otet tti 003 3 tee tor Ole itrodfdert Aspics.t id Sint i1Mil2t3t110ii 1470-tit%dotty Wiser Orbit- too., Celt* t 3t S-013 333ow Cowl AflOi OK Sqft Lang: 0 tful,. Row r 190341StiV N ti(wing(Avow Elevation: L and: I.at Etaactlatian NIfINtIt,Norm. Avail.Dactonents'.. Rose kiloriw- None Vie.. ,arolscapre Area Wirier Cottle,E loom,5eomr."'MU PtrieVY U DE 4,Haat AcPapi. POPE khi4pIr 013333Sor P3333.3 3 W,41,11 tom 0 os o„, Nord Rood, PsAtt Pion Subdivision into', t in wil tows ettion Itesteoteloo ton t/134000 Totoi To*ROL 319045 4'0r-oboe,F us: 033 firm 1 WO to tom 2012 pcAI Spot AS404%.mem SO Tat D etc Carty Ord/ Lond Lows' I mid 14 ewe: SO ItOdi 1 ow Mood obits(Ain tow Mood story CS/It i ow SO 110A 9 wits Milos, Ret. L*4111FOti*; P.C.Leon Fee, la *moat HoAcile uth.,F..: Ilthts f ae, SO Ammo llama Moons MU Days 0t1.0445C tend.rivoc Num ni t owns-NE ItgAgtelt Nat 30. Approstob 14970 MoiNiMitottOMO Toms: NNW Fitibkitttmdi Otibithidtontto More Possossinw At 000V Spentatiodiv Sotet Decto333333,433ur biopsy Lormiliw tilAtit0 wit- Suidoot to FARPTA9 NO Obits bitumiot ion PI#11 It)lti.P..I Ottige Cage: VINADI Agent If) tiC214 IA OWN*Nome: YIP fIe3Cg Cat(up,33 Agent Hemet Stleget 9,5itileNa-Stit Ottits Adds 109 StOMMte Co Ago II/Pb01114 273.243430x titiPLES KUM Arnow I ex 0 IAN Mang Z1,3430-7/77 Fax 2313437.7739 Arleta I tatiU. 5N410N1,3VAggltragalty(tYA SetliPO4.it About infitiniiiisti Mt it/13011040 r /f*,033,34.q$-Agggg i 1113 Page 16 oarm2oie I 32 pet REALTOR Report with Photos-Lot&Land Rage 2 ce 3 Nvone: Phone Addorips Emile( LreIlreg Intormatron RR-0211010M Owner NameABNER ES1 JAMES Bonus Amount Non.Rep Conip 3% Variable Rate Comm, NO ALICOOn' Joint Agency: Target Manning: No Foreclosure{RW1._ No Lining Date 03/292013 Listing on Internet Yel. Patella40 Short 5g.: No Date Expiration Address on internee les Short Sal*Cant Appointment Poi No Bragging: dio Buyer Agent C011tir "Or Apooirriment Phone AY-st No Trans Broker Camp; Sr c or Measure rn lint* PITA:WTI A I,Pr aMer OMITS Internet Saes etc**,Recireseory wee4L.3.,Nareesiwee rAve Rea Ito,rem,/haw Ororp Showing Inst Varant Listing Type Exclusive Rght to Set Is thing i sign on toe property with 51414,contact inforrAithse No C muses Senor ior Showing: ,I0 LtstIng Broker&variable on contract presentation and negotiations: Yes Listing Broker wail perform post contract',ern-Ors YIP% Limned Service Ltsting: Nn Confidential Inform trtion SAL11213010703 Se4Ienr,,,-uscro*,0*,toc-c:or.ipi,,,,,,,,,:,,rt .t.,K.69(....e asec-rrneni pr or 10 S.rtrn-trtrg ar gee, DrIviag ptrochees int 013010700 1,1$41 emit ism cinnerto,ar I 0.r .grit on inn on\rah Lot:s are on the COM*, giOed Intonnallon S11_41213010753 Soiling Agent Robin L Negremelet Sgilmg Agree Ptone 230 Serfing(Ace Coicheoli Ranker Resedetellal RE Selling Oft*Phone- 23A-2133-33W 5ertleg lots Or,5qn No 5S Rerr WI 504 Fmancriva T we Cssh Presented By Aiden I.N Slakes a '9 Page 17 REA LT(L R Report with Photos-Lot&Land P 07 re'f 1111. s ` n� '. .'Fg : %"'" 'sem _._. a E(4"")"fPr25iii8cf bl a14ti4$n t;e re?t0rr. ikn i44Q4 ,,Yf(Ikitee.Of ah04410tI4tfinita?4 4 n +40,44„0?ai4.3,44.afaY d9i1vt1piw U°:0,4 F:h'71"d�nrs~,t tcn�44'4.NE i v4 a'''47)to rc zr.1artur;as41:s b'm�c .. fi...z..l *e7CttW+.a O,:t.rw,.3at:tigisa s.7.m.sn,a0, i4 WA6 as�+a(p c. nr*ryn 9.45 nia tc iatp€ing tn. ,r+;a#a, butt ta.i auaut tse axa a s s raralrroed 9( 4 "t' RX-'±3."4"81!0'61Pf j+fa 42e CO 404C(i6,.