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HEX Agenda 08/25/2016 COLLIER COUNTY HEARING EXAMINER HEARINGS AGENDA AUGUST 25, 2016 AGENDA THE COLLIER COUNTY HEARING EXAMINER WILL HOLD A HEARING AT 9:00 AM ON THURSDAY,AUGUST 25,2016 IN CONFERENCE ROOM 610 AT THE GROWTH MANAGEMENT DEPARTMENT/PLANNING&REGULATION BUILDING,2800 N. HORSESHOE DRIVE,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. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE HEARING EXAMINER WILL NEED A RECORD OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. DECISIONS OF THE HEARING EXAMINER ARE FINAL UNLESS APPEALED TO THE BOARD OF COUNTY COMMISSIONERS. HEARING PROCEDURES WILL PROVIDE FOR PRESENTATION BY THE APPLICANT, PRESENTATION BY STAFF, PUBLIC COMMENT AND APPLICANT REBUTTAL. THE HEARING EXAMINER WILL RENDER A DECISION WITHIN 30 DAYS. 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 THEIR EMAIL ADDRESS. 1. PLEDGE OF ALLEGIANCE 2. REVIEW OF AGENDA 3. APPROVAL OF PRIOR MEETING MINUTES: July 28,2016 4. ADVERTISED PUBLIC HEARINGS: NOTE: This item is continued to the September 8,2016 HEX Meeting: A. PETITION NO. BD-PL20150002584 — Gordon and Barbara Kellam request a 26-foot boat dock extension over the maximum 20 feet allowed by Section 5.03.06 of the Land Development Code, for a total protrusion of 46 feet,to accommodate a new docking facility for the benefit of Lot 21,Landings at Bear's Paw, also described as 1688 Vinland Way, in Section 35, Township 49 South, Range 25 East, Collier County,Florida. [Coordinator: Daniel J. Smith,AICP,Principal Planner] B. PETITION NO. ZLTR(CUD)-PL20160000899 — Johnson Development Associates, Inc. requests affirmation of a zoning verification letter issued by the Planning and Zoning Division pursuant to LDC Section 10.02.06, in which County staff determined that the proposed use of indoor self-storage/mini- warehouse (SIC 4225) is comparable in nature to other permitted principal uses in Area "B" under Section 3.3(B) of the Angileri PUD, Ordinance No. 95-56, as amended. The subject property is located on the south side of Livingston Woods Lane, north of the intersection of Pine Ridge Road and Whippoorwill Lane, in Section 7, Township 49 South, Range 26 East, Collier County, Florida, consisting of 3.08±acres. [Coordinator,Rachel Beasley] C. PETITION NO. ZLTR(CUD)-PL20160001193 — Johnson Development Associates, Inc. requests affirmation of a zoning verification letter issued by the Planning and Zoning Division pursuant to LDC Section 10.02.06, in which County staff determined that the proposed use of indoor self-storage/mini- warehouse (SIC 4225) is comparable in nature to other permitted principal uses in the Interchange Commercial Land Use District under Section 3.1.A of the Gaspar Station CPUD, Ordinance No. 07-75, as amended. The subject property is located on the south side of Immokalee Road, approximately one quarter mile west of Interstate 75, in Section 30, Township 48 South, Range 26 East, Collier County, Florida, consisting of 10.92±acres. [Coordinator:John Kelly, Planner] NOTE: This item was moved from the July 28,2016 HEX Meeting: D. PETITION DR— PL20130002268 — Petitioner, Wal-Mart Stores East, LP, requests approval of a site plan with deviations pursuant to LDC Section 10.02.03.F and seeks relief LDC Section 4.06.02 C.6, relating to buffer and screening standard requirements; from LDC Section 4.06.05 C., relating to foundation planting requirements along retail building facades; from LDC Section 5.05.08 C.2, relating to building design feature requirements for primary facades; from LDC Section 5.05.08 C.4, relating to variation in massing requirements for buildings 40,000 square feet or larger in gross building area; from LDC Section 5.05.08 C.5, relating to building design treatment requirements for all building facades; from LDC Section 5.05.08 C.8, relating to detail feature requirements for blank wall areas on a building; from LDC Section 5.05.08 C.10, relating to roof edge and parapet treatment requirements for buildings larger than 5,000 square feet in gross building area; from LDC Section 5.05.08 C.12, relating to entryway/customer entrance treatment requirements for single tenant buildings; from LDC Section 5.05.08 D.3, relating to design standard requirements for mercantile buildings; from LDC Section 5.05.08 E.3, relating to site design standard requirements for service function areas and facilities; and from LDC Section 5.05.08 E.6,relating to site design standard requirements for lighting, for a Wal-Mart expansion redevelopment project consisting of 17.21± acres of land, located on the north side of Tamiami Trail East (U.S. 41), approximately 1,000 feet east of Airport-Pulling Road, in Section 12, Township 50 South, Range 25 East, Collier County, Florida [Coordinator: Daniel Smith, AICP, Principal Planner]. 5. OTHER BUSINESS 6. PUBLIC COMMENTS 7. ADJOURN AGENDA ITEM 4-B Cotter County STAFF REPORT TO: COLLIER COUNTY HEARING EXAMINER FROM: GROWTH MANAGEMENT DEPARTMENT ZONING DIVISION-ZONING SERVICES SECTION HEARING: AUGUST 25,2016 SUBJECT: ZLTR(CUD)-PL20160000540, ANGILERI PUD APPLICANT/AGENT: Applicant: Justin Story/Tyler Cooper—Johnson Development Associates, Inc. 100 Dunbar St., Suite 400 Spartanburg, SC 29306 Agent: Richard D. Yovanovich, Esq. Coleman, Yovanovich& Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, Fl 34103 REQUESTED ACTION: The Applicant wishes to have the Collier County Hearing Examiner(HEX) affirm a zoning verification letter issued by the Planning and Zoning Division pursuant to LDC Section 10.02.06, in which County staff determined that the proposed use of indoor self- storage/mini-warehouse (SIC 4225) is comparable in nature to other permitted principal uses in Area "B" under Section 3.3(B) of the Angileri PUD, Ordinance No. 95-56, as amended. GEOGRAPHIC LOCATION: The subject property is located on the south side of Livingston Woods Lane, north of the intersection of Pine Ridge Road and Whippoorwill Lane, in Section 7. Township 49 South, Range 26 East, Collier County, Florida,consisting of 3.08± acres. ZLTR(CUD)-PL20160000899 Page 1 of 6 Angilen PUD SURROUNDING LAND USE& ZONING: Subject: Angileri Planned Unit Development(PUD) North: Residential,zoned Estates East: Residential,zoned Estates and then Pine Ridge Corners PUD South: Pine Ridge Road Right-of-Way and then Sutherland Center PUD West: Ragge PUD and then Naples Gateway PUD i w .1_ 16...A......0: . - 1.........4:=Ablimm a Fulio: a 3845400000w , .t , `` Y 111.60/ VilliPPIIIPar - - i R ' ' e= ;# s { f{ 4. 3`r AZtertlir { w u , < • ' 1 , ° * I► ..4'44 Cnumh P.m:104 AAS ZMIIP Yac.—' A $.. 0—2?ft Aerial Photo(Collier County Property Appraiser) PURPOSE/DESCRIPTION OF PROJECT: The Applicant seeks a determination that a self-storage/mini-warehouse. Standard Industrial Code (SIC) 4225, is comparable and compatible use with the permitted uses in the in the Angileri Planned Use Development (PUD), Ordinance 96-56, as amended. ZLTR(CUD)-PL20160000899 Page 2 of 6 Angileri PUD The applicant requested a Zoning Verification Letter (ZLTR) from the Planning Manager on April 18, 2016. The Planning Manager and Zoning Director issued a ZLTR stating that the use of an indoor self-storage/mini-warehouse, SIC 4225, is comparable and compatible with the permitted principal uses in Area "B" under Section 3.3 (B) of the Angileri PUD. This hearing is to seek affirmation of that opinion by the HEX. ANALYSIS: LDC Section 10.02.06 J.1.b, Comparable Use Determinations, states: "The County Manager or Designee may issue a zoning verification letter to determine whether a use within a PUD is consistent and compatible with the surrounding uses within the PUD. To be effective, the zoning verification letter shall be approved by the BCC by resolution, at an advertised public hearing." The BCC delegated this duty to the Hearing Examiner through Ordinance 2013-25. A self-storage/mini-warehouse is a conditional use in the General Commercial District (C- 4) and a permitted use in the Heavy Commercial District (C-5) in the Collier County Land Development Code (LDC). The subject property is located within "Area B", as shown on the PUD Master Plan. Please note that a north portion of this property's folio number includes "Area A" which, per the PUD, permits open spaces and stormwater management areas—this portion,"Area A", is not included in this comparable use determination. Allowable uses within "Area B" are listed in Section 3.3.B. of this PUD. Staff's analysis reveals that the permitted uses for Area "B" contain a mix of permitted uses from Commercial Professional and General Office District(C-1) to the Heavy Commercial (C-5) district. The Area "B" uses of the Angileri PUD that are subject to this compatible and comparable analysis are as follows: • Depository Institutions • Eating Places (Sit-down restaurants only) • Hotels&Motels • Insurance Agents, Brokers, and Services • Miscellaneous Retail (limited to drug stores and florists) • Beauty Shops • Real Estate Agents &Managers • Travel Agencies • Video Tape Rental • Professional Offices and Medical Office uses The above listed PUD uses are all currently permitted in C-4 and C-5 zoning district with the exception of travel agencies which are also permitted in the Industrial district. It is staffs opinion that a self-storage facility is comparable to the permitted PUD uses because it is allowed as a conditional use in C-4 district and is a permitted principal use in the C-5 district. ZLTR(CUD)-PL20160000899 Page 3 of 6 Angileri PUD Additionally, this PUD is located within an Interchange Activity Center Subdistrict which allows for the same mixture of land uses permitted in the Mixed Use Activity Centers. Mixed Use Activity Centers are"designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community." Staff finds that self-storage/mini-warehouse is a commercial use that is consistent with the purpose and intent of the Interchange Activity Center. A Trip Generation Comparison was submitted by the applicant comparing a 100,000 square foot self-storage to a 70-room hotel. The report shows that self-storage generates less daily trips and thus is a less intensive trip generator than hotels. Staff agrees that with less daily trips and less intense trip generation, it will have fewer traffic impacts to the Pine Ridge Road segment between I-75 and Livingston Road. It is important to note that the Pine Ridge segment from I-75 to Livingston Road is over capacity in the current AUIR calculations. Furthermore, self-storage LDC parking requirements are less intensive than hotel LDC parking requirements and therefore can be concluded that self-storage creates a lessened parking demand. Section 4.05.04.G. of the LDC lists the minimum parking requirement for a self-storage facility to be calculated at a rate of 1 parking space per 20,000 square feet of storage buildings compared to a hotel/motel use which is calculated at a rate of 11 spaces per 10 guestrooms. In the applicant's narrative, a compatibility study analyzes the characteristics of the proposed self-storage/mini-warehouse use with the commercial and office uses approved in the Angileri PUD. The applicant references the LDC definition of self-storage as: "Buildings where customers lease space to store and retrieve their goods." Given this definition, staff is of the opinion that that an indoor self-storage facility is a commercial use that is consistent with the general intent statement noted in Sections 1.6 and 3.2 of the Angileri PUD that it be developed with a mixture of commercial and office uses. Additionally, indoor self-storage facilities typically don't generate noise or odors that could impact the surrounding properties and thus staff anticipates that the site generated impacts, resulting from noise or odor, to be comparable to the levels generated by offices uses. Staff finds self-storage parking demand and other site impacts such as noise, odor, and visual (building design) comparable to commercial retail uses. Based upon the above analysis, it is the determination of the Planning Manager that the use of an indoor self-storage/mini storage, SIC 4225, is comparable and compatible to the other permitted principal uses in Area"B"of the Angileri PUD. ZLTR(CUD)-PL20160000899 Page 4 of 6 Angileri PUD COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's Office reviewed this staff report on August 4,2016. STAFF RECOMMENDATION: Staff recommends that the Collier County Hearing Examiner affirm the opinion of the Zoning Manager that: The use of an indoor self-storage/mini warehouse (SIC 4225) is comparable and compatible to other permitted uses in the Angileri PUD, Section 3.3. (B) Area"B", as shown on the PUD Master Plan, Ordinance 96-56, as amended. Attachments: A. Zoning Verification Letter B. Application PREPARED BY: ZLTR(CUD)-PL20160000899 Page 5 of 6 Angileri PUD PREPARED BY: RACHEL BEASLEY,PLANNER DATE ZONING DIVISION—ZONING SERVICES SECTION REVIEWED BY: �.t f +•ham etf � �..r-- RAYMOND V. BELLOWS,ZONING MANAGER DATE ZONING DIVISION—ZONING SERVICES SECTION MICHAEL BOSI, AICP, DIRECTOR DATE ZONING DIVISION ZLTR(CUD)-PL20160000899 Page 6 of 6 Angileri PUD July 7. 2016 Richard D.Yovanovich. Esq. Coleman.Yovanovich& Koester, P.A. 4001 Tamiami Trail North.Suite 300 Naples, Florida 34103 Re: Zoning Verification Letter ZLTR (CUD)-PL20160000899: Zoning Verification Letter— Comparable Use Determination for the Angileri PUD, folio number 3845400000, located within in Section 7,Township 49 South, Range 26 East,of unincorporated Collier County,Florida. Dear Mr. Yovanovich: This letter is in response to a Comparable Use Determination(CUD)Application dated April 18,2016.which was submitted by you on the behalf of your client,Justin Story/Tyler Cooper—Johnson Development Associates, Inc. You have requested a determination from the Zoning Director and affirmation from the Office of the Hearing Examiner that the use of a self-storage/mini-warehouse facility, Standard Industrial Code (SIC) 4225. is comparable and compatible with the permitted uses in the Angileri Planned Use Development(PUD),Ordinance 96-56.as amended. The applicable ordinance regulating the zoning and use of the subject property is the Collier County Land Development Code (LDC), Ordinance 04-41. as amended. The current Official Zoning Atlas, an element of the LDC. reveals the subject property has a zoning designation of the Angileri PUD, Ordinance 96-56, as amended. The subject property is located within "Area B", as shown on the PUD Master Plan. Allowable uses within "Area B"are listed in Section 3.3.B. of this PUD. Based upon Staff's review of the LDC, a self-storage/mini-warehouse (SIC #4225), is listed as a conditional use in the General Commercial (C-4) zoning district and is a permitted use in the Heavy Commercial (C-5) district. Even though a self-storage/mini-warehouse facility is not listed as a permitted use in this PUD, it may be deemed to be a permitted use pursuant to the provision contained in PUD Section 3.3.B.1 I (Area"B" Permitted Principal Uses) which permits "any other commercial use or professional service which is comparable in nature with the foregoing uses". Given this PUD provision, staff has reviewed your application to determine if a self-storage facility is comparable and compatible with those permitted uses approved within the Angileri PUD as provided for in Sections 2.03.00.A and 10.02.06.J of the LDC. Staff's analysis reveals that the permitted uses for Area "B" contain a mix of permitted uses from Commercial Professional and General Office District (C-1) to the Heavy Commercial (C-5) district. Some of these uses are also permitted within the Industrial District (I). Furthermore. this PUD has been determined to be located within an Interchange Activity Center Subdistrict which allows for the same mixture of land uses permitted in the Mixed Use Activity Centers. It should be noted the Mixed Use Activity Center is"designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community". Given the findings noted above, it is Staff's opinion that a self-storage/mini-warehouse facility is a commercial use that is consistent with the purpose and intent provisions of the Interchange Activity Center Subdistrict as provided for in the Collier County Growth Management Plan(GMP). ZI.TR-20160000899 Attachment A July 7,2016 In your application you also included a compatibility study(prepared by JR Evans Engineering)that analyzed the characteristics of the proposed self-storage/mini-warehouse use with the commercial and office uses approved in the Angileri PUD. This study also references the LDC definition of self-storage as follows: "Buildings where customers lease space to store and retrieve their goods" subject to the design standards contained in Section 5.05.08.D.2 of the LDC. Given this definition, staff is of the opinion that that an indoor self-storage facility is consistent with the general intent statement noted in Sections 1.6 and 3.2 of the Angileri PUD that it be developed with a mixture of commercial and office uses.Even though PUD Section 3.2 states that it is the intent of the PUD to provide commercial land uses, especially those serving travelers, and office uses,this intent statement doesn't limit the commercial uses to only those uses serving the traveling public or other office uses. Therefore, it is the opinion of staff that an indoor self-storage facility is also consistent Section 3.2 of this PUD. Staff's analysis is also based upon the term"compatibility"which is defined in the LDC as follows: "A condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition." Furthermore, the term "comparable" is generally defined as having features in common with something else or having equivalent or similar attributes. The Area"B"uses of the Angileri PUD that are subject to this compatible and comparable analysis are as follows: • Depository Institutions • Eating Places(Sit-down restaurants only) • Hotels&Motels • Insurance Agents,Brokers,and Services • Miscellaneous Retail(limited to drug stores and florists) • Beauty Shops • Real Estate Agents&Managers • Travel Agencies • Video Tape Rental • Professional Offices and Medical Office uses One measure of comparability of a use pertains to the zoning districts that permit the applicable uses. For example,the above listed PUD uses are all currently permitted in C-4 and C-5 zoning districts of the LDC(except for Travel Agencies which are also permitted in the Industrial district).From a zoning classification standpoint, it is staffs opinion that a self-storage facility is comparable to the permitted PUD uses because it is allowed as a conditional use in C-4 district and is a permitted principal use in the C-5 district. Another comparable and compatible measure that can be analyzed involves the intensity of the uses such as a comparison of trip generation rates. In this regard, you supplied a Trip Generation Study prepared by JMB Transportation Engineering, Inc. that compares the trip generation rates of a 100,000 square foot self-storage facility to a 70-Room hotel use that can be developed on the subject 2.25 acre property. Staff concurs with the study's findings that the proposed self-storage use generates approximately 250 average daily trips(ADT)while a 70-Room Hotel has a higher trip generation rate of approximately 624 ADT. Staff also agrees with the conclusion that a self-storage use is a less intensive trip generator than hotels and will have fewer impacts to the Pine Ridge Road segment between I-75 and Livingston Road which is currently over capacity. Staff also compared the function/classification of uses,the parking demand and other site impacts such as noise, odor, and visual(building design)and fmds the following: Depository institutions,real estate agents,professional office and medical uses have functional characteristics that are similar to office uses while hotel/motels, restaurants, miscellaneous retail, and personal services tend to operate more like retail commercial uses. In comparison, Staff deems the operation of an indoor self-storage facility to be more like a commercial retail use since it involves the leasing of storage space to customers. ZLTR-20160000899 July 7,2016 In regards to the parking demand, Section 4.05.04.G. of the LDC lists the minimum parking requirement for a self-storage facility to be calculated at a rate of 1 parking space per 20,000 square feet of storage buildings which is less than the required parking when compared to a hotel/motel use which is calculated at a rate of II spaces per 10 guestrooms or a sit-down restaurant that that requires I parking space per 60 square feet. Furthermore, an indoor self-storage facility typically doesn't generate noise or odors that could impact the surrounding properties. As a result, if an indoor self-storage facility is approved and developed on the subject property; staff anticipates that the site generated impacts resulting from noise or odor to be comparable to the levels generated by offices uses. Therefore, the proposed use should not adversely impact the residential properties to the north and would typically generate fewer impacts when compared to a restaurant or a hoteVmotel use since those uses typically provide outdoor entertainment. Lastly, an indoor self-storage is subject to the design standards contained in Section 5.05.08.D.2 of the LDC which will ensure that any self-storage facility is designed to be comparable in design features with office uses. The Zoning Director has reviewed the application and submittal documents and finds the argument made to be compelling. Based upon staffs findings, it has been concluded that an indoor self-storage/mini-warehouse(SIC 4225) is a comparable and compatible use with the permitted uses in "Area B" of the Angileri PUD. This determination must be affirmed by the Hearing Examiner to become valid;you will be notified of a hearing date. Disclaimer: Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.All other applicable state or federal permits must be obtained before commencement of the development. Please be advised that the information presented in this verification letter is based on the Collier County LDC and/or Growth Management Plan in effect as of this date. It is possible that subsequent amendment(s)to either of these documents could affect the validity of this verification letter. It is also possible that development of the subject property could be affected by other issues not addressed in this letter, such as, but not limited to, concurrency related to the provision of adequate public facilities,environmental impact,and other requirements of the Collier County LDC or related ordinances. Should you require additional information or have any questions, please do not hesitate to contact me at(239)252- 2463 or e-mail: Raybe l lows�c'I col l iergov.net. Researched and prepared by: Reviewed by: Raym Bellows,Zoning Manager Mike Bosi,AICP, Planning&Zoning Director Zoning Services Section Zoning Division C: Rachel Beasley, Planner,Zoning Services Section Annis Moxam, Addressing Section Ian Barnwell, PUD Monitoring ZLTR-20160000899 July 7,2016 Co er Crnlnty • COWER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 FAX:(239)252-6358 `s �. i r � C ;F,� s1w—i .4-0 3)f A- �" 2 ta ( T€ ~ } � 1 � ��s �} � i .11;y.,-,,,``, oto ira,.�,n rr�� '`f �i .4 ✓x211y ...1 �` al J1 iL*F C N Ikt �s , } 4. c • e a c � �p;. w �. E �t t� � =5l'��:�e.<. �:.�r^,..,+�sa-).. .....?ia„ ��3...fit-e�l.�-�+.�3�}�.J-7Y,�.J�� -.e��ti ^�. rN, .�"'h'��;�':'^r .��.�,;,i PROJECT NUMBER PROJECT NAME To be completed by staff DATE PROCESSED PUD Zoning District Straight Zoning District f'�' .- "Y `g'^�. �'i M. -�, ;;� ,f 9. '!,t ��,4 Name of Applicant(s): Justin Story/Tyler Cooper-Johnson Development Associates, Inc. Address: 100 Dunbar St, Suite 400 City: Spartanburg State: SC zip: 29306 Telephone: (864)594-5735 Cell: (919)414-5361 Fax: • E-Mail Address: )story@johnsondevelopment.net Name of Agent: Richard D. Yovanovich, Esq. Firm: Coleman Yovanovich & Koester, P.A. Address: 4001 Tamiami Trail North, Suite 300 City: Naples State: FL ZIP: 34103 Telephone: (239)435-3535 Cell: Fax: (239)435-1218 E-Mail Address: ryovanovich@cyklawfirm.com :, :4; y.. Lt . t a s ,.. k' R A ,P Q S' r l 4:' P;**c-IInFq n.,a Waal Site Address: Intersection of Pine Ridge Road and Whippoorwill Road Folio Number: 38454000000 Property Owners Name: Thomas Olsen and Stephen Levitt 1, **44r,. fOgnigriMMgiaftql.01,WSin--A,z-Mtartaa The determination request and justification for the use must be done by a certified land use planner or a land use attorney. Provide the completed request on a separate attached sheet. Please be very specific and include the SIC Code, if known. The request should adhere to the following format: "I request a determination from the Planning Manager and approval from the Office of the • Hearing Examiner, that the use of is comparable and compatible with the permitted uses in the PUD or in the Straight Zoning District.' 9/25/2014 Attachment B Page 1 of 2 Co . er County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 • www.colliergov.net (239)252-2400 FAX:(239)252-6358 .{..; e. See Chapter 3 G.6 of the Administrative Code for submittal requirements. The following items are to be submitted with the application packet. Incomplete submittals will not be accepted. NOT REQUIREMENTS FOR REVIEW OF REQUIRED REQUIRED Completed Application (download current form from County ❑ ❑ ❑ website) Determination request and the justification for the use (�✓ L PUD Ordinance and Development Commitment information 0 ❑ Electronic Copies of all documents *Please advise: The Office of the Hearing Examiner requires all © 0 ❑ materials to be submitted electronically in PDF format. ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS: • Following the completion of the review process by County review staff,the applicant shall submit all materials electronically to the designated project manager. • Please contact the project manager to confirm the number of additional copies required. • FEE REQUIREMENTS: ❑ Application: $1,000.00;Additional Fees of$100 per hour will be charged as needed upon completion of review and research. Payment of Additional Fees will be required prior to the release of the verification. ❑ Estimated Legal Advertising Fee for the Office of the Hearing Examiner:$925.00 All checks payable to:Board of County Commissioners The completed application,all required submittal materials,and the permit fee shall be submitted to: Growth Management Division/Planning and Regulation ATTN:Business Center 2800 North Horseshoe Drive Naples, FL 34104 �_--- 4/18/2016 Applicant Signature - Date Tyler Cooper Printed Name Please be advised that the zoning letter is based upon the available records furnished by Collier County and what was visible and accessible at the time of inspection. This report is based on the Land Development Code that Is in effect on the date the report was prepared. Code regulations could be subject to change. While every attempt has been made to • ensure the accuracy or completeness, and each subscriber to or user of this report understands that this department disclaims any liability for any damages in connection with its use.In addition,this deportment assumes no responsibility for the cost of correcting any unreported conditions. 