€f m tsQt* arm' ,Ict,t49t ®0 QwaPattaaQ 7t4Y 4 v 41441.4044 40040440,., A`+Mt#+4fSt9 �N' tw G a l trt4+l tu,�eFad tysafl Page 18 0823a116 11V ore REALTOR Report witri Ntlotoe-Lot&Land Pege 1+13 Addiattatts:Most7, ra S GO Ate* 2.1*1•54,444:4 Lt7L:w fiePLES FL 3,1112 S Pikes team e 1 Sht((QM"ltfiljX13$) N.ACke•-SoAD N agree Afea Pfesserly Ilatv Lt F Land „ Comely 00** DM:MEOW 2.70) - Suirettwishoth INOWO ith. 510•116Etice saettaaeakaap I elf00/25, StileteeNiee c 42200 teetess •,,., tad 7 Ps tete', , A i., tat lade Pe StddtMa LAt t net Nate D teed Use Cede: OV rat Mt Pentads** f, 0004 IOW UM 7.. hawk:Tree*: NObtah Otto'Ms: Le**hese: .1.*CM*4 SOW fiLir C LOT7 .1 tetties Stokes% Wateer,at Peaty Grempirx Detailed Peeps:sty Wet mews MI MOWN? Pr*parte Nfiermarlate Nere le yrtre rets tkoi CO DadoerterxwriNattes Trl 54 en tf tretzt COX*giT IMAteet gettArt Wagger) tlittifee tig 9214,0510'LO At.,COM*la al a Wattaet taaree vac kat.a..k'ke May WWI ffeel Take advarage areas Towel)copoltrayte resea aro create Mott arrl ekeeateet ate hhert*ri.4retit*e. Approx Let Ste* tZa 120e1 2411 Xf-SuNty /ewes: COP.* L et Site: Warw. See Preens Apr ox Settleuri: trees: Roar r epaterra.. N 6 mord C aver Eire-Alen: I.enth t ni EI es tri puns. ChM*,Ceihrtah Avail.Onsumente: Restriction*: NIX* View LarASCAPeti Nag tilitiogg. Cane,6 tette.Sewer Trash None (Nage SeVe Fierily eemertreer 0 ea r.; NiCir* Pee& 171,ro Rd SdtbitkitlikT*1 IOW fie aerial 1 us*,*.thert hehh.thwhrh tit, ZflikeiliZ Tarsi Tee net i-,.:, Aeon Fee: Orm Thee Fe* Toe Vow .7:1 J Spec Asnonstnettc co*Asseiseeeant V) tee 0 es c Ctet*W01*? Land L ewe l sad l eases SO 140A I tee Menet Owe(le*1 0* teal4aeet Ctab r Or 10 HOA Deefe*Owl Met tease I tte: Oat lease tee /0 Mattes*OA Fort Othel f**; (hheff FilkK 10 As e or lee ewe Plume Min Days Of Condo Fels Num et 1 eases Vs- t roast*Ise 10 Apses:Not M 4114liktit Tams: Otto.*Fints***C zvh MaiMettan de Nne Peesets to st. al Etletel SP WM We: Property Lorstien: ft OtAdDittlaie Saltless to FilIPTA*, NO Onus Ettionstatlea sto*I tni:dttdi Olflett Cod*: VG I Agent ID. 1427044 Meg Plum WStAirot Re?iti(erutp ite Agent Nrif.I.Y Direberlyorsia Offireaddtates IN5 3rd%Tett South Ago*Phee w. 724464 NAPLES F134102 A of*1 i)* Offiot Phew* :,*-263.WOO re* 2$,70.2079 Agate f mai Seel Wm.*Awed Sof al Malian Gtr X/1'404/V Pf****0 et kagtiM 4 ti Star-ft k ir r Page 19 REALTOR Report With Photos-Lot&Lana Nevn., Phone Adoreee Erniol Llet+no Irtiormertion 14.11 21600arrn Owner it...,. Jetiar SCALA Amount hon•Rep Comp Variable Retro Comm. Nr) Auction: Joint Agency: Target Atiertirting: to FrameIowa* RE01 FR) Lhling Date Listing on Intintel. Yr, Potential Short Sat*. No Date Expiration Addre es on iriternel: Yee Short 531i comp Apooiertmoni Reg N BieSSY141' No Buyer Agent Comp A Appointmern Phone: AVM" Trans BreAer Como Sic or Miresorernente PtOberTy APPl'Ocuar Othce Internal Sites atone,Ref rPrOcity NepoiMAtem con',Pcxr<2..ReMtor com,Lao.,..71..00L4.. Showing holt None Listing Type Exclinirve Rigta to 5e1 Ii there a elan on the property with so*,contact informatiOn ho Coosa/c1 Seear/or ShowingNo lmting Bros*,avariable on contract presentation and negotiations ‘re, Listing Broker will perform poet contra:I services Yes limaed Service LW1ts9* tb CortfideMbil irilOrmation %ILO 21S004702 °inners, ludns.Pd roio iwtte;WM DievIng Olfaction% %IL*215634707 Lanatsso rir,the corner ciiFrecincir Sirnat . . Sold Intoemanrion SALO 216004702 SeChPg Agent K im Dirty ocana SzilIng Awn Phorm 77441144108 Sailing Cf.hoe Ntaierlioral Really Group Its SIug Ofiket Priane 2341-210-1000 SEdling Into Or Sign No 5$Per 5rt 5oid Finanoroj Teoe. Cash Rewrite°fly AMP,I r.4 Slakes it 110. Page 20 Ll9u a EtpALTQF4 stop*rt wsth Phatds-Ldt 8.Lurid at41 ii "T4d #B+NtlV##Sl� a@C°tY iM :{cif ik Add'.... fYpEh{YY5#t iN h�rY�r,t'Mt o3§ "Bftt (K3u 1il# .. kf rsta.