9/25/2014 Page 2 of 2 S J.R. EVANS ENGINEERING ANGILERA PUD ZONING VERIFICATION LETTER-COMPARABLE USE DETERMINATION On behalf of Johnson Development Services, l request a determination from the Planning Manager and approval from the Office of the Hearing Examiner,that the use of"Self-Storage/Mini-warehouse" (SIC Code 4225)is comparable and compatible with the permitted uses in the Angilera PUD. The Angilera PUD is located at the northeast corner of the Pine Ridge Road and Whippoorwill Lane intersection,in Collier County,FL.The property is designated within an Interchange Activity Center on the Collier County Future Land Use Map. The subject property was originally zoned as a PUD in 1996. The Permitted Use list generally includes C-1 and C-2 uses allowed both by right and as a conditional use. The Permitted Use list also allows for "any other commercial use or professional service which is comparable in nature with the foregoing uses..." Self-Storage facility is defined in the land development code as "Buildings where customers lease space to store and retrieve their goods."This use is allowed by right in the C-5 zoning district and as a Conditional Use in the C-4 Zoning District. The Angilera PUD also approves "Hotels/Motels" as a permitted use.Hotel/motel is also a Conditional Use in the C-4 zoning District • The"Self-storage"use,in many ways,functions similar to a Hotel/Motel use in that both operations temporarily lease space to customers.The central difference between the two uses however,is that a self-storage use is significantly less intense and impactful than a hotel/motel.In fact,the use itself is a very low intensity commercial use and among the least intense commercial uses in the C-4 Zoning District and among the least intensive uses in the Angilera PUD. The self-storage facility does not have the typical external impacts that characterize other commercial uses within the Angilera PUD. Specifically the self-storage facility: 1. Has minimal vehicle trips,insignificant compared to a hotel,restaurant or bank. 2. Has very little activity going into and out of the building or around the property. 3. There are no kitchens or outdoor dumpsters containing food waste that would create off site impacts due to odor. 4. The use is not characterized as a generator of noise of any significance.There are no outdoor speaker systems. 5. There are no visual impacts that will not be mitigated through the County's design standards. Further, the property owner is willing to comply with dark skies lighting requirements to ensure no off-site impacts. Additionally, the Self-storage use is compatible with other uses in the PUD and with surrounding uses. Compatibility and consistency with other C-4 and C-3 uses was acknowledged by the County through the approval of Ordinance#06-34,the BRB Development CPUD,located north of lmmokalee Road just west of Airport-Pulling Road. This PUD listed "Warehousing (Group 4225)", which was found to be a compatible use with the other internal commercial uses(many of which were C-3 uses). In accordance with Section 3.3 of the Zoning Ordinance: • J.R. EVANS ENGINEERING 9351 CORKSCREW ROAD,STE. 102/ESTERO, FL 33928/239.405.9148(p)/239.288.2537(f) WWW.JREVANSENGINEERING.COM "Areas designated as"C,"on the Master Plan are designed to accommodate a mix of commercial land uses including indoor self storage, general and medical office, and retail commercial generally consistent with the retail commercial uses found in the C-3 Zoning District" . Accordingly, even though Self-storage is not a C-3 use, the intensity of the use was found to be comparable and compatible to C-3 uses.Similarly,the Hiwasse CPUD, located at the intersection of Livingston Road and Eatonwood Lane,approved the Self-storage use among uses that are generally considered C-2 uses. The Land Development Code defines compatibility as follows: "...pertains to issues of compatibility with surrounding uses, complimentary patterns of development and mitigation of negative impacts. The Compatibility Review will be limited to compatibility issues, external sidewalks and pathway connections, lighting, dumpster location and screening,and orientation of buildings and ancillary facilities..." A self-storage facility is one of the few retail uses that can easily provide a transition from the more intensive commercial uses at the interchange to the south and the single family residential uses to the north.To the south of the property is a RaceTrac gas station, Pine Ridge Road and several other interchange retail uses.Single family residential development is on the north across from Livingston Woods Lane. As stated above,many of the typical external impacts that are created with commercial development are not an issue with a self-storage facility. Dumpsters will not contain kitchen waste as the comparable hotel/motel use would;pedestrian connectivity can be maintained similar to any other commercial use;and lighting can be directed internally to avoid off site impacts.Compliance with the Dark-Sky Lighting standards can further assure compatibility with adjacent uses. Finally, . architectural and site design will need to be consistent with LDC Section 5.05.08 which will ensure that the massing and articulation of the building is compatibility with adjacent uses. Of the uses permitted in the Angilera PUD,the Self-storage use is similar in nature to the hotel/motel, which also leases space. However, self-storage is among the least intensive uses that would be allowed in the PUD and among the most compatible to adjacent uses. • J.R. EVANS ENGINEERING 9351 CORKSCREW ROAD,STE. 102/ESTERO, FL 33928/239.405.9148(p)/239.288.2537(f) WWW.JREVANSENGINEERING.COM • Letter of Authorization JYc'i. Thomas Olsen and Stephen Levitt being.first dill)' sworn. depose unci .sur that we'1 ung irre the owners of the property described as (;olden (;ate Estate's Unit 35 Trae•t 61. Less 11w ,Suint! 225 Feet. Further described as Parcel ID 4 38.13-10000(M) from the Collier County Property Appraiser. .4s property miner We 1.Jilr i/wr authorize Johnson Development Associates. Inc 10 act as onrini' representative in ally mailers regarding the permit r.rpplwanons necessary ,/Or the development of the chore d ••ibed property. „. ' 8 .. i _____. _ _• S g,u,ii,re of Property Owner Signal; 'e of Property Owner Thomas Olsen Steplrell Levine Typed or Printed Name of'owner Typed or Printed Name 01'011'17er Slate of Ohio I ' • C ilm111'u/'MunlgW111e1.y ).SS: The./bregoing instrument was acknowledged he/bre me this Sl'it dny of __ . 2016, by Thomas Olsen who is personullt• known to me or has prodl►c•ed _ us identification atiou. (Sign(' ►•e o/',V tory 1'llhlic-Shite o/'Ohio) J.STEPHEN HERBERT.Attorney at taw. . . !Rotary Public, State of Ohio Notary Stamp My Commission has no smeretton data Sedlon 147.03 O. R. C Stale of Ohio 1 (ilunit'of'rllonigomel y )ss. The,foregoing instrument was acknowledged he/bre me this 7-” 'do)•of ._ __ x016, by Stephen Levitt who is personally known to me or has prodtx._ed - us identification. (Sign(' ,re c.i f:Vol ry Public:State of Ohio) • Notary Stamp J.STEPHEN HERBERT,Attorney a1%V, Notary Public, State of Ohio 4942584106I 1'1)0829675A-2 7.2E1,1 fi My Commission has no expiration date Section 147.03 0. R. C AFFIDAVIT OF AUTHORIZATION • FOR PETITION NUMBERS(S) P120180000890 Dan Breeden (print name),as +\ J - 5",....-i, I T-.`A''- - (title, if applicable)of Johnson Development associates.Inc. (company, If_applicable),licable), swear or affirm under oath,that I am the(choose one)owners applicantncontract purchasernand that: 1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches, data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. I have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application; and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. We/I authorize C.o+•rnan YovanoWrh and Koester.PA. to act as our/my representative in any matters regarding this petition including 1 through 2 above. *Notes: • If the applicant is a corporation, then it is usually executed by the corp.pres. or v.pres. • If the applicant is a Limited Liability Company(L.L.C.) or Limited Company(LC.), then the documents should typically be signed by the Company's"Managing Member.' • If the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant is a limited partnership, then the general partner must sign and be identified as the `general partner"of the named partnership. • If the applicant is a trust, then they must include the trustee's name and the words`as trustee". • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then • use the appropriate format for that ownership. Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated in it are true. 7— 3 7 Al /16 Signature Date STATE OF FLORIDA COUNTY OF COLLIER T foregoing instrument was sworn to(or affirmed) and subscribed before me on '7 p? /It (date)by (name ofperson providingoath or affirmation), as ( Lt �. J�It.QA�C/L. ) s personally known to me or who has produced (type of identification)as i ntification. ieiSTAMP/SEAL ,�11tlltfll hI4innature of to ublic Ni YEL0 .. $ .••'N..5Slon..F••- 01. tors • cP ••"' :z .....•dm' • . u p •... "B ,vv:Q CP103-COA-00115\155 i� '•.Vd/tir 2�•s••`�'ti �� REV 3/24/14 �Ii V ••LL•••• Q � ii,„,yl C AY ``s. JMB TRANSPORTATION ENGINEERING, INC. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES TRIP GENERATION COMPARISON ss For Angileri PUD (Whippoorwill Lane & Pine Ridge Road, Collier County, Florida) April 13,2016 Prepared by: JMB TRANSPORTATION ENGINEERING, INC. 4711 7TH AVENUE SW NAPLES, FLORIDA 341 19 (2391227-2355 CERTIFICATE OF AUTHORIZATION No. 27830 (PROJECT Na. 1603131 ,,,,,1g111111111tt"',, NI. BA/yk -GENSF'• • oc No 43660 •� de- ST JAMS= 9AN�9 � �q FLOR .A REG. N$.-we .OR�O 6-ss pN PL .•e TABLE OF CONTENTS • Conclusions 2 Scope of Project 2 Table A-Approved Land Uses vs. Proposed Land Use 2 Project Generated Traffic 3 Table B- Proposed Development vs.Approved Development Trips 3 Table 1 -Trip Generation Computations 4 • • 1 • Conclusions The report concludes that the proposed land use(i.e., self storage/mini-warehousing)will generate substantially less trips than other approved land uses within the PUD. By adding the land use to the PUD in order to construct 100,000 square feet of self storage which will displace other approved land uses, the result will be less impacts to the adjacent road network. Scope of Project Angileri PUD is an approved and partially built-out PUD that allows for a wide range of land uses,but does not include self storage. Angileri PUD is located on the north side of the Whippoorwill Lane&Pine Ridge Road intersection. It is being requested to include self storage to the PUD's schedule of uses, which will effectively displace currently approved land uses that may otherwise be developed within 1 the PUD. More specifically, 2.25 +1-acres of the PUD can support the development of 100,000 square feet of self storage space,which may otherwise be developed with a 70- room hotel. • Table A Approved Land Use vs.Proposed Land Use Angileri PUD Approved Land Use Proposed Land Use 2.25 +/-Acres 70-Room Hotel Self-Storage (100,000 s.f.) • 2 Project Generated Traffic . Traffic that can be expected to be generated by the project was estimated based upon the guidelines established by the Institute of Transportation Engineers, Trip Generation Manual,9th Edition. That is, historical traffic data collected at similar land uses was relied upon in estimating the project's traffic. It was concluded that land use code "Hotel" (LUC 310) was most appropriate in estimating the approved land use's trips,and "Mini- Warehousing" (LUC 151)was most appropriate for the proposed land use. Trip generation computations are shown in Table l and summarized below in Table B. (A{ - ,c Table B Proposed Development Trips vs.A roved Development Trips Daily Peak Hour PM Peak Hour ' (ADT) (vph) (vph) 70-Room Rotel 624 4 49 Self-Storage 250 14 26 As determined,the proposed self storage will generate substantially less trips than other approved land uses within the PUD. By adding the land use to the PUD in order to • construct 100,000 square feet of self storage which will displace other approved land uses,the result will be less impacts to the adjacent road network. • 3 TABLE 1 TRIP GENERATION COMPUTATIONS • Angileri PUD - Self Storage Land Use Code Land Use Description Build Schedule 151 Mini-Warehouse 100,000 s.f. 310 Hotel 70 Rooms Land Use Trip Generation Equation Code Trip Period (Based upon S.F.) Total Trips Trips Enter/Exit LUC 151 Daily Traffic(ADT)= T=2.50(X)= 250 ADT AM Peak Hour(vph)= T=0.14(X) = 14 vph 8 / 6 55%Enter/45%Exit= PM Peak Hour(vph)= T=0.26(X)= 26 vph 13 / 13 50%Enter/50%Exit= LUC 310 Daily Traffic(ADT)= T=8.92(X) = 624 ADT AM Peak Hour(vph)= T=0.67(X) = 47 vph 27 / 20 vph 58%Enter/42%Exit= PM Peak Hour(vph)= T=0.70(X) = 49 vph 24 / 25 vph 49%Enter/51%Exit= 110 AGENDA ITEM 4-C Cotter County STAFF REPORT TO: COLLIER COUNTY HEARING EXAMINER FROM: GROWTH MANAGEMENT DEPARTMENT ZONING DIVISION-ZONING SERVICES SECTION HEARING: AUGUST 25,2016 SUBJECT: ZLTR(CUD)-PL20160001193,GASPAR STATION CPUD APPLICANT/AGENT: OwN ner: A. Grover Matheney, Trustee Land Trust Agreement UTD 06/29/88 PMB PTY 3977/1601 NW 97th Ave PO Box 25207 Miami, FL 33102-5207 Applicant: Justin Story/Tyler Cooper Johnson Development Associates,Inc. 100 Dunbar Street, Suite 400 Spartanburg, SC 29306 Agent: Kristina Johnson,P.E. J.R. Evans Engineering 9351 Corkscrew Road, Suite 102 Estero,FL 33928 REQUESTED ACTION: The Applicant wishes to have the Collier County Hearing Examiner(HEX) affirm a zoning verification letter issued by the Planning and Zoning Division pursuant to LDC Section 10.02.06, in which County staff determined that the proposed use of indoor self- storage/mini-warehouse (SIC 4225) is comparable in nature to other permitted principal uses in the Interchange Commercial Land Use District under Section 3.1.A of the Gaspar Station CPUD, Ordinance No. 07-75, as amended. ZLTR(CUD)-PL20160001193 Page 1 of 6 Gaspar Station CPUD GEOGRAPHIC LOCATION: The subject property is located on the south side of Immokalee Road, approximately one quarter mile west of Interstate 75. in Section 30, Township 48 South, Range 26 East, Collier County, Florida, consisting of 10.92+acres. SURROUNDING LAND USE & ZONING: Subject: Gaspar Station Commercial Planned Unit Development (CPUD) North: Immokalee Road Right-of-Way then Residential—Carlton Lakes PUD, and Commercial -Tracts FD-1 and FD-3 of the Gaspar Station CPUD Fast: Commercial - Tracts FD-1 and FD-3 of the Gaspar Station CPUD, and Commercial- Donovan Center PUD South: Preserve—Tract P-1 of the Gaspar Station CPUD then Preserve— Livingston Lakes PUD West: Unimproved—Rural Agricultural(A) is tarMucw i I . 4 j r, 1 l 4 : ' tc.,. ..... - it• e„, 1 iiv-1 ..t .... , , , , , . , ......... 1 • i '''L I; �M ri * ,f. f` ti tlsaooaWAY 146.4. ••°' ' _ aii 3, ,. -x;. Iv:.. Gaspar Station ( PUD i; i -6 »; '41 ri; rx :ca. ' 4 r�- .ter-�t `x ,. ' w 46.10. �x_(fit, ,I ! 77. L CP rd ` 3 , 0- t Aerial Photo (Collier County Property Appraiser) ZLTR (CUD)-PL20160001193 Page 2 of 6 Gaspar Station CPUD PURPOSE/DESCRIPTION OF PROJECT: The Applicant seeks a determination that an indoor self-storage/mini-warehouse, Standard Industrial Code (SIC) 4225, is comparable and compatible use with the permitted uses in the in the Gaspar Station CPUD, Ordinance 0-75, as amended. The applicant requested a Zoning Verification Letter (ZLTR) from the Planning Manager. Staff and the Zoning Manager subsequently issued a ZLTR finding that the use of an indoor self-storage/mini-warehouse, SIC 4225, is comparable and compatible with the permitted principal uses in the Interchange Commercial Land Use District under Section 3.1.A of the Gaspar Station CPUD. This hearing is to seek affirmation of that opinion by the HEX. ANALYSIS: LDC Section 10.02.06 J.1.b, Comparable Use Determinations, states: "The County Manager or Designee may issue a zoning verification letter to determine whether a use within a PUD is consistent and compatible with the surrounding uses within the PUD. To be effective,the zoning verification letter shall be approved by the BCC by resolution, at an advertised public hearing." The BCC delegated this duty to the Hearing Examiner by means of Ordinance 2013-25. The subject CPUD is located within the Interchange Activity Center Subdistrict (Activity Center #4), as per the County's Future Land Use Map (FLUM), which allows for the same mixture of land uses permitted in the Mixed Use Activity Center. The Mixed Use Activity Center is "designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community." It is Staff's opinion that an indoor self-storage/mini-warehouse facility is a commercial use that is consistent with the purpose and intent provisions of the Interchange Activity Center Subdistrict as provided for in the Collier County Growth Management Plan(GMP). An indoor self-storage/mini-warehouse is a conditional use in the General Commercial District (C-4) and a permitted use in the Heavy Commercial District (C-5) in the Collier County Land Development Code (LDC). The subject property is located within the Interchange Commercial Land Use District,as shown on the PUD Master Plan. Allowable uses within the Interchange Commercial Land Use District are listed in Section 3.1.A of this PUD. Staff's analysis reveals that the permitted uses for the Interchange Commercial Land Use District are comprised of a mix of permitted uses from Commercial Professional and General Office District (C-1) to the Heavy Commercial (C-5) district with some uses also being allowable within the Industrial (I)district. Staff's analysis is also based upon the term"compatibility"which is defined in the LDC as follows: "A condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively ZLTR(CUD)-PL20160001193 Page 3 of 6 Gaspar Station CPUD impacted directly or indirectly by another use or condition. Furthermore, the term "comparable" is generally defined as having features in common with something else or having equivalent or similar attributes. Staff concurs with the applicant's assessment that an indoor Self Storage/Mini- warehouse is similar in nature to many of the other uses permitted within the Gaspar Station CPUD in that the physical form of the building can be designed to be similar in scale, but less intrusive than some of the large footprint uses that are allowable; "Building Materials, Hardware and Garden Supplies, and Food Stores." A Trip Generation Study, prepared by JMB Transportation Engineering, Inc., was submitted by the applicant comparing the trip generation rates of a 100,000 square foot self- storage facility to a 130-Room hotel use or a High-Turnover Restaurant of 8,000 square feet that can be developed on the subject +/-2.12 acre property. Staff concurs with the study's findings that the proposed self-storage use generates approximately 250 average daily trips (ADT) while a 130-Room Hotel has a higher trip generation rate of approximately 1,160 ADT and a High-Turnover Restaurant of 7,000 square feet has a rate of 580 ADT. Staff concurs with the conclusion that a self-storage use is a less intensive trip generator than both hotels and high-turnover restaurants and will have fewer impacts to the Immokalee Road segment between I-75 and Livingston Road. Staff also compared the function/classification of uses along with site design issues such as noise, odor, and visual (building design) and finds the following: Depository institutions, real estate agents, professional office and medical uses have functional characteristics that are similar to office uses while hotel/motels, restaurants, miscellaneous retail, and personal services tend to operate more like retail commercial uses. In comparison, Staff deems the operation of an indoor self-storage facility to be more like a commercial retail use since it involves the leasing of storage space to customers. Furthermore, an indoor self-storage facility typically doesn't generate noise or odors that could impact the surrounding properties. As a result, if an indoor self-storage facility is approved and developed on the subject property; staff anticipates that the site generated impacts resulting from noise or odor to be comparable to the levels generated by offices uses. Therefore,the proposed use should not adversely impact the Livingston Lakes PUD to the south and would typically generate fewer impacts when compared to a restaurant or a hotel/motel use since those uses typically provide outdoor entertainment. Lastly, an indoor self-storage is subject to the design standards contained in Section 5.05.08.D.2 of the LDC which will ensure that any self-storage facility is designed to be comparable in design features with office uses. Based upon the above analysis, it is the determination of the Planning Manager that the use of an indoor self-storage/mini storage, SIC 4225, is comparable and compatible to the other permitted principal uses in the Interchange Commercial Land Use District of the Gaspar Station CPUD. ZLTR(CUD)-PL20160001193 Page 4 of 6 Gaspar Station CPUD COUNTY ATTORNEY OFFICE REVIEW: The County Attorney's Office Reviewed this staff report on August 8,2016. STAFF RECOMMENDATION: Staff recommends that the Collier County Hearing Examiner affirm the opinion of the Zoning Manager that: The use of an indoor self-storage/mini warehouse(SIC 4225) is comparable and compatible to other permitted principal uses in the Gaspar Station CPUD, Section 3.1.A Interchange Commercial Land Use District, as shown on the PUD Master Plan, Ordinance 07-75, as amended. Attachments: A. Zoning Verification Letter B. Application ZLTR(CUD)-PL20160001193 Page 5 of 6 Gaspar Station CPUD PREPARED BY: 4e/Z-ot& J KELLY, PLANNER DA E ZONING DIVISION-ZONING SERVICES SECTION REVIEWED BY: RAYMOND V. BELLOWS, ZONING MANAGER DAT ZONING DIVISION-ZONING SERVICES SECTION �_�_ ��, MICHAEL BOSI, AICP, DIRECTOR DATE ZONING DIVISION ZLTR(CUD)-PL20160001193 Page 6 of 6 Gaspar Station CPUD C. i County Growth Management Department Zoning Services Section July 22,2016 Kristina Johnson, P.E. J. R.Evans Engineering 9351 Corkscrew Road, Suite 102 Estero, Florida 33928 Re: Zoning Verification Letter ZLTR (CUD)-PL20160001193; Zoning Verification Letter — Comparable Use Determination for 5302 Useppa Way; AKA: Gaspar Station Phase 1 Tract FD-2, Less Gaspar Station Phase 2, in Section 30, Township 48 South, Range 26 East, of unincorporated Collier County, Florida. Property ID/Folio Number: 34595001027. Dear Ms. Johnson: This letter is in response to a Comparable Use Determination (CUD) Application dated May 17, 2016, that was submitted by you on the behalf of Justin Story/Tyler Cooper—Johnson Development Associates, Inc.You have specifically requested a determination from the Planning Manager and affirmation from the Office of the Hearing Examiner that the use of a self-storage/mini-warehouse (SIC 4225) is comparable and compatible with the permitted uses in the Gaspar Station Commercial Planned Unit Development (CPUD). Said application was accompanied by a cover letter,Narrative Statement, a Transportation Trip Generation Comparison,CPDD Ordinance and Development Commitment Information. The applicable ordinance regulating the zoning and use of the subject property is the Collier County Land Development Code(LDC),Ordinance 04-41, as amended. The current Official Zoning Atlas, an element of the LDC, reveals the subject property has a zoning designation PUD, more specifically the Gaspar Station CPUD as established by Ordinance 07-75, as amended. The subject property comprises+/-10.92 acres and is located within an area dedicated "Interchange Commercial," as shown on the PUD Master Plan. Allowable uses within the Interchange Commercial Land Use District are listed in Section 3.1.A. of the CPUD document. Based upon Staffs review of the LDC, a self-storage/mini-warehouse (SIC 4225), is listed as a conditional use in the General Commercial (C-4) zoning district and is a permitted use in the Heavy Commercial (C-5)district. Although a self-storage/mini-warehouse facility is not listed as a permitted use in this CPUD, it may be deemed to be a permitted use pursuant to the provision contained in CPUD Section 3.1.A.40 (Interchange Commercial Principal Uses) which permits "any other uses which are comparable in nature with the foregoing uses and are approved through the process set forth in the LDC, in effect at the time of the request for such use." Given this PUD provision, staff has reviewed your application to determine if a self-storage facility is comparable and compatible with those permitted uses approved within the Gaspar Station CPUD as provided for in LDC Sections 2.03.00.A and 10.02.06.J. Staff's analysis reveals that the permitted uses within the Interchange Commercial Land Use District contain a mix of permitted uses from Commercial Professional and General Office District (C-1) to the Heavy Commercial (C-5)base zoning districts. Some of these uses are also permitted within the Industrial Zoning Division•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400•www.colliergov.net ATTACHMENT-A • Zoning Verification Letter ZLTR(CUD)-PL20160001193 Page 2g/3 District (I). Furthermore, this CPUD has been determined to be located within Interchange Activity Center Subdistrict(Activity Center#4)which allows for the same mixture of land uses permitted in the Mixed Use Activity Center.It should be noted the Mixed Use Activity Center is"designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community". Given the findings noted above, it is Staff's opinion that a self-storage/mini-warehouse facility is a commercial use that is consistent with the purpose and intent provisions of the Interchange Activity Center Subdistrict as provided for in the Collier County Growth Management Plan(GMP). Included with your application was a narrative statement of compatibility that analyzed the characteristics of the proposed self-storage/mini-warehouse use with the commercial and office uses approved in the Gaspar Station CPUD. You further note that CPDD allows "Used Automobile Sales,'"'Public Order and Safety," and "Hotel/Motel" uses. This analysis also references the LDC definition of self-storage as follows: "Buildings where customers lease space to store and retrieve their goods"subject to the design standards contained in Section 5.05.08.D.2 of the LDC. Given this definition,staff is of the opinion that that an indoor self-storage facility is consistent with the general description of project plan and proposed land uses statement noted in Section 2.2 of the Gaspar Station CPUD that it be developed with a range of interchanges commercial uses. Stags analysis is also based upon the term"compatibility"which is defined in the LDC as follows: "A condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition."Furthermore,the term "comparable"is generally defined as having features in common with something else or having equivalent or similar attributes. Staff concurs with your assessment that a Self Storage/Mini-warehouse is similar in nature to many of the other uses permitted within the Gaspar Station CPUD in that the physical form of the building can be designed to be similar in scale,but less intrusive than some of the large footprint uses that are allowable; "Building Materials,Hardware and Garden Supplies, and Food Stores." Another comparable and compatible measure that can be analyzed involves the intensity of the uses such as a comparison of trip generation rates.In this regard,you supplied a Trip Generation Study prepared by JMB Transportation Engineering, Inc. that compares the trip generation rates of a 100,000 square foot self-storage facility to a 130-Room hotel use or a High-Turnover Restaurant of 8,000 square feet that can be developed on the subject +/-2.12 acre property. Staff concurs with the study's findings that the proposed self-storage use generates approximately 250 average daily trips (ADT) while a 130-Room Hotel has a higher trip generation rate of approximately 1,160 ADT and a High-Turnover Restaurant of 7,000 square feet has a rate of 580 ADT. Staff concurs with the conclusion that a self-storage use is a less intensive trip generator than both hotels and high-turnover restaurants and will have fewer impacts to the Immokalee Road segment between 1-75 and Livingston Road. Staff also compared the fimction/classification of uses along with site design issues such as noise, odor, and visual (building design) and finds the following: Depository institutions, real estate agents, professional office and medical uses have functional characteristics that are similar to office uses while hotel/motels, restaurants, miscellaneous retail, and personal services tend to operate more like retail commercial uses. In comparison, Staff deems the operation of an indoor self-storage facility to be more like a commercial retail use since it involves the leasing of storage space to customers. Furthermore,an indoor self-storage facility typically doesn't generate noise or odors that could impact the surrounding properties. As a result, if an indoor self-storage facility is approved and developed on the subject property; staff anticipates that the site generated impacts resulting from noise or odor to be comparable to the levels generated by offices uses. Therefore, the proposed use should not adversely Zoning Verification Leifer ZLTR(CUD1-PL20160001193 Page 3 of 3 impact the Livingston Lakes PUD to the south and would typically generate fewer impacts when compared to a restaurant or a hotel/motel use since those uses typically provide outdoor entertainment. Lastly, an indoor self-storage is subject to the design standards contained in Section 5.05.08.D.2 of the LDC which will ensure that any self-storage facility is designed to be comparable in design features with office uses. The Zoning Manager has reviewed the application and submittal documents and finds the argument made to be compelling. Based upon staff's findings, it has been concluded that an indoor self-storage/mini- warehouse (SIC 4225) is a comparable and compatible use with the permitted uses in Interchange Commercial Land Use District of the Gaspar Station CPUD. This determination must be affirmed by the Hearing Examiner to become valid;you will be notified of a hearing date. Disclaimer: Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. All other applicable state or federal permits must be obtained before commencement of the development. Please be advised that the information presented in this verification letter is based on the Collier County LDC and/or Growth Management Plan in effect as of this date. It is possible that subsequent amendment(s) to either of these documents could affect the validity of this verification letter. It is also possible that development of the subject property could be affected by other issues not addressed in this letter, such as, but not limited to, concurrency related to the provision of adequate public facilities, environmental impact,and other requirements of the Collier County LDC or related ordinances. Should you require additional information or have any questions, please do not hesitate to contact me at (239)252-5719 or e-mail: johnkeily@colliergov.net. Researched and prepared by: Reviewed by: I : 7 Jo A. ,Kelly, lanner Raymomi Bellows,Zoning Manager Zoning Services Section Zoning Services Section C: GMD-Addressing Section GMD-PUD Monitoring P--._ . } :9-2,4 ,„ k . ...1 t f I i B I $ 1, Iia 1 i $a 1 El g -. !1! iia I lb .4 II .7.17,...:,..,.....61 i \\N„.....„,. ..11. _ • i i t g J. .... a ice. I I .w i I i ; c:::\\\ 4 -I :`""` PI ; j ,I i i 11 ; 1 1 1 0 9 I t iLLi ' r 411.6161161 . sw. K 111! I QQ1 1 K i r-sti IP:421 ." 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'A • i 4. vat s o v Ir a OMNI ZI Pi t, ls. .. • +s.war r" �i a k 03 z a. a, cs u li . . "9ty • COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104 www.collierxov.net (239) 252-2400 FAX:(239)252-6358 .RWCgr.`'.s du` k �+ �3 P+ t ; . w !'tp , z*. -n!,4 3�� ai ' �. St `,Fxs�i* +rA r y . Mj V- / cay• m } � ' 5M i .05 ces xs , � yy .r vkf• f 'Fs y s• � t � , 'Aa y r ¢�`: S6OK ,0 pitta� t / Qi �i ' mrie, f pT ,s T4.4 rw � rYL ;: 3 #: <upgsv h,,,i-r: . u,,,,, o: :i..x,, ,wncmftiiikki iNikak PROJECT NUMBER ZLTR (CUD) - PL20160001193 PROJECT NAME Gasper PUD DATE PROCESSED Date: 6-02-2016 — Due: 7-02-2016 PUD Zoning District Straight Zoning District — ` 1,17 ", i32 e#:+x,' z^` '"g'S4'S.,q r ae ,,,, .xyyuy,; l]y ga i i(t ;rte mpi''"�'J..lw, , im itm.,•:. Name of Applicant(s): Justin Story/Tyler Cooper-Johnson Development Associates, Inc. Address: 100 Dunbar St., Suite 400 City: Spartanburg State: SC ZIP: 29306 Telephone: (864)594-5735 Cell: (919)414-5361 Fax: E-Mail Address: jstory@johnsondevelopment.net • Kristina Johnson Name of Agent.. Firm: J.R. Evans Engineering 9351 Corkscrew Road Ste 102 Estero FL 33928 Address: City.. State: ZIP: Telephone: 239-405-9148 Cell: Fax: 239-288-2537 E-Mail Address: KJohnson@jreeeng.com +,..fi..�}'. a�' '�.Y$t x�♦ ♦ .f vi wa sS st'^S:Y' s[" � +ae'`�r x„ n p1,.e 'R >!; .."�;. ^c Ft R©_ r " f`�•I�fy _ ,9fv;R• .c� .b t C dLr.,..*.gi ?+':.**Ai% wzil 4i.�;&�"v.: t5h'�f'�sA$a s.a'�timt - .n mfit�7 t+ a,''SY.. +!i zgeoil ,i.t x i''w o r: site Address: 5302 Useppa Way Folio Number: 34595001027 Property Owners Name: Matheney TR, A Grover Iii r o t m k &+ mgr� sA n g 4M rt 9i x ( n.-.: et' p2 r` q ctur al } �",,4 o fazi@p 4, r3". .t�;SA�.3.n``tss�a_ 1 �Ow_n.s grgAtt,Wmtt `,k x` , frs1�s .',a The determination request and justification for the use must be done by a certified land use planner or a land use attorney. Provide the completed request on a separate attached sheet. Please be very specific and include the SIC Code, if known. The request should adhere to the following format: I "I request a determination from the Planning Manager and approval from the Office of the Hearing Examiner, that the use of is comparable and compatible with the • permitted uses in the PUD or in the Straight Zoning District." 9/25/2014 Page 1 of 2 ATTACHMENT-I Co er County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE • GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.collierRov.net (239)252-2400 FAX:(239) 252-6358 • See Chapter 3 G.6 of the Administrative Code for submittal requirements. The following items are to be submitted with the application packet. Incomplete submittals will not be accepted. REQUIREMENTS FOR REVIEW COPIES REQUIRED REQUIRED Completed Application (download current form from County ❑ ❑ website) Determination request and the justification for the use ❑ ❑ PUD Ordinance and Development Commitment information - ® ❑ ❑ Electronic Copies of all documents *Please advise: The Office of the Hearing-Examiner requires-all • - ❑ - materials to be submitted electronically in PDF format. ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS: • Following the completion of the review process by County review staff,the applicant shall submit all materials electronically to the designated project manager. • Please contact the project manager to confirm the number of additional copies required. FEE REQUIREMENTS: Application: $1,000.00; Additional Fees of$100 per hour will be charged as needed upon completion of review and research. Payment of Additional Fees will be required prior to the release of the verification. X Estimated Legal Advertising Fee for the Office of the Hearing Examiner:$925.00 All checks payable to:Board of County Commissioners The completed application,all required submittal materials,and the permit fee shall be submitted to: Growth Management Division/Planning and Regulation ATTN: Business Center 2800 North Horseshoe Drive Naples, FL 34104 --5//7//‘ . Applicant Signature Date Tyler Cooper Printed Name Please be odvised thot the zoning letter is based upon the ovailoble records furnished by Collier County and whot wos visible and accessible of the time of inspection. This report is bosed on the Land Development Code thot is in effect on the dote the report was prepored. Code regulations could be subject to chonge. While every attempt has been mode to ensure the accuracy or completeness, and eoch subscriber to or user of this report understands thot this deportment discloims ony liability for ony domoges in connection with its use. In oddition,this department assumes no responsibility • for the cost of correcting ony unreported conditions. 9/25/2014 Page 2 of 2 2808033 OR: 2838 PG: 2312 ECM Ie URDU 1101111.E RUM awll, I1 II/11/M1 it 11:1114 MIR IN NI 11.14 Poral ID Number: G0/94210coy. CnaseeII ITINt N111MINI R 11mMNN MIT R,RIB tiii Trustee's Deed Tub ladenture, Made lhh r day et $,Dass her,20011L A.D., Between Owes M.Ward,as Trustee, and individually of the County of Collier, Stab of FLORIDA, poster,and A. Grover Mathessy, as Successor Trustee, under that certain Lead Trust Apieaeeat, dined Joao 29,mgt./qp, who..address k do Wesley M.Robinson,501 Bricks!!!Key Drive,Sail.504,Miami,Florida 33131 of the Corney of Miaai•Dad. , State of FLORIDA ,pante. Witnesseth that 16e GRANTOR.fir and la considerate of the aim of TEN A NO/100(510.00) DOLLARS,and Mho pod and valuable cuseidretoa to GRANTOR is baud paid by GRANTEE,to receipt shawl is hereby adniew sdpd,Ms grassed,bargained sad sold to the said GRANTEE sod GRANTEE'S Mie sad'alga forever, Ise blowing desabed had,ehiW,lying and being N the Caraty of COWER ties.of Florida to wit SEE E GBRIT"A" *Said Trustee shall have full power and authority to protect, conserve, and to sell, or to lease, or to encumber, or otherwise to manage and dispose of the real property descr.i•ed herein pursuant to the provisions of Florida Statutes section 619.071. Upon the death or incompetenBaeC• easy, or his resignation as Trustee, Alan G. Matheney •• • • sor Trustee with all the powers set forth herein. • Owen M. Ward, as Trustee , • • •treh a.- ify that he currently resides at 201 Bay Poi too• • •rider, th neither he nor his family has aver reside• • e_• • ty or any contiguous property and that the • "446.s. r ,•t now and has never in 4111 the past constituted hi J tea• Subject to current toss moments, rose I•ranses, limitations. and restrictions of recd �_ h r O saddle GRANTOR army a tut GRANTOR TOlt has " ofGRANTOR.d milted will defied the Me ageism the kwhil calms,7t , a • ' • or under GRANTOR. IN WITNESS WHEREOF,th.greaser "' 1 "' •band mid seal W.day end yer first above wdas. Stud,sealed sad delivered is nue'praiser Printed Name: t w t•a'C G ra>4.- Owen M.Wad,as Tfuatee, eat ithdivi, ally ll �N 966 97*Avenue Nath,NAPLES,Florida 33963 vPrinted Name: ' T3f.v a Fri cduwCt.y Witness STATE OF FLORIDA COUNTY OF C„t)n at w.041 The Ibrephhg fasaunerM was schaowledpd before me this & day of Deesabr,2141A by Owes M.Ward.as Tresses who is presoak known to mu or tear produced his Florida Driver's License as idsmfMfoatam. This doormat was prepared by: Wedgy M.Robles"Lea Mesad Naeswt Aiwa.11abbsm!Wdbrs,LLP NOTARY PUPUC 151 Masi Key Drive,Sulfa 304 My Cm .lI.gi Mad,Florida 73111 xkh Lvs,s cr./. .irA4Yr ,Li' aft ..� 1 • YCJ • • *** OR: 2838 PG: 2313 It* EXHIBIT"A" LEGAL DESCRIPTION The West au-half(w%)of the Northeast one-quarter(NE V4)of the Northwest one-quarter(NW y.)of Section Thirty(30),Township Forty-eight(48)South,Range Twenty-six(26)East LESS AND EXCEPTING THEREFROM: The North 100 feet thereof, and The Lands described in: O.R.Book 374,Pages 572-573; O.R.Book 1545.Pages 443-444; and O.R.Book 1837,Pages 1099-1101;of the Public Records of Collier County,Florida. csoOR coU CZ 0 t" k cxRC FADATAIW D_REAUWARDWathentylMaeftepl•ExhibNA.doc 0 Letter ofAuthorization I, A. Grover Matheney, as Successor Trustee Under That Certain Land Trust Agreement Dated June 29, 1988, being first duly sworn, depose and say that I am the Trustee of the land trust that owns the property described as Gaspar Station phase 1 tract FD-2, less Gaspar Station Phase 2. Further described as Parcel ID#34595001027 from the Collier County Property Appraiser. As Trustee Ifurther authorize Johnson Development Associates.Inc to act as my representative in any matters regarding the permit applications necessary for the development of the above described property. Signa , ' of rustee A Grover Matheney Typed or Printed Name of Trustee The foregoing instrument was acknowledged before me this 27th day of July, 2016, by A. Grover Matheney, who is personally known to me or has produced as • identification. / i Allifill • No*b PObtico+ (Signature of Notary Public) 7.k,..,.---:....t.—‘. b,1Gt1 .n--i Notary Stamp - �,a*f,„ „,..._;:.,„7-Its. t • AFFIDAVIT OF AUTHORIZATION FOR PETITION NUMBERS(S) PL20160001193 / ,a. Dan Breeden (print name),as J�hc�... 5:4...h Mow/too (title, if M applicable)of Johnson Developm. A..ociat•s,Inc. (company,✓If a licable),swear or affirm under oath,that I am the(choose one)owners applicantfcontract purchaseriand that 1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions on the referenced property as a result of any action approved by the County in accordance with this application and the Land Development Code; 2. All answers to the questions in this application and any sketches,data or other supplementary matter attached hereto and made a part of this application are honest and true; 3. I have authorized the staff of Collier County to enter upon the property during normal working hours for the purpose of investigating and evaluating the request made through this application;and that 4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and restrictions imposed by the approved action. 5. We/I authorize J.R.Evans EN/heeling.PA to act as ou rimy representative in any matters regarding this petition including 1 through 2 above. *Notes: • if the applicant is a corporation, then it is usually executed by the corp.pres. or v.pres. • If the applicant is a Limited Liability Company(L.L.C.) or Limited Company(L.C.), then the documents should typically be signed by the Company's'Managing Member.' • if the applicant is a partnership, then typically a partner can sign on behalf of the partnership. • If the applicant Is a limited partnership, then the general partner must sign and be identified as the 'general partner'of the named partnership. • if the applicant is a bust, then they must include the trustee's name and the words'as trustee'. • In each instance, first determine the applicant's status, e.g., individual, corporate, trust, partnership, and then use the appropriate format for that ownership. • + a Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that the facts stated In It are true. 7/t b6 SI ure Date STATE OF FLORIDA COUNTY OF COLLIER T•: foregoing nstru ent was sworn to or affirmed)and subscribed before me on 7 ja KP (date) by I a h - t / QD L ✓ (name of person providing oath br affirmation), as rC A'' s • •7•pally known to me or who has produced (type of identification)as identif s"'ion. ``% ttlllllll//l STAMP/SEAL `� �A,T�.• ,�i�� Signature of ota ublic r•'�on FPI%. .7.7 Cr if .01.3kY 4% 4:: -: • ke G: til evi •'• • • 'CP108-COA-00115135 Q'• • REV 3/24/14 %111tio JR. EVANS ENGINEERING GASPAR PUD ZONING VERIFICATION LETTER-COMPARABLE USE DETERMINATION On behalf of Johnson Development Services, I request a determination from the Planning Manager and approval from the Office of the Hearing Examiner, that the use of "Self-Storage/Mini- warehouse" (SIC Code 4225) is comparable and compatible with the permitted uses in the Gaspar PUD or in the C-4 Straight Zoning District. The Gaspar PUD is located at the southwest corner of lmmokalee Road and Juliet Boulevard in Collier County, FL.The property is designated within Interchange Activity Center Subdistrict#4 on the Collier County Future Land Use Map. The subject property was originally zoned as a PUD in 2007. The Permitted Use list includes uses that are allowed both as by right uses and conditional uses in the C-4 zoning district. The Permitted Use list also allows for "any other uses which are comparable in nature with the foregoing uses..." Self-Storage facility is defined in the land development code as "Buildings where customers lease space to store and retrieve their goods."This use is allowed by right in the C-5 zoning district and as a Conditional Use in the C-4 Zoning District.The Gaspar PUD also approves"Used Automobile Sales", "Public Order and Safety", and "Hotels/Motels" as permitted uses, all of which are also Conditional • Uses in the C-4 zoning District. The Self-Storage/Mini-warehouse is similar in nature to many of the other uses permitted in the Gaspar PUD. The physical form of the building would be similar in scale, but less intrusive than some of the permitted large footprint uses including "Building Materials, Hardware and Garden Supplies" and"Food stores''. The function of the use is comparable in intensity to the various office uses allowed. The use in many ways functions similar to a Hotel/Motel use in that both operations temporarily lease space to customers. The central difference between the two uses however, is that a self- storage use is significantly less intense and impactful than a hotel/motel. In fact, the use itself is a very low intensity commercial use and among the least intense commercial uses in the C-4 Zoning District. The self-storage facility does not have the typical external impacts that characterize other commercial uses.Specifically the self-storage facility: 1. Has minimal vehicle trips,insignificant compared to a hotel. 2. Has very little activity going into and out of the building or around the property. 3. There are no kitchens or outdoor dumpsters that would create off site impacts due to odor. 4. The use is not characterized as a generator of noise of any significance. There are no outdoor speaker systems. • J.R. EVANS ENGINEERING 9351 CORKSCREW ROAD, STE. 102/ESTERO, FL 33928/239.405.9148(p)/239.288.2537(0 WWW.J R EVA N SEN G IN E ER IN co M 5. There are no visual impacts that will not be mitigated through the County's design standards. Further, the property owner is willing to comply with dark skies lighting • requirements to ensure no off-site impacts. Additionally, the Self-storage use is compatible with other uses in the PUD and with surrounding uses. This was acknowledged by the County through the approval of Ordinance # 06-34, the BRB Development CPUD. This PUD listed "Warehousing (Group 4225)", which was found to be a compatible use with the other internal commercial uses(many of which were C-3 uses). The Land Development Code defines compatibility as follows: "...pertains to issues of compatibility with surrounding uses, complimentary patterns of development and mitigation of negative impacts. The Compatibility Review will be limited to compatibility issues, external sidewalks and pathway connections, lighting, dumpster location and screening,and orientation of buildings and ancillary facilities..." As stated above, many of the typical external impacts that are created with commercial development are not an issue with a self-storage facility. Dumpsters will not contain kitchen waste as a hotel/motel would;pedestrian connectivity can be maintained similar to any other commercial use; and lighting can be directed internally to avoid off site impacts. Compliance with the Dark-Sky Lighting standards can further assure compatibility with adjacent uses. Architectural and site design will need to be consistent with LDC Section 5.05.08 which will ensure that the massing and articulation of the building is compatibility with adjacent uses. • J.R. EVANS ENGINEERING • 9351 CORKSCREW ROAD, STE. 102/ESTERO, FL 33928/239.405.9148(p)/239.288.2537 (f) WWW.JREVANSENGINEERING.COM 4110 JMB TRANSPORTATION ENGINEERING, INC. TRAFFIC/TRANSPORTATION ENGINEERING & PLANNING SERVICES TRIP GENERATION COMPARISON For Gaspar PUD (Juliet Boulevard & Immokalee Road, Collier County, Florida) May 19,2016 Prepared by: JMB TRANSPORTATION ENGINEERING. INC. 4711 7TH AVENUE SW NAPLES, FLORIDA 34119 (239) 227-2355 CERTIFICATE OF AUTHORIZATION NO. 27530 (PROJECT No. 160511) ,`.IHllitt1111Spoo .,`', ,p,MES N.. 4. �• ; 86S. o ' i�% sTA ' a 210/61 JA `M. �EIX$41 :J7�CQE OP ,PAT S tICISIAe *40 11 /d..i, TABLE OF CONTENTS Conclusions 2 Scope of Project 2 Table A-Approved Land Uses vs.Proposed Land Use 2 Project Generated Traffic 3 Table B-Proposed Development vs.Approved Development Trips 3 Table 1-Trip Generation Computations 4 S 4110 1 Conclusions The report concludes that the proposed land use(i.e., self storage/mini-warehousing)will generate substantially Iess trips than other approved land uses within the Gaspar PUD.By adding the land use to the PUD in order to construct 100,000 square feet of self storage will displace other approved land uses,which will result in less impact to the adjacent road network. Scope of Project Gaspar PUD is an approved and partially built-out PUD that allows for a wide range of land uses,but does not include self storage.Gaspar PUD is located on the south side of Immokalee Road and at the intersection of Juliet Boulevard and Immokalee Road. It is being requested to include self storage to the PUD's schedule of uses,which will effectively displace currently approved land uses that may otherwise be developed within the PUD.More specifically,a platted 2.12+/-acre lot within the PUD can support the development of 100,000 square feet of self storage space,which may otherwise be developed with a 130-room hotel or a high-turnover restaurant. Table A Approved Land Uses vs.Proposed Land Use Gaspar PUD Approved Land Use Proposed Land Use 130-Room Hotel Self-Storage Lot Size=2.12+1-acres or (100,000 s.L) High-Turnover Restaurant (8,000 s.f.) 2 I I 1 0 I • H .. •ra, �SiS. iLH_::i: _) L N ; i _ l T. MA 2 I q� VwNN 1r NNIN)ENOR MYCIE IV t\ \" 7o- 1 _vas-: ........................... r.r o1, — I—oNc Nee...Immo INNIN --. fa i m NI_ I =.pa.M- .rte M .. ' wsr.ww ,as,—. .M... w 3. _ L— A NINVANISNWINwsmilltAW=Wi - I� -- . l'i/ AWNS AN In sw ncaa.w nu.ra 11F-475411311311 ) I I 1 ..- Odd{ 1 i i� kr. A L410 ice,.,,, /Di' �' .s:> .x'i7 � \it" l' . comma PKI s. ' K I rarrwarrw r ! .. .I I w...... Ii ....:� ti ?} ` II if4:7'" :1. i !t ow I --- • 4R EVANf[NpINEiN116.P.,l GASPAR STORAGE ..dem a rrcaorrsFAdUTY w..e Num Ilik e.q.rreai Now., a drdn. t �_ •+wnr CONCEPTUAL Wit PLAN — .-. I RW/aLf' • • Project Generated Traffic Traffic that can be expected to be generated by the project was estimated based upon the guidelines established by the Institute of Transportation Engineers,Trip Generation Manual,9th Edition. That is,historical traffic data collected at similar land uses was relied upon in estimating the project's traffic. It was concluded that land use codes "Hotel" (LUC 310)and"High-Turnover Restaurant"(LUC 932)were most appropriate in estimating the approved land uses'trips,and"Mini-Warehousing" (LUC 151)was most appropriate for the proposed land use.Trip generation computations are shown in Table 1 and summarized below in Table B. Table B Proposed Development Trips vs.Approved Development Trips Daily AM Peak Hour PM Peak Hour (ADT) (vph) (vPh) 130-Room Hotel 1,160 87 91 High-Turnover Restaurant 580 49 45 (7,000 s.f.) Self-Storage 250 14 26 • As determined,the proposed self storage will generate substantially less trips than other approved land uses within the PUD.By adding the land use to the PUD in order to construct 100,000 square feet of self storage which will displace other approved land uses,the result will be less impacts to the adjacent road network. 3 (304s707j7, �a ,Lp Dew-, �'. vl IIfCEIVEfl ORDINANCE NO.07- 75 cPc, �a� AN ORDINANCE OF THE BOARD OF COUNTY • rr9rbZVi1t< �SCOMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH INCLUDES THE COMPREHENSNE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COI.TJTFR COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM PLANNED UNIT DEVELOPMENT (PUD) TO COMMERCIAL PLANNED UNIT DEVELOPMENT(CPUD)FOR A PROJECT TO BE KNOWN • :" AS THE GASPAR STATION CPUD, FOR PROPERTY LOCATED ON THE SOUTH SIDE OF IMMOKALEE ROAD (CR 846),APPROXIMATELY ONE QUARTER MILE WEST OF THE I-75/IMMOKALEE ROAD, INTERCHANGE, IN . ' . '. SECTION 30, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 17.7 ACRES; PROVIDING FOR THE REPEAL OF ORDINANCE ' NUMBER 97-74, AS AMENDED, THE STILES CORPORATION PUD; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS,Margaret Perry,AICP of WilsonMiller,Inc,representing A.Grover Matheney,as successor trustee,petitioned the Board of County Commissioners to change • the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA that: SECTION ONE: The zoning classification of the herein described real property located in Section 30,Township 48 South,Range 26 East,Collier County,Florida,is changed from Planned Unit Development (PUD) to Commercial Planned Unit Development (CPUD) for a project to be known as the Gaspar Station CPUD in accordance with the CPUD Document,attached hereto as Exhibit"A",which is incorporated herein and by reference made part hereof. The appropriate zoning atlas map or maps,as described in Ordinance Number 04-41,as amended,the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: Ordinance Number 97-74, as amended, known as the Stiles Corporation PUD, adopted on November 25, 1997, by the Board of County Commissioners of Collier County,is hereby repealed in its entirety. Gaspar Station:PUDZ-2006-AR-10698 Page 1 of 2 • SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by a super-majority vote by the Board of County Commissioners of Collier County,Florida,this% day of 2007. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E.BROCK,CLERK COLLIER COUNTY,FLORIDA Iktia • fi,UL BY: ep, Clerk J• (— N.COLETTA, •IRMAN Attest is to. rfroe sigllitwe adv. • Approved as to form and legal sufficiency I • Marj.`e M.Student-Stirling Assistant County Attorney • PUDZ,2006,AR-0069MCD/ap This ordinonce frx. w'th thr: $e tory of $cele S C3tti'? cloy of `zi ' ` and acknowledgement gf"the fill received this /O r+( : , of k_ Gaspar Station:PUDZ-2006-AR-10698 Page 2 of 2 • Exhibit A GASPAR STATION CPUD COMMERCIAL PLANNED UNIT DEVELOPMENT 17.7 Acres located in Section 30, Township 48 South, Range 26 East Collier County, Florida PREPARED FOR: A. Grover Matheney, As Successor Trustee 2351 SW 37th Avenue,Apt. 1112 Miami, FL 33145 411 PREPARED BY: R. Bruce Anderson Roetzel&Andress, L.P.A. 850 Park Shore Drive Trianon Centre, Third Floor Naples, FL 34103 AND Margaret Perry,AICP W lsonMiller, Inc. 3200 Bailey Lane, Suite 200 Naples, Florida 34105 DATE FILED: October 20.2006 DATE APPROVED: November 27. 2007 ORDINANCE NUMBER: 2007-75 Revised 11-30-07 per 11-27-07 BCC action • TABLE OF CONTENTS PAGE TABLE OF CONTENTS/LIST OF EXHIBITS SHORT TITLE SECTION 1 LEGAL DESCRIPTION, PROPERTY 1-1 OWNERSHIP, &GENERAL DESCRIPTION SECTION II PROJECT DEVELOPMENT 2-1 SECTION III INTERCHANGE COMMERCIAL LAND USE DISTRICT 3-1 SECTION IV PRESERVE/NATIVE VEGETATION DISTRICT 4-1 SECTION V DEVELOPMENT COMMITMENTS 5-1 LIST OF EXHIBITS 4110 Exhibit A CPUD Master Plan II S Revised 11-30-07 per 11-27-07 BCC action li SHORT TITLE This ordinance shall be known and cited as'THE GASPAR STATION COMMERCIAL PLANNED UNIT DEVELOPMENT ORDINANCE." • • Revised 11-30-07 per 11-27-07 8CC action iii i SECTION I LEGAL DESCRIPTION,PROPERTY OWNERSHIP, AND GENERAL DESCRIPTION 1.1 PURPOSE The purpose of this Section is to set forth the legal description and ownership of the project, and to describe the existing condition of the property proposed to be developed. 1.2 LEGAL DESCRIPTION The project contains approximately 17.7 acres and is described as follows: The west IA of the northeast%of the northwest 4 of Section 30,Township 48 South, Range 26 East, Collier County, Florida. less and excepting therefrom: the north 100 feet thereof and the lands described in: OR Book 374, Pages 572-573, OR Book 1545, Pages 443-444, and OR Book 1837, Pages 1099-1101 of the Public Records of Collier County. 1.3 PROPERTY OWNERSHIP • The subject property is currently under the ownership of A. Grover Matheney, as successor trustee, to Owen Ward,Trustee, under that certain land trust agreement dated June 29, 1988,with the following address: 2351 SW 37'"Avenue,Apt. 1112; Miami, FL 33145. Revised 11-30-07 per 11-27-07 BCC action 1-1 • SECTION II PROJECT DEVELOPMENT 2.1 PURPOSE The purpose of this Section is to generally describe the plan of development for the project, and to identify relationships to applicable County ordinances, policies, and procedures. 