£vrh.4oilt 'AISC Ciarupt YRutlp�aL -4 mca+m,+.araHas crga kiuri 77Ar;+3 firt[ dtigth to^ggMeEV*prapnatary;3staGaaAG Ia4an,aq rnaaxp kd Barri Cha + 2016 not ttaao nAt n ru�srea eut np dio,iMv atr,+n, Wcm aanai tw raza%at? X�9�,mertw�4 of �i+ace,szrn as sawndp::0007,�suxe csc-4,..400`3,00 ra,7 'st",::,adds*xscxs ,h.+p is ndtw trn�uar�Mx f' x kReprrNi�tid��aN#44a�d ad�!rerfireYn� n- #H�.. �. tgrnt ,vt.1 ev Agl3n L M VO4.1,4to r. Page 21 .r. gyp. 5174912 04 S197 PG 106 I-RF 9/14/2015 10:14 AM. PNGES 1 *** E:. SMOCK. ELIAS OF TOO CIRCUIT COMET, Milt* FLORIDA SEC 510.00 I 6, At-441d Ad air-of3 G 4/ /I673 • demi;tin TNM EddaNoIf r „ NOTICE OF COMMENCEMENT Stats of FL.CdttCA County of COLLIER Tho nnentr3Onott tawdry bfrsto nobler estarnPormmmant Ear Om made% cartla. i .tod M*r AIR MYr Mdtsatb on,ta*vat9rty ttirnm non vs f*oydad ht 4i.Nara.*At CattuaentarearA Irips of` ,, ). ma lir,,, .too a if c.,, j 20i et 4121,-5_rel deratcr tinft Of t'pY li n , ttA+- i $K rs� S /ad 7 r 4, n in ltnn: 4e ` a.M Mona and A f*r1" F„ 4,L ! C. adapt**of f**SIM**TRIStitetatf Chase MAI Oona;: t2e _ b,Contractor's phone nu :.,..+ „" ; ,.....�, S.Surety f�, �"�'I > //,r a..Nares and Add reas- f s k ^#.t,+"ul`v '�' i['y'4L. ..„<",/,' .„ "f .l l// bZ. .Phone nw'b*' _.a,. tryl ,.e. of Nook fif _ � Se.L*nder taw a» j j M.taniatem Mom riumbor Ia. the of by NARK whoa Rosy.or Obit doestanents may be mimed m provtetad by Sleben 71313014 ,r . Phntrt*monitors of daergtreted i* 1:...j41,4* .. 2 � Ili In additdoo to ottnewN at tmototf,Odder datgratt a�,_ fl of ildj to rec*ia**copy of Lunn**Nunn*art proESEnd In Section 3t3,$3 ft i Stant*a, Pep*number of WW1 Of*Mfty aealr.tnd by arvrnrr ..«„ • Expiration data of moat*Ot ctit n+ttencee+ent lbw eas;m don data int year fron shat date of to,nutting ua,taan a dfffarent data ta apaOSNO till WARNtt O To CANNeft ANY PAIMEMTa MXat OV THE twrfNtif AFTER THE EXPIRATtOtt OF Trio NO ME OF CttMMPNCEMENT AK€CONVOthtt 0 manOntit PAYMENTS WOES CttAPTE*TIS.PART t,SECTION?t3 T.PLOMA STATUTES,AND EON Iles DR T tN TOUR PATIN r ^r... PORONTROVIIIENTS TO YOUR PROPERTY^A NOME Of COMMENCEMENT MUST SE t-+tk-• s f*f -.mot*T SItt ORS FIRST O4 PC if YOU tretNE)TO OOTAN NIT.C T e,*illow s ��i/ +fSS1t S COMMENCING waist OR R'ECOP NG YOUR' NOME Of CTYb}UU�ENT. d /W.'A 0.00,Z.Nunes AutteMtd.'5t' c4�net0.3'remty .? taw-memo,Tt(n,ono.)—..11�L •^ ,t�=l' Pm fbabboing nos nae it ,...„N„...., .Wore es thtb + +Sty of " I b f 4'i.r. In of I A! . t'. t,+-�'\ iAtMr st{..a¢ Oro*x. o stItotr o tatV for y j1'A,1—... ±nam*4, :of room rsetr, x was voodoo. • E MROCCK,CLERK OF CORGtAT C01.022 / eM! I f at Odd Wi ' '.. i4UNS .^" n }tote 4 , ' i AIL. +ax# b1 r,. FAMES R 2Nr" Typo ar C no M r[*Nat Nadi "P. *S--" '8rm,,sem€. PatiaonaMy Rpm* OR Praduead Fd*ot@ffrsdtant Vaticoatiod surataant to Seottoo S4 SZ9 F MIA Stela{te,, tlydar tte?tef".a.of p1F tR t 000Ar*deli EA,*t,4A4 the frrregcrtg *Rite.Me Mob NOW in d ars inn to Po fast of Hoy Movnation toil fate R4N 7207'7 ire. Page 22 SKETCHOFBOUNDARYSURVE m..e-•,$*,,, IC ,40,toisgammitemort !Nook at*WO ,filala "" Palatilliwa. , MOYi1PljMIMI11RlWYN`MbNMMfrfNlA' YIRI'Dltip#«M:a`MVII I#N3-33-4 3 l glittlittliwooctom in ft tre0 i 9. t,t>8�"W IJVM'y' 40.M {amu X€# ttrM I in_I CLARK '74a4-4# Lssi 171 #r orieltontaw II 1 '71 C)Wt4 ,45 LOT 7 w w L.CIT aemo ;I - ` " ''' AN it,-/"/I IP. I ttt, '''' -4 I1"T « • 4t o W ; +tdl tb S tr*:tlllitW ' A #****., "ci0(4" lib!