2.2 GENERAL DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES The project includes a range of interchange commercial uses, stormwater management, lakes, and buffer areas. The CPUD Master Plan is illustrated graphically on Exhibit"A." The developer intends to establish project wide guidelines and standards to ensure a high and consistent level of quality for the proposed land uses. Uniform guidelines and standards will be created for such features and facilities as landscaping, signage, lighting, roadway treatments,fences,wall, buffers, berms and other similar features. The project will comply with the Architectural Review Guidelines as adopted in the Land Development Code (LDC). A Land Use Summary indicating approximate land use acreage is shown on the Master Plan. 2.3 GENERAL PERMITTED USES Certain uses shall be considered general permitted uses throughout the Gaspar Station Commercial CPUD except in the Preserve/Native Vegetation District. General permitted uses are those uses which are typically part of the common infrastructure. A. General Permitted Uses: 1. Water management facilities and related structures including lakes with bulkheads or other architectural or structural bank treatments. 2. Guardhouses, gatehouses, and access control structures. 3. Architectural features and elements including walls,fences, arbors, gazebos and the like. 4. Temporary construction and administrative offices for the developer and developer's authorized contractors and consultants, including necessary access ways, parking areas and related uses. 5. Landscape/hardscape features including, but not limited to landscape buffers, berms,fences,water features and walls. 6. Fill storage, site filling and grading are subject to the standards set forth in Section 2.8 of this CPUD. B. Development Standards: The following development standards shall apply to General Permitted Uses: • Revised 11-30-07 per 11-27-07 BCC action 2-1 1. Guardhouses, gatehouses, signage, landscape features, and access control structures shall be set back a minimum of ten feet from property lines. 2. Other general permitted uses (except fences)shall be set back a minimum of five feet from property lines. 3. Maximum height of General Permitted Uses buildings—Thirty five feet. 4. Minimum floor area- None required. 5. Minimum lot or parcel area-None required. 6. Standards for parking, landscaping, signs and other land shall be in accordance with the LDC provision in effect at the time of site development plan application. I Revised 11-30-07 per 11-27-07 BCC action 2-2 • SECTION III INTERCHANGE COMMERCIAL LAND USE DISTRICT 3.1 PURPOSE The purpose of this Section is to set forth the permitted uses and development standards for the development of the project. A. Principal Uses and Structures: No building or structure or part thereof, shall be erected, altered or used, or land uses, in whole or part,for other than the following: 1. Accounting, auditing and bookkeeping services (Group 8721). 2. Amusement and recreation services(Groups 7911-7941, 7991, 7993). 3. Apparel and accessory stores(Groups 5611-5699). 4. Auto and home supply stores(Group 5531). 5. Automotive repair services, and parking (Groups 7514, 7515, 7534, 7542). 6. Building materials, hardware and garden supplies(Groups 5211-5261). 7. Business services(Groups 7311, 7313, 7334.7335, 7371-7379, 7384). 8. Child day care services (Group 8351). 9. Miscellaneous retail (Groups 5912-5963, except pawnshops and all uses dealing with secondhand merchandise, 5992-5999). 10. Depository institutions (Groups 6011-6099). 11. Eating and drinking places (Groups 5812-5813). 12. Electrical repair shops(Group 7622 automotive radio, radio,television, stereo and video recorder repair only, 7629 except aircraft, business and office machines, large appliances such as refrigerators and washing machines). 13. Engineering, accounting, research, management, and related services (Groups 8711- 8713, 8721, 8741-8743, 8748). 14. Food stores (Groups 5411-5499). 15. Gasoline service stations (Group 5541 except marine service stations and truck stops subject to the LDC). • Revised 11-30-07 per 11-27-07 BCC action 3.4 16. Group care facilities (Category I and II); Care units except for homeless shelters; and nursing homes,subject to the LDC. 17. General merchandise stores(Groups 5311-5399). 18. Health services (Groups 8011-8049, 8082, 8093, 8099). 19. Holding and other investment offices(Groups 6712-6799). 20. Home furniture, furnishings, and equipment stores(Groups 5712-5736). 21. Hotels and motels(Group 7011 in accordance with the development standards in this CPUD Document). 22. Insurance agents, brokers, and service(Group 6411). 23. Insurance carriers (Groups 6311-6399). 24. Libraries(Group 8231). 25. Legal services(Group 8111). 26. Membership organizations (Groups 8611-8661, 8699). 27. Miscellaneous personal services(Groups 7211,7212, 7215, 7216 non-industrial dry cleaning only, 7221-7251, 7291). 28. Miscellaneous repair services(Group 7631). 29. Museums and art galleries (Group 8412). 30. New and used automobile sales(Group 5511). 31. Nondepository credit institutions (Groups 6111-6163). 32. Paint, glass and wallpaper Stores (Group 5231). 33. Public finance, taxation and monetary policy(Group 9311 property tax assessors' office and taxation departments only). 34. Public order and safety(Groups 9211 and 9224). 35. Real estate(Groups 6512, 6531-6552). 36. Social services(Groups 8322 activity centers, elderly or handicapped, adult day care centers; and day care centers; adult and handicapped only,and Group 8351). 37. United States Postal Service(Group 4311, except major distribution center). 38. Veterinary services (Groups 0742, 0752,excluding outside kenneling). Revised 11-30-07 per 11-27-07 BCC action 3-2 39. Video tape rental(Group 7841). 40. Any other uses which are comparable in nature with the foregoing uses and are approved through the process set forth in the LOC, in effect at the time of the request for such use. B. Accessory Uses and Structures: 1. Kiosk vendors. 2. Outdoor dining shall be permitted as an accessory use to an eating establishment. 3. Communication facilities including, but not limited to digital, fiberoptic, microwave, satellite, UHF,VHG, FM,AM, short-wave, antennas with related ground mounted dishes and other sending and receiving facilities, subject to applicable permits. 4. Parking structures. 5. Generators. 6. Utility buildings. 7. Chickee or picnic areas. 8. Pool, tennis courts, and recreational amenities associated with a hotel or motel. 9. My other accessory use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 3.2 DEVELOPMENT STANDARDS FOR PRINCIPAL AND ACCESSORY USES EXCEPT HOTEL AND MOTEL USE Minimum Lot Area: Ten thousand(10,000) square feet for principal uses; none for accessory uses. Minimum Lot Width: One hundred feet(100')for principal uses; none for accessory uses. Minimum Yard Requirements: From immokalee Road: Fifty feet(50')for principal uses; twenty feet(20')for accessory uses. Front Yard: Twenty-five feet(25')for principal uses; twenty feet(20')for accessory uses. All other yards: Fifteen feet(15')for principal and accessory uses. Setback from Preserves: Twenty-five feet (25')feet for principal structures;ten feet(10') feet for accessory structures and all other site alterations. There shall be no site alterations within the first 10 feet adjacent to any preserve unless it can be demonstrated that it will not adversely impact the integrity of that preserve. Maximum Height: Thirty-five feet(35')for principal and accessory structures, except for non-functional architectural elements (such as bell towers)which shall have a maximum height of fifty feet(50'). 41111 Revised 11-30-07 per 11-27-07 BCC action 3-3 • Minimum Floor Area of Principal Structure: Seven hundred(700)square feet of gross floor area for each building on the ground floor. Minimum Floor Area of Accessory Structure: none required. Distance between principal structures: None, or a minimum of five feet(5')with unobstructed passage from front to rear yard. Distance between principal and accessory structures: None required. Minimum standards for lighting and landscaping shall be in accordance with the LDC in effect at the time final local development orders are requested. 3.3 HOTEL AND MOTEL DEVELOPMENT STANDARDS Minimum Lot Area: One (1) acre for principal uses; none for accessory structures. Minimum Lot Width: One hundred fifty feet (150')for principal structures; none for accessory structures. Minimum Yard Requirements: 1. From Immokalee Road: Fifty feet(50') for principal uses and twenty feet (20')for accessory structures. 40 2. Front Yard: Fifty-five percent (55%)of building height or twenty feet(20'), whichever is greater for principal and accessory structures. 3. All other yards: Twenty feet(20')for principal and accessory structures. Maximum Height: Sixty feet(60')or six stories,whichever is greater,for principal uses and thirty-five feet(35')for accessory uses. Distance between principal structures: Fifteen feet(15')or one-half(%)the sum of the building heights,whichever is greater. Distance between principal and accessory structures: none required. Setback from Preserves: Twenty-five feet(25')feet for principal structures;ten feet(10') feet for accessory structures and all other site alterations. There shall be no site alternations within the first 10 feet adjacent to any preserve unless it can be demonstrated that it will not adversely impact the integrity of that preserve. Minimum standards for lighting and landscaping shall be in accordance with the LDC in effect at the time final local development orders are requested. Revised 11-30-07 per 11-27-07 BCC action 3-4 3.4 BUFFERS The following identifies the buffer according to land use type: Internal Buffers on: A. interchange Commercial: 1. 10 feet adjacent to hotel parcel; 2. 10 feet adjacent to internal rights-of-way; 3. 10 feet adjacent to eastern boundary with Donovan PUD; B. Hotel: 1. 10 feet adjacent to commercial parcels; 2. 10 feet adjacent to internal rights-of-way; 3. 10 feet adjacent to eastern boundary with Donovan PUD. The buffer on the southern project boundary shall be kept in native vegetation existing on the site or shall be planted with native vegetation in those areas devoid of native vegetation. 3.5 PROJECT INTENSITY The total acreage of the Gaspar Station CPUD is approximately 17.7 acres. The Interchange Commercial retail and service uses shall be permitted at a rate of 7,500 square feet per gross acre. The office uses shall be permitted at a rate of 15,000 square feet per gross acre and the hotel/motel use is permitted at a rate of 26 units per gross acre. • Revised 11-30-07 per 11-27-07 BCC action 3-5 SECTION IV PRESERVE/NATIVE VEGETATION DISTRICT 4.1 PURPOSE The purpose of this Section is to identify permitted uses and development standards for the area within the Gaspar Station CPUD designated on the CPUD Master Plan as "Preserve/Native Vegetation". 4.2 GENERAL DESCRIPTION Areas designated as Preserve/Native Vegetation District on the Gaspar Station CPUD Master Plan are designed to accommodate customary uses in preserve areas. 4.3 PERMITTED USES AND STRUCTURES No building or structure, or part thereof, shall be erected, altered or used, or land or water used, in whole or in part, for other than the following: A. Principal Uses and Structures: 1. Conservation and preserve. 2. Passive recreational areas, pervious nature trails, and other similar uses. 3. Water management structures. 4. Mitigation areas and mitigation maintenance activities. 5. Any other preservation and related open space activity or use which is comparable in nature with the foregoing uses and is approved through the process set forth in the LDC in effect at the time of the request for such use. 1110 Revised 11-30-07 per 11-27-07 BCC action 4-1 SECTION V • DEVELOPMENT COMMITMENTS 5.1 PURPOSE The purpose of this Section is to set forth the development commitments of the project. 5.2 TRANSPORTATION A. The developer has provided left and right turn lanes on Immokalee Road at Juliet Boulevard. B. The developer has made a fair share contribution toward the capital cost of a traffic signal at the project entrance . C. All traffic control devices on public roadways shall conform to the Manual on Uniform Traffic Control Devices as required by Chapter 316, Florida Statutes. Street signs shall be the sole responsibility of the developer, his successors, or assigns. D. The above required improvements shall be considered "site related° as defined in the LDC and shall not be applied as credits toward any impact fee. E. The developer has previously conveyed a twenty-five foot (25')strip of land to the County by deed recorded in Official Records Book 1545 at Page 443 of the Official Records of Collier County, Florida, for the widening of Immokalee Road. In addition the developer conveyed additional land for the expanded Immokalee right-of-way by deed • recorded in Official Records Book 1837 at Page 1099 of Collier County, Florida. F. The developer has provided a cross drain across Immokalee Road to the canal on the north to be incorporated and provide the County with access to it for use in connection with the six-laning of Immokalee Road. This work was completed and paid for by the developer under an agreement between the developer and the County dated May 4, 1993. G. The original PUD strongly recommended the extension of the then existing four-lane section of Immokalee Road west and through the proposed construction of a four lane median opening on Immokalee Road aligned with the eastern boundary of the project and Pelican Strand(f/k/a Regency Village)to the north of Immokalee Road. The median opening was constructed and paid for by the developer under the agreement with the County dated May 4, 1993. The four-laning has been completed to the west. The four lane extension is subject to a fair share road impact fee credit applicable to the added through lanes. H. The project entry from Immokalee Road is located along its eastern boundary and aligns with the present median cut and traffic signal on Immokalee Road at the entrance to The Strand PUD. The entry was designed so that it is interconnected to and is used by the developments that are located to the east of the project and west of 1-75. The inter- connection and use of the entryway by adjoining landowners is pursuant to an existing cross use or cross easement agreement. • Revised 11-30-07 per 11-27-07 BCC action 5-1 I. Roads will be private. The developer has created the Juliet Boulevard Roadway Association, Inc.,which is responsible for roads, streets and drainage improvements and maintenance of Juliet Boulevard. J. At the time of approval of the final plat or final site development plan, whichever comes first, the developer shall show an interconnection to the property on the west boundary of the Gaspar Station CPUD to allow the property located on the said west side access to Juliet Boulevard. The location of the interconnection is to be determined by the developer of Gaspar Station CPUD and approved by the County. The developer of the Gaspar Station CPDD shall record the interconnection as an easement prior to issuance of any county development approvals. The interconnection shall not be deemed to be a right-of-way, road, or street for the application of either zoning setback or buffering requirements. The interconnection shall not be deemed to require an amendment of the CPUD or its CPUD Master Plan. The easement shall provide two-way vehicular access and one pedestrian access consistent with ADA requirements. At the time of approval of the final plat or final site development plan, whichever comes first,for the adjacent western property, if the owner does not provide an interconnection and record a cross access easement to the Developer of Gaspar Station, the easement on the Gaspar Station PUD shall automatically terminate. K. The developer shall be able to proceed with SDP or plat approval and to begin site construction approval; however, the County shall not issue any certificate of occupancy or any temporary certificate of occupancy for any portion of this project until the I- 75/Immokalee Road intersection improvement through lanes are substantially complete and open. The PUD time limits and sunsetting provisions contained in Section 10.02.13.D of the LDC shall not commence until the I-75llmmokalee Road intersection improvements through lanes are substantially complete and open. 5.3 OPEN SPACE REQUIREMENTS The total project is 17.7 acres requiring a minimum of 5.3 acres to be retained as open space. 5.4 NATIVE VEGETATION RETENTION REQUIREMENTS A minimum of 15% of the native vegetation present shall be preserved within the project. The total native vegetation existing on the site is approximately 16.3 acres and a minimum of 2.4 acres of native vegetation shall be preserved within the existing and proposed preserve areas as indicated on the CPUD Master Plan. Areas that fulfill the native vegetation retention standards shall be set aside as preserve areas and shall be protected by a permanent conservation easement. A management plan shall be submitted to identify actions that must be taken to ensure that the preserved areas will function as proposed. The plan shall include methods to address control and treatment of invasive exotic species and maintenance of permitted facilities. 5.5 CLEARING AND FILL STORAGE Fill storage is generally permitted as a temporary principal use throughout the Gaspar Station CPUD until buildout of the project. Fill material may be transported and stockpiled within areas which have been disturbed. Prior to stockpiling in these locations,the developer shall notify the Community Development and Environmental Services • Administrator. The following standards shall apply: Revised 11-30-07 per 11-27-07 BCC action 5-2 1. Stockpile maximum height: forty five feet; • 2. Fill storage areas in excess of five feet in height shall be separated from developed areas by fencing,excavated water bodies or other physical barriers if the side slope of the stockpile is steeper than 4 to 1. 5.6 LITTORAL SHELF PLANTING Wet detention ponds shall have a littoral shelf with an area equal to 7% of the pond's surface area measured at the control elevation and be planted with native aquatic vegetation. The configuration, i.e., shape and size and the location, on the CPUD Master Plan showing the lake adjacent to the preserve shall be retained. 5.7 AFFORDABLE HOUING The developer shall make a donation to the Collier County Affordable Housing Trust Fund in the amount of$0.50 per square foot of gross leasable floor area as depicted on approved site development plans. The payment shall be made as a condition to the issuance of certificates of occupancy and the amount shall be for the gross leasable floor area for that particular certificate of occupancy. Such payments shall be credited against any subsequently adopted fee for affordable or workforce housing by Collier County. • • Revised 11-30-07 per 11-27-07 BCC action 5-3 1 • namawan. ,Itae.oew GASPAR -- _._--- J s; STATION r I aee PUD IMO wpm Fl- 1 "7"b \ 1�ViLd= "4 .- 1 UWDUSE SJ MAMMY RaArthad 1 \ l habarptan0itt" 105 AC — ms+Zit.:Ir"K'A 1` Wee(tsfLrnee.NpebkuuI2t At l\ •• Open spew/O.Oo 15 Ata+w w.: . weu„m j.,� i711"11.1"awam24AC ,I1,JeNiJ�dAam 6al�t7,7wTao! 17.7ACe11a0WIe00NonIL ILIAC /` I foam TIwWMR Min•PranA Male shown far Illusballaa wpm inn wallas may be isbmetl..I�nSpaadh mut pretax glens et the �/ �+ 1 •••• , ..ekpee yYlegllY101f bK. r • _ �r4aw• ;F M ��'11'1 NA1IVEWGETATION 1 MOON ORM Irv: 1 1 �,- rweun.tsn wa.veorron Ma.ewn ad,YOue fi r---,\ i. ee«., da0111 Aaesae ee4Ma by?""iOSA/) 2a Aaes. I t I li i OPEN SPAS :. :. .: .w.li /WPM, 00 Opel SpeaY4Mntlet ....►r....w }! aot:0a 177 Aar—sS AUK NMI cm.spon.eaet II tee6etepe Buffo Emma- Nellea Mayan 1' S L tAi.lo�d Mahe Priam Area• 2.4 A[ We YaYiWInCe Elo�rd• .OAC •Ince= w i,. :..L;. 1i; trNee: 21 AC I.ile _ Oro SpaTWd• 5.BAC vealmlae.• 1111t yewl `. I1 = \ Olelie.UQ PIS • I� a� 66 We \ /J *IWO. �IiI Ia[a M1N �.eu.atn Ir. •We uoa.al. 8 .ala ;, ,eI .....,er.� PUD Master Pian 1 l e — e ,_ a SHEET 1OF1 0 STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true and correct copy of: ORDINANCE 2007-75 Which was adopted by the Board of County Commissioners on the 27th day of November, 2007, during Regular Session. 111 WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 3rd day of December, 2007. DWIGHT E. BROCK Clerk of Courts and Clerk Ex-officio to Board of County Commissioners By: Ann Jennejohn, Deputy Clerk • > Ad Proof , 4allirs Battu ,. ...ritts •Sales Rep:Ivonne Gori(N9103) Phone:(239)262-3161 Email:ivonne.gori@naplesnews.com '—fIEIIIIIIIIIIIIIII ' 11111111111111111111111111. Date:07/29/16 This is a proof of your ad scheduled to run on the dates indicated below. Account Number.North 507876Horseshoe(N07639Drive7),Room 609/610,Naples FL Please confirmplacement prior to deadline by contacting your account Company Name:COLLIER COUNTY HEX rep at(239)262-3161. ill Ad Id:1204204 P.O.No.: Total Cost:$320.49 Contact Name: Email:AshleyLang@colliergov.netMI Tag Line:NOTICE OF PUBLIC HEARING Notice is h Address:3299 TAMIATRAIL EAST#700,NAPLES,FL,34112 Start Date:08/05/16 Stop Date:08/05/16 Phone:(239)252-5851 Fax:(000)000-0000 Number of Times:1 Class:16250-Public Notices Publications:ND-Naples Daily News,ND-Intemet-naplesnews.com NIEIIIIMIIMIIIIIIIIW I agree this ad is accurate and as ordered. NOTICE OF PUBLIC NEARING Notice is hereby given that a public hearing will be held by • the Collier County HearingExaminer (NEX)at 9:00 A.M.,on Thursday,August 25,2016,in the Hearing Examiner's Meeting Room,at 34104,to consider: PETITION NO. ZLTR (CUD) - PL.21160001193 - Johnson Development Associates, Inc. requests affirmation of a zoning verification letter Issued by the Plannin�0g66,and Zowwhkh County staff Division determined that the proposedC Section use of Indoor self-storage/mini-warehouse (SIC 4225) Is comparable N nature to ether permitted principal uses hi the interchange Cemtmaretal land the ict under Section 3.1.A of the Gaspar Station CPIID,Ordinance No. 07-75,as amended.The subject properly is located on the south side of Inmushilse Road,amre:Mately one quarter Se mile west of Interstate 7S,in Section 30,Towns South,Range 25 East,Celle County,Florida,da,consisting of 10.92*acres. 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. Copies of staff report are available one week prior to the hearing. The file can be reviewed at the Collier County Growth Management Department, Zoning Division, Zoning Services Section,2800 North Horseshoe Drive,Naples,FL. The Hearing Examiner's decision becomes final on the date rendered. If a person decides to appeal any decision made by the Colter County Hearing Examiner with respect to any matter • considered at such meeting or hearing,he will need a record of that proceeding,and for such purpose he may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based. If you area person with a d isability wh o needs any accommodation in order to participate in this proceeding,you are entitled,at no costtoyou,to the provision of certain assistance.Please contact the Collier County Facilities Management Division located at 3335 Tamiami Trall 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 August 5,2016 No.1204204 Thank you for your business. Our commitment to a quality product includes the advertising in our publications. As such,Gannett reserves the right to cat- . egorize,edit and refuse certain classified ads.Your satisfaction is important. If you notice errors in your ad,please notify the classified department immedi- ately 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. AGENDA ITEM 4-0 Co er C°14/1ty STAFF REPORT COLLIER COUNTY HEARING EXAMINER FROM: ZONING SERVICES SECTION. GROWTH MANAGEMENT DEPARTMENT HEARING DATE: AUGUST 25,2016 SUBJECT: WALMART STORE NO. 1119, SITE PLAN WITH DEVIATIONS. DR-PL20130002268 PROPERTY OWNER: Applicant: Agent: Wal-Mart Stores East. LP Jeffrey Satfield P.O. Box 8050 CPH, Inc. Bentonville, AR 72716 2216 Altamont Avenue Fort Myers. FL 33901 REQUESTED ACTION: Petitioner, Wal-Mart Stores East, LP, requests approval of a site plan with deviations pursuant to LDC Section 10.02.03.F and seeks relief from LDC Section 4.06.02 C.6, relating to buffer and screening standard requirements; from LDC Section 4.06.05 C.. relating to foundation planting requirements along retail building facades; from LDC Section 5.05.08 C.2. relating to building design feature requirements for primary facades: from LDC Section 5.05.08 C.4, relating to variation in massing requirements for buildings 40.000 square feet or larger in gross building area; from LDC Section 5.05.08 C.5. relating to building design treatment requirements for all building facades; from LDC Section 5.05.08 C.8, relating to detail feature requirements for blank wall areas on a building; from LDC Section 5.05.08 C.10. relating to roof edge and parapet treatment requirements for buildings larger than 5.000 square feet in gross building area; from LDC Section 5.05.08 C.12, relating to entryway/customer entrance treatment requirements for single tenant buildings; from LDC Section 5.05.08 D.3, relating to design standard requirements for mercantile buildings; from LDC Section 5.05.08 E.3, relating to site design standard requirements for service function areas and facilities; and from LDC Section 5.05.08 E.6, relating to site design standard requirements for lighting, for a Wal- Mart expansionredevelopment project consisting of 17.21±acres of land DR-Pt20130002268-Walmart Page 1 of 14 August 25,2016 I I. I \i'/Itre"Niliii -. -I: "3,, .„, 1% ... \ ! m ar i o s i \*A i v i 1 Ai I. 3 44 „ . i -44* It*. - ! . 1 . 0_, .. ', - -li - 1 çQ . b.A 4441k , :. it a xpio, - .T 6• iikt I I' ; Ad") 0 ft #7 t-- 1 , Z F OK kg�� ti��aiooa o a •°e ' • 0 oil • ,„t-T,..,,,- EL E N? ,i1PFIT91111111 1: j > I YYi� �ii Ril.. , m o r �� • y • f. ( � i A : : )1 • P i R IR M91E �i l of 97 27 1 III til : i ;lit I 7, 1fi ' 'fir ,� . ' ; .er Y,: ' li i a Its .- - s o L 2 iii .,.,,,, E !3 I , R zE I o It *pi..., apt 0 . .�- f ' A T a w ; r`" Aerial Photo(not to scale) DR-PL20130002268-Walmart Page 2 of 14 August 25.2016 GEOGRAPHIC LOCATION: The subject property is located on the north side of Tamiami Trail East (U.S. 41), approximately 1,000 feet east of Airport-Pulling Road, in Section 12, Township 50 South, Range 25 East, Collier County, Florida (See location map page 2). ■f 0V, c F E� niI, m _C L v ��": ♦ r GTMUD = Q �o �. - Exc17.IDRI '. .. tom.autmis �n^�:"' r , . P U.cfV.CU EB p V t? N arrtso n RS+1 tjhoblik40, t... ,c:-.5.40T3 CNU TrY(GOV'T �*` in ` T '). CONIkE s ....,°,44 `> /i' q f♦ -, - - - Tii ../Kli owns wianunii vs eryl -RD a. ,- k, � Subject Property • S- COURTHOUSE Cf�S I '.' +7 t '� ,> i , SHADOWS/COLLIER Collee CT it 11 ._ y y rf i,[; N < VORNADO ' _ A p s_cA e oG, It. `y7�� s. go C F- _ 4, It �r14V *' - .j\-li" . ,"^ m allf/ Kms. �. L Areca AVE . 0j,17, '-,4. �• : tEtiti.'i U .w Zoning ,. )�, S t13 d 1 r°? Zn--.1., E< Y_,.T50 ,L- ••t Z ._ - . . ,j: A25 / ihk t SURROUNDING LAND USE & ZONING: SUBJECT PARCELS: Existing Walmart with a zoning designation of C-5 (Heavy Commercial District). SURROUNDING: North/Northeast: Collier County Government complex. Multi-family(Naples Sunrise) with a zoning designation of RMF-6. East: Multi-family(Naples Sunrise)with a zoning designation of RMF-6. South/Southwest: Commercial (Bells, Sonic, Sterns,Law Office,)with a zoning designation of C-3. West: Tamiami Trail East, Commercial with a zoning designation of Courthouse Shadows PUD, Commercial/office with zoning designation of C-3. DR-PL20130002266-Walmart Page 3 of 14 August 25,2016 APPLICANT'S JUSTIFICATION FOR REQUESTED DEVIATION: The petitioner is seeking twelve(12) deviations from the requirements of the Land Development Code(LDC). The deviations are listed below with staff analysis and recommendations. Deviation 1 seeks relief from LDC Section 4.06.05 C., relating to foundation planting requirements along retail building facades. Currently, 1,545 square feet of building foundation plantings are required along the primary facade facing Palm Ave. All other requirements for landscape meet code. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: Due to existing conditions, additional improvements in lieu of plantings adjacent to the building foundation along Palm Drive facade include: 1. 1493.53 square feet of decorative pavement along the Palm Drive facade (see pavement exhibit). 2. 250.45 square feet of additional parking island expansion near the Palm Drive facade. 3. Upgrade from the required 14'high trees to 16'clear trunk triple Foxtail Palms in the landscape parking islands closest to the Palm Drive building facade. 4. Exceed the overall building foundation tree requirement by 10 trees. Staff Analysis and Recommendation: The request is due to existing conditions resulting from revisions to LDC requirements occurring after the development was originally constructed. The applicant intends to meet current standards for landscape to the maximum extent possible in all other landscape areas consistent with LDC Section 4.06.05 C. However, staff has observed outdoor storage/sales (Blue Rhino Propane, plant material) in areas (front elevation) that would normally contain foundation plantings, areas that the applicant is asking to deviate from. Staff can support this requested deviation on the condition that on all outdoor storage/sales be removed. These items are not allowed in front yards. Deviation 2 seeks relief from LDC Section 5.05.08 E. 6 regarding lighting. Site lighting height standard dictate that lighting fixtures within the parking lot must be a maximum of 25 feet in height, and 15 feet in height for non-vehicular pedestrian areas. There are nineteen (19) existing 42 foot light poles,which exceed the 25-foot maximum. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: The 19 existing 42'light poles are in good condition and would use a narrower LED light angle of distribution. This narrower angle will provide for safe even lighting on-site while reducing the potential for off-site clear and trespass. The request is limited to existing light poles in their current locations only. DR-PL20130002268-Walmart Page 4 of 14 August 25,2016 Staff Analysis and Recommendation: Staff support's this deviation due to existing conditions resulting from revisions to LDC requirements occurring after the development was originally constructed. The applicant intends to meet current LDC standards for all new light poles. The applicant plans on using LED fixtures, reducing light trespass onto adjacent properties. Shielding is not required for these LED fixtures. The applicant has stated that these fixtures can be aimed with more precise accuracy, eliminating glare onto adjacent properties. As a note, the light design engineer used by Walmart, Jeff Bays of HP Engineering , Inc., stated that for minimizing light trespass, it is better to have higher poles. With lower poles, glare is created due to light reflexion off the pavement. It is staff's recommendation that this deviation be approved under the condition that any new or replacement light poles for this site meet the current LDC standards. Deviation 3 seeks relief from LDC Section 5.05.08 C.2.b. relating to building design feature requirements on primary facades. Primary facades on the ground floor must have features along a minimum of 50 percent of their horizontal length. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: Walmart complies with code on each façade except for the new east façade. The most visible portion of the building is the west corner of the front façade and the west elevation. Staff Analysis and Recommendation: The rear elevation's primary facade is proposing a tower element, but does not have the 20% required glazing and no additional elements have been provided. The front elevation provides a covered entry and tower element, but does not have the 20% required glazing. The addition of pilasters, faux window fenestration, and Bahama shutters along with 5.1% glazing provide alternate architectural design elements on the front elevation. The right elevation is not a primary facade and facade elements are not required. The left elevation is proposing a tower element, but does not have the 20% required glazing. The addition of pilasters, faux window fenestration, and Bahama shutters provide alternate architectural design elements on the left elevation. Additional landscape is required and shown on the exhibits, provided some support for this deviation along the rear elevation. However, the new addition on the rear elevation (protruding truck wells), will not have the benefit of the landscape buffer element due to the truck access onto Espinal Blvd. Staff can support this deviation if the applicant will implement matching elements (eight (8) faux window fenestration, and Bahama shutters) along the protruding 50' addition. Deviation 4 seeks relief from LDC Section 5.05.08 C.4.a.i. relating to variation in massing requirements for buildings over 40,000 square feet or larger in gross building area. A maximum length,or uninterrupted curve of any facade, at any point, must be 150 linear feet. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: New east elevation, which does not face arterial or collector street, is not in view from the public from the street. DR-PL20130002268-Walmart Page 5 of 14 August 25,2016 Staff Analysis and Recommendation: The applicant is proposing to box in the existing right elevation which currently exceeds code with four (4) breaks in massing (1 break required). The proposed elevation measures approximately 290 feet with no variations. The right elevation does not meet the code required 10 foot projection/recess along the façade. The proposed addition eliminates/encloses an auto repair area that was previously open and will provide an enhanced appearance to the right elevation. Additionally this façade is screened from view due to existing mature vegetation,and for these reasons, staff can support this deviation. Deviation 5 seeks relief from LOC Section 5.05.08 C.5.b. which each building facade is to have at least four(4)of the listed 22 design treatments on each façade and identified on drawings. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: We have emphasized these elements on the front and left side elevations. We have incorporated shallow arch/pilaster elements on the left side to mimic corner tower elements. The left side is extremely close to the storm water detention pond and we don't have room for deeper colonnades or covered walkways. We are providing cornices on these elements and fenestration with spandrel glass. The rear elevation does not have design treatments. Most of the rear elevation is existing. Additional landscaping has been provided to buffer this view from Espined. Staff Analysis and Recommendation The applicant has provided cornice, canopy, additional roof articulation, pilasters, columns, projected/covered entry. and ornamental details along the front. right, and left elevations. The rear elevation, which is the most visible façade moving southbound on Tamiami Trail East. Espinal Boulevard, and the Collier County Complex, is providing larger trees (taller than code. 15-25') along the building foundation and perimeter buffer. With the additional faux window fenestration and Bahama shutters recommended by staff in the"Deviation 3 analysis."and because this request is due to existing conditions resulting from revisions to LDC requirements occurring after the development was originally constructed, staff can support this deviation. kownr s- r eauaew Ty .Srcn .;woo , PIII/I w1r • MN. Veto mr:reyr. Nev. Truck Well Addition - Area for Faux Windows OR-Pt.20130002268-Walmart Page 6 of 14 August 25, 2016 Deviation 6 seeks relief from LDC Section 5.05.08. C.6., Windows must not be false or applied. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: The position of the fenestration as shown on the elevation is above the roofline and not a penetration into the building itself We have instead used implied fenestration with Bahama shutters. Staff Analysis and Recommendation: The applicant is proposing implied windows using building material, shutters, and paint which do not meet straight code. This is still a vast improvement from the current blank walls, which were allowed before the revisions to the LDC. While the proposed enhancements do not fully meet current LDC standards, they do represent enhancements beyond those originally required. Staff sees no detrimental effect if this deviation request is approved. The applicant has provided an acceptable alternative which code requires. For these reasons, staff can support this deviation. Deviation 7 seeks relief from LDC Section 5.05.08.C.8.b, Blank Wall Areas. Blank, opaque wall areas must not exceed ten feet in vertical direction or 20 feet in the horizontal direction of any primary facade. For facades connected to a primary facade this applies to a minimum of 33 percent of the attached facades. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: A large portion of our façade is existing walls making this requirement difficult to implement. Staff Ana0sis and Recommendation: Staff sees no detrimental effect if this deviation request is approved because the request is due to existing conditions resulting from revisions to LDC requirements occurring after the development was originally constructed. However, staff believes the current standards should be required for any new construction (additions). For these reasons it is staff opinion that the requested deviation be approved for existing walls only and that new construction(walls) shall meets the current LDC requirements. Deviation 8 seeks relief from LDC Section 5.05.08.0 12.b. Entryway/Customer entrance treatment. Single-tenant buildings shall have clearly defined,highly visible, customer entrances. -The customer entrance shall meet the following standards: An outdoor patio area must be provided adjacent to the customer entrance, with a minimum of 200 square feet in area. The patio area must incorporate the following: a)Benches or other seating components. b) Decorative landscape planters or wing walls which incorporate landscaped areas, and DR-PL20130002268-Walmart Page 7 of 14 August 25,2016 c) Structural or vegetative shading. Front entry must be set back from a drive or a parking area by a minimum distance of 15 feet. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: Pattern concrete and benches/trash cans have been provided. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved for the "Market"entrance because a structural area for seating is proposed. The request is due to existing conditions resulting from revisions to LDC requirements occurring after the development was originally constructed. The applicant intends to provide all the required enhancements of this LDC section except for the required 15-foot setback from the parking/drive isle and incorporating landscape areas. While the proposed enhancements do not fully meet current LDC standards, they do represent enhancements beyond those originally required. Staff supports this deviation. 4 gree '17+Wr!Wweed ,00rt4t, Mei ***TM pow tREampar t -*A JEEfWM, INWV,yr 445 1tam�E'1?S`d lhomorr #EEB 'fir="1"fit T.bNdA,tnd*it 'xrM'Wr3M '14,e(dar EIA • NE/�IEYA `g4ral't!M tAlirboie WO. Deviation 9 seeks relief from LDC Section 5.05.08.D.3.c, Mercantile— 16-foot maximum eave height, which limits any single wall plan from exceeding 60 percent of each façade. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: This eave height is exceeded on all existing portions of the building. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved because the request is due to existing conditions resulting from revisions to LDC requirements occurring after the development was originally constructed. The applicant intends to provide enhancements to the facades that were not required when originally permitted. While the proposed enhancements do not fully meet current LDC standards, they do represent enhancements beyond those originally required. For these reasons it is staff opinion that the requested deviation is reasonable and staff can support. DR-PL20130002268-Walmart Page 8 of 14 August 25, 2016 Deviation 10 seeks relief from LDC Section LDC Section 5.05.08.E.3.f, Conduits and Meters, which requires conduits and meters to be screened and cannot be located on the primary facade of the building. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: This is an existing condition. Staff Analysis and Recommendation: Currently, there are existing "Conduits and Meters" on the primary facade not screened. Staff sees no detrimental effect if this deviation request is approved on the condition these elements are blended into the facade by using paint or some other application consistent with the existing facade. Any new "Conduits and Meters" shall be screened according to the current LDC. Deviation 11 seeks relief from LDC Section 5.05.08.E.3.g, Rooftop Screening. All rooftop mechanical equipment protruding from the roof must be screened from public view by integrating it into a building and roof design. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: This is an existing condition. Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is approved on the condition that any new or replacement rooftop mechanical equipment protruding from the roof shall be screened according to the LDC. Deviation 12 seeks relief from LDC Section 5.05.08.C.10.b.i, Roof Edge and Parapet Treatment, requiring that buildings larger than 5,000 square feet in gross building area require a minimum of two roof-edge or parapet line changes. Each vertical change from the dominant roof condition must be a minimum of ten percent of building height, but no less than three feet. Petitioner's Rationale: The petitioner provided the following justification in the application narrative for this deviation: Parapets for the most part are existing and already exceed the limit. Screening of rooftop units also necessitate a higher parapet. Staff Analysis and Recommendation: Buildings larger than 5,000 square feet shall have 2 roof- edge/parapet line changes. One on the primary facade, and one for every 100 linear feet of facade length. Each vertical change must not be less than 3 feet. The front elevation has the required parapet line changes. The building perimeter is approximately 1,180 linear feet and would require 12 parapet line changes. The building design proposes 26 parapet line changes; several of which are less than the required 3 foot height requirement. DR-PL20130002268-Walmart Page 9 of 14 August 25,2016 The applicant does however exceed the number of parapet changes required by 14. For these reasons, staff can support this deviation because an acceptable alternative has been given. ANALYSIS: Staff has reviewed the requested against the established criteria for Site Plans with Deviations under LDC Section 10.02.03.F.7, and provide the below analysis. a. Land uses and densities within the development shall be consistent with the permitted and approved conditional uses in the zoning district. Staff has described the existing land use pattern in the "surrounding Land Use and Zoning" portion of this report. The proposed deviations will not change the permitted land uses and densities within the development. b. The proposed development is consistent with the Growth Management Plan. Staff is of the opinion that the project as proposed will remain consistent with GMP FLUE Policy 5.4 requiring the project to be compatible with neighborhood development. Staff recommends that this petition be deemed consistent with the FLUE of the GMP. The petition can also be deemed consistent with the CCME and the Transportation Element. Therefore, staff recommends that this petition be deemed consistent with the GMP because uses are not changing with this amendment. c. The development shall have a beneficial effect both upon the area in which it is proposed to be established and upon the unincorporated area as a whole. The proposed deviations will not change the permitted land uses and densities within the development. It is staff opinion that the proposed development, while not fully meeting current LDC requirements, does propose building, site, and landscape improvements that exceed the requirements upon which the site was originally developed. Staff is of the opinion that the proposed improvements will have both a visual and economic beneficial effect for the surrounding neighborhood and unincorporated Collier County for this currently developed property. DR-PL20130002268-Walmart Page 10 of 14 August 25,2016 d. The total land area within the development and the area devoted to each functional portion of the development shall be adequate to serve its intended purpose The proposed deviations will not change the current land area within the development and are adequate to serve the intended purpose. e. Streets, utilities, drainage facilities, recreation areas, sizes and yards, architectural features, vehicular parking and loading facilities, sight distances, landscaping and buffers shall be appropriate for the particular use involved. Staff is of the opinion that the deviations with conditions meet the purpose and intent of the LDC regulations as noted above for the proposed redevelopment. The additional architectural, site, and landscape improvements proposed are appropriate and will be of benefit to the community. Staff must note that an influx of e-mails and phone calls were received from the residential development to the northeast. A majority of the concerns were regarding loading/unloading noise during early morning hours, street congestion, lighting, and lack of general maintenance of the existing facility (e.g. trash in parking lot, broken fence areas, Blue Rhino gas storage). Staff does not feel the proposed deviations with conditions exacerbate the concerns by residents. f. Visual character of the project shall be equal or better in quality than that required by the development standards for the zoning district. The visual character of the project shall be better in quality than the existing project before redevelopment and after it was first permitted. Staff has reviewed the information provided by the applicant and is of the opinion that the project will exceed the standards required of the development when originally permitted and will contain a better visual character than the existing development represented currently. g. Areas proposed for common ownership shall be subject to a reliable and continuing maintenance guarantee. At time of the Site Development Plan Amendment and Building Permit processing the proposed development improvements are subject to applicable maintenance requirements as well as standard confirmation and authorization of common ownership(s). DR-PL20130002268-Walmart Page 11 of 14 August 25,2016 h. Deviations shall be clearly delineated in the petition and shall be the minimum required to achieve the goals of the project and comply with these standards. Staff finds that the deviations with staff's conditions represent the minimum required to achieve the goals of the project. i. The petitioner has provided enhancements to the development. The applicant is proposing to provide alternative architectural, landscape, and lighting enhancements that support the approval of these deviations. The additional and larger plant material, decorative paving, architectural elements, and shielded LED lighting will serve as a benefit to the surrounding area and Collier County. j. Approval of the deviation(s)will not have an adverse effect on adjacent properties. Staff has described the existing land use pattern in the "surrounding Land Use and Zoning" portion of this report. Further, based on the information provided in the application the proposed deviation, with conditions, should not adversely affect adjacent properties. However, e-mails and phone calls have been received regarding concerns of the project as a whole. The submitted e-mails are attached as part of the backup material for review. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney Office reviewed the staff report for this petition on July 19, 2016. STAFF RECOMMENDATION: Staff recommends that the Collier County Hearing Examiner approve the following deviations of Walmart Store No. 1119 Site Plan with Deviations, DR-PL-20130002268, Petition, subject to the following recommended conditions. Deviation 1 is approved on the condition that outdoor sales of propane, plant material, or any other item for sale or rent is removed from the primary facade is removed according to the LDC requirements. Deviation 2 is approved for the existing nineteen (19)42-foot high poles on the condition that all light fixtures will be LED compliant with a narrow light beam, eliminating light on adjacent properties. All new or replacement light poles will meet the current LDC requirements. DR-PL20130002268-Walmart Page 12 of 14 August 25,2016 Deviation 3 is approved on the condition that eight (8) faux window fenestration and Bahama shutters, along the 50' protruding addition,are implemented on the rear facade. Deviation 4 is approved. Currently the east facade meets code in massing. The proposed addition, if approved, would be non-conforming. Staff can support this deviation due to the existing mature vegetation screening the right facade from the existing residential use. Deviation 5 is approved on the condition that the 15-25' trees (Satin Leaf, FoxTail and Sabal Palms) proposed on the landscape plan submitted, in addition to the code required landscaping, are provided along the rear elevation and the additional eight (8) faux window fenestration and Bahama shutters, as noted in Deviation 3. Deviation 6 is approved. The applicant has provided an approve alternate. Deviation 7 is approved on the condition that new construction (the additions) must meet the current LDC requirements. Deviation 8 is approved. A structural area is provided for benches and shelter at one of the entrances (Market). Deviation 9 is approved. The applicant has provided some positive enhancements such as cornice, canopy, additional roof articulation, pilasters, columns, projected/covered entry, and ornamental details. Deviation 10 is approved on the condition that meters and conduits on the rear primary facade are blended into the facade by using paint or some other application consistent with the existing/new facade. Any new meters and conduits will meet the current LDC requirements. Deviation 11 is approved on the condition that any new or replacement rooftop mechanical equipment protruding from the roof shall be screened according to the LDC. Deviation 12 is approved. Although the parapet line changes are less than 3 feet, or the required minimum change, the proposed building does provide 26 parapet line changes, 14 more than what code requires. Approval of this petition shall be subject to the completion of the Site Development Plan Amendment(SDPA-PL20130002268)currently under review. Attachments: A. Deviations with Map Exhibit B. E-Mails—Concerned Citizens C. Backup Material DR-PL20130002268-Walmart Page 13 of 14 August 25,2016 • PREPARED BY: 11 9 7 l 57/CD DANIEL J• ;:/ SMITH,AI P, PRINCIPAL PLANNER DATE ZONING SER ICES SECTION REVIEWED BY: ,> C, I RAY B.4/ OWS,MANAGER DATE ZONIN SERVICES SECTION 748- 1 MIKE BOSI,AICP,D CTOR DATE ZONING DIVISION • DR-PL20130002268-Walmart Page 14 of 14 July 28,2016 CO 0 Deviation Request 1—LDC 4.06.05(C)General Landscaping Requirements-Foundation Planters 2006-Cycle I Amendment Requirements; Buildings Over 10,000 S.F. Requirements: Building Facade Plantings Have Been Identified On Sheet L-1 With A Labels And Leaders. Facade X.45 X 15'= Total S.F. of Foundation Planting 1 Tree/400 51 Of Building Perimeter Planting Area. Minimum Height 14' Total Of All Primary Facade Lengths=1,796 Lf 1,796 LF X .45 X 15= 12,123 S.F.Total Foundation Planting Area Required 13,977.1 S.F.Total Foundation Planting Area Proposed(A Portion Of The Proposed Planting Is Along South Stormwater Retention Ponds. Refer To Plan.) Tree Requirement/12,123 S.F./400= 30.3 Trees 30.3 Trees Required -9 Preserved Existing Trees,40 Trees Proposed Palm Drive(Se)Primary Facade: 515 LF Of Facade 515 LF X.45 X 15'=3,476.25 S.F. Required Planting Area 3,510.1 S.F.=Proposed Planting Area Planting Along Facade Length Required= 30%X 515 LF= 154.50 LF Planting Along Facade Length Proposed =0 LF Deviation: Proposed Planting Is Located Along Stormwater Retention Walls Facing Tamiami Trail, Refer To Sheet L-2. Additional Improvement In Lieu Of Planting Adjacent To Building Foundation Along Palm Drive Facade: 1. 1493.53 S.F.of Decorative Pavement(Refer To Attached Narrative) 2. 250.45 S.F. of Island Expansion With Planting Parallel Building Facade Across The Drive. 3. Upgrade To 16' Clear Trunk Triple Foxtail Palms In Landscape Islands Parallel To The Building Facade Across The Drive. 4. Exceeding Overall Façade Tree Requirement By 10 Trees. Attachment A Tamiami Trail Eas /5w) Primary Facade: 383 LF Of Facade ]83UFX.45X15' =2'S85.J5S.F. Required Planting Area 3,108.4p S.F. =Proposed Planting Area Along Building(100%Of Requirement Met Along Building Facade; Planting Along Facade Length Required= 30%X 383 LF = 114,9 LF Planting Along Facade Length Proposed = 150.31 LF Espinal Blvd.(Nw) Primary Facade: 515 LF Of Facade 51SLFX .45X15^ =5'476.26S.F. Required 492Z.]25.F.