$ 4 y +in. W rr +fiF 15 y_ W t , ;=."'"""'" ^te+ nRM` aaWkTITNw12fi�u.�w"tMr ww �IIMMMfiit.r.r�.M MMYYY W/ml"MOW. n .w, i=+uw ... MldMN.r4Fir.&y M/+itMMTM N UApm b an4,414wx += x:z..,=.Yxrw. Z%," « .+f�JiLii..✓' .�.,.ww :a R .d. ,.MIAYIIIYw ,« t rr. Page 23 2071 Mills Lane Location: Eastern end (cul-de-sac) of Mills Lane Proximity: Adjacent to the South Legal: Lot 3, Block C, Inomah Subdivision Sales Analysis: Sale 1—Date May 3V, 2013; General Warranty Deed, OR 4928 Pg 3206 Price $35,000 Seller Michael Duncan Buyer Len & Karyn Capozzo Sale 2—Date May 23rd, 2016, General Warranty Deed, OR 5276 Pg 1100 Price $126,000 Seller Len & Karyn Capozzo Buyer Cory&Vanessa Eash Time 36.27 Months Change, Overall 260% %Change, Mthl'y 7.17% Change, Annual 86.0% Comments: Vacant Lot ire; Page 24 e `,:::,-'s,','''''':,,,,,..I.:.'''''''''',7;;;'7.:!:.,.'-`,;,,,,,',,,,i''''''.,.,.!ii,'':;.''';',,,,,'''''''''ii.56:6'..Lt',,,,'";,,,,. ,,.!.- ,';',":,,,'',..'''ff --::',,, ",..,'";.-,-.;''''',' a,,,,,,w1H...L.41.7 ,Fily,,,..L..,;--,,, , —2 ,. w fi,'�' i' a 4;' P sib R . x ='q .. �e. d .ate. 1lg. . m a �a irr. Auswimmiini. . . ; 1 . . , -, 1 ..,- Page 25 .,- ,-,-. 1 060210016 1 9ff Offt RS4LTORRVOrt With Photos,lot&Land Paidett115 i . IFILSof: 141,8(X, 212X1444tt S Prim $3t,000 Status: SOldt(05,11413). t - ' Add rass: 2011 MUS LN,i`i-APLES VI. 1 '4 Gt 0 A,P4K 144419.Soati P4Ø ni AAAFr3 Ptepert,aleAr UI iii Law 1 .,. COM tAtif COW 001tittiOrk Mat- 1 SalikAliVAAAOAA INOMM 1 Partproty IAA:. 1Wt? Secilawatikas: i LIC*25 $44641vAtor,A; 4rai00 /tattoo; tot J Pt,ceds 1 1 A el i veil, Pentmem t.ct t*gat ilitic Bletkiffile: C t and Una Cadre iesivecovi Rmdentel Mont*Tem PPE Donnimpanant: 11404fAat Othat PDs: tegat Dais: INOtknoi, %*Pie i LC tai tail Raker: Fiaida matte peaty itc Detailleet Pm party haat Inatkat MILO 11204849 Of*OM blifft.****1011, ,IL59T"iz* Ca).tOCE wet sox.9/PEE T,GMAT LtY:ATCitt.CONYEN18,11 fi,:i tiCIANITYAN NAPLES Appitec tat Sim Kat..d•Ati,,120 Sower: Coat tat Stew Wolfe: Cerra Apra*Seltt anal: 7,1X1 Imes: CieteteZeitimis etem e*seem Nee 610141W Coy** Reaxitt,S t Irvitien: 05F$ t ieei Ottiti to So* L01 Om cdpiltac Pewter Ave* fiateweets: See Pe-marts litsimictiates: None view, LArtiV4pell AMA °friths: OttroStePtmatrizt Docktbsat&alto: NOM Dstaton SinVeratrey Wei whew Pesti Nat* Re** emeti Pme Suireweeilve Wei Pern** F in ant tailtAtlIg Wittig%Wow 9 IC#it 2taattatt Intat tax titiC 1020 iiieetitwitui f et, Wie lime feet Tee tete: Xi'2 Spec Ass essestert: %pee Alti*MlIfICTIt SG las Dent: Ctry env Cditati Land Leann tee*t ewe: iS KOA fr Mandatary Chsb Fee: liandeAtey Club Fre: 10 HOA 0 0644 Orr Peetame tee; Net,tease t e ti tti Master KOA f ea Other Fee: Other Fec 10 Aster lingual f'ttnato Mtn Days oft cam Condo F ea: Ham of L.tasettNt I ratietw lett 10 Appt swat ticata Manalansent Tema: BUM % C 011 ed&leukemic": Node Poem eve ie e, AI Meng S peciel tntia: See Mimeo Pi Opel Ay i 0 Cotori; NatAppitatie S ti Wert to FIRPTA: Office talc nnation Ott ii 21200 MO Office Cade: N Ftirii Agent ID; hat t OD Otftne Mama: Fitz time Reat4 IX A wife Newt 3eitti E Auer Office Atte few ISM Pee tt i,Peat Ste leA Age et Prove e: :r19-272-9192 NAPLES It 341t4I Alert FAX. 7-19-353.10$ °4w.Prone 22AFAA30-344 Pim 770-4f4eAAAAA, Agent t 11114ii- tintweiticoottellociai i iiiti Settlement Allard inierteerier Fti 1111048411* Mem** Pram** Alidtes*: I Awe* Ple*ertt*i by ,A****,4 '9 Page 26 Cer=01e prn REALTOR Report vAth Photos-Lot&Land p 2 ca 5 Listing Intormapiton MLI 212504/41411 Owner Nene: Out 11 IIACNAELE genus Amount SD Plon•Rep Comp 3% Variants Pete Comm. No A octien Jean(Agency NO Terry,'Mari sting, YRS Foreclosure REO( r lb o Ltsting DateJ12 Listing on Internet Yea Potential Short$ifee: NO Date expiration AciOrews on internee Yea Short Sale Corny. Appointment Req No tlioggsrig NO Busier Agent Comp- 3% Appointment Phone: 23012724192AVt Ho Trans Broker Comp 3% Sr.PI farreavremeeill, PrtspertY AcrPnataer Office intermit 511111- Braker RePtseCits hlaphssArea c0",Reettorcom ZrtowG•toop Snowing here CO LOOM Agent WC-Onl Listing Type: Exclusive Agency Is there a sign MI the property with Seller contact intormation No ConlaCt Seller tot Snowing: NO Listing Brot.er Available on contract preaentation and nill0t9109ME Ye* Listing Brotier eetil perform pont conlrt serrIcos Yers Linetted SorvIce aI nrlo ConNosintal Information %IL*2 I 2-0046411 D Prying Directions W*712001948 Sole Information MOP 212004848 Smiting Agent Tyler D Marring Seting Agent Phone Seeing OffDowning Fry*Pearly Inc Nam Phone Selling litho On Sign No 55 Per SArt Saki Fmpoorg Type Cash dratla Cr.pit.ton t/c crome..610.,tts1 rn.4.4c.., IN,Ik4PIrpos. FICNION ta.1110. Earace Ereer,Sce.theerst Fiords MAMA Udine 2ereoe maroon orvantraton waste rep rirpf ores 4.41'CIpedrosl p,corittar,naatiase comtlanon end reas4root le ram Mr. Cnptprt 3O1 II,.krovarq Irthatealvar We 14,.../I.any.1kr.../ia, oaIN..4.. •111.01,e la, analuom name team sues et non amerwanns square*,4e e Sore C teMeree 8,be accaree taa os nob wara444341 Ol goarfresee los prooneorm fromed S n4 '4 4at brinno 44-,y 4.1.414,41 oxen 111rtstron4.1.11,444,41.41.4 4 Memento lay aaen L k 51048 rt Page 27 06/23a)it, l 19 all REALTOR Revolt with Photos.Lot&Land pAge s a a Litt PN4No $120,91:0 5 mita t I:=Ft.OW AILSA: 21‘11(0(4 Stws: »".,01ta ttaat23t tfit '`11,141k al iANdracr 2071 Mitt LN,14APLES FL 34112 'IT GI 0 Am s NAOP.=Soil)Nifte$Alta NuopANy ascot La a unn CPU mr tioher 0 Oiatela0 tat faarF09 Satattaitarag tAlOhatati PF tam*llat 5101%0107 SaFtlawoalaat 3 „ StiNtilaiimkate 3: isativa= t at 3 Potetri: I et Type Peilderatat La toga tisitt. 0 Bloc teM441, C Tend Lies Cd te CO•Veta11At'ARET4I3 'Wiwi Leal URI i Ounctisp meet INOVAtt °that Pleat t aata 0 ta c t liana Otakatt AP Paalty CAPtat t = .... , eatailtati Prapany Niko.walk)* Lk 3 2160102ta Posparty IA Amato a: ANNE di Okle Naples at lesa Mart 5 MOUtaat A pattaalty tanclicapeo 10{co 3 Ent)i pater area,warm walatag Flotaoca IN 40e1101.41 Wene$14 a tally Tots ward ataa la(Asa to Flaplas aid b0SeitS art atietttE Fotlaa*Ft tomes Toe K ri Featia 4141 waang tat 3 Prose am!is%ANNAN cn a RteEt catcle-Fact Coo 5 ottrutes to rot diroo TO stortong Dote moon we area to get a tett tat lo.attarattert. Aiwa*.tat Stria FA I-2000.120-Pototaly 410411.4t1 Oftre sew": Ceara I at Sim Water: C ertrn Anna ea Sett L anii Item' Rem biennial or 11 Glenne C11Vel &Levelers: 1 anii tøt Des ctiptinn: P414.4141 AvIL Et stemmas: N nett in Potts, NEM %tw. t-tatatiopeo A`=F2 Li lefties. C WO..EtaFftr.