= Proposed Planting Area Z'57O.35S.F. Along The Building And Z,351.97Along Pond (A Portion Of The Proposed Planting Is Along Stormwater Retention Pond #1. Refer To Plan). Planting Along Facade Length Required= 30%X 515 LF= l54.5OLfPlanting Along Facade Length Proposed= 26OiF Additional Upgrades To The Landscape Inludes 16' Clear Trunk Triple Foxtail Palms Adjacent To Foundation Near Drive Entrance From Espina Blvd,And Upgrade To 14' Clear Trunk Royal Palms Parallel To The Building Façade And Parallel To Espinal Blvd. @ ° IJD a) • DEVIATION REQUEST 2—LDC 5.05.08(E)6-LIGHTING Applicable provisions subject to deviation request Site lighting height standards dictate that lighting fixtures within the parking lot must be a maximum of 25 feet in height,and 15 feet in height for the non-vehicular pedestrian areas. Proposed Deviation Wal-Mart respectfully requests exemption from the maximum light pole height requirements for the 19 existing forty two foot(42')tall light poles(3'foundation/base included)that are proposed to be maintained in place. Wal-Mart would like to utilize the majority of the existing site light poles and foundations as they are in good condition and their use will allow for the use of a narrower LED light angle of distribution. This narrower angle will provide for safe even lighting on-site while reducing the potential for off-site clear and trespass. This request is limited to the existing light poles proposed to be maintained in their current location only. Proposed compensation to address LDC purposed and intent of applicable LDC provisions Wal-Mart proposes to upgrade the site lighting to utilize energy efficient LED light heads, In conjunction with the proposed expansion of the existing store and construction of the gas station, 10 new light pole locations are also being proposed. All new light pole locations will be constructed in compliance with this section and not exceed twenty five feet(25') in total height. Allowing for the 19 forty two foot pole height at the existing locations will reduce the number of poles on-site and allow for the most efficient distribution of light within the parking lot without creating a negative impact on the neighboring properties. If this request is not approved, approximately 38 additional twenty five foot(25') new light poles are estimated to be required by the GE Certified Site Lighting Designer. Please refer to the proposed lighting and photometric plan for additional details and visual impact of LED light source vs. current lighting source. Additional benefits of upgrading to LED site lights include reduced energy consumption (reduced carbon footprint), reduced glare, reduced "sky glow", reduced mercury within the environment, reduced"heat island" affect, enhanced security(better facial recondition),and a much greater ability to focus light where needed, limiting light trespass. Please refer to the attached summary report(GE—Nov 2010) from GE Lighting Solutions outlining the benefits of the proposed Evolve LED Area Light system. As a further example, please reference the pictures taken of the two South Florida developments listed below; a Sam's Club with 42'tall GE LED fixtures and a Commercial Center with traditional HID lighting. Both developments are located on Pine Island Road in Cape Coral, Florida. The pictures were taken from across the street(same distance)on the same night and have not been altered in any way. I ;' !I C r:+ f t, 0 • Sam's Club LED Lighting(Across Street) • Traditional Shopping Center Lighting(From Across the Street) 44101101. S 41 w IN r p h 4` n r p m o ICY • As can been seen in the photos above, the LED lighting has a tremendous reduction in off-site glare and trespass as the lights are directionalized downward with a narrower angle of light distribution, creating the safe environment for patrons of the Sam's while minimizing glare and light trespass on the neighboring properties. By these improvements,the visual character of the project shall be better in quality than the existing project before redevelopment and after it was first permitted. Deviations requested are the minimum required to achieve the goals of the project and comply with development standards. Enhancements have been provided to the development.Approval of the deviation will not have an adverse effect on adjacent properties. • • @ ° IID • Deviation Request 3 —LDC Section 5.05.08 la Architectural and Site Design Standards: Building Design Standards 2.b—Primary facade to have features along a minimum of 50%of their horizontal length. - The majority of our primary facade is existing except for an addition along the east side. The most visible portion of the building is the west corner of the front facade and the west elevation. Applicant added fenestration, shutters and roof variation to these two sides to put these features to best use. 4.a.i—Maximum length of an uninterrupted facade shall be 150 linear feet—We comply with this on each facade except for our new East facade which does not face an arterial or collector street. It is not in view from the public from the street. 4.06.02 C.6—Mechanical equipment screening—Roof top units are not screened from view on the rear (Espinal)side of the building. This is an existing condition. These units are screened on all three remaining sides. 5.b—Building design treatments.—We have emphasized these elements on the front and west side elevations. We have incorporated shallow arch/pilaster elements on the west side to mimic corner tower elements. The west side is extremely close to the storm water detention pond and we don't have room for deeper colonnades or covered walkways. We are providing cornices on these elements and fenestration with spandrel glass. • 5.05.08 B.3.a.i - Existing building to comply with LDC—The building has had elements added to enhance the design as much as is practicable given the limited amount of space available. 5.05.08 C.4.a.i—Variation in massing—The side facade (facing residential)is the only facade not to comply with this requirement. Elements to enhance this side have been added. Extensive landscaping is in place which screens this side from view of the residents. This facade is not visible from any street. 5.05.08.C.5.b - Facades having four of 22 treatments—The rear facade does not have design treatments. Most of the rear facade is existing. Additional landscaping has been provided to buffer this view from Espinal. 5.05.08 C.6—Windows must not be false or applied—The position of the fenestration as shown on the elevation is above the roofline and would not be a penetration into the building itself.We have instead used implied fenestration with Bahama shutters. 5.05.08.C.8.b Blank Wall Areas—A large portion of our facade is existing walls making this requirement difficult to implement. 5.05.08 C.12.b Entryway/Customer entrance treatment—Patterned concrete and benches/trash cans have been provided. 5.05.08 D.3.c 16'-0" maximum eave height—This eave height is exceeded on all existing portions of the building. S wv w . i p h c o r p c o rn o al • 5.05.08 E.3.b—Rooftop screening—Rooftop units are not screened from the rear facade (Espinal). This is an existing condition. 5.05.08 E.3.f—Conduits, meters and vents on primary facades. —The rear facade(Espinal)contains conduits, meters and vents as an existing condition. 10.b.i—Parapet heights limited to 15%of supporting walls—Parapets are for the most part existing and already exceed the limit. Screening of rooftop units also necessitates a higher parapet. • 1 • I ' I . I , I •• is I • I - I ft L 1 I • I n I xl 110 ©�4' � • 84 I 1 ,, '1 /©��' a .1 . • 1 j leo% -Nor — r844 g r I1rF5 1 i I i riliriiiht X84 I ‘: it .. , 1 S 9' i� 7hr,rnry,� ! , „ .,:„, ,,,N.I.:._ 1 3 ► — I ti II (:: i. ,,,,, 4 , ‘ \l':.. J' Y .:•y al • ISI I - :-.-_--;A: =t /,, { f IC µ _ 6 IIli 11$1 Ealr 3 �■ ,1 a. . I I • --ipp:r`4�,y a �� ; Ih ✓ /,f: i . b..M; r //'r /' •. i` I I`; fir y� wV d 1t R: i. If / \ y, i • ' id y4 ...\,„- 7,-..\-,:\ c?,,,,,_-: ,, i i�` 8 '' — pw.e /—'`7 y ••`• N \ \ ',1I, t "°`jam•i 3 \,..,.•;,.•• ")," a y. rte.— 0006 1E, 0000000 �E, mmC )6 86 G 0 c. C) D papP.N 20Dx1O m — .iSN fN C?i7 crO po ON C A m A op — — Nmcn mo DM O =I m N 2 N m m (az 2;p 2— i,A 0 co i.> 0)o -1hZ — 1 M 6z • m x22 9 .74 c Om DT c 73 El >z o g Zo o . z o mo m z — •• . z z . o.va,ww S9 A MASTER CONCEPT PUN SS} ;{ aa.,�w ® • CO HT1 1!.E It pi G.::,„,. 0. ® <qui g 1. E l i Mwv+.ew s m € 8IIIiIIII1N Walmart. . i /f.yi}',� Smb: 1"SP® B _.ipp S e t a +orsvls�` 5 STORE,IO.1118.5?MLE9,FLollon C.•a Nn. Or Oe,.ian Oy 3 Page l of 1 From: Larry Bevan [calabev@aol.com] Sent: Tuesday,June 14,2016 12:53 PM To: SmithDaniel Cc: susanlois@lonemedia.com; 'Cassie Statuto Bevan' Subject: Walmart Expansion and Sunrise Ill Condominiums Mr.Smith, We are writing you to express our concern about the planned expansion of the Walmart on Tamiami Trail and Palm Drive. From the notice your office sent out on June 3`d,it appears that Walmart is seeking to expand in its current location there. My wife and I own property in Sunrise III Condominium adjacent to the Walmart. We live there a good part of the year and pay property taxes to Collier County. We will not be in Naples on June 23rd to attend the public meeting announced in that notice. Being off- season,this is bad timing as you know,for many of our residents who spend the summer months up North, but that is not the reason for this note. The real reasons have to do with our concern over what this Walmart expansion means to our quality of life with regard to increased traffic, noise,increased Walmart activity (deliveries)and, lighting. If not done correctly,increasing the size and scope of the Walmart in this location will have negative impact on Sunrise III residents'quality of life and erode property values. In particular,we are concerned about the amount of traffic and noise cause by expanded operations. Expanding the grocery section of the store and doubling the loading bays to accommodate this expansion will increase the amount of noise generated from the deliveries. Currently,deliveries start at 5 AM and those Sunrise III residents directly across from these operations will be adversely affected by doubling these bays. The current fencing made up of a combination of wood and chain link does nothing to attenuate the sound. Expansion plans need to address this noise pollution and sound attenuation concern. A sound barrier wall needs to be a part of the planning. [It must be,the current fence is broken and falling apart in places.] Increased traffic caused by the creation of a new gas station and automotive department at the corner of Palm and Tamiami Trail will put an undue burden on the current Palm Drive entrance to Walmart. Plans need to include an entrance to the future gas station off of Tamiami Trail to reduce congestion and the increased potential for accidents at the current Palm Drive location. Finally we are requesting that the County address parking lot lighting. Light pollution from the excessively tall light poles in the parking lot currently cause light to stream into residents' bedrooms in Sunrise III. Lowering the poles, reducing wattage placement and timing all need to be acted upon to remediate this in any new plans to either preserve or in some cases improve the quality of life for Sunrise III owners and residents. We will be interested in how planning intends to address the above issues. Please keep us appraised of the hearing proceedings and any decisions made by your department with regard to this Walmart expansion. Thank you, Larry and Cassie Bevan 184 Palm Drive Naples,Florida Attachment B file://bcc.col liergov.net(data/GMD-LD S/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 SmithDaniel From: Larry Bevan[calabev@aol.com] Sent: Tuesday, June 14, 2016 2:44 PM To: SmithDaniel Cc: 'Cassie Statuto Bevan'; susanlois@lonemedia.com Subject: RE: Walmart Expansion and Sunrise Ill Condominiums Mr.Smith, Thanks for your quick response and the information on the new meeting time. Do you know if building review is having a hearing or a meeting to discuss this project? I have not received anything on that. Also,what would be the difference between architectural deviation and building review in terms of jurisdiction and/or area of responsibility? Thanks, Larry Bevan From:SmithDaniel [mailto:DanielSmith@colliergov.netj Sent:Tuesday,June 14,2016 2:16 PM To: Larry Bevan<calabev@aol.com> Subject: RE:Walmart Expansion and Sunrise Ill Condominiums Mr.and Mrs. Bevan Thank you for your e-mail and concerns. Due to an advertisement error,the Hearing Examiner will be moving the meeting to July 28th at the same place and time. I will forward your e-mail to the Hearing Examiner as part of the file. For your information,this is a hearing determination for landscape, lighting, and architectural deviations. Building Review, which is another department/process, will determine if a wall is required. Again,thank you for your concerns. From: Larry Bevan [mailto:calabev@@aol.com] Sent:Tuesday, June 14, 2016 12:53 PM To: SmithDaniel Cc: susanlois@)lonemedia.com; 'Cassie Statuto Bevan' Subject:Walmart Expansion and Sunrise III Condominiums Mr.Smith, We are writing you to express our concern about the planned expansion of the Walmart on Tamiami Trail and Palm Drive. From the notice your office sent out on June 3rd, it appears that Walmart is seeking to expand in its current location there. My wife and I own property in Sunrise Ill Condominium adjacent to the Walmart. We live there a good part of the year and pay property taxes to Collier County. We will not be in Naples on June 23rd to attend the public meeting announced in that notice. Being off-season,this is bad timing as you know,for many of our residents who spend the summer months up North,but that is not the reason for this note. The real reasons have to do with our concern over what this Walmart expansion means to our quality of life with regard to increased traffic, noise,increased Walmart activity(deliveries) and, lighting. 1 Expansion of Walmart on US 41E.txt From: joanne friedrich-skayne [jfshgf5633@gmail .com] Sent: Sunday, June 19, 2016 5:05 PM To: SmithDaniel Cc: Susan Lois Subject: Expansion of Walmart on US 41E Daniel James Smith ALCP I am the owner of the condo located at 184 Palm Dr #6 Sunrise 111. I am writing to you to voice my concerns regarding the expansion of the Walmart store located on Tamiami Trail US 41 E. I believe that due to the proximity of Walmart to the Sunrise 111 condos this expansion will lead to increased traffic, noise and lighting issues. Accordingly i am requesting the following: a sound barrier wall be constructed where the wood shadow box fence stands; and the 40 foot light pools be lowered to comply with Collier County code. Sunrise 111 and Walmart have been neighbors for many years. I believe that the implementation of these requests will allow us to continue our good neighbor policy. sincerely Joanne C Friedrich-Skayne 184PalmDr #6 jfshgf5633@gmail .com Sent from my iPhone Page 1 Page l of l From: Richard [wazzeel@yahoo.com] Sent: Tuesday,June 14, 2016 5:21 PM To: SmithDaniel Subject: Wal-Mart Expansion Mr. Smith, I am a resident in Condo Sunrise 3, on Palm Dr. and have some concerns that I feel will affect the quality of life for our community. First I feel that the new expansion will provide new jobs,the enlarging of the grocery area,the gas station and tire center are all plus's for all resident in the entire area. My main concern is the additional noise that will be created by more trucks unloading. It has been somewhat bearable in the past. My condo, I believe, is probably about 400 feet from the loading platforms.1 believe that a sound barrier of some sort could be provided that would eliminate most of the noise. I believe from a Public Relations stand point it would serve Wal-Mart very well to provide that barrier. My other concern is the increase traffic flow at the area where the Strip mall exit/entrance, and the Wall-Mart exit/entrance on Palm drive. In season,that area is a very precarious to navigate. I hope there are plans to mitigate the hazards that certainly will occur at that intersection. Thank you, Richard &Ruth Marnell 164 Palm Dr Apt 7 file://bcc.co lliergov.net/data/GMD-LDS/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 Walmart E. Tamiami Trail .txt From: Christine Lehman [edchrisL@yahoo.com] Sent: Wednesday, June 15, 2016 8:22 PM To: SmithDaniel Subject: Walmart, E. Tamiami Trail Dear Mr. Smith, As owners of a condo in Sunrise III, Palm Drive, we are emailing you our concerns regarding the planned expansion of Walmart on Tamiami Trail — Specifically, the fact that the grocery/produce/dairy sections will be expanded requiring an increased number of early morning truck deliveries. Our residents have already often endured this frequent noise. Is there a possibility that the truck delivery bays can be relocated away from our complex? Also, the 40 ft. light poles must be lowered. Can you imagine what an annoyance that is for us when our bedrooms are under bright lights all night lona. Couple that with the noise of the early morning truck deliveries, and that is a nightmare for us all . Thank you for your attention to our concerns. Sincerely, Edward & Christine Lehman 190 Palm Drive, Unit 5 Page 1 Page lof1 From: specsi@aol.com Sent: Sunday,June 19, 2016 4:51 PM To: SmithDaniel Cc: susanlois@lonemedia.com Subject: Walmart expansion , Palm Drive, Naples FI Dr Mr Smith , We have many concerns over the planned expansion for the Wamart on 41 and Palm Drive. 1.The parking lot nearest Plam Drive has Environmentally important Banyan trees that need to be preserved. The creek that divides the Walmart and Sunrise III condo has some flooding now with heavy rains. Your plan could cause excessive flooding when green spaces are paved causing excessive water run off. We request that a environment impact study be completed before the plans are approved. 2.We are requesting a sound barrier wall to be constructed where the wood shadow box fence now stands.Hopefully this sound barrier wall will reduce some of the constant truck noises and make Walmart a better neighbor. 3.We are also requesting the present forty foot light poles to be lowered to comply with Collier County code.They are currently an annoyance to our residents by lighting up their bedrooms. Respectfully submitted, Andy Pecsi Sunrise Ill,condo owner file://bcc.colliergov.netldata/GMD-LDS/CDES%20Planning%20 Servi ces/Current/Daniel... 7/20/2016 Page 1of1 From: Despina Orfanos [lotinaorf@yahoo.com) Sent: Sunday,June 19, 2016 4:03 PM To: SmithDaniel Cc: Susan Lois Subject: Walmart Expansion Dear Mr. Smith, As owners of 154 Palm Drive Apt.5 of Sunrise III,we are concerned about Walmart's expansion and would like to have Walmart construct a sound barrier and lower its forty-foot light poles in compliance with the noise/delivery code of Collier County. Thank you for your time sir. Demetris and Despina Orfanos file://bcc.colliereov.net/data/GMD-LDS/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 Page 1 of 1 From: naplesfolkie@aol.com Sent: Friday,July 01, 2016 12:26 PM To: SmithDaniel Subject: Walrhart expansion - Palm Drive and 41 East in Naples Attachments: Walmart letter.doc Dear Mr. Smith, Attached please find my letter for your consideration regarding the Walmart expansion. I am an owner and resident of Sunrise III, the condos closest to the Walmart. I appreciate your consideration of my concerns and those of my neighbors. Please feel free to share the letter with anyone who may be interested in its content. Thank you. Ellen Rubin 239-207-7313 file://bcc.collierov.net/data/GMD-LDS/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 Page 1of1 From: Darlene Richard [dl9richard@gmail.com] Sent: Thursday,June 16, 2016 10:34 AM To: SmithDaniel Subject: Walmart Expansion Dear Mr Daniel Smith, We are writing to address concerns about the conversion to a Super Wal-Mart of the current Wal-Mart on Route 41, near the intersection of Airport-Pulling Road, in Naples,Florida. As abutters' living at Naples SunRise 111 on Palm Drive,we believe this change will negatively impact our daily lives with the increased noise from increases in both truck and car traffic,and 24 hour a day store and parking lot lighting. Currently,we suffer the annoyance of lights glaring into our bedrooms throughout the night,trucks idling their motors while loading and unloading goods at undesirable times of the day/night. Wal-Mart, as a good corporate neighbor,should include in this expansion project: a) a higher sound wall barrier-to deflect more noise from reaching the abutting neighbors;b)restrictions on the scheduling times for truck deliveries-so that idling noise would not occur in areas close to abutters during the evening hours; c) delivery trucks should not use Palm Drive except where it currently abuts the Wal-Mart parking lot near Route 41;and d) lighting stanchions and fixtures should be of a height and design that does not intrude on either the bio-diverse stream that abuts the Wal-Mart property or shines into the apartments of the abutting neighbors. We want to continue to be good neighbors and patrons.We ask that Wal-Mart act in manner that is equally responsible and respectful to our concerns. It is our intent to insure that our neighboring community has the necessary measures in place to maintain and enjoy our desirable living conditions. Thank you for your attention to this very important matter. Best regards, Darlene and Rene Richard 180 Palm Drive Unit 6 Naples,FL file://bcc.colliergov.net/data/GMD-LDS/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 Page 1 of 1 From: RStoo95519@aol.com Sent: Tuesday,June 21, 2016 8:28 AM To: Smith Daniel Cc: susanlois@lonemedia.com Subject: Walmart Expansion Project,TamiamiTrail (US 41 E) Dear Mr. Smith ALCP, I am a condo owner and proud tax payer, facing the present Walmart, on Palm Drive here in Naples. Presently, my wife and I hear the truck noise as they drive in to Walmart and (especially as they Back up to the loading ramp with the"Back up Warning"signal warning beeping) when they load and unload in the early mornings. My Condo is located so that I receive full benefit of noise made by the workers as they load and unload, as well as the truck noise.Although this noise has bothered my wife and I since we purchased the condo, the enjoyment of living in Naples has certainly out weighed this early morning noise inconvience. However, I have to say that with the proposed expansion of Walmart, this justifiable expansion would make the noise level BEOND reasonable, (especially where the activities start before 5:00AM). Therefore my wife and I are respectively requesting the following: 1. A SOUND BARRIER WALL Replacement be included in the new construction where the wood shadow box fence now stands. This should reduce the early morning truck noise for all of our neighbors along Palm Dive. 2. We are, also, requesting that the present forty foot(40 feet) light posts be replaced to comply with the Collier County Code. Thank you very much for your consideration in this very important matter to my wife and I. Barbara and Roland Stoodley Roland V. Stoodley, PhD 154 Palm Drive#8 Naples, Florida 34112 239-300-0011 file://bcc.colliergov.net/data/GMD-LDS/CDES%20Planning%20 Services/Current/Daniel... 7/20/2016 Page lof1 From: mcdonelan@charter.net Sent: Thursday,June 16, 2016 3:03 PM To: SmithDaniel Cc: susanlois@lonemedia.com Subject: Walmart Expansion Dear Mr.Smith As residents of Sunrise III on Palm Drive we have some concerns regarding the current expansion plans for Walmart on US 41 and Palm Drive in back of our condominium complex. 1. The increased amount of noise from trucks entering and leaving the loading docks We request that a substantial sound barrier be built between our property and Walmart.Could the deliveries be limited to daylight hours. 2. The entryway on Palm Drive into the parking lot and future gas station of Walmart It's rather startling to watch cars dart from Walmart's parking lot into the parking lot across Palm Drive(Town Center)and vice versa.Surely there could be a better traffic pattern implemented. 3. The lighting in Walmart's parking lot We hope that Walmart will not be given a variance to keep the 40 foot lights in their lot. With the current beautification of Naples going so well,these lights are certainly a detriment.Also,along with the additional lighting from the gas station the brightness and height affects many of our residents. 4. The loss of natural barriers Please consider more trees and other plantings to keep our neighborhood beautiful and to keep the noise and fumes of more traffic and congestion away from residents. We hope that these concerns will be taken into consideration.Thank you. Michael and Clare Donelan 194 Palm Drive Unit 1 Naples FL 34112 Sent from Mail for Windows 10 file://bcc.colliergov.netldata/GMD-LD S/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 Page 1 of 1 From: lujes22@comcast.net Sent: Thursday,June 16, 2016 4:00 PM To: SmithDaniel Cc: Susan Lois Subject: wal-mart expansion Dear Mr. Daniel Smith, We are writing this letter with great concerns for our community after learning that Wal-Mart will be expanding its store to be a super 24 hr. Wal-Mart. We have been good neighbors with Wal-Mart for many years, and hope to be for many years to come. Our community is a quite one. But with this expansion, the noise level will surely rise. Palm Drive will certainly be more congested with an increase in traffic. The increase of noise from the delivery trucks backing up to deliver supplies, will double what many already hear so early in the morning. Our concerns are the amount of traffic , the 40 foot light poles in the parking lot, but most of all, the amount of noise that will be coming from these delivery trucks entering at all hours of the day and night. We are requesting that a sound barrier wall be put in place of the wooden fence to alleviate the majority of the noise. We ask Wal-Mart to be understanding of our concerns. Regards, Justin and Louise Robert 184 Palm Drive#2 Naples, Florida 34112 file://bcc.colliergov.net/data/GMD-LD S/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 walmart Expansion.txt From: JOE PETRUCCI [baldeagle2030@optimum.net] Sent: Thursday, June 16, 2016 10:35 AM To: SmithDaniel Subject: walmart Expansion Mr. D. smith, sir, We currently own in Sunrise III on Palm Drive in Naples, Fl 34112. We are very close neighbors to existing Walmarts on E. 41 and Palm Dr. we realize that Walmart has every right (within reason) to expand on its existing property. Although they have tried to be friendly neighbors - they have not succeeded in theast. The noise of night deliveries and P g groups of people "hanging" out through the night is not what Paradise City (Naples) is all about. Really is this expansion necessary? The existing plan indicates an expansion closer to the creek which borders on Sunrise III property. With the loading and unloading bays increasing from 2 to 4. This means more deliveries, more noise, more traffic, more frustration from our friendly neighbors. Yes, Walmart will expand but please a higher, more efficient sound barrier to replace the existing wooden shadow box fence would be appreciated. Thank you. Yours truly, Joseph & Annette Petrucci 142 Palm Dr Unit # 11 Naples Fl , 34112 Page 1 134 Palm Drive#8 Naples, FL 34112 239-207-7313 July 1,2016 Dan Smith Principal Planner Collier County- Growth Management Naples,FL 34104 Re: Walmart expansion at Palm Drive and 41 East Dear Mr. Smith: I am an owner and resident of Sunrise III on Palm Drive in Naples and am writing to express my concerns regarding the proposed Walmart expansion that will take place right , .;behind m.y home., My_address is 134 Palm Drive#8 and I cansee the front of the,current. Walmart and the parking lot when I enter my condo. I was just beginning to notice that the trees planted in front of the building have grown almost tall enough to hide the view...and then this. I must admit, I do shop at Walmart given how close it is. But it has always been a mixed blessing having it so close to home. The biggest negative for me has been the noise I hear from the delivery semi trucks in the early hours in the morning. I am one of the few condo owners with a lanai. In the winter time, I like to sleep with my lanai and windows open. There are times in the winter when I am awakened by the loud BEEP..BEEP..BEEP of the semi trucks as they back up to make their deliveries. I can also hear the stalling of their engines while they remain parked with their engines running and slamming of doors and other sounds. I have become somewhat accustomed to some of these sounds and probably not quite as aware of them as I was when I moved in some years ago. However the thought of there being 3 more loading bays for more trucks really concerns me. I worry that I may no longer be able to keep my windows open in the winter at night,one of the things I enjoy most about living here in Naples. In addition to the noise,I sometimes wake up coughing and choking on fumes which I also attribute to these delivery trucks. As there is not much traffic on Palm Dr. or 41 in the early morning hours,this is all I can imagine. This problem will likely also increase if there are more trucks delivering goods to Walznart. I would prefer that this expansion not happen at all. It seems to me we already have plenty of Super Walmarts in Naples and do not need another one in this neighborhood. Since I moved to Naples 12 years ago, I have seen more and more building,mostly of gas stations and shopping centers. Although trees are planted and there are attempts to make them somewhat attractive,most of these end up being eye sores in our community. I understand there are plans for a new gas station on the corner of Palm Drive and 41 as part of this expansion. I am very much against this and the additional noise and traffic this will bring to the neighborhood. There is a Speedway just down the road south and a 7-11 gas station to the north. How many gas stations does one area need? If the expansion is allowed, it is very important to me that our rights as residents to the quiet enjoyment of our homes is considered. It is our misfortune to be right in the backyard of this construction and this can't be said of many other residential communities in Naples. From what I can see,most of the Super Walmarts in Naples are not built close to homes. Walmart needs to be made aware of our concerns and do everything in its power to diminish noise,pollution,traffic and unnecessary visibility from its store. Specifically, I request that a wall/sound barrier be constructed in place of the wooden fence there now to minimize the constant truck noises and other noise that will come from the traffic and activity of the store. I also request that the high light poles be lowered to comply with Collier County code. If possible, I would request that deliveries of goods be made during daytime hours so as not to disturb the sleep and nighttime quiet of close by residents. I would also like to request that trees and other vegetation be planted in front of the Walmart to every degree possible, soas tohide the building and parking lot from those of us who live so close to it. There is nothing particularly attractive about these big box stores when you have to look at it every day. There are some trees planted in front of the current store but not many. If they can remain, that would be best. If not, others need to be planted in front of the new store. These plantings will also help with noise reduction. While we are on trees, it breaks my heart to think that the beautiful banyan trees on the corner of 41 and Palm Drive are going to be taken down to accommodate yet another gas station. These banyan trees are treasures in our community and represent the history of the area. There are so few tall, shady trees in our town as it is. Can we really afford to suffer the loss of these beautiful, old trees? Do we really want to be another American community that destroys nature's beauty to build gas stations? If there is to be a gas station built there, what about all the additional noise, traffic and air pollution that will result? I am very concerned about this as it will be only feet down the street from where I live. My understanding from reading the letter I received from you dated June 3, 2016, is that Walmart is requesting special "deviations" and "relief' from requirements related to buffer and screening standards, planting, fascades, lighting, and other details related to their proposed construction. I would request that they not be granted permission to deviate and that, in fact, they be held to the highest standards when it comes to construction in a residential neighborhood. I would ask that Walmart consider the affects of their proposed expansion on those who will live so close to this store and do everything in their power to be a good neighbor. This includes doing all they can to reduce noise, traffic, pollution, visibility and other factors related to the expansion. For many of us, our condos are not only our most important asset and investment but also where we live and spend much of our time. It is not fair that Walmart ruin our enjoyment of our homes so that they can make more money off our community. I ask that you as Principal Planner consider my concerns and those of others at Sunrise III that have been presented to you. If possible, I would also like to see a hearing be held in the Fall when more residents could attend. It strikes me as no coincidence that all this is done in the middle of the summer when so many residents are not in town and given an opportunity to be heard. I myself will be up north in July and August and unable to attend any meetings, which is why I felt it so important to write this letter. I did come to the meeting on June 23,only to find out that it was being rescheduled. Thank you for your attention to this important matter. Please feel free to call me at the number above if I can be of assistance of if any further information is required. Ellen Rubin Walmart's addition.txt From: William Macdonald [ginbillmac@aol .com] sent: Tuesday, June 21, 2016 9:47 AM To: Susan Lois; SmithDaniel Subject: Walmart's addition we are residents of Sunrise 3 on Palm Dr and are concerned about the added deliveries and noise that will increase from more early morning deliveries and request sound barriers to help with that also the high lights shine into bedrooms and would request they be changed to 40 ft light poles to comply with Collier County code. Thank you for your consideration. The MacDonalds. 180 Palm Dr. # 2 sent from my iPad • Page 1 Expansion of wal Mart behind Naples Sunrise 3.txt From: Karolyn Starr [kogee54@comcast.net] Sent: Thursday, June 16, 2016 9:19 AM To: SmithDaniel Cc: FialaDonna subject: Expansion of Wal Mart behind Naples Sunrise 3 Good morning, I Karolyn Starr, owner of 118-10 Palm drive am very concerned about the expansion of Wal Mart. Here is a list of things I believe need to be done by Wal Mart 1. The lights in parking lot must be lowered, they glare into our condo bedrooms at night 2. Construction times must be of reasonable hours, not like when they first built Wal Mart they started at 3:00 am. .we called the police. . 3. what times will the deliveries be, cannot leave trucks running for hours until someone unloads them. 4. Also, that wooden fence, needs to be replaced with a stone soundproofing wall . . we need for them to be good neighbors. 5. The cleaning of the parking lot has been a problem from day one. They start at 4:00 am. . That needs to be fixed to a reasonable time, not everyone wants to get up early. 6. The gas station, needs to have a entrance off 41, Palm drive cannot take the traffic load. That area has people going into Bealls, coming off 41 turning into wal Mart. It has all the makings of a terrible accident. .which has been some. . 7. I have seen cars exiting wal Mart and pulled onto Palm Drive on the wrong side of road, driving towards on coming cars. Thi-s-• are-some of my-concerns . .I don't quite know why we need another super - store, There is such an over saturation of food stores, save A Lot, Luckys, SAMS Club is coming and now another Super wal Mart. . I believe that SAMS club should have the gas station. More room over there. . In closing I hope Wal Mart steps up to the plate and does what the neighbors need. . Sent from my iPad Page 1 Page l of 1 From: jak122243@aol.com Sent: Wednesday,June 15,2016 8:03 PM To: SmithDaniel Cc: susanlois@lonemedia.com Subject: East Naples Walmart expansion Mr Smith, I am a resident of Naples Sunrise III and have some concerns about the expansion of the Walmart on the East Trail into a Super Walmart. My two main concerns are increased traffic and increased noise. I understand there will not be an entrance and exit created for the gas station that will be going in. That means a lot more congestion at the Palm Drive entrance. I have to turn left onto Palm Drive to get home from Walmart. At times the traffic there now makes it dangerous to make that left turn. With the increased traffic I am afraid there will be an increase in the accidents there. Also, there are a lot of people who walk across from the Beall's shopping center to Walmart. The increase in traffic will make it very dangerous for those people. The increased number of delivers and the increased traffic in the parking lot will add to the already sometimes very annoying amount of noise coming from there. I don't know what the ode is for loading and unloading times but we already hear the trucks sometimes as early as 4 or 5 am. We would like to request a noise barrier wall replace the wooden fence that is in place now. Also. the lights in the parking lot are several feet above code. We would like to request those be lowered to comply with building code. They are a great annoyance to people whose bedrooms they shine into. Thank you for looking into these matters. Sincerely, Jo Ann Kreider 142 Palm Dr#3 Naples, Fl 34112 file://bcc.colliergov.net/data/GMD-LDS/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 Page 1 of 1 From: Chris Clark[chrisx@embarqmail.com] Sent: Saturday,June 18, 2016 11:47 AM To: SmithDaniel Cc: chrisx@embarqmail.com Subject: East Trail Wal-Mart Expansion June 18, 2016 To: Dan Smith, Principle Planner, Growth Mgt. Division, Collier County, FL Hi Mr. Smith, I am a homeowner of a condo at Sunrise 3. My condo is directly across the canal from Walmart. I am against the Wal-Mart expansion project. Should Wal-Mart be allowed to go through with their project, I strongly request that Wal-Mart be REQUIRED to construct a sound barrier between their property and the Sunrise 3 property. As things are currently, I find it annoying to hear the beep, beep, beep noise from Wal-Mart that sometimes goes on for several minutes. This noise sometimes starts as early as 4-5:00 a.m. Furthermore;in consideration of'homeowners;i think the Wal-Mart meeting-should be held in season when homeowners are available to attend the meeting and have their concerns addressed. Thank you in advance for your consideration of my view points. Regards, Chris Clark 164 Palm Dr.#2 Naples,FL 34112 file://bcc.colliergov.net/data/GMD-LDS/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 - Dear Commissioner Fiala, June16, 2016 The purpose of this correspondence is to express my concern regarding the proposal to convert the Walmart located at the intersection of Route 41 and Palm Drive. While I am not completely opposed to upgrading this facility to a Super Center I am surprised, disappointed and disheartened in the way that this proposal has been put forth by Walmart with the full support and consent of Collier County Public Servants. Namely - the Collier County Growth Management Division. I am a resident of Sunrise III just off of Palm Drive and my residence is close enough to Walmart that I could throw a baseball into the parking lot of the complex and I am not a young man. A few days ago I was notified by mail of this impending change. This communication came from a one Daniel Smith (danielsmith@Colliergov.net). I. .. _ have the following concerns: 1.) I will defy any lay person in receipt of this communication to understand anything about the proposed changes to this Walmart location 2.) The communication allows me only a matter of days to determine and express my concerns regarding the proposed changes 3.) In communication with one of my neighbors in Sunrise Ill I am told that they were advised by Mr. Smith that the proposed changes "are a done deal"- Outrageous! With regard to the changes proposed I have the following concerns which I know to be similar to the concerns of other residents: 1.) Noise abatement-with the potential for a four-fold increase in business at this location there will be a four-fold increase in noise. The proposal does not address this matter in any way that I can determine form Mr. Smith's correspondence. Noise generating activities should be located as far from Sunrise Ill as possible. 2.) Safety-access and egress to Walmart at this location from Palm Drive is today unacceptably unsafe. That the proposal is silent on this issue is unacceptable! 3.) Lighting- a Super Center will require Super changes to the lighting at this location but I see nothing in the proposal to address how effects of this lighting will be mitigated for Sunrise Ill. I am sure I could go on and on but I know you understand my concerns so I will stop here with the details and simply ask that you become involved to represent and advocate for the residents of Sunrise Ill and the other communities (Glades) that will be impacted by this significant change. Additionally I would request that all parties responsible for the review and approval of this significant modification to do so within the principles outlined in the Collier County Growth Management Division Mission Statement (shown below). To date this has definitely not been the case. Mission Statement To improve the quality of life for County residents and visitors by protecting and enhancing both the natural and built environments by encouraging sustainable growth and community partnerships I am originally from Connecticut but have established Florida residency in Naples for the past several years. One of the things I have enjoyed most about being a Florida resident is the incredible service orientation of government agencies, its employees and elected representatives. This experience has been anything but service oriented. I hope with your help we are able to remedy this bad experience. Sincerely, Harry Haynes 142 Palm Drive Unit #1 ► C C OCO CO V ) O W°4C (13 Ce77. Q .._ .v.) 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C 0 0 L 41 Z3 = NL •C V --)4 C of y, , � (13L� a) '�"� •�+ .0 � O L O a) 0 1- O L- ai li , a) 'TA v -= ot � C u 3 C 0 3 � C 0. co C a) C co co n �• (71) )(11 .`n co (0 • • • 1 Sae duh O ••Ctte., ts to ..... .0 0 to; 2, 8 .c (7) .gt § 61'.Y2 "zoi E w 0 t 4s = o to t=' ,1 (u 3 i? ina. W 1111 4 ;a O O is 2o z t� a, t: E t o h a oE E eS VI %,) •.. Z o ooa) Page 1 of 4 From: ScottChris Sent: Friday,July 01, 2016 9:38 AM To: SmithDaniel;Satfield,Jeffrey M. (P.E.); michael fernandez Cc: BosiMichael; BellowsRay Subject: RE:Walmart Store#1119 This Walmart has already had one review of the SDPA, PL20130002268,that was completed on 10/14/2014. The plans did not show a wall and the zoning and landscape reviews done at that time did not comment on the need for a wall.As Dan noted,a wall is required between non-residential and residential developments. Because this project requires an Amendment to the Site Development Plan (SDPA),the entire project is reviewed to make sure it is consistent with current LDC requirements. Unless the site received a deviation through the Site Plan with Deviations for Redevelopment Projects(DR) or an Administrative Fence Waiver, then the wall would be required as part of the SDPA, per LDC Section 5.03.02 H. Christopher 0.Scott,AICP, LEED-AP Planning Manager-Development Review 239.252.2460 From: SmithDaniel Sent: Wednesday, June 29, 2016 3:12 PM To: Satfield,Jeffrey M. (P.E.); michael fernandez Cc: BosiMichael; BellowsRay; ScottChris Subject: RE: Walmart Store #1119 Hi Jeff, Here's the section of the LDC regarding wall requirements. I am the project planner for the"Site Plan with Deviations"Walmart application. I evaluate the proposed deviations for code compliance only. If you have any questions regarding building review and site plan approval,contact Chris Scott,the Planning Manager at(239)252-2460. 5.03.02 H. H. Wall requirement between residential and nonresidential development.Whenever a nonresidential development lies contiguous to or opposite a residentially zoned district,a masonry wall,concrete or pre-fabricated concrete wall and/or fence shall be constructed on the nonresidential property consistent with the following standards. Height and Location. a. If located on a contiguous property,then height shall be 6 feet to 8 feet and placement shall be no less than 6 feet from the residentially zoned district. b. If located on a property opposite a residentially zoned district but fronting on a local street or roadway,or the properties are separated by a platted alley,then height shall be 4 feet and placement shall be a minimum of 3 feet from the rear of the right-of-way landscape buffer line. c. file://bcc.colliergov.net/data/GMD-LDS/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 Page 2 of 4 If a property fronts on more than I street,then height shall be 6 feet and placement shall be required along the street which is opposite the primary ingress and egress point of the project along the street frontage which is adjacent to the rear of the project. d. These regulations shall not be construed to require a masonry wall and/or fence for properties used as golf courses or preserve areas and non-residential development fronting on an arterial or collector roadway where the opposite side of such roadway is zoned residential or to be otherwise inconsistent with the provisions of section 5.05.08(B)of this Code. 2. Landscaping requirements. a. When the placement is within the required landscape buffers,then the required vegetative plantings and irrigation for the buffer shall be located on the external side such that 50 percent of the wall and/or fence screened within 1 year of the installation of the vegetative material. b. When the placement is outside of a required landscape buffer,then the wall and/or fence shall be screened with an abutting,continuous irrigated hedge on the external side such that 50 percent of the wall and/or fence is screened within 1 year of the installation of the vegetative material. 3. Timing of installation. a. The wall and/or fence shall be constructed following site plan approval but prior to the occurrence of any vertical construction or other site improvements.At the County Manager or designee's discretion,if site conditions warrant,the wall may be constructed in phases and/or after vertical construction or site improvements commence,depending upon the location of affected residential areas. 4. Deviation from wall requirement. a. At the applicant's request,the County Manager or designee may determine that a masonry wall and/or fence not warranted,particularly where the local street lies contiguous to the rear of a residence or some other physical separation exists between the residential development and the nonresidential development,or for other good cause including the existence of a wall on an adjacent residential development.The applicant shall demonstrate that the intent of this section can be effectively accomplished,without constructing a wall,by providing an alternative design and a descriptive narrative through an Administrative fence Waiver application,as set forth in the Administrative Code.The County Manager or designee shall review the submitted documents for consistency with the intent of this section and,if the administrative variance is approved,the approval and its basis shall be noted on the site development plan and the administrative variance approval letter. From: Satfield,Jeffrey M. (P.E.) [mailto:isatfield@cohcorp.com] Sent: Wednesday, June 29, 2016 1:46 PM To: michael fernandez Cc: SmithDaniel Subject: RE: Walmart Store #1119 The PM has been traveling so I have not heard anything, but I wouldn't worry about their confirmation too much as it is a code requirement and not included in our requested deviations. Staff can also confirm that it will be required as a part of the site plan approval That said, we will reach out if we hear back from WMprior to your meeting. I believe he is back in the office tomorrow. Thank you for keeping up communications with us. Dan— Would you agree with the first statement? Jeffrey file://bcc.colliergov.net/data/GMD-LDS/ODES%20Planning%20Services/Current/Daniel... 7/20/2016 • Page 3 of 4 Jeffrey M. Satfield, P.E. Senior Vice President CPH, Inc. 813-288-0233 x 2401 www.cphcorp.com From: michael fernandez(maiIto:mfernandezPolannincidevelopmentinc.com] Sent:Wednesday,June 29, 2016 1:29 PM To: Satfield,Jeffrey M. (P.E.) Subject: RE: Walmart Store #1119 Hi Jeffrey, Just a quick follow-up to learn if you have had the opportunity to review the wall item with your client and their response. Regards, Michael Michael R. Fernandez, AICP RA Architect/ President g cid:93700 1821@24 122010- 1COE PLANNING DEVELOPMENT INCORPORATED Development Consultants,Architects, Engineers, Planners and Landscape Architects 145 Central Avenue, Naples, Florida 34102 (239) 263.6934; (877) 263-0535 fax mfernandezCa>planningdevelopmentinc.com State of Florida Corporate Certification of Authorization No's: Architecture AA26002158 Engineering CA No.8450 Landscape Architecture License No. LC0000378 From:Satfield,Jeffrey M.(P.E.) (mailto:isatfield@cphcorp.com] Sent:Monday,June 27,2016 3:20 PM To:michael fernandez<mfernandez@planningdevelopmentinc.com> Subject: RE:Walmart Store#1119 Thanks Michael Jeffrey M. Satfield, P.E. Senior Vice President CPH, Inc. 813-288-0233 x 2401 www.cphcorp.com file://bcc.colliergov.netJdata/GMD-LDS/CDES%20Planning%20Services/Current/Daniel... 7/20/2016 • Page 4 of 4 From: michael fernandez [mailto:mfernandez@olanningdevelopmentinc.com] Sent: Monday, June 27, 2016 3:18 PM To: Satfield,Jeffrey M. (P.E.) Subject: Walmart Store #1119 Jeffrey, Per our phone conversation,attached is the LDC excerpt which requires a concrete wall. The existing fence does not meet the code nor its intent. Other existing Walmart stores in the area comply or exceed this standard and our clients are seeking comparable treatment and consideration. Its location would be a substitution for the existing wooden fence;some which is need of repair. Please review with your client and get to me as soon as possible, preferably prior to a Friday afternoon meeting scheduled with a County Commissioner. Your timely attention would be most appreciated. A commitment to meet this standard would go a very long way to addressing our client's concerns. Regards, Michael Michael R. Fernandez, AICP RA Architect/ President [e cid:93700 1821@24 122010- 1COE PLANNING DEVELOPMENT INCORPORATED Development Consultants,Architects, Engineers, Planners and Landscape Architects 145 Central Avenue, Naples, Florida 34102 (239) 263.6934; (877) 263-0535 fax mfernandez( )planningdevelopmentinc.com State of Florida Corporate Certification of Authorization No's: Architecture AA26002158 Engineering CA No.8450 Landscape Architecture License No. LC0000378 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. file://bcc.co 11iergov.net/data/GMD-LDS/GOES%20Planning%20 Services/Current/Daniel... 7/20/2016 Co"t er county • __ ....,.............---- 2800 NORTH HORSESHOE DRIVE NAPLES,FLORIDA 34104 COWER COUNT'GOVERNMENT (239)252-2400 GROWTH MANAGEMENT DIVISION Www�ol1ler ov.net S FOR REDEVELOPMENT SITE PLAN WITH DE LDC Sle tiOnN 0.02.03 F Ch. 61 of the Administrative Code PROJECT NUMBER To be completed by staff PROJECT NAME DATE PROCESSED APPLICANT INFORMATION of ApPucANT: Wal-Mart Stores East, LP 72716 NAMEBentonville STATE AR ZIP „ -P o Bok so5o CITY______— ._ .. ADDRESS: FAx# 479.273.8380 TELEPHONE# 479'204'2186 CELL# E-MAIL ADDRESS: Michael.Thomas1@wal-mart.com NAME OF AGENT: Jeffrey Satfield, P.E. ARM: CPH, Inc. ADDRESS: 2216 Altamont Avenue CITY Fort Myers sTATE FL ZIP 33901 TELEPHONE# 239.332.5499 CELL# FAx# 239.332.2955 E-MAIL ADDRESS: jsatfield@CPhcorp.COm CORRESPONDING SDP,SDPA,SIP INFORMATION This application shall be submitted in conjunction with one of the following: site development plan, site development plan amendment,or site improvement plan. PROJECT NAME/PL#IF KNOWN: PL2013-2268 PLANNER/PROJECT MANAGER,IF KNOWN: Fred Reischl DATE OF SUBMITTAL OF SDP/SDPA/SIP: 9/24/2014 9 4/8/2014 Attachment C Page 1 of 3 -- i • Cor County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 INFORMATION REGARDING DEVIATION REQUESTS A site plan with deviations for redevelopment provides a means for a redevelopment project to seek dimensional deviations (excluding height), architectural deviations, and deviations from site features, such as but not limited to, landscaping, parking, and buffers, from the standards established in the LOC when the passing of time has rendered certain existing buildings,structures,or site features nonconforming. A site plan with deviations may be requested for the redevelopment of a site which meets the criteria for a site development plan, site development plan amendment or a site improvement plan as established in LDC section 10.02.03. Except for the requested deviations,the site plan shall comply with LDC section 10.02.03. In accordance with LDC section 10.02.03 F, "redevelopment" shall mean the renovation, restoration, or remodeling of a building or structure, or required infrastructure, in whole or in part, where the existing buildings,structures or infrastructure were legally built and installed. DEVIATION REQUESTS _ • The application must address the follow requirements.Please attach the required narratives and explanations. 1. A narrative of the redevelopment project and how it is consistent with the standards for approval, LDC section 10.02.03 F.7. 2. Description of each requested deviation and justification for each request. Requested deviations shall be clearly delineated in the petition. The LDC section for which the deviation seeks relief from shall be identified. 3. Project enhancements to offset or minimize the deviations shall be clearly identified on the site plan and explanation provided. 4. Deviation Request types: Zoning Deviation Requests-Check all that may be impacted by the request. ❑ Dimensional standards(excluding height): ❑ Parking • Architectural • Landscape/Buffers Other site features: Lighting;See cover letter for LDC section,etc. Engineering Deviation Requests-Check all that may be impacted by the request. ❑Stormwater U Pathways U Transportation Planning • ❑Other site features: 4/8/2014 Page 2 of 3 Co -r County • COWER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DIVISION NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 SUBMITTAL REQUIREMENTS CHECKLIST #OF NOT REQUIREMENTS FOR REVIEW REQUIRED COPIES REQUIRED Completed Site Development Plan with Deviations for 9 Redevelopment Application Completed SDP/SDPA/SIP application and all associated materials, 9+ 1:11 including all site plan documents, Copy for the Pre-Application Notes, if not submitted with 1 ffl Eli SDP/SDPA/SIP Affidavit of Authorization,signed and notarized 1 Electronic Copy of all documents and plans *Please advise: The Office of the Hearing Examiner requires all Ei El Iii materials to be submitted electronically in PDF format 'Unless waived by the Project Manager. • ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARNG PROCESS: • At the completion of the review process by County review staff,the applicant shall submit all materials electronically to the designated project manager. • Please contact the project manager to confirm the number of additional copies required. FEE REQUIREMENTS Site Plan for Redevelopment:$1,000.00 DI Estimated Legal Advertising Fee for the Office of the Hearing Examiner:$925.00 All checks payable to:Board of County Commissioners The completed application,all required submittal materials,and fees shall be submitted to: Growth Management Division/Planning and Regulation ATTN: Business Center 2800 North Horseshoe Drive Naples,FL 34104 40 4/8/2014 Page 3 of 3 VN ■ 221 A►t��rnont Avetttle `�t �MY e239.332. 