$eatta It 411 PEr)Evai D*Cia VAS ACCUSE Wit* th mew sive Family Vadadrata 0 oa c hove A oa4 Pi 1Z144111 Suedivisem 4444i F in anclettaratatitas tautmodan War 116010264 Intel la*Nit ION as A peNentien I ne, pne limn Trill Taw Year N15 ,spat Aam assmetit: Spec ASS414.5.0100 SO lam MAC Cooly Ona t and L eann 1 mie I am e: $0 NOAFite Rand awry Chit c am Man il at es y Ctu h F en: 10 NOA Otowiptionl Nee Lea/setae: Fine Leann t en $0 Om AN ROA re* Others 1 met or n Tee 513 Assoc ithaattat Parma Ow Days 01 t Aosm, Caftdet Foot N tem u1 Lawns/Yr Triffigdot raw $0 itaatatorat Sataastattat tomtit boyar Ana t Ntilaataaatcat. Porte Paatateaskato Al COFFOg Sp KW hite: P(Oretly totilien: a etAgat alto SO*CS 10k F IPP IA: 'I' 0 Ilion*dome ito. Nel 3 1titE1V264 0 tt mg Engin v11441.11 A9001 ID tit,11/31ti ON kat Nona: `AP WON GlF0P,1, Agent N wow Shove$GFtart Office Mittens- Tao Seaga*C3 Agent Phone: 1'rE9-2444464: NAPLES FL 341 CZ Agent 1 dl< 04114e Phnom 234.311,1 '' tem 21.t0-3Z4tt t 739 Agent 440.4111 100/3Ettl414nEro114r Sen Minato Agent elimination 141 e 11611111/61 Egient 144 Ey M143°4 ti".1:Ene.4,a irr Page 28 mrmaole 1.19 pen REALTOR Report with Photos-Lot&Land Pege2or 3 Magma Phone Addeo**. Letting 411OrMiIRMA 21601C2S4 Owner Name: Bonus Amatinit Nor,Rep Comp 1% Variable Pais Comm NO Auction: No Joint Agency" TargIft Marketing Ves rnewlosurir IIREOL No Listing Date Listing on Internet Yes Potential Snort Siam No Date E4 p4 Alan• Address on internal, Yes 51,01 Sere Camp! Appointment Rag No Bfc,SclirigNo Buyer Aqent Comp, 3% APPorritm ern Phone: Avat NO trans Arca er CensFc 3% Sic of Miaragliatentie V't-DPeft1,APPfSifSer Oft* Internal Sites.' Walter Recipioori HOME%bOrm Lriitrsirb taepeiisAred con ReOL3r WI' 1ilcu,07,rduir SharrIrg'mkt See Remora.% Listing typo E,di.rirse M914 to Sol le IPOO.S Sign Oli INC property With Salter contact information No COnlimi Salem No Straining' Listing Broker martaisie Oli contnaet presenlaion and negotiations: Yob Listing Broirer rail perform pearl contract services Yak Limited Ureic,Calling: fin Confrdential Information !ALP 21001025e Oniring Directions Mta711010-264 1,-44 41 east tram craninrchkr r_en reihl on FopPonCr I rel an N.1116, l .00 Oft f'-trO 5410 c.tht,'Pea Sole Information kiL1121601C2a4 Selling Agent Steins L Goldenbeson Selling Agent Phone 22ll-34144116 Silting°P.m VIP Realty Group,me Selling Office Phone 2W403-77?7 Soling Into Sir No 5$Per SSP Sod Fnanorg T-,ne Cesn irweerderlantHSlt .,11 IJirr Page 29 Addenda ter. RaceTrac Convenience Store Site Integra Realty Resources, Inc. Corporate Profile Integra Realty Resources, Inc.offers the most comprehensive property valuation and counseling coverage in North America with 58 independently owned and operated offices located throughout the United States and the Caribbean. Integra was created for the purpose of combining the intimate knowledge of well-established local firms with the powerful resources and capabilities of a national company. Integra offers integrated technology, national data and information systems,as well as standardized valuation models and report formats for ease of client review and analysis. Integra's local offices have an average of 25 years of service in the local market,and virtually all are headed by a Senior Managing Director who is an MAI member of the Appraisal Institute. A listing of IRR's local offices and their Senior