33549`3 ir }'hOne 239332-2955 ax: September 24,2014 Fred geischl M ago neat DivisionCollies County Growth 2800 North H°m�l;pe Drive Naples,vi ,34144 M1]19,Kapp'FL RE: e art ouStoreruty Devintion Reques CP Jr ob W134923 nest for DeYiativns t the following the north corner Mr,Reischl. lea5ed to subntu located zu s East,LP we are p Wal-Mart(Store 1119) On behalf of Wal-Mart Store lication for the existing associated with the SDP)aped Palm Drive. of US 41 (Taznuamu Trail) in �•uirements-Foundation Plant on the following:1�dsca iced foundation planters based LDC 4.06.05 C Genes the reunited 'uests exemption from. �it-of-ways or water Wal-Mart�1 road ng developed in 1493 and is bound by adjacent to The property was originally parcel shape is unique due to the creek running J i1towards US 41. The pr°p° FT°JeGt is a bodies on all sides. In additron,the p the north property line and through the PaT nt plans to utilize much of the existing redevelopment of the existing Wal-Mart store with entre P While the site does maintain a structure and on-site facilities as they remain to g condition. the grass area to the rear of the building(originally intended for a future building expansion), a small areas adjacent to the southwest(left)side of only foundation planters that exist today rec the building. While the proposed development docs accommodate some foundation planters along the southwest(left) and rear of the building,due to the property constraints and limited areas adjacent to the existing building,a sufficient amount and size of foundation planters required by this section cannot be met without impacts to vital infrastructure(existing stormwater detention ponds),impacts to required parking,and/or impacts to adjacent drive aisles/fue lanes. - Foundation planters are proposed within areas that can accommodate them. The proposed areas of foundation planters currently designed exceed the area that is being maintained today. in addition,it should be noted that additional plantings are proposed within the retention pond located adjacent to the southwest/US 41 side of the building. - As the site was developed over twenty years ago, it maintains a mature perimeter vegetation buffer. The two building sections(rear and left side)that are adjacent to road right-of-ways will have some foundation planters and additional plantings within the buffer areas and/or ponds to further screen the building and enhance the view for the traveling public. In addition,a new wood stockade screening fence was recently constructed along the northwest side(adjacent to residential). Therefore the adjacent residential community is well buffered by the mature vegetation and new fence. The store front itself is set back from Palm Drive by a substantial • distance and is well buffered by the existing landscape. Additionally,in conjunction with the proposed expansion,dead and/or missing vegetation will be replaced within the parking field and all external buffers to bring the site into compliance with the originally permitted design. @oh • LDC 5.05,08(E)6 Lighting Wal-Mart requests exemption from the max light pole height based on the following: - The site currently maintains forty two foot(42')tall light poles(3' foundation/base included). Walmart proposes to upgrade the site lighting to utilize energy efficient LED light heads. Walmart would like to utilize the majority of the existing site light poles and foundations as they are in good condition. In addition,allowing for the forty two foot pole height at the existing locations will reduce the number of poles on-site and allow for the most efficient distribution of light within the parking lot. In conjunction with the proposed expansion of the existing store and construction of the gas station,several new light pole locations are also being proposed. However, this request will be limited to the existing light poles proposed to be maintained in their current location. All new light pole locations will be constructed in compliance with this section and not exceed twenty five feet(25')in total height. Please reference the proposed lighting plan for additional details. - Benefits for the LED site lights include: reduced energy consumption(reduced carbon footprint), reduced glare,reduced"sky glow",reduced mercury,reduced "heat island"affect,enhanced security(better facial recondition),and a much greater ability to focus light where needed limiting light trespass. Deviations from 5.05.08 Architectural and Design Standards .. C.2.b-Primary façade to have features along a minimum of 50%of their horizontal,length. - The majority of our primary facade is existing except for an addition along the east side. The most visible portion of the building is the west corner of the front facade and the west elevation. We added fenestration,shutters and roof variation to these two sides to put these features to best use. C.4.a.i-Maximum length of an uninterrupted facade shall be 150 linear feet-We comply with this on each facade except for our new East facade which does not face an arterial or collector street. It is not in view from the public from the street. C.5.b-Building design treatments.-We have emphasized these elements on the front and west side elevations. We have incorporated shallow arch/pilaster elements on the west side to mimic corner tower elements. The west side is extremely close to the storm water detention pond and we don't have room for deeper collonades or covered walkways. We are providing cornices on these elements and fenestration with spandrel glass. In support of this application,please find enclosed: • 9 Site Plan with Deviations Application Packets and check for$1,925.00. Upon review of this request and the information provided,please contact us with any questions or if you need additional information. Sincerely, • CPII,INC. Jeffrey M. Satfield,P.E.,CPESC "N. . .� r n . C C) fli (1.D 0 , 4111 September 24,2014 2216 Altamont Avenue Ft.Myers,FL 33901 Fred Reischl Phone:239.332.5499 Collier County Growth Management Division Fax:239.332.2955 2800 North Horseshoe Drive Naples,FL 34104 RE: Wal-Mart Store 1119,Naples,FL Collier County Deviation Request CPH Job W134923 Mr.Reischl: On behalf of Wal-Mart Stores East,LP we are pleased to submit the following request for Deviations associated with the SDPA application for the existing Wal-Mart(Store 1119)located at the north corner of US 41 (Tamiami Trail)and Palm Drive. LDC 4.06.05(C)General Landscaping Requirements—Foundation Planters Wal-Mart requests exemption from the required foundation planters based on the following: - The property was originally developed in 1993 and is bound by road right-of-ways or water bodies on all sides. In addition,the parcel shape is unique due to the creek running adjacent to the north property line and through the parcel towards US 41. The proposed project is a • redevelopment of the existing Wal-Mart store with current plans to utilize much of the existing structure and on-site facilities as they remain in good condition. While the site does maintain a grass area to the rear of the building(originally intended for a future building expansion),the only foundation planters that exist today are small areas adjacent to the southwest(left)side of the building. While the proposed development does accommodate some foundation planters along the southwest(left)and rear of the building,due to the property constraints and limited areas adjacent to the existing building,a sufficient amount and size of foundation planters required by this section cannot be met without impacts to vital infrastructure(existing stormwater detention ponds),impacts to required parking,and/or impacts to adjacent drive aisles/fire lanes. - Foundation planters are proposed within areas that can accommodate them. The proposed areas of foundation planters currently designed exceed the area that is being maintained today. In addition,it should be noted that additional plantings are proposed within the retention pond located adjacent to the southwest/US 41 side of the building. - As the site was developed over twenty years ago,it maintains a mature perimeter vegetation buffer. The two building sections(rear and left side)that are adjacent to road right-of-ways will have some foundation planters and additional plantings within the buffer areas and/or ponds to further screen the building and enhance the view for the traveling public. In addition,a new wood stockade screening fence was recently constructed along the northwest side(adjacent to residential). Therefore the adjacent residential community is well buffered by the mature vegetation and new fence. The store front itself is set back from Palm Drive by a substantial distance and is well buffered by the existing landscape. Additionally,in conjunction with the proposed expansion,dead and/or missing vegetation will be replaced within the parking field and • all external buffers to bring the site into compliance with the originally permitted design. w w w c p h c o r p corn oflD • LDC 5.05.08(E)6 Lighting Wal-Mart requests exemption from the max light pole height based on the following: - The site currently maintains forty two foot(42')tall light poles(3' foundation/base included). Walmart proposes to upgrade the site lighting to utilize energy efficient LED light heads. Walmart would like to utilize the majority of the existing site light poles and foundations as they are in good condition. In addition,allowing for the forty two foot pole height at the existing locations will reduce the number of poles on-site and allow for the most efficient distribution of light within the parking lot. In conjunction with the proposed expansion of the existing store and construction of the gas station,several new light pole locations are also being proposed. However,this request will be limited to the existing light poles proposed to be maintained in their current location. All new light pole locations will be constructed in compliance with this section and not exceed twenty five feet(25')in total height. Please reference the proposed lighting plan for additional details. - Benefits for the LED site lights include: reduced energy consumption(reduced carbon footprint), reduced glare,reduced"sky glow",reduced mercury,reduced"heat island"affect,enhanced security(better facial recondition), and a much greater ability to focus light where needed limiting light trespass. Deviations from 5.05.08 Architectural and Design Standards C.2.b—Primary facade to have features along a minimum of 50%of their horizontal length. - The 411/ majority of our primary facade is existing except for an addition along the east side. The most visible portion of the building is the west corner of the front facade and the west elevation. We added fenestration,shutters and roof variation to these two sides to put these features to best use. C.4.a.i—Maximum length of an uninterrupted facade shall be 150 linear feet—We comply with this on each facade except for our new East facade which does not face an arterial or collector street. It is not in view from the public from the street. C.5.b—Building design treatments.—We have emphasized these elements on the front and west side elevations. We have incorporated shallow arch/pilaster elements on the west side to mimic corner tower elements. 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I r# ¢ h +, 2 I I 44_____416............_-.."4" . • # „ xGA LALL's;AE I 0 aI Rt d BALM DROVE ( ffi �I , a..air z: rt t; t 4 a 1 ai„it 1 1 A, tt d rx a 3 — -.. . 1 tl itt A.3 ii.i 4' 1, #�! 1 i a-1011 & E' f : 1 L , 9 i n, 11 z , [ it' , - . . . . 2 r 0 l 3 1 I ilPE 1 ri,#E ru C & ### . #3 iCM4EM'AE,1 .i11Y V» �Ilrt .1,..411,4, .r:. —i —I Q to c, © o rno 0 1 cW f o ! i w w -a N r+ r" r, r+ 0 f0 f s r"- 3 v fl_ - I Ct. Ci r.0 03 C) > 0 z a ° ° c ;o C0' — c c � o -o D CD cr 5 cr cr o c nn _m tD CD _ D : � *c CD R' CO li v)C1-a r-rri 1 1 " - i Et .. <1644134 L_ffit4-41] 413—R 0 f- 0 GZ VI X C - Z ?C t-. Z C+ -r) m 0 t"`t co > $ Q n a� 30 pGI R r N 3 01 N 01 W ko c t7) .C- res N 222 2 2 Z w Z IN 7.C. f.-. "0 co rn .m 2, D A D D D D o ( o ..... o - Q O O o O o Q 0 0 0 0 m b n � t' c) ttQ I CD La -mi, Q (.11fr. o K c 3 �i CD o Z Z Z Z z Z - W oD Q'1 W O� °:) V 4.' 3 CD D D D D D D o ,-,c) 9, 0o a. m c ro 3 \\I 5 Y.' F l tD c t i 'N N Z 2 2 2 2 `Z1 Z - In f V n''$ (A j A D D D D D D D A a a 0 o o o. e 0 • __ o o L) 4i 0 j 0 '1 .) m o r717 'm o ` 3 C D N N1-6. f-+ W NJ N r-+ f-+ t..+ 3 rt I'+� rq W OD Q1 W d V't f`-+ 'J V) Nm n -t O +1••' -, F-+ - 1-`' QO N O N N h-+ 0 rW J Z 2 2 n: i o 0 0 o 000000 o A D A '.9. 9,.. < If o 0 0 0 8 000000 G 0c a E .z * py < m m Q C o O O tp' Q 'Q H ? Q K p N =' O CD a a tD 9- N X O X i!3 Q a Q to N ,+ S Q IA '''s m O w .moi. v' 0. t3D p Q m eii tm1 . ' y IC cDD ,e` 7„ 0 O :" 'ro{D p Cl -"► j ry =� 1 5 tl) Cr m D o o m o to o -, ro -o m ., Q e) m rD z (-1 Q 3 to to 0 w n m a w -1-, b to to �c Q r f— D CA • Q 3 3 "t1 r T S o v) rn Q n m f f f f 0, a a s rri 0 U) O d Q r O Ira ^, a A 3 U m I -h tin m Fii i o i A tC Uct) J O � o (12 po ° Cf U) 0 o (D to c , to c I to cf to c 1 tQ c f to c tC _ D � QQa = � QV SQ ~ QI-. � imt r 'r � .+ r ., , -, iii oto to to to to Q ••-+ • Lighting EvolveLED Area Light . Scalable Area Light (EASB) -I - 0 „: ._ ,,,,a".''',,,, , \ I 1 nt-111011)(1fM-)r- (1+ Product Feature • The next evolution of the GE Evolver" LED Areo Light continues to deliver outstanding features,while adding greater flexibility,style and scalability.This latest design offers higher lumen outputs and provides photometric combinations with high efficacy,providing the ability to meet even o wider range of area lighting needs.Additionally,the new EASB Evolve Luminaire comes with a specially designed auto dealership optic for superior illuminance on the dealership's front row Applications Mounting • Site,area,and general lighting applications utilizing advanced LED optical system providing • 10-inch(254mm)mounting arm for square pole high uniformity.excellent vertical light distribution, prewired with 24-inch 1610mm)leads. reduced offsite visibility,reduced on-site glare and effective security light levels. • Ideal for small to large retailers,commercial to • 10-inch i254mm)mounting arm for round pole medical properties,and big box retailers. prewired with 24-inch 1610mm)leads. • Slipfitter mounting for 2 3/8-inch(60mm)O.D.pipe • Die-cast aluminum housing. prewired with 24-inch(610mm)leads. • Slim architectural design incorporates an integral heat sink and light engine.ensuring maximum heat transfer,long LED life,and a reduced Effective Projected Area(EPA). • Corrosion resistant polyester powder painted, • Meets 2G vibration standards per ANSI C136.31-2010. minimum 2.0 mil.thickness For 3G rating contact manufacturer • Standard colors:Black&Dark Bronze. • RAL&custom colors available. LF & • Optical Assembiu Electrical • Structured LED arrays for optimized area light photometric distribution • 120-277 volt and 347-480 volt available. • Evolve light engine with directional reflectors designed • System power factor is>90%and THD<20%• to optimize application efficiency and minimize glare • Class"A"sound rating. • Utilizes high brightness LEDs, 70 CRI at 4000K • Photo electric sensors(PE)available for all voltages and 5000K typical. • GE dimmable PE socket is available making the • LM-79 tests and reports are performed in unit"adoptive controls ready"Contact manufacturer accordance with IESNA standards. for details. • Integral surge protection Mointenor , n For 120-277VAC and 347-480VAC per IEEE/ANSI C62.41.2-2002 • System rating is L85 at 50,000 hours Contact - 6kV/3kA Category C-Low,1120 Events). manufacturer for Lxx rating(Lumen Depreciation) • 10kV surge protection device available beyond 50,000 hours. with"T"option. System power factor and THD s tested and spec,ted of I20V input and moxrmum load conditions • ®/6®listed.suitable for wet locations. • IP65 rated optical enclosure per ANSI C136.25-2009. • Temperature rated at-40°to 50°C 1-40°to 35°C for 412W fixtures).Delayed start may be experienced below-35°C. • Upward Light Output Ratio IULORI=0 • Compliant with the material restriction • requirements of RoHS. Ordering Number Logic ile!tniiiii 411 •..c,L,eED Scalable Area 1 fight 1EASBi EAS - 8 - - - - - - - "Cit1:t0 P+N7T�'TAtC i .t OFTKA#. 01:3TRIOUTfs'3trs Nina', t�":. ¢ ritOLfNTrHG C.Ot,: oert9tr45 ..:. 7ifT"iOet GttlfRt4YT T ietet E•Wire 0•Photer iehc,0.120-277 F_From S•575m4 40.40008 1•None A: 10 Arm Nar ,UK.tat C •Rr Sores 1.120* L-Left 1•412W ordy1 50.50008 2•P6 Pec Sauce Pots D1a2•Don Bronze D •Oxtarwig° A:Area 2•208' R=R'9h! 7.700mA 4=PE Re;wnh supple<wcC Woos 040 Vol moot 3=240' M.No! I412WaNyi Shorting Cop I= 10 km r, Con'ac'mo,Jocure 6or 120-277N S=5CC:Lae !=277' Appl.Laa e 5•06 Rec;vith 404x,2 Pok for other coin 1112 •Denmmg° 5=480' Centro;4 suoptec with 430s 10.10 slot trout)? 0•347' 7. GE Emrtmmg PE C• Fs'540•btter iFor 347.3800 H=347.480 Receptocle't 2 Pioe;2 378 i"00 F •Fus^•g Spec4y 9= GE O+nmmg PE suo r.'ec wScor% T •Execkept ono fi e Receptacle Protectors cctiR?is ski(leo 3 *69 Shorting 1Wt: Specid Optic's Coo°t *Dimming leoas we be .. •, ►�► rru a PE cont°al not prcoded Maur the ow lode to- bock at the erre.it its en:me i t Lett U 347-4800 must to speU3ec em-7 or 9 o discrete voltage PE Fu^c'ion 1470 Or 48001 'vmen crowing pmmrm °when order; E PE Receptoce 7 9 or A tJ!c sce socket 7 m 9 Dmmrrsg*NV tfl$t _444 70m '9 d"+fi'i S? be seteced Intoe' *,-= M be orderer ode' OP7iORS-cokmn Pus the-OPTIONS'tamer NOTE:d re ommrg rectp;3:e ed light pe Net AwNaYfe •Yder draining:crew order FE Fodor a tin Ii0 252 wart,tem old WIMP;a skidn win 30104S 1.104 o'Nriiryy Imes Light pattern thrown in direction NOTE A=A9516136 417.kri O eR'/n9 era Ce raided wilt 301151 specified in relobon to Pate and Fixture receptacle contact mamiartimr d m/41!glrtr own)r ire 00100.4.,iror':Ax. r.v n.A.;v„g., ,4.r4rev,,..,,r itAIG _ - e65 Fla MUMMA4111 . T•ti 4 -. toiMEAS WA” OWfl#TA lto9 ;::•t7t b, iiGTtC,3CQatiK 4f t74`.,"W 3 4* rfYAt'sedlLF R Si G 8 ,, f 400rat ",I 4 ( 00 , Symmetric Medium 30600 ' 10900 126 r 126 N 4 0 2 4 0y 2 556850:456004 ES Symmetric Medium 12 300 12 700 145 145 N 4 0 2 4 0 i 2 456841 456885 FS Symmetric Medium 14000 14400 171 171 N 4 0 2 4 0 2 456842 456886 GS Symmetric Medium 17 400 18.000 211 211 N4 0 2 4 0 2 456843 456887 145 Symmetric Medium 20800 21,400 249 249 N 4 0 2 5 0 3 456844 456888 25 SymmetricMedrum 24900 26000 301 301 N 5 0 3 5 0 3 456845 456889 K5 Symmetric Medium 30600 32000 412 412 N 5 0 3 5 0 3 456846 456890 NS Symmetnc Short 11.600 11900 126 126 N 3 0 1 3 0 1 456847 456891 PS Symmetnc Short 13,400 13.800 145 145 N 3 0 2 3 0 2 456848 456892 95 Symmetric Short 15,300 15800 171 171 N 3 0 2 3 0 2 456849 456893 PS Symmetric Shcrt 19.000 19600 211 211 N 4 0 2 4 0 2 456850 t 456894 55 Symmetric Short 22,700 23 400 249 249 N 4 0 2 4 0 2 456851,456895 TS Symmetric Short 27400 28400 301 301 N 4 0 2 5 0 2 4568524568% US Symmetric Short 34,600 35.600 412 412 N S 0 3 S 0 3 456853 1455897 44 Asymmetric Forward 5 500 5 600 6' 74 F L R 1 0 1 1 0 2 4565N4 1 456898 84 Asynsmerric Forward 7.700 7 300 86 86 F L 0 1 0 2 1 0 2 456855 456899 C4 Asymmetric Forward 8.800 9,100 106 106 F L R 1 0 2 1 0 2 456856 456900 04 Asymmetric Forward 10,600 10.900 126 126 F L R 2 0 2 2 0 2 456857 456901 E4 Asymmetric Forward 12.900 13.300 152 152 F L R 2 0 3 2 0 3 456858 456902 F4 Asymmetric Forward 14.000 14.400 171 171 F L R 2 0 3 2 0 3 456859 456903 G4 Asymmetric Forward 17400 18 000 211 211 F I.R 2 0 3 2 0 4 455860 456904 H4 Asymmetric Forward 20800 21400 249 243 v L R 3 0 4 3 C 4 456861 456905 fs Asymmetric Forward 25 200 26.000 301 301 F.I R 3 0 4 3 0 4 456867 456906 54 Asymmetric Forward 31 700 33 000 412 412 F,L R 3 0 5 3 0 5 456863 456907 43 Asyr'rmetnC Wide 6000 6.100 67 74 F.L R 1 0 1 1 0 1 456864 456908 83 Asymmetric Wide 7 700 7.900 86 86 F L.R 1 0 2 1 0 1 2 456865 056909 C3 Asymmetric Wide 9.700 9 900 106 106 F.L.R 2 0 2 2 0 i 7 456866 456910 D3 Asymmetric Wide 11.600 11900 126 126 F L R 2 0 2 2 0 1 2 456867 456911 63 Asymmetric Nude 14 100 14 500 152 152 F,t. t R 2 0 2 2 0 2 456868 456912 F3 Asymmetric Wide 15.300 15 800 171 171 F,1.R 2 ' 0 2 2 0 1 2 456869 456913 G3 Asymmetric Wide 19000 19600 211 211 F L R 2 0 2 2 i 0 ' 2 456870 456914 H3 Asymmetric Wide 22 700 I3 400 249 249 F L R 2 '' 0 3 2 1 0 3 456871 456915 .13 Asymmetric Wide 27400 78400 30! 301 1 L 0 3 0 3 3 0 3 456872 456916 K3 Asymmnetnc Wide 34.600 36,000 412 412 F L R 3 0 4 3 04 456873 446917 A2 Asymmet_nc Narrow 5,800 5 900 67 74 FLR 1 0 1 1 0 . 1 456874 456918 82 Asymmetrsc'Varrow 7.500 7 7011 86 86 F L R 2 0 2 2 0 2 456875 456919 C2 Asymmetric Narrow 9.300 9 600 106 106 F 1 4 2 0 1 2 0 2 456876 456920 . 02 AsymmehicNarrow 11.100 11400 126 126 FLR 1 0 2 2 0 2 455877 456921 EZ Asymmetric Narrow 13.600 13900 152 252 F L R 2 0 2 3 0 3 456818 456922 F2 Asymmetric Narrow 800 15 200 I'1 F L 4 3 0 1 3 0 3 456879 456923 02 Asymmetric Narrow 18300 18.900 211 211 F L 4 3 3 3 3 0 3 456880 456924 H2 Asymmetric Narrow 21.900 22.600 249 I49 F L 6 3 0 3 3 0 3 456881 456925 .12 Asymmetric Narrow 26 500 27400 301 301 F.1.5 3 0 3 3 0 3 456882 456926 82 Asymmetric Narrow 33 300 34 100 412 412 F,�5 3 0 4 4 0 4 456883 456927 8A A;„mme!rrc 100°WideAu!^ 37200 38800 412 412 F L R 4 0 3 4 0 3 456938 456928 'Rating values for 8ond G ore based on rated lumens and may vary due to flue tolerances II) PhotometrIcs f ASE Type v StenweTi,,metilJETt r. EASe T9pP v crotrttfoltte'Ittot t tth -,e. tiOC t 4,rren- .lb 14 C‘..14,6).,14.0#f,r, .1.6 J00 Lumci,, c'DOO'it,E106897,e51 . , -4.--- .....-- -......--- ,aggpamiligirim , i 1 _Adilitiolta- lMi 11100.41P 1 1 1/110!",..11111111111 A *fii lit r — 404egifilp# i • AIIISIIIM5b,III, I 111111111111111211141 a t 4** 0 Ellarli .';' ,,,411/440 ONIMMiniii Iliessilti41.- tegiall , till III moikftz- '' -All'iwire IP111111•111111111111 lloSi-.-,PA- IMI rigt Nentmlari .....- ,:-...... ,„,....k 40114....takeb 441/4 -....dirliiikup,, , : , listuniagy t _, 1116,17•11111EVA 1 .41411ittthstio NIIIIIINNummodON lee' alit tty- -.ma mai-loran Illamin -41‘. - .1.- 'svisemmig won . .4-- ilfr,„. 4____ ' NF_•._":::‘, 1 , WI 111111616.464MNP ' ditinas. __ us- -r , ,_ , 4,---40. C,,ed Destance m Unto —Waal 0101W through haraantal Irak Gred Cadence et Unas al .-venal*am trough horuorom arlf r.mo5.1#19 rif 212 2114 Mrs! of mow ,caaaktannat nt 45. Mourteg An*o en4.0 of mammas..cardamom at 2^- 1oott Cod t kit c'S al G"ole ifahr 01 Oa°°Wool°Ocrizorilit or,912 of 32 c" F001°012$2,0412 flt Go* - Vertical oboe Omega tm,own ossrrofSi S' EA:4 1j3Ut'#V Asstrttottlt r i 0,wt‘tdtku. 1 304 t tt-r4 " .5000A t4564#0: *40 OM r- , dell lit , 111111.1 III' --'h-1 dilfillialikli 4111 # I _,........ , ' 1 II itilliNliall/1 4.10 di 1 cramissiou it..... ii400*Tiii- 4 ION. ....014.111 , .,.._, ' 1 :WWI"0..."....A2 nl.n.' °1314.;011111111111111—...ell i t ' ' 11110111111.-....1W 21fte,-..,zZ"Ram . rim.= , , „op_ ., 40,,,,-. 0.,..„,„,5-, le ..,. VialiW '1' - W ' IIIIIIIKM11- 1.4 it* 4 Oat 41111 Iii-al. Getc D stance m Urns of111 I all —Vtabcot plow,through ao,metal woe 1" Nori s' i i Ab - C54 Dstun...n 1.1#12121 V*111/11 1' ......VIIIM1 DIMS OMR°#10r29#1101 0°94 Pro.„,r2 aso Hogfit 01 40 irkta ct momemum candaao55.at k 3' m ovum,:,tnaht 01 10 MO Of faaNialaat candela:mar r aS' catcandle..c...."cr 6,a dee Ven,ta,alone tneour hoarcntal"4 at??., t acmc Dade vokes at 6,a* --Vote*pow*mon hortzontat 4%4 w01 71 c" .t.:50, I ttPr.t Mcs5r ,e.ate , A ea..=. '.. A-1,,, ,,,,, it la, 4, 'tett t WItir it,:t ,,,'4101 50404 :1:if 4'5:-0,,,it es, .I„ ....ali, ,4-2.: : : .11111 iiilliit, i ' immilimiumiiMm11111111 r ' IIIII Op wig", 1., ' IMPIPINIIIIINI I illingt*IrAIP 1 t f 4 it ,im SI$41iiit4ro4P;sAL -0 : . !Ilifilfiliritaillaill ,'Aiblikititollifilloopif./rie J bt. , isr..... ' 11/7 bill inIIIittr.-- -01'......41601 ' ' 11111111111111 awa*,..... Iiiir'... --- EMI airiog-- ,ilif.....'41.11,4111 1111111111M111 11111"1. 1111-F'4""'"IN , , loll. A, I..,•:Niet letifils•- v. ii 7 _ isisiritrAii ir Atir&L"tW I Elingli IlliattVSliko‘ Li id1111111UFAII • 4 siEr , i ; itatimkt. -40. . r...... ............., , .. ......„ , 1 amis. • - • : ---1---„----ti , III MINI , j God Destance ert tends* - Armco'alone Itn**hanottotal ONO 6,4 Thatance n tams Of ....liert,r.tr plan throual nano:mai ono* mauntag.44 aM at NZ Meet &masnnunt 010011110.4*Ot ar tathertenq magi 00 30 auto at mtmemen,tandem:we,at 2".. toottamite Agues ot Grade ort co own%mop teareental MO of 525' f aatcartte/*AM at Grade Veto*plane drugw nanzon-a c ;*at-2 s 01 f s!yrinsett Illifilrei; r,i1 ..-----, , Agn----,t,„,,, . 11 ' ts' , illiehb,.. tilt i> ' 1 -."--* 111.11044,„%ki - .. , eamilh 01W " • '' ' laanne -'- .. ' ' INIBMINI1 . V1/00 -; .06, I. 11:01 .1 " _E-1--.1-: 111111111W - - ' 11111 1 r -:::.• ...Es_ --1--it , m .,. .._ -22.22.IIIII- 2 1 1.'4.',00004.4P4 - i VII .".;:'N.641111M11 4IP , i ..,... + ......„....„ 4411 4-4,k Nomppor- -+,.....tr. Skiliatillii 5, O,1%aoct,n_MRS of —.ttertoa*era Ora*heroant*malt Gay Demme n 5,.as at — /email,port ttma.aa',tensor°an*. 09,,9 moor°2 40 MOO of manneemm conderoarme 01W munetng$4g10 a-!.a 5,,,2 t:,ma.mr4%s tanctieptm*, raat.antat vatom Cl 6,3*. re11,C0*OEM°raker*010114101 01094%at Vonto-4o:G.A.o 5,20 4,t.ca a.a,e tfrt,oqr',afore°cloglr of 6,- 0 Photometrics f-A t4Pe"1 L'. 4,1,e- , it ;. .,. ADISINE\ , ' 1010. ' ma, 110111111111111141 ' amile-,h-. estrimi 111111111111111111111 : ' migispr -z-v,„„winime 1111111INISEW • (*iOs'‘ w. ' vairsommi 4..t , -- 4" iilt0 eglistrii , 1,1„.=ek ; 7 inummilianam • Irrir- 6.10illandl fl WS — *rad Palle through bxaoltd ems of*waling Hight at MY wig c4 mo.onum coodkporgr ate' Caton&Values at Craft --verocatprone tamp horeonial eV,of ler Product Dimensions 1(1 Anil Fot Squafe Pole Mount ,elzmfrk iOptton A) an mai i IIIIIIII .r b I _____________„_immes\ 1 1 11 1 Alo.. . . \.„........... 43:01)111111111111C11 al : ..-1 ..-- 10116,ir;,:›0'. . ....... 1 lilli tor -•'< 4' . . .,67 4 11111 I I 10' ?AR r?A Ktwiti Po,i aaavraR III.rm NA PI ICLNE val No i, 351,•45nCeP3l S:Trri IA.04 7)-11S,000 OD F41, II 1,1 i 114i1f14 (ilKidet"tibia 4 W 10 IS r 4 4' Williiirialliiiii ilii , On , 41 11 nor 0,.• 111111,011h4 p_ 1 322.4.4 2:7 etvq! MI mr, i s __ J.it.. Ifir" lavAM ile 111720 ow* :312c DJ Tel b A t kfiEv`, FRON1 VIEW --, 4t. • Approximate net weight 43-47 lbs119 50-21.32 kgs) i Contact manufacturer for specific configuration weight. 0 • Effective Projected Area IEPA)with 10"Mounting Arm 0.97 sq ft mox10.09 sq ml • 111 Product Dimensions 10' Arm Cot Round Pore Mount 5+:r c.5.-. 1147 mm! tOpticm 8) ,gym,: tl,,_ .__,: ,,,•...---:.................,e\... ,,,o- - \ low doh,. !� ,0............._ .162,,, 1, .71"..ml 1 1 I i illiii I 31L. ��.... IIpuIlI 0625 r 3 5 m 'S m 00 POLE 116 m1 119441100,11S,,m+0) a Z :953 - 4 E 5438~ 4112~ 437sr e.,, ,T �Smrc iia lie,,R 12Z IN �'�) :162mm1 111. i r :19mm / 1 213mm1 Tro S �i-,- _ fit aenl _ �.w. 5438n DM 4214 rpm 111 mm31,11 ;{,t VIE kA, FRONT VIEW <t • Approximate net weight 43-47 lbs(19.50-21.32 kgs) Contact manufacturer for specific configuration weight. O • Effective Projected Area(EPA)with 10`Mounting Arm:0,97 sq ft max(0.09 sq ml ill S(ipfttter Arm M urnt 186 rii 7 (Option _ .pr. 126mml �: 169n _� i 11 ill l6 �� 143c1 xxm•I 11W 11111111 TOP VIEW i,, oinaur in Nana PC1014.11 12 375.~01 2375 r G;l 43 gm 003 0mat C iWillig 49m '�� .1 1 � j 1 ) l;r 1125mr1IMI 2 '719 - Li noon 424 mm: • Approximate net weight:41-45 lbs(18.60-20 41 kgs) rte- Contact manufacturer for specific configuration weight. d 0 • Effective Projected Areo(EPA)with Shpfitter 0.47 sq ft max(0,014 sq ml • Mounting Information Mounting Arms for Shpfrttes Dr'limy Templates for ^'t}v` 5EJ 'fri'�r• � rv'•tFr fxx",l ai[+Yn[ L (C kl f+'P{s; S4t0.U•f;` Shpfttter Arms & Arm Mount SQUARE DOLE MOONT1N(7 ARM GOl ARF POLE MOUNTING 3.5 TO 4 5-inch(89 to 114mm)SQUARE (WILL ALLOW 4 FIXTURES PER POLE 0 90 DEGREES.) .312 in.DIA. (8 mm DIA) .438 in.DIA. 111 mm DIA.) 5,250 in. 12 Places) Ce6) [133 mm i))/ MINI 1.812 in. 2.196 in. [46 mm) (56 mm) 4.392 in. ) r I (112 mm) 1.250 in.DIA. (32 mm DIA.) Hole .656 in.[17 mm) ORDER SEPARATELY FROM FIXTURE AS CATALOG NUMBER 1.312 in.[33 mm) SPA-EAMT1OBLCK"Block" SPA-EAMT1ODKBZ"Dark Bronze" ,' : �,#,E;� iPa;, API“ I hi0rar..; i i for'.INTIrac 3.5 TO 4.5-inch 189 to 114mmI OD 3.5 TO 4.5-inch 189 to 114mm)00 411111 WILL ALLOW 4 FIXTURES PER POLE 090 DEGREES.) round pole mounting arm 312 in DIA. 560 [8mm DIA.) .438 in,DIA. �26��'� 1 (11 mm DIA.) • 5.250 in 12 Places) (133 mm l • MIN.) 1.812 in. t [46 mm) t 5.438 in. 2.719 in 1138mm) .750 on.DIA. (69 mm) [19 mm DIA.) Hole ORDER SEPARATELY FROM FIXTURE AS CATALOG NUMBER RPA-EAMT1OBLCK"Black" RPA-EAMT100KBZ"Dark Bronze" all MOOnting Bracket Adapter Plate ORDER SEPERATELY FROM FIXTURE AS CATALOG NUMBER WMB-EAMT06 Other mounting patterns ore available for retrofit Installations. Contact manufacturing for other available mounting patterns. • • at. m :v. r" 3 -4, o to c...., < E 5 (T) 4.i.,.... rt WI. o 0 5 = (6 41 if\jt a 1,.. m --4 ,... r" x . 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