Managing Directors follows: ATLANTA,GA-Sherry L.Watkins.,MAI,FRICS MIAMI/PALM BEACH,FL-Anthony M.Graziano,MAI,CRE,FRICS AUSTIN,TX-Randy A. Williams,MAI,SR/WA,FRICS MINNEAPOLIS,MN-Michael F.Amundson,MAI,CCIM,FRICS BALTIMORE,MD-G.Edward Kerr,MAI,MRICS NAPLES,FL-Carlton J.Lloyd,MAI,FRICS BIRMINGHAM,AL-Rusty Rich,MAI,MRICS NASHVILLE,TN-R.Paul Perutelli,MAI,SRA,FRICS BOISE,ID-Bradford T.Knipe,MAI,ARA,CCIM,CRE,FRICS NEW JERSEY COASTAL-HalvorJ.Egeland,MAI BOSTON,MA-David L.Cary,Jr.,MAI,MRICS NEW JERSEY NORTHERN-Matthew S.Krauser,CRE,FRICS CHARLESTON,SC-Cleveland"Bud"Wright,Jr.,MAI NEW YORK,NY-Raymond T.Cirz,MAI,CRE,FRICS CHARLOTTE,NC-Fitzhugh L.Stout,MAI,CRE,FRICS ORANGE COUNTY,CA-Steve Calandra,MAI CHICAGO,IL-Eric L.Enloe,MAI,FRICS ORLANDO,FL-Christopher Starkey,MAI,MRICS CINCINNATI/DAYTON,OH-Gary S.Wright,MAI,FRICS,SRA PHILADELPHIA,PA-Joseph D.Pasquarella,MAI,CRE,FRICS CLEVELAND,OH-Douglas P.Sloan,MAI PHOENIX,AZ-Walter'Tres'Winius III,MAI,FRICS COLUMBIA,SC-Michael B.Dodds,MAI,CCIM PITTSBURGH,PA-Paul D.Griffith,MAI,CRE,FRICS COLUMBUS,OH-Bruce A.Daubner,MAI,FRICS PORTLAND,OR-Brian A.Glanville,MAI,CRE,FRICS DALLAS,TX-Mark R.Lamb,MAI,CPA,FRICS PROVIDENCE,RI-Gerard H.McDonough,MAI,FRICS DENVER,CO-Brad A.Weiman,MAI,FRICS RALEIGH,NC-Chris R.Morris,MAI,FRICS DETROIT,MI-Anthony Sanna,MAI,CRE,FRICS RICHMOND,VA-Kenneth L.Brown,MAI,CCIM,FRICS FORT WORTH,TX-Gregory B.Cook,MAI,SR/WA SACRAMENTO,CA-Scott Beebe,MAI,FRICS GREENSBORO,NC-Nancy Tritt,MAI,SRA,FRICS ST.LOUIS,MO-P.Ryan McDonald,MAI,FRICS HARTFORD,CT-Mark F.Bates,MAI,CRE,FRICS SALT LAKE CITY,UT-Darrin W.Liddell,MAI,FRICS,CCIM HOUSTON,TX-David R.Dominy,MAI,CRE,FRICS SAN DIEGO,CA-Jeff A.Greenwald,MAI,SRA,FRICS INDIANAPOLIS,IN-Michael C.Lady,MAI,SRA,CCIM,FRICS SAN FRANCISCO,CA-Jan Kleczewski,MAI,FRICS JACKSON,MS-John R.Praytor,MAI SARASOTA,FL-Carlton J.Lloyd,MAI,FRICS JACKSONVILLE,FL-Robert Crenshaw,MAI,FRICS SEATTLE,WA-Allen N.Safer,MAI,MRICS KANSAS CITY,MO/KS-Kenneth Joggers,MAI,FRICS SYRACUSE,NY-William J.Kimball,MAI,FRICS LAS VEGAS,NV-Charles E.Jack IV,MAI TAMPA,FL-Bradford L.Johnson,MAI,MRICS LOS ANGELES,CA-John G.Ellis,MAI,CRE,FRICS TULSA,OK-Owen S.Ard,MAI LOS ANGELES,CA-Matthew J.Swanson,MAI WASHINGTON,DC-Patrick C.Kerr,MAI,FRICS,SRA LOUISVILLE,KY-Stacey Nicholas,MAI,MRICS WILMINGTON,DE-Douglas L.Nickel,MAI,FRICS MEMPHIS,TN-J. Walter Allen,MAI,FRICS CARIBBEAN/CAYMAN ISLANDS-James Andrews,MAI,FRICS irr. MAI Integra Realty Resources Carlton J. Lloyd, 5outhwestFlorida Experience 4795 Enterprise Avenue Senior Managing Director of Integra Realty Resources Southwest Florida Naples,FL 34104 Naples and Sarasota,Florida T 239.643.6888 Actively engaged in real estate valuation since 1995.Territories include Collier,Lee, F 239.643.6871 Charlotte,Sarasota,Manatee,Desoto and Hendry Counties. Experienced in residential (single and multi family),office buildings,restaurants,commercial retail centers, irr.com industrial warehouse properties,and subdivisions. Specialty experience includes self storage facilities,condominium conversions,golf courses and country clubs. Clients include,but are not limited to:federally insured lenders,developers,investors, law firms,mortgage banking firms,local,state,and federal agencies,and individuals. Valuations have been performed for condemnation purposes,estates,financing,equity participation and due diligence and litigation support. Valuations and market studies have been done on proposed,partially completed,renovated and existing structures. Professional Activities & Affiliations Appraisal Institute, Member(MAI)Appraisal Institute, Member(#406018),August 2008 Member: International Right of Way Association,October 2009 Licenses Florida,State Certified General Real Estate Appraiser,RZ2618,Expires November 2016 Education Carlton graduated with a Bachelor Of Arts Degree from the State University of N.Y.at Albany in 1989. Recent real estate courses include:Appraisal Al Course 700 GRE:The Appraiser as an Expert Witness,Al Course 715GRE Condemnation Appraising:Principles and Applications, Al Course:Analyzing Distressed Real Estate,Al Course Small Hotel/Motel Valuation,Al Course Condominiums,Co-Ops and PUDS,Florida State Law Update, Florida Supervisor and Trainee Roles&Rules,7Hour USPAP Update,Business Practices and Ethics. clloyd@irr.com - 239.6873801 x Integra Realty Resources Carlton J. Lloyd, MAI Southwest Florida Qualified Before Courts & Administrative Bodies 4795 Enterprise Avenue Qualified as an expert witness in U.S.Federal Bankruptcy Court,US District Court-Tampa, Naples,FL 34104 Collier County Circuit Court,Lee County Circuit Court and the Tax Appeals Board of Lee County T 239.643.6888 F 239.643.6871 Case History: Gregory Montwill,v.Bank of America, N.A.,United States District Court Case No. irr.com 13-02965-SDM-TGW,Ongoing Six Mile Preserve LLC v.Kenneth M.Wilkinson,as Property Appraiser,Property Tax Appeal Case No.13-CA-000704 September 2014 First Berkshire Properties,LLC,v.Kenneth M.Wilkinson,as Property Appraiser,Property Tax Appeal Case No.13-CA-000702 September 2014 Encore Bank v Implant,General&Cosmetic Dentistry Bankruptcy Case (8:12-bk-18834-MGW)June 2013 Bank Of America/Merrill Lynch V D'Agostino Bankruptcy Case(9:12-bk-06762)January 2013 Rookery Bay Business Park,LLC Bankruptcy Case(12-38298-LMI)May 2013 RP Bonita V Acaia,Pending Arbitration Hearing (Settled August 2013) Lake Lincoln,LLC V Manatee County Case 2012-CA3483(ongoing) UPS Capital V Surety Title Corp,Collier County(09-4938 CA)Deficiency Hearing Synovous Bank V Belaj,Collier County(11-1460-CA)February 2012 Deficiency Hearing Bank of Naples v Palmyra Club Investors Collier County(09-7986-CA)August 2011 Deficiency Hearing BB&T Vs.Naples Plastering Collier County(10-2881-CA)Deficiency Hearing August 2011 BB&T Vs Rialto Holdings Lee County Deficiency Hearing February 2011 RBC Vs R&D Collier Collier County Deficiency Hearing May 2011 Fiddlers Creek Bankruptcy Hearing Federal Bankruptcy Court Case 8:10-bk-03846-KRM Multiple dates 2011 Moody River Estates,Lee County 20th Circuit Court Case 07-CA-88197.August 2010 BB&T vs Lee Wetherington Homes.Lee County 20th Circuit Court Case 07-CA-88197.June 2010 Eight Peaks Capital Vs Bald Eagle Group LLC Federal Bankruptcy Court Case 08-8902CA-01 April 2010 Bank Of Florida vs Bradford Square Collier County Uniform Case Number 112009CA0025920001XX April 2010 irr clloyd@irr.com - 239.687.5801 x RICK SCOTT,GOVERNOR KLN L/AVVbVIV, Cl.rcCI, rST STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION ,�,. FLORIDA REAL ESTATE APPRAISAL BD � ,' LICENSE NUMBER -'-"b* Fa ';� RZ26184 The CERTIFIED GENERAL APPRAISER4 .' Named below IS CERTIFIED ""i. e. Under the provisions of Chapter 475 FS. Expiration date: NOV 30, 2016 0 " 'i., .El LLOYD, CARLTON J " ' 4795 ENTERPRISE AVE +, NAPLES FL 34104 : �'�' ,F. O 1•.oy. ISSUED. 09/21/2014 DISPLAY AS REQUIRED BY LAW SEQ# L1409210006298